HomeMy WebLinkAbout2017-03-14 - AGENDA REPORTS - FORMATION OF DBAA NO. 2017-1 (2)Agenda Item• 12
CITY OF SANTA CLARITA
Q) AGENDA REPORT
PUBLIC HEARINGS
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CITY MANAGER APPROVAL: fAl
DATE: March 14, 2017
SUBJECT: FORMATION OF DRAINAGE BENEFIT ASSESSMENT AREA NO.
2017-1 (VISTA CANYON)
DEPARTMENT: Neighborhood Services
PRESENTER: Darin Seegmiller
RECOMMENDED ACTION
City Council:
1. Conduct a public hearing and open and review ballots.
2. Adopt a resolution approving the Engineer's Report for Drainage Benefit Assessment Area
(DBAA) 2017-1, if no majority protest exists, and authorize the annual levy and collection of
the assessments within DBAA 2017-1, beginning Fiscal Year 2017-18. If a majority protest
exists, no action will be required.
BACKGROUND
On April 26, 2011, the City Council approved the Vista Canyon project. This Vista Canyon
project, Tentative Tract Map 69164, consists of 1,100 residential units. On January 24, 2017, the
City Council adopted a Resolution of Intent to form DBAA 2017-1 for the Vista Canyon project
and set tonight's public hearing.
The improvements that will be maintained by this DBAA were a Condition of Approval for this
development and will provide a specific benefit to its residents. Conditions of Approval
prepared by the City of Santa Clarita's (City) Engineering Division requires that the property
owner shall establish a homeowners association, or similar entity, to ensure the continued
maintenance of any drainage improvements that are not eligible for transfer to the Los Angeles
County Flood Control District for maintenance. Formation of a DBAA satisfies this
requirement.
As proposed, DBAA 2017-1 will be responsible for administering the maintenance, reporting,
monitoring, inspection, storm -damage repair, and cleaning of storm -drain improvements of four
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(4) Chambermaxx basins and one (1) Bio basin required for Vista Canyon. The Urban Storm
Mitigation Plan (USMP) and the project mitigation measures outlined in the Environmental
Impact Report require these devices to reduce the amount of pollutants in urban runoff prior to
its discharge into the Santa Clara River.
Regular maintenance is required in order for the basins to function correctly within the design
parameters. The services necessary for the assessment district include, but are not limited to the
following: 1) silt/debris removal, 2) landscape replacement, 3) replacement of pipe and gravel
media as needed, 4) storm damage repair, and 5) annual review with a report and
recommendations.
The Engineer's Report contains the proposed boundaries of DBAA 2017-1, identifies the
proposed facilities and services to be funded, determines the general and special benefits
received by properties, and outlines the methodology to apportion the annual assessments. All
parcels were established concurrently to the conditions set forth for the continued maintenance of
landscape and infrastructure improvements, and as a result, each parcel within DBAA 2017-1
receives a special and distinct benefit from these improvements.
In addition to the special benefits received by the parcels, the Assessment Engineer has
determined a general benefit is also conferred by the proposed improvements. The general
benefit is associated with run-off from public streets within the development. Specifically, 5.12
percent of the total benefit derived by the drainage improvements is considered a "general
benefit" to the public at large. If this DBAA is formed, an annual City contribution of $2,003
separate from revenues generated by DBAA 2017-1, will be required to support the general
benefits conferred by these improvements beginning in Fiscal Year 2017-18.
The maximum annual assessment to maintain the improvements associated with DBAA 2017-1
will be $37,091. The development has been divided into two zones based on the benefit received
from the proposed improvements. Based on the total number of single and multi -family units
approved for construction, the annual assessment in Zone A will be $34.45 per Equivalent
Benefit Unit (EBU), while the annual assessment in Zone B will be $26.49 per EBU. Parcels
designated as single-family residences will be assessed at the rate of one (1) EBU, while those
designated as multi -family residential, including detached condominiums, will be assessed at a
rate of .75 EBU.
The maximum assessment rate will adjust each year based on the annual change in the Consumer
Price Index (CPI), all Urban Consumers, for the Los Angeles Riverside -Orange County Area
CPI. The actual assessment levied in any fiscal year will be approved by the City Council and
may not exceed the maximum assessment rate. The City will begin levying properties
commencing in Fiscal Year 2017-18.
ALTERNATIVE ACTION
1. Do not form DBAA 2017-1 (Vista Canyon).
2. Other direction as determined by the City Council.
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FISCAL IMPACT
All expenses associated with the creation of this Drainage Benefit Assessment Area will be
borne by the developer. If this DBAA is formed, an annual contribution of $2,003 beginning in
Fiscal Year 2017-18 will be required to fund the general benefits conferred by these
improvements on the public at large.
ATTACHMENTS
Public Hearing Notice DBAA 2017-1 Vista Canyon
Resolution DBAA 2017-1 Vista Canyon
Engineer's Report DBAA 2017-1 Vista Canyon (Available in the City Clerk's Reading File)
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CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa Clarita in the City
Hall Council Chambers, 23920 Valencia Boulevard, first floor, Santa Clarita, California, on the
14th day of March 2017, at or after 6:00 p.m., to consider annexation of parcels within Tract
69164 into City of Santa Clarita Drainage Benefit Assessment Area No. 2017-1, as described in the
Assessment Engineer's Report and pursuant to the Benefit Assessment Act of 1982, being Article
4 of Chapter 6.4 of the Government Code and in accordance with Article XIII D of the California
Constitution and the Proposition 218 Omnibus Implementation Act of the State of California.
Proponents, opponents, and any interested persons may appear and be heard on this matter at that
time.
Further information may be obtained by contacting the Neighborhood Services Department, 23920
Valencia Boulevard, Santa Clarita, CA 91355; (661) 290-2202, Darin Seegmiller, Landscape
Maintenance Administrator.
If you wish to challenge this action in court, you may be limited to raising only those issues you
or someone else raised at the public hearing described in this notice, or in written correspondence
delivered to the City Council, at, or prior to, the public hearing.
Dated: February 28, 2017
Mary Cusick
City Clerk
Publish Date: March 3, 2017
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RESOLUTION NO. 17-
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, DECLARING THE RESULTS OF THE
ASSESSMENT BALLOT TABULATION, APPROVING THE FORMATION N
OF DRAINAGE BENEFIT ASSESSMENT AREA 2017-1 (VISTA CANYON), AND z
APPROVING AND CONFIRMING THE LEVY OF
ASSESSMENTS FOR SAID DISTRICT N
WHEREAS, on January 24, 2017, the City Council of the City of Santa Clarita (City)
initiated proceedings to form an assessment district (District) pursuant to the provisions of the
"Benefit Assessment Act of 1982," being Article 4 of Chapter 6.4 of the Government Code,
commencing with Section 54703, (Act) and in accordance with Article XIIID of the California
Constitution and the Proposition 218 Omnibus Implementation Act, commencing with Section
53750 of the California Government Code, (collectively referred to as the "Assessment Law") to
fund the cost of maintenance and operation of four (4) Chambermaxx water quality basins and
one (1) Bio basin required for Vista Canyon Tract No. 69164; and
WHEREAS, the boundaries of the proposed District shall be set forth in the Assessment
Diagram as shown on the map presented to this Council and on file with the City Clerk and
incorporated herein by reference; and
WHEREAS, the title of the proposed District shall be "Drainage Benefit Assessment
Area No. 2017-1 (Vista Canyon)'; and
WHEREAS, on January 24, 2017, the City approved a report prepared by the Assessment it
Engineer, Harris & Associates, (Engineer's Report) regarding the proposed District and 0
appointed a time and place for a public hearing on the formation of the proposed District and on
said report; and
WHEREAS, following notice duly given in accordance with the law, the City Council
held a full and fair public hearing at the time and place appointed therefore, regarding the
proposed formation of the District, the proposed levy of the assessments, and the Engineer's
Report; and
WHEREAS, the City Council considered all oral and written statements, protests, and
communications made or filed by any interested persons; and
WHEREAS, following the conclusion of the public hearing, assessment ballots received
by the City were tabulated by the City Clerk, and a majority protest did not exist.
NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve
as follows:
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SECTION 1. Recitals: That the above recitals are all true and correct. Q
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SECTION 2. Procedures: The City Council hereby finds and determines that the
procedures for the consideration of the formation of the District have been undertaken in
accordance with the Assessment Law. N
SECTION 3. Assessment Ballot Procedures: Assessment ballots were mailed as required
by Assessment Law to the record owners of all properties within the District which are proposed
to be assessed. The assessment ballots that were completed and received by the City Clerk prior
to the close of the public Hearing have been tabulated in accordance with the procedures
established by Assessment Law and the City Council, and the results of such tabulation have
been submitted to the City Council.
The City Council hereby finds that the assessment ballots submitted in favor of the levy
of assessments, as weighted in accordance with Assessment Law, exceed the assessment ballots
submitted in opposition to such levy, also as weighted in accordance with Assessment Law,
therefore no majority protest to the formation of the District has been found to exist.
SECTION 4. Formation of District: The City Council hereby orders the Formation of
Drainage Benefit Assessment District No. 2017-1 (Vista Canyon).
SECTION 5. Determination and Confirmation: Based upon the Engineer's Report and the
testimony and other evidence presented at the Public Hearing, the City Council hereby makes the
following determinations regarding the assessments for Fiscal Year 2017-18 and the maximum
annual assessments proposed to be imposed to pay for the estimated costs of the maintenance
and operation of the improvements to ultimately be maintained upon the completion and
acceptance thereof:
to
a. The proportionate special benefit derived by each parcel assessed has been
determined in relationship to the entirety of the estimated cost of the operations and
c
maintenance expenses. °
b. The assessments do not exceed the reasonable cost of the proportional special benefit
conferred on each parcel.
Only the special benefits have been assessed.
The assessments
for the District contained in the Engineer's Report
for Fiscal Year 2017-
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18 are hereby confirmed.
Subsequent annual assessments in amounts not to
exceed the maximum
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annual assessment of the estimated costs of the maintenance of all the improvements to C
ultimately be maintained upon the completion and acceptance thereof, as set forth in the
Engineer's Report, may be subsequently confirmed and levied without further assessment ballot N
proceedings pursuant to the Assessment Law. Each fiscal year after the base year, Fiscal Year
2017-18, the maximum assessments shall be increased by the Consumer Price Index (CPI) for
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All Urban Consumers for the Los Angeles -Riverside -Orange County Area without further
compliance with the assessment ballot procedures required under the Assessment Law. U)
SECTION 6. Ordering of Maintenance: The public interest and convenience requires and
this legislative body does hereby order, the maintenance of work to be made and performed, as N
said maintenance work is set forth in the Engineer's Report. o
SECTION 7. Filing with Secretary: The above -referenced diagram and assessment shall
be filed in the Special Districts' office. Said diagram and assessment, and the certified copy
thereof, shall be open for public inspection.
SECTION 8. Setting up Special Account: A special account is hereby established to be
called the "Drainage Benefit Assessment District 2017-1 (Vista Canyon) Account" (Account)
into which all monies collected in connection with the District shall be placed and used in
accordance with the provisions of this resolution, the Engineer's Report and the law. This
Account will be added to a list of accounts in the DBAA Fund, Fund 351. Assessments related to
the improvements and maintenance thereof shall be deposited therein and used in accordance
with the law.
PASSED, APPROVED, AND ADOPTED this 14th day of March 2017.
MAYOR
ATTEST:
CITY CLERK
DATE:
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the 14th day of March 2017, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
CITY CLERK
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Engineer's Report
For
City of Santa Clarita
Drainage Benefit Assessment Area No. 2017-1
(Vista Canyon)
Fiscal Year 2016-17
Submitted To:
Santa Clarita, California
Prepared By:
,111 Harris & Associates,.
January 2017
City of Santa Clarita January 2017
DBAA No. 2017-1 (Vista Canyon)
ENGINEER'S REPORT
Table of Contents
Certifications..................................................................................1
Report............................................................................................2
Part A — Plans and Specifications.........................................4
Part B — Estimate of Cost......................................................5
Part C—Assessment Diagram...............................................8
Part D—Assessment Roll......................................................8
Part E — Method of Apportionment of Assessment..............8
Appendices
A Assessment Diagram
B Assessment Roll
C Tentative Tract Map No. 69164
City of Santa Clarita
DBAA No. 2017-1 (V
ENGINEER'S REPORT
CITY OF SANTA CLARITA
DRAINAGE BENEFIT ASSESSMENT AREA (DBAA)
NO. 2017-1 (VISTA CANYON)
January 2017
Page 1
The undersigned respectfully submits the enclosed report as directed by the City Council.
DATED: January 24, 2017
BY: K. Dennis Klingelhofer, P.E.
R.C.E. No. 50255
I HEREBY CERTIFY that the enclosed Engineer's Report,
together
with Assessment
Roll and
Assessment Diagram thereto attached, was filed with me on
the
day of
2017.
Mary Cusick, City Clerk,
City of Santa Clarita
Los Angeles County, California
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I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City
of Santa Clarita, California, on the day of 2017.
Mary Cusick, City Clerk,
City of Santa Clarita
Los Angeles County, California
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City of Santa Clarita
DBAA No. 2017-1 (V
CITY OF SANTA CLARITA
FISCAL YEAR 2016-17
ENGINEER'S REPORT
PREPARED PURSUANT TO THE PROVISIONS OF THE
BENEFIT ASSESSMENT ACT OF 1982
ARTICLE 4, CHAPTER 6.4
OF THE CALIFORNIA GOVERNMENT CODE
January 2017
Page 2
Pursuant to Part 1, Division 2 of Title 5 of the Government of the State of California, and in accordance
with the Resolution adopted by the City Council of the City of Santa Clarita State of California, in
connection with the proceedings for:
CITY OF SANTA CLARITA
DRAINAGE BENEFIT ASSESSMENT AREA
NO. 2017-1 (VISTA CANYON)
Hereinafter referred to as the "Assessment District" or "District", I, K. Dennis Klingelhofer, P.E., the
authorized representative of Harris & Associates, the duly appointed ENGINEER OF WORK, submit
herewith the "Report" consisting of five (5) parts as follows:
PART A
PLANS AND SPECIFICATIONS
Plans and specifications for
the improvements are as set forth
on
the lists thereof, attached hereto,
and are on file in the Office
of the Special Districts Division and
are
incorporated herein by reference.
PART B
ESTIMATE OF COST
An estimate of the costs of the proposed improvements, including incidental costs and expenses in
connection therewith, is as set forth on the lists thereof, attached hereto, and are on file in the Office
of the City Clerk and incorporated herein by reference.
PART C
ASSESSMENT DIAGRAM
The Diagram of the Assessment District Boundaries showing the exterior boundaries of the
Assessment District and the lines and dimensions of each lot or parcel of land within the Assessment
District.
City of Santa Clarita
DBAA No. 2017-1 (V
January 2017
Pace 3
The lines and dimensions of each lot or parcel within the Assessment District are those lines and
dimensions shown on the maps of the Assessor of the County of Los Angeles for the fiscal year to
which this Report applies. The Assessor's maps and records are incorporated by reference herein
and made part of this Report.
PART D
ASSESSMENT ROLL
An assessment of the estimated cost of the improvements on each benefited lot or parcel of land
within the Assessment District.
PART E
METHOD OF ASSESSMENT
The method of apportionment of assessments, indicating the proposed assessment of the net
amount of the costs and expenses of the improvements to be assessed upon the several lots and
parcels of land within the Assessment District, in proportion to the estimated benefits to be received
by such lots and parcels.
City of Santa Clarita
DBAA No. 2017-1 (V
PART A
Plans and Specifications
January 2017
Page 4
The proposed services involve the maintenance and operation of five (5) water quality treatment
facilities (four (4) Chambermaxx basins and one (1) Bio basin) required for Vista Canyon Tentative
Tract Map 69164 by the Urban Storm Mitigation Plan (USMP) and the project mitigation measures
outlined in the Environmental Impact Report to reduce the amount of pollutants in urban runoff prior
to its discharge into the Santa Clara River. The basins treat runoff from portions of the Vista Canyon
Development. The Bio Basin is an extended dry detention basin with wetland that is vegetated and
landscaped with native vegetation. The Chambermaxx basins are basins whose outlets have been
designed to detain the storm water runoff for some minimum time (e.g. 48 hours) to allow particles
and associated pollutants to settle. Additionally, the basins have been designed to reduce the 2 -year
peak flow from the post -development condition to the pre -development condition. The difference in
the pre -and post -development Stormwater runoff generated by a 2 -year storm, and by a 0.75 -inch
(first flush) storm, will be collected, detained, and treated in the basins, before it is released into the
Santa Clara River. Regular inspection, cleaning and maintenance is required in order for the basins to
function correctly within the design parameters.
The services necessary for the District include, but are not limited to, and may be generally described
as: 1) silt/debris removal, 2) landscaping replacement, 3) replacement of piping and gravel media as
needed, 4) storm damage repair, and 5) annual review with a report and recommendations.
Plans and Specifications for the improvements for the District are voluminous and are not bound in
this report, but by this reference are incorporated and made a part of this report. The plans and
specification are on file at the City where they are available for public inspection.
City of Santa Clarita
DBAA No. 2017-1 (V
PART B
Estimate of Cost
January 2017
Pace 5
The Benefit Assessment Act of 1982 (hereinafter "the Act") provides that the estimated costs of the
improvements shall include the total cost of the improvements, including incidentals, which may include
reserves to operate the District until funds are transferred to the City from the County around December
10 of the next fiscal year.
The Act also provides that the amount of any surplus, deficit or contribution be included in the
estimated cost of improvements. The net amount to be assessed on the lots or parcels within each
district is the total cost of maintenance and servicing with adjustments either positive or negative for
reserves, surpluses, deficits, and/or contributions.
The following table shows the estimated costs of improvements for the District.
Estimate of Cost
Item
Unit
Quantity
Cost/Unit
Cycle
Cost/Yr
Maintenance Cost
Chambermaxx Cost (4 WQT Facilities)
Inspections
EA
4
$600.00
1
$2,400.00
Cleaning
EA
4
$2,500.00
1
$10,000.00
Maintenance and Repairs
EA
4
$5,000.00
10
$20000.00
Subtotal Chambermaxx Cost
$14,400.00
Bio Basin Cost (1 WQT Facility)
Cleaning
EA
1
$11000.00
1
$1,000.00
Subtotal Bio Basin Cost
$11000.00
Drain Line System Cost
Inlet and Drain Pipe Cleaning and Maintenance
EA
1
$1,500.00
1
$10500.00
Subtotal Drain Line System Cost
$1,500.00
Total Maintenance Cost
$16,900.00
Administrative Cost
City Personnel Cost
$2,500.00
Engineer's Report/ Annual Assessment Calculation
$2,500.00
$5,000.00
Total Administrative Cost
Reserves
Operating Reserve (509/)
$10,950.00
Annual Capital Replacement Reserve
$6,243.40
$17,193.40
Total Reserves
Total Operation and Maintenance Cost
$39,093.40
Contribution for General Benefit
($2,002.68)
Total Amount to Assessment
$37,090.73
City of Santa Clarita
DBAA No. 2017-1 (V
January 2017
Chambermaxx Cost. Includes the estimated annual cost of inspecting, cleaning, maintaining and
repairing the CDS System.
Inspections. The CDS System requires regular inspections in order to determine if any of the
following conditions requiring cleaning, maintenance or repair exists:
• Built-up silt and soil build-up on the surface and pollutant accumulation
• Blockages or obstructions to inlet and/or separation screen
• System does not drain to the elevation of the lowest pipe in dry conditions
• Evidence of potholes or sinkholes
Inspections should be performed twice a year at minimum. More frequent inspections are
advised for the first year of operation of the CDS System and where site activities increase
the rate at which the system collects pollutants.
Cleaning. The CDS System should be cleaned annually at minimum. More frequent cleaning
is necessary whenever the level of sediment has reached 75% of capacity in the isolated
sump and/or when an appreciable level of pollutants has occurred.
Maintenance and Repairs. The CDS System will require unscheduled maintenance and
repairs over time. The estimated cost of maintenance and repairs that may occur over a
period of ten years is divided by ten and collected annually for such costs.
Bio Basin Cost. Includes the cost of cleaning the Bio Basin. This includes the removal of silt and soil
build-up and pollutant removal on an annual basis.
Drain Line System
Cost. Includes the cost of cleaning the
Drain Line
System. This includes the
removal of silt and
soil build-up and pollutant removal on
an annual
basis.
Administrative Cost. Includes the Administrative Costs related to the preparation of the Engineer's
Report and placing the annual assessments on the county property tax bills for collection. This
includes City Special Districts' personnel costs and consultant costs.
Reserves. Includes Operating Reserves which are reserves to operate the District until funds are
transferred to the City from the County around December 10 of the next fiscal year. Also includes
Capital Replacement Reserves which are determined as shown in the table below.
City of Santa Clarita
DBAA No. 2017-1 (V
Capital Replacement Reserve Requirement
January 2017
Page 7
Item
Unit
Quantity
Cost/Unit
Cycle
Cost/yr
Drain Line Systems Replacement Cost
in similar districts
WQT Facility No. 1 (Chambermaxx)
4" HDPE SD
LF
351
$20.58
75
$96.31
6" HDPE SD
LF
457
$20.58
75
$125.40
8" HDPE SD
LF
169
$36.02
75
$81.17
12N12" Grated Inlets
EA
8
$4.99
75
$0.53
Subtotal WQT Facility No. 1
$303.41
WQT Facility No. 2 (Chambermaxx)
6" HDPE SD
LF
216
$20.58
75
$59.27
8" HDPE SD
LF
252
$36.02
75
$121.03
12"x12" Grated Inlets
EA
6
$4.99
75
$0.40
Subtotal WQT Facility No. 2
$180.70
WQT Facility No. 3 (Chambermaxx)
6" HDPE SD
LF
216
$20.58
75
$59.27
12N12" Grated Inlets
EA
4
$4.99
75
$0.27
Subtotal WQT Facility No. 3
$59.54
WQT Facility No. 4 (Bio Basin)
8" HDPE SD
LF
72
$36.02
75
$34.58
Desilting Inlet Riser
EA
1
$93.81
75
$1.25
Subtotal WQT Facility No. 4
$35.83
WQT Facility No. 5 (Chambermaxx)
6" HDPE SD
LF
20
$20.58
75
$5.49
8" HDPE SD
LF
155
$36.02
75
$74.44
12"x12" Grated Inlets
EA
2
$4.99
75
$0.13
Subtotal WQT Facility No. 5
$80.06
Total Drain Line Systems Replacement Cost
$659.54
Chambermaxx Systems Replacement Cost
Chambermaxx Systems (4 WQT Facilities)
EA
4
$100,000.00
75
$5o333.33
Total Annual Replacement Cost
$5,992.87
Note:
The unit costs
above are based on
Harris' experience with similar capital
replacement on
similar
improvements
in similar districts
A Future/Reserve fund is being established for the District to cover the first six months of expenses
annually before collection from the County has been received, as well as unexpected expenses. The
funds will be allowed to build up gradually in anticipation of any maintenance costs that can and do
occur when there is a great amount of rainfall during the year.
City of Santa Clarita January 2017
DBAA No. 2017-1 (Vista Canyon) Page 8
PART C
Assessment Diagram
The boundary diagram for the District is included herein as Appendix A, and is part of this report
The lines and dimensions of each lot or parcel within the District are those lines and dimensions
shown on the maps of the Assessor of the County of Los Angeles for the fiscal year to which this
Report applies. The Assessor's maps and records are incorporated by reference herein and made
part of this Report.
PART D
Assessment Roll
All assessed lots or parcels of real property within the District are listed on the Assessment Roll. The
Assessment Roll states the net amount to be assessed upon assessable lands within the District for
Fiscal Year 2016-17, shows the Fiscal Year 2016-17 assessment upon each lot and parcel within the
District, and describes each assessable lot or parcel of land within the District. These lots are more
particularly described in the Assessment Roll, which is included in this Report as Appendix B. The list
is keyed to the records of the Assessor of the County of Los Angeles which are incorporated herein
by reference.
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Method of Assessment
The following is the assessment methodology for the Assessment District
Background
The Act provides that assessments may be apportioned upon all assessable lots or parcels of land
within an assessment district in proportion to the estimated benefits to be received by each lot or
parcel from the improvements. In addition, Proposition 218 requires that a parcel's assessment may
not exceed the reasonable cost of the proportional special benefit conferred on that parcel. The
Proposition provides that only special benefits are assessable, and the City must separate the general
benefits from the special benefits conferred on a parcel. A special benefit is a particular and distinct
benefit over and above general benefits conferred on the public at large, including real property
within the District. The general enhancement of property value does not constitute a special benefit.
Special Benefit
Vista Canyon Tentative
Tract
Map 69164 is comprised
of
single-family and multi -family residential
development, retail and
office
space, recreation areas,
and
private roads.
City of Santa Clarita January 2017
DBAA No. 2017-1 (Vista Canvon) Paae 9
In the development the drainage improvements will installed by the developers, subdividers of the
land, and the continued maintenance was guaranteed through the establishment of a Drainage
Benefit Assessment Area. If the installation of the improvements and the guaranteed maintenance
does not occur, the development cannot be established and cannot be sold to any distinct and
separate owner. The establishment of a buildable lot is a special benefit which permits the
construction of a building or structure on the property and the ownership and sale of the distinct lot
in perpetuity. All the lots are established at the same time once the conditions regarding the
improvements and the continued maintenance are guaranteed. As a result, each lot within the
District receives a special and distinct benefit from the improvements. We have identified this special
benefit as the "Condition of Approval Benefit" and this benefit applies to all properties within Vista
Canyon Tentative Tract Map 69164.
All parcels within the development benefit from flood prevention. The drainage system is designed
to carry storm water runoff to the water quality basins for retention and disbursement. This capacity
is an integral part of the overall storm drain and flood control system for the development. This
benefit is defined as the "Flood Prevention Benefit' and applies to all properties within Vista Canyon
Tentative Tract Map 69164.
Within the development, several areas drain directly into the water quality basins. During dry
weather runoff events, the drainage from these properties will be captured and disbursed into the
water quality basins, by-passing the County maintained storm drain system. Properties that drain
directly into the water quality basins receive a "Direct Drainage Benefit'.
These 3 benefits make up the total benefits from the drainage improvements.
For Vista Canyon Tentative Tract Map 69164, we have identified 2 distinct benefit zones. Zone A is
comprised of parcels that benefit from all three special benefits, while Zone B is comprised of parcels
that only benefit from the "Condition of Approval Benefit' and "Flood Prevention Benefit'. These
zones are shown on the Assessment Diagram in Appendix A.
Benefit
Zone A
Zone B
Condition of Approval Benefit
X
X
Flood Prevention Benefit
X
X
Direct Drainage Benefit
X
In addition to the special benefits received by the parcels within the District, there are general
benefits conferred by the proposed improvements. These general benefits are associated with runoff
from public streets adjacent to the development. General benefit has been determined based on the
drainage areas (tributaries to the water quality basins), which directly correlates to the amount of
storm water runoff from each drainage area.
Based on the approved Water Quality Plans (See Appendix D), the following are the drainage areas
within the development boundary contributing to the water quality basins.
City of Santa Clarita
DBAA No. 2017-1 (V
January 2017
Pace 10
Vista Canyon
Area Zones
50%
Drainage
Area (Acres)
Benefit
Type
Public Streets that Drain to WQT Facilities No.
1, 2
5.87
General
Public Streets that Drain to WQT Facility No.
3
0.56
General
Public Streets that Drain to WQT Facility No.
4
0.55
General
Public Streets that Drain to WQT Facility No.
5
1.20
General
Zone A (includes Direct Drainage Benefit)
15.14
Special
Zone B (does not include Direct Drainage Benefit)
56.54
1 Special
Total:
79.85
The drainage improvements benefiting the public streets that drain to each of the WQT facilities are
considered general benefit, based on the allocation of total benefit and the drainage areas above,
the general vs. special benefit is allocated as follows:
General vs. Special Benefit Calculation
Total Benefits
Condition of Approval Special Benefit
50%
Flood Prevention Special Benefit
Benefit
Percentage
Direct Drainage Special Benefit
50%
General Benefit
Special Benefit
Total benefit: 100%
General vs. Special Benefit
Drainage
Area Totals
Percentage
Percent of
total benefit
Benefit
Percentage
General Benefit 8.18
Special Benefit 71.67
10.25%
89.75%
Percentage
Special Benefit
50.00%
5.12%
44.88%
79.85
100.000/0
Direct Drainage Benefit (Zone A)
50.00%
Final Benefit
Drainage
Amount
Percentage of
Apportionment of Special Benefit
Areas
Percentage
Special Benefit
Flood Prevention Benefit (Zone A & B)
71.67
82.56%
37.05%
Direct Drainage Benefit (Zone A)
15.14
17.44%
7.82%
Totals
86.81
100.00%
44.88%
Final Benefit
Percentage
Amount
Conditions of Approval Benefit
50.00%
$19,546.70
Flood Prevention Special Benefit
37.05%
$14,485.04
Direct Drainage Special Benefit
7.829/o
$3,058.99
General Benefit
5.12%
$2,002.68
Totals
100.00%
$39,093.40
City of Santa Clarita January 2017
DEIAA No. 2017-1 (Vista Canvon) Paue 11
Of the total benefit for the drainage improvements, 50% of the benefit is considered "Condition of
Approval Benefit", 37.05% of the benefit is considered "Flood Prevention Special Benefit", 7.82% of
the benefit is considered "Direct Drainage Special Benefit", and 5.12% of the benefit is considered
"General Benefit".
Apportionment
Since the assessment will be levied against parcels of property as shown on the tax roll, the final
charges must be assigned by Assessor's Parcel Number. If assessments were to be spread just by
parcel, not considering land use or parcel size, a single family parcel would be paying the same as a
50 unit apartment parcel or a large commercial establishment in a similar zone and this would not
be equitable.
The single family detached residential unit or lot has been selected as the basic unit for calculation
of assessments and is defined as one Equivalent Benefit Unit (EBU). A methodology has been
developed to calculate the EBU's for multi -family residential land uses and for non-residential
parcels. Every land -use is converted to EBU's. Multi -family residential parcels containing
apartments, condominiums, townhomes, or duplexes are converted to EBU's based on the number
of dwelling units on each parcel of land. Non-residential parcels are converted based on the lot size
of each parcel of land.
The EBU method is seen as the most appropriate and equitable method of spread of benefit to each
parcel from the improvements since it is based on land -use type and parcel size. Property within
the District is assigned to one of the following four categories based on the land use summary
provided in Tables 2.0-1 and 2.0-2 of the Vista Canyon Specific Plan.
Single Family Residential. Parcels zoned for single family detached home residential uses are
assessed 1 EBU per dwelling unit. Parcels designated as SFR land -use will be assessed 1 EBU per
dwelling unit or lot, including vacant subdivided residential lots and vacant land zoned for single
family residential uses with a tentative or final tract map.
Multiple Family Residential. Multiple -family residential (including apartments, condominiums,
townhomes and duplexes) land use equivalencies are determined based on the number of dwelling
units on each parcel. Due to population density and size of structure relative to the typical single
family residence, each dwelling unit defined as multi -family residential, including apartments,
condominiums, townhomes and duplexes, are assigned an EBU Factor of 0.75 EBU per dwelling
unit. The EBU's assigned to a multiple -family residential parcel are calculated by multiplying the
number of dwelling units by the EBU Factor of 0.75.
Non -Residential. In converting non-residential properties to EBU's, the EBU Factor used is equal to
the EBU density of the residential property in the District. Vista Canyon is a high density residential
development with approximately 860 planned EBU located on approximately 48.7 acres. This
calculates to an EBU Factor of 18 EBU per developed residential acre. All properties that are
developed for non-residential uses are therefore assigned 18 EBU's per acre. These include
commercial, industrial, church, school, and other non-residential uses.
City of Santa Clarita
DBAA No. 2017-1 (V
January 2017
Pace 12
Park Parcels. Based on the Los Angeles County Hydrology Manual, park parcels have a drainage
impervious percentage of 10%. Therefore, vacant and park parcels are assigned equivalency units
at the rate of one-tenth of improved property which is 18 EBUs/acre x one-tenth = 1.8 EBUs/acre.
EBU Factors by Land Use
The following table is summary of the EBU Factors for each of the District land use categories:
EBU Factors
Land Use
EBU Factor
Single Family Residential
1.00 EBU per Dwelling Unit
Multi -Family Residential
0.75 EBU per Dwelling Unit
Non -Residential
18 EDU per Acre
Park Parcels
1.8 EDU per Acre
Land Use and EBU Summary by Zone
The following tables provide a summary of the land uses and EBU's by Zone for purposes of this
Report and the assessment calculated. All planned dwelling units are shown as MFR dwelling units
provides the minimum total EBU and maximum assessment rate per EBU for the District. Actual
development may result in a number of SFR dwelling units in the development with an equal
reduction in MFR dwelling units. This would result in an increase the total EBU in the District
reduction in the required assessment rate per EBU for the District.
ZONEA
Dwelling
Land Use
Units
Acres
EBUs
Single Family Residential
0
N/A
0.00
Multi -Family Residential
149
N/A
111.75
Non -Residential
N/A
15.14
272.44
Parks
N/A
0
0.00
Total
149
15.14
384.19
ZONE
Dwelling
Land Use
Units
Acres
EBUs
Single Family Residential
0
N/A
0.00
Multi -Family Residential
951
N/A
713.25
Non -Residential
N/A
9.29
167.21
Parks
N/A
11.14
20.05
Total
951
20.43
900.51
TOTALS
Dwelling
Land Use
Units
Acres
EBUs
Single Family Residential
0
N/A
0.00
Multi -Family Residential
1100
N/A
825.00
Non -Residential
N/A
24.43
439.65
Parks
N/A
11.14
20.05
Grand Total
1,100
35.56
1,284.70
City of Santa Clarita
DBAA No. 2017-1 (V
Assessment Rates
Assessment Rates for the District are as follows:
January 2017
Pace 13
FY 2016-17 Maximum Assessment Per Zone
Zone
EBU Total
Condition of
Approval Benefit
Flood Prevention
Benefit
Direct Drainage
Benefit
Total
Assessment
FY 2016-17
Maximum
FY 2016-17
Applied Assessment
Zone A
Zone B
384.19
900.51
$5,845.49
$13,701.21
$4,331.78
$10,153.25
$3,058.99
$0.00
$13,236.26
$23,854.47
$34.45 per EBU
$26.49 per EBU
$0.00 per EBU
$0.00 per EBU
Totals
1,284.70
$19,546.70
$14,485.04
$3,058.99
$37,090.73
• The maximum annual assessment rate will increase each year based on the annual
change in the Consumer Price Index, All Urban Consumers, for the Los Angeles -
Riverside -Orange County Area ("CPI -U"). The actual assessments levied in any fiscal
year will be as approved by the City Council and may not exceed the maximum annual
assessment rate without receiving property owner approval for the increase pursuant
to Article XIII D of the California State Constitution.
City of Santa Clarita
DBAA No. 2017-1 (V
CITY OF SANTA CLARITA
DBAA NO. 2017-1 (VISTA CANYON)
Assessment Diagram and Maintained Area
January 2017
Appendix A
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City of Santa Clarita
DBAA No. 2017-1 (V
APPENDIX B
Assessment Roll
City of Santa Clarita
Drainage Benefit Assessment Area
No. 2017-1 (Vista Canyon)
January 2017
Appendix B
The Assessment Roll is hereby incorporated and made a part of this Report, as shown below
Reference is made to the
Los Angeles
County Assessment
Roll for a description
of the lots or parcels
in each of the assessment
districts.
FY 2016-17
Maximum
FY 2036-17
Applied
2840-004-017
FY 2016-17 Assessment Roll
APN
Owner
Area
EBU's
Area
EBU's
Total
EBU's
Area
Assessment
Area
Assessment
FY 2016-17
Maximum
FY 2036-17
Applied
2840-004-017
VISTA CANYON RANCH LLC
0.00
80.73
80.73
$0.00
$2,138.54
$2,138.54
$0.00
2840-004-021
VISTA CANYON, PHASE I LLC
0.00
371.46
371.46
$0.00
$9,840.13
$9,840.13
$0.00
2840-004-036
VISTA CANYON, PHASE I LLC
384.19
295.12
679.31
$13,236.26
$7,817.73
$21,053.99
$0.00
2840-005-057
VISTA CANYON RANCH LLC
0.00
153.19
153.19
$0.00
$4,058.07
$4,058.07
$0.00
Totals:
384.19
900.51
1,284.70
$13,236.26
$23,854.47
$37,090.73
$0.00
City of Santa Clarita January 2017
DBAA No. 2017-1 (Vista Canyon) Appendix C
APPENDIX C
Tentative Tract Map No. 69164
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