HomeMy WebLinkAbout2003-11-25 - AGENDA REPORTS - GVRANCH OPEN SPACE MAINT DIST (4)Agenda Item: _ 11
CITYOF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARING City Manager Approval:
Item to be presented by: Barbara Boswell
DATE: November 25, 2003
SUBJECT: APPROVAL OF THE FORMATION OF THE CITY OF SANTA
CLARITA OPEN SPACE MAINTENANCE DISTRICT (GOLDEN
VALLEY RANCH)
DEPARTMENT: Administrative Services
RECOMMENDED ACTION
City Council conduct a public hearing, and adopt a resolution to approve the formation of the
City of Santa Clarita Open Space Maintenance District (Golden Valley Ranch).
BACKGROUND
In January of 2002, the City Council approved the Golden Valley Ranch Development.
Approval of this development included the construction of 498 single-family residential units,
approximately 610,930 square feet of commercial uses, a turn -key elementary school, a 2.3
net -acre trail head, a 1.6 -acre fire station pad, and the dedication of approximately 920 acres of
natural undeveloped open space.
In conjunction with the approval of this development, the City, the Owner (PacSun), and the
Golden Valley Ranch Task Force entered into a settlement agreement set forth in the Judgment
of the Superior Court of the State of California Case No. BC269070, filed July 29, 2002, in
which, among other things, in exchange for approval of the residential development, the Owner
agreed to set aside open space within the development and be responsible for the ongoing
maintenance of such open space, and the City agreed to initiate formation proceedings for a
special assessment district for the ongoing maintenance of the open space.
As a condition of the approval of the Golden Valley Ranch Development, the formation of an
open space maintenance district is required. PacSun, LLC, hereinafter referred to as the
"Developer," has agreed to form an open space district to provide funds for the open space
03-15-1
management within the boundaries of the City of Santa Clarita Open Space Maintenance District.
The Developer has signed a petition requesting the formation of the open space district. This
district will provide for the continued maintenance of open space property within the boundaries
of the district after such open space is dedicated and accepted by the City.
On November 25, 2003, the City Council considered adoption of resolutions to initiate
proceedings for and declare its intent to the formation of the District. At that time, the Developer
provided the City with a petition, giving approval to the formation of the open space maintenance
district.
By signing the petition, the Developer, as sole owner, has waived the time period for holding and
noticing the public hearing. Therefore, the public hearing for the formation of the open space
maintenance district can be held on the same date as the consent calendar time initiating the
formation, and the Developer has submitted an assessment ballot which may be opened by the
City Clerk at the close of the public hearing.
Provided the Developer has marked the assessment ballot in favor of the District, no majority
protest exists, and the resolution of formation can be considered. The resolution forms the Santa
Clarita Open Space Maintenance District. The proposed total maximum annual open space
maintenance assessment is $54,539, escalating annually, based on the CPI index. Assuming the
actual number of residences are built as proposed by the Developer, the 2004-05 assessment for
a single-family residential unit is $127.87 and $43.23 for a single-family condominium unit. The
formation of the District and levy of the assessment is in compliance with Proposition 218.
ALTERNATIVE ACTIONS
Other action as determined by the City Council.
FISCAL IMPACT
The formation of this open space maintenance district will ensure collection of future
assessments from the properties located within the boundaries of the Santa Clarita Open Space
Maintenance District, which will offset the expenses incurred for the continued maintenance of
the open space after the open space is dedicated and accepted by the City. The proposed total
maximum annual open space maintenance assessment is $54,539, escalating annually, based on
the CPI index.
ATTACHMENTS
Resolution
Engineer's Report available in the City Clerk's Reading File
Assessment Ballot held by the City Clerk until close of public hearing
NOTICE OF PUBLIC HEARING
PROPOSED OPEN SPACE MAINTENANCE DISTRICT
(GOLDEN VALLEY RANCH)
PUBLIC NOTICE IS HEREBY GIVEN that at 6:00 o'clock p.m. on November 25,
2003, at the regular meeting place of the City Council, City Council Chambers, City of Santa
Clarita, 23920 Valencia Boulevard, Santa Clarita, 91355, a public hearing will be held to discuss
the proposed formation of an open space maintenance district (the "Proposed District") and the
imposition of an assessment lien on certain property referred to as Tentative Tract Map No.
52414 (Golden Valley Ranch). The public hearing and the Proposed District proceedings will be
held 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),
Article XIIID of the California Constitution and the Proposition 218 Omnibus Implementation
Act (commencing with Section 53750 of the California Government Code).
In accordance with the Judgement of the Superior Court of the State of California Case
No. BC269070, filed July 29, 2002, the setting aside and on-going maintenance of natural open
space areas is a condition of developing the residential portion of Tentative Tract No. 52414
(Golden Valley Ranch). The Proposed District will fund the costs of the maintenance and
servicing of the open space conservation area improvements, including trail maintenance, and open
space management.
At the above -referenced time and place any person interested will be heard upon the
formation of the Proposed District, its boundaries and the proposed assessment. A copy of the
proposed Engineer's Report is on file in the office of the City Clerk at 23920 Valencia
Boulevard, Santa Clarita, 91355.
Dated:: October 29, 2003
Sharon L. Dawson, CMC
City Clerk
Publish Date: November 3, 2003
-1-
CERTIFICATE REGARDING PETITION
CITY OF SANTA CLARITA
OPEN SPACE MAINTENANCE DISTRICT
(Golden Valley Ranch)
The undersigned City Clerk of the City of Santa Clarita hereby certifies that on
November, 2003, the attached Petition was filed in the office of the City Clerk of the City of
Santa Clarita.
Dated: November 25, 2003
City Clerk of the City of Santa Clarita
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PETITION
A PETITION TO THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, COUNTY OF
LOS ANGELES, STATE OF CALIFORNIA, PETITIONING SAID COUNCIL TO INITIATE
PROCEEDINGS FOR THE FORMATION OF THE CITY OF SANTA CLARITA OPEN
SPACE MAINTENANCE DISTRICT (GOLDEN VALLEY RANCH) PURSUANT TO THE
"LANDSCAPING AND LIGHTING ACT OF 1972" BEING PART 2 OF DIVISION 15 OF
THE STREETS AND HIGHWAYS CODE OF THE STATE OF CALIFORNIA
WITNESSETH:
A. WHEREAS, the petitioner, PacSun, LLC, (hereinafter referred to as the
"Developer"), is the sole owner of that certain real property (hereinafter referred to as the
"Property") located in the City of Santa Clarita, County of Los Angeles, State of California
(hereinafter referred to as the "City"), more particularly described on Exhibit "A" attached
hereto.
B. WHEREAS, the Property is being developed into approximately 498 single-
family residential units, as part of a development which will include approximately 611,000
square feet of commercial uses, a tum -key elementary school, a 2.3 net acre trail head, a 1.6 acre
fire station pad and approximately 920 acres of natural undeveloped open space (collectively, the
"Development'); and
C. WHEREAS, in conjunction with the approval of the Property, the City, the Owner
and Golden Valley Ranch Task Force entered into a settlement agreement set forth in the
Judgment of the Superior Court of the State of California Case No. BC269070, filed July 29,
2002, in which, among other things, in exchange for approval of the residential development, the
Owner agreed to set aside open space within the development (the "Open Space") and be
responsible for the on-going maintenance of the Open Space and the City agreed to initiate
formation proceedings for a special assessment district for the on-going maintenance of the Open
Space; and
D. WHEREAS, pursuant to the "Landscaping and Lighting Act of 1972," being Part
2 of Division 15 of the Streets and Highways Code of the State of California (the "Act'), the
City may establish An open space maintenance district to provide for the continued maintenance,
operation, and servicing of the Open Space, and for the payment of the costs and expenses
incurred for such maintenance, operation, and servicing; and
E. WHEREAS, the Right to Vote on Taxes Act (hereinafter referred to as the
"Law"), which added Articles XIIIC and XIIID to the California Constitution, requires among
other things that all new assessments must comply with the Act; and
F. WHEREAS, the Law also requires that the City Council conduct a public hearing
not less than 45 days after mailing a notice of the proposed assessment to record owners of each
parcel which will have a special benefit conferred upon them and upon which an assessment will
be imposed; and
G. WHEREAS, the California Civil Code, Section 3513, allows anyone to waive the
advantage of a law intended solely for their benefit; and
H. WHEREAS, the 45 -day period before the conduct of the public hearing is not
established for a public reason but is solely for the advantage of the parcels having a special
benefit conferred upon them and which an assessment will be imposed; and
I. WHEREAS, all of the benefit is a special benefit to the Property and the parcels
to be created; and
J. WHEREAS, the proposed assessments upon the Property and the parcels to be
created will be for the special benefit to be received by the Property; and
K. WHEREAS, the Developer is the owner of the real property to be benefited by the
proposed district; and
L. WHEREAS, the Act and the Law do not prohibit a waiver of the 45 -day noticing
period
NOW, THEREFORE, in furtherance of the foregoing recitals, the Developer does hereby
petition the City as follows:
1. In order to assure the continued maintenance, operation, and servicing of the
Open Space and the payment of the cost and expenses incurred for such maintenance, operation,
and servicing, the Developer hereby petitions the City to undertake the formation of the City of
Santa Clarita Open Space Maintenance District (Golden Valley Ranch) (the "District') and
include the Property within the boundaries of the District, pursuant to the Act and the Law.
2. We understand that the present best estimate of the cost of the maintenance of the
Open Space, including incidental costs, is $54,539 and the total annual assessment shall be
divided among the parcels of the Property in accordance with benefit received. Such assessment
may be increased annually by an amount corresponding to the increase in the Consumer Price
Index (CPI), all Urban Consumers for the Los Angeles -Anaheim -Riverside area. If the
assessment is not increased by a CPI in some years, the amount may be increased in subsequent
years by an amount corresponding to the cumulative increases in the CPI.
3. As the owner of all of the real property to be placed into the District, the
Developer hereby waive all statutory notices of hearings and rights of majority protests by
interested property owners in the proposed formation pursuant to Section 22608 of the Streets
and Highways Code.
4. As the owner of all of the Property which receives a special benefit and is the only
property proposed to be assessed for the special benefit, the Developer hereby waive all statutory
notice periods pursuant to the Law.
5. In consideration of the approval of the formation of the District by the City, the
Developer hereby proposes as follows:
a. To consent to the formation of the District;
b. To consent to and cast a ballot authorizing the levy of assessments against
the Property in an amount reasonably determined by the City to cover all costs and expenses
incurred for the continued maintenance, operation, and servicing of the Open Space;
C. To pay the assessments levied against the Property for the first fiscal year
in which they are levied prior to the submittal to the City Council of any associated final
subdivision map.
6. We understand that an Engineer's Report has been prepared in connection with
the proposed District, which includes, among other things, a description of the proposed
maintenance, an estimate of the total cost of the maintenance, including incidental and financing
costs, a diagram of the District, and a description of the methodology of spreading the cost of the
maintenance against the properties in the District. We understand that the Engineer's Report is
on file in the office of the City Clerk, 23920 Valencia Boulevard, Santa Clarita, California
91355, and is open to inspection.
7. We understand that the City Council will conduct a public hearing on the
Engineer's Report and the proposed assessments. We understand that the public hearing is
scheduled for November 25, 2003 at 6 p.m. in the City Council Chambers at City Hall, 23920
Valencia Boulevard, Santa Clarita, California 91355.
8. We understand that the City Council must abandon the proceedings to form the
Assessment District in the event of a majority protest under Article XIIID of the California
Constitution. A majority protest exists under Article XIIID if, at the conclusion of the hearing on
the District, the ballots submitted (and not withdrawn) in opposition to the proposed assessments
exceed the ballots submitted (and not withdrawn) in favor of the assessments, with ballots
weighted according to the proportional financial obligation of the affected properties.
9. We understand that in the absence of a majority protest (as defined in paragraph
8, above) the City Council may, following the conclusion of the public hearing on the proposed
assessments, confirm the proposed assessments and order the proposed maintenance. We
understand that the City Council may make changes to the proposed maintenance and cost
estimates; provided, however, this Petition shall not be deemed as consent to any increase in the
amount of the total assessment beyond the amounts set forth in the Engineer's Report.
THE UNDERSIGNED HEREBY WARRANTS, REPRESENTS AND DECLARES
UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA
that the undersigned is the owner of the Property.
OWNER OF RECORD:
PACSUN,LLC
Title: t�i�d�� �c��tcVS�sGwae
Signature of record owner or au orized representative
EXHIBIT A
Tentative Tract Map No. 51414, in the City of Santa Clarita, County of Los Angeles,
State of California, currently known as Assessor Parcel No(s):
2841-017-032
2848-008-012
2848-008-016
2848-009-028
2848-011-009
City Clerk
City of Santa Clarita
23920 Valencia Blvd., Suite 304
Santa Clarita, CA 91355
Owner of Record:
PacSun LLC
Attn: John Jameson
2 N Lake Avenue, Ste 800
Pasadena, CA 91101
Total Parcels: 5
PROPERTY OWNER ASSESSMENT BALLOT
ON PROPOSED ASSESSMENTS
CITY OF SANTA CLARITA CITY OF SANTA CLARITA
OPEN SPACE MAINTENANCE DISTRICT
103 NOV 2LI P I, 52 (GOLDEN VALLEY RANCH)
RECEIVED
CITY CLERKS OFFICE
Assessor's Parcel Apportioned
Parcel No. Acres Max. Asmt
2841-017-032 241.83 $10,819.22
2848-008-012 80.00 $3,579.11
2848-008-016 621.36 $27,798.99
Assessor's Parcel Apportioned
Parcel No. Acres Max. Asmt
2848-009-028 120.00 $5,368.67
2848-011-009 155.86 $6,973.01
Total Proposed Maximum Assessment* = $54,539
* The maximum annual maintenance assessment will be increased for cost of living each year according to the
change in the Los Angeles Consumer Price Index – Urban (LACPI-U) for the Los Angeles County area.
**For information purposes only. Actual maximum rates may vary based on the actual number of residential
units developed for the different developable areas.
The person completing and submitting this assessment ballot must be the record owner of the property identified
above or the representative of the record owner of such property who is legally authorized to complete and
submit this ballot for and on behalf of the record owner.
Please mark your ballot in ink. Do not use pencil.
PROPERTY OWNER ASSESSMENT BALLOT
Owner Name: PacSun LLC
u Total Maximum Assessment Amount*: $54,539
* to be adjusted annually by the change in Los Angeles Consumer Price Index – Urban (LACPI-U)
FRIYes, I am IN FAVOR of the Open Space Maintenance District (Golden Valley Ranch)
O [—] No, I am OPPOSED to the Open Space Maintenance District (Golden Valley Ranch)
O i hereby declare under penalty of perjury that 1 am the record owner, or the authorized
fl% representative of the record owner, of the parcel identified above.
Date ,aeP(i'tpc� t. kc _ Signature
- �`���G,� '
P0.0 JW1, LVL
Maximum*
Estimated
Projected
Est. Projected
Res.
Assessment
Maximum*
Planned
Max. Asmt Rate per
Acres
per Res. Acre
Assessment
Res. Units
Residential Unit**
129.89
$383.94 / acre
$49,870
390 SFR
$127.87 / SFR Unit
12.16
$383.94 / acre
$4,669
108 CON
$43.23 / CON Unit
Assessor's Parcel Apportioned
Parcel No. Acres Max. Asmt
2841-017-032 241.83 $10,819.22
2848-008-012 80.00 $3,579.11
2848-008-016 621.36 $27,798.99
Assessor's Parcel Apportioned
Parcel No. Acres Max. Asmt
2848-009-028 120.00 $5,368.67
2848-011-009 155.86 $6,973.01
Total Proposed Maximum Assessment* = $54,539
* The maximum annual maintenance assessment will be increased for cost of living each year according to the
change in the Los Angeles Consumer Price Index – Urban (LACPI-U) for the Los Angeles County area.
**For information purposes only. Actual maximum rates may vary based on the actual number of residential
units developed for the different developable areas.
The person completing and submitting this assessment ballot must be the record owner of the property identified
above or the representative of the record owner of such property who is legally authorized to complete and
submit this ballot for and on behalf of the record owner.
Please mark your ballot in ink. Do not use pencil.
PROPERTY OWNER ASSESSMENT BALLOT
Owner Name: PacSun LLC
u Total Maximum Assessment Amount*: $54,539
* to be adjusted annually by the change in Los Angeles Consumer Price Index – Urban (LACPI-U)
FRIYes, I am IN FAVOR of the Open Space Maintenance District (Golden Valley Ranch)
O [—] No, I am OPPOSED to the Open Space Maintenance District (Golden Valley Ranch)
O i hereby declare under penalty of perjury that 1 am the record owner, or the authorized
fl% representative of the record owner, of the parcel identified above.
Date ,aeP(i'tpc� t. kc _ Signature
- �`���G,� '
P0.0 JW1, LVL
O
Bit Y.
Ow
F ,
City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004.05 Page 1
TABLE OF CONTENTS
Certificates.................................................................................................................... 2
Report............................................................................................................................ 3
Part A - Plans and Specifications............................................................................4
PartB - Estimate of Cost......................................................................................... 5
Part C - Method of Apportionment of Assessment.................................................6
PartD - Assessment Roll........................................................................................ 8
Part E - Assessment Diagram..................................................................................9
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1 City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004-05 Page 2
1 CITY OF SANTA CLARITA
OPEN SPACE MAINTENANCE DISTRICT
(GOLDEN VALLEY RANCH)
ENGINEER'S REPORT (Amended)
CERTIFICATES
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
1 she is a Professional Engineer, registered in the State of California.
E.+'�\\ Dated: November 5, 2003
Uoan E. Cox
R.C.E. No. 41965
i
1 HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, was filed with me on the 2S! day of 004 0� 6M , 2003.
///i
CO�jy% Sharon L. Dawson, City Clerk
VAPpORar `_ City of Santa Clarita
F ° Los Angeles County, California
`c Z DEC. 15, o
1987By
y
%�O cgUFORN`P Qj2a`p�
"�iy�aaiannuluunPll
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 c2Sday of /4oderll6 e:� , 2003.
dN 0 CSharon L. Dawson, City Clerk
�CAPPOI�T �j�% City of Santa Clarita
o = Los Angeles County. California
DEC. 15,
H N 1987 ti
By
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City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004.05 Page 3
FISCAL YEAR 2004-05
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, 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:
OPEN SPACE MAINTENANCE DISTRICT
(GOLDEN VALLEY RANCH)
hereinafter referred to as the "Maintenance District" or "District", I, Joan E. Cox, P.E., the
authorized representative of Harris & Associates, the duly appointed ASSESSMENT ENGINEER,
submit herewith the "Report" consisting of five (5) parts as follows:
I PART A — PLANS AND SPECIFICATIONS
Contains a description of the improvements that are to be maintained or serviced by the District.
PART B — ESTIMATE OF COST
Identifies the estimated cost of the services or maintenance to be provided by the District, including
incidental costs and expenses in connection therewith.
PART C — METHOD OF APPORTIONMENT
Describes the basis on which the costs have been apportioned to each parcel of land within the
Maintenance District, in proportion to the estimated benefits to be received by such lots and parcels.
PART D — ASSESSMENT ROLL
Identifies the maximum assessment to be levied on each benefited lot or parcel of land within the
Maintenance District.
■ PART E — ASSESSMENT DIAGRAM
a Contains a Diagram of the Maintenance District Boundaries showing the exterior boundaries of the
Maintenance District, the boundaries of any zones within the Maintenance District and the lines and
dimensions of each lot or parcel of land within the Maintenance District.
1
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City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004.05 Page 4
PART A
PLANS AND SPECIFICATIONS
The existing improvements, which have been constructed within the City of Santa Clarita, and those
additional improvements that may be subsequently constructed, and that are proposed to be serviced
and maintained as generally described as follows:
DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED
The improvements proposed to be maintained and serviced are generally described as the
Conservation Easement area, as described in the Judgement of the Superior Court of the State of
California Case No. BC269070, filed July 29, 2002, which is the open space area on Tentative Tract
Map No. 52414 (Golden Valley Ranch).
Improvements include but are not limited to: trail maintenance and open space management within
the boundaries of said Maintenance District.
The District will fund costs in connection with the District maintenance and servicing including, but
not limited to, labor, electrical energy, water, materials, contracting services, administration, and
other expenses necessary for the satisfactory maintenance and servicing of these improvements.
Maintenance means the furnishing of services and materials for the ordinary and usual operation of
natural open space land or replacement of all or part of any of the landscaping or appurtenant
improvements; the removal of rubbish, debris and other solid waste; th8 cleaning and other
improvements to remove or cover graffiti; and trail maintenance.
Servicing means the administration of all aspects of the maintenance and servicing of the
improvements.
The plans and specifications for the improvements, showing the general nature, location and the
extent of the improvements, are on file in the office of the City Engineer and are by reference herein
made a part of this report.
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City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004-05 Page 5
PART B
ESTIMATE OF COST
The estimated costs for the operation, maintenance and servicing of the facilities, shown below, are
the estimated costs of maintenance if the facilities were fully maintained for Fiscal Year 2004-05.
The 1972 Act provides that the total cost of the maintenance and services, 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.
Maintenance & Servicing Costs
Natural Open Space & Trails $30,000.00
Administration Costs (5%) $1,500.00
Formation Costs $20,039.00
Operating Reserve (10%) $3,000.00
Prior Year (surplus) or deficit $0.00
Total To Assessment $54,539.00
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 to the District, if needed, to ensure adequate cash flow, and will be reimbursed for any
such advances 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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City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004-05 Page 6
PART C
METHOD OF APPORTIONMENT OF ASSESSMENT
GENERAL
Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting Act of 1972,
permits the establishment of Maintenance Districts by cities for the purpose of providing certain
public improvements which include the construction, maintenance and servicing of street lights,
1
traffic signals and landscaping facilities.
Section 22573, Landscaping and Lighting Act of 1972 requires that maintenance assessments be
{
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levied according to benefit rather than according to assessed value. This section states:
"The net amount to be assessed upon lands within an Maintenance 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."
fThe
Act permits the designation of zones of benefit within any individual Maintenance 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."
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REASON FOR THE ASSESSMENT
The assessment is proposed to be levied to defray the costs of the maintenance and servicing of the
open space conservation area improvements, as previously defined herein in Part A of this Report.
SPECIAL BENEFIT ANALYSIS
Parcels within the District will be assessed for the maintenance of those improvements that provide a
special benefit to the project. 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'."
Per the Judgement of the Superior Court of the State of California Case No. BC269070, filed July 29,
2002, the setting aside and on-going maintenance of natural open space areas is a condition of
developing the residential portion of Tentative Tract No. 52414 (Golden Valley Ranch).
Without the open space areas, residential development would not be allowed to occur within the
boundaries of the Tentative Tract; therefore, all areas proposed to be developed for residential uses
receive special benefit from these open space areas and their maintenance. Non-residential properties
are not subject to this condition and therefore do not receive special benefit from the improvements.
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City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 200405 Page 7
ASSESSMENT APPORTIONMENT AND RATES
As stated above, only residential property receives special benefits for the on-going maintenance of
the designated open space within Tentative Tract No. 52414 (Golden Valley Ranch). There are
142.05 net acres of land designated for residential development within the tentative tract. The special
benefit to each residential acre of land is the same: the ability to develop. Therefore, the assessment
is apportioned to the residential development areas on a per acre basis.
$54,539 142.05 acres = $383.94* per acre
The table below provides the projected assessment apportionment for the two types of planned
residential unit areas within the Golden Valley Ranch development and shows the estimated
maximum annual assessment rate per residential unit given the following assumptions. These rates
are based on the following development scheme:
■ 129.89 acres currently designated for 390 single family residential (SFR) units,
■ 12.16 acres currently designated for 108 single family condominium (CON) units.
142.05
$54,539
If the number of residential units differ from those projected above, the maximum assessment rates
per residential unit will also differ. In no event shall the aggregate of the maximum assessments
levied on the residential units exceed $54,539 as adjusted by the applicable CPI.
* The maximum annual maintenance assessment rates will be increased each year by the
annual change in the Consumer Price Index (CPI), during the preceding year ending in
March, for All Urban Consumers, for the Los Angeles, Los Angeles and Orange County
j1 areas.
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.
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rlsanta clarita\golden valley osmd\reports\osmd amended.doc Harris & Associates
Maximum'
Estimated
Projected
Est. Projected
Res.
Assessment
Maximum`
Planned
Max. Asmt Rate per
Acres
per Res. Acre
Assessment
Res. Units
Residential Unit
129.89
$383.94 / acre
$49,870
390 SFR
$127.87 / SFR Unit
12.16
$383.94 / acre
$4,669
108 CON
$43.23 /CON Unit
142.05
$54,539
If the number of residential units differ from those projected above, the maximum assessment rates
per residential unit will also differ. In no event shall the aggregate of the maximum assessments
levied on the residential units exceed $54,539 as adjusted by the applicable CPI.
* The maximum annual maintenance assessment rates will be increased each year by the
annual change in the Consumer Price Index (CPI), during the preceding year ending in
March, for All Urban Consumers, for the Los Angeles, Los Angeles and Orange County
j1 areas.
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.
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rlsanta clarita\golden valley osmd\reports\osmd amended.doc Harris & Associates
1 City of Santa Clarita November 25, 2003
1 Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004-05 Page 8
PART D
{ ASSESSMENT ROLL
1 The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2004-05 apportioned to
each lot or parcel, as shown on the last equalized roll of the Assessor of the County of Los Angeles.
The Assessment Roll is provided below 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.
The proposed residential development areas are included within the following list of parcels that
make up Tentative Tract Map No. 52414 (Golden Valley Ranch).
Assessment Roll
Maximum Assessor's Parcel Apportioned
Asmt Parcel No. Acres Max. Asmt
$54,539 2841-017-032 241.83 $10,819.22
2848-008-012 80.00 $3,579.11
2848-008-016 621.36 $27,798.99
i 2848-009-028 120.00 $5,368.67
1 2848-011-009 155.86 $6,973.01
1,219.05 $54,539.00
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City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004-05 Page 9
PART E
ASSESSMENT DIAGRAM
An Assessment Diagram for the Maintenance District is provided on the following page.
The lines and dimensions of each lot or parcel within the Maintenance 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.
r.\sama clarlla\golden valley osmd\reporis\osmd amended.doc Harris & Associates
IN
City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004-05 Page 10
rlsanta clanWgolden valley osmdVeports\osmd amended.doc M Harris & Associates
in
City of Santa Clarita November 25, 2003
Open Space Maintenance District (Golden Valley Ranch)
Engineer's Report (Amended), FY 2004-05 Page 11
1 \santa clarita\golden valley osmd\reports\osmd amended.doc Harris &Associates