HomeMy WebLinkAbout2008-09-09 - AGENDA REPORTS - VALENCIA B&TDIST CONST FEE (2)Agenda Item: 13
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARING City Manager Approval:
Item to be presented by:
DATE: September 9, 2008
SUBJECT: AMENDMENT TO THE VALENCIA BRIDGE AND MAJOR
THOROUGHFARE CONSTRUCTION FEE DISTRICT.-_-
, — .--
DEPARTMENT: Public Works
RECOMMENDED ACTION
1. City Council conduct a public hearing.
2. At the conclusion of the public hearing, providing there is less than 50 percent written protest
from the represented area of benefit:
a. Adopt a resolution amending the adopted Valencia Bridge and Major Thoroughfare
Construction Fee District.
b. Instruct the City Clerk to record a certified copy of the adopted resolution with the
County Recorder.
BACKGROUND
This item is a public hearing to consider amendments to the adopted Valencia Bridge and Major
Thoroughfare Construction Fee District (District). The proposed amendments are necessary to
update the District so that sufficient funds will be collected to construct all of the highway system
improvements identified in the Circulation Element of the City's and County's General Plans. The
Valencia Bridge and Major Thoroughfare District was last amended in September 1999. The fee
is adjusted on July 1 of each year, based on the increase in the Los Angeles construction cost
index (CCI), not to exceed two percent. The CCI indicates that since 1999, construction costs in
the Los Angeles region have increased by an average of ten percent per year.
The proposed amendments will allow a total of $55,296,900 to be collected to construct all of the
highway system improvements identified in the Circulation Element of the City's and County's
General Plans. Improvements funded through the District include, but are not limited to, new and
improved roadways, bridges, intersections, and interchanges.
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Updating the District will provide an equitable financing mechanism by which new development
within an identified area will share the costs of providing full -mitigation transportation
improvements. This type of funding district levies an assessment in proportion to the estimated
number of vehicle trips generated by the new development.
Based on transportation needs in the Santa Clarita Valley, and limitations of other funding
sources, staff has determined this funding method to be the best alternative to provide for needed
transportation -related improvements. Because several of the improvements included in the
District are regionally significant, the District's fee calculation assumes that the City and County
will pursue grant funding for eligible regional improvements.
City and County staff collaborated with several major developers within the Valencia Bridge and
Major Thoroughfare District to generate the technical data within the attached District report.
Analysis of the District demonstrated that a fee increase is required to fully fund the necessary
transportation improvements. The proposed District fee is $19,650 per factored development unit
(FDU), which represents an increase of $8,040 per FDU as compared to the current fee. Proposed
fees for various land use types are shown in the table below.
Land Use Category
Proposed District Fee
(City and County)
Current District Fee
(City and County)
Residential:
Single Family (per unit)
$19,650
$11,610
Townhouse/Condo (per unit)
$15,720
$ 9,288
Apartment (per unit)
$13,755
$ 8,127
Non -Residential:
Commercial (per gross acre)
$98,250
$58,050
Industrial (per gross acre)
$58,950
$34,830
In addition to the above proposed rates, a rate sheet for atypical land uses, which includes special
cases such as senior housing, mobile homes, churches, day care and preschool, and golf courses
has been developed. Traffic impacts for each category were used to develop these rates.
Also, the District documentation is being revised to allow for a yearly change in the fee rate
based on the CCI, which ranges from plus five percent to minus five percent. This should allow
the fee to better adapt to fluctuations in construction costs.
During the course of the study and the development of the proposed revised fee schedule, City
and County staff met with representatives from several major developers within the Valencia
Bridge and Major Thoroughfare District, the Building Industry Association, and the Santa Clarita
Valley Chamber of Commerce. No opposition to the fee increase has been received by City staff.
On October 28, 2008, the Los Angeles County Board of Supervisors (Board) is scheduled to
consider this item. The Board's adoption of the District's fee amendments would make the fee
charged by the County consistent with the fees being proposed for the City. The new fee schedule
would go into affect on January 1, 2009.
It has been determined that a district fee revision does not constitute a "project" as defined in
California Environmental Quality Act (CEQA) guideline 15378(b)(4), in that the district fee
establishment is a financing mechanism which does not in itself create any impact on the
environment to be mitigated.
The public hearing notice has been properly advertised.
ALTERNATIVE ACTIONS
1. Reject the proposed amendments to the Valencia Bridge and Major Thoroughfare
Construction Fee District.
2. Direct staff to prepare an alternate report utilizing changed or modified criteria to amend the
impact fee district.
3. Other action as determined by the City Council.
FISCAL IMPACT
Adopting the proposed fee amendments will provide the funding necessary to construct the
transportation improvements needed to accommodate the traffic generated by new developments.
Should the City not adopt the proposed amendments to the District and continue to collect the
current fee, there will be insufficient funds to fully improve all major roadways in the Valencia
District in accordance with the City's Circulation Element and General Plan.
ATTACHMENTS
Resolution
Valencia Bridge and Thoroughfare District Report Update
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
PUBLIC NOTICE IS HEREBY GIVEN:
A public hearing will be held before the City Council of the City of Santa Clarita to consider the
proposed amendments to the Valencia Bridge and Major Thoroughfare (B&T) Construction Fee '
District. The proposed amendments are necessary to update the district so that sufficient funds
will be collected to construct all of the highway system improvements identified in the
Circulation Element of the City and County General Plans.
Since the City approved the previous amendments to the Valencia District in September 1999,
the fee report has been revised. The proposed fee rate is $19,650 per Factored Development Unit
(FDU), an increase of $8,040 per FDU. The establishment of the District, located in the City of
Santa Clarita, unincorporated area of Los Angeles County, sets a fee to be levied against future
subdivision and building permit activity for purposes of constructing bridge and highway
improvements. Existing developments are not subject to the fee. The Valencia District is
generally bounded by Interstate 5 on the west, the Via Princessa B&T District on the south, the
Bouquet Canyon B&T District on the east, and the Castaic B&T District on the north.
It has been determined that the district fee revision does not constitute a "project" as defined in
California Environmental Quality Act (CEQA) guideline 15378(b)(4), in that the district fee
establishment is a financing mechanism which does not in itself create any impact on the
environment to be mitigated.
The hearing will be held in the City Council Chambers, 23920 Valencia Blvd., First Floor, Santa
Clarita, California, on September 9, 2008, at or after 6:00 p.m.
Proponents, opponents, and any interested persons may be heard on this matter at this time.
Further information may be obtained by contacting the Public Works Department, Andrew Yi,
(661) 255-4326.
If you wish to challenge the action taken on this matter 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 of Santa Clarita at or prior to the public hearing.
Dated: August 20, 2008
Sharon L. Dawson, MMC
City Clerk
Publish Date: August 26, 2008
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S TVATRAFFICUNWalencia B&T public notice doc
RESOLUTION 08 -
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA CLARITA, CALIFORNIA, APPROVING AMENDMENTS TO THE
VALENCIA BRIDGE AND MAJOR THOROUGHFARE CONSTRUCTION FEE DISTRICT
WHEREAS, on January 12, 1999, the City Council adopted the Valencia Bridge and
Major Thoroughfare Construction Fee District; and
WHEREAS, the Valencia Bridge and Major Thoroughfare District was developed to
provide an equitable financing mechanism for the new development to share the costs of
providing the necessary roadway improvements. This type of funding district levies an
assessment in proportion to the estimated number of vehicle trips generated by the new
development; and
WHEREAS, the fees currently collected are not sufficient to construct all of the highway
improvements identified in the Circulation Element of the City's General Plan; and
WHEREAS, the updated District proposes to fully improve all major roadways identified
in the City's and County's Circulation Elements, including intersections and interchanges; and
WHEREAS, the total cost for District improvements is $55,296,900; and
WHEREAS, the "inflation factor" was modified, allowing the fees to be adjusted up to 5
percent annually based on the Los Angeles Regional Construction Cost Index; and
WHEREAS, proceedings have been instituted for these improvements under Section
16.21.190, Major Thoroughfare and Bridge Fees, of the Subdivision Code of the City of Santa
Clarita, California; and
WHEREAS, a report by the City Engineer setting the boundaries of the District, the road
improvements to be built, the estimated costs, the method of apportioning costs to the area of
benefit, and other applicable information has been filed with the City Clerk of the City of Santa
Clarita; and
WHEREAS, the formation of the District was a joint effort between the City of Santa
Clarita and the County of Los Angeles; and
WHEREAS, a portion of the property included within the District boundaries is within
the City of Santa Clarita and a portion is within the unincorporated area of the County of Los
Angeles; and
WHEREAS, the formation of the District required mutual consent of the governing
boards of the City and County; and
WHEREAS, the report of the City Engineer has been presented to and duly considered by
the City Council on the 9th day of September 2008; and
WHEREAS, it has been determined that the District fee establishment does not constitute
a "project" as defined in California Environmental Quality Act (CEQA) guideline 15378(b)(4), in
that the district fee establishment is a financing mechanism that does not involve any
commitment to any specific project that may result in a potentially significant impact on the
environment; and
WHEREAS, there is an identified need for additional highway improvements to serve the
circulation needs of new development expected in the area of benefit; and
WHEREAS, the roads listed in the fee analysis report are identified in the Circulation
Element of the General Plan of the City of Santa Clarita; and
WHEREAS, any future subdivision within the Valencia District will benefit from the
improvement of these thoroughfares; and
WHEREAS, a public hearing in compliance with the State Subdivision Map Act has been
held on September 9, 2008, requesting written and oral comments; and
WHEREAS, such comments did not constitute a majority protest of the landowners in the
area of benefit.
NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
SECTION 1. That the area of benefit for the Valencia Bridge and Major Thoroughfare
Construction Fee District described in the Fee Analysis Report incorporated herein by reference,
prepared by the City Engineer, be hereby established.
SECTION 2. That the establishment of the district will be for the funding of construction
improvements designated in the report.
SECTION 3. That the construction fees are the fees shown in the report.
SECTION 4. That the District was formed with the mutual consent of the City of Santa
Clarita and the County of Los Angeles, and thereby will become effective only upon approval by
the governing boards of each political entity.
SECTION 5. That the District was formed in conformance with Section 16.21.190 of the
Subdivision Code of the City of Santa Clarita and the State Subdivision Map Act.
SECTION 6. That the proposed fee rates will become effective on January 1, 2009,
SECTION 7. That the City Clerk of the City of Santa Clarita is hereby directed to record
the adopted Resolution with the County Recorder.
SECTION 8. The City Clerk shall certify to the adoption of this Resolution.
2
PASSED, APPROVED, AND ADOPTED this day of 2008.
MAYOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, MMC, City Clerk of the City of Santa Clarita, do hereby certify that
the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the day of , 2008, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
Cl
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Resolution 08 - adopted by the City Council of the City of
Santa Clarita, California on , 2008, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this _ day of
, 2008.
Sharon L. Dawson, MMC
City Clerk
By
Susan Caputo, CMC
Deputy City Clerk
VALENCIA B&T DISTRICT
REPORT UPDATE
LOS ANGELES COUNTY DEPARTMENT OF PUBLIC WORKS
900 S. Fremont Ave.
Alhambra, CA 91803-1331
CITY OF SANTA CLARITA DEPARTMENT OF PUBLIC WORKS
23920 Valencia Blvd
Suite 300
Santa Clarita, CA 91355-2196
March 2008
1
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
TABLE OF CONTENTS
I. SUMMARY...........................:............................................................................................1
A. NEED FOR DISTRICT UPDATE............................................................................ 1
II. THE BRIDGE AND MAJOR THOROUGHFARE CONSTRUCTION FEE DISTRICT 4
A. AUTHORITY............................................................................................................ 4
B. PURPOSE..................................................................................................................4
C. CONCEPT................................................................................................................. 5
III. VALENCIA AREA ACCESS............................................................................................ 7
A. BACKGROUND....................................................................................................... 7
B. EXISTING CIRCULATION AND PROPOSED IMPROVEMENTS ..................... 7
IV. THE VALENCIA BRIDGE AND MAJOR THOROUGHFARE CONSTRUCTION FEE
DISTRICT......................................................................................................................... 14
A. THE AREA OF BENEFIT BOUNDARY............................................................... 14
B. DEVELOPMENT ANALYSIS............................................................................... 15
C. PROPOSED IMPROVEMENTS AND ESTIMATED COSTS .............................. 15
D. IMPROVEMENT PHASING.................................................................................. 16
E. TRAFFIC ANALYSIS............................................................................................ 16
F. THE CONSTRUCTION FEE.................................................................................. 17
G. RIGHT-OF-WAY ACQUISITION......................................................................... 20
H. PROVISIONS FOR UPDATING COSTS AND UNIT INFORMATION ............. 20
I. PROPOSAL FOR DISTRICT CLOSURE.............................................................. 21
J. CONSTRUCTION IN LIEU OF PAYING FEES ................................................... 21
K. CREDIT AWARD AND CASH REIMBURSEMENT .......................................... 22
L. DISTRICT FUNDS................................................................................................. 23
TOC - 1
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
M. THE ENVIRONMENTAL ANALYSIS................................................................. 23
LIST OF FIGURES
FIGURE 1 VALENCIA BRIDGE AND THOROUGHFARE DISTRICT — EXISTING
AND PROPOSED DEVELOPMENT...............................................................2
FIGURE 2 VALENCIA BRIDGE AND THOROUGHFARE DISTRICT — LINK,
INTERSECTIONS, AND INTERCHANGE IMPROVEMENTS ....................6
LIST OF TABLES
TABLE I FEE RATE&ACCORDING TO LAND USE.................................................18
LIST OF ATTACHMENTS
ATTACHMENT A — LEGAL DESCRIPTION
ATTACHMENT B — COST ESTIMATE FOR DISTRICT IMPROVEMENTS
ATTACHMENT C — DEVELOPMENT ANALYSIS
ATTACHMENT D — COUNTY AND CITY CODES PERTAINING TO B&T DISTRICTS
ATTACHMENT E — B&T CASH/CREDIT REQUEST FORM
TOC -2
1
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
I. SUMMARY
This report presents to the Los Angeles County Board of Supervisors and the Santa Clarita
City Council an update for their approval to an existing an area of benefit for financing
specific improvements in the Valencia area of the Santa Clarita Valley, within Los Angeles
County and City of Santa Clarita jurisdictions. Improvements include, but are not limited
to new and improved roadways, bridges, intersections, and interchanges.
Update of the Valencia Bridge and Major Thoroughfare District, hereto after referred to as
the District, will provide an equitable financing mechanism by which new development
within an identified area will share the costs of providing necessary improvements.
State Subdivision Law and both the Los Angeles County and City of Santa Clarita codes
authorize the use of bridge and major thoroughfare construction fee districts for the
funding and construction of improvements, provided these facilities are identified on the
local agency's adopted transportation element of its General Plan. Based on the
transportation needs in this area of the Santa Clarita Valley, and the limitations of other
funding, sources, this funding method has been determined to be the best alternative to
provide needed improvements.
This report describes the concept and mechanics of the District. Information included in
this report will enable subject property owners to determine the fee to be assessed against
their property if and when -it is developed. A map of the District has been included as
Figure 1.
A. NEED FOR DISTRICT UPDATE
Some major highway infrastructure improvements have been completed in the Valencia
B&T District since it's formation in June, 1999. Some of these improvements include:
Valencia/1-5 interchange, 1-5/SR-126 interchange, Magic Mountain Phase I interchange,
Decoro Drive bridge, Avenue Scott bridge, and the Cross Valley Connector (Newhall
Ranch Road between 1-5 and Copper Hill Drive).
The largest of the improvement costs that remain in the District are: Phase II of the Magic
Mountain/1-5 interchange, the completion of Copper Hill Drive, widening of the McBean
Parkway bridge over the Santa Clara River, and widening the Copper Hill Drive and
Newhall Ranch Road bridges over San Francisquito Creek. The majority of future
development that is left in the District to pay for these improvements include the West
Creek Area A (Tract 52455-03) and the remaining phases of Tesoro del Valle.
Page 1
Update to the Report on the Bridge and Major
uahfare Construction Fee District for Valencia
Page 2
VALENCIA B & T
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Page 2
U
Update to the Report on the Bridge and Major
Thorouehfare Construction Fee District for Valencia
The proposed Valencia B&T fee is $19,650, almost double the existing fee of $11,320.
The two major reasons for this escalation are related to construction costs and change in
project scope. Changes in scope have occurred due in part to the level of information that
was available at that time of District formation versus the detail we have now. In order for
projects to be adequately funded, the District fee needs to be updated to keep pace with
the significant changes in construction costs and project scope.
The remaining costs for District improvements are 58% of the original costs
(approximately $69.210 versus $118M). Some of the remaining costs are for
improvements that have been completed by the developer, but not yet been reimbursed,
or issued credit, by the City or County.
Although costs are 58% of the original costs, only one-fourth of originally projected
development units remain to fund the improvements (2,817.3 FDUs versus 11,184 FDUs).
The District documentation is also being revised to allow for a yearly change ranging from
plus 5% to minus 5% in the fee rate based on the Construction Cost Index. This should
allow the fee to better keep pace when there are fluctuations in construction costs.
Currently, the District has a built-in escalation clause that limits the yearly fee increase to
a maximum of 2% based on the local Construct Cost Index. However,)over the last few
years the construction cost increase has exceeded 2%. Construction costs have gone up
50 to 100% on some items.
1
Page 3
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
II. THE BRIDGE AND MAJOR THOROUGHFARE
CONSTRUCTION FEE DISTRICT
A. AUTHORITY
The State of California Government Code Section 66484, regarding Subdivisions, gives
local agencies the authority to adopt local ordinances that "may require the payment of a
fee as a condition of approval of a final map or as a condition of issuing a building permit
for purposes of defraying the actual or estimated cost of constructing bridges over
waterways, railways, freeways, and canyons, or constructing major thoroughfare." The
local adopted ordinance must refer to the circulation element of its General Plan, provide
for a public hearing, provide for the establishment of boundaries of an area of benefit, and
provide for the identification of the costs, a fair method of allocation of costs to the area of
benefit and a fair fee apportionment (to be disclosed at the public hearing). Further, the
local ordinance must provide that the payment of fees shall not be required unless the
major thoroughfares are in addition to or a reconstruction of any existing thoroughfares
serving the area at the time of district adoption, and that the planned bridge facility is an
original bridge serving the area, or an addition to any existing bridge facility serving the
area, at the time of district adoption. It must further provide that if owners of more than
one-half of the area of property to be benefited by the improvement(s) file proper written
protests, the district proceedings as proposed shall be abandoned for at least one year.
The local ordinance allows acceptance of considerations in lieu of the payment of fees,
permits a local agency to advance money from its general fund or road fund to be
reimbursed from bridge and major thoroughfare funds, permits a local agency to incur an
interest bearing indebtedness for the construction of bridge or major thoroughfare
facilities, and does not preclude an agency from providing funds for the construction of
bridge or major thoroughfare facilities to defray costs not allocated to the area of benefit.
The Los Angeles County Board of Supervisors adopted Ordinance No. 82-0050 on March
2, 1982, adding Section 21.32.200 to the Los Angeles County Code, providing for the
establishment of bridge and major thoroughfare construction fees to be paid by sub
divider or building permit applicants. Within the City of Santa Clarita, payment of such
fees is established by City of Santa Clarita Subdivision Code Section 16.21.190. These
codes are consistent with the requirements and provisions of the State law.
B. PURPOSE
The District has been designed to accommodate the needs of future development
anticipated by the City of Santa .Clarita General Plan and Los Angeles County's Santa
Clarita Valley Area Plan. Updating the District will provide local and regional benefits.
Page 4
VALENCIA B&T
LINKS, INTERSECTIONS, AND INTERCHANGES
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uqhfare Construction Fee District for Valencia
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Page 6
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
Some District improvements may be eligible for local, state, and federal funding. The
district intends to pursue all potential sources of out -of -district funding for these
improvements including, but not limited to, State and Federal Gas Taxes, Propositions A
and C Sales Tax, Transportation Planning and Development Sales Tax on Gasoline,
County Transportation Tax, State Transportation Improvement Program Funding, Federal
Transportation Efficiency Act for the 2151 Century funds, State and Federal Highway Trust
Funds, special grants, and other sources that may be eligible. The District will provide the
matching funds necessary to pursue greater funding from the aforementioned sources. A
Proposition C grant for the Magic Mountain Parkway/1-5 Phase 2 Interchange Project has
been anticipated and formulated into the proposed District fees. If outside funding not
anticipated in the District update is received; or if funds anticipated are not received, the
District costs will be revised, and the District fee may be adjusted accordingly.
C. CONCEPT
As authorized by statutes cited above, the adoption of a specific area of benefit permits the
County of Los Angeles and City of Santa Clarita to levy a fee against future development
located within the area of benefit. This funding method appropriately assesses
developments, which create the need for additional improvements, for the additional
public facility costs. The charge is levied in proportion to the estimated number of trips
generated by the development which is translated into Factored Development Units (see
description of FDU's on page 17 below).
The adoption of this type of funding district does not charge existing development. The
District fee is collected at the time of recordation of a final map or just prior to the
issuance of a building permit.
Page 5
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
III.MALENCIA AREA ACCESS
A. BACKGROUND
Prior to the 1980's, the County was able to assist developers in the funding and
construction of needed highway improvements. Land development was primarily
concentrated in flatter areas, expanding away from urban centers. Public facilities were
constructed to accommodate this expansion. Gas tax revenue no longer provides
sufficient funding for highway improvements in both the City and County unincorporated
areas of the Santa Clarita Valley.
Development is occurring in outlying areas where topography is more rugged and
restrictive. Geographical characteristics dictate development locations resulting in
increased costs to provide necessary public facilities, including roadways.
B. EXISTING CIRCULATION AND PROPOSED IMPROVEMENTS
The primary road network for the Valencia area consists of Interstate 5, three interchanges
with Interstate 5, and ten arterials which are classified as either Major or Secondary
Highways on both the City and County Highway Plans. (See Figure 2). The upgraded
District proposes to provide full mitigation for roadways identified in the City and County
circulation elements, including intersections and interchanges. Full mitigation
improvements to these facilities generally include, but are not limited to: full -width
grading, base, pavement, curb, gutter, sidewalks, medians, bus turnouts or bus pads
(where applicable), bike lanes (where applicable), fully improved and signalized
intersections, signal interconnect (where applicable), street lighting, roadway -related utility
relocation, roadway -related drainage structures, and full -width decking with footings for
proposed bridges and interchanges. Right-of-way is assumed .to be dedicated by
individual development projects, 'except for that needed for State highway projects and
roadway construction not related to private development projects.
Page 7
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
The remaining proposed improvements are listed below.
LINKS
LINK #
LOCATION
- IMPROVEMENT
39
McBean: Valencia
Stripe east side from 3 to 4 lanes
to Magic
Mountain Pkwy
40
McBean: Magic
Complete portion of raised median before bridge
Mountain to Santa
Clara River
41
McBean: Avenue
Complete portion of raised median after bridge
Scott to Newhall
Ranch Road
44
McBean: Copper
Construct 2 lanes of roadway from Copper Hill Drive to
H i I I to 1500' north
1,500 feet north.
45
McBean Parkway
Widen bridge from 6 to 8 lanes
Bridge widening
over Santa Clara
River
125
San Francisquito
Minor roadway improvements consistent with limited
Canyon Road
secondary highway standards
63
Rye Canyon Road:
Add two southbound right -turn lanes
Avenue Stanford
to The Old Road
65
Copper Hill:
Add sidewalk to the west side
Newhall Ranch
Rd. to Decoro
66
Copper Hill:
Widen road from 2 to 6 lanes (including median and
Decoro to W'ly
storm drain)
bndy. of Tesoro
Page 8
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
LINKS
LINK #
LOCATION
IMPROVEMENT
194
Copper Hill: Uly
Widen road from 4 to 6 lanes (including median retrofit)
bdry. Tesoro to
McBean
194A
Copper Hill Road
Widen bridge from 4 to 6 lanes
Bridge over San
Francisquito Creek
67
Copper Hill:
Stripe from 4 to 6 lanes and modify median
McBean to Uly
District bdry.
67A
Copper Hill: E'ly
Widen roadway from 4 to 6 lanes (including median)
District bdry. to
Seco Canyon
Road
97
Valencia Bl: 1-5 to
Shift median to north and restripe 8th lane
McBean
89
Magic Mountain:
Construct 8 lanes from Edison R/W to 1-5 (includes right -
Tourney Rd. to
of -way acquisition)
McBean
89A
Magic Mountain:
Phase 1: Stripe to 6 lanes from McBean to Valencia;
McBean to
Phase 2: Add additional eastbound and westbound lane
Valencia
(6 to 8) between Auto Center Drive and Valencia Blvd.
(including right-of-way acquisition)
52
Newhall Ranch
Widen roadway from 4 to 8 lanes (excluding Home
Road: Copper
Depot Frontage which is already constructed)
Hill to Dickason
53
Newhall Ranch
Widen road from 6 to 8 lanes (including median)
Road: Dickason
to McBean
Page 9
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
LINKS
LINK #
LOCATION
IMPROVEMENT
53A
Newhall Ranch
Widen bridge from 6 to 8 lanes
Road Bridge over
39
San Francisquito
Signal modification
Creek
INTERSECTIONS
INTERSECTION #
LOCATION
IMPROVEMENT
33
Magic Mountain
Signal modification
and Tourney
39
Copper Hill and
Signal modification
Decoro
43
McBean and
Phase 3: Add southbound right -turn lane
Copper Hill
Phase 4: Intersection modification due to 6 -lane
bridge
Phase 5: Signal modification from 3 to 4 legs
44
Copper Hill and
Striping for 4`h eastbound through (striping cost
Newhall Ranch
included in link 52)
Road
45
Newhall Ranch
Signal modification/replacement due to 8 -lane
Road and
widening
Dickason
46
Newhall Ranch
Striping for 4`h eastbound and westbound through
Road and
lane
McBean Parkway
47
Newhall Ranch
Restriping to add 2nd southbound left, 3rd and 4th
Road and
eastbound through, and 4th westbound through;
Bouquet
Signal Modification and augmentation for one
right -turn pocket and median modification
Page 10
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
INTERSECTIONS
INTERSECTION #
LOCATION
IMPROVEMENT
55
Valencia and
Add 4`h northbound through lane
Bouquet
56
McBean and
Signal modification and augmentation for
Magic Mountain
westbound and eastbound dedicated right=turn
lanes; stripe eastbound and westbound 3`d through
lanes; Striping for 4`h northbound through lane;
pork chop modification to accommodate 4th
eastbound and westbound through lane
57
Valencia and
Add northbound right -turn lane, east and
Magic Mountain
westbound through lanes, additional westbound
left -turn lane (relocate raised median) and
westbound right -turn lane; obtain right-of-way.
59
Valencia and
Add 4th Westbound Through Lane
McBean
85
Rye Canyon
Signal Modification and de -facto right -turn pocket.
Road and Avenue
Right-of-way acquisition
Stanford
104
Copper Hill and
Phase 1 — New 4 -way signal (retrofitted for interim
Camino del Arte
3 -way signalization)
Phase 2 — Signal modification from 3 way to 4 -way
105
Copper Hill and
New 4 -way signal
West Creek
Dr./West Hills
Dr.
106
Copper Hill and
New 4 -way signal
West Hills Drive
115
McBean and
New 4 -way signal
Skycrest
Page 11
Update to the Report on the Bridge and Major
Thorou-uhfare Construction Fee'District for Valencia
INTERSECTIONS
INTERSECTION #
LOCATION
IMPROVEMENT
116
McBean and
New 4 -way signal
Summerhill
225
Newhall Ranch
New 4 -way signal
Road and Aurora
226
San Francisquito
New 3 -way signal
Canyon and
future Tesoro
entrance
227
McBean Parkway
Add eastbound right -turn lane, southbound left -
and Orchard
turn lane, and shared southbound left/southbound
Village Road
though lane
231
Magic Mountain
Relocate signal poles with 8 -lane widening
and Citrus
233
Newhall Ranch
Signal modification
Road at Home
Depot Driveway
234
Rye Canyon
Signal modification and intersection augmentation
Road and The
to allow for two southbound right -turn lanes, three
Old Road
southbound left -turn lanes, and three northbound
throughs (improvement cost to be shared with the
Westside B&T District)
SR -12611-5 Interchange
Add 4`h westbound through lane (improvement requires striping only).
Add second southbound left -turn lane (new lane configuration should be one southbound
left, one combined southbound through/southbound right, one southbound right).
Page 12
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
Valencia Boulevard/ 1-5 Interchange (southbound ramps)
Convert second westbound right turn lane to a shared westbound through/westbound right
turn lane (improvement requires striping only).
The Interstate 5/Magic Mountain Parkway Phase 2 project includes the reconstruction of
the four northbound and southbound ramps and the relocation of the Old Road
approximately 180 feet to the west. It includes the widening of the Old Road to its
ultimate width from the Edison easement on the south to Feedmill Road to the north,
transitioning back to the existing bridge over the Santa. Clara River. It includes the
widening of Magic Mountain Parkway from Tourney Road, under the new freeway
overpass, and transitions back to existing roadway westerly of The Old Road intersection.
As part of this project, the Chevron station will be relocated to the new site that has been
graded behind the existing station.
The project construction cost is funded by a Metropolitan Transportation Authority Prop C
grant of $10,435,000. The balance of construction is being funded through the Valencia
B&T and the proposed Magic Mountain/Westside B&T Districts.
Q
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Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
IV. THE VALENCIA BRIDGE AND MAJOR THOROUGHFARE
CONSTRUCTION FEE DISTRICT
A. THE AREA OF BENEFIT BOUNDARY
The legal description of the area of benefit boundary is defined in Attachment A
included herewith. It encompasses those properties which have yet to be
developed and which will receive benefit from the improvements funded by the
District. A map of the Area of Benefit is shown as Figure 1. The boundaries were
determined by the 1-5 freeway, topographical features in the Valencia area,
ownership/parcel lines, national forest land boundaries, and existing and future
access.
The western district boundary follows Interstate 5 before turning east at the
Southern California Gas Company property. The westerly boundary turns north at
the westerly boundary of Tract 51828 and follows the westerly boundaries of Tract
52455 and Tract 51644, and the easterly boundary of Tentative Tract 53822.
The northernmost portion of the District boundary is formed by the Angeles
National Forest. The northern boundary of the western area east of Interstate 5
follows private property (Southern California Gas Company) and extends to the
southern terminus of Biscailuz Drive.
The eastern boundary generally follows a major north -south ridgeline with
consideration for recorded subdivision boundaries and ownership. This boundary
is shared with the Bouquet Canyon and Via Princessa Bridge and Major
Thoroughfare Districts. The boundary extends south from the National Forest
boundary, east of San Francisquito Canyon Road, along private property west of
Seco Canyon Road, and along the Metropolitan Water District fee parcel. The
boundary then runs along the northerly banks of the Santa Clara River to Bouquet
Canyon Road and San Fernando Road, south of Soledad Canyon Road.
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Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
The south boundary line is shared with the Via Princessa Bridge and Major
Thoroughfare District. It extends easterly from 1-5, along McBean Parkway and
private property to San Fernando Road.
B. DEVELOPMENT ANALYSIS
The analysis in Attachment C shows that an additional 2,145 residential units and
308 acres of non-residential uses are expected to be built on land located within
the Area of Benefit'. The estimated number of residential units for remaining
vacant lands within the District is based on the land use categories designated in
the City of Santa Clarita General Plan and the SCVAP. In cases of projects which
are currently filed (pending projects) within the City and County, the data shown
on the pending tentative map was assumed.
C. PROPOSED IMPROVEMENTS AND ESTIMATED COSTS
Improvements to be funded by the District are based on a determination of the
traffic needs of remaining development, and an analysis of the improvements
designated on the highway plans of the adopted City and County General Plans.
Improvements and associated costs have been estimated for purposes of
determining the value of the District. Actual scope of work and costs may change
as the improvements approach the final design stage. As improvement costs tend
to increase once additional information is known at the final design stage, this
District update has included a contingency in the cost of each of the remaining
improvements in order to prevent a future funding shortfall. The amount of the
contingency ranges based on _the level of design information available for each
improvement.
The proposed improvements are shown in Figure 2 and described in Section 1116
above. Total costs for the improvements are estimated to be approximately $69.2
million. A summary of estimated costs is shown in Attachment B.
' Of the non-residential acreage noted, approximately 217 acres lies within a large Edison easement. As only
temporary uses will be allowed on this property, the FDUs derived from this property have been assumed at 50% of
the typical rate.
J
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Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
Proposed costs of District improvements include construction costs based on
"prevailing wage", cost of materials, design costs and permitting fees (considered
"soft costs", shown in Table 1 below), and administrative/management fee (5% of
the total of improvement cost plus soft cost).
TABLE 1: SOFT COST PERCENTAGES
D. IMPROVEMENT PHASING
Generally, the timing and phasing of construction of District improvements will be
determined by when and where development occurs, as well as how many units.
The amount of funds received may also determine the timing of improvements.
E. TRAFFIC ANALYSIS
The existing highway system adequately handles the traffic generated by existing
development located within the Area of Benefit. Further, existing development
would not require the additional highway improvements if additional development
did not occur. However, District improvements are expected to improve
circulation on a Valley -wide basis.
Page 16
Intersection
Storm
Drain
Road
Bridge
State Hw s.
Road
Interchanges
Engineering-
Design
9.5%
6%
4%
7%
8%
7%
Plan Check
3%
2.5%
2%
2%
3%
3%
Engineering -Field
3%
1 %
2%
2%
7%
3%
Survey
3%
3%
2%
2%
8%
2.5%
Soils
1 %
1 %
3%
2%
7%
1 %
Geology
0%
0%
0.5%
0.5%
0.5%
0%
Bonds/Fees
1 %
8%
8%
5.5%
10%
1%
Erosion Control
(SWPPP)
0.0%
0%
0.5%
0%
0.5%
0.5%
Army Corps/Fish
& Game -Env.
Inspections
0%
0%
0%
1 %
0%
0%
TOTAL:
20.5%
21.5%
122.0%
122.0%
1 44.0%
1 18%
D. IMPROVEMENT PHASING
Generally, the timing and phasing of construction of District improvements will be
determined by when and where development occurs, as well as how many units.
The amount of funds received may also determine the timing of improvements.
E. TRAFFIC ANALYSIS
The existing highway system adequately handles the traffic generated by existing
development located within the Area of Benefit. Further, existing development
would not require the additional highway improvements if additional development
did not occur. However, District improvements are expected to improve
circulation on a Valley -wide basis.
Page 16
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
Based on remaining allowable plan densities, approved projects, and filed tentative
maps, it is estimated that 67% of the future residential development will be single-
family and 33% will be townhouse -type units. Non-residential uses are projected
as 25% commercial and 75% industrial. It is estimated that an additional 2,145
residential units and 308 acres of non-residential area will be developed over the
next ten years within the District, and that the current highway system cannot
handle the traffic generated from this additional development without the District
improvements.
F. THE CONSTRUCTION FEE
The proposed fee is proportionate to the degree with which future developments
benefit from the proposed improvements. Therefore, the proportionate shares take
into account the impacts of peak -hour vehicle trips on the system as identified in
the City of Santa Clarita's and Los Angeles County's Circulation Plans. Factored
Development Units (FDUs) are assigned to each of five major land use categories.
All other land uses are assigned a multiplier based on the average impact for that
category relative to a single family residence. This factor is then multiplied by the
District's adopted construction fee resulting in a project's proportionate share of
fees.
• Single Family.......................................................1.0 FDU
• Condorfownhome...............................................0.8 FDU
• Apartment............................................................0.7 FDU
• Commercial (per gross acre)................................5.0 FDUs
• Industrial (per gross acre).....................................3.0 FDUs
The adoption of this type of funding district does not levy any fees against existing
development. Fees are collected at the time of recordation of a final map or just
prior to building permit issuance.
The construction fee is calculated by dividing the total cost of district
improvements, minus the fees already paid by recorded tracts, then divided by the
total number of FDUs. For a breakdown of the total number of FDUs in the
District, please see Attachment 1.
Page 17
Update to the Report on the Bridge and Major
ThorouL,hfare Construction Fee District for Valencia
TABLE 1
FEE RATES ACCORDING TO LAND USE'
Single Family
1 unit
1.0 FDU
$19,650
Townhouse/Condo
1 unit
0.8 FDU
$15,720
Apartment
1 unit
0.7 FDU
$13,755
Commercial
1 Gross Acre
5.0 FDU
$98,250
Industrial
1 Gross Acre
3.0 FDU
$58,950
SPECIAL CASES
Governmental improvements, such as those for schools, police, fire protection, and
libraries, specifically needed to support benefited development, have been
excluded from the development analysis as these uses are assumed to be exempt
from B&T fee payment:
� J
Lands with physical development constraints such as landslides, faults, or other
restricted us areas, were considered for future development according to their
County -assigned land use or City zoning designation. This determination was
made since, in many cases, these types of constraints can be mitigated.
Furthermore, these restricted use areas can often accommodate development
features such as parking lots and setbacks, and residential densities or non-
residential square footage can often be transferred from landslide areas to other
developable portions of a site. For this District's development analysis, lands with
physical development constraints were calculated at 50 percent of their County
land use or City zoning designation potential due to the uncertainty of future
development in these areas.
The City and County codes regarding bridge and thoroughfare fee payment allow
for the collection of B&T fees at either the map recordation or building permit
phases of a project, as outlined by the project's conditions of approval. It is the
County's policy to collect only at the map recordation phase unless no land
division is proposed. Fees for non-residential uses that are part of a land division
2 These fees are based on the proposed rate of $21,380 per fdu which is subject to yearly escalation in accordance
with Section H of this report
Page 18
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
are easy to calculate as they are based on the gross acreage within the map's
boundaries. However, it is difficult to calculate the B&T fee obligation for a non-
residential project where there is no new lot created from which to derive a fee
based on gross acreage. Thus, at the discretion of the County or City, fees for such
non-residential projects are to be paid prior to the issuance of a building permit
based on one of the following calculations:
Retail Commercial
(Gross building square footage/16,335) * 5 * B&T Fee = Fee Obligation
A typical calculation of FDUs for retail commercial would assume gross project
acreage (all area within a map or lot's boundaries) times a factor of 5. However,
the above calculation can determine the non-residential B&T obligation by
calculating a building's square footage by an assumed Floor Area Ratio (FAR). For
example, using an FAR of 0.375:1 (as outlined in the City of Santa Clarita's Unified
Development Code for retail commercial uses), a retail commercial building on a
one -acre (43,560 square feet) parcel would yield a building square footage of
16,335 (43,560 * 0.375 = 16,335). Therefore, this equation allows for B&T fees to
be calculated by taking the building's gross square footage and dividing it by
16,335, which has been demonstrated above as being equal to one gross acre of
retail commercial development.
Office Commercial/Business Park
(Gross building square footage/43,560) * 5 * B&T Fee = Fee Obligation
Using an FAR of 1.0:1, a office commercial or business park building on a one -acre
(43,560 square feet) parcel would yield a building square footage of 43,560
(43,560 * 1 = 43,560). This equation allows for B&T fees to be calculated by
taking the building's gross square footage and dividing it by 43,560, which has
been demonstrated above as being equal to one gross acre of office
commercial/business park development. Note: the City of Santa Clarita's Unified
Development Code (UDC) identified a 1:1 FAR for Business Park, a 1.25: FAR for
commercial office, and a 0.75:1 FAR for industrial commercial. Thus, for the
purposes of this analysis, a 1:1 FAR was used.
Industrial
(Gross building square footage/29,403) * 3 * B&T Fee = Fee Obligation
Page 19
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
Using an FAR of 0.675:1, industrial buildings on a one -acre parcel would yield a
building square footage of 29,403 (43,560 * 0.675 = 29,403). This equation allows
for B&T fees to be calculated by taking the building's gross square footage and
dividing it by 29,403, which has been demonstrated above as being equal to one
gross acre of industrial development.
A B&T fee can only be charged for a non-subdivided/lease project if traffic from the
new construction was not considered when offsite improvement (B&T
improvements) were originally conditioned to the overall site. Additionally, B&T
fees for such projects are not required if fees were paid on the underlying land
based on gross acreage (through a previously map recordation), including the land
on which the building is to be sited.
Development of underutilized parcels, such as those that may accommodate a
future lease building, are difficult to anticipate in the District's development
analysis since the plans of private property owners are generally unknown until
requests are filed.
Non -Typical ,_ Cases
The City and/or County may develop and have on file a rate sheet for non -typical
land uses that do not fit the generally adopted fee rate categories. Special
calculations for non -typical land uses may also be considered at the discretion of
either the.City or the County.
G. RIGHT-OF-WAY ACQUISITION
If a condition of project approval requires that a landowner dedicate a portion of its
property as right of way for a State improvement, then the landowner will receive
credit at fair market value for the property dedicated. However, if right-of-way is
required to be dedicated for a City/County improvement, as a condition of project
approval, the landowner receives no District credit for the value of the dedicated
property. If any local improvement requires land acquisition from a third party, the
cost of property will be added to the estimated cost of the improvement for District
credit.
H. PROVISIONS FOR UPDATING COSTS AND UNIT INFORMATION
Projections for development of the land and the cost of the improvements located
within the area of benefit may change over time. Project scope may change due to
Page 20
Update to the Report on the Bridge and Major
Thorouehfare Construction Fee District for Valencia
refinement and the need to comply with requirements imposed by other agencies.
Therefore, in order to equitably assess future development as well as collect
sufficient funds to complete the improvements, it is necessary to periodically re-
evaluate the cost of the improvements and the type of development being
constructed within the Area of Benefit and adjust the fee accordingly.
Beginning July 1, 2007, and thereafter each succeeding July 15`, the amount the
District fees shall be adjusted as follows: calculate the percentage movement for
the previous year in the Los Angeles Regional Construction Cost Index (CCI) based
on Engineering News Record data for that period; if the percentage increase equals
or exceeds five percent, then adjust the fee per factored development unit by five
percent and round up to the nearest $10, if the increase is less than five percent,
adjust the fee by said percentage and round up to the nearest $10. In the even that
there is a negative adjustment in the CCI, then the fee shall be adjusted downward
by up to five percent. A separate biennial review to reassess development trends,
construction costs and refinement of project scope should also be conducted.
I. PROPOSAL FOR DISTRICT CLOSURE
In the event that District fees collected from developers exceed the cost of
improvements, the surplus funds, less administrative costs, will be refunded at
District closure by the City and/or County to current owners in proportion to
District fees paid.
J. CONSTRUCTION IN LIEU OF PAYING FEES
Should District -identified improvements be constructed by a developer, that
developer becomes eligible for District credit in lieu of future fee payments. If the
cost of the completed and accepted improvements, along with the 5%
administrative/management fee, exceeds the required fees, the developer would be
given a credit which can be used to offset future bridge and thoroughfare fees of
future subdivisions within the District, or if adequate funds are available, the
developer may receive a cash reimbursement.
Therefore, the following options exist with regard to reimbursements for completed
improvements:
• Construct District -identified improvements for District credit
• Construct District -identified improvements and receive cash reimbursement
from the District. Implementation of "prevailing wage" labor is required for
Page 21
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
the construction of District improvements in order,for a developer to receive
cash reimbursement from the District'.
K. CREDIT AWARD AND CASH REIMBURSEMENT
Credit is awarded upon review and approval of the costs to implement a District
project based on supporting documentation submitted by the developer. Generally
credit is awarded after project completion and acceptance. However, the City or
County may issue credits at an earlier stage (nearly complete) if the cost
documentation is acceptable.
The City and County, in their respective discretion, may elect to provide cash
reimbursement for district credits. The determination of whether or not to provide
cash reimbursement for district credits will generally be made in accordance with
the following guidelines:
The City or County may determine to make loans to a particular District
from non -District sources (e.g., City or County General Fund) or from other
Districts. If a loan has been made to a particular District, no reimbursement
of district credits will be made from that District until the loan(s) have been
repaid by that District.
The City or County may determine to set aside previously collected funds or
earmark funds to be collected for the construction of a particular B&T
project or projects within a District. District funds that have been set aside
or earmarked for a particular B&T project will be excluded from
consideration as a source of funds for reimbursement of district credits.
In general, credits will be reimbursed according to the chronological order
in which credits were granted, i.e., older outstanding credits will generally
be reimbursed prior to credits that were granted more recently.
4. The City or County may elect to reimburse a block of credit holders at the
same time. In this case, all outstanding credit holders with the same or
earlier credit dates will be reimbursed an equal amount.
Where,a particular District has previously loaned funds to another District,
the City or County will generally attempt to make all funds repaid to the
3 Prevailing wage is defined as the commonly accepted rate paid to workers practicing in the same or similar locality
under the same or similar circumstances.
Page 22
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
lending District available for credit reimbursement in accordance with Item
Nos. 1, 2, 3 and 4, above.
6. Nothing in 1 to 5 above should be interpreted as requiring the City or
County to provide reimbursement at any given time. The City or County
may elect to continue to accumulate funds in order to fund planned
projects.
L. DISTRICT FUNDS
The City and County will each maintain a separate District fund. Funds may be
transferred from one fund to the other for District purposes. Loans between B&T
Districts are allowed provided that the loans are properly recorded by no less than
a resolution approved by the City Council or Board of Supervisors. The City or
County shall make all funds or credits available to the District, as necessary, for the
purpose of reimbursing or providing credit to developers/landowners, as outlined in
this report, once the improvements are completed, accepted, and the proper
documentation filed with the. reimbursement request.
To receive credit for constructed and approved improvements, the proper
documentation must be submitted to the County and/or City. No documentation
for "soft costs" is necessary as they are already accounted for in District fees'.
Improvements will be accepted for maintenance by either the City or the County
upon completion and field acceptance. After field acceptance of constructed
improvement(s), credit withdrawal of District funds is authorized. Along with the
"Request for Credit for Completed Improvements" form, copies of contracts, change
orders, and purchase orders which detail construction costs will be provided to the
County and/or City. Upon submittal of a request for the withdrawal of credits due,
review and determination by the County and/or City will be completed within 30
days.
M. THE ENVIRONMENTAL ANALYSIS
The City of Santa Clarita has determined that this District update does not constitute
a "Project" as defined by CEQA Section 15378(4) and, therefore, is exempt from
CEQA. The County of Los Angeles finds the proposed update is statutorily exempt
under Public Resources Code Section 21080 138(d).
4 Soft costs consist of fees for necessary permitting fees and improvement design costs.
Page 23
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
ATTACHMENT A - LEGAL DESCRIPTION
LEGAL DESCRIPTION
THE AREA OF BENEFIT KNOWN AS THE
"VALENCIA BRIDGE AND MAJOR THOROUGHFARE CONSTRUCTION FEE DISTRICT"
THAT PORTION OF THE UNINCORPORATED TERRITORY OF THE COUNTY OF LOS ANGELES,
STATE OF CALIFORNIA, WITHIN THE FOLLOWING DESCRIBED BOUNDARIES:
BEGINNING AT THE MOST NORTHWESTERLY CORNER OF SECTION 26, TOWNSHIP 5NORTH,
RANGE 16 WEST, S.B.M., SAID NORTHWESTERLY CORNER BEING AN ANGLE POINT IN THE
BOUNDARY OF BOUQUET CANYON BRIDGE AND MAJOR THOROUGHFARE DISTRICT, AS SAME
EXISTED ON JULY 11, 1991 , THENCE SOUTHERLY ALONG SAID BOUNDARY AND FOLLOWING THE
SAME IN ALL ITS VARIOUS COURSES AND CURVES TO THE SOUTHERLY BOUNDARY OF SAID
BOUQUET CANYON BRIDGE AND MAJOR THOROUGHFARE DISTRICT; THENCE EASTERLY ALONG
LAST SAID SOUTHERLY BOUNDARY TO ITS INTERSECTION WITH THE WESTERLY BOUNDARY OF
THE VIA PRINCESSA BRIDGE AND MAJOR THOROUGHFARE DISTRICT; THENCE SOUTHERLY
ALONG LAST SAID WESTERLY BOUNDARY TO ITS INTERSECTION WITH THE CENTERLINE OF
VALENCIA BOULEVARD, AS SAID CENTER LINE IS SHOWN ON COUNTY SURVEYOR'S MAP NO. 6-
2912 ON FILE IN THE OFFICE OF THE DIRECTOR OF THE DEPARTMENT OF PUBLIC WORKS OF
THE COUNTY OF LOS ANGELES; THENCE SOUTHERLY ALONG SAID WESTERLY BOUNDARY AND
THE WESTERLY LINE OF BOUQUET CANYON ROAD AS SAME EXISTED ON FEBRUARY 2, 1990
THROUGH ITS VARIOUS COURSES AND DISTANCES TO ITS INTERSECTION WITH THE
SOUTHWESTERLY LINE OF MAGIC MOUNTAIN PARKWAY (HIGHWAY 126) OF VARYING WIDTH, AS
SAME EXISTED FEBRUARY 2, 1990 AND THE WESTERLY LINE OF SAN FERNANDO ROAD
(HIGHWAY 126), 90 FEET WIDE AS SAME EXISTED ON FEBRUARY 2,1990; THENCE WESTERLY AT
RIGHT ANGLES TO SAID WESTERLY LINE OF SAN FERNANDO ROAD TO THE WESTERLY RIGHT
OF WAY LINE OF THE SANTA CLARA RIVER; THENCE SOUTHERLY ALONG LAST SAID WESTERLY
RIGHT OF WAY LINE TO THE NORTHERLY BOUNDARY OF TRACT NO. 36723 FILED IN BOOK 966,
PAGES 77 TO 85 OF MAPS RECORDS OF SAID COUNTY; THENCE WESTERLY ALONG LAST SAID
NORTHERLY BOUNDARY AND THE NORTHERLY BOUNDARY OF TRACT 36724 FILED IN BOOK 966
PAGES 86 TO 90 OF SAID MAPS, TO THE EASTERLY LINE OF CORINA DRIVE, 56 FEET WIDE AS
SAME EXISTED ON FEBRUARY 2,1990; THENCE WESTERLY IN A DIRECT LINE TO THE EASTERLY
TERMINUS OF THE CENTERLINE OF ARROYO PARK DRIVE, 84 FEET WIDE AS SAME EXISTED ON
FEBRUARY 2,1990; THENCE WESTERLY ALONG LAST SAID CENTERLINE TO THE WESTERLY LINE
OF MCBEAN PARKWAY, 100 FEET WIDE AS SAME EXISTED ON FEBRUARY 2, 1990; THENCE
SOUTHERLY AND WESTERLY ALONG THE WESTERLY AND NORTHERLY LINE THEREOF THOUGH
ITS VARIOUS COURSES AND DISTANCES TO THE CENTERLINE OF HIGHWAY 5 (GOLDEN STATE
FREEWAY) AS SAME EXISTED ON FEBRUARY 2,1990; THENCE NORTHERLY ALONG LAST SAID
CENTERLINE ALSO BEING THE WESTERLY BOUNDARY OF THE CITY OF SANTA CLARITA
THROUGH ITS VARIOUS COURSES AND DISTANCES TO THE INTERSECTIONS OF THE
CENTERLINE OF THE GOLDEN STATE FREEWAY AND THAT CERTAIN COURSE HAVING A
BEARING AND LENGTH OF SOUTH 85°33'30" EAST 36.20 FEET IN THE NORTHERLY BOUNDARY OF
PARCEL 8 AS SHOWN ON MAP FILED IN BOOK 27, PAGES 27 THROUGH 31 OF RECORD OF
SURVEYS, IN THE OFFICE OF THE RECORDER OF THE COUNTY OF LOS ANGELES; THENCE
EASTERLY ALONG SAID NORTHERLY BOUNDARY TO THE EASTERLY TERMINUS OF THAT
COURSE HAVING A BEARING AND LENGTH OF NORTH 75°19'40" EAST 1484.21 FEET IN SAID
NORTHERLY BOUNDARY; THENCE EASTERLY IN A DIRECT TO THE MOST WESTERLLY CORNER
OF PARCEL 2 AS SHOWN ON SAID MAP; THENCE EASTERLY, SOUTHEASTERLY AND EASTERLY
ALONG THE NORTHERLY BOUNDARY OF LAST SAID PARCEL TO THE EASTERLY TERMINUS OF
THAT COURSE HAVING`A BEARING AND LENGTH OF NORTH 86°32'05" EAST 812.31 FEET, LAST
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
SAID EASTERLY TERMINUS ALSO BEING THE NORTHERLY TERMINUS OF THAT CERTAIN COURSE
HAVING A BEARING AND LENGTH OF SOUTH 00°26'40" WEST 186.13 FEET IN THE EASTERLY
BOUNDARY OF THAT CERTAIN PARCEL OF LAND DESCRIBED AS PARCEL 1 IN DEED TO
SOUTHERN CALIFORNIA GAS COMPANY RECORDED SEPTEMBER 30, 1975 AS INSTRUMENT NO. 1
IN BOOK D6814, PAGE 161 OF OFFICIAL RECORDS, IN THE OFFICE OF SAID RECORDER; THENCE
NORTHERLY ALONG THE EASTERLY BOUNDARY OF THAT CERTAIN PARCEL OF LAND OF THE
COUNTY OF LOS ANGELES DESCRIBED IN DOCUMENT RECORDED IN BOOK 16806, PAGE 1 OF
OFFICIAL RECORDS OF SAID COUNTY AND KNOWN AS THE COUNTY OF LOS ANGELES WAYSIDE
HONOR RANCHO, SAID PARCEL BEING MORE PARTICULARLY SHOWN ON COUNTY SURVEYOR'S
MAP B-1638 ON FILE IN SAID OFFICE THE DIRECTOR OF PUBLIC WORKS TO THE NORTHERLY
BOUNDARY LINE OF THE RANCHO SAN FRANCISCO AS SHOWN ON MAP RECORDED IN BOOK 1,
PAGES 521 AND 522, OF PATENTS, IN THE OFFICE OF THE RECORDER OF SAID COUNTY,
THENCE NORTHWESTERLY ALONG SAID LAST MENTIONED NORTHERLY BOUNDARY LINE TO
THE WEST LINE OF LOT 4 OF FRACTIONAL SECTION 32, SAID TOWNSHIP AND RANGE; THENCE
NORTHERLY ALONG SAID WEST LINE TO THE EAST -WEST QUARTER SECTION LINE OF SAID
FRACTIONAL SECTION 32; THENCE NORTHERLY ALONG THE WEST LINE OF THE SOUTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SAID FRACTIONAL SECTION 32 TO THE SOUTH LINE
OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID FRACTIONAL SECTION 32; THENCE
WESTERLY ALONG SAID LAST MENTIONED SOUTH LINE TO THE NORTH -SOUTH QUARTER
SECTION LINE OF SAID FRACTIONAL SECTION 32; THENCE NORHTERLY ALONG SAID NORTH -
SOUTH QUARTER SECTION LINE TO THE NORTH LINE OF SAID FRACTIONAL SECTION 32;
THENCE EASTERLY ALONG SAID LAST MENTIONED NORTH LINE TO THE NORTHEAST CORNER
OF SAID FRACTIONAL SECTION 32; THENCE NORTHERLY ALONG THE EAST LINE OF SECTION 29
TO THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER
OF SECTION 28, SAID TOWNSHIP AND RANGE; THENCE EASTERLY ALONG THE SOUTH LINE OF
THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 28 TO THE
SOUTHEAST CORNER OF THE LAST MENTIONED NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER; THENCE NORTHERLY ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 28 TO THE EAST -WEST QUARTER SECTION LINE OF
SAID SECTION 28; THENCE EASTERLY ALONG THE LAST MENTIONED EAST -WEST QUARTER
SECTION LINE TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER
OF SAID SECTION 28; THENCE NORTHERLY ALONG THE EAST LINE OF THE EAST HALF OF THE
NORTHEAST QUARTER OF SAID SECTION 28 TO THE SOUTH LINE OF SECTION 21, SAID
TOWNSHIP AND RANGE; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID SECTION 21 TO
THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 21; THENCE
NORTHERLY ALONG THE NORTH -SOUTH QUARTER SECTION LINE OF SAID SECTION 21 TO THE
NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 21, THENCE WESTERLY ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF
THE SOUTHWEST QUARTER OF SAID SECTION 21 TO THE EAST LINE OF THE WEST HALF OF THE
SOUTHWEST QUARTER OF SAID SECTION 21; THENCE NORTHERLY ALONG THE EAST LINE OF
THE WEST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 21 TO THE EAST -WEST
QUARTER SECTION LINE OF SAID SECTION 21; THENCE EASTERLY ALONG THE EAST -WEST
QUARTER SECTION LINE OF SAID LAST MENTIONED SECTION TO THE EAST LINE OF SAID LAST
MENTIONED SECTION, THENCE EASTERLY ALONG THE EAST -WEST QUARTER SECTION LINE OF
SECTION 22, SAID TOWNSHIP AND RANGE TO THE EAST LINE OF SAID LAST MENTIONED
SECTION; THENCE SOUTHERLY ALONG LAST SAID EASTERLY LINE TO THE POINT OF
BEGINNING.
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
ATTACHMENT B - COST ESTIMATE FOR DISTRICT IMPROVEMENTS
LINKS
LINK #
IMPROVEMENT DESCRIPTION
PROJECT COST
39
McBean: Valencia to Magic Mountain Pkwy
$15,408
40
McBean. Magic Mountain to Santa Clara River (8 lanes)
$114,329
41
McBean- Avenue Scott to Newhall Ranch Road (81anes)
$80,703
42
McBean: Newhall Ranch to Decoro (Improvement complete —
$383,019
(complete)
credit has not yet been issued)
43/43A
McBean: Decoro to Copper Hill (6 lanes) Improvement
$181,806
(complete)
complete — credit has not yet been issued
44
McBean: Copper Hill to 1500' north (4 lanes)
$1,235,549
45
McBean Parkway Bridge widening over Santa Clara River
$4,850,026
(Estimated 1 million outside funding)
50
Newhall Ranch Road: 1-5'to Vanderbilt Way - Link complete
$1,891,874
(complete)
Any further improvement to be completed with Cross Valley
Connector. Actual cost for complete improvements shown
here.
51, 51A &
Newhall Ranch Road: Rye Canyon Business Park Frontage
$1,600,000
Portion
(Improvement complete — credit has not yet been issued)
51B
(complete)
52
Newhall Ranch Road: Copper Hill to Dickason (4 to 8 lanes)
$144,799
53
Newhall Ranch Road: Dickason to McBean (6 to 8lanes)
$1,122,713
i
53A
Newhall Ranch Road Bridge over San Francisquito Creek
$7,771,687
(6 to 8 lanes) Phase II
54
Newhall Ranch Road: McBean to Grandview —Phase II (6 to 8
$314,497
lanes)
54A
Newhall Ranch Road: Grandview to Ely District Boundary (6
$156,579
to 8 lanes)
548
Newhall Ranch Road: Ely District Boundary to Hillsborough —
$53,531
Phase 11 (6 to 8 lanes)
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
LINKS
LINK #
IMPROVEMENT DESCRIPTION
PROJECT COST
63
Rye Canyon Road: 1-5 to Avenue Stanford
$1,459,089
64
Copper Hill: Ave Scott to Newhall Ranch Rd. (Improvement
$19,164
(complete)
complete — credit has not yet been issued)
65
Copper Hill: Newhall Ranch Rd. to Decoro (6 lanes)
$126,243
(complete)
Improvement complete -credit has not yet been issued
66
Copper Hill. Decoro to W'ly bndy of Tesoro
$4,408,177
(2 to 6 lanes)
67
Copper Hill: McBean to Fly District bdry. (6 lanes)
$280,039
67A
Copper Hill- Fly Distnct bdry. to Seco Canyon Road
$1,368,198
(4 to 6 lanes)
70
Copper Hill to Dickason -10' sidewalk along frontage of Tr.
$26,020
(complete)
52667 (Improvement complete — credit has not yet been
issued)
89
Magic Mountain: Tourney Rd. to McBean —construct 8 lanes
$4,407,391
from Edison R/W to 1-5 (50% funding match)
89A
Magic Mountain: McBean to Valencia — Phase I & II
$1,758,039
125
San Francisquito Canyon Road — Misc. Improvements for
$960,750
Limited Secondary highway - Allowance
97
Valencia BI* 1-5 to McBean shift median to north & restnpe
$3,106,623
8the lane)
128
Newhall Ranch Road: Hillsborough to Bouquet Creek
$207,434
Phase II (6 to 8 lanes)
194
Copper Hill: Fly bdry. Tesoro to McBean (from 4 to 6 lanes
$718,016
with median retrofit)
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
LINKS
LINK #
IMPROVEMENT DESCRIPTION
PROJECT COST
194A
Copper Hill Road Bridge over San Francisquito Creek Phase II
(4 to 6 lane deck)
$1,669,727
Subtotal: $40,431,430
INTERSECTIONS
INTER. #
IMPROVEMENT DESCRIPTION
PROJECT COST
33
Magic Mountain and Tourney
$58,676
39
Copper Hill and Decoro
$39,855
43
McBean and Copper Hill
$1,029,546
41 B
(complete)
McBean and Decoro — (75%of improvement costs as outlined
by the initial district cost estimate have been reimbursed.
Remaining credit has not yet issued).
$514,000
45
Newhall Ranch Road and Dickason
$332,128
47 '
Newhall Ranch Road and Bouquet
$629,263
55
Valencia and Bouquet
$1,576,572
56
McBean and Magic Mountain
$854,005
57
Valencia and Magic Mountain
$2,272,377
59
Valencia and McBean
$291,008
85
Rye Canyon Road and Avenue Stanford
$375,071
104
Copper Hill and Camino del Arte
$407,853
105
Copper Hill and West Creek Dr./West Hills Dr
$328,143
106
Copper�Hill and West Hills Drive
$328,143
108
(complete)
Decoro and Sunny Creek — (75% of improvement costs as
outlined by the initial district cost estimate have been
reimbursed. Remaining credit has not yet issued).
$53,996
Update to the Report on the Bridge and Major,
ughfare Construction Fee District for Valencia
INTERSECTIONS
INTER. #
IMPROVEMENT DESCRIPTION
PROJECT COST
115
McBean and Skycrest
$341,428
116
McBean and Summerhill
$341,428
119
McBean at Creekside Drive
$112,924
226
San Francisquito Canyon and future Tesoro entrance
$264,374
227
McBean Parkway and Orchard Village Road — intersection
improvement
$2,205,000
231
Magic Mountain and Citrus
$112,924
232
(complete)
McBean Parkway and Grovehouse — (improvement complete.
Credit has not yet been issued).
$259,376
233
Newhall Ranch Road at Home Depot Driveway
$79,711
234
Rye Canyon Road and The Old Road
$199,274
Subtotal: $13,007,075
INTERCHANGES
INTER-
IMPROVEMENT DESCRIPTION
PROJECT COST
CHANGE
7
SR 126/1-5 — Improvement complete — (remaining
$993,271
(complete)
reimbursable costs).
None
McBean/1-5 — add 2nd southbound left turn lane
$89,641
8
Magic Mountain/1-5 — Phase II improvements
$11,024,200
11
Valencia / 1-5 — (Improvement complete — remaining
$3,654,800
(complete)
reimbursable costs).
Subtotal: $15,761,912
Total of All Improvements: $69,200,418
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
ATTACHMENT C — DEVELOPMENT ANALYSIS
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Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
ATTACHMENT D - COUNTY AND CITY CODES PERTAINING TO B&T
DISTRICTS
TITLE 58 Chapter 21.23 & 32.32.200
21.32.200 MAJOR THOROUGHFARE AND BRIDGE FEES
A. A subdivider, as a condition of approval of final map for property within an area of benefit, or
a building permit applicant, as condition of issuance of a building permit for property within
an area of benefit, shall pay a fee as hereinafter established to defray the cost of
constructing brides over waterways, railways, freeways and canyons, and/or constructing
major thoroughfares.
B. Definitions.
1. Area of benefit means a specified area wherein it has been determined that the real property
located therein will benefit from the construction of a bridge and/or major thoroughfare.
2. Bridge facility means any crossing for a highway or local road, involving a railway, freeway,
steam or canyon, which is required by the General Plan in order to accommodate new urban
development within the area of benefit.
3. Construction means and includes preliminary studies, design, acquisition of right-of-way,
administration of construction contracts, and actual construction.
4. Major thoroughfare means those roads designated in the transportation element of the
General Plan, the primary purpose of which is to carry through traffic and provide a network
connecting to the state highway system.
5. The singular number includes the plural, and the plural the singular.
C. The provisions herein for payment of a fee shall apply only if the bridge and/or major
thoroughfare has been included in an element of the General Plan adopted by the Board of
Supervisors at least 30 days prior to the filing of a map or application for a building permit on
land located within the boundaries of the area of benefit.
D. Payment of fees shall not be required unless any major thoroughfare are in addition to, or a
widening or reconstruction of, any existing major thoroughfares serving the area at the time
of the adoption of the boundaries of the area of benefit.
E. Payment of Fess shall not be required unless any planned bridge facility is a new bridge
serving the area or an addition to an existing bridge facility serving the area at the time of
the adoption of the boundaries of the area of benefit.
F.
1. Action to establish an area of benefit may be initiated by the Board of Supervisors upon its
own motion or upon the recommendation of the Road Commissioner.
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee Distnct for Valencia
2. The board of Supervisors will set a public hearing for each proposed area of benefit. Notice
of the time and place of said hearing, including preliminary information related to the
boundaries of the area of benefit, estimated costs and the method of fee apportionment
shall be given pursuant to Section 65905 of the Government Code.
G.
1. At the public hearing, the Board of Supervisors will consider the testimony, written protests
and other evidence. At the conclusion of the public hearing, the Board of Supervisors may,
unless a majority written protest is filed and not withdrawn, determine to establish an area of
benefit, If established, the Board of Supervisors shall adopted a resolution describing the
boundaries of the area of benefit, setting forth the cost, whether actual or estimated, and the
method of fee apportionment. A certified copy of such resolution shall be recorded with
County Recorder.
2. Such apportioned fees shall be applicable to all property within the area of benefit, and shall
be payable as a condition of approval of a final map or as a condition of issuing a building
permit for such property or portions thereof. Where the area of benefit includes lands not
subject to the payment of fees pursuant to this section, the Board of Supervisors shall make
provisions for payment of the share of improvement cost apportioned to such lands from
other sources.
3. Written protest will be receive by the Clerk of The Board of Supervisors at any time prior to
the close of the public hearing. If written protest are filed by the owners of more than one-
half of the area of the property to be benefited by the improvement, and sufficient protest are
not withdrawn so as to reduce the area represented by the protests to less than one-half of
the are to be benefited; then the proposed proceedings shall be abandoned and the Board
of Supervisors shall not, for one year from the filing of said written protests, commence or
carry on any proceedings for the same improvement under the provisions of this section.
Any protest may be withdrawn by the owner making the same, in writing, at any time prior to
the close of the public hearing.
4. If any majority protest is directed against only apportion of the improvement, then all further
proceedings under the provisions of this section to construct that portion of the improvement
so protested against shall be barred for a period of one year, but the Board of Supervisors
shall not be barred from commencing new proceedings not including any part of the
improvement so protested against. Such proceedings shall be commenced by a new notice
and public hearing as set forth in Subsection F above.
5. Noting in this section shall prohibit the Board of Supervisors, within such one-year period,
from commencing and carrying on new proceedings for the construction of an improvement
or portion of the improvement so protested against if it finds, by the affirmative vote of four-
fifths of its members. That the owners of more than one-half of the area of the property to be
benefited are in favor of going forward with such improvement or portion thereof.
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee Distnct for Valencia
H. Fees paid pursuant to this section shall be deposited in a planned bridge facility and/or
major thoroughfare fund. A fund shall be established for each planned bridge facility project
and/or each planned major thoroughfare project. If the benefit area is one in which more
than one bridge and/or mayor thoroughfare is required to be constructed, a separate fund
may be established covering all of the bridge projects and/or major thoroughfares in the
benefit area. Moneys in such fund shall be expended solely for the construction or
reimbursement for construction of the improvement serving the area to be benefited and
from which the fees comprising the fund were collected, or the reimburse the County for the
costs of constructing the improvement.
The Board of Supervisors may approve the acceptance of consideration in lieu of the
payment of fees established herein.
J. The Board of Supervisors may approve the advancement of money from the General Fund
or Road Fund to pay the costs of constructing the improvements covered herein and may
reimburse the General Fund or Road Fund for such advances from planned bridge facility
and/or major thoroughfare funds established pursuant to this section.
K. If a subdivider, as a condition of approval of a subdivision, is required or desires to construct
a bridge and/or major thoroughfare, the Board of Supervisors may enter into a
reimbursement agreement with the subdivider. Such agreement may provide for payments
to the subdivider fro the bridge facility and/or major thoroughfare fund covering that specific
project to reimburse the subdivider for costs not allocated to the subdivider's property in the
resolution establishing the area of benefit. If the bridge and/or major thoroughfare fund
covers more than one project, reimbursements shall be made on a pro -rata basis, reflecting
the actual or estimated costs of the projects covered by the fund. (Ord. 82-0240 Sec. 1,
1982; Ord. 82-0050 Sec. 1, 1982)
22.48.235 MAJOR BRIDGE AND THOROUGHFARE FEES. Except as otherwise provided in
Section 22.48.280, a building or structure shall not be used on any lot or parcel of land, any
portion of which is located within a Bridge or Major Thoroughfare District established pursuant to
Section 21.32.200, unless the required district fee has been paid as a condition of issuing a
building permit. (Ord. 85-0168, Sec. 33)
22.48.280 EXEMPTIONS - EXISTING BUILDINGS AND STRUCTURES. This Part 4 does not
apply to the use, alteration or enlargement of an existing building or structure or the erection of
one or more buildings or structures accessory thereto, or both, on the same lot or parcel of land,
if the total value of such alteration, enlargement, or construction does not exceed one-half of the
current market value of all existing buildings or structures on such lot or parcel of land.
(Ord. 1494 Ch. 4 Art. 4 & 497. 1927.)
June 1987
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
CITY CODE
16.21.190 MAJOR THOROUGHFARE AND BRIDGE FEES
A. A subdivider, as a condition of approval of a final map for property within an area of benefit,
or a building permit applicant, as a condition of issuance of a building permit of property
within an area of benefit, shall pay a fee hereinafter established to defray the costs of
construction bridges over waterways, railways, freeways, and canyons, and/or constructing
major thoroughfares.
B. The provisions herein for payment of a fee shall apply only if the bridge and/or major
thoroughfare has been included in an element of the General Plan adopted by the City
Council at least 30 days prior to filing of a map or application for a building permit on land
located within the boundaries of the area of benefit.
C. Payment of fees shall not be required unless any major thoroughfares are in addition to or a
widening or reconstruction of any existing major thoroughfares serving the area at the time
of the adoption of the boundaries of the area of benefit.
D. Payment of fees shall not be required unless any planned bridge facility is a new bridge
serving the area of an addition to tan existing bridge facility serving the area at the time of
adoption of the boundaries of the area of benefit.
E.
1. Action to establish an area of benefit may be initiated by the City Council upon its own
motion or upon the recommendation of the City Engineer.
2. The City Council will set a public hearing for each proposed area of benefited. Notice of the
time and place of said hearing, including preliminary information related to the boundaries of
the area of benefit, estimated costs and the method of fee apportionment shall be given
pursuant to Section 65905 of the Government Code.
F.
1. At the public hearing, the City Council will consider the testimony, written protest and other
evidence. At the conclusion of public hearing, the City Council may, unless a majority
written protest is filed and not withdrawn, determine to establish an area of benefit. If
established, The City Council shall adopfa resolution describing the boundaries of the area
of benefit, setting forth the cost, whether actual or estimated, and the method of fee
apportionment. A certified copy of such resolution shall be recorder with the County
Recorder.
2. Such apportioned fees shall be applicable to all property within the area of benefit, and shall
be payable as a condition of approval of a final map or a condition of issuing a building
permit for such property or portions thereof. Where the area of benefit includes lands not
subject to the payment of fees pursuant to this section, the City Council shall make provision
for payment of the share of improvement cost apportioned to such lands from other sources.
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
3. Written protests will be receive by the Clerk of the City Council at any time prior to the close
of the' public hearing. If written protests are filed by the owners of more than one-half of the
area of the property to be benefited by the improvement, and sufficient protests are not
withdrawn so as to reduce the area represented by the protests to less than one-half of the
are to be benefited, then the proposed proceedings shall be abandoned and the City
Council shall not, for one year from the filing of said written protests, commence or carry on
any proceedings for the same improvement under the provisions of this section. Any protest
may be withdrawn by the owner making the same, in writing, at any time prior to the close of
the public hearing.
4. If any majority protest is directed against only apportion of the improvement, then all further
proceedings under the provisions of this section to construct that portion of the improvement
so protested against shall be barred for a period of one year, but the City Council of
Supervisors shall not be barred from commencing new proceedings not including any part of
the improvement so protested against. Such proceedings shall be commenced by a new
notice and public hearing as set forth in Subsection F above.
5. Noting in this section shall prohibit the City Council, within such one-year period, from
commencing and carrying on new proceedings for the construction of an improvement or
portion of the improvement so protested against if it finds, by the affirmative vote of four-
fifths of its members. That the owners of more than one-half of the area of the property to be
benefited are in favor of going forward with such improvement or portion thereof.
G. Fees paid pursuant to this section shall be deposited in a planned bridge facility and/or
major thoroughfare fund. A fund shall be established for each planned bridge facility project
and/or each planned major thoroughfare project. If the benefit area is one in which more
than one bridge and/or major thoroughfare is required to be constructed, a separate fund
may be established covering all of the bridge projects and/or mayor thoroughfares in the
benefit area. Moneys in such fund shall be expended solely for the construction or
reimbursement for construction of the improvement serving the area to be benefited and
from which the fees comprising the fund were collected, or the reimburse the City for the
costs of constructing the improvement.
H. The City Council may approve the acceptance of consideration in lieu of the payment of fees
established herein.
I. The City Council may approve the advancement of money from the General Fund or Road
Fund to pay the costs of constructing the improvements covered herein and may reimburse
the General Fund or Road Fund for such advances from planned bridge facility and/or major
thoroughfare funds established pursuant to this section.
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
If a subdivider, as a condition of approval of a subdivision, is required or desires to construct
a bridge and/or major thoroughfare, the City Council may enter into a reimbursement
agreement with the subdivider. Such agreement may provide for payments to the
subdivider fro the bridge facility and/or major thoroughfare fund covering that specific project
to reimburse the subdivider for costs not allocated to the subdivider's property in the
resolution establishing the area of benefit. If the bridge and/or major thoroughfare fund
covers more than one project, reimbursements shall be made on a pro -rata basis, reflecting
the actual or estimated costs of the projects covered by the fund.
SUBDIVISON CODE
City of Santa Clarita, California 11/24/92
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
ATTACHMENT E - B & T CASH/CREDIT REQUST FORM
BRIDGE & MAJOR THOROUGHFARE DISTRICT
- CASH/CREDIT REQUEST FORM
District Percentages:
Valencia
Bouquet Canyon
Route 128 (Eastside)
Castaic
Via Pnncessa
Lyons Avenue/McBean Parkway
Area IdentNication:
Link#(s)
Project Description:
%
Amount.
$
❑ Cash
❑
Credit
%
Amount-
$
❑ Cash
❑
Credit
%
Amount.
S
F-1 Cash
❑
Credit
%
Amount
$
❑ Cash
E]
Credit
%
Amount.
$
[] Cash
0
Credit
%
Amount:
$
F-] Cash
0
Credit
Intersection #(s)
Interchange #(s)
ATTACHMENTS es No Not
Applicable
Signature Page
Applicable District Formation Documents
Applicable District Values
Protect Acceptance Letter
75% Refund Calculations
Site Location Ma
Contract & Change Orders
Purchasing Authorizations
Credit Summary
Expense Recce
Cancelled Checks & Supporting Documentation
Additional Documentation
Plans
Completed by Date.
Name Title - Company
Submitted to: Date
Name Title - County/City
FOR CITY OR COUNTY USE ONLY
Assigned to, Date.
Name Title
Approved by Date
Name Title
Sent to Fiscal by Date
Name Title
03/18/2008
Credit -Cash
I
• Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
TABLE OF CONTENTS
I.
SUMMARY........................................................................................................................1
A.
NEED FOR DISTRICT UPDATE............................................................................
1
II.
THE BRIDGE AND MAJOR THOROUGHFARE CONSTRUCTION FEE DISTRICT
4
A.
AUTHORITY............................................................................................................
4
B.
PURPOSE..................................................................................................................4
C.
CONCEPT.................................................................................................................
5
III.
VALENCIA AREA ACCESS............:...............................................................................
7
A.
BACKGROUND.......................................................................................................
7
B.
EXISTING CIRCULATION AND PROPOSED IMPROVEMENTS .....................
7
IV.
THE VALENCIA BRIDGE AND MAJOR THOROUGHFARE CONSTRUCTION FEE
DISTRICT.........................................................................................................................
14
A.
THE AREA OF BENEFIT BOUNDARY...............................................................
14
B.
DEVELOPMENT ANALYSIS
C.
PROPOSED IMPROVEMENTS AND ESTIMATED COSTS ..............................
15
i
D.
IMPROVEMENT PHASING..................................................................................
16
E.
TRAFFIC ANALYSIS............................................................................................
16
F.
THE CONSTRUCTION FEE..................................................................................
17
G.
RIGHT-OF-WAY ACQUISITION.........................................................................
20
H.
PROVISIONS FOR UPDATING COSTS AND UNIT INFORMATION .............
20
I.
PROPOSAL FOR DISTRICT CLOSURE..............................................................
21
J.
CONSTRUCTION IN LIEU OF PAYING FEES. ..................................................
21
K.
CREDIT AWARD AND CASH REIMBURSEMENT ..........................................
22
L.
DISTRICT FUNDS.................................................................................................
23
U
TOC - 1
• Update to the Report on the Bridge and Major
Thoroughfare Construction fee District for Valencia
M. THE ENVIRONMENTAL ANALYSIS................................................................. 23
LIST OF FIGURES
FIGURE I VALENCIA BRIDGE AND THOROUGHFARE DISTRICT — EXISTING
AND PROPOSED DEVELOPMENT...............................................................2
FIGURE 2 VALENCIA BRIDGE AND THOROUGHFARE DISTRICT — LINK,
INTERSECTIONS, AND INTERCHANGE IMPROVEMENTS ....................6
LIST OF TABLES
TABLE I FEE RATES ACCORDING TO LAND USE.................................................18
0 LIST OF ATTACHMENTS
ATTACHMENT A — LEGAL DESCRIPTION
ATTACHMENT B — COST ESTIMATE FOR DISTRICT IMPROVEMENTS
ATTACHMENT C — DEVELOPMENT ANALYSIS
ATTACHMENT D — COUNTY AND CITY CODES PERTAINING TO B&T DISTRICTS
ATTACHMENT E — B&T CASH/CREDIT REQUEST FORM
TOC -2
• Update to the Report on the Bridge and Major
Thoroughfare Constriction Fee District for Valencia
•
I. SUMMARY
This report presents to the Los Angeles County Board of Supervisors and the Santa Clarita
City Council an update for their approval to an existing an area of benefit for financing
specific improvements in the Valencia area of the Santa Clarita Valley, within Los Angeles
County and City of Santa Clarita jurisdictions. Improvements include, but are not limited
to new and improved, roadways, bridges, intersections, and interchanges.
Update of the Valencia Bridge and Major Thoroughfare District, hereto after referred to as
the District, will provide an equitable financing mechanism by which new development
within an identified area will share the costs of providing necessary improvements.
State Subdivision Law and both the Los Angeles County and City of Santa Clarita codes
authorize the use of bridge and major thoroughfare construction fee districts for the
funding and construction of improvements, provided these facilities are identified on the
local agency's adopted transportation element of its General Plan. Based on the
transportation needs in this area of the Santa Clarita Valley, and the limitations of other
funding sources, this funding method has been determined to be the best alternative to
provide needed improvements.
This report describes the concept and mechanics of the District. Information included in
this report will enable subject property owners to determine the fee to be assessed against
their property if and when it is developed. A map of the District has been included as
Figure 1.
A. NEED FOR DISTRICT UPDATE
Some major highway infrastructure improvernents have been completed in the Valencia
B&T District since it's formation in June, 1999. Some of these, improvements include:
Valencia/1-5 interchange, 1-5/SR-126 interchange, Magic Mountain Phase I interchange,
Decoro Drive bridge, Avenue Scott bridge, and the Cross Valley Connector (Newhall
Ranch Road between 1-5 and Copper Hill Drive).
The largest of the improvernent costs that remain in the District are: Phase II of the Magic
Mountain/1-5 interchange, the completion of Copper Hill Drive, widening of the McBean
Parkway bridge over the Santa Clara River, and widening the Copper Hill Drive and
Newhall Ranch Road bridges over San Francisquito Creek. The majority of future
development that is left in the District to pay for these improvements include the West
Creek Area A (Tract 52455-03) and the remaining phases of Tesoro del Valle.
Page 1
11
Update to the Report on the Bridge and Major
ughfare Construction Fee District for Valencia
Page 2
VALENCIA B & T
DISTRICT
Angeles National Forest
LEGEND
rlvrmm.6nmvr ST'ANS
Wffrl a"
PENDING
IffsAPPROVED
RECORDED/BUILT
VACANT / NO MAP FILED
O BAT DIStHa Bounoery
-.: -Easements
V City of Santa Clartm Bo..da
•ie.r
j / Y
i IF'
Y
was
1 �
N
a� It
8
Ll0 O iD1Y f�
For Display PI urea Dll)Y
'
NPS All Elements m Scale
FIGURE 1
EXISTING AND PROPOSED DEVELOPMENT,
o NSACEA ✓r
ASSOCIATES
DATE: 0621/'1006 REVISED: 1124/06
�
■
1 JOBA` 0015-O.i3-002
Page 2
. Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
The proposed Valencia B&T fee is $19,650, almost double the existing fee of $11,320.
The two major reasons for this escalation are related to construction costs and change in
project scope. Changes in scope have occurred due in part to the level of information that
was available at that time of District formation versus the detail we have now. In order for
projects to be adequately funded, the District fee needs to be updated to keep pace with
the significant changes in construction costs and project scope.
The remaining costs for District improvements are 58% of the original costs
(approximately $69.2M versus $118M). Some of the remaining costs are for
improvements that have been completed by the developer, but not yet been reimbursed,
or issued credit, by the City or County.
Although costs are 58% of the original costs, only one-fourth of originally projected
development units remain to fund the improvements (2,817.3 FDUs versus 11,184 FDUs).
The District documentation is also being revised to allow for a yearly change ranging from
plus. 5% to minus 5% in the fee rate based on the Construction Cost Index. This should
allow the fee to better keep pace when there are fluctuations in construction costs.
Currently, the District has a built-in escalation clause that limits the yearly fee increase to
a maximum of 2% based on the local Construct Cost Index. However, over the last few
years the construction cost increase has exceeded 2%. Construction costs have gone up
50 to 100% on some items.
Page 3
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
II. THE BRIDGE AND MAJOR THOROUGHFARE
CONSTRUCTION FEE DISTRICT
A. AUTHORITY
The State of California Government Code Section 66484, regarding Subdivisions, gives
local agencies the authority to adopt local ordinances that "may require the payment of a
fee as a condition of approval of a final map or as a condition of issuing a building permit
for purposes of defraying the actual or estimated cost of constructing bridges over
waterways, railways, freeways, and canyons, or constructing major thoroughfare." The
local adopted ordinance must refer to the circulation element of its General Plan, provide
for a public hearing, provide for the establishment of boundaries of an area of benefit, and
provide for the identification of the costs, a fair method of allocation of costs to the area of
benefit and a fair fee apportionment (to be disclosed at the public hearing). Further, the
local ordinance must provide that the payment of fees shall not be required unless the
major thoroughfares are in addition to or a reconstruction of any existing thoroughfares
serving the area at the time of district adoption, and that the planned bridge facility is an
original bridge serving the area, or an addition to any existing bridge facility serving the
. area, at the time of district adoption. It must further provide that if owners of more than
one-half of the area of property to be benefited by the improvement(s) file proper written
protests, the district proceedings as proposed shall be abandoned for at least one year.
The local ordinance allows acceptance of considerations in lieu of the payment of fees,
permits a local agency to advance money from its general fund or road fund to be
reimbursed from bridge -and major thoroughfare funds, permits a local agency to incur an
interest bearing indebtedness for the construction of bridge or major thoroughfare
facilities, and does not preclude an agency from providing funds for the construction of
bridge or major thoroughfare facilities to defray costs not allocated to the area of benefit.
The Los Angeles County Board of Supervisors adopted Ordinance No. 82-0050 on March
2, 1982, adding Section 21.32.200 to the Los Angeles County Code, providing for the
establishment of bridge and major thoroughfare construction fees to be paid by sub
divider or building permit applicants. Within the City of Santa Clarita, payment of such
fees is established by City of Santa Clarita Subdivision Code Section 16.21.190. These
codes are consistent with the requirements and provisions of the State law.
B. PURPOSE
The District has been designed to accommodate the needs of future development
anticipated by the City of Santa Clarita General Plan and Los Angeles County's Santa
Clarita Valley Area Plan. Updating the District will provide local and regional benefits.
•
Page 4
Update to the Report on the Bridge and Major
Thoroughfare ConstrUction Fee District for Valencia
Some District improvements may be eligible for local, state, and federal funding. The
district intends to pursue all potential sources of out -of -district funding for these
improvements including, but not limited to, State and Federal Gas Taxes, Propositions A
and C Sales Tax, Transportation Planning and Development Sales Tax on Gasoline,
County Transportation Tax, State Transportation Improvement Program Funding, Federal
Transportation Efficiency Act for the 21" Century funds, State and Federal Highway Trust
Funds, special grants, and other sources that may be eligible. The District will provide the
matching funds necessary to pursue greater funding from the aforementioned sources. A
Proposition C grant for'the Magic Mountain Parkway/1-5 Phase 2 Interchange Project has
been anticipated and formulated into the proposed District fees. If outside funding not
anticipated in the District update is received; or if funds anticipated are not received, the
District costs will be revised, and the District fee may be adjusted accordingly.
C. CONCEPT
As authorized by statutes cited above, the adoption of a specific area of benefit permits the
County of Los Angeles and City of Santa Clarita to levy a fee against future development
located within the area of benefit. This funding method appropriately assesses
developments, which create the need for additional improvements, for the additional
public facility costs. The charge is levied in proportion to the estimated number of trips
• generated by the development which is translated into Factored Development Units (see
description of FDU's on page 17 below).
•
The 'adoption of this type of funding district does not charge existing development. The
District fee is collected at the time of recordation of a final map or just prior to the
issuance of a -building permit.
Page 5
0
•
0
VALENCIA B&T
LINKS, INTERSECTIONS, AND INTERCHANGES
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Update to the Report on the Bridge and Major
ughfare Construction Fee District for Valencia
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FIGURE 2
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Page 6
r114.7i c_ aI I
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
III.VALENCIA AREA ACCESS
A. BACKGROUND
Prior to the 1980's, the County was able to assist developers in the funding and
construction of needed highway improvements. Land development was primarily
concentrated in flatter areas, expanding away from urban centers. Public facilities were
constructed to accommodate this expansion. Gas tax revenue no longer provides
sufficient funding for highway improvements in both the City and County unincorporated
areas of the Santa Clarita Valley.
Development is , occurring in outlying areas where topography is more rugged and
restrictive. Geographical characteristics dictate "development locations resulting in
increased costs to provide necessary public facilities, including roadways.
• B. EXISTING CIRCULATION AND PROPOSED IMPROVEMENTS
The primary road network for the Valencia area consists of Interstate 5, three interchanges
with Interstate 5, and ten arterials which are classified as either Major or Secondary
Highways on both the City and County Highway Plans. (See Figure 2). The upgraded
District proposes to provide full mitigation for roadways identified in the City and County
circulation elements, including intersections and interchanges. Full mitigation
improvements to these facilities generally include, but are not limited to: full -width
grading, base, pavement, curb, gutter, sidewalks, medians, bus turnouts or bus pads
(where applicable), bike lanes (where applicable), fully improved and signalized
intersections, signal interconnect (where applicable), street lighting, roadway -related utility
relocation, roadway -related drainage structures, and full -width decking with footings for
proposed bridges and interchanges. Right-of-way is assumed to be dedicated by
individual development projects, except for that needed for State highway projects and
roadway construction not related to private development projects.
r
Page 7
•
0
•
Update to the Report on the Bridge and Major
Thoroughfare ConstrUction Fee District for Valencia
The remaining proposed improvements are listed below.
LINKS
LINK #
LOCATION
IMPROVEMENT
39
McBean: Valencia
Stripe east side from 3 to 4 lanes
to Magic
Mountain Pkwy
40
McBean: Magic
Complete portion of raised median before bridge
Mountain to Santa
Clara River
41
McBean: Avenue
Complete portion of raised median after bridge
Scott to Newhall
Ranch Road
44
McBean: Copper
Construct 2 lanes of roadway from Copper Hill Drive to
Hill to 1500' north
1,500 feet north.
45
McBean Parkway
Widen bridge from 6 to 8 lanes.
Bridge widening
over Santa Clara
River
125-
San Francisquito
Minor roadway improvements consistent with limited
Canyon Road
secondary highway standards
63
Rye Canyon Road:
Add two southbound right -turn lanes
Avenue Stanford
to The Old Road
65
Copper Hill:
Add sidewalk to the west side
Newhall Ranch
Rd. to Decoro
66
Copper Hill:
Widen road from 2 to 6 lanes (including median and
Decoro to W'ly
storm drain)
bndy, of Tesoro
Page 8
0
•
•
Update to the Report on the Bridge and Major
Thoroughfare Constriction Fee District for Valencia
LINKS
LINK #
LOCATION
IMPROVEMENT
194
Copper Hill: Uly
Widen road from 4 to 6 lanes (including median retrofit)
bdry. Tesoro to
McBean
194A
Copper Hill Road
Widen bridge from 4 to 6 lanes
Bridge over San
Francisquito Creek
67
Copper Hill:
Stripe from 4 to 6 lanes and modify median
McBean to E' ly
District bdry.
67A
Copper Hill: Uly
Widen roadway from 4 to 6 lanes (including median)
District bdry. to
Seco Canyon
Road
97
Valencia Bl: 1-5 to
Shift median to north and restripe 8th lane
McBean
89
Magic Mountain:
Construct 8 lanes from Edison R/W to 1-5 (includes right -
Tourney Rd. to
of -way acquisition)
McBean
89A
Magic Mountain:
Phase 1: Stripe to 6 lanes from McBean to Valencia;
McBean to
Phase 2: Add additional eastbound and westbound lane
Valencia
(6 to 8) between Auto Center Drive and Valencia Blvd.
(including right-of-way acquisition)
52
Newhall Ranch
Widen roadway from 4 to 8 lanes (excluding Home
Road: Copper
Depot Frontage which is already constructed)
Hill to Dickason
53
Newhall Ranch
Widen road from 6 to 8 lanes (including median)
Road: Dickason
to McBean
Page 9•
•
•
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
LINKS
LINK #
LOCATION
IMPROVEMENT
53A
Newhall Ranch
Widen bridge from 6 to 8 lanes
Road Bridge over
39
San Francisquito
Signal modification
Creek
INTERSECTIONS
INTERSECTION #
LOCATION
IMPROVEMENT
33
Magic Mountain
Signal modification
and Tourney
39
Copper Hill andt
Signal modification
Decoro
43
McBean and
Phase 3: Add southbound right -turn lane
Copper Hill
Phase 4: Intersection modification due to 6 -lane
bridge
Phase 5: Signal modification from 3 to 4 legs
44
Copper Hill and
Striping for 4'h eastbound through (striping cost
Newhall Ranch
included in link 52)
Road
45
Newhall Ranch
Signal modification/replacement due to 8 -lane
Road and
widening
Dickason
46
Newhall Ranch,
Striping for 4`h eastbound and westbound through
Road and
lane
McBean Parkway
47
Newhall Ranch
Restriping to add 2nd southbound left, 3rd and 4th.
Road and
eastbound through, and 4th westbound through;
Bouquet
Signal Modification and augmentation for one
right -turn pocket and median modification
, Page 10
0
•
•
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
INTERSECTIONS
INTERSECTION #
LOCATION
IMPROVEMENT
55
Valencia and
Add 4'h northbound through lane
Bouquet
56
McBean and
Signal modification and augmentation for
Magic Mountain
westbound and eastbound dedicated right -turn
lanes; stripe eastbound and westbound 3`d through
lanes; Striping for 4`h northbound through lane;
pork chop modification to accommodate 4th
eastbound and westbound through lane
57
Valencia and
Add northbound right -turn lane, east and
Magic Mountain
westbound through lanes, additional westbound
left -turn lane (relocate raised median) and
westbound right -turn lane; obtain right-of-way.
59
Valencia and
Add 4th Westbound Through Lane
McBean
85
Rye Canyon
Signal Modification and de -facto right -turn pocket.
Road and Avenue
Right-of-way acquisition
Stanford
104
Copper Hill and
Phase 1 — New 4 -way signal (retrofitted for interim
Camino del Arte
3 -way signalization)
Phase 2 = Signal modification from 3 way to 4 -way
105
Copper Hill and
New 4 -way signal
West Creek
Dr./West Hills
Dr.
106
Copper Hill and
New 4 -way signal
West Hills Drive
115
McBean and
New 4 -way signal
Skycrest
Page 11
•
c:
Update to the Report on the Bridge and Major
ughfare Construction Fee District for Valencia
INTERSECTIONS
INTERSECTION #
LOCATION
IMPROVEMENT
116
McBean and
New 4 -way signal
Surnmerhill
225
Newhall Ranch
New 4 -way signal
Road and Aurora
226
San Francisquito
New 3 -way signal
Canyon and
future Tesoro
entrance -
227
McBean Parkway
Add eastbound right -turn lane, southbound left -
and Orchard
turn lane, and shared southbound left/southbound
Village Road
though lane
231
Magic Mountain
Relocate signal poles with 8 -lane widening
and Citrus
233
Newhall Ranch
Signal modification
Road at Home
Depot Driveway
234
Rye Canyon
Signal modification and intersection augmentation
Road and The
to allow for two southbound right -turn lanes, three
Old Road
southbound left -turn lanes, and three northbound
throughs (improvement cost to be shared with the
Westside B&T District)
SRJ- 26/ 1-5 Interchang-e
Add 4"' westbound through lane (improvement requires striping only).
MtRz n ParkwAy/ 1-5 Interchang-e (south-Qund_rgnp-sA
Add second southbound left -turn lane (new lane configuration should be one southbound
left, one combined southbound through/southbound right, one southbound right).
Page 12
•
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
Valencia Boulevard/ 1-5 1 nterchange_Lmuthboun ramp
Convert second westbound right turn lane to a shared westbound through/westbound right
turn lane (improvement requires striping only).
magLc__mountain Parkway Phage 2 Interchange
The Interstate 5/Magic Mountain Parkway Phase 2 project includes the reconstruction of
the four northbound and southbound ramps and the relocation of the Old Road
approximately 180 feet to the west. It includes the widening of the Old Road to its
ultimate width from the Edison easement on the south to Feedmill Road to the north,
transitioning back to the existing bridge over the Santa Clara River. It includes the
widening of Magic Mountain Parkway from Tourney - Road, under the new freeway
overpass, and transitions back to existing roadway westerly of The Old Road intersection.
As part of this project, the Chevron station will be relocated to the new site that has been
graded behind the existing station.
The project construction cost is funded by a Metropolitan Transportation Authority Prop C
grant of $10,435,000. The balance of construction is being funded through the Valencia
B&T and the proposed Magic Mountain/Westside B&T Districts.
Page 13
Update to the Report on the Bridge and Major
Thoroughfare ConstrUction Fee District for Valencia
IV. THE VALENCIA BRIDGE AND MAJOR THOROUGHFARE
CONSTRUCTION FEE DISTRICT
A. THE AREA OF BENEFIT BOUNDARY
The legal description of the area of benefit boundary is defined in Attachment A
included herewith. It encompasses those properties which have yet to be
developed and which will receive benefit from the improvements funded by the
District. A map of the Area of Benefit is shown as Figure 1. The boundaries were
determined by the 1-5 freeway, topographical features in the Valencia area,
ownership/parcel lines, national forest land boundaries, and existing and future
access.
The western district boundary follows Interstate 5 before turning east at the
Southern California Gas Company property. The westerly boundary turns north at
the westerly boundary of Tract 51828 and follows the westerly boundaries of Tract
52455 and Tract 51644, and the easterly boundary of Tentative Tract 53822.
The northernmost portion of the District boundary is formed by the Angeles
National Forest. The northern boundary of the western area east of Interstate 5
follows private property (Southern California Gas Company) and extends to the
southern terminus of Biscailuz Drive.
IMM097 19. AM
The eastern boundary generally follows a major north -south ridgeline with
consideration for recorded subdivision boundaries and ownership. This boundary
is shared with the Bouquet.Canyon and Via Princessa Bridge and Major
Thoroughfare Districts. The oundary extends south from the National Forest
boundary, east of San Francisquito Canyon Road, along private property west of
Seco Canyon Road, and along the Metropolitan Water District fee parcel. The
boundary then runs along the northerly banks of the Santa Clara River to Bouquet
Canyon Road and San Fernando Road, south of Soledad Canyon Road.
•
Page 14
•
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
The south boundary line is shared with the Via Princessa Bridge and Major
Thoroughfare District. It extends easterly from 1-5, along McBean Parkway and
private property to San Fernando Road.
B. DEVELOPMENT ANALYSIS
The analysis in Attachment C shows that an additional 2,145 residential units and
308 acres of non-residential uses are expected to be built on land located within
the Area of Benefit'. The estimated number of residential units for remaining
vacant lands within the District is based on the land use categories designated in
the City of Santa Clarita General Plan and, the SCVAP. In cases of projects which
are currently filed (pending projects) within the City and County, the data shown
on the pending tentative map was assumed.
C. PROPOSED IMPROVEMENTS AND ESTIMATED COSTS
Improvements to be funded by the District are based on a determination of the
traffic needs of remaining development, and an analysis of the improvements
designated on the highway plans of the adopted City and County General Plans.
Improvements and associated costs have been estimated for purposes of
determining the value of the District. Actual scope of work and costs may change
as the improvements approach the final design stage. As improvement costs tend
to increase once additional information is known at the final design stage, this
District update has included a contingency in the cost of each of the remaining
improvements in order to prevent a future funding shortfall. The amount of the
contingency ranges based on the level of design information available for each
improvernent.
The proposed improvements are shown in Figure 2 and described in Section IIIB
above. Total costs for the improvements are estimated to be approximately $69.2
million. A summary of estimated costs is shown in Attachment B.
Of the non-residential acreage noted, approximately 217 -acres lies within a large Edison easement. As only
temporary uses will be allowed on this property, the FDUs derived from this -property have been assumed at 50% of
• the typical rate.
Page 15
•
El
U
Update to the Report on the Bridge and Major
ThorouKhfare Construction Fee District for Valencia
Proposed costs of District improvements include construction costs based on
"prevailing wage", cost of materials, design costs and permitting fees (considered
"soft costs", shown in Table 1 below), and administrative/management fee (5% of
the total of improvement cost plus soft cost).
TART F 1 • gnFT FnST PFRC'FNTACFS
D. IMPROVEMENT PHASING
Generally, the timing and phasing of construction of District improvements will be
determined by when and where development occurs, as well as how many units.
The amount of funds received may also determine the timing of improvernents.
E. TRAFFIC ANALYSIS
The existing highway system adequately handles the traffic generated by existing
development located within the Area of Benefit. Further, existing development
would not require the additional highway improvements if additional development
did not occur. However, District improvements are expected to improve
circulation on a Valley -wide basis.
Page 16
Intersection
Storm
Drain
Road
Bridge
State Hw s.
Road
interchanges
Engineering-
Design
9.5%
6%
4%
7%
8%
7%
Plan Check
3%
2.5%
2%
2%
3%
3%
En ineerin -Field
3%
1%
2%
2%
7%
3%
Survey
3%
3%
2%
2%
8%
2.5%
Soils
1%
1%
3%
2%
7%
1%
Geology
0%
0%
0.5%
0.5%
0.5%
0%
Bonds/Fees
1%
8%
8%
5.5%
10%
1%
Erosion Control
(SWPPP)
0.0%
0%
0.5%
0%
0.5%
0.5%
Army Corps/Fish
& Game -Env.
Inspections
0%
0%
0%
1 %
0%
0%
TOTAL:
20.5%
21.5%
22.0%
122.0%
44.0%
18%
D. IMPROVEMENT PHASING
Generally, the timing and phasing of construction of District improvements will be
determined by when and where development occurs, as well as how many units.
The amount of funds received may also determine the timing of improvernents.
E. TRAFFIC ANALYSIS
The existing highway system adequately handles the traffic generated by existing
development located within the Area of Benefit. Further, existing development
would not require the additional highway improvements if additional development
did not occur. However, District improvements are expected to improve
circulation on a Valley -wide basis.
Page 16
•
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
Based on remaining allowable plan densities, approved projects, and filed tentative
maps, it is estimated that 67% of the future residential development will be single-
family and 33% will be townhouse -type units. Non-residential uses are projected
as 25% commercial and 75% industrial. It is estimated that an additional 2,145
residential units and 308 acres of non-residential area will be developed over the
next ten years within the District, and that the current highway system cannot
handle the traffic generated from this additional development without the District
improvements.
F. THE CONSTRUCTION FEE
The proposed fee is proportionate to the degree with which future developments
benefit from the proposed improvernents. Therefore, the proportionate shares take
into account the impacts of peak -hour vehicle trips on the system as identified in
the City of Santa Clarita's and Los Angeles County's Circulation Plans. Factored
Development Units (FDUs) are assigned to each of five major land use categories.
All other land uses are assigned a multiplier based on the average impact for that
category relative to a single family residence. This factor is then multiplied by the
District's adopted construction fee resulting in a project's proportionate share of
fees.
• Single Family.......................................................1.0 FDU
• Condo/Townhome...............................................0.8 FDU
• Apartment............................................................0.7 FDU
• Commercial (per gross acre)................................5.0 FDUs
• Industrial (per gross acre)....:................................3.0 FDUs
The adoption of this type of funding district does not levy any fees against existing
development. Fees are collected at the tirne of recordation of a final map or just
prior to building permit issuance.
The construction fee is calculated by dividing the total cost of district
improvements, minus the fees already paid by recorded tracts, then divided by the
total number of FDUs. For a breakdown of the total number of FDUs in the
District, please see Attachment 1.
Page 17
Update to the Report on the Bridge and Major
Thorouizhfare Construction Fee District for Valencia
TABLE 1
FGG RATFc ArrnaniNr Tn I ANn l NF
Single Family -
1 unit
1.0 FDU
$19,650
Townhouse/Condo
1 unit
0.8 FDU
$15,720
Apartment
1 unit
0.7 FDU
$13,755
Commercial
1 Gross Acre
5.0 FDU
$98,250
Industrial
1 Gross Acre
3.0 FDU
$58,950
SPECIAL CASES
Governmental improvements, such as those for schools, police, fire protection, and
libraries, specifically needed to support benefited development, have been
excluded from the development analysis as these uses are assumed to be exempt
from B&T fee payment.
Lands with Physical Development Constraints
Lands with physical development constraints such as landslides, faults, or other
restricted us areas, were considered for future development according to their
County -assigned land use or City zoning designation. This determination was
made since, in many cases, these types of constraints can be mitigated.
Furthermore, these restricted use areas can often accommodate development
features such as parking lots and setbacks, and residential densities or non-
residential square footage can often be transferred from landslide areas to other
developable portions of a site. For this District's development analysis, lands with
physical development constraints were calculated at 50 percent of their County
land use or City, zoning designation potential due to the uncertainty of future
development in these areas.
The City and County codes regarding bridge and thoroughfare fee payment allow
for the collection of B&T fees at either the map recordation or building permit
phases of a project, as Outlined by the project's conditions_ of approval. It is the
County's policy to collect only at the map recordation phase unless no land
division is proposed. Fees for non-residential uses that are part of a land division
2 These fees aie based on the proposed late of $21,380 pei fdu which is subject to yearly escalation in accordance
with Section 1-1 of this report
Page 18
Update to the Report on the Bridge and Major
Thnroughfare Construction Fee District for Valencia
are easy to calculate as they are based on the gross acreage within the map's
boundaries. However, it is difficult to calculate the B&T fee obligation for a non-
residential project where there is no new lot created from which to derive a fee
based on gross acreage. Thus, at the discretion of the County or City, fees for such
non-residential projects are to be paid prior to the issuance of a building permit
based on one of the following calculations:
Retail Commercial
(Gross building square footage/] 6,335) * 5 * B&T Fee = Fee Obligation
A typical calculation of FDUs for retail commercial would assume gross project
acreage (all area within a map or lot's boundaries) times a factor of 5. However,
the above calculation can determine the non-residential B&T obligation by
calculating a building's square footage by an assumed Floor Area Ratio (FAR). For
example, using an FAR of 0.375:1 (as outlined in the City of Santa Clarita's Unified
Development Code for retail commercial uses), a retail commercial building on a
one -acre (43,560 square feet) parcel would yield a building square footage of
16,335 (43,560 * 0.375 = 16,335). Therefore, this equation allows for B&T fees to
• be calculated by taking the building's gross square footage and dividing it by
16,335, which has been demonstrated above as being equal to one gross acre of
retail commercial development.
U
Office Commercial/Business Park
(Gross building square footage/43,560) * 5 * B&T Fee = Fee Obligation
Using an FAR of 1.0:1, a office commercial or business park building on a one -acre
(43,560 square feet) parcel would yield a building square footage of 43,560
(43,560 * 1 = 43,560). This equation allows for B&T fees to be calculated by
taking the building's gross square footage and dividing it by 43,560, which has
been demonstrated above as being equal to one gross acre of office
commercial/business park development. Note: the City of Santa Clarita's Unified
Development Code (UDC) identified a 1:1 FAR for Business Park, a 1.25: FAR for
commercial office, and a 0.75:1 FAR for industrial commercial. Thus, for the
purposes of this analysis, a 1:1 FAR was used.
Industrial,
(Gross building square footage/29,403) * 3 * B&T Fee = Fee Obligation
Page 19
• Update to the Report on the Bridge and Major
Thorouzhfare Construction Fee District for Valencia
Using an FAR of 0.675:1, industrial buildings on a one -acre parcel would yield a
building square footage of 29,403 (43,560 * 0.675 = 29,403). This equation allows
for B&T fees to be calculated by taking the building's gross square footage and
dividing it by 29,403, which has been demonstrated above as being equal to one
gross acre of industrial development.
A B&T fee can only be charged for a non-subdivided/lease project if traffic from the
new construction was not considered when offsite improvement (B&T
improvements) were originally conditioned to the overall site. Additionally, B&T
fees for such projects are not required if fees were paid on the underlying land
based on gross acreage (through a previously map recordation), including the land
on which the building is to be sited.
Development of underutilized parcels, such as those that may accommodate a
future lease building, are difficult to anticipate in the District's development
analysis since the plans of private property owners are generally unknown until
requests are filed.
The City and/or County may develop and have on file a rate sheet for non -typical
land uses that do not fit the generally adopted fee rate categories. Special
calculations for non -typical land uses may also be considered at the discretion of
either the City or the County.
G. RIGHT-OF-WAYACQUISITION
If a condition of project approval requires that a landowner dedicate a portion of its
property as right of way for a State improvement, then the landowner will receive
credit at fair market value for the property dedicated. However, if right-of-way is
required to be dedicated for a City/County improvement, as a condition of project
approval, the landowner receives no District credit for the value of the dedicated
property. If any local improvement requires land acquisition frorn a third party, the
cost of property will be added to the estimated cost of the improvernent for District
credit.
H. PROVISIONS FOR UPDATING COSTS AND UNIT INFORMATION
Projections for development of the land and the cost of the improvements located
within the area of benefit may change over time. Project scope may change due to
Page 20
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
refinement and the need to comply with requirements imposed by other agencies.
Therefore, in order to equitably assess future development as well as collect
sufficient funds to complete the improvements, it is necessary to periodically re-
evaluate the cost of the improvements and the type of development being
constructed within the Area of Benefit and adjust the fee accordingly.
Beginning July 1, 2007, and thereafter each succeeding July I", the amount the
District fees shall be adjusted as follows: calculate the percentage movement for
the previous year in the Los Angeles Regional Construction Cost Index (CCI) based
on Engineering News Record data for that period; if the percentage increase equals
or exceeds five percent, then adjust the fee per factored development unit by five
percent and round up to the nearest $10, if the increase is less than five percent,
adjust the fee by said percentage and round up to the nearest $10. In the even that
there is a negative adjustment in the CCI, then the fee shall be adjusted downward
by up to five percent. A separate biennial review to reassess development trends,
construction costs and refinement of project scope should also be conducted.
1. PROPOSAL FOR DISTRICT CLOSURE
• In the event that District fees collected from developers exceed the cost of
improvements, the surplus funds, less administrative costs, will be refunded at
District closure by the City and/or County to current owners in proportion to
District fees paid.
J. CONSTRUCTION IN LIEU OF PAYING FEES
Should District -identified improvements be constructed by a developer, that
'developer becomes eligible for District credit in lieu of future fee payments. If the
cost of the completed and accepted improvements, along with the 5%
administrative/managernent fee, exceeds the required fees, the developer would be
given a credit which can be used to offset future bridge and thoroughfare fees of
future subdivisions within the District, or if adequate funds are available, the
developer may receive a cash reimbursement.
Therefore, the following options exist with regard to reimbursements for completed
improvements:
• Construct District- identified irnprovements for District credit
• Construct District- identified improvements and receive cash reimbursement
from the District. Implementation of "prevailing wage" labor is required for
Page 21
Update to the Report on the Bridge and Major
Thoroujzhfare Construction Fee District for Valencia
the construction of District improvements in order for a developer to receive
cash reimbursement from the District'.
K. CREDIT AWARD AND CASH REIMBURSEMENT
Credit is awarded upon review and approval of the costs to implement a District
project based on supporting documentation submitted by the developer. Generally
credit is awarded after project completion and acceptance. However, the City or
County may issue credits at an earlier stage (nearly complete) if the cost
documentation is acceptable.
The City and County, in their respective discretion, may elect to provide cash
reimbursement for district credits. The determination of whether or not to provide
cash reimbursement for district credits will generally be made in accordance with
the following guidelines:
1. The City or County may determine to make loans to a particular District
from non -District sources (e.g., City or County General Fund) or from other
. Districts. If a loan has been made to a particular District, no reimbursement
of district credits will be made from that District until the loan(s) have been
repaid by that District.
2. The City or County may determine to set aside previously collected funds or
earmark funds to be collected for the construction of a particular B&T
project or projects within a District. District funds that have been set aside
or earmarked for a particular B&T project will be excluded from
consideration as a source of funds for reimbursement of district credits.
3. In general, credits will be reimbursed according to the chronological order
in which credits were granted, i.e., older outstanding credits will generally
be reimbursed prior to credits that were granted more recently.
4. The City or County may elect to reimburse a block of credit holders at the
same time. In this case, all outstanding credit holders with the same or
earlier credit dates will be reimbursed an equal amount.
5. Where a particular District has previously loaned funds to another District,
the City or County will generally attempt to make all funds repaid to the
3 Prevailing wage is defined as the commonly accepted rate paid to workers practicing in the same or similar locality
undei the same or similar circumstances
Page 22
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
lending District available for credit reimbursernent in accordance with Item
Nos. 1, 2, 3 and 4, above.
6. Nothing in 1 to 5 above should be interpreted as requiring the City or
County to provide reirnbursement at any given time.. The City or County
may elect to continue to accumulate funds in order to fund planned
projects.
L. DISTRICT FUNDS
The City and County will each maintain a separate District fund. Funds may be
transferred from one fund to the other for District purposes. Loans between B&T
Districts are allowed provided that the loans are properly recorded by no less than
a resolution approved by the City Council or Board of Supervisors. The City or
County shall make all funds or credits available to the District, as necessary, for the
purpose of reimbursing or providing credit to developers/landowners, as outlined in
this report, once the improvements are completed, accepted, and the proper
documentation filed with the reimbursement request.
To receive credit for constructed and approved improvements, the proper
documentation must be submitted to the County and/or City. No documentation
for "soft costs" is necessary as they are already accounted for in District fees'.
Improvements will be accepted for maintenance by either the City or the County
upon completion and field acceptance. After field acceptance of constructed
improvement(s), credit withdrawal of District funds is authorized. Along with the
"Request for Credit for Completed Improvements form, copies of contracts, change
orders, and purchase orders which detail construction costs will be provided to the
County and/or City. Upon submittal of a request for the withdrawal of credits due,
review and determination by the County and/or City will be completed within 30
days.
M. THE ENVIRONMENTAL ANALYSIS
The City of Santa Clarita has determined that this District update does not constitute
a "Project" as defined by CEQA Section 15378(4) and, therefore, is exempt from
CEQA. The County of Los Angeles finds the proposed update is statutorily exempt
under Public Resources Code Section 21080 138(d).
4 Soft costs consist of fees for necessary permitting fees and improvement design costs.
Page 23
• Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
ATTACHMENT A - LEGAL DESCRIPTION
LEGAL DESCRIPTION
THE AREA OF BENEFIT KNOWN AS THE
"VALENCIA BRIDGE AND MAJOR THOROUGHFARE CONSTRUCTION FEE DISTRICT"
THAT PORTION OF THE UNINCORPORATED TERRITORY OF THE COUNTY OF LOS ANGELES,
STATE OF CALIFORNIA, WITHIN THE FOLLOWING DESCRIBED BOUNDARIES;
BEGINNING AT THE MOST NORTHWESTERLY CORNER OF SECTION 26 , TOWNSHIP 5NORTH,
RANGE 16 WEST, S.B M., SAID NORTHWESTERLY CORNER BEING AN ANGLE POINT IN THE
BOUNDARY OF BOUQUET CANYON BRIDGE AND MAJOR THOROUGHFARE DISTRICT, AS SAME
EXISTED ON JULY 11, 1991 , THENCE SOUTHERLY ALONG SAID BOUNDARY AND FOLLOWING THE
SAME IN ALL ITS VARIOUS COURSES AND CURVES TO THE SOUTHERLY BOUNDARY OF SAID
BOUQUET CANYON BRIDGE AND MAJOR THOROUGHFARE DISTRICT; THENCE EASTERLY ALONG
LAST SAID SOUTHERLY BOUNDARY TO ITS INTERSECTION WITH THE WESTERLY BOUNDARY OF
THE VIA PRINCESSA BRIDGE AND MAJOR THOROUGHFARE DISTRICT; THENCE SOUTHERLY
ALONG LAST SAID WESTERLY BOUNDARY TO ITS INTERSECTION WITH THE CENTERLINE OF
VALENCIA BOULEVARD, AS SAID CENTER LINE IS SHOWN ON COUNTY SURVEYOR'S MAP NO. B-
2912 ON FILE IN THE OFFICE OF THE DIRECTOR OF THE DEPARTMENT OF PUBLIC WORKS OF
THE COUNTY OF LOS ANGELES; THENCE SOUTHERLY ALONG SAID WESTERLY BOUNDARY AND
• THE WESTERLY LINE OF BOUQUET CANYON ROAD AS SAME EXISTED ON FEBRUARY 2, 1990
THROUGH ITS VARIOUS COURSES AND DISTANCES TO ITS INTERSECTION WITH THE
SOUTHWESTERLY LINE OF MAGIC MOUNTAIN PARKWAY (HIGHWAY 126) OF VARYING WIDTH, AS
SAME EXISTED FEBRUARY 2, 1990 AND THE WESTERLY LINE OF SAN FERNANDO ROAD
(HIGHWAY 126), 90 FEET WIDE AS SAME EXISTED ON FEBRUARY 2,1990; THENCE WESTERLY AT
RIGHT ANGLES TO SAID WESTERLY LINE OF SAN FERNANDO ROAD TO THE WESTERLY RIGHT
OF WAY LINE OF THE SANTA CLARA RIVER; THENCE SOUTHERLY ALONG LAST SAID WESTERLY
RIGHT OF WAY LINE TO THE NORTHERLY BOUNDARY OF TRACT NO 36723 FILED IN BOOK 966,
PAGES 77 TO 85 OF MAPS RECORDS OF SAID COUNTY; THENCE WESTERLY ALONG LAST SAID
NORTHERLY BOUNDARY AND THE NORTHERLY BOUNDARY OF TRACT 36724 FILED IN BOOK 966
PAGES 86 TO 90 OF SAID MAPS, TO THE EASTERLY LINE OF CORINA DRIVE, 56 FEET WIDE AS
SAME EXISTED ON FEBRUARY 2,1990; THENCE WESTERLY IN A DIRECT LINE TO THE EASTERLY
TERMINUS OF THE CENTERLINE OF ARROYO PARK DRIVE, 84 FEET WIDE AS SAME EXISTED ON
FEBRUARY 2,1990; THENCE WESTERLY ALONG LAST SAID CENTERLINE TO THE WESTERLY LINE
OF MCBEAN PARKWAY, 100 FEET WIDE AS SAME EXISTED ON FEBRUARY 2, 1990; THENCE
SOUTHERLY AND WESTERLY ALONG THE WESTERLY AND NORTHERLY LINE THEREOF THOUGH
ITS VARIOUS COURSES AND DISTANCES TO THE CENTERLINE OF HIGHWAY 5 (GOLDEN STATE
FREEWAY) AS SAME EXISTED ON FEBRUARY 2, 1990; THENCE NORTHERLY ALONG LAST SAID
CENTERLINE ALSO BEING THE WESTERLY BOUNDARY OF THE CITY OF SANTA CLARITA
THROUGH ITS VARIOUS COURSES AND DISTANCES TO THE INTERSECTIONS OF THE
CENTERLINE OF THE GOLDEN STATE FREEWAY AND THAT CERTAIN COURSE HAVING A
BEARING AND LENGTH OF SOUTH 85°33'30" EAST 36 20 FEET IN THE NORTHERLY BOUNDARY OF
PARCEL 8 AS SHOWN ON MAP FILED IN BOOK 27, PAGES 27 THROUGH 31 OF RECORD OF
SURVEYS, IN THE OFFICE OF THE RECORDER OF THE COUNTY OF LOS ANGELES, THENCE
EASTERLY ALONG SAID NORTHERLY BOUNDARY TO THE EASTERLY TERMINUS OF THAT
COURSE HAVING A BEARING AND LENGTH OF NORTH 75°i9'40" EAST 1484.21 FEET IN SAID
NORTHERLY BOUNDARY, THENCE EASTERLY IN A DIRECT TO THE MOST WESTERLLY CORNER
OF PARCEL 2 AS SHOWN ON SAID MAP; THENCE EASTERLY, SOUTHEASTERLY AND EASTERLY
• , ALONG THE NORTHERLY BOUNDARY OF LAST SAID PARS;EL TO THE EASTERLY TERMINUS OF
THAT COURSE HAVING A BEARING AND LENGTH OF NORTH 86°32'05" EAST 812 31 FEET, LAST
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
SAID EASTERLY TERMINUS ALSO BEING THE NORTHERLY TERMINUS OF THAT CERTAIN COURSE
HAVING A BEARING AND LENGTH OF SOUTH 00°26'40" WEST 186.13 FEET IN THE EASTERLY
BOUNDARY OF THAT CERTAIN PARCEL OF LAND DESCRIBED AS PARCEL 1 IN DEED TO
SOUTHERN CALIFORNIA GAS COMPANY RECORDED SEPTEMBER 30, 1975 AS INSTRUMENT NO 1
IN BOOK D6814, PAGE 161 OF OFFICIAL RECORDS, IN THE OFFICE OF SAID RECORDER; THENCE
NORTHERLY ALONG THE EASTERLY BOUNDARY OF THAT CERTAIN PARCEL OF LAND OF THE
COUNTY OF LOS ANGELES DESCRIBED IN DOCUMENT RECORDED IN BOOK 16806, PAGE 1 OF
OFFICIAL RECORDS OF SAID COUNTY AND KNOWN AS THE COUNTY OF LOS ANGELES WAYSIDE
HONOR RANCHO, SAID PARCEL BEING MORE PARTICULARLY SHOWN ON COUNTY SURVEYOR'S
MAP B-1638 ON FILE IN SAID OFFICE THE DIRECTOR OF PUBLIC WORKS TO THE NORTHERLY
BOUNDARY LINE OF THE RANCHO SAN FRANCISCO AS SHOWN ON MAP RECORDED IN BOOK 1,
PAGES 521 AND 522, OF PATENTS, IN THE OFFICE OF THE RECORDER OF SAID COUNTY;
THENCE NORTHWESTERLY ALONG SAID LAST MENTIONED NORTHERLY BOUNDARY LINE TO
THE WEST LINE OF LOT 4 OF FRACTIONAL SECTION 32, SAID TOWNSHIP AND RANGE, THENCE
NORTHERLY ALONG SAID WEST LINE TO THE EAST -WEST QUARTER SECTION LINE OF SAID
FRACTIONAL SECTION 32; THENCE NORTHERLY ALONG THE WEST LINE OF THE SOUTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SAID FRACTIONAL SECTION 32 TO THE SOUTH LINE
OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID FRACTIONAL SECTION 32, THENCE
WESTERLY ALONG SAID LAST MENTIONED SOUTH LINE TO THE NORTH -SOUTH QUARTER
SECTION LINE OF SAID FRACTIONAL SECTION 32; THENCE NORHTERLY ALONG SAID NORTH -
SOUTH QUARTER SECTION LINE TO THE NORTH LINE OF SAID FRACTIONAL SECTION 32;
THENCE EASTERLY ALONG SAID LAST MENTIONED NORTH LINE TO THE NORTHEAST CORNER
OF SAID FRACTIONAL SECTION 32; THENCE NORTHERLY ALONG THE EAST LINE OF SECTION 29
TO THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER
OF SECTION 28, SAID TOWNSHIP AND RANGE, THENCE EASTERLY ALONG THE SOUTH LINE OF
THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 28 TO THE
SOUTHEAST CORNER OF THE LAST MENTIONED NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER, THENCE NORTHERLY ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 28 TO THE EAST -WEST QUARTER SECTION LINE OF
SAID SECTION 28; THENCE EASTERLY ALONG THE LAST MENTIONED EAST -WEST QUARTER
SECTION LINE TO THE SOUTHEAST CORNER OF THE EAST HALF OF THE NORTHEAST QUARTER
OF SAID SECTION 28; THENCE NORTHERLY ALONG THE EAST LINE OF THE EAST HALF OF THE
NORTHEAST QUARTER OF SAID SECTION 28 TO THE SOUTH LINE OF SECTION 21, SAID
TOWNSHIP AND RANGE; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID SECTION 21 TO
THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 21; THENCE
NORTHERLY ALONG THE NORTH -SOUTH QUARTER SECTION LINE OF SAID SECTION 21 TO THE
NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID
SECTION 21, THENCE WESTERLY ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF
THE SOUTHWEST QUARTER OF SAID SECTION 21 TO THE EAST LINE OF THE WEST HALF OF THE
SOUTHWEST QUARTER OF SAID SECTION 21, THENCE NORTHERLY ALONG THE EAST LINE OF
THE WEST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 21 TO THE EAST -WEST
QUARTER SECTION LINE OF SAID SECTION 21; THENCE EASTERLY ALONG THE EAST -WEST
QUARTER SECTION LINE OF SAID LAST MENTIONED SECTION TO THE EAST LINE OF SAID LAST
MENTIONED SECTION, THENCE EASTERLY ALONG THE EAST -WEST QUARTER SECTION LINE OF
SECTION 22, SAID TOWNSHIP AND RANGE TO THE EAST LINE OF SAID LAST MENTIONED
SECTION; THENCE SOUTHERLY ALONG LAST SAID EASTERLY LINE TO THE POINT OF
BEGINNING
U
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
ATTACHMENT B - COST ESTIMATE FOR DISTRICT IMPROVEMENTS
LINKS
LINK #
IMPROVEMENT DESCRIPTION
PROJECT COST
39
McBean: Valencia to Magic Mountain Pkwy
$15,408
40
McBean- Magic Mountain to Santa Clara River (8 lanes)
$114,329
41
McBean: Avenue Scott to Newhall Ranch Road (81anes)
$80,703
42
McBean: Newhall Ranch to Decoro (Improvement complete —
$383,019
(complete)
credit has not yet been issued)
43/43A
McBean: Decoro to Copper Hill (6 lanes) Improvement
$181,806
(complete)
complete — credit has not yet been issued
44
McBean: Copper Hill to 1500' north (4 lanes)
$1,235,549
45
McBean Parkway Bridge widening over Santa Clara River
$4,850,026
(Estimated 1 million outside funding)
50
Newhall Ranch Road, 1-5 to Vanderbilt Way - Link complete
$1,891,874
(complete)
Any further improvement to be completed with Cross Valley
Connector Actual cost for complete improvements shown
here.
51, 51A &
Newhall Ranch Road- Rye Canyon Business Park Frontage
$1,600,000
Portion
(Improvement complete — credit has not yet been issued)
51B
(complete)
52
Newhall Ranch Road: Copper Hill to Dickason (4 to 8 lanes)
$144,799
53
Newhall Ranch Road: Dickason to McBean (6 to 8 lanes)
$1,122,713
53A
Newhall Ranch Road Bridge over San Francisquito Creek
$7,771,687
(6 to 8 lanes) Phase II
54
Newhall Ranch Road- McBean to Grandview —Phase II (6 to 8
$314,497
lanes)
54A
Newhall Ranch Road: Grandview to E'ly District Boundary (6
$156,579
to 8 lanes)
54B
Newhall Ranch Road: E'ly District Boundary to Hillsborough —
$53,531
Phase II (6 to 8 lanes)
•
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
LINKS
LINK #
IMPROVEMENT DESCRIPTION
PROJECT COST
63
Rye Canyon Road 1-5 to Avenue Stanford
$1,459,089
64
Copper Hill: Ave Scott to Newhall Ranch Rd. (Improvement
$19,164
(complete)
complete — credit has not yet been issued)
65
Copper Hill: Newhall Ranch Rd. to Decoro (6 lanes)
$126,243
(complete)
Improvement complete -credit has not yet been issued
66
Copper Hill: Decoro to W'ly bndy. of Tesoro
$4,408,177
(2 to 6 lanes)
67
Copper Hill: McBean to Fly District bdry (6 lanes)
$280,039
67A
Copper Hill: Ely District bdry. to Seco Canyon Road
$1,368,198
(4 to 6 lanes)
70
Copper Hill to Dickason -10' sidewalk along frontage of Tr.
$26,020
(complete)
52667 (Improvement complete — credit has not yet been
issued)
89
Magic Mountain: Tourney Rd. to McBean —construct 8 lanes
$4,407,391
from Edison R/W to 1-5 (50% funding match)
89A
Magic Mountain: McBean to Valencia — Phase I & II
$1,758,039
125
San Francisquito Canyon Road — Misc Improvements for
$960,750
Limited Secondary highway - Allowance
97
Valencia BI: 1-5 to McBean shift median to north & restripe
$3,106,623
8the lane)
128
Newhall Ranch Road: Hillsborough to Bouquet Creek
$207,434
Phase II (6 to 8 lanes)
194
Copper Hill Ely bdry Tesoro to McBean (from 4 to 6 lanes
$718,016
with median retrofit)
Update to the Report on the Bridge and Major
is Thoroughfare Construction Fee District for Valencia
C]
0
LINKS
LINK #
IMPROVEMENT DESCRIPTION
PROJECT COST
194A
Copper Hill Road Bridge over San Francisquito Creek Phase II
(4 to 6 lane deck)
$1,669,727
Subtotal: $40,431,430
INTERSECTIONS
INTER. #
IMPROVEMENT DESCRIPTION
PROJECT COST
33
Magic Mountain and Tourney
$58,676
39
Copper Hill and Decoro
$39,855
43
McBean and Copper Hill
$1,029,546
416
(complete)
McBean and Decoro — (75%of improvement costs as outlined
by the initial district cost estimate have been reimbursed.
Remaining credit has not yet issued).
$514,000
45
Newhall Ranch Road and Dickason
$332,128
47
Newhall Ranch Road and Bouquet
$629,263
55
Valencia and Bouquet
$1,576,572
56
McBean and Magic Mountain
$854,005
57
Valencia and Magic Mountain
$2,272,377
59
Valencia and McBean
$291,008
85
Rye Canyon Road and Avenue Stanford
$375,071
104
Copper Hill and Camino del Arte
$407,853
105
Copper Hill and West Creek Dr./West Hills Dr.
$328,143
106
Copper Hill and West Hills Drive
$328,143
108
(complete)
Decoro and Sunny Creek — (75% of improvement costs as
outlined by the initial district cost estimate have been
reimbursed Remaining credit has not yet issued).
$53,996
•
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Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
INTERSECTIONS
INTER. #
IMPROVEMENT DESCRIPTION
PROJECT COST
115
McBean and Skycrest
$341,428
116
McBean and Summerhill
$341,428
119
McBean at Creekside Drive
$112,924
226
San Francisquito Canyon and future Tesoro entrance
$264,374
227
McBean Parkway and Orchard Village Road — intersection
improvement
$2,205,000
231
Magic Mountain and Citrus
$112,924
232
(complete)
McBean Parkway and Grovehouse — (improvement complete.
Credit has not yet been issued)
$259,376
233
Newhall Ranch Road at Home Depot Driveway
$79,711
234
Rye Canyon Road and The Old Road
$199,274
Subtotal: $13,007,075
INTERCHANGES
INTER-
IMPROVEMENT DESCRIPTION
PROJECT COST
CHANGE
7
SR 126/1-5 — Improvement complete — (remaining
$993,271
(complete)
reimbursable costs).
None
McBean/1-5 — add 2nd southbound left turn lane
$89,641
8
Magic Mountain/1-5 — Phase II improvements
$11,024,200
11
Valencia / I-5 — (Improvement complete — remaining
$3,654,800
(complete)
reimbursable costs)
Subtotal: $15,761,912
Total of ;411 Improvements: $69,200,418
0
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' Update to the Report on the Bridge and Major
Thoroughfare Co 2mcro Fee DiaWCtfor Valencia
ATTACHMENT C — DEVELOPMENT ANALYSIS
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Update to the Report on the Bridge and Major
Thoroughfare Construction Fee Distnct for Valencia
ATTACHMENT D - COUNTY AND CITY CODES PERTAINING TO B&T
DISTRICTS
TITLE 58 Chapter 21.23 & 32.32.200
21.32.200 MAJOR THOROUGHFARE AND BRIDGE FEES
A. A subdivider, as a condition of approval of final map for property within an area of benefit, or
a building permit applicant, as condition of issuance of a building permit for property within
an area of benefit, shall pay a fee as hereinafter established to defray the cost of
constructing brides over waterways, railways, freeways and canyons, and/or constructing
major thoroughfares.
B. Definitions.
1. Area of benefit means a specified area wherein it has been determined that the real property
located therein will benefit from the construction of a bridge and/or major thoroughfare.
2. Bridge facility means any crossing for a highway or local road, involving a railway, freeway,
steam or canyon, which is required by the General Plan in order to accommodate new urban
development within the area of benefit.
0 3. Construction means and includes preliminary studies, design, acquisition of right-of-way,
administration of construction contracts, and actual construction.
4. Major thoroughfare means those roads designated in the transportation element of the
General Plan, the primary purpose of which is to carry through traffic and provide a network
connecting to the state highway system.
5. The singular number includes the plural, and the plural the singular.
C. The provisions herein for payment of a fee shall apply only if the bridge and/or major
thoroughfare has been included in an element of the General Plan adopted by the Board of
Supervisors at least 30 days prior to the filing of a map or application for a building permit on
land located within the boundaries of the area of benefit.
D. Payment of fees shall not be required unless any major thoroughfare are in addition to, or a
widening or reconstruction of, any existing major thoroughfares serving the area at the time
of the adoption of the boundaries of the area of benefit.
E. Payment of Fess shall not be required unless any planned bridge facility is a new bridge
serving the area or an addition to an existing bridge facility serving the area at the time of
the adoption of the boundaries of the area of benefit.
F.
1 Action to establish an area of benefit may be initiated by the Board of Supervisors upon its
own motion or upon the recommendation of the Road Commissioner
•
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee Distnct for Valencia
2. The board of Supervisors will set a public hearing for each proposed area of benefit. Notice
of the time and place of said hearing, including preliminary information related to the
boundaries of the area of benefit, estimated costs and the method of fee apportionment
shall be given pursuant to Section 65905 of the Government Code.
G
1. At the public hearing, the Board of Supervisors will consider the testimony, written protests
and other evidence. At the conclusion of the public hearing, the Board of Supervisors may,
unless a majority written protest is filed and not withdrawn, determine to establish an area of
benefit, If established, the Board of Supervisors shall adopted a resolution describing the
boundaries of the area of benefit, setting forth the cost, whether actual or estimated, and the
method of fee apportionment. A certified copy of such resolution shall be recorded with
County Recorder.
2. Such apportioned fees shall be applicable to all property within the area of benefit, and shall
be payable as a condition of approval of a final map or as a condition of issuing a building
permit for such property or portions thereof. Where the area of benefit includes lands not
subject to the payment of fees pursuant to this section, the Board of Supervisors shall make
provisions for payment of the share of improvement cost apportioned to such lands from
other sources.
3. Written protest will be receive by the Clerk of The Board of Supervisors at any time prior to
the close of the public hearing. If written protest are filed by the owners of more than one-
half of the area of the property to be benefited by the improvement, and sufficient protest are
not withdrawn so as to reduce the area represented by the protests to less than one-half of
the are to be benefited, then the proposed proceedings shall be abandoned and the Board
of Supervisors shall not, for one year from the filing of said written protests, commence or
carry on any proceedings for the same improvement under the provisions of this section.
Any protest may be withdrawn by the owner making the same, in writing, at any time prior to
the close of the public hearing.
4. If any majority protest is directed against only apportion of the improvement, then all further
proceedings under the provisions of this section to construct that portion of the improvement
so protested against shall be barred for a period of one year, but the Board of Supervisors
shall not be barred from commencing new proceedings not including any part of the
improvement so protested against. • Such proceedings shall be commenced by a new notice
and public hearing as set forth in Subsection F above.
5 Noting in this section shall prohibit the Board of Supervisors, within such one-year period,
from commencing and carrying on new proceedings for the construction of an improvement
or portion of the improvement so protested against if it finds, by the affirmative vote of four-
fifths of its members. That the owners of more than one-half of the area of the property to be
benefited are in favor of going forward with such improvement or portion thereof.
0
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee Distnct for Valencia
H. Fees paid pursuant to this section shall be deposited in a planned bridge facility and/or
major thoroughfare fund. A fund shall be established for each planned bridge facility project
and/or each planned major thoroughfare project. If the benefit area is one in which more
than one bridge and/or major thoroughfare is required to be constructed, a separate fund
may be established covering all of the bridge projects and/or major thoroughfares in the
benefit area. Moneys in such fund shall be expended solely for the construction or
reimbursement for construction of the improvement serving the area to be benefited and
from which the fees comprising the fund were collected, or the reimburse the County for the
costs of constructing the improvement.
The Board of Supervisors may approve the acceptance of consideration in lieu of the
payment of fees established herein.
J. The Board of Supervisors may approve the advancement of money from the General Fund
or Road Fund to pay the costs of constructing the improvements covered herein and may
reimburse the General Fund or Road Fund for such advances from planned bridge facility
and/or major thoroughfare funds established pursuant to this section.
K. If a subdivider, as a condition of approval of a subdivision, is required or desires to construct
a bridge and/or major thoroughfare, the Board of Supervisors may enter into a
reimbursement agreement with the subdivider. Such agreement may provide for payments
to the subdivider fro the bridge facility and/or major thoroughfare fund covering that specific
project to reimburse the subdivider for costs not allocated to the subdivider's property in the
resolution establishing the area of benefit. If the bridge and/or major thoroughfare fund
covers more than one project, reimbursements shall be made on a pro -rata basis, reflecting
the actual or estimated costs of the projects covered by the fund. (Ord. 82-0240 Sec. 1,
1982; Ord. 82-0050 Sec. 1, 1982)
22.48.235 MAJOR BRIDGE AND THOROUGHFARE FEES. Except as otherwise provided in
Section 22.48.280, a building or structure shall not be used on any lot or parcel of land, any
portion of which is located within a Bridge or Major Thoroughfare District established pursuant to
Section 21.32.200, unless the required district fee has been paid as a condition of issuing a
building permit. (Ord. 85-0168, Sec. 33)
22.48.280 EXEMPTIONS - EXISTING BUILDINGS AND STRUCTURES. This Part 4 does not
apply to the use, alteration or enlargement of an existing building or structure or the erection of
one or more buildings or structures accessory thereto, or both, on the same lot or parcel of land,
if the total value of such alteration, enlargement, or construction does not exceed one-half of the
current market value of all existing buildings or structures on such lot or parcel of land.
(Ord. 1494 Ch, 4 Art. 4 & 497. 1927.)
June 1987
LJ
Update to the Report on the Bridge and Major
• Thoroughfare Construction Fee District for Valencia
CITY CODE
16.21.190 MAJOR THOROUGHFARE AND BRIDGE FEES
A. A subdivider, as a condition of approval of a final map for property within an area of benefit,
or a building permit applicant, as a condition of issuance of a building permit of property
within an area of benefit, shall pay a fee hereinafter established to defray the costs of
construction bridges over waterways, railways, freeways, and canyons, and/or constructing
major thoroughfares.
B. The provisions herein for payment of a fee shall apply only if the bridge and/or major
thoroughfare has been included in an element of the General Plan adopted by the City
Council at least 30 days prior to filing of a map or application for a building permit on land
located within the boundaries of the area of benefit.
C. Payment of fees shall not be required unless any major thoroughfares are in addition to or a
widening or reconstruction of any existing major thoroughfares serving the area at the time
of the adoption of the boundaries of the area of benefit.
• D. Payment of fees shall not be required unless any planned bridge facility is a new bridge
serving the area of an addition to tan existing bridge facility serving the area at the time of
adoption of the boundaries of the area of benefit.
E.
1. Action to establish an area of benefit may be initiated'by the City Council upon its own
motion or upon the recommendation of the City Engineer.
2. The City Council will set a public hearing for each proposed area of benefited. Notice of the
time and place of said hearing, including preliminary information related to the boundaries of
the area of benefit, estimated costs and the method of fee apportionment shall be given
pursuant to Section 65905 of the Government Code.
F.
At the public hearing, the City Council will consider the testimony, written protest and other
evidence. At the conclusion of public hearing, the City Council may, unless a majority
written protest is filed and not withdrawn, determine to establish an area of benefit. If
established, The City Council shall adopt a resolution describing the boundaries of the area
of benefit, setting forth the cost, whether actual or estimated, and the method of fee
apportionment. A certified copy of such resolution shall be recorder with the County
Recorder.
2. Such apportioned fees shall be applicable to all property within the area of benefit, and shall
be payable as a condition of approval of a final map or a condition of issuing a building
permit for such property or portions thereof. Where the area of benefit includes lands not
subject to the payment of fees pursuant to this section, the City Council shall make provision
for payment of the share of improvement cost apportioned to such lands from other sources.
Update to the Report on the Bridge and Major
• Thoroughfare Construction Fee Distnct for Valencia
3. Written protests will be receive by the Clerk of the City Council at any time prior to the close
of the public hearing. If written protests are filed by the owners of more than one-half of the
area of the property to be benefited by the improvement, and sufficient protests are not
withdrawn so as to reduce the area represented by the protests to less than one-half of the
are to be benefited, then the proposed proceedings shall be abandoned and the City
Council shall not, for one year from the filing of said written protests, commence or carry on
any proceedings for the same improvement under the provisions of this section Any protest
may be withdrawn by the owner making the same, in writing, at any time prior to the close of
the public hearing.
4. If any majority protest is directed against only apportion of the improvement, then all further
proceedings under the provisions of this section to construct that portion of the improvement
so protested against shall be barred for a period of one year, but the City Council of
Supervisors shall not be barred from commencing new proceedings not including any part of
the improvement so protested against. Such proceedings shall be commenced by a new
notice and public hearing as set forth in Subsection F above.
5. Noting in this section shall prohibit the City Council, within such ' one-year period, from
commencing and carrying on new proceedings for the construction of an improvement or
portion of the improvement so protested against if it finds, by the affirmative vote of four-
fifths of its members. That the owners of more than one-half of the area of the property to be
benefited are in favor of going forward with such improvement or portion thereof.
G. Fees paid pursuant to this section shall be deposited in a planned bridge facility and/or
major thoroughfare fund. A fund shall be established for each planned bridge facility project
and/or each planned major thoroughfare project. If the benefit area is one in which more
than one bridge and/or major thoroughfare is required to be constructed, a separate fund
may be established covering all of the bridge projects and/or major thoroughfares in the
benefit area. Moneys in such fund shall be expended solely for the construction or
reimbursement for construction of the improvement serving the area to be benefited and
from which the fees comprising the fund were collected, or the reimburse the City for the
costs of constructing the improvement.
H. The City Council may approve the acceptance of consideration in lieu of the payment of fees
established herein.
The City Council may approve the advancement of money from the General Fund or Road
Fund to pay the costs of constructing the improvements covered herein and may reimburse
the General Fund or Road Fund for such advances from planned bridge facility and/or major
thoroughfare funds established pursuant to this section.
0
•
•
Update to the Report on the Bridge and Major
Thoroughfare Construction Fee District for Valencia
If a subdivider, as a condition of approval of a subdivision, is required or desires to construct
a bridge and/or mayor thoroughfare, the City Council may enter into a reimbursement
agreement with the subdivider. Such agreement may provide for payments to the
subdivider fro the bridge facility and/or major thoroughfare fund covering that specific project
to reimburse the subdivider for costs not allocated to the subdivider's property in the
resolution establishing the area of benefit. If the bridge and/or major thoroughfare fund
covers more than one project, reimbursements shall be made on a pro -rata basis, reflecting
the actual or estimated costs of the projects covered by the fund.
SUBDIVISON CODE
City of Santa Clarita, California 11/24/92
Update to the Report on the Bridge and Major
• Thoroughfare Construction Fee District for Valencia
ATTACHMENT E - B & T CASH/CREDIT REQUST FORM
r�
to
BRIDGE & MAJOR THOROUGHFARE DISTRICT
CASH/CREDIT REQUEST FORM
District Percentages,
Valencia
%
Amount.
$
❑ Cash
❑
Credit
Bouquet Canyon
%
Amount:
$
❑ Cash
❑
Credit
Route 126 (Eastside)
%
Amount
$
Cash
Credit
Castaic
%
Amount.
$
Cash
Credit
Via Pnncessa
%
Amount.
$
Cash
❑
Credit
Lyons Avenue/McBean Parkway
%
Amount:
$
Cash
Credit
Area Identification:
Lmk#(s)
Project Description:
Intersection #(s)
Interchange #(s)
ATTACHMENTS Yes No of
Applicable
Signature Page
Applicable District Formation Documents
Applicable District Values
Project Acceptance Letter
75% Refund Calculations
Site Location Ma
Contract & Change Orders
Purchasing Authorizations
Credit Summary
Expense Recap
Cancelled Checks 8 Supporting Documentation
Additional Documentation
Plans
Completed by Date.
Name Title - Company
Submitted to Date,
Name Title - County/City
Assigned to Date.
Name Title
Approved by Date
Name Title
Sent to Fiscal by Date
Name Title
0 3/1 812 00 8
Credit -Cash