HomeMy WebLinkAbout2007-04-24 - AGENDA REPORTS - OPEN SPACE DIST ENGR RPT (2)I Li, l
Agenda Item• /
CITY OF SANTA CLARITA
AGENDA REPORT
UNFINISHED BUSINESS City Manager Approval:
Item to be presented by:
DATE: April 24, 2007
SUBJECT: CITY OF SANTA CLARII'A OPEN SPACE PRESERVATION
DISTRICT - RESOLUTION APPROVING ENGINEER'S REPORT
AND SETTING PUBLIC HEARING FOR JULY 10, 2007
DEPARTMENT: Parks, Recreation, and Community Services
RECOMMENDED ACTION
City Council adopt a resolution approving the Engineer's Report, and set a public hearing for
July 10, 2007. Appropriate $92,500 from Council Contingency Account 2250-7401 to Account
2100-8110 for the establishment process of the District and the design, production, and mailing
of notices, ballots, and educational materials to all City property owners.
BACKGROUND
Since the City's incorporation in 1987, the City has made a significant effort to preserve green
belts and undeveloped land within and outside of the City. This includes implementing the
vision of the first and subsequent City Councils to buffer the Santa Clarita Valley with a green
belt to help maintain the character and quality of life for residents. During The Big Picture
Action Plan process, several open space goals were reaffirmed and established. Additionally, a
number of community members have recently spoken in support of preserving undeveloped land
and asked the Council to once again consider pursuing the creation of a mechanism to finance the
acquisition and preservation of undeveloped land.
On April 10, the City Council adopted a resolution to initiate the formation of the City of Santa
Clarita Open Space Preservation District and order the Engineer's Report.
The Engineer's Report contains the proposed boundaries of the district (which are coterminous
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, and the
methodology to apportion the annual assessments. In order to allocate benefit fairly between the
parcels, an Equivalent Dwelling Unit (EDU) methodology equates different types of land uses to
a single-family residential parcel. A single-family home equals one EDU, and other land uses are
converted to EDUs, thereby allowing a uniform method of assessment. To further apportion the
special benefit received by different property types, a benefit factor is incorporated into the
methodology. For example, at the proposed FY 07-08 maximum assessment rate of $25.00 per
benefit unit, a single-family home would be assessed $25.00 (for 1.0 benefit units per
single-family home), a condominium or apartment would be assessed $18.75 per dwelling (for
0.75 benefit units per dwelling), a vacant parcel one acre in size would be assessed $18.75 (for
0.75 benefit units per acre), a vacant parcel five acres in size and larger would be assessed $18.75
(for a maximum of 3.75 benefit units per vacant parcel), and developed non-residential property
one acre in size would be assessed $75.00 (for three benefit units per acres).
The Engineer's Report describes the annual adjustment to the maximum assessment, which
would be $1.00 per benefit unit each year after FY 07-08, and identifies exempt properties such
as school fields and other existing open space and recreation providers. The Engineer's Report
incorporates a description of the City's Open Space and Parkland 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 2007-08 shall not exceed 28.5%
of the Program's budget. The District and levy of assessments will terminate after 30 years.
The Council is requested to adopt a resolution of intention which approves the Engineer's Report,
sets a public hearing for July 10, 2007, and directs a May mailing of ballots to all persons who
own property within the City of Santa Clarita. Pursuant to the Landscape and Lighting Act of
1972 and Proposition 218, property owners would have until the close of the public hearing, to
be held on July 10, 2007, (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. The
tabulation of the ballots will be completed and the results announced after the close of the public
hearing.
ALTERNATIVE ACTIONS
Other action as determined by the City Council.
FISCAL IMPACT
The formation of the City of Santa Clarita Open Space Preservation District will provide funding
for a portion of the Program, giving priority to the acquisition and preservation of undeveloped
land. The estimated revenues collected from the Open Space Preservation District is
approximately $1,556,100 for fiscal year 07-08.
The fiscal impact of this recommendation is $92,500 for the establishment process for the
District and the design, production, and mailing of notices, ballots, and educational materials.
ATTACHMENTS
Resolution
Draft Engineer's Report, along with attachments, available in the City Clerk's Reading File
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City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007-08 Page 1
TABLE OF CONTENTS
Certificates.................................................................................................................... 2
Report........................................................................................................................... 3
Part A - Plans and Specifications............................................................................ 4
PartB - Estimate of Cost........................................................................................ 5
Part C - Method of Apportionment of Assessment ................................................. 6
Part D - Assessment Roll...............................................................:......................15
Part E - Assessment Diagram...............................................................................15
Appendix
2007 Proposed Open Space Acquisition Implementation Work Program
for the City of Santa Clarita
r%anta daritabspd 2007Veportskospd rpt 23apiU7.doc
Hams & Associates
City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 Page 2
1.
CITY OF SANTA CLARITA
OPEN SPACE 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: April 23, 2007
N0. 41965 a�
EXP. 3/31/08
BYO Joan E. tox
R.C.E. No. 41965
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto art, Oed, was filed with me on thea34day of , 2007.
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Sharon L. Dawson, City Clerk
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c`PaPoFo o City of Santa Clarita
Qi4 DEC. 15, c = Los Angeles County, California
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I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, xes approved and confirmed by the City Council of the City
of Santa Clarita, California, on the R f day of , 2007.
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DEC. 15,
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Sharon L. Dawson, City Clerk
City of Santa Clarita
Los Angeles County, California
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City of Santa Clarity April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 Page 3
FISCAL YEAR 2007.08
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 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.
rAsanta dantabspd 2007Vep0rts\ospd rpt 23apr07.doc Harris & Associates
City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineers Report, FY 2007.08 Page 4
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PART A
PLANS AND SPECIFICATIONS
The Open Space Preservation District will expand the City's existing Open Space, Park and Parkland
Program. This program acquires, preserves, improves, finances, services and maintains facilities as
described below.
It is the City Council's intent to utilize the additional funding from the Open Space Preservation
District to expand the existing Open Space, Park, and Parkland Program to accelerate vacant land
acquisition in and around the City in accordance with the guidelines outlined in the Proposed Open
Space Acquisition Implementation Work Program, which is included herein and is provided in the
Appendix.
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.
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.
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The improvements are the acquisition, preservation, improvement, financing, servicing and
maintenance of parks, parkland and open space lands and appurtenant equipment and facilities,
including but not limited to, personnel, electrical energy, utilities such as water, materials,
contracting services, debt service costs, and other items necessary for the satisfactory provision
of these facilities and services.
Facilities include but are not limited to:
■ Open Space Lands
■ The Santa Clara River Watershed
• Trail Systems
■ Wildlife Corridors
■ Park and Recreation Facilities and Equipment
Maintenance means the furnishing of services and materials for the ordinary and usual
maintenance, operation, preservation and servicing, including repair, removal or replacement of
all or part of any of the park, parklands and open space lands or appurtenant equipment or
facilities; providing for the life, growth, health and beauty of the landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing and treating for disease or injury; the
removal of trimmings, rubbish, debris and other solid waste; brush clearing; and the cleaning,
sandblasting, and painting of walls and other improvements to remove or cover graffiti.
Servicing means the furnishing of water for the irrigation and the furnishing of electric current or
energy, gas or other illuminating agent for the operation of the park, parklands and open space
lands or appurtenant equipment or facilities.
The City intends to finance a portion of the facilities through the issuance of bonded indebtedness.
The plans and specifications for the improvements, showing the general nature, location and the
extent of the facilities, are on file in the office of the City Park and Recreation Department and are
by reference herein made a part of this report.
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FrAsanta dadtaXospd 20074ep0rts%0spd rpt 23apr07.doc I Harris & Associates
City of Santa Clarita April 23 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 Page 5
PART B
ESTIMATE OF COST
The City's budget for the Open Space, Park, and Parkland Program, shown below, details the
estimated costs for Fiscal Year 2007-08 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.
Fi
Existing Open Space, Park, and Parkland Program
$6,840,630
Proposed Expansion of the Program
$1,556,100
Less General Benefit Contribution (71.5%)
($6,003,662)
Subtotal (City's Special Benefit Allocation):
$2,3939068
Less Additional City Contribution
($1,295,930)
Administration Costs (5%)
$119,653
r•
Formation Costs
$100,000
Operating Reserve (10%)
$239,307
Prior Year (surplus) or deficit
$0
Total To Assessment:
$1,556,098
err The 1972 Act requires that a special fund be set-up for the revenues and expenditures of the District.
Funds raised by assessment shall be used only for the purpose as stated herein. The City may
advance funds or incur bonded indebtedness, if needed, to ensure adequate cash flow or timing of the
provision of the facilities, and will be reimbursed for any such advances or payment of annual bond
debt service upon receipt of assessments. Any surplus or deficit remaining on July 1 must be carried
over to the next fiscal year.
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rAsanta claritMospd 20071rep0rtsbspd rpt 23apr07.dx 1Hams &Associates
City of Santa Clarita
Open Space Preservation District
Engineer's Report, FY 2007.08
PART C
METHOD OF APPORTIONMENT OF ASSESSMENT
General
April 23, 2007
Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting Act of 1972,
permits the establishment of Assessment Districts by cities for the purpose of providing certain
public improvements which include the construction, maintenance and servicing of park and
recreation improvements and the acquisition of land for park, recreation or open space purposes.
Section 22573, Landscaping and Lighting Act of 1972 requires that assessments be levied according
to benefit rather than according to assessed value. This section states:
"The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among all
assessable lots or parcels in proportion to the estimated benefits to be received by each such
lot or parcel from the improvements."
The Act permits the designation of zones of benefit within any individual assessment district if "by
reason of variations in the nature, location, and extent of the improvements, the various areas will
receive different degrees of benefit from the improvements." (Sec. 22574). Thus, the 1972 Act
requires the levy of a true "assessment" rather than a "special tax."
In addition, Proposition 218, the "Right to Vote on Taxes Act" which was approved on the
November 1996 Statewide ballot and added Article XIIID to the California Constitution, requires
that a parcel's assessment may not exceed the reasonable cost of the proportional special benefit
conferred on that parcel. XIIID provides that only special benefits are assessable and the City must
separate the general benefits from the special benefits. XIIID also requires that publicly owned
properties that benefit from the improvements be assessed.
C Reason For The Assessment
PW The District will fund a portion of the City's Open Space, Park, and Parkland 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 large. General enhancement of property value does
not constitute 'special benefit'."
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City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 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 (Pro rles 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.
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f' City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 Page 8
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.
y;
The entire community, and parcels within the community, benefit when parks and recreational
facilities are included as part of the overall community design standard and are maintained.
Homebuyers over age 55, considering a move, were surveyed about the amenities that "would
seriously influence them in selecting a new community" in Boomers on the Horizon: Housing
Preferences ofthe 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 (Defining 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
t Report.
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Seeking
Rank on
Amenity
Group
Amenity
List
Walking and jogging trails
55+
52
Walking and jogging trails
55+ >$75k per year
65
1
Outdoor spaces
55+
51
Outdoor spaces (park)
55+, moving to suburbs
55
2
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 (Defining 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
t Report.
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City of Santa Clartta April 23, 2007
Open Space Preservation District
Engineer's Report, FY 200708 Page 9
It should be noted that the District service area includes Hasley Canyon Park, which is currently
outside the City boundaries but within an area that is anticipated to annex into the City in the very
d . near future. This park has been included to make sure an appropriate service area has been
represented for the District.
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, 84,602 acres,
or approximately 71.5%, is outside the city boundaries. The benefits conferred on these non -city
parcels within the service areas are considered the "general benefits" associated with the District.
Therefore, only 28.5% of the District budget is assessed to City properties as the quantification of
special benefits received, and 71.5% 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.
f
All properties within the City of Santa Clarita are within the service area of the City's existing
parklands and open space areas. Therefore, these properties receive special benefit from the existing
facilities. The existing facilities are distributed throughout all areas of the City. 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.
Any future acquisition of undeveloped lands will be within the City of Santa Clarita city limits or within
the service area of the City's existing parklands and open space areas. Because of this, and the fact that
any undeveloped lands outside the City boundaries will remain essentially in their natural state, these
additional areas are not considered to increase the benefit boundaries of the District.
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.
The EDU method uses the single family home as the basic unit of apportionment. A single family
r home equals one Equivalent Dwelling Unit (EDU). Every other land use is converted to EDU's as
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City of Santa Clarita April 23 2007
Open Space Preservation District
r Engineer's Report, FY 2007-08 Page 10
1.
described below. All properties in the District will be assigned dwelling units and land use
r 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.)
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 EDU's: parcels containing apartments are
converted to EDU's based on the number of dwelling units on each parcel of land; non-residential
r parcels are converted based on the lot size of each parcel of land.
I�
Assessed EDU _ Equivalent Dwelling
Land Use Unit x Factor Unit Rate (EDU)
Residential
Single family home 1 dwelling x 1 = 1.00 EDU /dwelling
Single family vacant 1 parcel x 0.25 = 0.25 EDU / parcel
Multi -Family (incl. Condo) 1 dwelling x 0.75 = 0.75 EDU /dwelling
Mobile Home Parks 1 space x 0.5 = 0.50 EDU /space
Developed Non -Residential
Commercial, Industrial, 1 acre
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 I 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.
The EDU's 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 EDU's for the multiple residential parcel. Similarly, the total EDU's for a mobile home
rtsanta oladtalospd 20071rep0rtabspd rpt 23apr07.doc I Harris & Associates
City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineers Report, FY 2007.08 Page 11
parcel are calculated by multiplying the EDU factor (0.5) by the number of mobile home units on
' the parcel.
Developed Non -Residential
Developed non-residential properties are defined as improved commercial, industrial and
institutional properties (such as churches). In converting these properties to EDU's, the size of
the parcels 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,
u vacant property is assigned EDU's at the rate of 25 percent of improved property.
A vacant parcel, designated exclusively for a single-family residential unit by a recorded Tract
Map or Parcel Map, will be assigned 0.25 EDUs per lot.
Other vacant parcels, including those properties designated as agricultural, are assessed based
upon the acreage of the parcel. All of these parcels will be assigned EDU's at the rate of 25% of
the developed non-residential properties, or 1.5 EDU's per acre.
Regarding larger vacant properties, a strict application of the EDU rate per acre will result in an
inappropriately large assessment, particularly considering the fact that the vacant parcel provides
some of the open space attributes the park system endeavors to provide. As the size of a parcel
increases, it begins to provide proportionally larger open space characteristics. In order to
71 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
�P" Exempted from the assessment are the areas of streets, avenues, lanes, roads, drives, courts,
J 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
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rAsanta daritMospd 2007\report&\ospd rpt 23aprV.doc
Harris &Associates
City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 Page 12
and small parcels vacated by the City as these parcels have little or no value and therefore do not
i!^ benefit from the improvements.
In addition, parks, greenbelts and open space are exempt from assessment, as are public schools,
golf courses (which are considered as parks in most cities' planning documents) and cemeteries,
which are also considered to provide a type of parkland and open space.
Government -Owned Property
Prop. 218 states, "Parcels within a district that are owned or used by any [public] agency ... shall
not be exempt from the assessment unless the agency can demonstrate... that [the] parcels in fact
receive no special benefit."
Government-owned (public) properties must be assessed for the benefits they receive. If no
C' 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.
r■
Benefit Factors
Proper preservation of parklands and open space within and surrounding the City benefits properties
by providing environmental quality and recreational enhancement. The amount of benefit received
will vary with the different land use of the property. There are two categories from which the total
benefit of a parcel is derived, and these benefits are weighted equally with respect to each other:
1. Environmental Quality Benefit. The improvement of the quality of air, visual aesthetics and
attractiveness of the community as a place to live, work and do business. All properties within
the District are considered to receive this benefit.
2. Recreation Enhancement Benefit. The availability of useable and safe parkland and
r7 recreational facilities. Only residential properties are considered to receive this benefit as it more
directly relates to the enhancement of the quality of life in the residential community.
R., Table 1 outlines the Benefit Factors for the Open space, park and parkland 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:
7 111M
rAsanta clarftaXospd 20071reportslospd rpt 23apr07.docI Harris & Associates
City of Santa Cladta April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 Page 13
Table 2 - Benefit Unit Calculation
Assessedx EDU x Benefit = Benefit Unit (BU)
;i Land Use Unit Factor Factor Rate
I
Residential
Use
No. of
No. of
Single family home
1 dwelling
x 1
x 1.0
= 1.00 BU /dwelling
Single family vacant
1 parcel
x 0.25
x 1.0
= 0.25 BU / parcel
Multi -Family (incl. Condo)
1 dwelling
x 0.75
x 1.0
= 0.75 BU /dwelling
Mobile Home Parks
1 space
x 0.5
x 1.0
= 0.50 BU /space
Developed Non -Residential
204.750
Multi -family residential
383
8,938
Commercial, Industrial, Gov, Church
1 acre
x 6
x 0.5
= 3.00 BU /acre
10,707.000
1 EDU min
x 0.5 =
0.50 BU / parcel min
Vacant
1 acre x 1.5 x 0.5 = 0.75 BU /acre
0.25 EDU min x 0.5 = 0.125 BU / parcel min
5 acre x 1.5 x 0.5 = 3.75 BU / parcel max
Table 3 provides a summary of Benefit Units for the City of Santa Clarita.
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
33,270
33,270
33,270.000
Single family vacant
819
204.750
Multi -family residential
383
8,938
6,703.500
Condominiums
14,276
14,276
10,707.000
Mobile Home Parks
30
2,578
1,289.000
Developed Non -Residential
Commercial / Industrial
1,530
2,801.51
8,429.400
incl. Government & Church
Vacant
Vacant 5 ac or less
222
5,334.49
832.500
Vacant more than 5 ac
750
1,073.85
807.745
Totals:l
51,280
1 59,062
1 9,209.86
1 62,243.895
Assessment Rate Calculation
The FY 2007-08 maximum assessment rate* is calculated as follows:
$1,556,098 = 62,243.895 = $25.00 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 $1.00 per Benefit Unit.
The actual assessments levied in any fiscal year will be as approved by the City Council and
may not exceed the maximum assessment rate without receiving property owner approval for
the increase.
Sample calculations for various land uses are provided in Table 4.
rWanta claritabspd 2007Veportstospd rpt 23apr07.doc I Hams & Associates
City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 Page 14
Table 4 -Sample Calculations
0.5 acre x 1.5 x 0.5 =
0.38
$9.38
Vacant
1 acre x 1.5 x 0.5 =
0.75
$18.75
Vacant
5 acre x 1.5 x 0.5 =
3.75
$93.75
FY 07-08
10 acre
No. of Units or
$93.75
EDU
Benefit
Benefit
Annual
Land Use
Parcel Size
x Factor x Factor =
Units
Asmt
Residential
Single family home
1 dwelling
x
1
x
1.0 =
1.00
$25.00
Single family vacant (subdivided)
1 parcel
x
0.25
x
1.0 =
0.25
$6.25
Condominium
1 dwelling
x
0.75
x
1.0 =
0.75
$18.75
Duplex
2 dwellings
x
0.75
x
1.0 =
1.50
$37.50
4-plex
4 dwellings
x
0.75
x
1.0 =
3.00
$75.00
10 -unit Apartment
10 dwellings
x
0.75
x
1.0 =
7.50
$187.50
Mobile Home Parks
10 spaces
x
0.5
x
1.0 =
5.00
$125.00
Developed Non -Residential
Commercial, Industrial, Gov, Church
0.25 acre
x
6
x
0.5 =
0.75
$18.75
Commercial, Industrial, Gov, Church
0.5 acre
x
6
x
0.5 =
1.50
$37.50
Commercial, Industrial, Gov, Church
1 acre
x
6
x
0.5 =
3.00
$75.00
Vacant
Vacant
0.5 acre x 1.5 x 0.5 =
0.38
$9.38
Vacant
1 acre x 1.5 x 0.5 =
0.75
$18.75
Vacant
5 acre x 1.5 x 0.5 =
3.75
$93.75
Vacant
10 acre
3.75
$93.75
Assessment Duration
The Open Space Preservation District is proposed to exist for thirty (30) years beginning is FY 2007-
08 and with fiscal year 2036-37 as its last fiscal year.
rlsanta cladta\ospd 2007keportsbspd rpt 23apr07.doc I Harris & Associates
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City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 200708 Page 15
PART D
ASSESSMENT ROLL
The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2007-08 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.
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.
rAsanta atadtalospd 20071reports\ospd rpt 23apr07.doc I Harris & Associates
City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 Page is
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r%santa dahtalospd 20071reports\ospd rpt 23apr07.doc r. I Hams & Associates
City of Santa Clarita April 23, 2007
Open Space Preservation District
Engineer's Report, FY 2007.08 APPENDIX
2007
Proposed Open Space Acquisition
Implementation Work Program
5 ;
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J i
r1santa daritatospd 20071reportslospd rpt 23aprV.doc I Harris & Associates
Revised: 4-18-07
'O �r
r 1
16 DECOAV
2007
PROPOSED OPEN SPACE ACQUISITION IMPLEMENTATION
WORK PROGRAM
FOR THE
CITY OF SANTA CLARITA
7
PROPOSED OPEN SPACE ACQUISITION IMPLEMENTATION WORK PROGRAM
FOR THE CITY OF SANTA CLARITA
A. 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 a greenbelt of open space
around the valley.
B. Types of Undeveloped Land to be Acquired
The following category descriptions explain the variety of open space preservation actions
that are needed in the City:
• Undeveloped Land Preservation — This effort will seek to preserve and protect the
undeveloped areas around the valley and further the City's goal to create a greenbelt
around the valley and reduce sprawl.
• 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.
C. Acquisition Principles
The following principles are the basis for allocation categories and the criteria within each
category. They will also guide the implementation of the Work Program and serve as
benchmarks for the Financial Accountability and Audit Panel in reviewing project
expenditures.
0
�* City of Santa Clarita Page 2
Proposed Open Space Acquisition Implementation Work Program
The following principles are intended to maximize the public benefit derived from the Work
Program, maintain the integrity of the Work Program and to assure fair and equitable
distribution of acreage. A project need not address each of these principles to be acquired,
11 but the consistency with principles will be considered when allocations are determined.
1) To acquire parcels of undeveloped land.
2) To provide local matching funds as a way to attract state, federal, and foundation funds.
3) To provide new methods for undeveloped land preservation, including the appropriate
use of conservation easements, trails, and protection of rivers and creeks.
4) To distribute the open space acquisition equitably throughout the City both
geographically and demographically.
5) To assure that new and existing undeveloped lands receive the necessary stewardship.
6) To ensure that land that is acquired is within the benefit area as defined by the Open
Space Preservation District Engineer's Report.
In addition, there are several principles that assure that the funds will be expended in a way
., that complement good public policy. These will also be used by the Financial Accountability
L and Audit Panel to gauge the appropriateness of expenditures.
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 Work Program, to the extent possible, so
that funds are spent efficiently.
1^ 9) To endeavor to acquire property and easements from willing sellers.
L,
Finally, several additional principles are included to guard against unintended consequences.
f ; 10) The projects in this Work Program are not land use designations and shall not be used as
such in the land use planning process.
k 11)The terms of this Work Program shall govern all allocations of resources hereunder
notwithstanding any future policy or program related to undeveloped land acquisitions
that may be adopted within the City of Santa Clarita.
D. Acreage Allocation Ratio
Funds derived from the Open Space Preservation District which are utilized for this Work
Program shall fund the acquisition of acres of undeveloped land in the following ratio:
• At least 90% of the acres purchased will be preserved natural open space, and
City of Santa Clarita Page 3
Proposed Open Space Acquisition Implementation Work Program
F
3. • No more than 10% of the acres purchased will be used for future improved active
parkland.
E. Description of Land Acquisition Projects
The City of Santa Clarita's 2002 Open Space Acquisition Plan, the Nature Conservancy's
2006 Santa Clara River Upper Watershed Conservation Plan and other relevant technical
documents will be used to prioritize properties for land acquisition.
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
Acquisition Plan is creating a "green belt" of open space around the City. The purpose of the
green belt is to ensure the character and natural habitat of the pristine environment
surrounding the City. In addition, the Open Space Acquisition 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 Acquisition 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 Acquisition Plan can be used to determine if a potential property does not
represent a good value to the City. Under either circumstance, when land is acquired, the
City endeavors to respect the land use for which the current terrain, topography, and
environmental characteristics best represents. To establish a regional scope, the Open Space
Acquisition 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:
• 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
City of Santa Clarita Page 4
Proposed Open Space Acquisition Implementation Work Program
7
Concrete (Cemex) project, Whitney Canyon, as well as several hundred acres
associated with the Golden Valley Ranch development. In addition, Elsmere
i"Canyon will likely be publicly held by the Mountains Recreation and
Conservation Authority (MRCA). The eastern region also includes Placenta
Canyon and the Placenta 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.
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 Approximate 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 Approximate 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 Page 5
!� ; Proposed Open Space Acquisition Implementation Work Program
I
F• City of Santa Clarita:
0
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 pursue. The Open Space Acquisition Plan along with the Work Program 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.
City of Santa Clarita Page 6
Proposed Open Space Acquisition Implementation Work Program