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HomeMy WebLinkAbout2005-09-13 - AGENDA REPORTS - OPEN SPACE DIST FORMATION (2)NEW BUSINESS DATE: SUBJECT: DEPARTMENT: Agenda Item: CITY OF SANTA CLARITA AGENDA REPORT i City Manager Approval: Item to be presented by: Darren Hernandez September 13, 2005 IS INITIATE THE FORMATION OF THE CITY OF SANTA CLARITA OPEN SPACE & PARKLAND PRESERVATION DISTRICT (OS&PPD) Administrative Services RECOMMENDED ACTION City Council adopt a resolution to initiate the formation of the City of Santa Clarita Open Space and Parkland Preservation District (OS&PPD) or Preservation District, adopt a resolution which approves the Engineer's Report, and set a public hearing for November 22, 2005. BACKGROUND The Council expressed its desire for staff to find a way to purchase and preserve open space and fund the construction of new parks and rehabilitation of, existing of parks, as well as provide for their stewardship. These goals are documented in the City's strategic plan called the "Big Picture" and the Parks Recreation and Community Services Commissions' 2005 Priorities, as well as the City's Open Space Plan. In November 2004, the City Council directed staff to investigate the creation of a City-wide Open Space and Parkland Preservation District. Tonight's recommended action meets with that direction. The creation of a preservation district pursuant to the Landscape and Lighting Act of 1972 (the "Act") entitles the City to levy an annual assessment on property within the City to provide the necessary funds to begin the process to acquire open space and parkland, as well as provide the necessary funds for their improvement and stewardship and the continued stewardship of existing parklands. The City inherited an infrastructure deficit when it incorporated in 1987. For the last 17 years, the Council has worked to reduce this deficit. At the time of incorporation, there was 60 acres of active parkland. Today, this number has more than tripled, and we now have 220 acres of active park areas. However, the City's goal is to have five acres of active parkland for every 1,000 �PSO. 0-5-111 Adopted: t,. _ s' flo2. . residents. At today's population, that would be 800 acres, leaving a deficit of 560 acres. In addition, the Council has also expressed a desire to complete a "greenbelt" of open space around the Santa Clarita Valley to preserve natural habitat and wild life areas. The formation of the Preservation District would help the Council accomplish these goals. Adopting staff's recommendation tonight would begin the process of forming a City-wide assessment district and continuing the public education and outreach program relating thereto. Pursuant to the Act and Proposition 218, the Council may initiate proceedings and call for the preparation of an Engineer's Report by the adoption of the fust resolution. Attached for the Council's review is an Engineer's Report prepared by Harris & Associates. The draft Engineer's Report was discussed at the joint meeting between the City Council and Planning and Parks, Recreation & Community Services Commissions held on September 6, 2005. The Engineer's Report contains the proposed boundaries of the district (which are co -terminus with the City), identification of the proposed facilities and services to be funded, the determination of the general and special benefit received by property within the district, the methodology to apportion the annual assessments, the individual proposed assessments for different property use types such as single and multi -family residential, commercial, and vacant land. The Engineer's Report also describes the cost of living escalator for the annual assessment and identifies exempt properties such as school fields and other existing open space and recreation providers. The Engineer's Report incorporates as an attachment a description of the City's Open Space and Parkland Preservation Program and how the assessment district funding fits into the Program. Pursuant to the Engineer's Report, the portion of the Program to be funded by the Preservation District in FY 2006-07 shall not exceed 28% of the Program's budget. This evening, the Council is also requested to adopt a resolution of intention which approves the Engineer's Report, sets a public hearing for November 22, 2005, and directs an October mailing of ballots to all persons who own property within the City of Santa Clarita. Pursuant to the Act and Proposition 218, property owners would have until the end of the November 22 public hearing (which is at least 45 days from the postmark of mailing the ballots) to return the ballots to the City Clerk. In order for the City Council to form the district and levy the annual assessments, 50% of the weighted ballots returned must approve the Preservation District. Ballots are weighted based on the amount of the proposed assessment for such property. It is expected that the tabulation of the ballots will be completed and the results announced at the December 13, 2005 Council meeting. ALTERNATIVE ACTIONS Other action as determined by the City Council. FISCAL IMPACT The formation of the Santa Clarita Open Space & Parkland Preservation District will provide funding for the acquisition of open space and parkland and the stewardship of existing parkland. The Preservation District's boundaries will be co -terminus with the boundaries of the City of Santa Clarita. Provided the Program is funded from sufficient other revenue sources, the estimated revenues and expenditures collected from the Preservation District will be approximately $1.4 million annually, as adjusted by the CPI, commencing with fiscal year 06-07. The formation of this Preservation District is in compliance with Proposition 218 under the California State Constitution. ATTACHMENTS Resolution Initiating Proceedings Resolution Approving an Engineer's Report Draft Engineer's Report, along with attachments, available in the City Clerk's Reading File ,arini nineer's Rend Dpen Space and P Preservation Distr C:41M0kW.M84WA:4mr4 City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006.07 Page 1 TABLE OF CONTENTS Part C - Method of Apportionment of Assessment ................................................. 6 t Part D - Assessment Roll......................................................................................15 Part E - Assessment Diagram............................................................................... 15 Appendix Exhibit I — 2005 Open Space & Parkland Program for the City of Santa Clarita Harris & Associates rlsanta oledta\park open space adkeports\osppd rpt SsepMdoc Certificates....................................................................................................................2 Report........................................................................................................................... 3 Part A - Plans and Specifications............................................................................ 4 PartB - Estimate of Cost........................................................................................ 5 Part C - Method of Apportionment of Assessment ................................................. 6 t Part D - Assessment Roll......................................................................................15 Part E - Assessment Diagram............................................................................... 15 Appendix Exhibit I — 2005 Open Space & Parkland Program for the City of Santa Clarita Harris & Associates rlsanta oledta\park open space adkeports\osppd rpt SsepMdoc r City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineers Report, FY 2006.07 Page 2 CITY OF SANTA CLARITA OPEN SPACE AND PARKLAND PRESERVATION DISTRICT ENGINEER'S REPORT 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 she is a Professional Engineer, registered in the State of California. Dated: September 8, 2005 I HEREBY CERTIFY that the enclosed Engineer's Report, together }}'��'ith Asse sment Roll and Assessment Diagram thereto attached, twas �filed with me on the 1�"''day of � �-$Q � 2005. �P PORgr�o 0 U z DEC. 15, q � 1987 .a '0 cgUE OFr``P �� c Sharon L. Dawson, City Clerk City of Santa Clarita Los Angeles County, California rL'a� ° /� , I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and Assessment Diagram thereto attached, was approv d and confirmed by the City Council of the City � of Santa Clarita, California, on the 1'day of ' 2005. ..uw ntriiT,,,. • COU „'/'''�. �`3Q �APOI�, N� Q DEC. 15, r' 1987 $ s'YO C9CIFORN`P Sharon L. Dawson, City Clerk City of Santa Clarita Los Angeles County, California r.VsaMa Garita\parlc open apace adlreportabappd rpt Bsep05.doc U1 Harris & Associates 77 City of Santa Cladta September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006.07 Page 3 FISCAL YEAR 2006.07 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 AND PARKLAND PRESERVATION DISTRICT hereinafter referred to as the "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: 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 improvements 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 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 District. PART E — ASSESSMENT DIAGRAM Contains a Diagram of the District Boundaries showing the exterior boundaries of the District, the boundaries of any zones within the District and the lines and dimensions of each lot or parcel of land within the District. r Harris & Associates . rlsanta Garitalpadc open space adUeportsb05. sppd rpt 8sepdoc City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006-07 Page 4 PART A PLANS AND SPECIFICATIONS The facilities that will be constructed, acquired, preserved, improved, financed, serviced and maintained as part of the Open Space and Parkland Preservation Program are described as follows: The improvements are the construction, 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: ■ Park and Recreation Facilities and Equipment ■ Open Space Lands ■ The Santa Clara River Watershed • Trail Systems • Wildlife Corridors 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 intends to finance a portion of the facilities through the issuance of bonded indebtedness and repay such indebtedness through the collection of annual assessments through the term of the debt. The plans and specifications for the improvements, showing the general nature, location and the extent of the facilities, are on file in the office of the City Park and Recreation Department and are by reference herein made a part of this report. A more detailed discussion of the improvements, including the facilities and the services to be provided, is included in the 2005 Open Space and Parkland Program for the City of Santa Clarita, attached hereto as Exhibit 1 to this report and included in the Appendix. rI Harris & Associates e rAsanta darttalpark open space adlreportslosppd rpt 8sepMdoc ` City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006-07 Page 5 PART B ESTIMATE OF COST The City's budget for the Open Space and Parkland Preservation Program, shown below, details the estimated costs for Fiscal Year 2006-07 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. F 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. rlsanta daritalpark open space adVeportsbsppd rpl8sep05.doc R I Harris & Associates Open Space & Parkland Preservation Program $8,461,647 Less General Benefit Contribution (72%) Subtotal (City's Special Benefit Allocation): ($6,092,386) $2,369,261 G C' Less Additional City Contribution Administration Costs ($1,359,250) (5%) $118,463 Formation Costs $100,000 Operating Reserve (10%) $236,926 Prior Year (surplus) or deficit $0 Total To Assessment: $1,465,400 See the 2005 Open Space and Parkland Program for the City of Santa Clarita for a more detailed discussion of the costs associated with the individual components of the program, including estimated costs of facilities and services. This Program is attached hereto as Exhibit 1 to this report and is included in the Appendix. F 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. rlsanta daritalpark open space adVeportsbsppd rpl8sep05.doc R I Harris & Associates r � ' City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006-07 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 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 MUD 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. )IIID also requires that publicly owned properties that benefit from the improvements be assessed. Reason For The Assessment The District will fund a portion of the City's Open Space and Parkland Preservation Program (the "Program") as previously defined herein in Part A 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. Special Benefit Analysis ., Parcels within the District will be 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 Iarge. General enhancement of property value does not constitute 'special benefit'." rlsanta darita\park open space adkeportsbappd ,pt 6sep05.doc U1 Harris & Associates q ' City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006.07 Page 7 Special Benefit Determination 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 benefit of parks and other recreational facilities 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, 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." 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 (Linking the New Economy 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, 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. Hams & Associates � rteanta Garitalpark open apace adlreportsbsppd rpt 8sep05.doc City of Santa Cladta September 8, 2005 Open Space and Parkland Preservation District Engineers Report, FY 2006.07 Page 8 1. 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, benefit when parks and recreational rfacilities are included as part of the overall community design standard and are maintained. !. Homebuyers overage 55, considering a move, were surveyed about the amenities that' would seriously influence them in selecting a new community" in Boomers on the Horizon: Housing Preferences of the 55+ Market, National Association of Home Builders, 2002. The following results were found: 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 (DeBninQ New Limits, Emerging Trends in Real Estate, ERE Yarmouth and Real Estate Research Corporation, 1988). 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 needs to be defined. 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. 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. t [, Harris &Associates rlsants daritalpark open space od%reportslosppd rpt 8sepO5.doc Seeking Rank on Amenity Group Amenity List Walking and jogging trails 55+ 52 1 Walking and jogging trails 55+ >$75k per year 65 Outdoor spaces 55+ 51 2 Outdoor spaces (park) 55+, moving to suburbs 55 Open Spaces 55+ 46 4 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 (DeBninQ New Limits, Emerging Trends in Real Estate, ERE Yarmouth and Real Estate Research Corporation, 1988). 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 needs to be defined. 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. 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. t [, Harris &Associates rlsants daritalpark open space od%reportslosppd rpt 8sepO5.doc City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District " Engineer's Report, FY 2006.07 Page 9 L; 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 these existing facilities. The existing facilities are distributed throughout all areas of the City. Because of 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. It should be noted that the District service area includes Chesebrough Park and Hasley Canyon Park, which are currently outside the City boundaries but within areas that are anticipated to annex into the City in the very near future. These parks have been included to make sure an appropriate service area t has been represented for the District. t 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 118,314 acres. Of that area, 85,557 acres, or approximately 72%, is outside the city boundaries. The benefits conferred on these non -city parcels within the service areas are considered the "general benefits" associates with the District. Therefore, only 28% of the District budget is assessed to City properties as the quantification of special benefits received, and 72% of the budget will be provided from other sources (e.g.: general fund, Proposition A funds, etc.). This quantification of general benefit is considered a conservative estimate because much of the area outside the City boundaries is currently sparsely developed when compared with the development intensity within the City. P" 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 proposed. 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 Equivalent Dwelling Units In order to allocate benefit fairly between the parcels, an Equivalent Dwelling Unit (EDU) methodology is proposed which equates different types of land uses to a single-family residential parcel, thereby allowing a uniform method of assessment. t 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 properties in the District will be 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.) rlsanta daritalpark open apace adVeportebsppd rpt 8sep05.doc el Hams & Associates City of Santa Cladta September 8, 2005 Open Space and Parkland Preservation District Engineers Report, FY 2006.07 Page 10 A methodology has been developed to calculate the EDU's for other residential land uses and for non-residential parcels. Every land use is converted to EDUs: parcels containing apartments are converted to EDUs 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. Assessed „ EDU Equivalent Dwelling Land Use Unit Factor Unit Rate (EDU) Residential Single family home Single family vacant Multi -Family (incl. Condo) 1 dwelling x 1 1 parcel x 0.25 1 dwelling x 0.75 1.00 EDU /dwelling 0.25 EDU / parcel 0.75 EDU / dwelling Mobile Home Parks 1 space x 0.5 = 0.50 EDU /space Developed Non -Residential Commercial, Industrial, 1 acre 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. Multi- family 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 a SFR. Studies have consistently shown that the average apartment unit impacts infrastructure approximately 75% as much 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 result in a lesser enhancement per unit to property values. F r.Harris & Associates \santa claritalpark open space adUeportsbsppd rpt 8sep05.dx The EDUs assigned to a multi -residential or 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 EDUs for the multiple residential parcel. Similarly, the total EDUs for a mobile home parcel are calculated by multiplying the EDU factor (0.5) by the number of mobile home units on the parcel. 4 F r.Harris & Associates \santa claritalpark open space adUeportsbsppd rpt 8sep05.dx City of Santa Ciadta September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006.07 Page 11 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 are 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 a 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 subdivided lot, designated exclusively for a single-family residential unit, 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. 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. Harris & Associates rlsanta Gadtalpark open space adveportsbsppd rpt 8sep0.5.doc HI City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineers Report, FY 2006.07 Page 12 In addition, parks, greenbelts and open space are exempt from assessment, as are public schools, k 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. r" Government -Owned Proverty 11 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 i.; 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: Fill 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. 2. Recreation Enhancement Benefit. The availability of useable and safe parkland and r recreational facilities. Table 1 outlines the Benefit Factors for the Open Space and Parkland Preservation Program: Table I.Open Space & Parkland Benefit Factors Land Use: Residential Non -Residential 1. Environmental Quality 2. Recreation Enhancement 0.5 0.5 0.5 0.0 Total Benefit Factor = 1 0.5 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 2, below, outlines the Benefit Unit calculations for various properties: Frlsanta daritalpark open space adVeportslosppd rpt 8sepMdoc el Harris & Associates G Table 3 - Assessable Benefit Unit Summary by Land Use No. of No. of No. of No. of City of Santa Clarita Parcels Dwellings September 8, 2005 Benefit Units Open Space and Parkland Preservation District Engineer's Report, FY 200607 33,073 33,073 Page 13 33,073.000 Table 2 • Benefit Unit Calculation 1,093 Assessed x EDU x Benefit ■ Benefit Unit (BU) 7,636 Land Use Unit Factor Factor Rate 11,351 Residential Single family home 1 dwelling x 1 x 1.0 = 1.00 BU /dwelling 2,551 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 Fill [ Mobile Home Parks 1 space x 0.5 x 1.0 = 0.50 BU /space Developed Non -Residential Vacant Commercial, Industrial, Gov, Church 1 acre x 6 x 0.5 = 3.00 BU /acre F 1,237.98 1 EDU min x 0.5 = 0.50 BU / parcel min Vacant 915.000 Totals: 1 48,471 Fli 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 SU / parcel max FTable 3 provides a summary of Benefit Units for the City of Santa Clarita. G Table 3 - Assessable Benefit Unit Summary by Land Use No. of No. of No. of No. of Land Use Parcels Dwellings Acres Benefit Units Residential Single family home 33,073 33,073 33,073.000 Single family vacant 1,093 273,250 Multi -family residential 378 7,636 5,727.000 Condominiums 11,351 11,351 8,513.250 Mobile Home Parks 30 2,551 1,275.500 Developed Non -Residential Commercial/Industrial 1,413 2,545.02 7,659.650 incl. Government & Church Vacant Vacant 5 ac or less 889 1,237.98 934.355 Vacant more than 5 ac 1 244 5,570.00 915.000 Totals: 1 48,471 54,611 1 9,353.00 58,371.005 Assessment Rate Calculation The FY 2006-07 maximum assessment rate* is calculated as follows: $1,465,400 T 58,371.005 = $25.10 per BU* This rate, which is the assessment for a single-family residential parcel, is considered the Maximum Assessment Rate that may be assessed for this fiscal year. * The maximum annual assessment rate will be increased each year by the annual change in the Consumer Price Index (CPI), during the preceding year ending in January, for All Urban Consumers, for the Los Angeles, Riverside and Orange County 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. rlsanta GarNalpark open space adlreportslosppd rpt Bsep05.doc RIHarris & Associates rr City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006.07 Page 14 Sample calculations for various land uses are provided in Table 4. Table 4 - Sample Calculations 1HI Harris & Associates r.\santa Garitalpark open apace adVeporffibsppd rpt 5sep05.doc No. of Units or EDU Benefit Benefit Annual Land Use Parcel Size x Factor x Factor as Units Asmt Residential Single family home 1 dwelling x 1 x 1.0 = 1.00 $25.10 Single family vacant (subdivided) 1 parcel x 0.25 x 1.0 = 0.25 $6.28 Condominium 1 dwelling x 0.75 x 1.0 = 0.75 $18.83 Duplex 2 dwellings x 0.75 x 1.0 = 1.50 $37.65 4-plex 4 dwellings x 0.75 x 1.0 = 3.00 $75.30 10 -unit Apartment 10 dwellings x 0.75 x 1.0 = 7.50 $188.25 Mobile Home Parks 10 spaces x 0.5 x 1.0 = 5.00 $125.50 Developed Non -Residential Commercial, Industrial, Gov, Church 0.25 acre x 6 x 0.5 = 0.75 $18.83 Commercial, Industrial, Gov, Church 0.5 acre x 6 x 0.5 = 1.50 $37.65 Commercial, Industrial, Gov, Church 1 acre x 6 x 0.5 = 3.00 $75.30 Vacant Vacant 0.5 acre x 1.5 x 0.5 = 0.38 $9.41 Vacant 1 acre x 1.5 x 0.5 = 0.75 $18.83 Vacant 5 acre x 1.5 x 0.5 = 3.75 $94.13 Vacant 10 acre 3.75 $94.13 1HI Harris & Associates r.\santa Garitalpark open apace adVeporffibsppd rpt 5sep05.doc City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006.07 Page 15 PART D f ASSESSMENT ROLL � The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2006-07 apportioned to Q ! 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. PART E ASSESSMENT DIAGRAM The 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. I Harris & Associates 'y rlsanta daritatpark open space adVeportslosppd rpt 8sep05.doc City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006.07 Page 16 rAsanta clarita\park open space adVeports\osppd rpt 8sep05.doc u I Harris & Associates City of Santa Clarita September 8, 2005 Open Space and Parkland Preservation District Engineer's Report, FY 2006.07 APPENDIX Exhibit i 2005 Open Space & Parkland Program for the City of Santa Clarita IN Harris & Associates p, „' rlsanta cladtalpark open space atNepoRsbsPpd rpt BsepOS.dx "I 1I' OPEN SPACE AND PARKLAND PROGRAM FOR THE CITY OF SANTA CLARITA Sub -Committee: Rick Gould, Director of Parks, Recreation, and Community Services Darren Hernandez, Director of Administrative Services Elena Galvez, Management Analyst Gail Ortiz, Public Information Officer Kris Markarian, Senior Engineer Dave Peterson, Management Analyst Wayne Weber, Parks Superintendent Revised: September 8, 2005 OPEN SPACE AND PARKLAND PROGRAM FOR THE CITY OF SANTA CLARITA I. PURPOSE OF THE FUNDING MEASURE In order to assist the funding of the City's proposed Open Space and Parkland Preservation Program, the City Council has directed staff to explore the creation of an assessment district, the Open Space and Parkland Preservation District, and to make recommendations on how to generate new local funding for open space acquisition, parkland acquisition, and facility construction throughout the community. To achieve this goal, a staff task force has convened several strategy meetings to identify a parkland acquisition and development program for such a preservation district. The task group has drawn information from a variety of citizen and advisory bodies and has included information from the City Council's major goals, the Big Picture Citywide Strategic Plan, the Parks, Recreation, and Community Services Commission's 2005 Priorities, and other significant City plans such as the Open Space Acquisition Plan. A. Value of Open Space and Parks The variety of open space and parks in the Santa Clarita Valley, from the intensive use at Central Park to the pristine natural areas in Whitney Canyon, are a crucial component of the quality of life of local residents and the health of the community. Collectively, the open space and park resources provide many benefits: • Conserve land and air quality by protecting land adjacent to the City and by acting as a buffer to the urban region. • Protect the visual character, heritage, and beauty of the City and the Santa Clarita Valley. • Increase the property values and quality of life for residents. • Promote education opportunities for children and adults to learn about the area's natural and human history. • Create opportunities for people to play, hike, bike, and enjoy parks and recreation facilities. • Protect rich natural areas from development. • Protect habitat and conserve wildlife corridors. �_; • Create a physical setting and amenities that attract and retain businesses, jobs, a vibrant culture, and talented people. r. City of Santa Clarita Page 2 Open Space & Parkland Program Reuised:8-31-05 f , , i • Complement sound land use, planning, and efforts to address traffic problems. B. Present Challenges The growing regional economy can foster vibrant communities and create economic opportunity for City residents. However, this economic and population growth must be complemented with continued protection of our open spaces and the addition of parks and recreation opportunities if the area's quality of life is to be maintained. At the very least, the City should build upon its strong history of park stewardship, development, trail construction, and open space preservation. If the City wishes to pass on to future generations of residents a community that retains the attractions that drew them here, the community must continue to protect and enhance its Open Space and Parkland. The City currently faces a deficit of over 600 acres of active parkland and continues to seek completion of a greenbelt of open space around the Valley. C. Need for New Local Funding Meeting the challenge of protecting open space, acquiring new parkland, and developing new facilities will require funding. While the passage of State Bond measures in 2000 and 2002 have assisted the City in these efforts, and while the City has set aside significant General Fund dollars toward such amenities as Central Park and the Aquatics Center, more needs to be done in order to fund the City's Open Space and Parkland Preservation Program. A new local funding source can acquire new parkland outright, be used as a match for state grants, or provide the opportunity to take parcels into protected status away from development. Some additional reasons new local funding is needed are provided below: • Protection of open space and public land can help prevent runaway growth. • The creation of more open space and natural land helps improve air quality. • Well-maintained parks, trails, and recreation areas improve property values. • The City inherited a parks infrastructure deficit when it incorporated 17 years ago. • The goal is to have five acres of active parkland for every 1,000 residents. At today's population (169,500) that would be 847 acres. (City currently has 220 acres of active parkland.) • Recreation programs keep our youth out of trouble and away from crime, drugs, and gangs. L ° City of Santa Clarita Page 3 Open Space & Parkland Program Revised: 8-31-05 7 • Parks and open space improve our quality of life by expanding recreation OW opportunities for youth, seniors, and all residents. D. Types of Open Space and Parkland the Funding will Target The following category descriptions explain the variety of "Open Space and Parkland" actions that are needed in the City: • Open Space Preservation — This effort will seek to preserve and protect the open space areas around the Valley and further the City's goal to create a greenbelt around the Valley. • Regional and Community Facilities — These resources are consistent with Central Park and the Santa Clarita Sports Complex, and the Program will seek to complete these projects and find new opportunities for further facilities. • Neighborhood Park Construction and Reconstruction — Many of the City's older neighborhood parks are in need of renovation and reconstruction to bring the amenities to a standard that the community expects. • The Santa Clara River Watershed — To bring the last unchanneled river in Southern California into public ownership and protect its wild, valuable habitat has long been a City goal. • Trails — Santa Clarita is well known for its miles of scenic and effective bike and multi -use trails which link neighborhoods to parks and open space, yet many more critical linkages remain to be added and completed. • Wildlife Corridors — Protection and enhancement of the habitat of unique and valuable plants and animals is a critical goal. E. Funding Principles The following principles are the basis for the funding measure allocation categories and the criteria within each category. They will also guide the implementation of the Program, including the proposed preservation district, and serve as benchmarks in reviewing project proposals. The following six principles are intended to maximize the public benefit derived from the Program, maintain the integrity of the preservation district, and assure fair and equitable distribution of revenues. A project need not address each of these eight principles to be funded by the [Program, including the preservation district] or [preservation district]??, *! but the consistency with principles will be considered when allocations are determined. City of Santa Clarita Open Space & Parkland Program Revised: 8-31-05 r. Page 4 1) To provide funding to help complete major Open Space and Parkland projects and programs of Citywide impact, scale, or scope. 2) To provide local matching funds as a way to attract state, federal, and foundation funds for specific Open Space and Parkland projects within the City. 3) To provide funding for park and recreation projects based on need as determined by locally elected and appointed officials. 4) To provide new methods for Open Space and Parkland preservation, including the appropriate use of conservation easements, connections among existing parks, trails, and protection of rivers and creeks. 5) To distribute the fund equitably throughout the City both geographically and demographically. 6) To assure that new and existing parks and open spaces receive the necessary stewardship. In addition, there are several principles that assure the taxpayers that the funds will be expended in a way that complement good public policy. These too will be used to gauge the appropriateness of a project proposal. 7) To minimize impacts and respect adjacent property owners and the values they place on their property. ' 8) To rely on existing institutions to implement the Program, including the proposed preservation district, to the extent possible, so that funds are spent efficiently. 9) To reward projects with demonstrated community support. 10) To ensure that funded projects are feasible and have a credible plan for funding and performing needed long-term maintenance. Finally, several additional principles are included to guard against unintended consequences. 11)The projects and programs in this Program are not land -use designations and shall not be used as such in the land -use planning process. 12) The terms of this Program shall govern all allocations of preservation district funds hereunder, notwithstanding any future policy or program related to Open Space and Parkland acquisitions that may be adopted within the City of Santa Clarita. City of Santa Clarita Page 5 Open Space & Parkland Program Revised: 8-31-05 II. GENERAL ALLOCATION OF PRESERVATION DISTRICT FUNDS The general funding categories and allocations for the life of the Program are: General Fund moneys; Special Fund moneys, such as Proposition A funds; and Preservation District funds (not to exceed 28% of the total Program budget). It is anticipated that the 2006-07 budget will be approximately $8.4 million, of which approximately $1.4 million is allocated from the Preservation District fund. See Attachment B. The allocation of the Preservation District Funds of $1.4 Million Annually: • Open Space and Parkland Acquisition: 60% ($840,000 annually based on -$1.4M revenue) • Active Parkland Development: 40% ($560,000 annually based on —$1.4M revenue) Proposed allocations should increase over time, based on any growth in revenue to the Program, including the proposed preservation district, on inflation rates, and on the amount of time that passes before the project is implemented. Stewardship funds shall be allocated by category on a pay-as-you-go basis (i.e., no borrowing shall occur against the revenue stream allocated for stewardship). The City shall have the authority to amend these funding allocations as necessary in order to carry out the goals of the Program, provided the amount to be funded by the proposed preservation district shall not exceed 28% of the cost of the total Program. Capital funds may be allocated annually as revenues accrue, or the City or the Public Finance Authority (PFA) may determine to borrow against some, or all, of the anticipated revenue stream for capital projects in order to provide funding for acquisitions and other capital projects earlier than would be possible on a pay-as-you-go basis. Factors that will be considered include rates of interest and land value inflation. Funding allocations will be approved through the City's budget process. All funds from this Program will be spent on projects and activities within the Santa Clarita Valley. III. DESCRIPTION OF LAND ACQUISITION PROJECTS The City of Santa Clarita's Open Space Acquisition Plan, adopted by the City Council in August 2002, established a set of guidelines and policies for bringing open space in the Santa Clarita Valley into public ownership. The primary objective defined in the Open Space Plan is creating a "green belt" of open space around the City. The purpose of the green belt is to City of Santa Clarita Open Space & Parkland Program Revised: 8.31-05 Page 6 r ensure the character and natural habitat of the pristine environment surrounding the City. In addition, the Open Space Plan also identifies finding open space within the City as a priority, not only as natural land, but as active park space as well. During the community process that helped form the Open Space Acquisition Plan, staff was able to identify what members of the public consider open space to be. Open space was defined as vacant, undeveloped land in its natural state, as well as both active and passive park space. It should be noted that in order for park space to be considered open space, the park needed to be of regional size. A small neighborhood "tot lot," for example, would not be considered open space. However, the City's Central Park, Newhall Park, or Canyon Country Park (to name only a few) was considered to be open space. The Open Space Plan's primary function as a planning tool is to identify sites that represent the best value for the City for acquisition. This is done by a set of established and approved criteria that can be applied to any potential property. At the same time, the Open Space Plan can be used to determine if a potential property does not represent a good value to the City. To establish a regional scope, the Open Space Plan identifies five key areas in the Santa Clarita Valley that are consistent with the City Council's direction for potential open space acquisition. These regions are: e Eastern Region: o Approximate Area: From the 14 Freeway east to the Angeles National Forest and from the intersection of the 5/14 Freeways north to Vasquez Rocks. o Goals: To create a continuous strip of open space along the eastern border of the City of Santa Clarita. Connect open space between the City boundary and the Angeles National Forest whenever possible. o Status: The City has made considerable progress in the eastern region. Currently open space property is in public ownership near the proposed Transit Mixed Concrete (TMC) project, Whitney Canyon, as well as several hundred acres associated with the Golden Valley Ranch development. The eastern region also includes Elsmere Canyon, Placenta Canyon and the Placerita Canyon Nature Center. • Southern Region: o Approximate Area: From the intersection of the 5/14 Freeways north to the City of Santa Clarita boundary and between the identified eastern and western regions. o Goals: Link natural habitat and habitat migration corridors between the eastern and western regions. City of Santa Clarita Page 7 Open Space & Parkland Program Revised- 8-31-05 l° o Status: Over 200 acres of open space will be dedicated to the City associated with the Gate -King project. This region also contains the historic Beale's Cut property. • Western Region: o Apnroximate Area: From the 5 Freeway to the Santa Susanna Mountains Significant Ecological Area, areas around Stevenson Ranch, and from the intersection of the 5/14 Freeways north along San Francisquito Creek. o Goals: To create a continuous strip of open space along the western border of the City of Santa Clarita. o Status: Several significant properties exist in the Region including the Santa Clarita Woodlands, Towsley Canyon, Mentryville, and 6,000 acres associated with the Newhall Ranch Development. • Northern Region: o Annroximate Area: From the northern boundary of the City of Santa Clarita north to the Angeles National Forest and from the 5 Freeway/Highway 126 interchange to Vasquez Rocks. o Goals: To create a continuous strip of open space along the northern border of the City of Santa Clarita. Connect open space between the City of Santa Clarita and the Angeles National Forest, whenever possible. o Status: Future development of this region should be monitored and open space dedication pursued whenever possible. • City of Santa Clarita: o Area: All areas contained within the defined boundaries of the City of Santa Clarita. o Goals: Work with all City departments, partners, and in conjunction with the Open Space Plan, the Parks and Recreation Master Plan, River Features Study, and other documents to acquire and protect open space, both active and passive, within the City limits. Work in partnership with the development community to secure open ' space through dedication. o Status: To date, the City has acquired 2,180 acres of open space and another 170 acres of passive or special use parkland and has developed 220 acres of parkland. The regions described above cover a significant area in the Valley. As a result, a considerable acreage of land must be considered and analyzed prior to deciding upon a set of properties to 1 City of Santa Clarita Page 8 Open Space & Parkland Program r Revised: 8-31-05 I pursue. The Open Space Acquisition Plan can be used as a tool to assist the City Council and planners in determining which property or properties represent the best value for the City. IV. OPEN SPACE AND PARKLAND STEWARDSHIP Stewardship of protected lands and resources is an essential complement to the protection of all forms of Open Space and Parkland in the City of Santa Clarita. Important Open Space and Parkland stewardship activities include the management and restoration of sensitive resources, maintenance and operation of public facilities, park patrols, and the protection of public health and safety. To address these needs, a portion of the funds under this Program will be apportioned to stewardship. Additionally, a percentage of the allocation in the Open Space and Parkland Acquisition and Active Parkland Development categories under the preservation district portion of this Program will be apportioned to stewardship. This amount is expected to grow over time, as the acquisition phase of the Program is complete and the stewardship phase takes on more emphasis. See Attachment B for a more detailed description of the cost of stewardship for the 2006-2007 year. V. PARKLAND DEVELOPMENT PROJECTS The proposed projects have been identified as immediate or long-term goals. Descriptions of the recommended projects are provided below. Projects are listed in alphabetical order. The attached map shows the general locations of these recommended projects. A. Immediate Goals • County Developed Parks Restoration Project $30 — $50 million This funding category will provide seed money for County -Developed Park projects located throughout the City of Santa Clarita. Specific objectives include: ➢ Conduct comprehensive review of existing facilities that are over 40 years old that include: Newhall Park, North Oaks Park, Old Orchard Park, Santa Clarita Park, Valencia Meadows Park, and Valencia Glen Park. ➢ Review to determine which park sites will need restoration of existing facilities and structures and which ones will warrant the need to be re -designed and re- developed. ➢ Projects may include, but are not limited to, the following amenities: multi -use sport fields, recreation and pool buildings, accessible playgrounds, picnic areas and barbeques, off -leash dog areas, and skate parks. City of Santa Clarita Page 9 Open Space & Parkland Program Revised: 8-31-05 • Multi -Use Sport Fields $12 million The acquisition and development of additional multi -use sport fields continue to be high on the priority list for this community, especially on the east side of the City. This is a 58 -acre site located on the banks of the Santa Clara River in Canyon Country, the east side of the City. This property could be partially developed as a park that includes active field areas, as determined through a master planning process. This project will provide for the expansion of the existing field inventory currently owned and operated by the City for youth and adult organized sports. • Rivendale Park $7.5 - $10 million This is a 60 -acre passive, open space property fronting The Old Road and directly adjacent to Towsley Canyon State Park. This project could be partially developed for equestrian, nature center, and active field areas, as determined through a master planning process. • Santa Clarita Sports Complex Build Out $35 — $40 million Opportunities exist for an expansion of recreational facilities at the Santa Clarita Sports Complex which include additional gymnasium space, multi -use sport fields, a universally accessible playground, skate park expansion, parking,. walkways, and landscaping. The park will also feature an off -leash dog park, outdoor performance area, gardens, and scenic overlooks. Santa Clarita Sports Complex is located at the corner of Ruether Avenue and Centre Pointe Parkway. • Whites Canyon Park $3.5 million The construction of Whites Canyon Park has long been a goal of the City and residents in the Canyon Country community. Located just north of Canyon High School, the neighborhood park will feature a tot lot, walkways and trails, informal grass play area, restrooms, parking lot, benches, and vista overlooks at several locations. Priority will be given to funding projects that maximize community use and address the demand for amenities and enhancements at each park. B. Long -Term Goals • Amphitheater $4 — $6 million The Santa Clarita Bowl will be a new amenity for the cultural life of our community. The amphitheater will have approximately 3,000 fixed seats, with a grassy area that will accommodate up to 2,000 more patrons. The entire facility will require about 12 City of Santa Clarita Page 10 Open Space & Parkland Program Revised: 8-31-05 acres for the amphitheater and the necessary parking. The Bowl will become the home for the City's popular Concerts in the Park series, as well as a venue to present both touring performers and local arts groups. The City will aggressively search for a private partner to help subsidize the construction and to manage and operate the �., facility. • Big League Dreams $15 - $20 million Big League Dreams is the premier developer and operator of amateur recreational sport facilities in the country. Their parks have been recognized as the "Best Sports Complexes in America" by the Sports Complex Owners and Developers Association, the "Best Public/Private Partnership" by the League of California Cities, and the "Business of the Year" in Cathedral City. Their sports complexes have brought many benefits to the regions in which they operate, including an economic benefit. Big League Dreams brings a top-quality playing experience for local families through their world-class facilities in a variety of sports. A typical Big League Dreams facility offers baseball, softball, soccer, indoor soccer, in-line hockey, basketball, flag football, and sand volleyball for all ages. Since these parks can be built through a public/private partnership, this would allow the City to incur no maintenance or operational costs. Additionally, the City could participate in the revenue generated by Big League Dreams. • Central Park Recreation Facilities $15 — $20 million L ' The build out of Central Park will include an additional 30 acres of recreational facilities focusing on a recreation center, pool, and tennis complex. This phase of the park will truly define Central Park as a recreational destination for the Valley and is located off Bouquet Canyon Road. The recreation center at Central Park will provide the community additional amenities for all ages and interests. The center will include classrooms for a variety of activities and meetings and an additional gymnasium and recreation pool. This phase of the park will truly define Central Park as a recreational destination for the Valley and is located off Bouquet Canyon Road. The tennis complex at Central Park will feature 12 regulation courts with one center court. The venue will provide for recreational play, lessons, and competitive tournaments. This facility was identified by the community during the Park Master Plan as one of the higher priority projects due to the shortage of available public tennis courts currently available in the Valley. • Canyon Country Park — Phase II $4 million City of Santa Clarita Page 11 Open Space & Parkland Program s Revised:8-31-05 i 7 Located off Soledad Canyon Road, Canyon Country Park was the first park the City constructed after incorporation. At the time, funding was only available for the first phase of this project which included a recreation building, ball fields, play areas, walkways, and landscaping. Phase II will complete the project and includes the construction of a recreation pool, showers, and locker facility. • Discovery Park $6.5 million y. Immediately adjacent to the Santa Clara River near Camp Plenty Road is the City's future Discovery Park. This project includes passive recreational opportunities for the community in the park while also offering a direct connection with the regional Santa Clara River Trail. The park will feature walkways and picnic areas surrounding a 1.5 -acre pond. Also included are a tot lot play area, restroom facility, parking, and an informal open turf area. • Trail Enhancement and Development $10 — $15 million Continued development of the City trail system will complete gaps that currently exist and help connect additional segments of the Valley to the system. Trails are used as an alternative transportation mode, as well as for recreation. This project would include multi -use and Class I off-street trails, which provide safe transportation options to the community. Funding for this project will be used to expand trails for bicyclists, pedestrians, and equestrians. • Pioneer Oil Refinery Restoration $1 million The Pioneer Oil Refinery is a designated state historical site that represents the first commercial oil refinery in the Western United States. Located in the Newhall community, the refinery offers educational opportunities for all ages. Unfortunately, over the years the refinery has deteriorated significantly and is in need of restoration. This project will restore the refinery to a representation depicting its condition during active use more than 100 years ago. VI. FINANCIAL OVERSIGHT OF THE PRESERVATION DISTRICT The Financial Oversight and Audit Committee shall be composed of Seven (7) members: Five (5) members appointed by Council plus the current Chairmen of the Planning Commission (1) and the Parks, Recreation and Community Services Commission (1). The Council appointees shall serve staggered four (4) year terms. The Financial Oversight Committee shall conduct an annual review of Preservation District expenditures to ensure that Preservation District Proceeds were expended only in furtherance and support of the purposes of the Preservation District. City of Santa Clarita Page 12 Open Space & Parkland Program Xeucsed:8-31-05 The responsibility of the Financial Oversight and Audit Committee shall be to conduct an annual review of Preservation District expenditures. The Committee is ensure that District proceeds are used in accordance with the Engineer's Report. The Oversight Committee will operate in accordance with the Brown Act. All meetings shall be open to the public. VII. FUNDING MECHANISM A Benefit Assessment District approach, utilizing the Preservation District, is the recommended method for implementing the funding of a portion of this Program. Assessment districts place a charge on real property to pay for the special benefit conveyed to that property from a government service. The amount assessed is determined by an engineer's report that distributes the cost of the government services according to benefit received by each property. Assessments must be approved by a weighted majority of property owners in an assessment ballot procedure conducted by mail. Ballots are weighted according to the amount of assessment that would be paid. After considering a comprehensive evaluation of available mechanisms and presenting these options to the Parks, Recreation, and Community Services Commission and the City Council, it was concluded that the Assessment District approach was the best match for a new funding mechanism for a portion of the Open Space and Parkland Preservation Program. See Attachment A. ro City of Santa Clarita Page 13 Open Space & Parkland Program Revised: 8-31-05 FAttachment A: F Is u G Comparison on Funding Mechanisms A thorough review of potential funding mechanisms was conducted by staff. The evaluation process initially focused on a comprehensive summary of all available mechanisms for raising local public funds for Open Space and Parkland preservation. The table below compares the features of the three alternative funding approaches that were the most feasible alternatives: City of Santa Clarita Page 14 Open Space & Parkland Program Revised: 8-31-05 General Obligation Benefit Assessment Bond Special Tax District How are funds Increase in ad valorem Tax on individual parcels Assessment on property generated? tax on property tax Who pays? Property owners — Property owners — tax Property owners — based properties within a higher rates are determined on engineers' report that net assessed value pay within the measure by the distributes costs more. framers according to benefits What voting 2/3 majority 2/3 majority Simple majority — margin is required Avoid majority protest forapproval? What type of Special or General Special or General Assessment Ballot election? Election Election Procedure by mail What are the time Two elections per year, Two elections per year, Ballot Procedure may be constraints on the though odd years are though odd years are convened at anytime. 45 election? more expensive more expensive days must allowed for return of ballots Costs of election Depends on how many Depends on how many Depends upon how many items on ballot items on ballot parcels included. Possible to fund Acquisition and Acquisition, const., Acquisition, const., construction maint., & equipment maint., & equipment Fixed term Yes No No required? Possible to sell Yes (required) Yes Yes bonds? Advantages Simple — only way to Possible customize tax Perhaps more equity in raise ad valorem tax rate distribution of costs Best interest rate Flexibility in use of Flexibility in use of revenues revenues Ballot Procedure may occur at any time City of Santa Clarita Page 14 Open Space & Parkland Program Revised: 8-31-05 7 Attachment B a 0 7 L F 0 u Proposed Estimated Program Budget FY 2006 — 2007 The City's budget for the Open Space and Parkland Preservation Program, shown below, details the estimated costs for Fiscal Year 2006-07 as available at the time of preparation of this report. City of Santa Clarita Page 15 Open Space & Parkland Program Revised: 8-31-05 Account Description General Fund Prop. A Fund Preservation District Fund Total Parks Administration 4,087,731 4,087,731 Parks Facility Maintenance 919,770 919,770 Sports Complex 483,753 483,753 Parks Maintenance 1,078,369 186,989 1,265,358 Aquatics Maintenance 239,635 239,635 Open Space and Parkland Acquisition 879,240 879,240 Active Parkland Development 586,160 586,160 SUBTOTAL $609,258 $186,989 $1,465,400 Total Proposed Program Budget: 1 $8,461,647 City of Santa Clarita Page 15 Open Space & Parkland Program Revised: 8-31-05