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HomeMy WebLinkAbout2017-01-10 - AGENDA REPORTS - LMD ZONE 32 FORMATION (2)Agenda Item: 3 CITY OF SANTA CLARITA AGENDA REPORT CONSENT CALENDAR CITY MANAGER APPROVAL: fill DATE: January 10, 2017 SUBJECT: LMD ZONE 32 (VISTA CANYON RANCH) FORMATION - 1NTENT/INITIATION DEPARTMENT: Neighborhood Services PRESENTER: Darin Seegmiller RECOMMENDED ACTION City Council: 1. Adopt a resolution to approve the Engineer's Report, declare its intention to order annexations into and creation of a new zone in Landscape Maintenance District No. 1 Zone 32 (Vista Canyon Ranch), and to levy assessments beginning in Fiscal Year 2017-18. 2. Adopt a resolution to initiate proceedings, make certain designations in connection with the proposed annexations into Landscape Maintenance District No. 1 Zone 32, and to levy assessments beginning in Fiscal Year 2017-18. 3. Set a public hearing for February 28, 2017, as a time and place to hear comments on this proposed action, and close the time period to receive ballots. BACKGROUND On April 26, 2011, the City Council approved the Vista Canyon project, Tentative Tract Map 69164, which consists of 1,100 residential units and approximately 810,000 square feet of commercial development. Pursuant to Condition of Approval SD4, "all landscape required under these conditions and within the public rights -of -way, the Oak Park or where a landscape easement exists, shall be maintained by the Landscape Maintenance District (LMD). The applicant shall form a new City LMD zone to be for the maintenance and repair of the landscape." The proposed LMD Zone 32 will fund costs associated with the maintenance of landscape improvements including, but not limited to, maintenance and monitoring, utilities including Page 1 Packet Pg. 23 O water and electrical, administration, and the establishment of reserves for the future replacement of significant infrastructure located within this LMD zone. The Engineer's Report contains the proposed boundaries of LMD Zone 32, identifies the proposed facilities and services to be funded, determines the general and special LMD benefits received by properties, and 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 LMD Zone 32 receives a special and distinct benefit from these improvements. The total annual costs associated with maintaining LMD Zone 32 landscape and park improvements are estimated to be $234,137. These costs are inclusive of landscape and park maintenance, administration and capital reserves. The majority of costs to maintain the conditioned future park site will be funded through non -special assessment funds. The annual assessment in LMD Zone 32 will be $65.20 per equivalent dwelling unit (EDU). Multi -family residential dwellings, including apartments, condominiums, townhomes, and duplexes, would be assessed at a rate of .75 of an EDU. This methodology reflects the proportional special benefit that condominiums, which are typically smaller than single-family homes, receive from these improvements. Pending the City Council's approval of this matter, a public hearing will be scheduled for February 28, 2017, as a time and place to hear comments on this proposed action, and close the time period to receive ballots. The maximum assessment rate will adjust each year based on the annual change in the Consumer Price Index for all urban consumers, in the Los Angeles Riverside -Orange County Area. 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. The cost to prepare the Engineer's Report to create LMD Zone 32 is estimated to be $16,200. While the City, by law, is responsible for retaining an assessment engineering firm to oversee the creation of the LMD zone, the property owner is financially responsible for all costs associated with these actions. To complete this Engineer's Report, the project developer is required to deposit funds into a pass -through account, which will be managed by the Finance Division and utilized to cover costs incurred by the assessment engineer to create this LMD zone. ALTERNATIVE ACTION Do not adopt a resolution to annex Tract 69164 into Landscape District No. 1, LMD Zone 32. 2. Other action as determined by the City Council. Page 2 Packet Pg. 24 O FISCAL IMPACT All expenses associated with the creation of this Landscape Maintenance District (LMD) will be borne by the developer. If this LMD is formed, annual assessment revenue for operations and capital reserves would equal $88,569.13 inclusive of an annual Consumer Price Index escalator. At -large General Benefit and Special Benefits conferred to parcels outside the proposed District will be funded through non -special assessment revenues and primarily support the conditioned future park site. ATTACHMENTS RESOLUTION - Initiating Proceedings (Vista Canyon 32) RESOLUTION - Approving ER and Intent to Order Annexations (Vista Canyon 32) LMD Engineer's Report - Zone 32 Vista Canyon (available in the City Clerk's Reading File) Page 3 Packet Pg. 25 3.a RESOLUTION NO. 17-XX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, INITIATING PROCEEDINGS AND MAKING CERTAIN DESIGNATIONS IN CONNECTION WITH PROPOSED ANNEXATIONS INTO LANDSCAPE MAINTENANCE DISTRICT NO. 1 WHEREAS, the City Council of the City of Santa Clarita (the "City") desires to undertake proceedings pursuant to the provisions of the "Landscaping and Lighting Act of 1972," being Part 2 of Division 15 of the California Streets and Highways Code (commencing with Section 22500) (the "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) to annex various properties in the City into and create new Zones within Landscape Maintenance District (LMD) No. 1 (the "Annexation") to fund the costs of installation, servicing, and maintenance of improvements within public rights - of -way and landscape easements within various areas in the City (the "Improvements"); and WHEREAS, the boundaries of the proposed Annexation shall be as described on the map presented to this Council and on file with the Special Districts Office and incorporated herein by reference; and WHEREAS, the City has approved a consulting engineer's contract with Harris and Associates, naming Harris and Associates as the Assessment Engineer and firm responsible for preparing the Engineer's Report and assisting in the public hearing and formation process for the proposed Annexation. NOW, THEREFORE, the City Council of the City of Santa Clarita, California, does hereby resolve as follows: SECTION 1. The City Council of the City proposes to annex various properties into and create a new zone within LMD No. 1. The boundaries of said Annexation shall be as described on the maps entitled "City of Santa Clarita Landscape Maintenance District No. 1 Zone 32 (Vista Canyon)," on file with the Special Districts Office. SECTION 2. The purposes of the Annexation is to fund the costs of installation, servicing, and maintenance of eligible improvements within public rights -of -way, dedicated landscape easements and parks within various areas in the City. SECTION 3. Harris and Associates, an engineer registered pursuant to the Professional Engineers Act (Chapter 7, commencing with Section 670, of Division 3 of the Business and Professions Code), has been designated Assessment Engineer for the proposed Annexations. Harris and Associates is hereby ordered to prepare and file an "Engineer's Report" for the City Council's review, consideration, and adoption in accordance with the Act and the laws of the State of California. Packet Pg. 26 3.a SECTION 4. This resolution shall take effect immediately. SECTION 5. The City Clerk shall certify to the passage and adoption of this resolution; shall cause the same to be entered in the book of resolutions of the City, and shall make a minute of the passage and adoption thereof in the records of the proceedings of the City Council of the City in the minutes of the meeting at which the same is presented. PASSED, APPROVED AND ADOPTED this 1 Oth day of January 2017. MAYOR ATTEST: CITY CLERK DATE: 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 1 Oth day of January, 2017, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: CITY CLERK Packet Pg. 27 3.b RESOLUTION NO. 17-XX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING AN ENGINEER'S REPORT AND DECLARING ITS INTENTION TO ORDER ANNEXATIONS INTO AND CREATION OF NEW ZONES IN LANDSCAPE MAINTENANCE DISTRICT NO. 1 AND TO LEVY AN ASSESSMENT THEREON, AND TAKING CERTAIN OTHER ACTIONS IN CONNECTION THEREWITH WHEREAS, the City Council of the City of Santa Clarita (the "City") has initiated proceedings to annex various properties in the City into and create new Zones within Landscape Maintenance District (LMD) No. 1 (the "Annexation") pursuant to the provisions of the "Landscaping and Lighting Act of 1972," being Part 2 of Division 15 of the California Streets and Highways Code (commencing with Section 22500) (the "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), to fund the costs of installation, servicing, and maintenance of landscaped improvements within public rights -of -way and dedicated landscape easements within various areas in the City; and WHEREAS, the boundaries of the proposed Annexations shall be as described on the maps entitled "City of Santa Clarita Landscape Maintenance District No. 1 Zone 32 (Vista Canyon)," presented to this Council and on file with the Special Districts Office and incorporated herein by reference; and WHEREAS, the Assessment Engineer, Harris and Associates, has filed with the Special Districts Office and the City Clerk has presented to the City Council a report dated November 29, 2016 (the "Engineer's Report") regarding the proposed Annexations and containing the matters specified in Section 22586 of the Act; and WHEREAS, the Engineer's Report has been duly presented by the Special Districts Office for consideration and has been fully considered by the City Council; NOW THEREFORE, the City Council of the City of Santa Clarita, California, does hereby resolve as follows: SECTION 1. The above recitals are true and correct. SECTION 2. The Engineer's Report, including the plans, specifications, general descriptions, estimate of the cost of installation, servicing, and maintenance of landscaped improvements within public rights -of -way and dedicated landscape easements within various areas in the City (the "Improvements") and incidental expenses in connection therewith, the diagram and the proposed assessments, is hereby approved as filed and incorporated herein by this reference. The Engineer's Report shall stand as the report for the purpose of all subsequent proceedings under the Act and Article XIIID, except that it may be confirmed, modified, or corrected as provided in the Act. Packet Pg. 28 3.b SECTION 3. The City Council hereby finds that the public interest, necessity, and convenience require the installation, servicing and maintenance of the Improvements, and this City Council hereby declares its intention to annex various properties into and create new Zones within LMD No. 1. The boundaries of the Annexation shall cover the real property benefited by the Improvements and are described on the map entitled "City of Santa Clarita Landscape Maintenance District No. 1 Zone 32 (Vista Canyon)," on file with the Special Districts Office. The City Council hereby declares and finds the land within the boundaries of the Annexation to be specially benefited by the Improvements and/or the maintenance thereof. SECTION 4. The purpose of Annexation is to fund the costs of installation, servicing, and maintenance of improvements within public rights -of -way, dedicated landscape easements and parks within various areas in the City of benefit to the Property within the Annexation. All improvements and work to be funded by the Annexation shall be done in accordance with the Engineer's Report, on file in the Special Districts Office, and which is hereby referred to and by this reference incorporated herein and made a part hereof. The Engineer's Report and its exhibits contain a full and detailed description of the Improvements and the maintenance thereof which may be funded by the Annexation, the boundaries of the Annexation and the proposed assessments upon the assessable properties in the Annexation. SECTION 5. As set forth in the Engineer's Report, the maximum annual maintenance assessment rates will be increased each subsequent Fiscal Year by the annual change in the Consumer Price Index (CPI), during the preceding year, for All Urban Consumers, for the Los Angeles, Riverside, and Orange County areas, published by the United States Department of Labor, Bureau of Labor Statistics (or a reasonably equivalent index if such index is discontinued). The actual assessment to be levied in each fiscal year will be as determined by the City Council and may not exceed the maximum assessment rate without receiving property owner approval for the increase. If approved, the assessment will be levied beginning in FY 2017-18. SECTION 6. The City Council appoints February 28, 2017 at 6:00 p.m., in the Council Chambers, 23920 Valencia Boulevard, Santa Clarita, California, or as soon thereafter as the matter may be heard, as the time and place for hearing protests to the proposed Annexation thereof, the proposed levy of assessments, the amount of the individual assessments, and related matters as set forth in the Engineer's Report, and any interested person may appear and object to the Improvements, or to the extent of the Annexation or to said proposed assessments. SECTION 7. The City Clerk is hereby directed to give notice of such hearing by mailing notices thereof, together with assessment ballots, in the time, form, and manner provided by Section 53753 of the California Government Code, and upon the completion of the mailing of said notices and assessment ballots, the City Clerk is hereby directed to file with the City Council an affidavit setting forth the time and manner of the compliance with the requirements of law for mailing said notices and assessment ballots. The City Clerk shall cause notice of the public hearing to be given by mailing, postage prepaid, in the United States mail, and such notice shall be deemed to have been given when deposited in such mail. The notice shall be mailed not less than forty-five (45) days before the date of the public hearing ordered herein. Packet Pg. 29 3.b SECTION 8. The City Council designates Darren Hernandez, Deputy City Manager, and his designees, to answer inquiries regarding the assessment proceedings, the assessments or the Annexation. The Engineer's Report and other written material about the Annexation may also be reviewed at the Special Districts' office, 23920 Valencia Boulevard, Santa Clarita, California, during regular business hours. SECTION 9. This Resolution shall take effect immediately. SECTION 10. The City Clerk shall certify to the passage and adoption of this Resolution; shall cause the same to be entered in the book of resolutions of the City, and shall make a minute of the passage and adoption thereof in the records of the proceedings of the City Council of the City in the minutes of the meeting at which the same is presented. PASSED, APPROVED AND ADOPTED this 1 Oth day of January 2017. MAYOR ATTEST: CITY CLERK DATE: 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 1 Oth day of January, 2017, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: CITY CLERK Packet Pg. 30 Engineer's Report For Annexation for the City of Santa Clarita Landscape Maintenance District No. 1 Zone 32 (Vista Canyon) Fiscal Year 2016-17 Submitted To: Santa Clarita, California Prepared By: I Harris & Associates.. November 29, 2016 City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) ENGINEER'S REPORT TABLE OF CONTENTS Certifications..................................................................................1 Report............................................................................................2 Part A — Plans and Specifications.........................................4 Part B — Estimate of Costs....................................................6 Part C — Method of Apportionment of Assessment..............8 Part D —Assessment Diagram............................................14 Part E — Assessment Roll....................................................15 Appendices A Improvement Diagrams B Calculation Details C Assessment Diagram D Assessment Roll E Tentative Tract Map No. 69164 City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 1 ENGINEER'S REPORT ANNEXATION FOR THE CITY OF SANTA CLARITA LANDSCAPE MAINTENANCE DISTRICT NO. 1 ZONE 32 (VISTA CANYON) The undersigned acting on behalf of Harris & Associates, respectfully submits the enclosed Engineer's Report as directed by City Council pursuant to the provisions of Section 4 of Article XIIID of the California Constitution, and provisions of the Landscaping and Lighting Act of 1972, Section 22500 et seq. of the California Streets and Highways Code. The undersigned certifies that he is a Professional Engineer, registered in the State of California. DATED: 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 12016. , City Clerk, City of Santa Clarita Los Angeles County, California LIM 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 12016. , City Clerk, City of Santa Clarita Los Angeles County, California LIM City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 2 CITY OF SANTA CLARITA FISCAL YEAR 2016-17 ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF THE LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH 22679 OF THE CALIFORNIA STREETS AND HIGHWAYS CODE, ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION, AND THE PROPOSITION 218 OMNIBUS IMPLEMENTATION ACT (GOVERNMENT CODE SECTION 53750 ET SEQ.) Pursuant to Part 2 of Division 15 of the Streets and Highways Code of the State of California, Article XIIID of the California Constitution ("Proposition 218"), and the Proposition 218 Omnibus Implementation Act and in accordance with the Resolution of Initiation, adopted by the City Council of the City of Santa Clarita, State of California, in connection with the proceedings for: ANNEXATION FOR THE CITY OF SANTA CLARITA LANDSCAPE MAINTENANCE DISTRICT NO. 1 ZONE 32 (VISTA CANYON) Hereinafter referred to as the "Zone", 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. City of Santa Clarita November 29, 2016 LIVID No. 1 Zone 32 (Vista Canyon) Page 3 PART C METHOD OF APPORTIONMENT 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 Zone, in proportion to the estimated benefits to be received by such lots and parcels. PART D ASSESSMENT DIAGRAM The Diagram of the Zone Boundaries showing the exterior boundaries of the Zone and the lines and dimensions of each lot or parcel of land within the Zone. The lines and dimensions of each lot or parcel within the Zone 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 E ASSESSMENT ROLL An assessment of the estimated cost of the improvements on each benefited lot or parcel of land within the Zone. PART E METHOD OF APPORTIONMENT OF ASSESSMENT The method of apportionment of assessment, 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 Zone, in proportion to the estimated benefits to be received by such lots and parcels. City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 4 PART A Plans and Specifications The proposed improvements for the Zone (collectively, the "Improvements") include landscape improvements, (collectively, the "Landscape Improvements") and park improvements (collectively, the "Park Improvements"). Plans and specifications for the Improvements, showing the general nature, location and the extent of the Improvements, are on file in the City Special Districts Department and are by reference herein made a part of this report. DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED Landscape Improvements The Landscape Improvements include, but are not limited to: landscaping, planting, shrubbery, trees, irrigation systems, hardscapes and fixtures in public street and sidewalk rights -of -way, including medians, parkways and other easements dedicated to the City within, and adjacent to, the Zone. The Landscape Improvements includes streetscapes, medians and roundabouts in the Vista Canyon Ranch area, specifically: • Mitchell Hill Open Space Area • The southerly side of Soledad Canyon Road westerly of Vista Canyon Road • The westerly side of Vista Canyon Road southerly of Soledad Canyon Road • The easterly side of Vista Canyon Road between Highway 14 and Humphreys Parkway • Vista Canyon Road between Humphreys Parkway and Mitchell Drive • Lost Canyon Road southerly of Humphreys Parkway • Humphreys Parkway between Lost Canyon Road and Vista Canyon Road • Lang Way between Mitchell Drive and Lost Canyon Road • Lost Canyon Road between Lang Way and La Veda Avenue • The southerly side of the Santa Clara River westerly and easterly of Vista Canyon Road and westerly of La Veda Avenue • Roundabouts at the intersections of Lost Canyon Road and Humphreys Parkway, Humphreys Parkway and Vista Canyon Road, and Lang Way and Lost Canyon Road City of Santa Clarita November 29, 2016 LIVID No. 1 Zone 32 (Vista Canyon) Page 5 Park Improvements Park Improvements include, but are not limited to: landscaping, planting, shrubbery, trees, irrigation systems, hardscapes and fixtures parks and open space areas within Oak Park, which is a 10.8 acre neighborhood park located in the southeast portion of the Zone. Oak Park will include the River Education Center and approximately 2-acres for oak tree preserve and mitigation for passive uses. The remaining acreage developed with improvements similar to a neighborhood park with easterly portions utilized for an animal movement corridor. ExhibitA of this report provides diagrams of the Landscape Improvements and the Park Improvements. DESCRIPTION OF MAINTENANCE AND SERVICES The proposed maintenance and services for the Zone (collectively, the "Maintenance") include landscaping maintenance and services, (collectively, the "Landscape Maintenance") and park maintenance and services (collectively, the "Park Maintenance"). The proposed maintenance and services are generally described as follows: Landscape Maintenance Landscape Maintenance includes, but is not limited to, the furnishing of services and materials for the ordinary and usual maintenance, operation and servicing of the Landscape Improvements and appurtenant facilities, including repair, refurbishment, removal or replacement of all or part of any of the Landscape Improvements and appurtenant facilities; providing for the life, growth, health and beauty of the Landscape Improvements and appurtenant facilities, including cultivation, irrigation, trimming, spraying, fertilizing and treating for disease or injury; the removal of trimmings, rubbish, debris and other solid waste; the cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti; the furnishing of water and electrical current or energy for the irrigation of the Landscape Improvements and appurtenant facilities; and the lighting or operation of the Landscape Improvements and appurtenant facilities. Park Maintenance Park Maintenance includes, but is not limited to, the furnishing of services and materials for the ordinary and usual maintenance, operation and servicing of the Park Improvements and appurtenant facilities, including repair, refurbishment, removal or replacement of all or part of any of the Park Improvements and appurtenant facilities; providing for the life, growth, health and beauty of the Park Improvements and appurtenant facilities, including cultivation, irrigation, trimming, spraying, fertilizing and treating for disease or injury; the removal of trimmings, rubbish, debris and other solid waste; the cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti; the furnishing of water and electrical current or energy for the irrigation of the Park Improvements and appurtenant facilities; and the lighting or operation of the Park Improvements and appurtenant facilities. City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 6 PART B Estimate of Costs The estimated costs for Maintenance Services are the costs of maintenance and services as if the Improvements are fully maintained for the Fiscal Year 2016-17. Section 22569(a) of the Landscaping and Lighting Act of 1972 (the "1972 Act") provides that estimate of costs includes the total cost for improvements to be made for the year, being the total costs of constructing or installing all proposed improvements and of maintaining and servicing all existing and proposed improvements, including all incidental expenses. This may include an operating reserve which shall not exceed the estimated costs of maintenance and servicing to December 10 of the fiscal year, or whenever the City expects to receive its apportionment of special assessments and tax collections from the County, whichever is later. The following table shows a summary of the estimated annual costs for maintenance, administration, operating reserves, and capital reserves: Annual Cost Estimate Item Amount Maintenance Costs Landscape Maintenance $61,785.32 Park Maintenance 82,275.37 Subtotal Maintenance Costs $144,060.69 Administrative Costs $5,000.00 Reserves Operating Reserve (50% of Maintenance Costs) 1 $72,030.35 Annual Capital Replacement Reserve 13,046.15 Subtotal Reserves $85,076.50 Total Annual Maintenance, Administration and Capital Reserve Cost $234,137.19 Less: Contribution for General Benefit (45,420.07) Less: Contribution for Special Benefit to Parcels Outside of District (100,147.99) Total Assessment Amount $88,569.13 1 Operating Reserve is equal 50% of Maintenance Costs for fiscal year in order to fund Zone costs until the City receives its apportionment of special assessments and tax collections from the County. Each year after the initial year of the assessment, the Operating Reserve included in the cost estimate will be equal to an amount necessary to maintain the Operating Reserves at the 50% level, if any. Exhibit 8 of this report provides detailed cost estimates for the Landscape Improvements and the Park Improvements. City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 7 Capital Replacement Reserve The following table shows a summary of the annual collection amount for capital replacement: Item Amount Landscape Improvements $6,021.19 Park Improvements 7,024.96 Total Annual Collection Amount for Capital Replacement Reserve $13,046.15 Exhibit 8 of this report provides detailed cost estimates the annual collection amount required for maintaining adequate reserves for purpose of replacing Improvements, as is necessary over the course of time. City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 8 PART C Method of Apportionment of Assessment General The 1972 Act permits the establishment of assessment Zones by cities for the purpose of providing certain public improvements which include the construction, maintenance and servicing of street lights, traffic signals, and landscaping facilities. Street and Highways Code Section 22573 requires that maintenance assessments be levied according to benefit rather than according to assessed value. This section states: The net amount to be assessed upon lands within an assessment Zone may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements. The 1972 Act permits the designation of areas of benefit within any individual assessment Zone if "by reason of variations in the nature, location, and extent of the improvements, the various areas will receive different degrees of benefit from the improvements." (Sec. 22574). Thus, the 1972 Act requires the levy of a true "assessment" rather than a "special tax." In addition, Proposition 218 (Prop. 218), the "Right to Vote on Taxes Act" which was approved on the November 1996 Statewide ballot and added Article XIIID to the California Constitution, requires that a parcel's assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel. Prop. 218 provides that only special benefits are assessable and the City must separate the general benefits from the special benefits. Prop. 218 also requires that publicly owned property which benefit from the improvements be assessed. Special Benefit In determining the proportionate special benefit derived by each identified parcel, the proximity of the parcel to the public improvements detailed in Part A above, and the capital, maintenance and operating costs of said public improvements, was considered and analyzed. Due to the close proximity of the parcels to the improvements detailed in Part A above, it has been demonstrated and determined that the parcels are uniquely benefited by, and receive a direct advantage from, and are conferred a particular and distinct special benefit over and above general benefits by, said public improvements in a way that is particular and distinct from its effect on other parcels and that real property in general and the public at large do not share. All the parcels were established at the same time once the conditions regarding the improvements and the continued maintenance are guaranteed. As a result, each parcel within the Zone receives a special and distinct benefit from the improvements. Vista Canyon Tentative Tract Map 69164 is comprised of single-family and multi -family residential developments, retail and office space, recreation areas, and private roads. City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 9 Special Benefit from Landscape Maintenance All parcels within the Zone receive special benefit from Landscape Maintenance. Trees, landscaping, hardscaping, ornamental structures and appurtenant facilities, if well maintained, confer a particular and distinct special benefit upon real property within the Zone by providing beautification, shade and positive enhancement of the community character, attractiveness and desirability of the surroundings. In addition, all of the aforementioned contributes to a specific increase in property desirability and a specific enhancement of the property value of each parcel within the Zone. In Parkways and Land Values, written by John Nolan and Henry V. Hubbard in 1937, it is stated: ... there is no lack of opinion, based on general principals and experience and common sense, that parkways do in fact add value to property, even though the amount cannot be determined exactly.... Indeed, in most cases where public money has been spent for parkways the assumption has been definitely made that the proposed parkway will show a provable financial profit to the City. It has been believed that the establishment of parkways causes a rise in real estate values throughout the City, or in parts of the City,... It should be noted that the definition of "parkways" above may include the roadway as well as the landscaping alongside the roadway. Special Benefit from Park Maintenance All parcels within the Zone receive special benefit from Park Maintenance. The overall quality of life and desirability of an area is enhanced, when public parks and recreational facilities are in place, improved, operable, safe, clean and maintained. Conversely, property desirability decreases when park and recreational facilities are unsafe or destroyed by the elements or vandalism. Property desirability in an area also increases when there is an increase in the number of parks, recreation centers and sports facilities. These park and recreational facilities enable property owners to participate in sporting events, leisure activities, picnics, organized social events, and other miscellaneous activities. Studies in a number of communities, including counties and cities throughout the United States, have indicated that recreation areas and facilities, if well maintained and wisely administered, have caused a marked increase in the property values of parcels in the community. Consequently, such recreation and park facilities have proved a potent factor in maintaining a sound economic condition and a high standard of livability in the community. These studies confirm the opinion long held by planning authorities as to the economic value of parks and recreational facilities in a community. The recreation value is realized as a rise in the value of land and other property in or near the recreation area, and is of both private interest to the landowner and others, holding an economic stake in the area, and of public interest to the taxpayers, who have a stake ...." (National Recreation and Park Association, June 1985) Recreation and park amenities are central components in establishing the quality of life in a community.... [Businesses'] main resource is their employees for whom quality of life is an important issue... The availability and attractiveness of local parks and programs influences some companies relocation decisions. ... the presence of a park encourages real estate development around it.... " (California Parks & Recreation, Winter 1997) City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 10 The benefit of parks and other recreational facilities to residential and commercial/industrial properties has been summarized by a number of studies. The United States Department of the Interior, National Park Service, in a publication of June 1984, concluded that: • Parks and recreation stimulate business and generate tax revenues • Parks and recreation help conserve land, energy, and resources • An investment in parks and recreation helps reduce pollution and noise, makes communities more livable, and increases property values • Public recreation benefits all employers by providing continuing opportunities to maintain a level of fitness throughout one's working life, and through helping individuals cope with the stress of a fast -paced and demanding life Proper maintenance and operation of the parks within the City benefits those properties within the service areas of the parks by providing environmental quality and recreational enhancement. Special Benefit to Parcels Outside of the Zone There are parcels outside of the Zone that receive special benefit from the Improvements. The parcels within the Zone may only be assessed for their share of special benefit from the Improvements. The share of special benefit from the Improvements received by parcels outside of the Zone must be funded by a contribution from a source other than Zone assessments. The following table shows a summary of the required contribution: Required Contribution for Special Benefit to Parcels Outside of the Zone Item Amount Special Benefit from Landscape Improvements to Parcels Outside of the Zone $5,459.66 Special Benefit from Park Improvements to Parcels Outside of the Zone 94,688.32 Required Contribution for Special Benefit to Parcels Outside of the Zone $100,147.99 Exhibit B of this report provides detailed analysis of the parcels outside of the Zone that receive special benefit from the Improvements and the required contribution for special benefit to parcels outside of the Zone. General Benefit There is general benefit from the Improvements. The amount of general benefit is determined by the nature and location of the Improvements. City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 11 General Benefit from Landscape Maintenance Maintenance of Landscape Improvements located outside of the Zone provide general benefit. This includes the Mitchell Hill Open Space Area and landscaping along Soledad Canyon Road and Vista Canyon Road north of the Zone. General Benefit from Park Maintenance Maintenance of Park Improvements provides general benefit related to the size of park and the service area or service radius of the park. A five to ten acre Neighborhood Park has a service radius of a half -mile and it provides a lower level of general benefit than a 10 to 40 acre Community Park, which has a service radius of two miles. A Regional Park greater than 40 acres provides the greatest level of general benefit as it has a much greater service radius, variety and quantity regarding services it provides to the regional population. Park Maintenance provides general benefit to non-residents of the Zone (those living outside of the Zone), as well as to non -property owner residents living inside of the Zone. Overall, general benefit cost is 25% of the total Park Maintenance costs with 10% of the cost designated as non-resident use general benefit and 15% of the cost designated as non -property owner resident use general benefit. The general benefit share of the cost of maintaining the Improvements must be funded by a contribution from a source other than Zone assessments. The following table shows a summary of the required contribution: Required Contribution for General Benefit Item Amount General Benefit from Landscape Improvements $12,810.57 General Benefit from Park Improvements 32,609.50 Required Contribution for General Benefit $45,420.07 Exhibit B of this report provides detailed analysis of the required contribution for 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 City of Santa Clarita November 29, 2016 LIVID No. 1 Zone 32 (Vista Canyon) Page 12 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 Zone 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 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 Zone. 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. Vacant Property. To convert vacant property to EBU's, the EBU Factor used is 25% of the EBU Factor used for non-residential developed property. Therefore, vacant parcels are assigned equivalency units at the rate equal to 18 EBUs/acre x 0.25 = 4.5 EBUs/acre. EBU Factors by Land Use The following table is summary of the EBU Factors for the Zone for each of the land use categories: 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 EBU per Acre Vacant Property 4.50 EBU per Acre City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 13 Land Use and EBU Summary The following tables provide a summary of the land uses and EBU's 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 Zone. 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 Zone and a reduction in the required assessment rate per EBU for the Zone. Zone EBUs Dwelling Land Use Units Acres EBUs Single Family Residential 0 N/A 0.00 Multi -Family Residential 1,100 N/A 825.00 Non -Residential N/A 24.43 439.74 Vacant Property N/A 20.83 93.74 Totals 1,100 45.26 1,358.48 Assessments The Assessment Rate is calculated by dividing the Assessment Amount by the Total Zone EBUs. The following table summarizes the Assessments: Fiscal Year 2016-17 Assessment Rates Per EBU and Total Assessment Maximum Maximum Applied Description Assessment Rate Assessment Assessment Landscape Maintenance Assessment $59.21 $80,428.94 $0.00 Park Maintenance Assessment $2.31 $3,140.19 $0.00 Administrative Cost Assessment $3.68 $5,000.00 $0.00 Total Assessment and Assessment Rate $65.20 $88,569.13 $0.00 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 November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 14 PART D Assessment Diagram The Assessment Diagram for the Zone is included herein as Appendix C, and is part of this report. The lines and dimensions of each lot or parcel within the Zone 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. City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Page 15 PART E Assessment Roll All assessed lots or parcels of real property within the Zone are listed on the Assessment Roll. The Assessment Roll states the net amount to be assessed upon assessable lands within the Zone for Fiscal Year 2016-17, shows the Fiscal Year 2016-17 assessment upon each lot and parcel within the Zone, and describes each assessable lot or parcel of land within the Zone. These lots are more particularly described in the Assessment Roll, which is included in this Report as Appendix D. The list is keyed to the records of the Assessor of the County of Los Angeles which are incorporated herein by reference. City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Appendix A-1 APPENDIX A - 1 Diagram of Landscape Improvements LEGM LWKI A TO AL5 LMM SRIffl6CAH M.W LAO IH]RN - 0m, BfFffISC3PF. EM ETt �. __ i9Yk 940981 ISM' 16.16 d LENAN FFMATIM JL9At ]q�31p w. =gym City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Appendix A-2 VIa ArN.ras N" AKI APPENDIX A -2 Diagram of Park Improvements APPENDIX A -2 Diagram of Park Improvements X:QM LNO MLANM Af" 4.m2md - lid MDfIfF1lNAZz 4MM s _ �'�� ul It 711'IL �i �.al �-,iJ1.If111:Jr' mt I!I! ,Jllfr .711'R :111'I'lll r 1 Y-,. City of Santa Clarita November 29, 2016 LIVID No. 1 Zone 32 (Vista Canyon) Appendix B-1 APPENDIX B CALCULATION DETAILS Cost Estimate Detail Landscape Maintenance Cost Estimate Detail Item Unit Quantity Cost/Unit Cost/Year Landscape Maintenance Mitchell Hill Open Space Area SF 24,711 $0.23 $5,683.53 Soledad Canyon Roadd west of Vista Canyon Road SF 3,000 $0.20 600.00 West side of Vista Canyon Road south of Soledad Canyon Road SF 2,400 $0.20 480.00 East side of Vista Canyon Road between Highway 14 and Humphreys Parkway SF 12,000 $0.20 2,400.00 Vista Canyon Road between Humphrys Parkway and Mitchell Drive SF 14,500 $0.20 2,900.00 Lost Canyon Road south of Humphreys Parkway SF 122,000 $0.20 24,400.00 Humphreys Parkway between Lost Canyon Road and Vista Canyon Road SF 14,800 $0.20 2,960.00 Lang Way between Mitchell Drive and Lost Canyon Road SF 30,000 $0.20 6,000.00 Lost Canyon Road between Lang Way and La Veda Avenue SF 14,400 $0.20 2,880.00 South side of the Santa Clara River SF 49,113 $0.23 11,295.99 Roundabouts and south side of Santa Clara River SF 10,929 $0.20 2,185.80 Total Landscape Maintenance Costs $61,785.32 Park Maintenance Cost Estimate Detail Item Unit Quantity Cost/Unit Cost/Year Park Maintenance Oak Park Improvements - Area I SF 231,804 $0.20 $46,360.80 Oak Park Improvements - Area 11 SF 100,000 $0.23 23,000.00 Oak Park Improvements - Area III SF 44,533 $0.29 12,914.57 Total Park Maintenance Costs $82,275.37 City of Santa Clarita November 29, 2016 LIVID No. 1 Zone 32 (Vista Canyon) Appendix B-2 Capital Reserve Detail Landscape Capital Reserve Detail Item Unit Quantity Cost/Unit Cycle Cost/Year Landscape Improvements Mitchell Hill Open Space Area SF 24,711 $1.40 75 $461.27 Highway 14west of Soledad Canyon Road SF 3,000 $1.40 75 $56.00 West side of Vista Canyon Road south of Soledad Canyon Road SF 2,400 $1.40 75 44.80 East side of Vista Canyon Road between Highway 14 and Humphreys Parkway SF 12,000 $1.40 75 224.00 Vista Canyon Road between Humphrys Parkway and Mitchell Drive SF 14,500 $1.40 75 270.67 Lost Canyon Road south of Humphreys Parkway SF 122,000 $1.40 75 2,277.33 Humphreys Parkway between Lost Canyon Road and Vista Canyon Road SF 14,800 $1.40 75 276.27 Lang Way between Mitchell Drive and Lost Canyon Road SF 30,000 $1.40 75 560.00 Lost Canyon Road between Lang Way and La Veda Avenue SF 14,400 $1.40 75 268.80 South side of the Santa Clara River SF 49,113 $1.40 75 916.78 Roundabouts and south side of Santa Clara River SF 10,929 $1.40 75 204.01 Total Landscape Improvements Replacement Costs $6,021.19 Park Capital Reserve Detail Item Unit Quantity Cost/Unit Cycle Cost/Year Park Improvements Oak Park Improvements - Area I SF 231,804 $1.40 75 $4,327.01 Oak Park Improvements - Area 11 SF 100,000 $1.40 75 1,866.67 Oak Park Improvements - Area III SF 44,533 $1.40 75 831.28 Total Park Improvements Replacement Costs $7,024.96 City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Appendix B-3 General Benefit Detail Landscape Maintenance General Benefit Detail Landscape Maintenance of the Mitchell Hill Open Space Area and along Highway 14 and Vista Canyon Road north of the Zone provides general benefit. The cost of general benefit is not included in the Assessment on the parcels within the Zone. The cost of general benefit from the Landscape Improvements is detailed in in the following table. Item Cost/Year Landscape Maintenance - General Benefit Mitchell Hill Open Space Area $5,683.53 East side of Vista Canyon Road between Highway 14 and Humphreys Parkway 2,400.00 Total Landscape Maintenance - General Benefit Cost $8,083.53 Landscape Capital Reserve - General Benefit Mitchell Hill Open Space Area $461.27 East side of Vista Canyon Road between Highway 14 and Humphreys Parkway 224.00 Total Landscape Capital Replacement - General Benefit Cost $685.27 Landscape Operating Reserve - General Benefit Mitchell Hill Open Space Area $2,841.77 East side of Vista Canyon Road between Highway 14 and Humphreys Parkway 1,200.00 Total Landscape Operating Reserve - General Benefit Cost $4,041.77 Total Landscape General Benefit Cost $12,810.57 Park Maintenance General Benefit Detail Oak Park improvements include the River Education Center, an approximately 2-acre oak tree preserve and mitigation area for passive uses, and the easterly portions utilized for an animal movement. The remaining improvements will be those some of the features of a Neighborhood Park. Based on size and the type of improvements, Oak Pak is defined as a Neighborhood Park. The River Education Center and oak tree preserve and mitigation are likely to serve people other than those who reside or work in the Vista Canyon development area to some extent. Therefore, there is an element of general benefit that is provided from Park Maintenance. The cost of Park Maintenance related to general benefit cannot be assessed to Vista Canyon property owners and must be funded from some other source. Overall, general benefit cost is 25% of the total Park Maintenance costs as shown in the following table: City of Santa Clarita November 29, 2016 LIVID No. 1 Zone 32 (Vista Canyon) Appendix B-4 Item Cost/Year Park Maintenance Cost Oak Park Improvements - Area 1 $46,360.80 Oak Park Improvements - Area II 23,000.00 Oak Park Improvements - Area III 12,914.57 Total Park Maintenance Cost $82,275.37 Park Maintenance - General Benefit 10% Non -Resident Use General Benefit $8,227.54 15% Non -Property Owner Resident Use General Benefit 12,341.31 otal Park Maintenance - General Benefit Cost $20,568.84 Park Capital Replacement Cost Oak Park Improvements - Area 1 $4,327.01 Oak Park Improvements - Area 11 1,866.67 Oak Park Improvements - Area III 831.28 Total Park Capital Replacement Cost $7,024.96 Park Capital Reserve - General Benefit 10% Non -Resident Use General Benefit $702.50 15% Non -Property Owner Resident Use General Benefit 1,053.74 Total Park Capital Reserve - General Benefit Cost $1,756.24 Park Operating Reserve Cost Oak Park Improvements - Area 1 $23,180.40 Oak Park Improvements - Area II 11,500.00 Oak Park Improvements - Area III 6,457.29 Total Park Operating Reserve Cost $41,137.69 Park Operating Reserve -General Benefit 10% Non -Resident Use General Benefit $4,113.77 15% Non -Property Owner Resident Use General Benefit 6,170.65 Total Park Operating Reserve- General Benefit Cost $10,284.42 _ Total Park General Benefit Cost $32,609.50 Contribution for Special Benefit to Parcels Outside of the Zone Special Benefit from Landscape Maintenance Landscape Maintenance provides special benefit to the parcels within the Zone, as well as to parcels located outside of the Zone that are directly adjacent to the Improvements along Lost Canyon Road south of Humphreys Parkway. Special benefit to parcels outside of the Zone may not be assessed and must be funded from some other source. The following table shows the calculation of the required contribution for Landscape Maintenance special benefit to parcels outside of the Zone: City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Appendix B-5 Special Benefit from Landscape Maintenance Dwelling Assessment Assessment Description Units Acres EBUs Rate Amount Inside of Vista Canyon Zone Single Family Residential 0 N/A 0.00 $59.21 $0.00 Multi -Family Residential 1,100 N/A 825.00 $59.21 $48,844.39 Non -Residential N/A 24.43 439.74 $59.21 $26,034.95 Vacant Property N/A 20.83 93.74 $59.21 $5,549.61 Total Inside of Vista Canyon Zone $80,428.94 Total Outside of Vista Canyon Zone 84 2.13 92.22 $59.21 $5,459.66 Total 1,184 47.39 1,450.69 $59.21 $85,888.61 Special Benefit Cost - $85, 888.61 - Total Landcape Maintenance EBUs 1,450.69 Special Benefit from Park Maintenance = Assessment / EBU _ $59.21 Park Maintenance provides special benefit to the parcels within the Zone, as well as to parcels located outside of the Zone. Property outside of the District that is within reasonable walking, bicycling or driving distance to Oak Park receives special benefit. Based on average speed a person walking to the park from a mile away can be at the park in 20 minutes. Similarly, a person bicycling to the park from one and a half miles away can be there in ten minutes and a person driving to the park from two miles away can be there in 5 minutes. Based on this, the parcels outside of the Zone within a two-mile radius of the park receive special benefit. Special benefit to parcels outside of the Zone may not be assessed and must be funded from some other source. The following table shows the calculation of the required contribution for Park Maintenance special benefit to parcels outside of the Zone: Special Benefit from Park Maintenance Dwelling Assessment Assessment Description Units Acres EBUs Rate Amount Inside of Vista Canyon Zone Single Family Residential - N/A - $2.31 $0.00 Multi -Family Residential 1,100 N/A 825.00 $2.31 $1,907.03 Non -Residential N/A 24.43 439.74 $2.31 $1,016.48 Vacant Property N/A 20.83 93.74 $2.31 $216.67 Total Inside of Vista Canyon Zone $3,140.19 Outside of Vista Canyon Zone 17,549 5,240.81 40,963.06 $2.31 $94,688.32 Total 18,649 5,286.07 42,321.54 $2.31 $97,828.51 Special Benefit Cost - Total Park Maintenance EBUs = Assessment / EBU $97,828.51 - 42,321.54 = $2.31 City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Appendix B-6 City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Appendix C APPENDIX C Assessment Diagram City of Santa Clarita Landscape Maintenance District No. 1 Zone 32 (Vista Canyon) fir'-... --�-`_ _ -"z. __ _- - _ _ _ - t l'L _- - • •� � �`-• - Y �' � � _}/ 3- }ram _ _ _ ��`"- = ,��`, - , i. Los Angeles County Parcel Numbers: APN 2840-004-009 APN 2840-004-017 (por) APN 2840-004-021 (por) APN 2840-004-036 (por) APN 2840-005-057 (por) LEGEND Zone Boundaries = I Harris & Associates City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Appendix D APPENDIX D Assessment Roll City of Santa Clarita Landscape Maintenance District No. 1 Zone 32 (Vista Canyon) 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 the Zones. FY 2016-17 Assessment Roll APN Owner Total EBU's Landscape Assessment Park Maintenance Admin Costs FY 2016-17 Maximum Assessment FY 2016-17 Applied Assessment 2840-004-009 CLOYD WILLIAM C GOLDMAN FAMILY LP 93.74 $5,549.61 $216.67 $345.00 $6,111.28 $0.00 2840-004-017 VISTA CANYON RANCH LLC 78.93 4,673.08 182.45 290.51 5,146.04 0.00 2840-004-021 VISTA CANYON, PHASE I LLC 371.46 21,992.41 858.65 1,367.19 24,218.25 0.00 2840-004-036 VISTA CANYON, PHASE I LLC 678.60 40,176.73 1,568.62 2,497.65 44,243.00 0.00 2840-005-057 VISTA CANYON RANCH LLC 135.75 8,037.12 313.79 499.64 8,850.56 0.00 Totals: 1,358.48 $80,428.94 $3,140.19 $5,000.00 $88,569.13 $0.00 City of Santa Clarita November 29, 2016 LMD No. 1 Zone 32 (Vista Canyon) Appendix E APPENDIX E Tentative Tract Map No. 69164 "71 rs Yll IZIO, ------ FMA, k . - . . . . . . . . . In —T� _7 /;�n