HomeMy WebLinkAbout2021-06-08 - AGENDA REPORTS - OSPD ANNUAL LEVY FY 2021 22 (2)of sXNTA C<
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CONSENT CALENDAR
CITY OF SANTA CLARITA
AGENDA REPORT
CITY MANAGER APPROVAL:
DATE: June 8, 2021
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Agenda Item: 7
SUBJECT: FISCAL YEAR 2021-22 ANNUAL LEVY FOR OPEN SPACE
PRESERVATION DISTRICT
DEPARTMENT: Neighborhood Services
PRESENTER: Kevin Tonoian
RECOMMENDED ACTION
City Council:
1. Adopt a resolution initiating proceedings for the levy and collection of assessments within
the Open Space Preservation District for Fiscal Year 2021-22.
2. Adopt a resolution declaring the City's intention to levy assessments, preliminarily approve
an Engineer's Report in connection with the Open Space Preservation District for Fiscal Year
2021-22, and set a public hearing for June 22, 2021.
BACKGROUND
In July 2007, the property owners in the City of Santa Clarita (City) overwhelmingly approved
the creation of the Open Space Preservation District (OSPD) to facilitate the purchase and
preservation of undeveloped land within the boundaries of the District.
The City partners with a number of public entities, including the Santa Monica Mountains
Conservancy, Riverside Land Conservancy, The Trust for Public Land, County of Los Angeles,
and Mountains Recreation and Conservation Authority. Through these partnerships, the City is
able to utilize and leverage OSPD funds for the purchase and maintenance of properties with
grant funds, land bank mitigation funds, or other special funds.
In the 13 years since its formation, the OSPD has acquired 3,238 acres of open space and now
maintains an inventory of approximately 11,000 acres throughout Santa Clarita Valley. In the
coming operational year, staff anticipates the OSPD will acquire an additional 207+/- acres of
open space in the area known as Bee Canyon.
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The initial maximum assessment rate, as approved by the property owners of Santa Clarita, was
established at $25 per equivalent dwelling unit (EDU). In approving the OSPD, voters also
authorized a re -occurring increase of $1.00 to the maximum annual assessment each subsequent
fiscal year to support bond proceeds utilized by the City to finance land acquisitions.
In consideration of the COVID-19 pandemic, the City Council elected to freeze the Fiscal Year
(FY) 2020-21 OSPD levy assessment at the previous year's rate of $37.00 per EDU, or $1.00
less than the maximum voter authorized rate of $38.00 per EDU.
For FY 2021-22, staff is recommending the City Council approve a $2.00 adjustment from the
current levied assessment rate of $37.00 per EDU to the proposed levied assessment rate of
$39.00 per EDU, effective July 1, 2021. If approved, this adjustment conforms to the
requirements of Proposition 218, as it is equal to the maximum assessment rate for FY 2021-22
allowable by state law.
The annual debt servicing of the bond was structured in a manner that incorporates ascending
debt service payments. By issuing ascending debt, the City was able to borrow against future
assessment rate increases in order to maximize the size of the borrowing. In FY 2020-21, the
OSPD debt service totaled $766,406, while the proposed debt service for FY 2021-22 totals
$785,706.
Annual debt service costs continue to increase every year through the 30-year repayment period
and will total $1,127,850 in the final year of FY 2036-37. To offset rising debt service costs, it is
necessary to adjust the annual OSPD rate by the voter -approved amount each year in order to
retire bond indebtedness.
The process of ordering, approving, and setting the public hearing on the annual levy of the
OSPD is required by the Landscaping and Lighting Act of 1972, and allows the City to continue
levying assessments in FY 2021-22 for the purpose of acquiring open space properties. Upon
adoption of the attached resolutions, a public hearing on ordering the FY 2021-22 OSPD levy
will be scheduled for June 22, 2021, at 6:00 p.m.
ALTERNATIVE ACTION
Other direction as determined by the City Council.
FISCAL IMPACT
There is no impact to the General Fund associated with this action.
ATTACHMENTS
FY 2021-22 OSPD Intent Resolution
FY 2021-22 OSPD Engineer's Report (available in the City Clerk's Reading File)
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RESOLUTION NO. 2 1 -
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, DECLARING THE CITY'S INTENTION TO LEVY ASSESSMENTS,
PRELIMINARILY APPROVING AN ENGINEER'S REPORT IN CONNECTION
WITH THE OPEN SPACE PRESERVATION DISTRICT
FOR FISCAL YEAR 2021-22
WHEREAS, under the provisions of the Landscaping and Lighting Act of 1972, being
Division 15 of the Streets and Highways Code of the State of California (Act), the Open Space
Preservation District (District) was approved by the property owners in 2007;
WHEREAS, the City Council of the City of Santa Clarita (City) is desirous to take
proceedings for the annual levy of assessments for Fiscal Year (FY) 2021-22 to provide for the
costs and expenses necessary to pay for the maintenance and servicing of the improvements in
said District;
WHEREAS, the assessment rates are adequate to maintain and service the facilities;
WHEREAS, in order to maintain and service the facilities at a standard acceptable to the
City, the assessments within the District will need to be levied for FY 2021-22;
WHEREAS, Proposition 218, the Right to Vote on Taxes Act, does hereby require if the
assessment rate is to be increased, a notice of the proposed assessment, along with a ballot, shall
be mailed to all owners of identified parcels within the Districts, and the agency shall conduct a
public hearing not less than 45 days after the mailing of said notice;
WHEREAS, the assessments for FY 2021-22 are not proposed to be increased above the a
maximum levy of $39.00 per Benefit Unit;
WHEREAS, staff is recommending approval of an applied levy of $39.00 per Benefit r-
Unit for FY 2021-22; .2
WHEREAS, notices and Assessment Ballots are not required if assessments are not
increased above the maximum levy;
WHEREAS, Willdan Financial Services has prepared a preliminary Engineer's Report
(Report) generally containing the following:
Plans and specifications describing the general nature, location, and extent of the
improvements to be maintained;
b. An estimate of the cost of the maintenance and/or servicing of the improvements for
the District for the referenced fiscal year;
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c. An assessment of the estimated costs of the maintenance and servicing, assessing the
net amount upon all assessable lots and parcels within the District in proportion to the
benefits received. That upon completion of the preparation of said Report, the
original shall be filed with the City Clerk, who shall then submit the same to this
legislative body for its immediate review and consideration; and
WHEREAS, this City Council has examined and considered the Report, diagram, and
assessments, and the proceedings prior thereto.
NOW, THEREFORE, the City Council of the City of Santa Clarita, California, does
hereby resolve as follows:
SECTION 1. Recitals: That the above recitals are all true and correct.
SECTION 2. Declaration of Intention: That the public interest and convenience requires,
and it is the intention of this legislative body, to levy and collect assessments to pay the annual
costs and expenses for the installation, replacement, maintenance, and servicing of the
improvements for the above -referenced District. No new improvements or any substantial
changes in existing improvements are proposed as a part of these proceedings.
SECTION 3. Fiscal Year: That the assessments as above authorized and levied for these
proceedings will provide revenue and relate to the fiscal year commencing July 1, 2021, and
ending June 30, 2022.
SECTION 4. Preliminarily Approves Report: The City Council hereby finds each and
a
every part of the Report is sufficient, and the City Council hereby preliminarily approves, passes LU
on, and adopts the Report as submitted to the City Council and filed with the City Clerk. The a
preliminary report shall stand as the Report for the purposes of all subsequent proceedings
pursuant to this resolution of intention. M
SECTION 5. District Improvements: The installation, construction, or maintenance of
any authorized improvements under the Act, including, but not limited to landscape and
irrigation improvements and any facilities which are appurtenant to any of the aforementioned,
or which are necessary, or convenient for the maintenance or servicing thereof.
SECTION 6. Public Hearing: The City Council hereby appoints June 22, 2021, at
6:00 p.m., in the City of Santa Clarita, California, as the time, place, and date of the public
hearing on the Report. At the hearing, the City Council shall hear and consider all discussion
regarding the proposed assessment as described in the Report.
SECTION 7. Adoption of Resolution: The City Clerk shall certify to the adoption of this
resolution.
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PASSED, APPROVED, AND ADOPTED this 8th day of June 2021.
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 2 1 - was duly adopted by the City Council of the City of Santa Clarita at
a regular meeting thereof, held on the 8th day of June 2021, by the following vote:
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AYES: COUNCIL,MEMBERS:
NOES: COUNCIL,MEMBERS:
ABSENT: COUNCIL,MEMBERS:
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CITY CLERK
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City of Santa Clarita
Engineer's Report
Open Space Preservation District
FISCAL YEAR 2021 /2022
Intent Meeting: June 8, 2021
Public Hearing: June 22, 2021
Prepared on: May 14, 2021
WW I LLDAN
CITY OF SANTA CLARITA
OPEN SPACE PRESERVATION DISTRICT
ENGINEER'S REPORT
CERTIFICATE
This Report describes the District including the improvements, budgets, parcels and assessments to be levied for
Fiscal Year 2021/2022, as they existed at the time of the passage of the Resolution of Intention. Reference is
hereby made to the Los Angeles County Assessor's maps for a detailed description of the lines and dimensions of
parcels within the District. The undersigned respectfully submits the enclosed Report as directed by the City
Council.
Dated this day of 12021.
Willdan Financial Services
Assessment Engineer
By: By:
Stacee Reynolds Tyrone Peter
Sr. Project Manager, District Administration Services PE # C81888
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 12021.
Mary Cusick, City Clerk
City of Santa Clarita
Los Angeles County, California
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 12021.
Mary Cusick, City Clerk
City of Santa Clarita
Los Angeles County, California
TABLE OF CONTENTS
1.
OVERVIEW..........................................................................................................................................................1
A.
BACKGROUND..............................................................................................................................................1
B.
EFFECTS OF PROPOSITION 218..................................................................................................................1
11.
PLANS AND SPECIFICATIONS..........................................................................................................................2
A.
IMPROVEMENTS AUTHORIZED BY THE 1972 ACT....................................................................................2
B.
DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED.............................................3
111.
ESTIMATE OF COST..........................................................................................................................................4
IV.
METHOD OF APPORTIONMENT........................................................................................................................5
A.
GENERAL.......................................................................................................................................................5
B.
REASON FOR THE ASSESSMENT...............................................................................................................5
C.
SPECIAL BENEFIT ANALYSIS......................................................................................................................5
D.
SPECIAL BENEFIT DETERMINATION..........................................................................................................5
E.
AREA OF BENEFIT........................................................................................................................................7
F.
GENERAL BENEFIT.......................................................................................................................................8
G.
SPECIAL BENEFIT METHODOLOGY...........................................................................................................8
V.
ASSESSMENT ROLL........................................................................................................................................14
VI.
ASSESSMENT DIAGRAM.................................................................................................................................14
APPENDICES
1) Certificate of Participation (Open Space and Parkland Acquisition Program)
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/, OVERVIEW
A. BACKGROUND
Since the City of Santa Clarita's ("the City") incorporation in 1987, the City has made a significant effort to
preserve the greenbelts and undeveloped land within and outside the City. This includes implementing the
vision of the first and subsequent City Councils to buffer the Santa Clarita Valley with a greenbelt to help
maintain the character and quality of life for residents. During the "The Big Picture" Community Strategic
Planning process in 2004, several open space goals were reaffirmed. Additionally, in 2007 a number of
community members spoke to the Council in support of preserving undeveloped land and asked the Council
to, once again, pursue the creation of a mechanism to finance the acquisition and preservation of
undeveloped land. In April 2007, the City Council adopted a resolution to initiate the formation of the City of
Santa Clarita Open Space Preservation District.
On August 13, 2014, LAFCO (Local Agency Formation Commission) approved Annexation 2013-03 (North
Saugus) to the City of Santa Clarita. On October 14, 2014 LAFCO approved the boundary change of the
City of Santa Clarita to include the North Saugus area. Beginning in Fiscal Year 2015/16, parcels in
Annexation 2013-03 are subjected to the Open Space Preservation District Assessment.
On April 12, 2016, the City Council adopted Resolution No. 16-12, initiating annexation proceedings for the
West Creek/West Hills annexation with the LAFCO. Annexation Application No. 2016-07 was submitted to
LAFCO on April 14, 2016.
On June 28, 2016, the City Council approved and adopted a Joint Resolution between the City and Los
Angeles County approving and accepting the negotiated exchange of property tax revenue relating to the
pending annexation of areas within the unincorporated portion of Los Angeles County. Following the
Council's action, the Los Angeles County Board of Supervisors adopted the same Joint Resolution at their
Board meeting of July 19, 2016. LAFCO approved Annexation 2016-07 at their August 10, 2016, meeting
and further held the protest hearing at their October 12, 2016, meeting. Annexation 2016-07 was complete
on November 15, 2016 when the annexation was recorded with the State.
On April 24, 2018, the City Council adopted Resolution No. 18-14, which initiated annexation proceedings
for the Plum Canyon annexation with the Local Agency Formation Commission (LAFCO). Annexation
Application No. 2018-04 was submitted to LAFCO on June 27, 2018.
On July 10, 2018, the City Council adopted a joint resolution between the City of Santa Clarita (City) and
County of Los Angeles, approving and accepting the negotiated exchange of property tax revenue relating
to the pending annexation of areas within the unincorporated portion of Los Angeles County. Following the
Council's action, the Los Angeles County Board of Supervisors adopted the same joint resolution at their
board meeting on September 18, 2018. LAFCO approved Annexation 2018-04 at their October 10, 2018,
meeting and further held the protest hearing at their November 14, 2018, meeting. Annexation 2018-04 was
complete on November 15, 2018, when the annexation was recorded with the state.
B. EFFECTS OF PROPOSITION 218
On November 5, 1996, the electorate approved Proposition 218, Right to Vote on Taxes Act, which added
Articles XIIIC and MID to the California Constitution. The Article MID affects all assessments upon real
property for a special benefit conferred on the property. Assessments imposed under the Landscaping and
Lighting Act of 1972 are these types of benefit assessments.
Fiscal Year Open Space Preservation District Engineer's Report
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The provisions of Proposition 218 can be summarized in four general areas:
1. Strengthens the general and special tax provisions of Propositions 13 and 62;
2. Extends the initiative process to all local taxes, assessments, fees and charges;
3. Adds substantive and procedural requirements to assessments; and
4. Adds substantive and procedural requirements to property -related fees and charges.
/Z PLANS AND SPECIFICATIONS
A. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT
As applicable or may be applicable to this District, the 1972 Act defines improvements to mean one or any
combination of the following:
• The installation or planting of landscaping.
• The installation or construction of statuary, fountains, and other ornamental structures and
facilities.
• The installation or construction of public lighting facilities, including, but not limited to, traffic
signals.
• The installation or construction of any facilities which are appurtenant to any of the foregoing or
which are necessary or convenient for the maintenance or servicing thereof, including, but not
limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters,
walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
• The installation of park or recreational improvements, including, but not limited to, all the following:
Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation
systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
• The maintenance or servicing, or both, of any of the foregoing.
• The acquisition of land for park, recreational, or open -space purposes.
• The acquisition of any existing improvement otherwise authorized pursuant to this section.
• Incidental expenses associated with the improvements include, but are not limited to:
The cost of preparation of the report, including plans, specifications, estimates, diagram,
and assessment;
The costs of printing, advertising, and the publishing, posting and mailing of notices;
Compensation payable to the County for collection of assessments;
Compensation of any engineer or attorney employed to render services;
Any other expenses incidental to the construction, installation, or maintenance and
servicing of the improvements;
Any expenses incidental to the issuance of bonds or notes pursuant to Section 22662.5.
Costs associated with any elections held for the approval of a new or increased
assessment.
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The 1972 Act defines "maintain" or "maintenance" to mean furnishing of services and materials for the
ordinary and usual maintenance, operation, and servicing of any improvement, including:
• Repair, removal, or replacement of all or any part of any improvement.
• Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation,
trimming, spraying, fertilizing, or 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.
B. DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED
The Open Space Preservation District expands the City's existing Open Space, Park and Parkland Program.
This program preserves, improves, finances, services and maintains facilities as described below.
It is the City Council's intent to utilize the additional funding from the Open Space Preservation District to
expand the existing Open Space, Park, and Parkland Program to accelerate vacant land acquisition in and
around the City in accordance with the guidelines outlined in the Open Space Acquisition Implementation
Work Program, which is included herein and is provided in the Appendix.
The improvements are the acquisition, preservation, improvement, financing, servicing and maintenance of
parks, parkland and open space lands and appurtenant equipment and facilities, including but not limited to,
personnel, electrical energy, utilities such as water, materials, contracting services, debt service costs, and
other items necessary for the satisfactory provision of these facilities and services.
Facilities include but are not limited to:
• Open Space Lands
• The Santa Clara River Watershed
• Trail Systems
• Wildlife Corridors
• Park and Recreation Facilities and Equipment
Maintenance means the furnishing of services and materials for the ordinary and usual maintenance,
operation, preservation and servicing, including repair, removal or replacement of all or part of any of the
park, parklands and open space lands or appurtenant equipment or facilities; providing for the life, growth,
health and beauty of the landscaping, including cultivation, irrigation, trimming, spraying, fertilizing and
treating for disease or injury; the removal of trimmings, rubbish, debris and other solid waste; brush clearing;
and the cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.
Servicing means the furnishing of water for the irrigation and the furnishing of electric current or energy, gas
or other illuminating agent for the operation of the park, parklands and open space lands or appurtenant
equipment or facilities.
The City financed a portion of the facilities through the issuance of bonded indebtedness.
The plans and specifications for the improvements, showing the general nature, location and the extent of
the facilities, are on file in the City Parks, Recreation and Community Services Department and are by
reference herein made a part of this report.
Fiscal Year Open Space Preservation District Engineer's Report
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//Z ESTIMATE OF COST
The City's budget for the Open Space, Park, and Parkland Program, shown below, details the estimated costs for
Fiscal Year 2021/2022 as available at the time of preparation of this report. The 1972 Act provides that the total cost
of the construction, acquisition, preservation, improvement, servicing and maintenance, together with incidental
expenses, may be financed from the assessment proceeds. The incidental expenses may include engineering fees,
legal fees, printing, mailing, postage, publishing, and all other related costs identified with the district proceedings.
Open Space, Park, and Parkland Program $8,417,923
Expansion of the Program through the Preservation District 3,086,421
Less General Benefit Contribution (69.60%) (8,007,024)
Assessment shall not exceed Special Benefit e i -i
Budget for Expansion of the Program through the Open Space Preservation District
Resources:
Beginning Land Acquisition Reserve (Beginning Fund Balance FY 21/22) $5,316,231
Other Revenue (interest, etc.) 186,070
Total Resources: $5,502,301
Uses:
Administration $790,309
Bond Debt Service 785,706
Capital Projects 0
Operating Reserve Per Section 22569(a) 788,008
Ending Land Acquisition Reserve (Ending Fund Balance FY 21/22) 6,224,700
Total Uses: $8,588,722
Vote:
(1) Detailed estimated cost of components of the Program are available in the Neighborhood Services Department and are incorporated herein by this reference.
(2) Under the Preservation District, the total estimated cost of the Improvements to be funded by the Preservation District is greater than the amount that can be
conveniently raised from a single annual assessment. The City is authorized to determine such costs of one or more Improvements, including related debt
service, to be collected in installments over a period not to exceed thirty (30) fiscal years from its initial funding, as provided in the annual Engineer's Report On
December 12, 2007, the City executed and delivered $15,525,000 Certificates of Participation (Open Space and Parkland Acquisition Program) 2007 Series (the
"Certificates") to fund such Improvements and the assessments from the Preservation District were pledged to make debt service payments on the Certificates.
The debt service schedule is attached hereto as Appendix 1.
The 1972 Act requires that a special fund be set-up for the revenues and expenditures of the District. Funds raised
by assessment shall be used only for the purpose as stated herein. The City may advance funds or incur bonded
indebtedness, if needed, to ensure adequate cash flow or timing of the provision of the facilities, and will be
reimbursed for any such advances or payment of annual bond debt service upon receipt of assessments. Any
surplus or deficit remaining on July 1 must be carried over to the next fiscal year.
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IV. METHOD OF APPORTIONMENT
A. GENERAL
Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting Act of 1972, permits
the establishment of Assessment Districts by cities for the purpose of providing certain public improvements
which include the construction, maintenance and servicing of park and recreation improvements and the
acquisition of land for park, recreation or open space purposes.
Section 22573, Landscaping and Lighting Act of 1972 requires that 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 district 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 Act permits the designation of zones of benefit within any individual assessment district 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, 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. XIIID
provides that only special benefits are assessable and the City must separate the general benefits from the
special benefits. XIIID also requires that publicly owned properties that benefit from the improvements be
assessed.
B. REASON FOR THE ASSESSMENT
The District funds a portion of the City's Open Space, Park, and Parkland Program (the "Program") as
previously defined herein in Section II of this Report.
This Program covers park and recreation facilities, open space lands, the Santa Clara River watershed, trail
systems and wildlife corridors throughout the City of Santa Clarita, and open space preservation around the
perimeter of the City.
C. SPECIAL BENEFIT ANALYSIS
Parcels within the District are assessed for those improvements that provide a special benefit to the
properties. Article XIIID of the California Constitution defines special benefit as:
"A particular and distinct benefit over and above general benefits conferred on real property located in
the district or to the public at large. General enhancement of property value does not constitute 'special
benefit'."
D. SPECIAL BENEFIT DETERMINATION
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
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improvements detailed in Part A above, it has been demonstrated and determined 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.
The overall quality of life and desirability of an area is enhanced when parks, open space and recreational
facilities are in place, improved, operable, safe, clean and maintained. Property desirability in an area also
increases when there is an increase in the number of parks, open space and recreation facilities.
Studies in a number of communities 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 to be 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)
The special benefit of parks and other recreational facilities conferred to residential and non-residential
properties has been summarized by a number of studies. The United States Department of the Interior,
National Park Service, in a publication dated 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, and makes for a more
pleasing community..."
• "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."
Collaborative Economics, a Silicon Valley think-tank, has found strong connections between the physical
design and attractive maintenance of community facilities and the new knowledge -driven, service -oriented
economy (Linkina the New Economv to Livable Communities, Collaborative Economics 1998). Businesses
are increasingly valuing "quality of life" as a way to recruit and retain skilled workers (Profiles of Business
Leadership on Smart Growth, National Association of Local Government Environmental Professionals,
1999).
Non-residential property (either vacant or developed) located within a community that actively promotes the
design and maintenance of park and recreation facilities, is conferred a distinct and special benefit because
these features attract businesses, ensuring the highest and best use of the property. Area desirability helps
to assure that vacant property is actually marketable to willing buyers and helps assure that the property
owner can actually capture the full market value for property.
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Residential property (both vacant and developed) benefits from the "area desirability" because workers are
attracted to community, and will purchase homes, which again assures the highest and best use of the
property. As described above, when an area is desirable, property is more marketable and owners are
better positioned to capture the benefits full market value.
The entire community, and parcels within the community, are conferred a special benefit when parks and
recreational facilities are included as part of the overall community design standard and are maintained.
The Supreme Court of California, in Knox v. City of Orland, acknowledged that parks confer special benefit.
In this opinion, the Supreme Court of California stated, "in California, there is a lengthy history of legislative
and judicial recognition that parks constitute proper subjects for special assessment."
Homebuyers over age 55, considering a move, were surveyed about the amenities that "would seriously
influence them in selecting a new community" in Boomers on the Horizon: Housina Preferences of the 55+
Market, National Association of Home Builders, 2002. The following results were found:
Walking and jogging trails
Walking and jogging trails
55+ >$75kper year
Outdoor spaces 55+ 51 2
Outdoor spaces (park) 55+, moving to suburbs 55
Open Spaces 55+ 46
Finally, the ERE Yarmouth and Real Estate Research Corporation has found that "smart communities"
(those that actively plan and maintain parks, open space, streetscaping and pedestrian friendly features)
will experience the fastest rise in real estate values (Defininq New Limits, Emerainq Trends in Real Estate,
ERE Yarmouth and Real Estate Research Corporation, 1988).
In addition, all of the aforementioned above illustrates that parks, open space and recreational facilities
contribute to a specific increase in property desirability which confers a particular and distinct special
benefit upon the real property located within the district.
E. AREA OF BENEFIT
Proposition 218 states, "No assessment shall be imposed on any parcel which exceeds the reasonable cost
of the proportional special benefit conferred on that parcel. Only special benefits are assessable, and an
agency must separate the general benefits from the special benefits conferred on a parcel."
Based on the above, the area of benefit for the facilities and services funded by the District are defined
below:
The National Recreation and Park Association standards are used to define the service area of the City's
existing parklands and open space areas. These standards state that a community park, which serves the
needs of several neighborhoods, has a service radius of up to 3 miles. Properties within this 3-mile service
radius are considered to receive special benefit from the facility.
Fiscal Year Open Space Preservation District Engineer's Report
2021/2022 Page 7
* WILLDAN
To define the service area of the District, a 3-mile radius was drawn around all of the City's existing
parklands and open space areas. This is shown on the Assessment Diagram at the back of this Report.
Parcels within the District service area are considered to receive special benefit from the District. The total
area served by the Program, as defined above, is 149,340.58 acres. Of that area, 103,984.51 acres, or
approximately 69.60 percent, is outside the city boundaries. The benefits conferred on these non -city
parcels within the service areas are considered the "general benefits" associated with the District.
Therefore, only 30.40 percent of the District budget is assessed to City properties as the quantification of
special benefits received, and 69.60 percent of the budget will be provided from other sources (e.g.: general
fund, Proposition A funds, etc.).
F. GENERAL BENEFIT
Section 4 of Article XIIID requires that the general benefits imparted by the Open Space, Park and Parkland
Program be separated from the special benefits and that only the special benefit portion of the costs of the
project be assessed against those parcels which are identified as receiving special benefits.
As stated above, only 30.40 percent of the District budget is assessed to properties within the City
boundaries as the quantification of special benefits received, and 69.60 percent of the budget is defined as
the "general benefits".
This quantification of general benefit is considered a conservative estimate as much of the area outside the
City boundaries is currently sparsely developed when compared with the development intensity within the
City.
All properties within the City of Santa Clarita are within the service area of the City's existing parklands and
open space areas. Therefore, these properties receive special benefit from the existing facilities. The
existing facilities are distributed throughout all areas of the City. Due to the uniform distribution of the
existing parklands and open space areas in the City, it is considered a reasonable approximation of the
ultimate service area of the parklands and open space to be obtained, developed and preserved through the
Program.
Any future acquisition of undeveloped lands will be within the City of Santa Clarita city limits or within the
service area of the City's existing parklands and open space areas. Due to this account and the fact that any
undeveloped lands outside the City boundaries will remain essentially in their natural state, these additional
areas are not considered to increase the benefit boundaries of the District.
Additional general benefits to the public at large are considered incidental and non -quantifiable and are
more than adequately funded by the City's additional contribution.
G. SPECIAL BENEFIT METHODOLOGY
The District boundaries are coterminous with the City of Santa Clarita. To establish the special benefit to the
individual parcels within the District, a Benefit Unit system is utilized. Each parcel of land is assigned Benefit
Units (BU's) in proportion to the estimated special benefit the parcel receives relative to the other parcels
within the District from the Program. Benefit Units are established by considering both the dwelling unit
equivalency of a property and the benefits provided, as discussed above.
Basic Formula:
(Equivalent Dwelling Units) x (Benefit Factor) = Benefit Units
Fiscal Year Open Space Preservation District Engineer's Report
2021/2022 Page 8
YY WILLDAN
EQUIVALENT DWELLING UNITS
In order to allocate benefit fairly between the parcels, an Equivalent Dwelling Unit (EDU) methodology is
utilized, which equates different types of land uses to a single-family residential parcel, thereby allowing a
uniform method of assessment.
The EDU method uses the single family home as the basic unit of apportionment. A single family home
equals one Equivalent Dwelling Unit (EDU). Every other land use is converted to EDU's as described below.
All assessable properties in the District are assigned dwelling units and land use classifications per the
County Assessor's roll. (Inaccuracies in the County data will be reviewed on a case by case basis as they
are brought to the City's attention.)
The methodology to calculate the EDU's for other residential land uses and for non-residential parcels is as
follows:
Every land use is converted to EDU's. Parcels containing apartments are converted to EDU'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.
Table 1 outlines the EDU formula.
Table I: EDU Formula
Residential
Single family home
1 dwelling
x
1
= 1.00 EDU/dwelling
Single family vacant
1 parcel
x
0.25
= 0.25 EDU/parcel
Multi -Family (incl. Condo/Apt)
1 dwelling
x
0.75
= 0.75 EDU/dwelling
Mobile Home Parks
1 space
x
0.5
= 0.50 EDU/space
Developed Non -Residential
Commercial, Industrial,
1 acre
x
6
= 6.00 EDU/acre
Government, Church
1.00 EDU/parcel min
Vacant
1 acre
x
1.5
= 1.50 EDU/acre
0.25 EDU/parcel min
5 acre
x
1.5
= 7.50 EDU/parcel max
Residential
Single Family Residences (SFR). A single family home equals 1 EDU.
Multi -family Residences (Apartments and Condominiums) and Mobile Home Parks. Multifamily
residential parcels and Mobile Home Park equivalencies are determined by multiplying the number of
dwelling units on each parcel by 0.75 and 0.5, respectively, due to the relative population density of these
types of dwelling units and reduced unit size compared to the typical density and size of an SFR. Studies
have consistently shown that the average apartment unit impacts infrastructure approximately 75% as much
Fiscal Year Open Space Preservation District Engineer's Report
2021/2022 Page 9
* WILLDAN
as a single-family residence and the average mobile home unit impacts infrastructure approximately 50%.
(Sources: Institute of Transportation Engineers Informational Report Trip Generation, Fifth Edition, 1991;
Metcalf and Eddy, Wastewater Engineering Treatment, Disposal, Reuse, Third Edition, 1991). Trip
generation and wastewater usage are a function of population density. Based on this, it is concluded that
other infrastructure will be similarly impacted at a reduced level. The smaller average unit size of multiple -
residential and mobile homes results in a lesser enhancement per unit to property values.
The EDU's assigned to a multi -residential or to a mobile home parcel are calculated based on the number of
dwelling units and the appropriate EDU factor. For example, the EDU factor for multi -residential (0.75) is
multiplied by the number of dwelling units on the parcel to determine the total EDU's for the multiple
residential parcel. Similarly, the total EDU's for a mobile home parcel are calculated by multiplying the EDU
factor (0.5) by the number of mobile home units on the parcel.
Developed Non -Residential
Developed non-residential properties are defined as improved commercial, industrial and institutional
properties (such as churches). In converting these properties to EDU's, the size of the parcels is compared
to the median size of a single-family residential lot, which is 0.17 acres. This equals approximately 6 SFR
lots per acre of land. Therefore, developed non-residential parcels are assigned EDU's at a rate of 6 EDU's
per acre. The minimum EDU assignment for a developed non-residential parcel is 1.0 EDU per parcel, which
is the same as a developed SFR.
The area of non-residential condominium parcels is calculated based on the individual area of the condo
plus an equal share of the common area associated with the condominium project.
Vacant
Vacant property consists of parcels with few or no improved structures. These properties have virtually no
impacts on infrastructure to make a comparison to developed property; however, based on the Los Angeles
County Assessor's data, the average land value of an SFR property is between 45% and 50% of the total
value. Splitting the difference between value and impacts, vacant property is assigned EDU's at the rate of
25 percent of improved property.
A vacant parcel, designated exclusively for a single-family residential unit by a recorded Tract Map or Parcel
Map, will be assigned 0.25 EDUs per lot.
Other vacant parcels, including those properties designated as agricultural, are assessed based upon the
acreage of the parcel. All of these parcels will be assigned EDU's at the rate of 25% of the developed non-
residential properties, or 1.5 EDU's per acre.
Regarding larger vacant properties, a strict application of the EDU rate per acre will result in an
inappropriately large assessment, particularly considering the fact that the vacant parcel provides some of
the open space attributes the park system endeavors to provide. As the size of a parcel increases, it begins
to provide proportionally larger open space characteristics. In order to recognize this, the EDU rate for
vacant, non-SFR property is applied to the first 5 acres only. This provides the City with a mechanism to
effectively model the benefits received by vacant, non-SFR property in the more urbanized areas (where
vacant lot sizes tend to be smaller because of encroaching development) while also crediting the open
space benefits provide by larger, undeveloped parcels.
Therefore, vacant, non-SFR parcels will be assessed 1.5 EDU's per acre up to a maximum of 5 acres per
parcel. The minimum EDU assignment for a vacant parcel is 0.25 EDU's per parcel, which is 25% of a
developed SFR.
Fiscal Year Open Space Preservation District Engineer's Report
2021/2022 Page 10
YY WILLDAN
Exempt
Exempted from the assessment are the areas of streets, avenues, lanes, roads, drives, courts, alleys, and
public easements, rights -of -ways, and parkways. Also exempted from assessment are utility rights -of -way,
common areas (such as in condominium complexes), landlocked parcels and small parcels vacated by the
City as these parcels have little or no value and therefore do not benefit from the improvements.
In addition, parks, greenbelts and open space are exempt from assessment, as are public schools, golf
courses (which are considered as parks in most cities' planning documents) and cemeteries, which are also
considered to provide a type of parkland and open space.
Government -Owned Property
Prop. 218 states, "Parcels within a district that are owned or used by any [public] agency ... shall not be
exempt from the assessment unless the agency can demonstrate... that [the] parcels in fact receive no
special benefit."
Government -owned (public) properties must be assessed for the benefits they receive. If no benefit is
received (for example, parks and schools as discussed above) then the government owned parcels can be
"exempt" from the assessment. Uses such as City Hall and maintenance yards are assessed as developed
non-residential property.
BENEFIT FACTORS
Proper preservation of parklands and open space within and surrounding the City benefits properties by
providing environmental quality and recreational enhancement. The amount of benefit received will vary with
the different land use of the property. There are two categories from which the total benefit of a parcel is
derived, and these benefits are weighted equally with respect to each other:
1. Environmental Quality Benefit. The improvement of the quality of air, visual aesthetics and
attractiveness of the community as a place to live, work and do business. All properties within the
District are considered to receive this benefit.
2. Recreation Enhancement Benefit. The availability of useable and safe parkland and recreational
facilities. Only residential properties are considered to receive this benefit as it more directly relates to
the enhancement of the quality of life in the residential community.
Table 2 outlines the Benefit Factors for the Open space, park and parkland program:
Table II: Open Space & Parkland Benefit Factors
Fiscal Year Open Space Preservation District Engineer's Report
2021/2022 Page 11
YY WILLDAN
BENEFIT UNITS
As discussed above, the basic formula for calculating Benefit Units for each property is as follows:
Basic Formula:
(Equivalent Dwelling Units) x (Benefit Factor) = Benefit Units
Table 3, below, outlines the Benefit Unit calculations for various properties:
Table III: Benefit Unit Calculation
Residential
Single family home
1 dwelling
x
1.0 x
1.0
= 1.00
BU / dwelling
Single family vacant
1 parcel
x
0.25 x
1.0
= 0.25
BU / parcel
Multi -Family (incl. Condo)
1 dwelling
x
0.75 x
1.0
= 0.75
BU / dwelling
Mobile Home Parks
1 space
x
0.5 x
1.0
= 0.50
BU / space
Developed Non -Residential
Commercial, Industrial, Gov, Church
1 acre
x
6 x
0.5
= 3.00
BU / acre
1 EDU min
x
0.5
= 0.50
BU/ parcel min
Vacant
1 acre
x
1.5 x
0.5
= 0.75
BU / acre
0.25
EDU min x
0.5
= 0.125
BU/ parcel min
5 acre
x
1.5 x
0.5
= 3.75
BU/ parcel max
Table 4, below, provides a summary of Benefit Units for the City of Santa Clarita.
Table IV: Assessable Benefit Unit Summary by Land Use
Land Use
o. of No..
Parcels dwellings
o. of Acres
No. Of
Residential
Single family home
41,504
41,504
41,504.00
Single family vacant
1,272
1,272
318.00
Multi -family residential
435
12,343
9,257.25
Condominiums
19,306
19,306
14,479.50
Mobile Home Parks
29
2,508
1,254.00
Developed Non -Residential
Commercial / Industrial
2,001
3,489.84
10,532.85
(incl. Government & Church)
Vacant
Vacant 5 acres or less
614
892.48
683.41
Vacant more than 5 acres
296
7,577.45
1,110.00
i
ASSESSMENT RATE CALCULATION
Table 5 provides the assessment rate calculation for FY 2021/2022.
Fiscal Year Open Space Preservation District Engineer's Report
2021/2022 Page 12
YY WILLDAN
Table V: Assessment Rate Calculation
* The maximum annual assessment rate will be increased each year by $1.00 per Benefit Unit (table below).
The actual assessments levied in any fiscal year will be as approved by the City Council and may not
exceed the maximum assessment rate without receiving property owner approval for the increase.
Sample calculations for various land uses are provided in the following Table 6:
Table VI: Sample Calculations
Residential
Single family home
1 dwelling
x
1
x
1 =
1
$39.00
Single family vacant (subdivided)
1 parcel
x
0.25
x
1 =
0.25
$9.75
Condominium
1 dwelling
x
0.75
x
1 =
0.75
$29.25
Duplex
2 dwellings
x
0.75
x
1 =
1.5
$58.50
4-plex
4 dwellings
x
0.75
x
1 =
3
$117.00
10-unit Apartment
10 dwellings
x
0.75
x
1 =
7.5
$292.50
Mobile Home Parks
10 spaces
x
0.5
x
1 =
5
$195.00
Developed Non -Residential
Commercial, Industrial, Gov, Church
0.25 acres
x
6
x
0.5 =
0.75
$29.25
Commercial, Industrial, Gov, Church
0.5 acres
x
6
x
0.5 =
1.5
$58.50
Commercial, Industrial, Gov, Church
1 acre
x
6
x
0.5 =
3
$117.00
Vacant
Vacant
0.5 acres
x
1.5
x
0.5 =
0.38
$14.82
Vacant
1 acres
x
1.5
x
0.5 =
0.75
$29.25
Vacant
5 acres
x
1.5
x
0.5 =
3.75
$146.25
Vacant*
10 acres
=
3.75
$146.25
* Vacant parcels with more than 5 acres are assessed a maximum amount of 3.75 benefit units.
ASSESSMENT DURATION
The Open Space Preservation District is proposed to exist for thirty (30) years beginning with 2007/08 and
maturing in Fiscal Year 2036/37.
Fiscal Year Open Space Preservation District Engineer's Report
2021/2022 Page 13
YY WILLDAN
V. ASSESSMENT ROLL
The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2021/2022 apportioned to each lot or
parcel, as shown on the last equalized roll of the Assessor of the County of Los Angeles. The Preliminary
Assessment Roll is provided as part of this report and is incorporated herein.
The description of each lot or parcel is part of the records of the Assessor of the County of Los Angeles and these
records are, by reference, made part of this Report.
VZ ASSESSMENT DIAGRAM
The Assessment Diagram for the District is provided on the following page. 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 year when this Report was prepared, and are incorporated by reference herein and made part of this
Report.
Fiscal Year Open Space Preservation District Engineer's Report
2021/2022 Page 14
•
40
L N %�J
W'WILLIDAN
Appendix 1
Certificates of Participation
Open Space and Parkland Acquisition Program 2007 Series
Debt Service Schedule
Fiscal Year City of Santa Clarita Engineer's Report
2021/2022 Open Space Preservation District APPENDIX 1
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Fiscal Year City of Santa Clarita Engineer's Report
2021/2022 Open Space Preservation District APPENDIX 1