HomeMy WebLinkAbout2008-03-11 - AGENDA REPORTS - LMD PROCEEDINGS (2)PUBLIC HEARING
DATE:
SUBJECT:
DEPARTMENT:
Agenda Item:
J
CITY OF SANTA CLARITA
AGENDA REPORT
City Manager Approval:
Item to be presented by:
March 11, 2008
Darren Hernandez
LANDSCAPE MAINTENANCE DISTRICT PROCEEDINGS
Administrative Services
RECOMMENDED ACTION
City Council:
Conduct a public hearing regarding the proposed annexations into, detachments
from, creation of new zones, and assessment rate adjustments for Landscape Maintenance
Districts Numbers 1, A2, T-1 and various zones.
2. Direct the assessment engineer to revise the Engineer's Report to include clarification
language regarding the continued Landscape Maintenance District maintenance of all T-1
Areawide improvements, including parkways and sidepanels, and to include language to
clarify the analysis of special and general benefit to indicate there is no quantifiable general
benefit.
BACKGROUND
On January 8, 2008, City Council set a public hearing for the March 11, 2008 Council meeting
and adopted Resolutions 08-07 and 08-08. Respectively, these resolutions initiated proceedings,
approved the Engineer's Report, and declared the Council's intention to order annexations into,
detachments from, creation of new zones, and assessment rate adjustments in Landscape
Maintenance District Nos. 1, A2, and T1.
11
On March 3, 2008, staff held a meeting with Valencia area homeowner association board
members and on March 5, 2008, attended a Bridgeport HOA meeting. The meetings had three
objectives: 1) discuss the purpose of proceedings, 2) clarify mis-information which had been
circulated to ensure they are aware all LMD improvements would continue to be maintained, and
3) receive feedback and input on the Engineer's Report. Based on the successful outcomes of
these meetings, the HOA board members requested staff_ recommend to the City Council the
Engineer's Report include language that explicitly states all T-1 Areawide improvements will
continue to be maintained by the Landscape Maintenance District and to clarify in the report
there is no quantifiable general benefit. The final Engineer's Report containing these
modifications and clarifications will be recommened for approval at the March 25, 2008 City
Council meeting, if the majority of property owners approve these proceedings. The ballots will
be counted on March 12, and results will be available soon thereafter.
On January 25, 2005, assessment ballots were mailed and provided to property owners at least 45
days' notice of the public hearing and directions to return their assessment ballots to the City
Clerk by this date. The purpose of these proceedings is to provide property owners the option to
modify and/or create Landscape Maintenance District zones as follows:
Detach parcels from LMD No. Tl, Areawide Zone, and from LMD No. T1, Zone T-9 (Tourney
Road Corporate Center), and create and annex parcels into the following proposed new zones:
LMD No. 1, Zone 2008-1; LMD No. 1, Zone 18 (Town Center/Tourney Road); and LMD No.
1, Zone 19 (Bridgeport/Bouquet).
Created by Los Angeles County prior to the incorporation of the City, current LMD No. T1,
Areawide Zone covers the western (Valencia) portion of the City. This zone primarily finances
the improvement and maintenance of landscaped medians, parkways, and- other landscape
improvements located on major corridors such as McBean Parkway, Valencia Boulevard, Magic
Mountain Parkway, and Newhall Ranch Road. In addition, this zone finances various local
landscape maintenance improvements for the Bridgeport neighborhood (with the parcels within
Bridgeport paying a higher assessment rate), the Avignon neighborhood (with the parcels within
Avignon paying a higher assessment rate), and the Town Center area. State Law requires that
assessments be apportioned based on the proportionate share of special benefit conferred on each
parcel identified as receiving special benefit from the improvements and services being provided.
However, the assessments for this LMD zone are apportioned primarily on a per -parcel basis,
with a single-family home, condominiums,and large shopping center all paying the same annual
assessment of $61.40 per parcel. This is the case even though these different land uses and
parcel sizes (in the case of non-residential parcels) receive different levels of special benefit. The
result is condominiums and single-family homes are being over -assessed and non-residential
developed parcels under -assessed. This is a legacy issue dating back to the creation of this zone
by Los Angeles County prior to City incorporation, and it is problematic. In addition, because
medians on major thoroughfares confer a different level of special benefit over a larger area than
more "local" improvements such as parkways, side panels, entry monuments, paseos, etc, which
confer special benefit over a smaller area, major thoroughfare medians and local improvements
should not be funded through the same zone. As mentioned previously in this report, current
LMD No. T1, Areawide Zone, was created by Los Angeles County. to finance medians on major
thoroughfares and, in some areas, local improvements; this is problematic.
Prior to the City assuming responsibility for the administration of the Landscape Maintenance
Districts from Los Angeles County, LMD No. T1, Zone T9, was created to provide landscape
maintenance services in the Tourney Road Corporate Center. The assessment methodology for
this zone is conducted on a per -parcel basis rather than a methodology that equitably apportions
costs commensurate with the special benefit being conferred on each parcel; this is problematic.
To address the issues stated above, staff recommends: creation of LMD No. 1, Zone 2008-1 for
the financing of landscape improvements on major corridors; creation of a new LMD No. 1,
Zone 18 (Town Center/Tourney Road) to finance landscape improvements for the Town
Center/Tourney Road area; and creation of a new LMD No. 1, Zone 19 (Bridgeport/Bouquet) to
finance of landscape improvements for the Bridgeport/Bouquet area. With this reorganization,
parcels would be detached from zones, and the zones dissolved, so that no parcel is paying for
the same service twice. The assessment methodology for these areas would apportion the
assessments based on the special benefit conferred: on each parcel, as required by State Law.
LMD No. 1, Zone 2008-1, if created, would decrease assessments for residential parcels in the
current LMD No. T1, Areawide Zone (primarily the Valencia residential area) as follows: for
single-family residences a decrease from $61.40 annually to $55.25 annually (a decrease of 10%)
and for condos a decrease from $61.40 annually to $41.44 annually (a decrease of 32.5%). These
decreases are due to the recommended change from a per -parcel assessment to an equitable
methodology where parcels are assessed based on the special benefit they receive. As the median
corridor beautification standards established in the Valencia area are applied to medians located
in other areas of the City, parcels will go through the assessment ballot process to be annexed
into the Major Thoroughfare Median Zone. As part of this action, benefiting commercial and
industrial parcels located on major thoroughfares targeted for immediate improvement are
proposed to be annexed.
LMD No. 1, Zone 18 (Town Center/Tourney Road), if created, would remove the local
improvements provided in this area by the current LMD No. T1, Areawide Zone and place them
in a new local zone encompassing the Town Center and Tourney Road areas. The methodology
for this new zone would equitably assess parcels based on the special benefit they receive. As
the landscape maintenance services provided in the Tourney Road Corporate Center (Zone T9)
area are consistent with those services provided in the Town Center area (service which, are
funded by the Areawide Zone) detaching these parcels from LMD No. T1, zones T9 and
Areawide, respectively, and annexation of these parcels into the proposed new LMD No. 1, Zone
18 would consolidate all similarly benefiting parcels in this area into one LMD zone.
LMD No. 1, Zone 19 (Bridgeport/Bouquet), if created, would remove the local improvements
provided in this area through the current LMD No. T1, Areawide Zone and place them in a new
local zone encompassing the Bridgeport and lower Bouquet area. The methodology for this new
zone would equitably assess parcels based on the special benefit they receive. Detaching these
parcels from LMD No. T1, Areawide Zone, and annexing these parcels into the proposed new
LMD No. 1, Zone 18 would consolidate all similarly benefiting parcels in this area in one LMD
zone.
Modify the maximum assessment rates for LMD No. 1, Zone 15 (River Village).
Subsequent to the landscape maintenance district assessment rate for River Village being set in
2006, the landscape areas proposed to be maintained are proposed to be increased. Therefore, the
maximum assessment rate for this zone needs to be adjusted.
Dissolve and detach parcels from LMD No. TI, Zone TIO (Avenue Stanford), and annex
parcels into LMD No. 1, Zone 16 (Valencia Industrial Center area).
Prior to the City assuming responsibility for the administration of Landscape Maintenance
Districts, LMD No. T1, Zone T10, was created to provide landscape services in portions of the
Valencia Industrial Center, in particular along Avenue Stanford north of Rye Canyon Road.
LMD No. 1, Zone 16, was created to finance landscape maintenance services in the Valencia
Industrial Center. Most parcels in Zone T10 are redundantly layered with Zone 16, with some
parcels of T10 located just outside of Zone 16. Dissolution of LMD No. Tl, Zone T10 and the
annexation of parcels in the Valencia Industrial Center/Rye Canyon Business Park into Zone 16
would eliminate the layered redundancy and consolidate all benefiting parcels in one LMD zone.
Detach LMD No. I Zone 1, Annexation IE, and create and annex parcels into the proposed
new LMD No. 1, Zone 20 (Golden Valley Ranch -Commercial).
Subsequent to the LMD assessment rate for Golden Valley Ranch - Commercial being set in
2005, the landscape areas to be maintained are proposed to be increased. Therefore, the
maximum assessment rate for this zone needs to be adjusted. At present, these parcels are part of
LMD No. 1, Zone 1, which includes the residential portion of Golden Valley Ranch. Detaching
the commercial parcels from LMD No. 1, Zone 1 Annexation IE and annexing the parcels into
the proposed new LMD No. 1, Zone 20, would provide for a separate zone for the local benefits
received by the commercial area of Golden Valley Ranch.
Summary
If approved by a majority of the weighted assessment ballots returned, the recommendations
detailed above would become effective in the current fiscal year and implemented in the 2008-09
Fiscal Year. For single-family and condominium homeowners, annual assessment rates will be
reduced 10% and 32.5% respectively. Commercial property owners' landscape assessments will
reflect the benefit received from median landscaping (rates vary), and problematic legacy issues
will be resolved.
ALTERNATIVE ACTIONS
Others action as directed by the City Council.
FISCAL IMPACT
There will be no impact to the General Fund. It is anticipated there will be sufficient revenue to
meet anticipated expenses.
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa Clarita in the City
Hall Council Chambers, 23920 Valencia Boulevard, 1 st floor, Santa Clarita, California, on the
11 th day of March, at or after 6:00 p.m., to consider the annexations into, detachments from,
creation of new zones, and assessment rate adjustments to City of Santa Clarita Landscape
Maintenance District (LMD) Numbers 1, A2 and T-1. The LMD assessment is for landscape
maintenance as describe in the Act identified below. The City Council, pursuant to the
Landscaping and Lighting Act of 1972, being a division of the Streets and Highways Code of the
State of California and Article XIII D of the California Constitution (Proposition 218), the
Proposition 218 Omnibus Implementation Act will take appropriate consideration and action.
Proponents, opponents, and any interested persons may appear and be heard on this matter at that
time. Further information may be obtained by contacting the Administrative Services Department,
23920 Valencia Boulevard, Suite 260, Santa Clarita, CA 91355; (661) 286-4005,
Dennis Luppens, Special District Administrator.
If you wish to challenge this action in court, you may be limited to raising only those issues you or
someone else raised ;at the public hearing described in this notice, or in written correspondence
delivered to the City Council, at, or prior to, the public hearing.
Dated: January 14, 2008
Sharon L. Dawson, CMC
City Clerk
Publish Date: January 16, 2008
Engineer's Report
For
Annexations into, Detachments from,
Creation of New Zones, and
Assessment Rate Adjustments
City of Santa Clarita
Landscape Maintenance District
Nos. 1,A2 and T-1
(Various _Zones)_
Fiscal Year 2007-08
Submitted To:
Santa Clarita, California
Prepared By:
Harris & Associates.
January 2, 2008
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page i
TABLE OF CONTENTS
Certificates .............:
.............................................1
Report............................................................................................................................2
Part A - Plans and Specifications............................................................................3
Part B - Estimate of Cost.........................................................................................4
Part C - Method of Apportionment of Assessment.................................................7
Part D - Assessment Roll.......................................................................................16
Part E - Assessment Diagram.........................'.......................................................17
Exhibit A — List of Parcels Being Detached from Various Landscape Maintenance
Districts
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 1
CITY OF SANTA CLARITA
ANNEXATIONS INTO, DETACHMENTS FROM, CREATION OF NEW ZONES, AND
ASSESSMENT RATE ADJUSTMENTS
LANDSCAPE MAINTENANCE DISTRICT NOS. 1, A2 AND T1
(VARIOUS ZONES)
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.
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Dated: January 2, 2008
BY: Joan E. Cox
R.C.E. No. 41965
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, was filed with me on the day of 52008.
Sharon L. Dawson, City Clerk
City of Santa Clarita
Los Angeles County, California
an
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City
of Santa Clarita, California, on the day of 2008.
Sharon L. Dawson, City Clerk
City of Santa Clarita
Los Angeles County, California
Usanta clarita\LDMD Group Annex2\Reports\westside LMD annex rpt 2janKdoc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 2
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 (Proposition 218), 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:
ANNEXATIONS INTO, DETACHMENTS FROM, CREATION OF NEW ZONES, AND
ASSESSMENT RATE ADJUSTMENTS
LANDSCAPE MAINTENANCE DISTRICT NOS. 1, A2 AND T1
(VARIOUS ZONES)
hereinafter referred to as the "Maintenance District" or "District", I, Joan E. Cox, P.E., the authorized
representative of Harris & Associates, the duly appointed ASSESSMENT ENGINEER, submit
herewith the "Report" consisting of five (5) parts as follows:
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 clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2janKdoc
City of Santa Clarita - Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 3
PART A
PLANS AND SPECIFICATIONS
DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED
The improvements proposed to be installed, maintained and serviced are generally described as
improvements within public rights-of-way and dedicated landscape easements within various tracts
and on individual parcels located throughout the City including, but not limited to: landscaping,
planting, shrubbery, trees, irrigation systems, hardscapes and fixtures; statuary, fountains and other
ornamental structures and facilities; public lighting facilities; facilities which are appurtenant to any
of the foregoing or which are necessary or convenient for the maintenance or servicing thereof,
including, but not limited to, clearing, removal of debris, the installation or construction of curbs,
gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities; and, park or
recreational improvements, including, but not limited to, playground equipment, play courts, public
restrooms, and paseos/trails.
The District will fund costs in connection with the 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 maintenance,
operation and servicing of the ornamental structures, landscaping and appurtenant facilities,
including repair, removal or replacement of all or part of any of the ornamental structures,
landscaping or appurtenant 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, other solid waste; and pest control; the cleaning,
sandblasting, and painting of walls and other improvements to remove or cover graffiti.
Servicing means the furnishing of electricity for the operation of any appurtenant facilities, and water
for the irrigation and control of the landscaping and the maintenance of any of the ornamental
structures, landscaping and appurtenant facilities.
The plans and specifications for the improvements are voluminous and are not bound in this Report
but by this reference are incorporated and made part of the Report. The plans and specifications are
on file at the City.
Usanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita - Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 4
PART B
ESTIMATE OF COST
The estimated maximum 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
2007-08. 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.
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.
FY 2007-08
Maximum
Budget
District No. 1, Zone 2008-1 (Major Thoroughfare Medians)
Major Thoroughfare Median Maintenance (Citywide) $4,642,108
Administration Costs $12,000
$4,654,108
Operating Reserve $665,500
Replacement Reserve $2,104,961
Prior Year (surplus) or deficit ($2,034,803)
$5,389,766
Less Ad Valorem T1 Revenue ($585,515)
Total Revenue Required: $4,804,251
City Contribution - allowance for parcels not yet included $2,564,872
Total to Assessment: $2,239,379
FY 2007-08
Maximum,
Budget
District No. 1, Zone 15 (River Village)
Parkways $205,879
Irrigated Slopes $1'35,902
Open Space $109,519
$451,300
Operating Reserve $250,000
Replacement Reserve $45,000
Prior Year (surplus) or deficit $0
Total to Assessment $746,300,
R:\santa clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2janWdoc
City of Santa Clarita - Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 5
District No. 1, Zone 16 (Valencia Industrial Center)
Parkways / Side Panels
Street Trees
Local Street Medians
Monuments
Bus Stop Amenities
Paseos/Trails
$159,750
$89,100
$79,007
$8,000
$15,000
$0
$350,857
Operating Reserve $35,100
Replacement Reserve $35,100
Prior Year (surplus) or deficit ($219,467)
Revenues from existing Zone 16 parcels (coming) ($108,311)
$93,279
Total to Assessment $93,279
District No. 1, Zone 18 (Town Center/ Tourney Road)
Parkways / Side Panels
Street Trees
Local Medians
Monuments
Bus Stop Amenities
Paseos/Trails
FY 2007-08
Maximum
Budget
$276,923
$43,269
$5,531
$4,000
$39,936
$260,586
$630,245
Operating Reserve $72,428
Replacement Reserve $72,428
Prior Year (surplus) or deficit ($32,550)
Total to Assessment $742,551
District No. 1, Zone 19 (Bridgeport / Bouquet)
Parkways / Side Panels
Street Trees
Local Medians
Monuments
Bus Stop Amenities
Paseos/Trails
FY 2007-08
Maximum
Budget
$30,303
$21,017
$8,297
$630
$5,990
$0
$66,237
Operating Reserve $6,600
�- Replacement Reserve $6,600
Prior Year (surplus) or deficit $0
Total to Assessment $79,437
Usanta clarita\LDMD Group Annex2\Reports\westside LMD annex rpt 2jan08.doc
City of Santa Clarita - Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 6
District No' 1, Zone 20 (Golden Valley Ranch - Commercial)
Local Street Medians
Parkways -
Irrigated Slopes
FY 2007-08
Maximum
Budget
$19,005
$75,255
$779,770
$874,030
Operating Reserve $10,000
Replacement Reserve $9,426
Prior Year (surplus) or deficit $0
Total to Assessment $893,456
Usanta clarita\LDMD Group Annex2\Reports\westside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007.08 Page 7
PART C
METHOD OF APPORTIONMENT OF ASSESSMENT
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 a 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."
In addition, Proposition 218 requires that a parcel's assessment may not exceed the reasonable cost
of the proportional special benefit conferred on that parcel. Proposition 218 provides that only
special benefits are assessable and the City must separate the general benefits from the special
benefits.
REASON FOR THE ASSESSMENT
The assessment is proposed to be levied to defray the costs of the installation, maintenance and servicing
of improvements, as previously defined herein in Part A of this Report.
SPECIAL BENEFIT ANALYSIS
Street Landscaping
Trees, landscaping, hardscaping and appurtenant facilities, if well maintained, provide beautification,
shade and enhancement of the desirability of the surroundings, and therefore increase property value.
In Parkways and Land Values, written by John Nolan and Henry V. Hubbard in 1937, it is stated:
"... there is no lack of opinion, based on general principals and experience and common
sense, that parkways do in fact add value to property, even though the amount cannot be
determined exactly.... Indeed, in most cases where public money has been spent for
parkways the assumption has been definitely made that the proposed parkway will show a
provable financial profit to the City. It has been believed that the establishment of parkways
causes a rise in real estate values throughout the City, or in parts of the City,..."
It should be noted that the definition of "parkways" above may include the roadway as well as the
landscaping along side the roadway.
Landscaped Medians in the Major Thoroughfares. The landscape improvements in the medians
along the major thoroughfares provide positive enhancement of the City and therefore increase
RAsanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita - Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 8
property desirability and property values. These major thoroughfares are the entryways into the City
and as such provide beautification to the entire City; therefore, all parcels within the City receive a
special benefit from the landscaped medians in the major thoroughfares. Landscaping in the medians
along the major thoroughfares provides only incidental benefits to motorists traveling to, from or
through the City.
Trails and Greenbelts. Landscaping along recreational trails and greenbelts, if well maintained,
provide beautification and enhancement of the desirability of the surroundings, and therefore
increase property value.
In "Greenways for America" by Charles E. Little, it is stated:
"... [real estate] agents routinely advertise properties as being on or near the trail.... property
near but not immediately adjacent to the Burke -Gilman Trail is significantly easier to sell
and, according to real estate agents, sells for an average of 6 percent more as a result of its
proximity to the trail. Property immediately adjacent to the trail, however, is only slightly
easier to sell .... trails are an amenity that helps sell homes, increase property values and
improve the quality of life."
Additionally, the National Recreation and Park Association, in June 1985, stated:
"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 public interest to the taxpayers, who have a stake in a maximum
of total assessed values."
Operation and maintenance of the trails and greenways within the City provides a benefit to those
properties within the community surrounding the improvements.
SPECIAL BENEFIT APPORTIONMENT
Eauivalent Dwellima 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
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.)
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
parcels are converted based on the lot size of each parcel of land.
This methodology is summarized in the table below:
Usanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita - Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 9
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 (subdivided) 1 parcel x 0.25 = 0.25 EDU / parcel
Condominium 1 dwelling x 0.75 = 0.75 EDU /dwelling
Multi -Family Res. 1 dwelling x 0.75 = 0.75 EDU /dwelling
Mobile Home Parks 1 space x 0.5 = 0.50 EDU /space
Developed Non -Residential
includes: commercial, industrial,
church, and institutional uses
Other
includes: vacant, parks, golf courses,
public schools (K-12) and cemeteries
Exempt
Residential
1 acre
x
6.00 =
6.00 EDU / acre
1 acre
x
1.5 =
1.50 EDU /acre
0 = 0:00 EDU / acre
Single Family Residences (SFR). A single family home equals 1 EDU.
Multi -family Residences (Apartments and Condominiums) and Mobile Homes. 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
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 and schools). 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-
Usanta clarita\LDMD Group Annex2\Reports\westside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 10
residential parcels are assigned EDU's at a rate of 6 EDU's per acre.
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.
Other
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 properties are 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 for agricultural, park, golf course and
cemetery uses, 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.
In addition, parks are considered as vacant, as are public schools (K-12) and golf courses (both of
which are considered as parks in the City's planning documents) and cemeteries, which are
largely park -like. Because of the large open -space aspects of these properties, they are considered
to be more like vacant land and therefore are not considered to benefit as much as more fully
developed properties from the additional aesthetic enhancements provided by the improvements
being maintained.
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 used exclusively for utility transmission, common areas (such as in
condominium complexes), land dedicated as open space, 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.
BENEFIT ZONES
District No. 1, Zone 2008-1 (Major Thoroughfare Medians)
The maintenance of landscaping in medians within the major thoroughfares of the City provides
special and direct benefit to all parcels in the City. The associated costs of these benefits, including
city administration costs, are spread to all parcels within these areas based on Equivalent Dwelling
Units (EDU's), as follows:
RAsanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 11
Major Thoroughfare Medians Benefit - All Parcels in City
Assessable Equivalent Dwelling Unit EDU Summary by Land Use
No. of
No. of
No. of
No. of
Land Use
Parcels
Dwellings
Acres
EDU's
Residential
Single family home
33,172
33,389
33,389.000
Single family vacant
798
199.500
Multi -family residential
383
8,901
6,675.750
Condominiums
14,677
15,658
11,743.500
Mobile Home, Parks
30
2,578
1,289.000
Developed Non -Residential
Commercial
906
1,495.29
8,971.740
Industrial
639
1,436.19
8,617.140
Church, College
62
449.54
2,697.240
Other
Vacant
968
6,968.43
10,452.645
Park
59
775.30
1,162.950
Public K-12 Schools
67
596.92
895.380
Golf Courses
15
563.87
845.805
Cemetery
1
1
20.09
30.135
Totals: 1
51,777
1 60,526
1 12,305.63
86,969.785
Note: Government properties are included within the categories above
The maximum assessment rate for Major Thoroughfare Medians is calculated as follows:
$4,804,251 _ 86,969.785 EDU = $55.25 / EDU
Only those parcels that are annexed into Zone 2008-1 will be levied this assessment. The EDU's for
these parcels are shown below:
Major Thoroughfare Medians Benefit - Zone 2008-1 Annexed Parcels
Assessable Equivalent Dwelling Unit (EDU) Summary by Land Use
No. of
No. of
No. of
No. of
Land Use
Parcels
Dwellings
Acres
EDU's
Residential
Single family home
10,675
10,892
10,892.000
Single family vacant
49
2.250
Multi -family residential
202
2,484
1,863.000
Condominiums
5,413
6,394
4,795.500
Mobile Home Parks
28
2,517
1,258.500
Developed Non -Residential
Commercial
866
1,425.53
8,550.060
Industrial
616
1,356.36
8,138.160
Church, College
28
298.57
1,791.420
Other
Vacant
395
1,538.94
2,279.295
Park
33
184.35
276.525
Public K-12 Schools
32
129.23
193.845
Golf Courses
6
307.37
461.055
Cemetery
1 1
1
20.09
30.135
Totals:
18,344 1
22,287 1
5,260.44
40,531.745
Note: Government properties are included within the categories above
Usanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2janWdoc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 ' Page 12
Therefore, the revenue generated by the parcels annexed into Zone 2008-1 for FY 2007-08 is
calculated as follows:
40,531.745 EDU x $55.25 = $2,239,378.91
Until such time as the Citywide major thoroughfare median system is completed and the remaining
City parcels are annexed into Zone 2008-1 (Major Thoroughfare Medians), an allowance will be
made for the balance of the projected budget required for citywide major thoroughfare median
maintenance.
Any parcel that is being annexed into District No. 1, Zone 2008-1, that is in a Zone that currently
includes only' a District TI Area -Wide Assessment (see list of Zones below) or a Zone A2
Annexation (see list of District A2 Annexations below) is being detached from those assessment
Zones or annexations. A listing of these parcels is provided in the appendix.
District T1 Zones / Annexations
District T1
TIG
T1K
TIP
T1Y
T1-30
TIC
T1H.
TIL
T1R
T1Z
T1-32
T1D
T1I
TIN
TIT
T1-27
T1-33
TIF
T1J
TIO
T1X
T1-28
T1-34
District A2 — Annexation Areas
1 1 6 1 8
Any parcel that is being annexed into District No. 1, Zone 2008-1, that is in a Zone that is currently
includes Area Wide Assessments as well as .funding for other amenities will have their assessment
amounts decreased by the portion that is funding the Area Wide medians, such that no parcel shall
pay for the major thoroughfare medians twice.
District No. 1, Zone .15 (River Village)
This Zone was previously established in 2006; however, due to changes to development densities and
additional landscaping that was not envisioned at the time the Zone was established, the assessment
rates need to be.modified.
The improvements are the slopes and parkways in street rights-of-way and easements within the
boundaries of the River Village Development, including in Newhall Ranch Road; and Santa Clarita
Parkway, as well as the maintenance of areas designated as open space.
The projected land uses and EDU's within this development are estimated as follows:
RAsanta clarita\LDMD Group Annex2\Reports\westside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 13
Parcels Unit Count EDU's
District No. 1, Zone 15 (River Village)
Anticipated Development SFR - Detached 432 DU's 432.000
Condominiums 583 DU's 437.250
Non -Residential 1 Acres 6.000
875.250
District No. 1, Zone 16 (Valencia Industrial Center)
This Zone was previously established; however, due to the creation of District 1, Zone 2008-1
(Major Thoroughfare Medians) this Zone is being expanded to include the parkways along Newhall
Ranch Road from I-5 to McBean Parkway that are currently funded through District T1-34 (which is
being dissolved) as well as local landscaping improvements in the areas north and south of Newhall
Ranch Road that are currently being funded through, District Tl, Zone 10 - including, annexations
TIOA-T1OG) - (which are being dissolved) and future local landscaping improvements.
The improvements are the local street medians, parkways and side panels, street trees, local
decorative monuments, and bus stop amenities , in rights-of-way and easements within and adjacent
to the Zone.
The land uses and EDU's being annexed into this Zone are as follows:
Parcels Unit Count EDU's
District No. 1, Zone 16 (Valencia Industrial Center) - New Annexation Area
Multi -Family Res. 1 115 DU's 86.250
Non -Residential 184 484.67 Acres 2,908.020
Vacant / School 12 296.57 Acres 444.855
3,439.125
District No. 1, Zone 18 (Town Center / Tourney Road)
This Zone incorporates two areas with similar levels of improvements in and directly adjacent to
them. This Zone incorporates the improvements previously funded by District T1, Zone T9
(including Annexations T9A-T9G) which is being dissolved.
The improvements are the local street medians, parkways and side panels, street trees, local
decorative monuments, bus stop amenities and local trails and paseos, in rights-of-way and
easements within and adjacent to the Zone.
The land uses and EDU's within this Zone are as follows:
Parcels Unit Count EDU's
District No. 1, Zone 18 (Town Center / Tourney Road)
Condo
1,105
1,105 DU's
828.750
Multi -Family Res.
6
1,233 DU's
924.750
SFR Vacant
2
0.500
Non -Residential
147
357.76 Acres
2,146.560
Vacant / Park / Golf
50
311.71 Acres
467.565
1,310
4,368.125
RAsanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 14
District No. 1, Zone 19 (Bridgeport / Bouquet)
This Zone incorporates the Bridgeport / Bouquet area.
The improvements are the local street medians, parkways and side panels, street trees, local
decorative monuments, and bus stop amenities, in rights-of-way and easements within and adjacent
to the Zone.
The land uses and EDU's within this Zone are as follows:
Parcels Unit Count EDU's
District No. 1, Zone 19 (Bridgeport / Bouquet)
SFR - Detached
459
459 DU's
459.000
Condo
346
346 DU's
259.500
Multi -Family Res.
1
188 DU's
141.000
Non -Residential
22
44.65 Acres
267.900
Vacant / School / Park
7
32.69 Acres
49.035
835
1,176.435
District No. 1, Zone 20 (Golden Valley Ranch - Commercial)
This Zone was previously established as District 1 Zone 1 - Annexation IE; however, due • to a
reduction in buildable acreage and an increase in the potential for maintaining the extensive irrigated
slopes which were previously not envisioned at the time the Zone was established, the assessment
rates need to be modified.
This Zone is being re-established as District 1 Zone 20 (Golden Valley Ranch - Commercial) and the
parcels included in this new Zone will be detached from District 1 Zone 1 - Annexation IE.
The improvements are the local street medians, slopes and parkways in rights-of-way and easements
within and adjacent to the Zone.
The projected land uses and EDU's within this development area are estimated as follows:
Parcels Unit Count EDU's
District No. 1, Zone 20 (Golden Valley Ranch - Commercial)
Anticipated Development Commercial 56.22 Acres 337.320
337.320
RAsanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007.08 Page 15
ASSESSMENT APPORTIONMENT AND RATES
The table below provides the assessment apportionment for the annexation areas and shows the
estimated maximum annual assessment rate per Equivalent Dwelling Unit for FY 2007-08.
District 1 Adjustments & Annexations
EDU's
FY 07-08
Max. Costs
FY 07-08 Max.
Asmt Rate"
Prev. 07-08
Asmt Rate
Zone 2008-1 (Major Thoroughfare Medians)
40,531.745
$2,239,379.00
$55.25 / EDU
Various
Zone 15 (River Village)
875.250
$746,300.00
$852.68 / EDU
$241.67 / EDU
Zone 16 (Valencia Industrial Center)
3,439.125
$93,278.88
$27.13 / EDU
Various
Zone 18 (Town Center / Tourney Road)
4,368.125
$742,551.00
$170.00 / EDU
Various
Zone 19 (Bridgeport / Bouquet)
1,176.435
$79,437.20
$67.53 / EDU
Various
Zone 20 (Golden Valley Ranch - Commercial)
337.320
$893,456.00
$2,648.69 / EDU
$1,708.91 / EDU
* The maximum annual maintenance assessment rates will be increased each
subsequent Fiscal Year by the annual change in the Consumer Price Index (CPI),
during the preceding year, for All Urban Consumers, for the Los Angeles, Riverside
and Orange County areas, published by the United States Department of Labor,
Bureau of Labor Statistics (or a reasonably equivalent index should the stated index
be discontinued).
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.
R:\santa clarita\LDMD Group Annex2\Reports\westside LIVID annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 16
PART D
ASSESSMENT ROLL
The Assessment Roll is a listing of the proposed maximum 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 under separate cover and is incorporated herein by
reference.
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.
R:\santa clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape. Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 17
PART E
ASSESSMENT DIAGRAM
Assessment Diagrams for the Maintenance District Annexations are provided on the following pages.
The lines and dimensions of each lot or parcel within the Annexations 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.
Usanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and . January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 18
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Usanta clarita\LDMD Group Annex2UMeports\westside LMD annex rpt 2jan08.doc
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City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 19
Usanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
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City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08 Page 20
Usanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc
City of Santa Clarita — Annexations into, Detachments from, Creation of New Zones, and January 2, 2008
Assessment Rate Adjustments for Landscape Maintenance District Nos. 1, A2 and T1 (Various Zones)
Engineer's Report, FY 2007-08
EXHIBIT A
List of Parcels Being Detached from
Various Landscape Maintenance Districts
The listing of parcels within the following Districts/Zones/Annexations is on file with the City Clerk:
District A2 — Annexation Areas
1 6 1 8
District 1— Zone 1— Annexation lE
District T1 Zones / Annexations
District T1
TIG
T1K
TIP
TIY
T1-30
TIC
T1H
TIL
TIR
T1Z
T1-32
TID
T1I
TIN
TIT
T1-27
T1-33
TIF
T1J
TIO
TIX
T1-28
T1-34
Usanta clarita\LDMD Group Annex2\Reports4estside LMD annex rpt 2jan08.doc