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Home My WebLink About2005-07-12 - AGENDA REPORTS - OSMD GVRANCH ANNUAL LEVY (2)Agenda Item: 9� CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: Darren Hemandez DATE: July 12, 2005 SUBJECT: ANNUAL LEVY OF ASSESSMENTS AND CONTINUED MAINTENANCE FOR THE OPEN SPACE MAINTENANCE DISTRICT (GOLDEN VALLEY RANCH) DEPARTMENT: Administrative Services RECOMMENDED ACTION City Council conduct a public hearing and adopt the resolution approving the Engineer's Report for the annual levy of assessments and continued maintenance for the Open Space Maintenance District (Golden Valley Ranch). BACKGROUND As a condition of the approval of the Golden Valley Ranch Development, the formation of an open space maintenance district was required. In November 2003, Council approved the formation of an open space maintenance district. The open space area consists of approximately 920 acres of natural, undeveloped open space within the Golden Valley Ranch Development. Each year, the District's proposed budget for the coming year is presented to the City Council for approval at two sessions. At this time, the Council is presented with an annual Engineer's Report, the annual maintenance budget, and a list of parcels with method of assessment within the District's boundaries. None of the proposed assessments will be increased over the maximum amount authorized for this District. In order to levy assessments, the Landscaping and Lighting Act of 1972 requires the City Council to approve an Engineer's Report and conduct a public hearing. Adopting the two resolutions will initiate the legal proceedings, approve the Engineer's Report, and establish a date for the public hearing. ALTERNATIVE ACTION 1. Do not move forward with the proceedings for the annual levy of assessments. 2. Other direction as determined by the City Council. FISCAL IMPACT The proposed assessment rate for future property owners in the Golden Valley Ranch development will not change from FY 04-05 to FY 05-06 if the attached resolution is adopted. Future homeowners will continue to pay $17.33 for a SFR and $5.86 for a condominium. The proposed assessment funds are anticipated to cover the expected FY 05-06 expenses for the District. Adopting the resolution does protect the District's fiscal future by allowing the District, if needed, to charge the maximum allowable assessment fee. This is a four percent CPI adjustment over FY 04-05. ATTACHMENTS Resolution Engineer's Report available in the City Clerk's Reading File '4 City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineer's Report, fY 2005.06 Page 1 TABLE OF CONTENTS Certificates.................................................................................................................... 2 Report Part A - Plans and Specifications............................................................................ 4 Part B - Estimate of Cost Part C - Method of Apportionment of Assessment ........................................... Part D - Assessment Roll Part E - Assessment Diagram R:%anta dadta\Golden Valley OSMDV.dmin OS-06\reports\owd rpt O&OO.doo w MINE Harris & Associates City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineers Report, FY 2005-06 Page 2 CITY OF SANTA CLARITA OPEN SPACE MAINTENANCE DISTRICT (GOLDEN VALLEY RANCH) ENGINEER'S REPORT CERTIFICATES The undersigned acting on behalf of Hams & Associates, respectfully submits the enclosed Engineer's Report as directed by City Council pursuant to the provisions of Section 4 of Article JCIID 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: June 23, 2005 R.C.E. No. 41965 I HEREBY CERTIFY that the enclosed Engineer's Report, together with s essment Roll and Assessment Diagram thereto attached, was filed with me on the Z day of 2005. Sharon L. Dawson, City Clerk City of Santa Clarita Los Angeles County, California I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and Assessment Diagram thereto attached, was approved #nd confirmed by the City Council of the City of Santa Clarita, California, on the lZt4day of J14f..4 2005. Sharon L. Dawson, City Clerk City of Santa Clarita Los Angeles County, California R:�eanta dedta\Golden Valley OSMDAdmin 0500teportMosmd rpt 050e.dm I Harris & Associates City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineer's Report, FY 2005-06 Page 3 FISCAL YEAR 2005-06 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 Hams & 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 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 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. RAsanta dadta\Golden Valley OSMDWdmin 05-05Veportstosmd rpt 05-06.dx � Harris & Associates City of Santa Clarita Open Space Maintenance District (Golden Valley Ranch) Engineer's Report, FY 2005.06 PART A PLANS AND SPECIFICATIONS June 23, 2005 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 Judgment 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; the 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. Harris &Associates R:%anta dadta\Golden Valley OSMDWdmin 06-MVeportMosmd rpt 05-06.dx I City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineer's Report, FY 2005.06 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 2005-06. 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 Administration Costs $6,629 Operating Reserve $15,000 Prior Year (surplus) or deficit ($44,238) Total To Assessment $7,391 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. II 111santa cladtMGolden Valley DSMDWdmin 05-WVeponsbsmd rpt 05-06.dm I Harris & Associates City of Santa Cladta June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineers Report, FY 2005-06 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, traffic signals and landscaping facilities. Section 22573, Landscaping and Lighting Act of 1972 requires that maintenance assessments be levied according to benefit rather than according to assessed value. This section states: "The net amount to be assessed upon lands within an 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." The 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." 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 XIHD 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. Waante cladta\Golden Valley QSMDUdmin 05-0OVeports\osmd rpt 05-M.doc I Harris & Associates City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineer's Report, FY 2005.06 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. $7,391 _ 142.05 acres = $52.03 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 CPI Increases; 4.0% If the number of residential units differs from those projected above, the maximum assessment rates per residential unit will also differ. * 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 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. RAssnta dadta\Golden Valley OSMD Admin 0548Veportebsmd rpt D&N.doc I Harris & Associates Maximum Maximum Actual Actual Total Projected Est. Projected Res. FY 04.05 Asmt FY 05-06 Asmt FY 05-06 Asmt FY 05-06 Planned FY 05-06 Asmt Rate Acres per Res. Acreer Res. Acre per Res. Acre Assessment Res. Units per Residential Unit 129.89 $383.94 / acre $399.30 / acre $52.03 / acre $6,758.18 390 SFR $17.33 / SFR Unit 12.16 $383.94 / acre $399.30 / acre $52.03 / acre $632.68 108 CON $5.86 /CON Unit 142.05 CPI Increases; 4.0% If the number of residential units differs from those projected above, the maximum assessment rates per residential unit will also differ. * 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 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. RAssnta dadta\Golden Valley OSMD Admin 0548Veportebsmd rpt D&N.doc I Harris & Associates City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineer's Report, FY 200506 Page 8 PART D ASSESSMENT ROLL The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2005-06 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 FY 2005-06 Assessor's Parcel Apportioned Total Asmt Parcel No. Acres Asmt $7,391 2841-017-032 241.83 $1,466.20 2848-008-012 80.00 $485.03 2848-008-016 621.36 $3,767.25 2848-009-028 120.00 $727.55 2848-011-009 155.86 $944.97 1,219.05 $7,391.00 RAsanta claritMGolden Valley OSMDWdmin 05-06treportstosmd rpt 05-06.dac I Harris &Associates Il I City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineer's Report, FY 2005.06 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. RAsanta cladta\Golden Valley OSMD\Admin 05Wreportabsmd rpt 05-0e.doo I Harris & Associates F E L City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineers Report, FY 2005.06 Page 10 R:lsanta dadta\Golden Valley O.SMDVdmin O&Meportsk e d rpt 0506.dx UIHarris & Associates City of Santa Clarita June 23, 2005 Open Space Maintenance District (Golden Valley Ranch) Engineer's Report, FY 2005.06 Page 11 RASanta clarita\Golden Valley OSMDWdmin 05-0BVepotftemd rpt 05-0S.doc Harris & Associates