HomeMy WebLinkAbout2009-06-09 - AGENDA REPORTS - ANNUAL LEVY ASMT OSPD (2)Ai: t
Agenda Item: �
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARING City Manager Approval:
Item to be presented by: Darren Hernandez
DATE: June 9, 2009
SUBJECT: ANNUAL LEVY OF ASSESSMENTS FOR OPEN SPACE
PRESERVATION DISTRICT
DEPARTMENT: Administrative Services
.--
RECOMMENDED ACTION
City Council conduct a public hearing, and adopt a resolution approving the Engineer's Report
for the FY 2009-2010 annual levy of assessments for the continuation of maintenance for the
Open Space Preservation District.
BACKGROUND
As a routine procedure, staff presents for Council's consideration the Final Engineer's Report for
the Open Space Preservation District and requests approval to direct Harris and Associates
(contract assessment engineers) to provide the Los Angeles County Assessor data necessary for
the assessments to appear on the FY 2009-2010 Property Tax Rolls. The reports and prescribed
actions are pursuant to the Landscaping and Lighting Act of 1972 (commencing with Section
22500 of the California Streets and Highways Code).
No increase in the actual assessment is recommended for Fiscal Year 2009-10 in recognition of
the current economic climate and the fact the Consumer Price Index (CPI) is flat this year.
Therefore, the actual assessment to be levied for Fiscal Year 2009-10 is unchanged from FY
2008-09 and will remain at $26 per Benefit Unit.
The Creation of an Open Space Preservation District (OSPD) was approved by Santa Clarita
Property owners in July of 2007. Its primary objective is to purchase land the City Council
determines is valuable and/or strategic to preserving existing open spaces in the Santa Clarita
Valley.
Adopted:- ke-Q& Oq-gr7
ALTERNATIVE ACTION
Other direction as determined by City Council.
FISCAL IMPACT
Funds for the reports are appropriated in the FY 2008-2009.
ATTACHMENTS
Resolution - Open Space Preservation District
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa Clarita in the City
Hall Council Chambers, 23920 Valencia Boulevard, 1st floor, Santa Clarita, California, on the
9th day of June 2009, at or after 6:00 p.m., to consider the FY 09-10 annual levy of assessments
for the City's special districts. These districts are: Landscape Maintenance, Streetlight
Maintenance, Golden Valley Ranch Open Space, Open Space Preservation and Drainage Benefit
Assessment Areas. The City Council, pursuant to the Landscaping and Lighting Act of 1972,
being a division of the Streets and Highways Code of the State of California and the Benefit
Assessment Act of 1982, being a division of the Government Code, desires to levy annual
assessments for the districts pursuant to Article XIII D of the California Constitution.
Proponents, opponents, and any interested persons may appear and be heard on this matter at that
time. Further information may be obtained by contacting the Administrative Services Department,
23920 Valencia Boulevard, Suite 260, Santa Clarita, CA 91355; (661) 286-4005,
Dennis Luppens, Special Districts Administrator.
If you wish to challenge this action in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence
delivered to the City Council, at, or prior to, the public hearing.
Dated: May 27, 2009
Sharon L. Dawson, MMC
City Clerk
Publish Date: May 27, 2009
RESOLUTION NO. 09-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA, CALIFORNIA,
APPROVING THE FINAL ENGINEER'S ANNUAL LEVY REPORT,
ORDERING THE LEVY AND COLLECTION OF ASSESSMENTS
AND CONTINUED MAINTENANCE FOR THE
CITY OF SANTA CLARITA
OPEN SPACE PRESERVATION DISTRICT
FOR FISCAL YEAR 2009/2010
WHEREAS, the City Council, pursuant to the provisions of the Landscape and Lighting
Act of 1972, Part 2, Division 15 of the California Streets and Highways Code (commencing with
Section 22500) (hereafter referred to as the "Act") did by previous Resolution, order the
Engineer, Harris & Associates, to prepare and file a report in accordance with Chapter 1, Article
4, of the Act, commencing with Section 22565, in connection with the proposed levy and
collection of assessments for the District known and designated as the City of Santa Clarita Open
Space Preservation District (hereafter referred to as the "District"), for the fiscal year
commencing July 1, 2009 and ending June 30, 2010; and
WHEREAS, said Resolution was duly and legally published in the time, form, and
manner as required by law and which Resolution is on file in the Office of the City Clerk; and
WHEREAS, the Engineer has prepared and filed with the City Clerk of the City of Santa
Clarita and the City Clerk has presented to the City Council such report entitled "Final
Engineer's Report, City of Santa Clarita Open Space Preservation District, Fiscal Year
2009/2010" (hereafter referred to as the "Report"); and
WHEREAS, the City Council has carefully examined and reviewed the Report as
presented, and is satisfied with each and all of the items and documents as set forth therein, and
finds that the levy has been spread in accordance with the special benefits received from the
improvements, operation, maintenance, and services to be performed, as set forth in said Report;
and
WHEREAS, the City Council desires to levy and collect assessments against parcels of
land within the District for the Fiscal Year commencing July 1, 2009 and ending June 30, 2010,
to pay the costs and expenses of operating, maintaining, and servicing the improvements within
the District; and
WHEREAS, the Assessment rates within the District are exempt from the assessment
balloting procedures set forth in Section 4 of Proposition 218 because the District was formed by
consent of the land owners, and the proposed Assessments per lot or parcel are not proposed to
increase by more than the assessment rates approved by the landowners at the time of annexation
into the District.
NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
SECTION 1. The above recitals are all true and correct.
SECTION 2. The Final Engineer's Report as presented consists of the following:
a. Plans and specifications describing the general nature, location, and extent
of the improvements to be maintained and of the maintenance work;
b. Estimate of the cost of maintenance of the improvements for the District
for the Fiscal Year 2009/2010;
c. An annual assessment for Fiscal Year 2009/2010 of the estimated costs of
the maintenance of those improvements to be maintained during such
Fiscal Year, assessing the net amount upon all assessable lots and/or
parcels within the District in proportion to the special benefits received;
together with a formula pursuant to which such annual assessment may be
adjusted annually for inflation pursuant to the Assessment Law without the
necessity for additional assessment ballot procedures.
The Final Engineer's Report, as presented, is hereby approved, and is ordered to be filed
in the Office of the Clerk of the City Council as a permanent record and to remain open to public
inspection.
SECTION 3. The Clerk of the City Council shall certify to the passage and adoption of
this Resolution, and the minutes of this meeting shall so reflect the presentation of the
Assessment Engineer's Report.
SECTION 4. That the City hereby proposes an annual levy of assessments for Santa
Clarita Open Space Preservation District thereon to provide for the following work:
Installation, construction, or maintenance of any authorized improvements under the Act,
including, but not limited to landscape and irrigation improvements and any facilities which are
appurtenant to any of the aforementioned or which are necessary or convenient for the
maintenance or servicing thereof.
SECTION 5. Following notice duly given, the City Council has held a full and fair
Public Hearing regarding its Resolution Approving and or Amending the Report prepared in
connection therewith; the levy and collection of assessments, and considered all oral and written
statements, protests and communications made or filed by interested persons.
SECTION 6. The City Council hereby finds that each and every part of the Engineer's
Report is sufficient, and the City Council hereby approves, passes on, and adopts the Engineer's
Report as submitted to the City Council and filed with the City Clerk.
2
SECTION 7. The City Council does hereby reference the Engineer's Report, which
indicates the amount of the assessments, the District boundaries, detailed description of
improvements and the method of assessment. The Engineer's Report is on file in the office of
the City Clerk, and reference to the Engineer's Report is hereby made for all particulars.
SECTION 8. The City Council hereby directs staff to file said assessments with the
County Auditor for collection with the regular property taxes for Fiscal Year 2008/2009.
SECTION 9. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 9th day of June, 2009.
ATTEST:
CITY CLERK
3
MAYOR
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, CMC, 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 9th day of June, 2009, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
2
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 No. 09-, adopted by the City Council of the City
of Santa Clarita, California on June 9, 2009, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this day of
, 20—.
Sharon L. Dawson, CMC
City Clerk
Deputy City Clerk
5
Final
Enqineer's Report
for
Open Space Preservation District
Fiscal Year 2009=10
Prepared under the provisions of the
Landscaping and Lighting Act of 1972
For the
CITY OF SANTA CLARITA
Los Angeles County, California
June 9, 2009
City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 1
TABLE OF CONTENTS
Certificates.....................................................................................................................2
Report
Part A - Plans and Specifications............................................................................4
Part B - Estimate of Cost.........................................................................................5
Part C - Method of Apportionment of Assessment
Part D - Assessment Roll.......................................................................................16
Part E - Assessment Diagram
Appendix
16
1) Certificates of Participation (Open Space and Parkland Acquisition Program) 2007
Debt Service Schedule
2) Open Space Acquisition Implementation Work Program
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Enaineer's Report. FY 2009.10 Pace 2
CITY OF SANTA CLARITA
OPEN SPACE PRESERVATION DISTRICT
ENGINEER'S REPORT
111114A111a19YAW1
The undersigned acting on behalf of Harris & Associates, respectfully submits the enclosed
Engineer's Report as directed by City Council pursuant to the provisions of Section 4 of Article
XIIID of the California Constitution, and provisions of the Landscaping and Lighting Act of 1972,
Section 22500 et seq. of the California Streets and Highways Code. The undersigned certifies that
she is a Professional Engineer, registered in the State of California.
Dated:
June
9,
2009
and
Assessment
Diagram thereto attached, was filed with me on the
day of
BT:
Joan
E.
Cox
R.C.E. No. 41965
I HEREBY
CERTIFY that the enclosed
Engineer's Report, together
with Assessment Roll
and
Assessment
Diagram thereto attached, was filed with me on the
day of
2009.
Sharon L. Dawson, City Clerk
City of Santa Clarita
Los Angeles County, California
LM
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City
of Santa Clarita, California, on the day of 2009.
Sharon L. Dawson, City Clerk
City of Santa Clarita
Los Angeles County, California
0
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page
FISCAL YEAR 2009-10
ENGINEER'S REPORT PREPARED PURSUANT
TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTING ACT OF 1972
SECTION 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE,
ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION, AND
THE PROPOSITION 218 OMNIBUS IMPLEMENTATION ACT
(GOVERNMENT CODE SECTION 53750 ET SEQ.)
Pursuant to Part 2 of Division 15 of the Streets and Highways Code of the State of California, Article
XIIID of the California Constitution, the Proposition 218 Omnibus Implementation Act and in
accordance with the Resolution of Initiation, adopted by the City Council of the City of Santa Clarita,
State of California, in connection with the proceedings for:
OPEN SPACE PRESERVATION DISTRICT
hereinafter referred to as the "District", I, Joan E. Cox, P.E., the authorized representative of Harris &
Associates, the duly appointed ASSESSMENT ENGINEER, submit herewith the "Report" consisting
of five (5) parts as follows:
PART A — PLANS AND SPECIFICATIONS
Contains a description of the improvements that are to be maintained or serviced by the District.
PART B — ESTIMATE OF COST
Identifies
the estimated cost of the improvements
to be provided by the
District, including incidental
costs and
expenses in connection therewith.
such
lots and parcels.
PART C — METHOD OF APPORTIONMENT
Describes the basis on which the costs have been
apportioned to
each
parcel of land within the
District, in proportion to the estimated benefits to
be received by
such
lots and parcels.
PART D — ASSESSMENT ROLL
Identifies the maximum assessment to be levied on each benefited lot or parcel of land within the
District.
PART E — ASSESSMENT DIAGRAM
Contains a Diagram of the District Boundaries showing the exterior boundaries of the District, the
boundaries of any zones within the District and the lines and dimensions of each lot or parcel of land
within the District.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page
PART A
PLANS AND SPECIFICATIONS
The Open Space Preservation District expands the City's existing Open Space, Park and Parkland
Program. This program acquires, preserves, improves, finances, services and maintains facilities as
described below.
It is the City Council's intent to utilize the additional funding from the Open Space Preservation
District to expand the existing Open Space, Park, and Parkland Program to accelerate vacant land
acquisition in and around the City in accordance with the guidelines outlined in the Open Space
Acquisition Implementation Work Program, which is included herein and is provided in the
Appendix.
The improvements are the acquisition, preservation, improvement, financing, servicing and
maintenance of parks, parkland and open space lands and appurtenant equipment and facilities,
including but not limited to, personnel, electrical energy, utilities such as water, materials,
contracting services, debt service costs, and other items necessary for the satisfactory provision
of these facilities and services.
Facilities include but are not limited to:
• Open Space Lands
• The Santa Clara River Watershed
• Trail Systems
• Wildlife Corridors
• Park and Recreation Facilities and Equipment
Maintenance means the furnishing of services and materials for the ordinary and usual
maintenance, operation, preservation and servicing, including repair, removal or replacement of
all or part of any of the park, parklands and open space lands or appurtenant equipment or
facilities; providing for the life, growth, health and beauty of the landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing and treating for disease or injury; the
removal of trimmings, rubbish, debris and other solid waste; brush clearing; and the cleaning,
sandblasting, and painting of walls and other improvements to remove or cover graffiti.
Servicing means the furnishing of water for the irrigation and the furnishing of electric current or
energy, gas or other illuminating agent for the operation of the park, parklands and open space
lands or appurtenant equipment or facilities.
The City intends to finance a portion of the facilities through the issuance of bonded indebtedness.
The plans and specifications for the improvements, showing the general nature, location and the
extent of the facilities, are on file in the City Parks, Recreation and Community Services Department
and are by reference herein made a part of this report.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page
PART B
ESTIMATE OF COST
The City's budget for the Open Space, Park, and Parkland Program, shown below, details the
estimated costs for Fiscal Year 2009-10 as available at the time of preparation of this report. The
1972 Act provides that the total cost of the construction, acquisition, preservation, improvement,
servicing and maintenance, together with incidental expenses, may be financed from the assessment
proceeds. The incidental expenses may include engineering fees, legal fees, printing, mailing,
postage, publishing, and all other related costs identified with the district proceedings.
Open Space, Park, and Parkland Program [1] $73036,566
Expansion of the Program through the Preservation District $1,6733294
Less General Benefit Contribution (71.5%) ($63227,550)
Subtotal (Citys Special Benefit Allocation): $2,482,310
Preservation District Expansion Budget
Administration $23,000
Bond Debt Service [2] $7133652
Land Acquisition Bond Fund
Beginning Land Acquisition Reserve ($171500)
Other Revenue (interest, etc) ($2623771)
Estimated Land Acquisition Costs $153000,000
Estimated Land Acquisition Grant Matching Funds $0
Required Additional City Contribution to the Program Budget $809,016
[1] Detailed estimated costs of components of the Program are available in the Parks
Recreation and Community Services Departmentand are incorporated herein bythis reference
[2] Under the Preservation District, the total estimated cost of the Improvements to be funded
by the Preservation District is greater than can be conveniently raised from a single annual
assessment The City is authorized to determine such costs of one or more Improvements,
including related debt service, to be collected in installments over a period not to exceed thirty
(30) fiscal years from its initial funding, as provided in the annual Engineer's Report. On
December 12, 2007, the Cityexecuted and delivered $15,525,000 Certificatesof Participation
(Open Space and Parkland Acquisition Program) 2007 Series (the "Certificates") to fund such
Improvements and the assessments from the Preservation Districtwere pledged to make debt
service payments on the Certificates. The debt service schedule is attached hereto as
Appendix 1.
The 1972 Act requires that a special fund be set-up for the revenues and expenditures of the District.
Funds raised by assessment shall be used only for the purpose as stated herein. The City may
advance funds or incur bonded indebtedness, if needed, to ensure adequate cash flow or timing of the
provision of the facilities, and will be reimbursed for any such advances or payment of annual bond
debt service upon receipt of assessments. Any surplus or deficit remaining on July I must be carried
over to the next fiscal year.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page
PART C
METHOD OF APPORTIONMENT OF ASSESSMENT
General
Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting Act of 1972,
permits the establishment of Assessment Districts by cities for the purpose of providing certain
public improvements which include the construction, maintenance and servicing of park and
recreation improvements and the acquisition of land for park, recreation or open space purposes.
Section 22573, Landscaping and Lighting Act of
1972 requires
that assessments
be levied according
to benefit rather than according to assessed value.
This section
states:
"The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among all
assessable lots or parcels in proportion to the estimated benefits to be received by each such
lot or parcel from the improvements."
The Act permits the designation of zones of benefit within any individual assessment district if "by
reason of variations in the nature, location, and extent of the improvements, the various areas will
receive different degrees of benefit from the improvements." (Sec. 22574). Thus, the 1972 Act
requires the levy of a true "assessment" rather than a "special tax."
In addition, Proposition 218, the "Right to Vote on Taxes Act" which was approved on the
November 1996 Statewide ballot and added Article XIIID to the California Constitution, requires
that a parcel's assessment may not exceed the reasonable cost of the proportional special benefit
conferred on that parcel. XIIID provides that only special benefits are assessable and the City must
separate the general benefits from the special benefits. XIIID also requires that publicly owned
properties that benefit from the improvements be assessed.
Reason For The Assessment
The District will fund a portion of the City's Open Space, Park, and Parkland Program (the "Program")
as previously defined herein in Part A of this Report.
This Program covers park and recreation facilities, open space lands, the Santa Clara River watershed,
trail systems and wildlife corridors throughout the City of Santa Clarita, and open space preservation
around the perimeter of the City.
Special Benefit Analysis
Parcels within the District will be assessed for those improvements that provide a special benefit to
the properties. Article XIIID of the California Constitution defines special benefit as:
"A particular and distinct benefit over and above general benefits conferred on real property
located in the district or to the public at large. General enhancement of property value does
not constitute `special benefit'."
Special Benefit Determination
In determining the proportionate special benefit derived by each identified parcel, the proximity of
the parcel to the public improvements detailed in Part A above, and the capital, maintenance and
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Pagel
operating costs of said public improvements, was considered and analyzed. Due to the close
proximity of the parcels to the improvements detailed in Part A above, it has been demonstrated and
determined the parcels are uniquely benefited by, and receive a direct advantage from, and are
conferred a particular and distinct special benefit over and above general benefits by, said public
improvements.
The overall quality of life and desirability of an area is enhanced when parks, open space and
recreational facilities are in place, improved, operable, safe, clean and maintained. Property
desirability in an area also increases when there is an increase in the number of parks, open space and
recreation facilities.
Studies in a number of communities have indicated that recreation areas and facilities, if well
maintained and wisely administered, have caused a marked increase in the property values of parcels
in the community. Consequently, such recreation and park facilities have proved to be a potent
factor in maintaining a sound economic condition and a high standard of livability in the community.
These studies confirm the opinion long held by planning authorities as to the economic value of
parks and recreational facilities in a community.
"The recreation value is realized as a rise in the value of land and other property in or near
the recreation area, and is of both private interest to the landowner and others, holding an
economic stake in the area, and of public interest to the taxpayers, who have a stake...."
(National Recreation and Park Association, June 1985)
"Recreation and park amenities are central components in establishing the quality of life in a
community.... [businesses'] main resource is their employees for whom quality of life is an
important issue.. The availability and attractiveness of local parks and programs influences
some companies' relocation decisions.... the presence of a park encourages real estate
development around it...." (California Parks & Recreation, Winter 1997)
The special benefit of parks and other recreational facilities conferred to residential and non
residential properties has been summarized by a number of studies. The United States Department of
the Interior, National Park Service, in a publication dated June 1984, concluded that:
• "Parks and recreation stimulate business and generate tax revenues."
• "Parks and recreation help conserve land, energy, and resources."
• "An investment in parks and recreation helps reduce pollution and noise, makes communities
more livable, and increases property values."
• "Public recreation benefits all employers by providing continuing opportunities to maintain a
level of fitness throughout one's working life, and through helping individuals cope with the
stress of a fast -paced and demanding life."
Collaborative Economics, a Silicon Valley think-tank, has found strong connections between the
physical design and attractive maintenance of community facilities and the new knowledge -driven,
service-oriented economy (Linking the New Economv to Livable Communities, Collaborative
Economics 1998). Businesses are increasingly valuing "quality of life" as a way to recruit and retain
skilled workers (Proitles of Business Leadership on Smart Growth, National Association of Local
Government Environmental Professionals, 1999).
Non-residential property (either vacant or developed) located within a community that actively
promotes the design and maintenance of park and recreation facilities, is conferred a distinct and
special benefit because these features attract businesses, ensuring the highest and best use of the
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Engineer's Report, FY 2009-10 page
property. Area desirability helps to assure that vacant property is actually marketable to willing
buyers and helps assure that the property owner can actually capture the full market value for
property.
Residential property (both vacant and developed) benefits from the "area desirability" because
workers are attracted to community, and will purchase homes, which again assures the highest and
best use of the property. As described above, when an area is desirable, property is more marketable
and owners are better positioned to capture the benefits full market value.
The entire community, and parcels within the community, are conferred a special benefit when parks
and recreational facilities are included as part of the overall community design standard and are
maintained.
The Supreme Court of California, in Knox v. City of Orland, acknowledged that parks confer special
benefit. In this opinion, the Supreme Court of California stated "(i)n California, there is a lengthy
history of legislative and judicial recognition that parks constitute proper subjects for special
assessment."
Homebuyers over age 55, considering a move, were surveyed about the amenities that "would
seriously influence them in selecting a new community" in Boomers on the Horizon: Housing
Preferences of the 55+ Market, National Association of Home Builders, 2002. The following results
were found:
Finally, the ERE Yarmouth and Real Estate Research Corporation has found that "smart
communities" (those that actively plan and maintain parks, open space, streetscaping and pedestrian
friendly features) will experience the fastest rise in real estate values (Defining New Limits,
Emerging Trends in Real Estate, ERE Yarmouth and Real Estate Research Corporation, 1988).
In addition, all of the aforementioned above illustrates that parks, open space and recreational
facilities contribute to a specific increase in property desirability and a specific enhancement of the
property value of each parcel within the district which confers a particular and distinct special benefit
upon the real property located within the district
Area of Benefit
Proposition 218 states, "No assessment shall be imposed on any parcel which exceeds the reasonable
cost of the proportional special benefit conferred on that parcel. Only special benefits are assessable,
and an agency must separate the general benefits from the special benefits conferred on a parcel."
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Seeking
Rank on
Amenity
Group
Amenity
List
Walking
and jogging trails
55+
52
1
Walking
and jogging trails
55+
>$75k per year
65
Outdoor
spaces
55+
51
2
Outdoor
spaces (park)
55+,
moving to suburbs
55
Open Spaces
55+
46
4
Finally, the ERE Yarmouth and Real Estate Research Corporation has found that "smart
communities" (those that actively plan and maintain parks, open space, streetscaping and pedestrian
friendly features) will experience the fastest rise in real estate values (Defining New Limits,
Emerging Trends in Real Estate, ERE Yarmouth and Real Estate Research Corporation, 1988).
In addition, all of the aforementioned above illustrates that parks, open space and recreational
facilities contribute to a specific increase in property desirability and a specific enhancement of the
property value of each parcel within the district which confers a particular and distinct special benefit
upon the real property located within the district
Area of Benefit
Proposition 218 states, "No assessment shall be imposed on any parcel which exceeds the reasonable
cost of the proportional special benefit conferred on that parcel. Only special benefits are assessable,
and an agency must separate the general benefits from the special benefits conferred on a parcel."
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Open Space Preservation District
Engineer's Report, FY 2009-10 page
Based on the above, the area of benefit for the facilities and services funded by the District needs to
be defined.
The National Recreation and Park Association standards are used to define the service area of the
City's existing parklands and open space areas. These standards state that a community park, which
serves the needs of several neighborhoods, has a service radius of up to 3 miles. Properties within
this 3 -mile service radius are considered to receive special benefit from the facility.
To define
the service area
of the
District, a 3 -mile radius was drawn around
all of the City's existing
parklands
and open space
areas.
This is shown on the Assessment Diagram
at the back of this Report.
It should be noted that the District service area includes Hasley Canyon Park, which is currently
outside the City boundaries but within an area that is anticipated to annex into the City in the very
near future. This park has been included to make sure an appropriate service area has been
represented for the District.
Parcels within the District service area are considered to receive special benefit from the District. The
total area served by the Program, as defined above, is 118,314 acres. Of that area, 84,602 acres, or
approximately 71.5%, is outside the city boundaries. The benefits conferred on these non -city parcels
within the service areas are considered the "general benefits" associated with the District.
Therefore, only 28.5% of the District budget is assessed to City properties as the quantification of
special benefits received, and 71.5% of the budget will be provided from other sources (e.g.: general
fund, Proposition A funds, etc.).
General Benefits
Section 4 of Article XIIID requires that the general benefits imparted by the Open Space, Park and
Parkland Program be separated from the special benefits and that only the special benefit portion of
the costs of the project be assessed against those parcels which are identified as receiving special
benefits.
As stated above, only 28.5% of the District budget is assessed to properties within the City
boundaries as the quantification of special benefits received, and 71.5% of the budget is defined as
the "general benefits" which will be provided from other sources (e.g.: general fund, Proposition A
funds, etc.).
This quantification of general benefit is considered a conservative estimate because much of the area
outside the City boundaries is currently sparsely developed when compared with the development
intensity within the City.
All properties within the City of Santa Clarita are within the service area of the City's existing
parklands and open space areas. Therefore, these properties receive special benefit from the existing
facilities. The existing facilities are distributed throughout all areas of the City. Because of the
uniform distribution of the existing parklands and open space areas in the City, it is considered a
reasonable approximation of the ultimate service area of the parklands and open space to be obtained,
developed and preserved through the Program.
Any future acquisition of undeveloped lands will be within the City of Santa Clarita city limits or within
the service area of the City's existing parklands and open space areas. Because of this, and the fact that
any undeveloped lands outside the City boundaries will remain essentially in their natural state, these
additional areas are not considered to increase the benefit boundaries of the District.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 10
Additional general benefits to the public at large are considered incidental and non -quantifiable and
are more than adequately funded by the City's additional contribution.
Special Benefit Methodology
The District boundaries are coterminous with the City of Santa Clarita. To establish the special
benefit to the individual parcels within the District, a Benefit Unit system is proposed. Each parcel
of land is assigned Benefit Units (BU's) in proportion to the estimated special benefit the parcel
receives relative to the other parcels within the District from the Program. Benefit Units are
established by considering both the dwelling unit equivalency of a property and the benefits
provided, as discussed above.
Basic Formula:
(Equivalent Dwelling Units) x (Benefit Factor) = Benefit Units
Equivalent Dwelling Units
In order to allocate benefit fairly between the parcels, an Equivalent Dwelling Unit (EDU)
methodology is proposed which equates different types of land uses to a single-family residential
parcel, thereby allowing a uniform method of assessment.
The EDU method uses the single family home as the basic unit of apportionment. A single family
home equals one Equivalent Dwelling Unit (EDU). Every other land use is converted to EDU's as
described below. All properties in the District will be assigned dwelling units and land use
classifications per the County Assessor's roll. (Inaccuracies in the County data will be reviewed on a
case by case basis as they are brought to the City's attention.)
A methodology has been developed to calculate the EDU's for other residential land uses and for
non-residential parcels. Every land use is converted to EDU's: parcels containing apartments are
converted to EDU's based on the number of dwelling units on each parcel of land; non-residential
parcels are converted based on the lot size of each parcel of land. Table 1 outlines the EDU formula.
r9santa claritMadmin 09-10\reports\open space\ospd fy09-10 final rpt 29may09.doc Harris & Associates
Table 1 - EDU Formula
Assessed
EDU
Equivalent Dwelling
Land Use
Unit
X
=
Factor
Unit
Rate
(EDU)
Residential
Single family home
1
dwelling
x
1 =
1.00
EDU
/dwelling
Single family vacant
1
parcel
x
0.25 =
0.25
EDU
/ parcel
Multi -Family (incl. Condo)
1
dwelling
x
0.75 =
0.75
EDU
/dwelling
Mobile Home Parks
1
space
x
0.5 =
0.50
EDU
/ space
Developed Non -Residential
Commercial, Industrial,
1
acre
x
6 =
6.00
EDU
/ acre
Government, Church
1.00
EDU
/ parcel min
Vacant
1
acre
x
1.5 =
1.50
EDU
/ acre
0.25
EDU
/ parcel min
5
acre
x
1.5 =
7.50
EDU
/ parcel max
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 11
Residential
Single Family Residences (SFR). A single family home equals 1 EDU.
Multi -family Residences (Apartments and Condominiums) and Mobile Home Parks. Multi-
family residential parcels and mobile home park equivalencies are determined by multiplying the
number of dwelling units on each parcel by 0.75 and 0.5, respectively, due to the relative
population density of these types of dwelling units and reduced unit size compared to the typical
density and size of a SFR. Studies have consistently shown that the average apartment unit
impacts infrastructure approximately 75% as much as a single-family residence, and the average
mobile home unit impacts infrastructure approximately 50%. (Sources: Institute of
Transportation Engineers Informational Report Trip Generation, Fifth Edition, 1991; Metcalf and
Eddy, Wastewater Engineering Treatment, Disposal, Reuse, Third Edition, 1991). Trip
generation and wastewater usage are a function of population density. Based on this, it is
concluded that other infrastructure will be similarly impacted at a reduced level. The smaller
average unit size of multiple -residential and mobile homes result in a lesser enhancement per unit
to property values.
The EDU's assigned to a multi -residential or a mobile home parcel are calculated based on the
number of dwelling units and the appropriate EDU factor. For example, the EDU factor for
multi -residential (0.75) is multiplied by the number of dwelling units on the parcel to determine
the total EDU's for the multiple residential parcel. Similarly, the total EDU's for a mobile home
parcel are calculated by multiplying the EDU factor (0.5) by the number of mobile home units on
the parcel.
Developed Non -Residential
Developed non-residential properties are defined as improved commercial, industrial and
institutional properties (such as churches). In converting these properties to EDU's, the size of
the parcels are compared to the median size of a single-family residential lot, which is 0.17 acres.
This equals approximately 6 SFR lots per acre of land. Therefore, developed non-residential
parcels are assigned EDU's at a rate of 6 EDU's per acre. The minimum EDU assignment for a
developed non-residential parcel is 1.0 EDU per parcel, which is the same as a developed SFR.
The area of non-residential condominium parcels is calculated based on the individual area of the
condo plus an equal share of the common area associated with the condominium project.
Vacant
Vacant property consists of parcels with few or no improved structures. These properties have
virtually no impacts on infrastructure to make a comparison to developed property; however,
based on the Los Angeles County Assessor's data, the average land value of a SFR property is
between 45% and 50% of the total value. Splitting the difference between value and impacts,
vacant property is assigned EDU's at the rate of 25 percent of improved property.
A vacant parcel, designated exclusively for a single-family residential unit by a recorded Tract
Map or Parcel Map, will be assigned 0.25 EDUs per lot.
Other vacant parcels, including those properties designated as agricultural, are assessed based
upon the acreage of the parcel. All of these parcels will be assigned EDU's at the rate of 25% of
the developed non-residential properties, or 1.5 EDU's per acre.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 12
Regarding larger vacant properties, a strict application of the EDU rate per acre will result in an
inappropriately large assessment, particularly considering the fact that the vacant parcel provides
some of the open space attributes the park system endeavors to provide. As the size of a parcel
increases, it begins to provide proportionally larger open space characteristics. In order to
recognize this, the EDU rate for vacant, non -SFR property is applied to the first 5 acres only.
This provides the City with a mechanism to effectively model the benefits received by vacant,
non -SFR property in the more urbanized areas (where vacant lot sizes tend to be smaller because
of encroaching development) while also crediting the open space benefits provide by larger,
undeveloped parcels.
Therefore, vacant, non -SFR parcels will be assessed 1.5 EDU's per acre up to a maximum of 5
acres per parcel. The minimum EDU assignment for a vacant parcel is 0.25 EDU's per parcel,
which is 25% of a developed SFR.
Exempt
Exempted from the assessment are the areas of streets, avenues, lanes, roads, drives, courts,
alleys, and public easements, rights -of -ways, and parkways. Also exempted from assessment are
utility rights-of-way, common areas (such as in condominium complexes), landlocked parcels
and small parcels vacated by the City as these parcels have little or no value and therefore do not
benefit from the improvements.
In addition, parks, greenbelts and open space are exempt from assessment, as are public schools,
golf courses (which are considered as parks in most cities' planning documents) and cemeteries,
which are also considered to provide a type of parkland and open space.
Government -Owned Property
Prop. 218 states, "Parcels within a district that are owned or used by any [public] agency... shall
not be exempt from the assessment unless the agency can demonstrate... that [the] parcels in fact
receive no special benefit."
Government-owned (public) properties must be assessed for the benefits they receive. If no
benefit is received (for example, parks and schools as discussed above) then the government-
owned parcels can be "exempt" from the assessment. Uses such as City Hall and maintenance
yards are assessed as developed non-residential property.
Benefit Factors
Proper preservation of parklands and open space within and surrounding the City benefits properties
by providing environmental quality and recreational enhancement. The amount of benefit received
will vary with the different land use of the property. There are two categories from which the total
benefit of a parcel is derived, and these benefits are weighted equally with respect to each other:
Environmental Quality Benefit. The improvement of the quality of air, visual aesthetics and
attractiveness of the community as a place to live, work and do business. All properties within
the District are considered to receive this benefit.
2. Recreation Enhancement
Benefit. The availability of useable and safe
parkland and
recreational facilities.
Only
residential properties are considered to receive this benefit as it more
directly relates to the
enhancement
of the quality of life in the residential
community.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 13
Table 2 outlines the Benefit Factors for the Open space, park and parkland program:
Table 2 - Open Space &
Parkland Benefit Factors
Land Use:
Residential Non -Residential
1. Environmental Quality
2. Recreation Enhancement
0.5 0.5
0.5 0.0
Total Benefit Factor =
1 0.5
Benefit Units
As discussed above, the basic formula for calculating Benefit Units for each property is as follows:
Basic Formula:
(Equivalent Dwelling Units) x (Benefit Factor) = Benefit Units
Table 3, below, outlines the Benefit Unit calculations for various properties:
Table 3 - Benefit Unit Calculation
Assessed EDU Benefit Benefit Unit (BU)
Land Use Unit x Factor x Factor Rate
Residential
Single family home
1
dwelling
x
1
x
1.0
= 1.00
BU / dwelling
Single family vacant
1
parcel
x
0.25
x
1.0
= 0.25
BU / parcel
Multi -Family (incl. Condo)
1
dwelling
x
0.75
x
1.0
= 0.75
BU / dwelling
Mobile Home Parks
1
space
x
0.5
x
1.0
= 0.50
BU / space
Developed Non -Residential
Commercial, Industrial, Gov, Church
1
acre
x
6
x
0.5
= 3.00
BU / acre
1 EDU min
x
0.5
= 0.50
BU / parcel min
Vacant
1
acre
x
1.5
x
0.5
= 0.75
BU / acre
0.25
EDU min
x
0.5
= 0.125
BU / parcel min
5
acre
x
1.5
x
0.5
= 3.75
BU / parcel max
Table 4 provides a summary of Benefit Units for the City of Santa Clarita.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 14
Table 4 -Assessable Benefit Unit Summary by Land Use
No. of
No. of
No. of
No. of
Land Use
Parcels
Dwellings
Acres
Benefit Units
Residential
BU's
Asmt per BU
AsmtperBU
Asmt per BU
Single family home
327994
32,994
$27.00
32,994.000
Single familyvacant
17227
306.750
Multi -family residential
379
81985
61738.750
Condominiums
147923
14,923
11,192.250
Mobile Home Parks
30
21578
1
11289.000
Developed Non -Residential
Commercial/Industrial
11902
33471.67
10,452.790
(incl. Government& Church
Vacant
Vacant 5 ac or less
595
860.99
648.915
Vacant more than 5 ac
196
43736.70
735.000
Totals:l
52246
59A80
9,069.36
1 64357A55
Assessment Rate Calculation
Table 5 provides the assessment rate calculation for FY 2009-10.
Table 5 - Assessment Rate Calculation
FY 09-10
FY 09-10
FY 08-09
Estimated
No. of
Actual
Maximum*
Maximum
Budget
BU's
Asmt per BU
AsmtperBU
Asmt per BU
$126737294
647357.46
$26.00
$27.00
$26.00
* The maximum annual assessment rate will be increased each year by $1.00 per Benefit Unit
(table below). The actual assessments levied in any fiscal year will be as approved by the
City Council and may not exceed the maximum assessment rate without receiving property
owner approval for the increase.
Sample calculations for various land uses are provided in Table 4.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 15
Table 6- Sample Calculations
Vacant
Vacant
0.5 acre x 1.5 x 0.5 =
0.38
$9.75
Vacant
1 acre x 1.5 x 0.5 =
0.75
FY 09-10
No. of Units or
5 acre x 1.5 x 0.5 =
EDU
$97.50
Benefit
Benefit
Annual
3.75
Land Use
Parcel Size
x
Factor
x
Factor =
Units
Asmt
Residential
Single family home
1
dwelling
x
1
x
1.0 =
1.00
$26.00
Single family vacant (subdivided)
1
parcel
x
0.25
x
1.0 =
0.25
$6.50
Condominium
1
dwelling
x
0.75
x
1.0 =
0.75
$19.50
Duplex
2
dwellings
x
0.75
x
1.0 =
1.50
$39.00
4-plex
4
dwellings
x
0.75
x
1.0 =
3.00
$78.00
10 -unit Apartment
10
dwellings
x
0.75
x
1.0 =
7.50
$195.00
Mobile Home Parks
10
spaces
x
0.5
x
1.0 =
5.00
$130.00
Developed Non -Residential
Commercial, Industrial, Gov, Church
0.25
acre
x
6
x
0.5 =
0.75
$19.50
Commercial, Industrial, Gov, Church
0.5
acre
x
6
x
0.5 =
1.50
$39.00
Commercial, Industrial, Gov, Church
1
acre
x
6
x
0.5 =
3.00
$78.00
Vacant
Vacant
0.5 acre x 1.5 x 0.5 =
0.38
$9.75
Vacant
1 acre x 1.5 x 0.5 =
0.75
$19.50
Vacant
5 acre x 1.5 x 0.5 =
3.75
$97.50
Vacant
10 acre
3.75
$97.50
Assessment Duration
The Open Space Preservation District is proposed to exist for thirty (30) years beginning with 2007-
08 and with fiscal year 2036-37 as its last fiscal year.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 16
PART D
ASSESSMENT ROLL
The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2009-10 apportioned to
each lot or parcel, as shown on the last equalized roll of the Assessor of the County of Los Angeles.
The Assessment Roll is provided below and is incorporated herein.
The description of each lot or parcel is part of the records of the Assessor of the County of Los
Angeles and these records are, by reference, made part of this Report.
PART E
ASSESSMENT DIAGRAM
The Assessment Diagram for the Maintenance District is provided on the following page.
The lines and dimensions of each lot or parcel within the Maintenance District are those lines and
dimensions shown on the maps of the Assessor of the County of Los Angeles, for the year when this
Report was prepared, and are incorporated by reference herein and made part of this Report.
r9santa claritMadmin 09-10\reports\open space\ospd fy09-10 final rpt 29may09.doc Harris & Associates
City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 17
r9santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09.doc Harris & Associates
City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 APPENDIX 1
Certificates of Participation
(Open Space and Parkland Acquisition Program)
2007 Series
Debt Service Schedule
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 APPENDIX 1
Debt Service Schedule
The following table sets forth the scheduled Lease Payments relating to the Certificates.
TABLE 1
SCHEDULE OF PRINCIPAL AND INTEREST COMPONENTS
Interest Payment*
Principal
Interest
Total
Date
Component
Component
Total
Annual Payments
4/1/2008
$ 216,077.74
S 216,077.74
10/1/2008
356,825.63
356,825.63
$ 5727903.36
4/1/2009
356,825.63
356,825.63
10/1/2009
356,825.63
356,825.63
713,651.25
4/1/2010
356,825.63
356,825.63
10/1/2010
356,825.63
356,825.63
713,651.25
4/1/2011
356,825.63
356,825.63
10/1/2011
S 35,000.00
356,825.63
391,825.63
748,651.25
4/1/2012
356,125.63
356,125.63
10/1/2012
60,000.00
356,125.63
416,125.63
772,251.25
4/1/2013
354,925.63
354,925.63
10/1/2013
90,000.00
354,925.63
444,925.63
799,851.25
4/1/2014
353,125.63
353,125.63
10/1/2014
120,000.00
353,125.63
473,125.63
826,25125
4/1/2015
350,725.63
350,725.63
10/1/2015
150,000.00
350,725.63
500,725.63
851,451.25
4/1/2016
347,725.63
347,725.63
10/1/2016
185,000.00
347,725.63
532,725.63
8809451.25
4/1/2017
344,025.63
344,025.63
10/1/2017
220,000.00
3441025.63
564,025.63
908,051.25
4/1/2018
339,625.63
339,625.63
10/1/2018
2552000.00
339,625.63
594,625.63
934,251.25
4/1/2019
334,525.63
334,525.63
10/1/2019
2907000.00
334,525.63
624,525.63
959,051.25
4/1/2020
328,725.63
328,725.63
10/1/2020
330,000.00
328,725.63
658,725.63
987,451.25
4/1/2021
321,919.38
321,919.38
10/1/2021
370,000.00
321,919.38
691,919.38
1,013,838.75
4/1/2022
3142149.38
314,149.38
10/1/2022
410,000.00
314,149.38
724,14938
11038,298.75
4/1/2023
305,334.38
305,33438
10/1/2023
455,000.00
305,334.38
760,33438
1,065,668.75
4/1/2024
295,381.25
295,38125
10/1/2024
505,000.00
295,381.25
800,38125
1,095,762.50
4/1/2025
2842018.75
284,018.75
10/1/2025
550,000.00
284,018.75
834,018-75
1,1183037.50
4/1/2026
271,643.75
271,643.75
10/1/2026
605,000.00
271,643.75
876,643.75
191489287.50
4/1/2027
257,728.75
257,728.75
10/1/2027
655,000.00
257,728.75
912,728.75
11170,457.50
4/1/2028
242,663.75
242,663.75
10/1/2028
715,000.00
242,663.75
957,663.75
19200,327.50
4/1/2029
226,218.75
226,218.75
10/1/2029
775,000.00
226121875
1,001,218.75
1,227,437.50
4/1/2030
207,812.50
207,812.50
10/1/2030
835,000.00
207,812.50
1,042,812.50
192505625.00
r9santa claritMadmin 09-10\reports\open space\ospd fy09-10 final rpt 29may09.doc Harris & Associates
City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 APPENDIX 1
Interest Payment*
Principal
Interest
Total
Date
Component
Component
Total
Annual Payments
4/1/2031
187,981.25
187,981.25
10/112031
905,000.00
187,981.25
1,092,981.25
1,280,962.50
4/1/2032
166,487.50
166,487.50
10/1/2032
975,000.00
166,487.50
11141,487.50
1,307,975.00
4/1/2033
143,33125
143,331.25
10/1/2033
1,045,000.00
143,331.25
1,188,331.25
1,331,662.50
4/1/2034
118,512.50
118,512.50
10/1/2034
1,125,000.00
118,512.50
11243,512.50
1,362,025.00
4/1/2035
91,793.75
91,793.75
10/1/2035
11205,000.00
912793.75
1,296,793.75
1,388,587.50
4/1/2036
63,175.00
63,175.00
10/1/2036
1,285,000.00
63,175.00
1,348,175.00
1,411,350.00
4/1/2037
32,656.25
327656.25
10/1/2037
1,375,000.00
32,656.25
11407,65625
1,440,312.50
$159525,000.00 $1599943534.61 $319519,534.61 531,5/91534.61
*Lease Payments are due March 15 and September 15 of the respective year.
r9santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09.doc Harris & Associates
City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 APPENDIX2
Open Space Acquisition
Implementation Work Program
r9santa claritMadmin 09-10\reports\open space\ospd fy09-10 final rpt 29may09.doc Harris & Associates
SANTA
O �
T �
G��FO 75 DECE0��^ �
OPEN SPACE ACQUISITION IMPLEMENTATION
WORK PROGRAM.
FOR THE
CITY OF SANTA CIARITA
Approved by Financial Accountability and Audit Panel: 5-29-08.
Open Space Acquisition Implementation Work Program
TABLE OF CONTENTS
EXECUTIVE SUMMARY 3
WORK PROGRAM
A. Present Challenges 5
B. Types of Undeveloped Land to be Acquired 5
C. Acquisition Principles 6
D. Acreage Allocation Ratio 7
E. Description of Land Acquisition Projects 7
F. Acquisition Work Plan 9
o Potential Open Space
o Ranking Process
o Applications
G. Open Space Evaluation Process 14
o Step -by -Step Instructions
Appendix A — Open Space Inventory Criteria (OSIC) Checklist & Definitions
Appendix B — List of Parcels
Appendix C — VacantfUndeveloped Properties Map
City of Santa Clarita Page 2
Open Space Acquisition Implementation Work Program
Open Space Preservation District
EXECUTIVE SUMMARY
Background
Since the City of Santa Clarita's incorporation in 1987, the City has made a significant effort to
preserve greenbelts and undeveloped land within and outside the City. This includes
implementing the vision of the first and subsequent City Councils to buffer the Santa Clarita
Valley with a greenbelt to help maintain the character and quality of life for residents. During
the "The Big Picture" Community Strategic Planning process in 2004, several open space goals
were reaffirmed. Additionally, in 2007 a number of community members spoke to the Council
in support of preserving undeveloped land and asked the Council to, once again, pursue the
creation of a mechanism to finance the acquisition and preservation of undeveloped land. In
April 2007, the City Council adopted a resolution to initiate the formation of the City of Santa
Clarita Open Space Preservation District.
Open Space Preservation District Formation
Property owners from the City voted to support the new Open Space Preservation District (the
"District"), with 69 percent ballots in favor and 31 percent not in favor. The District needed a
simple majority of assessment to pass, which was received. On July 17, 2007, the City Council
adopted a resolution forming the City of Santa Clarita Open Space Preservation District.
The City of Santa Clarita's Open Space Preservation District represents a significant step
forward in the City's ongoing efforts to acquire, preserve, and protect open space.
District Purpose
The Open Space Preservation District will expand upon the City's existing Open Space, Park,
and Parkland Program ("Program").
The City already has an extensive Program for the acquisition, preservation, improvement,
servicing and maintenance of parks, parkland, and open space lands. The existing program is
responsible for the implementation of various functions associated with parks maintenance, park
planning, and development. It provides planning and administration for the acquisition and
construction of parks, open space, trails, and grounds as well as the operations and maintenance
supplies to maintain the parks, facilities, trails, and open space. In addition, this program works
with the community on the master plans and designs of various park facilities, and oversees the
implementation of these designs by managing the construction process. Many properties outside
the City's boundaries benefit from the City's existing Program (it is estimated that 71.5 percent
of the benefiting area is outside the City).
It is the City Council's intent to use the additional funding from the District to expand the
existing Program to accelerate vacant land acquisition in and around the City. The City has
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Open Space Acquisition Implementation Work Program
already been doing this to some extent in previous years, but this would allow more funds to be
used for this purpose.
District Funds
The City's existing Parks Program budget was approximately $6.8 million in Fiscal Year
2007-08. The Open Space Preservation District will increase the funds by approximately $1.5
million, and the City Council has committed these $1.5 million funds from the Open Space
Preservation District to acquire vacant lands in and around the City, as identified in this Annual
Open Space Acquisition Implementation Work Program ("Work Program").
Parcel Payments into the District
In 2007, a single-family residence paid $25, which is the designated "Assessment Rate."
Condominiums, townhomes, and apartments paid $18.75 for each unit, and mobile home parks
paid $12.50 per space.
Non-residential developed property, such as commercial, industrial, and institutional land uses,
paid $75 per acre, and vacant parcels paid $18.75 per acre up to 5 acres (not to exceed $93.75).
The maximum Assessment Rate that can be charged will increase by $1 each year. The actual
Assessment Rate in any fiscal year must be approved by the City Council prior to the levy and
may not exceed the maximum Assessment Rate without receiving property owner approval for
the increase.
Assessment District Duration:
The assessment will be in place for thirty (30) years through Fiscal Year 2036-37.
Engineer's Report and Annual Work Program:
An Engineer's Report for the formation of this District was developed. The Engineer's Report is
a legally required document, pursuant to Article XIIID of the California Constitution, for
assessment districts.
This document (Work Program) outlines how the open space acquisition will be accomplished,
what the priorities are, etc. This Work Program provides acquisition principles, such as:
■ The acquired land is within the benefit area for the District (within a 3 -mile radius of the
City's existing parks and open space lands), and
■ At least 90 percent of the acres purchased will be preserved for natural open space (so that no
more than 10 percent of the acres purchased will be used for future improved active
parkland).
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Open Space Acquisition Implementation Work Program
WORK. PROGRAM
A. PRESENT CHALLENGES
The City of Santa Clarita incorporated in 1987 and recently celebrated its twenty (20) year
anniversary. The City encompasses the communities of Canyon Country, Newhall, Saugus,
and Valencia. Surrounding the City are various unincorporated areas and the Angeles
National Forest. As of 2007, the City had approximately 240 acres of developed parkland,
33 miles of trails, and over 2,400 acres of City -owned open space. The City's General Plan
requires five (5) acres of active parkland per 1,000 in population. Based on this requirement,
the City currently faces a deficit of over 600 acres of active parkland and continues to seek a
greenbelt/buffer of preserved open space around the valley and the City.
Santa Clarita is a vibrant community. Since incorporation, the City has experienced
significant growth in area and population that has impacted the relationship between open
space areas and developed land. The City desires to ensure that our open space areas are
protected and maintained, it recognizes that growth must be complemented with continued
protection of our open spaces and the addition of parks and recreation opportunities if the
area's quality of life is to be maintained.
The City should build upon its strong history of park stewardship, development, trail
construction, and open space preservation. If the City wishes to pass on to future generations
of residents a community that retains the attractions that drew them here, the City must
continue to protect and enhance its open space and parkland.
B. TYPES. OF UNDEVELOPED LAND TO. BE ACQUIRED
The following category descriptions explain the variety of open space preservation actions
that are needed in the City:
• Undeveloped Land Preservation —This effort will seek to preserve and protect the
undeveloped areas around the valley and further the City's goal to create a
greenbelt/buffer around the valley and reduce sprawl.
Santa Clara River Watershed — To bring the last unchanneled river in Southern
California into public ownership and protect its wild, valuable habitat has long been a
City goal.
• Trails — Santa Clarita is well known for its miles of scenic and effective bike and
multi -use trails which link neighborhoods to parks and open space, yet many more
critical linkages remain to be added and completed.
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Open Space Acquisition Implementation Work Program
• Wildlife Corridors — Protection and enhancement of the core habitat of unique, endemic,
and valuable plants and animals is a critical goal.
C. ACQUISITION PRINCIPLES
The following principles are the basis for allocation categories and the criteria within each
allocated category. They will also guide the implementation of this Work Program and serve
as benchmarks for the Financial Accountability and Audit Panel in reviewing project
expenditures.
The following principles are intended to maximize the special benefit derived from this Work
Program, maintain the integrity of the Work Program, and to assure fair and equitable
distribution of acreage. A land acquisition project does not need to address each of these
principles to be acquired, but the consistency with principles will be considered when
allocations are determined.
1) To acquire parcels of undeveloped land
2) To provide local matching funds as a way to attract state, federal, and foundation funds
3) To provide new methods for undeveloped land preservation, including the appropriate
use of conservation easements, trails, and protection of rivers and creeks
4) To distribute the open space acquisition equitably in and around the City and/or the Area
of Benefit
5) To assure thatnew and existing undeveloped lands receive the necessary stewardship
6) To ensure that land that is acquired is within the benefit area as defined by the Open
Space Preservation District Engineer's Report
7) To acquire ecologically significant parcels of undeveloped land and engage in regional
cooperative efforts
8) To acquire parcels of undeveloped land of regional importance
In addition, there are several principles that assure that the Open Space Preservation District
funds will be expended in a way that complement good public policy. These will also be
used by the Financial Accountability and Audit Panel to gauge the appropriateness of
expenditures.
9) To minimize impacts and respect adjacent property owners and the values they place on
their property
10) To rely on existing institutions to implement this Work Program, to the extent possible,
so that funds are spent efficiently
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11) To endeavor to acquire property and easements from willing sellers
12) To acquire parcels in a fiscally responsible manner
D. ACREAGE. ALLOCATION RATIO
Funds derived from the Open Space Preservation District that are utilized for this Work
Program shall fund the acquisition of acres of undeveloped land in the following ratio:
At least 90 percent of the acres purchased will be preserved natural open space, and
No more than 10 percent of the acres purchased will be used for future improved
active parkland
E. DESCRIPTION OF LAND ACQUISITION PROJECTS
The City of Santa Clarita's 2002 Open Space Acquisition Plan, the Nature Conservancy's
2006 Santa Clara River Upper Watershed Conservation Plan, Santa Clarita River Watershed
Plan, LA County SEA, South Coast Wildlands Missing Linkages, Rim -of -the -Valley studies
and other relevant technical documents will be considered to prioritize properties for land
acquisition.
The City of Santa Clarita's Open Space Acquisition Plan, adopted by the City Council in
August 2002, established a set of guidelines and policies for bringing open space in the Santa
Clarita Valley into public ownership. The primary objective defined in the Open Space
Acquisition Plan is creating a greenbelt of open space around the City. The purpose of the
greenbelt is to ensure the character and natural habitat of the pristine environment
surrounding the City. In addition, the Open Space Acquisition Plan also identifies finding
open space within the City as a priority, not only as natural land, but as active park space as
well.
During the community process that helped form the Open Space Acquisition Plan, staff was
able to identify what members of the public consider open space to be. Open space was
defined as vacant, undeveloped land in its natural state as well as both active and passive
park space. It should be noted that in order for park space to be considered open space, the
park needed to be of regional size. A small neighborhood "tot lot," for example, would not
be considered open space. However, the City's Central Park, Newhall Park, or Canyon
Country Park (to name only a few) were considered to be open space.
The Open Space Acquisition Plan's primary function as a planning tool is to identify sites
that represent the best value for the City for acquisition. This is done by a set of established
and approved criteria that can be applied to any potential property. At the same time, the
Open Space Acquisition Plan can be used to determine if a potential property does not
represent a good value to the City. Under either circumstance, when land is acquired, the
City endeavors to respect the land use for which the current terrain, topography, and
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Open Space Acquisition Implementation Work Program
environmental characteristics best represents. To establish a regional scope, the Open Space
Acquisition Plan identifies five key areas in the Santa Clarita Valley that are consistent with
the City Council's direction for potential open space acquisition. These regions are:
Eastern Region:
o AWroximate Area: From the 14 Freeway east to the Angeles National Forest and
from the intersection of the 5/14 Freeways north to Vasquez Rocks.
o Goals: To create a continuous strip of open space along the eastern border of the
City of Santa Clarita. Connect open space between the City's boundary and the
Angeles National Forest whenever possible.
o Status: The City has made considerable progress in the eastern region. Currently,
open space property is in public ownership near the proposed Transit Mixed
Concrete (Cemex) project, Whitney Canyon, and several hundred acres associated
with the Golden Valley Ranch development. hi addition, Elsmere Canyon will
likely be publicly held by the Mountains Recreation and Conservation Authority
(MRCA). The region also includes Placerita Canyon and the Placenta Canyon
Nature Center.
Southern Region:
o Approximate Area: From the intersection of the 5/14 Freeways north to the City
of Santa Clarita boundary and between the identified eastern and western regions.
o Goals: Link natural habitat and habitat migration corridors between the eastern
and western regions.
o Status: Over 200 acres of open space will be dedicated to the City associated
with the Gate -King project. This region also contains the historic Beale's Cut
property.
• Western Region:
o Approximate Area: From the 5 Freeway to the Santa Susanna Mountains
Significant Ecological Area, areas around Stevenson Ranch, and from the
intersection of the 5/14 Freeways north along San Francisquito Creek.
o Goals: To create a continuous strip of open space along the western border of the
City of Santa Clarita.
o Status: Several significant properties exist in the region including the Santa Clarita
Woodlands, Towsley Canyon, Mentryville, and 6,000 acres associated with the
Newhall Ranch Development.
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• Northern Region:
o AAwroximate Area: From the northern boundary of the City of Santa Clarita north
to the Angeles National Forest and from the 5 Freeway/Highway 126 interchange
to Vasquez Rocks.
o Goals: To create a continuous strip of open space along the northern border of the
City of Santa Clarita. Connect open space between the City of Santa Clarita and
the Angeles National Forest whenever possible.
o Status: Future development of this region should be monitored and open space
dedication pursued whenever possible.
• City of Santa Clarita:
o Area: All areas contained within the defined boundaries of the City of Santa
Clarita.
o Goals: Work with all City departments, partners, and in conjunction with the Open
Space Plan; the Parks, Recreation, and Open Space Master Plan; River Features
Study; and other documents to acquire and protect open space, both active and
passive, within the City limits. Work in partnership with the development
community to secure open space through dedication.
o Status:
To date,
the City has acquired 2,426 acres of open space
and another 170
acres of passive
or special use parkland, and has
developed 240
acres of parkland.
The regions described above cover a significant area in the Santa Clarita Valley. As a result,
a considerable acreage of land must be considered and analyzed prior to deciding upon a set
of properties to pursue. The Open Space Acquisition Plan, along with this Work Program,
can be used as a tool to assist the City Council and planners in determining which property or
properties represent the best value for the City. The land acquisition projects to be
considered for funding from the Open Space Preservation District will be located within the
benefit area as identified in the Engineers Report.
F, ACQUISTIQN WORK PLAN
Procedures to Accomplish and Implement Goals'
The goals and objectives of the Open Space Acquisition Plan will be met by an objective
work plan. This work plan will enable the City of Santa Clarita to evaluate and rank
potential open space in the Santa Clarita Valley and maximize the limited funding and
resources available for land acquisition and the Open Space Preservation District funds.
Potential Open Space
It is important to note that existing undeveloped land is not considered open space. For
Purposes of this plan, property will only be considered preserved open space if it is:
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Open Space Acquisition Implementation Work Program
• In public ownership and/or;
• Appropriately zoned, designated, or identified as open space or parkland.
Properties being considered for acquisition will be considered "potential" open space until
such a time that they come into public ownership and/or receive the appropriate designation
or zoning.
Rankinn Process
The City of Santa Clarita lacks the financial means to purchase all of the potential open space
in the Santa Clarita Valley. As a result, the identification and acquisition of the most
valuable pieces of potential open space becomes critically important to maximize the
allocation of the City's limited resources.
To achieve this end, an objective method of evaluation must be established to evaluate and
rank each potential open space property being considered for acquisition. Ideally, those
properties that present the greatest value to the City and/or Region should be acquired.
The following seven -step process will allow the City of Santa Clarita to determine which J
potential open space properties represent the greatest value for acquisition. This process will
be applied to each parcel being considered for acquisition.
• Step One — Category of Land
Determine the category of the potential open space. There are two possible
categories:
1. Inside the City of Santa Clarita
2. Outside the City of Santa Clarita and within the Open Space Preservation
District's Area of Benefit
Potential open space outside the City of Santa Clarita and within the Area of Benefit
should receive priority for acquisition because:
➢ Preserving land outside the City will assist in the development of a greenbelt and
ecological value surrounding the Santa Clarita Valley
➢ More development is occurring in Los Angeles County than in the City
➢ Land outside the City can create corridors between the City and the Angeles
National Forest
➢ There is more potential open space to acquire outside the City
• Step Two - Development Status
Determine
the
development
status of the potential open space. The seven status
categories
are:
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Open Space Acquisition Implementation Work Program
A. Entitlements Pending: Development plans have been formally submitted to the
City or Los Angeles County and are in the process of being considered, or plans
are being prepared for submittal.
B. Information Inquiries: The property owner has approached the City or Los
Angeles County regarding the property with the intent to develop.
C. Entitlements Approved: Plans to develop the property have been approved by the
City or Los Angeles County, and an opportunity exists to acquire open space from
the property owner.
D. Amendments — when changes or amendments to the property are proposed.
E. Boundaries — The property's boundary status has changed because of annexation,
etc. The property is now within the Area of Benefit.
F. No Action: No action has been taken to develop the property on the part of the
property owner, OR the owner has indicated no interest in developing the
property.
G. No Information: There is currently no information and/or the development status
of the property is unknown.
Status categories are shown in order of priority, with Status A being the highest.
• Step Three — Availability Status
Determine if the owner of the potential open space property is a willing seller or
would enter into agreements to have the land acquired by the City.
Priority should be given to properties with a willing seller/donor unless the
acquisition of the property presents an overriding benefit to the public good. An
overriding benefit to the public good would be determined by City Council.
• Step Four — Create Subcategories
The potential open space property will now fit into one of several subcategories
depending on whether it is inside or outside of the City, inside the Area of Benefit,
and depending on its development status. Hence, each potential open space property
will fall within one of the following categories:
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Open Space Acquisition Implementation Work Program
Each category will have several potential open space properties within it forming a
catalog of properties in each category. However, each potential open space property
will not receive a relative ranking until Step 5 below.
At this time, the properties in each list should be sorted by their availability status.
Those properties with willing sellers/donors should be placed at the top of the list,
and those without at the bottom.
• Step Five — Apply Criteria
This step will apply the Open Space Inventory Checklist (OSIC) to each property on
each list. (This step will also be the most time consuming.)
The OSIC identifies resources that the City of Santa Clarita believes to be valuable.
These resources are divided into five categories: Habitat Areas; Ridgelines and
Viewsheds; Recreational Resources; Cultural and Historical Resources; and Other
Resources. Each category contains several elements and sub -elements. Each element
and sub -element represents a specific benefit that is either present or not present at
each individual property. Each element and sub -element is weighted equally.
The purpose of the OSIC is to assign numerical scores to each parcel of potential
open space surveyed, based on their overall benefit to the City. Over time, as more
parcels are considered, it will be possible to determine which parcels are more
desirable and which are less desirable based on their relative scores.
To determine the numerical score for each property, the following steps should be
followed:
1. Beginning with the Habitat Area Category, place a check in the "status" column
of the OSIC for each element and/or sub -element that is present on the property.
2. Do not place a check in the "status" column in the OSIC of elements or sub -
elements that do not exist on the property.
3. Apply Steps 1 and 2 to each of the remaining categories.
4. Count the number of check marks in each category and write that number in the
corresponding "Category Subtotal' space.
5. Transfer the numbers from each "Category Subtotal' space to the front page of
the OSIC in the spaces provided.
6. Add each of the category subtotals together and place the result on the front page
of the OSIC in the space marked "Total Score." This figure is the final numerical
score of the property and will be used to establish its rank with other potential
open space properties.
A copy of the Open Space Inventory Checklist and corresponding definitions is
attached as Appendix A.
• Step Six — Catalog Generation
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Open Space Acquisition Implementation Work Program
After each potential open space property has a numerical value assigned to it, each
property should be listed within each category in numerical order, with the highest
value at the top of each list. As indicated in Step 3, properties that do not have a
willing seller/donor should be listed at the bottom of each list. The only exception to
this is any property that has been identified as one whose acquisition would present
significant benefit to the public good, as defined by the City Council. These
properties should be listed among the properties with willing sellers/donors.
In addition, a general assessment of maintenance costs and liability of each property
should be weighed at this time. All else being equal, those properties that present
fewer maintenance challenges and reduced liability should be considered before those
with more challenges and greater risk. Indeed, those properties that present
unreasonable maintenance costs or significant risk may not be considered, regardless
of their numerical score.
• Step Seven— Recommend Parcels for Acquisition
When each property has been ranked, a final catalog of the highest priority properties
can be compiled by staff. A variety of methods can be used to create the final list of
recommendations. This catalog will grow as more properties are considered.
• Plan Flexibility
It is important to realize that this plan is only a guide. The ultimate decision on the
acquisition of property belongs to the City Council. The evolving catalog of
properties to acquire will not obligate the City but will serve as a tool in the decision-
making process.
The plan must be flexible enough to allow for amendments. Because development
occurs rapidly and the status of land changes in a similar fashion, the plan, or parts of
the plan, should be updated as needed.
An explanation of steps one through seven is explained further in Section G: Open
Space Evaluation Process, Step -by -Step.
Applications
This plan can be used for a variety of applications. However, there are three major areas of
implementation:
1. Dedication: Often the City of Santa Clarita is approached by developers and/or property
owners who wish to dedicate all or a portion of their property to the City as open space.
Although additional, natural land is needed in Santa Clarita and may present numerous
opportunities, in some cases costs or liability associated with property ownership may not
warrant acquisition.
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Open Space Acquisition Implementation Work Program
hi cases where the City is approached by a property owner with the intention to dedicate
property, either the City can evaluate the property using the OSIC or it may be the case
that the City has already evaluated the property independently. In either case, the
property will receive or already have a numerical score.
In both cases, the proposed parcel will receive a score and be ranked against other
potential open space in the Santa Clarita Valley. Depending on its score and rank, the
City will be able to make an objective decision on whether to accept or deny the
dedication.
2. Development Review Committee: Developers often propose to dedicate open space as
part of the development process. The OSIC can be used by staff during the development
review process to help determine whether the proposed open space meets the City's
needs.
Depending on the rank given to the property using the OSIC, City staff will be able to
make an objective decision about how the dedication will fit into the overall development
process.
3. Grant Writing: There is a significant amount of grant funds available for acquisition of
open space. Being able to provide an objective statement of value for any given property
being sought for acquisition will help build valid justification for bringing the site into
public ownership and enhance the City's ability to receive funding.
City staff applies for grants as they become available and as they meet the objectives of
the City. Staff resources will be utilized to apply for available grant funds for acquisition
of open space.
Over time, a substantial catalog of potential open space properties will be compiled.
G OPEN SPACE EVALUATION PROCESS
Step -by -Step Instructions
The City's Open Space Acquisition Plan outlines the evaluation process for open space in the
Santa Clarita Valley. The work plan is a series of seven steps designed to categorize and
objectively determine the overall value of potential open space properties. This section
includes detailed instructions for each step in the process.
1. Land Category — Determine whether the property is inside or outside of the Open Space
Preservation District's Area of Benefit
2. Development Status — Determine the development status of the property
3. Availability Status — Determine if the property owner is a willing seller or donor
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Open Space Acquisition Implementation Work Program
4. Create Subcategories — Categorize the property according Steps 1-3
5. Auply Criteria —Apply criteria on the Open Space Inventory Checklist (OSIC) to the
property
6. Create Final Lists — Based on the property's OSIC score, determine its relative rank
within the property's sub -list from Step 4.
7. Catalog Generation — Based on the final lists in Step 6, make recommendations on
whether the property should or should not be considered for acquisition. Note that
recommendations should always be directed to the City Council for approval.
Sten 1—Land Category
Step 1 requires the evaluator to determine whether the property is inside or outside of the
Area of Benefit. This can be done by consulting the Open Space Preservation District map.
After Step 1 is completed, the potential property will be categorized as either "Inside the
City" or "Outside the City and Within the Area of Benefit." Properties categorized as
"Outside the City and Within the Area of Benefit" have been identified by the City Council
as higher priority than those categorized as "Inside the City and Within the Area of Benefit."
Step 2 — Development Status
Step 2 in the process is to obtain the development status of the property from the Planning
Division. Provide Planning with one of the following pieces of information (listed in priority
order):
1. Address
2. Location (i.e., cross streets, etc.)
3. Tentative Parcel Map or Tentative Tract Map
4. Assessors Parcel Number (APN)
Based on the results of the Development Status search, the evaluator should assign the
development history to one of the following categories:
A. Entitlements Pending: Development plans have been formally submitted to the City
or Los Angeles County and are in the process of being considered, or plans are being
prepared for submittal.
B. Information Inquiries: The property owner has approached the City or Los Angeles
County regarding the property with the intent to develop.
C. Entitlements Approved: Plans to develop the property have been approved by the City
or Los Angeles County, and an opportunity exists to acquire open space from the
property owner.
D. Amendments — when changes or amendments to the property are proposed.
E. Boundaries —The property's boundary status has changed because of annexation, etc.
The property is now within the Area of Benefit.
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Open Space Acquisition Implementation Work Program
F. No Action: No action has been taken to develop the property on the part of the
property owner, OR the owner has indicated no interest in developing the property.
G. No Information: There is currently no information and/or the development status of
the property is unknown.
Development status categories are shown in priority order, with "Status A" being the highest
priority.
By the end of Step 2, the property should be categorized as either "Inside the City" or
"Outside the City and Within the Area of Benefit" and assigned a Development Status. (To
this point, a property that is "Outside the City and Within the Area of Benefit" and has
Development Status "A" would receive the highest priority. This will be discussed in Step 4
— Creating Subcategories.)
Step 3 — Availability Status
In this step, determine if the property owner is known to be a willing seller/donor or a
non -willing seller/donor. If this is not known, it may be necessary to contact the property
owner. (Contact information should be included in the information provided by Planning in
Step 2.)
Priority should be given to properties with a willing seller/donor unless the acquisition of the
property presents an overriding benefit to the public good, as determined by the City Council.
At the end of Step 3, the property should be categorized as "Inside the City" or "Outside the
City and Within the Area of Benefit," have a development status assigned to it (A through
G), and whether the property owner is a willing seller/donor.
Step 4 — Create Subcategories
By this time, the potential open space property should have been categorized as indicated
above in Step 3. The first relative value judgment of that property can now be assessed and
compared with other open space properties that have been evaluated.
Properties that are "Outside the City and Within the Area of Benefit" and have a
development status of "A" are identified as the highest priority for acquisition. Conversely,
properties that are "Inside the City" with a development status of D or E are identified as the
lowest priority for acquisition.
It should be noted that properties that are "Outside the City and Within the Area of Benefit"
with a development status of "D" or "E" may or may not be a higher acquisition priority
than, for example, a property that is "Inside the City" and a development status of "A".
These instances should be considered on a case-by-case basis.
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Open Space Acquisition Implementation Work Program
After Step 4, the property being evaluated should be placed in one of the following
categories.
Development Status B
Development Status C
Development Status D
Development Status E
Development Status F
Development Status G
Step 5 — Apply Criteria
Development
Status A
Development
Status B
Development
Status C
Development
Status D
Development
Status E
Development
Status F
Development
Status G
Step 5 of the evaluation is by far the most lengthy and the most involved segment of the
process.
For each property the evaluator should complete an Open Space Inventory Checklist (OSIC)
form. In most cases, it will be necessary to travel to the site itself to complete the form.
Accessing each property will generally require the permission of the property owner.
Steps to Complete the OSIC:
Provide basic property information including:
■ The Assessor's Parcel Number (APN)
■ The date(s) the evaluation was conducted
■ The initials of the evaluator
■ The availability status (willing seller/donor?)
• A brief description of the location of the property
2. Provide basic category and development status information. Circle whether the
property is inside or outside the City, and inside or outside the Area of Benefit, and
circle the letter that corresponds to the property's appropriate development status.
3. Evaluate each element and sub -element of each of the six inventory categories. These
six categories are:
■ Habitat Areas
■ Ridgelines and Viewsheds
■ Recreational Resources
■ Cultural/Historical Resources
■ Other Resources
• Hazard/Other Areas
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Open Space Acquisition Implementation Work Program
To evaluate the elements and sub -elements in each inventory category, place an "X"
or checkmark in the status column of each element or sub -element known to exist or
observed to exist on the property. Place no marks in the status column for elements
or sub -elements not known or observed to exist on the property.
For Example: If a hypothetical property being evaluated contains a wildlife migration
corridor, riparian habitat, a portion of the Santa Clara River, and a known presence of
the Southwestern Willow Flycatcher (to name a few), then these elements and sub -
elements should each receive an "X" or checkmark in the corresponding status
column. Other elements and sub -elements that are not known to be or observed to be
present on the site should NOT receive a mark.
Special Instructions: I
-
Some elements and sub -elements have special scoring instructions associated with
them. In most cases, only one mark should be placed in the corresponding status
column of known or observed elements and sub -elements. However, there are
exceptions. These are:
Known threatened/endangered plant and animal species: The species listed on the
OSIC are those that appeared on the 2008 list provided by the California
Department of Fish and Game. These elements and sub -elements should always
reflect the most current list of state and federally endangered and threatened
species. Place only one mark in the status column for each sub -element present
regardless of the population of the species. Do not, for example, place one mark
in the status column for each individual of that species present on the property.
Rid elg ines: Place a mark in the status column if there is at least one ridgeline
present on the property.
• Cultural and/or Historical Resource Areas: Place one mark in each sub -element
for each site on the property. For example, a hypothetical property containing
two Native American sites and two "other" archaeological sites should receive a
total of four marks in the corresponding status column.
4. Score each inventory category. To complete this step, simply count all of the X's or
checkmarks for elements and sub -elements within each inventory category. Record
the total number of marks for each category in the space provided in the category
column. In addition, record the same figures in the spaces provided in the score
summary box at the top left of the first page of the OSIC.
Note that marks in the Hazard/Other Area category are not included in the overall
total. Instead, these marks are meant to be general indicators of potentially negative
aspects of the property. The City may wish to reconsider acquisition of properties
that contain any of the sub -elements in this category, regardless of the extent or
frequency.
City of Santa Clarita Page 18
Open Space Acquisition Implementation Work Program
For Example: A hypothetical property has one primary ridgeline, the presence of
secondary ridgelines, a significant "dark sky" viewshed, a significant regional
viewshed, and a unique on-site visual feature yielding a total of five marks in the
Ridgeline and Viewshed Category. The number "5" would be recorded in the
category column and on the front page in the space provided next to "Ridgelines and
Viewsheds." The same process would be completed for each of the six inventory
categories.
5. Add the inventory category scores to compute the property's overall score. When
each category\score has been recorded in the spaces provided on the front page of the
OSIC, the scores should be totaled (except those in the Hazards category). This is the
final score of the property being evaluated.
By the end of Step 5, the property being evaluated should have a total score associated
with it. The higher the score, the greater the relative value of the property to the City.
11
Step 6—Cataloll Generation
At this point, the property being evaluated should have the following assigned to it:
A land category either "Inside the City" or "Outside the City and Within the Area of
Benefit"
A development status of either A through G
A total score based on criteria in the OSIC
As the catalog of open space grows, properties should be sorted according to their land
category and development status. Properties of the same land category and development
status should then be sorted by the score received, based on the criteria in the OSIC. A
higher OSIC score represents a property of greater value. Hence, a property that is "Outside
the City and Within the Area of Benefit," development status "A," and with the highest OSIC
score should theoretically represent the greatest overall value to the City for acquisition.
Note: Those properties with non -willing sellers/donors should be grouped at the bottom of
subcategories, in OSIC score order.
Step 7 — Recommend Parcels for Acquisition
Based on the final set of lists, parcels that represent the greatest value for the City to acquire
should be recommended. All recommendations should be directed to the City Council for
final approval.
City of Santa Clarita Page 19
Open Space Acquisition Implementation Work Program
APPENDIX A
Open Space Inventory Criteria Form (OSIC)
U
SAN,l,A-
75 DECEM�i
Contents:
■ Open Space Inventory Site Checklist
■ Definitions
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Contents:
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APPENDIX C
Vacant/Undeveloped Properties Map
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Contents:
■ Vacant/Undeveloped Properties Map
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Final
Engineer's Report
for
Open Space Preservation District
Fiscal Year 2009-10
Prepared under the provisions of the
Landscaping and Lighting Act of 1972
Forthe
CITY OF SANTA CLARITA
Los Angeles County, California
June 9, 2009
1
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009.10 Page 1
TABLE OF CONTENTS
Certificates.................................................................................................................... 2
Report........................................................................................................................... 3
Part A - Plans and Specifications............................................................................ 4
Part B - Estimate of Cost........................................................................................ 5
Part C - Method of Apportionment of Assessment ................................................. 6
Part D - Assessment Roll...................................................................................... 16
Part E - Assessment Diagram............................................................................... 16
Appendix
1) Certificates of Participation (Open Space and Parkland Acquisition Program) 2007
Debt Service Schedule
2) Open Space Acquisition Implementation Work Program
r \santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc
Harris & Associates
I
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City of Santa Clarita June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009.10 Page 2
CITY OF SANTA CLARITA
OPEN SPACE PRESERVATION DISTRICT
ENGINEER'S REPORT
CERTIFICATES
The undersigned acting on behalf of Hams & Associates, respectfully submits the enclosed
Engineer's Report as directed by City Council pursuant to the provisions of Section 4 of Article
XIIID of the California Constitution, and provisions of the Landscaping and Lighting Act of 1972,
Section 22500 et seq. of the California Streets and Highways Code. The undersigned certifies that
she is a Professional Engineer, registered in the State of California.
Dated: May 29, 2009
R.C.E. No. 41965
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Asses ment Roll and
Assessment Diagram thereto attached, was filed with me on the ' day of , 2009.
`\\�1111111111I IIIII///q„�i
``\` Q\�p • COU l ;' Sharon L. Dawson, City Clerk
�P GoaPortgTF b City of Santa Clarita
Qo o = Los Angeles County, California
Z DEC, 15,1987 Cl)
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,NOS c141FORN� Q5pBy
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City
of Santa Clarita, California, on the day of 2009.
Sharon L' Dawson, City Clerk
City of Santa Clarita
411\1
p •"",o
\\\ \� COU Los Angeles County, Cal(i/fo�Jrnia,�Q,
2 Z `DEC. 15 o a By Jr�G acs
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' r:\santa clanta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09.doc Hams & Associates
City of Santa Clarita
Open Space Preservation District
' Engineer's Report, FY 2009-10
FISCAL YEAR 2009.10
' ENGINEER'S REPORT PREPARED PURSUANT
TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTING ACT OF 1972
' SECTION 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE,
ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION, AND
' THE PROPOSITION 218 OMNIBUS IMPLEMENTATION ACT
(GOVERNMENT CODE SECTION 53750 ET SEQ.)
June 9, 2009
Pursuant to Part 2 of Division 15 of the Streets and Highways Code of the State of California, Article
XIIID of the California Constitution, the Proposition 218 Omnibus Implementation Act and in
accordance with the Resolution of Initiation, adopted by the City Council of the City of Santa
Clarita, State of California, in connection with the proceedings for:
OPEN SPACE PRESERVATION DISTRICT
hereinafter referred to as the "District", I, Joan E. Cox, P.E., the authorized representative of Harris
& Associates, the duly appointed ASSESSMENT ENGINEER, submit herewith the "Report"
consisting of five (5) parts as follows:
PART A — PLANS AND SPECIFICATIONS
Contains a description of the improvements that are to be maintained or serviced by the District.
PART B — ESTIMATE OF COST
Identifies the estimated cost of the improvements to be provided by the District, including incidental
costs and expenses in connection therewith.
PART C — METHOD OF APPORTIONMENT
Describes the basis on which the costs have been apportioned to each parcel of land within the
District, in proportion to the estimated benefits to be received by such lots and parcels.
PART D — ASSESSMENT ROLL
Identifies the maximum assessment to be levied on each benefited lot or parcel of land within the
District.
PART E — ASSESSMENT DIAGRAM
Contains a Diagram of the District Boundaries showing the exterior boundaries of the District, the
boundaries of any zones within the District and the lines and dimensions of each lot or parcel of land
within the District.
' r\santa clanta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09.doc I Harris & Associates
City of Santa Clarita � June 9, 2009
Open Space Preservation District
Engineer's Report, FY 2009-10 Page 4
PART A
' PLANS AND SPECIFICATIONS;
The Open Space Preservation District expands the City's existing Open Space, Park and Parkland
' Program. This program acquires, preserves, improves, finances, services and maintains facilities as
described below.
' It is the City Council's intent to utilize the additional funding from the Open Space Preservation
District to expand the existing Open Space, Park, and Parkland Program to accelerate vacant land
acquisition in and around the City in accordance with the guidelines outlined in the Open Space
' Acquisition Implementation Work Program, which is included herein and is provided in the
Appendix.
' The City intends to finance a portion of the facilities through the issuance of bonded indebtedness.
The plans and specifications for the improvements, showing the general nature, location and the
' extent of the facilities, are on file in the City Parks, Recreation and Community Services Department
and are by reference herein made a part of this report.
' r\santa clarita\admin 09-10\reports\open space\ospd ty09-10 final rpt 29may09 docHarris & Associates
IIIII'i
The improvements are the acquisition, preservation, improvement, financing, servicing and
'
maintenance of parks, parkland and open space lands and appurtenant equipment and facilities,
including but not limited to, personnel, electrical energy, utilities such as water, materials,
contracting services, debt service costs, and other items necessary for the satisfactory provision
'
of these facilities and services.
'
Facilities include but are not limited to:
■ Open Space Lands
■ The Santa Clara River Watershed
'
■ Trail Systems
■ Wildlife Corridors
■ Park and Recreation Facilities and Equipment
'
Maintenance means the furnishing of services and materials for the ordinary and usual
maintenance, operation, preservation and servicing, including repair, removal or replacement of
all or part of any of the park, parklands and open space lands or appurtenant equipment or
'
facilities; providing for the life, growth, health and beauty of the landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing and treating for disease or injury; the
removal of trimmings, rubbish, debris and other solid waste; brush clearing; and the cleaning,
'
sandblasting, and painting of walls and other improvements to remove or cover graffiti.
Servicing means the furnishing of water for the irrigation and the furnishing of electric current or
'
energy, gas or other illuminating agent for the operation of the park, parklands and open space
lands or appurtenant equipment or facilities.
' The City intends to finance a portion of the facilities through the issuance of bonded indebtedness.
The plans and specifications for the improvements, showing the general nature, location and the
' extent of the facilities, are on file in the City Parks, Recreation and Community Services Department
and are by reference herein made a part of this report.
' r\santa clarita\admin 09-10\reports\open space\ospd ty09-10 final rpt 29may09 docHarris & Associates
IIIII'i
' City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009-10 Page 5
PART B
' ESTIMATE OF COST
' The City's budget for the Open Space, Park, and Parkland Program, shown below, details the
estimated costs for Fiscal Year 2009-10 as available at the time of preparation of this report. The
1972 Act provides that the total cost of the construction, acquisition, preservation, improvement,
' servicing and maintenance, together with incidental expenses, may be financed from the assessment
proceeds. The incidental expenses may include engineering fees, legal fees, printing, mailing,
postage, publishing, and all other related costs identified with the district proceedings.
' Open Space, Park, and Parkland Program [1] $7,036,566
Expansion of the Program through the Preservation District $1,673,294
' Less General Benefit Contribution (71.5%) ($6,227,550)
Subtotal (City's Special Benefit Allocation): $2,482,310
Ci
Preservation District Expansion Budget
Administration $23,000
Bond Debt Service [2] $713,652
Land Acquisition Bond Fund
Beginning Bond Net Proceeds - Acquisition Reserve (positive) ($15,000,000)
Beginning Land Acquisition Reserve ($17,500)
Other Revenue (interest, etc) ($262,771)
Estimated Land Acquisition Costs $15,000,000
Estimated Land Acquisition Grant Matching Funds $0
Ending Land Acquisition Reserve $1,216,913
Total Preservaton District Expansion Budget: $1,673,294
' The 1972 Act requires that a special fund be set-up for the revenues and expenditures of the District.
Funds raised by assessment shall be used only for the purpose as stated herein. The City may
advance funds or incur bonded indebtedness, if needed, to ensure adequate cash flow or timing of the
' provision of the facilities, and will be reimbursed for any such advances or payment of annual bond
debt service upon receipt of assessments. Any surplus or deficit remaining on July 1 must be carried
over to the next fiscal year.
' r\santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29mayo9 doc Harris & Associates
Iii
Required Additional City Contribution to the Program Budget $809,016
'
[1] Detailed estimated costs of components of the Program are available in the Parks
Recreation and Community Services Department and are incorporated herein by this reference
[2] Under the Preservation District, the total estimated cost of the Improvements to be funded
by the Preservation District is greater than can be conveniently raised from a single annual
assessment The City is authorized to determine such costs of one or more Improvements,
including related debt service, to be collected in installments over a period not to exceed thirty
(30) fiscal years from its initial funding, as provided in the annual Engineer's Report. On
December 12, 2007, the City executed and delivered $15,525,000 Certificates of Participation
(Open Space and Parkland Acquisition Program) 2007 Series (the "Certificates") to fund such
Improvements and the assessments from the Preservation District were pledged to make debt
'
service payments on the Certificates. The debt service schedule is attached hereto as
Appendix 1.
' The 1972 Act requires that a special fund be set-up for the revenues and expenditures of the District.
Funds raised by assessment shall be used only for the purpose as stated herein. The City may
advance funds or incur bonded indebtedness, if needed, to ensure adequate cash flow or timing of the
' provision of the facilities, and will be reimbursed for any such advances or payment of annual bond
debt service upon receipt of assessments. Any surplus or deficit remaining on July 1 must be carried
over to the next fiscal year.
' r\santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29mayo9 doc Harris & Associates
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1 City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009-10 Page 6
PART C
' METHOD OF APPORTIONMENT OF ASSESSMENT
General
' Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting Act of 1972,
permits the establishment of Assessment Districts by cities for the purpose of providing certain
' public improvements which include the construction, maintenance and servicing of park and
recreation improvements and the acquisition of land for park, recreation or open space purposes.
' Section 22573, Landscaping and Lighting Act of 1972 requires that assessments be levied according
to benefit rather than according to assessed value. This section states:
' "The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among all
assessable lots or parcels in proportion to the estimated benefits to be received by each such
lot or parcel from the improvements."
The Act permits the designation of zones of benefit within any individual assessment district if "by
' reason of variations in the nature, location, and extent of the improvements, the various areas will
receive different degrees of benefit from the improvements." (Sec. 22574). Thus, the 1972 Act
requires the levy of a true "assessment" rather than a "special tax."
' In addition, Proposition 218, the "Right to Vote on Taxes Act" which was approved on the
November 1996 Statewide ballot and added Article XIIID to the California Constitution, requires
that a parcel's assessment may not exceed the reasonable cost of the proportional special benefit
' conferred on that parcel. XIIID provides that only special benefits are assessable and the City must
separate the general benefits from the special benefits. XIIID also requires that publicly owned
properties that benefit from the improvements be assessed.
Reason For The Assessment
' The District will fund a portion of the City's Open Space, Park, and Parkland Program (the "Program")
as previously defined herein in Part A of this Report.
' This Program covers park and recreation facilities, open space lands, the Santa Clara River watershed,
trail systems and wildlife corridors throughout the City of Santa Clarita, and open space preservation
around the perimeter of the City.
' Special Benefit Analysis
Parcels within the District will be assessed for those improvements that provide a special benefit to
the properties. Article XIIID of the California Constitution defines special benefit as:
"A particular and distinct benefit over and above general benefits conferred on real property
' located in the district or to the public at large. General enhancement of property value does
not constitute `special benefit'."
' r \santa danta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc Harris & Associates
City of Santa Clarita June 9, 2009
Open Space Preservation District
tEngineer's Report, FY 2009-10 Page 7
Special Benefit Determination
' In determining the proportionate special benefit derived by each identified parcel, the proximity of
the parcel to the public improvements detailed in Part A above, and the capital, maintenance and
' operating costs of said public improvements, was considered and analyzed. Due to the close
proximity of the parcels to the improvements detailed in Part A above, it has been demonstrated and
determined the parcels are uniquely benefited by, and receive a direct advantage from, and are
conferred a particular and distinct special benefit over and above general benefits by, said public
improvements.
' The overall quality of life and desirability of an area is enhanced when parks, open space and
recreational facilities are in place, improved, operable, safe, clean and maintained. Property
desirability in an area also increases when there is an increase in the number of parks, open space
and recreation facilities.
Studies in a number of communities have indicated that recreation areas and facilities, if well
' maintained and wisely administered, have caused a marked increase in the property values of parcels
in the community. Consequently, such recreation and park facilities have proved to be a potent
factor in maintaining a sound economic condition and a high standard of livability in the community.
' These studies confirm the opinion long held by planning authorities as to the economic value of
parks and recreational facilities in a community.
"The recreation value is realized as a rise in the value of land and other property in or near
' the recreation area, and is of both private interest to the landowner and others, holding an
economic stake in the area, and of public interest to the taxpayers, who have a stake...."
(National Recreation and Park Association, June 1985)
' "Recreation and park amenities are central components in establishing the quality of life in a
community.... [businesses'] main resource is their employees for whom quality of life is an
important issue.. The availability and attractiveness of local parks and programs influences
some companies' relocation decisions.... the presence of a park encourages real estate
development around it...." (California Parks & Recreation, Winter 1997)
' The special benefit of parks and other recreational facilities conferred to residential and non
residential properties has been summarized by a number of studies. The United States Department
of the Interior, National Park Service, in a publication dated June 1984, concluded that:
• t
Parks and recreation stimulate business and generate tax revenues.
' ■ "Parks and recreation help conserve land, energy, and resources."
■ "An investment in parks and recreation helps reduce pollution and noise, makes communities
more livable, and increases property values."
' ■ "Public recreation benefits all employers by providing continuing opportunities to maintain a
level of fitness throughout one's working life, and through helping individuals cope with the
stress of a fast -paced and demanding life."
' Collaborative Economics, a Silicon Valley think-tank, has found strong connections between the
physical design and attractive maintenance of community facilities and the new knowledge -driven,
service-oriented economy (Linking the New Economy to Livable Communities, Collaborative
' Economics 1998). Businesses are increasingly valuing "quality of life" as a way to recruit and retain
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City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009.10 Page 8
skilled workers (Pro zles of Business Leadership on Smart Growth, National Association of Local
' Government Environmental Professionals, 1999).
Non-residential property (either vacant or developed) located within a community that actively
' promotes the design and maintenance of park and recreation facilities, is conferred a distinct and
special benefit because these features attract businesses, ensuring the highest and best use of the
property. Area desirability helps to assure that vacant property is actually marketable to willing
' buyers and helps assure that the property owner can actually capture the full market value for
property.
' Residential property (both vacant and developed) benefits from the "area desirability" because
workers are attracted to community, and will purchase homes, which again assures the highest and
best use of the property. As described above, when an area is desirable, property is more marketable
' and owners are better positioned to capture the benefits full market value.
The entire community, and parcels within the community, are conferred a special benefit when parks
' and recreational facilities are included as part of the overall community design standard and are
maintained.
The Supreme Court of California, in Knox v. City of Orland, acknowledged that parks confer special
' benefit. In this opinion, the Supreme Court of California stated "(i)n California, there is a lengthy
history of legislative and judicial recognition that parks constitute proper subjects for special
assessment."
' Homebuyers over age 55, considering a move, were surveyed about the amenities that "would
seriously influence them in selecting a new community" in Boomers on the Horizon: Housin?
'
Preferences of the 55+ Market, National Association of Home Builders, 2002. The following results
were found:
' Finally, the ERE Yarmouth and Real Estate Research Corporation has found that "smart
communities" (those that actively plan and maintain parks, open space, streetscaping and pedestrian
friendly features) will experience the fastest rise in real estate values(Defining New Limits.
' Emerzing Trends in Real Estate, ERE Yarmouth and Real Estate Research Corporation, 1988).
In addition, all of the aforementioned above illustrates that parks, open space and recreational
' facilities contribute to a specific increase in property desirability and a specific enhancement of the
property value of each parcel within the district which confers a particular and distinct special
benefit upon the real property located within the district
'' r \santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc I Harris & Associates
Seeking
Rank on
Amenity
Group
Amenity
List
Walking and jogging trails
55+
52
Walking and jogging trails
55+ >$75k per year
65
1
Outdoor spaces
55+
51
2
Outdoor spaces (park)
55+, moving to suburbs
55
Open Spaces
55+
46
4
' Finally, the ERE Yarmouth and Real Estate Research Corporation has found that "smart
communities" (those that actively plan and maintain parks, open space, streetscaping and pedestrian
friendly features) will experience the fastest rise in real estate values(Defining New Limits.
' Emerzing Trends in Real Estate, ERE Yarmouth and Real Estate Research Corporation, 1988).
In addition, all of the aforementioned above illustrates that parks, open space and recreational
' facilities contribute to a specific increase in property desirability and a specific enhancement of the
property value of each parcel within the district which confers a particular and distinct special
benefit upon the real property located within the district
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1 City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009-10 Page 9
Area of Benefit
' Proposition 218 states, "No assessment shall be imposed on any parcel which exceeds the reasonable
cost of the proportional special benefit conferred on that parcel. Only special benefits are assessable,
and an agency must separate the general benefits from the special benefits conferred on a parcel."
Based on the above, the area of benefit for the facilities and services funded by the District needs to
be defined.
The National Recreation and Park Association standards are used to define the service area of the
' City's existing parklands and open space areas. These standards state that a community park, which
serves the needs of several neighborhoods, has a service radius of up to 3 miles. Properties within
this 3 -mile service radius are considered to receive special benefit from the facility.
To define the service area of the District, a 3 -mile radius was drawn around all of the City's existing
parklands and open space areas. This is shown on the Assessment Diagram at the back of this
Report.
It should be noted that the District service area includes Hasley Canyon Park, which is currently
outside the City boundaries but within an area that is anticipated to annex into the City in the very
' near future. This park has been included to make sure an appropriate service area has been
represented for the District.
' Parcels within the District service area are considered to receive special benefit from the District.
The total area served by the Program, as defined above, is 118,314 acres. Of that area, 84,602 acres,
or approximately 71.5%, is outside the city boundaries. The benefits conferred on these non -city
parcels within the service areas are considered the "general benefits" associated with the District.
Therefore, only 28.5% of the District budget is assessed to City properties as the quantification of
' special benefits received, and 71.5% of the budget will be provided from other sources (e.g.: general
fund, Proposition A funds, etc.).
General Benefits
' Section 4 of Article XIIID requires that the general benefits imparted by the Open Space, Park and
Parkland Program be separated from the special benefits and that only the special benefit portion of
' the costs of the project be assessed against those parcels which are identified as receiving special
benefits.
' As stated above, only 28.5% of the District budget is assessed to properties within the City
boundaries as the quantification of special benefits received, and 71.5% of the budget is defined as
the "general benefits" which will be provided from other sources (e.g.: general fund, Proposition A
' funds, etc.).
This quantification of general benefit is considered a conservative estimate because much of the area
outside the City boundaries is currently sparsely developed when compared with the development
intensity within the City.
All properties within the City of Santa Clarita are within the service area of the City's existing
parklands and open space areas. Therefore, these properties receive special benefit from the existing
facilities. The existing facilities are distributed throughout all areas of the City. Because of the
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1 City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009-10 Page 10
uniform distribution of the existing parklands and open space areas in the City, it is considered a
' reasonable approximation of the ultimate service area of the parklands and open space to be
obtained, developed and preserved through the Program.
' Any future acquisition of undeveloped lands will be within the City of Santa Clarita city limits or within
the service area of the City's existing parklands and open space areas. Because of this, and the fact that
any undeveloped lands outside the City boundaries will remain essentially in their natural state, these
' additional areas are not considered to increase the benefit boundaries of the District.
Additional general benefits to the public at large are considered incidental and non -quantifiable and
' are more than adequately funded by the City's additional contribution.
Special Benefit Methodology
' The District boundaries are coterminous with the City of Santa Clarita. To establish the special
benefit to the individual parcels within the District, a Benefit Unit system is proposed. Each parcel
of land is assigned Benefit Units (BU's) in proportion to the estimated special benefit the parcel
' receives relative to the other parcels within the District from the Program. Benefit Units are
established by considering both the dwelling unit equivalency of a property and the benefits
provided, as discussed above.
' Basic Formula:
(Equivalent Dwelling Units) x (Benefit Factor) = Benefit Units
' Equivalent Dwelling Units
In order to allocate benefit fairly between the parcels, an Equivalent Dwelling Unit (EDU)
' methodology is proposed which equates different types of land uses to a single-family residential
parcel, thereby allowing a uniform method of assessment.
t The EDU method uses the single family home as the basic unit of apportionment. A single family
home equals one Equivalent Dwelling Unit (EDU). Every other land use is converted to EDU's as
described below. All properties in the District will be assigned dwelling units and land use
' classifications per the County Assessor's roll. (Inaccuracies in the County data will be reviewed on a
case by case basis as they are brought to the City's attention.)
A methodology has been developed to calculate the EDU's for other residential land uses and for
non-residential parcels. Every land use is converted to EDU's: parcels containing apartments are
converted to EDU's based on the number of dwelling units on each parcel of land; non-residential
parcels are converted based on the lot size of each parcel of land. Table 1 outlines the EDU formula.
r\santa clanta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc Harris & Associates
1
City of Santa Clarita
Open Space Preservation District
Engineer's Report, FY 2009.10
June 9, 2009
Residential
Single Family Residences (SFR). A single family home equals 1 EDU.
11
Multi -family Residences (Apartments and Condominiums) and Mobile Home Parks. Multi-
family residential parcels and mobile home park equivalencies are determined by multiplying the
number of dwelling units on each parcel by 0.75 and 0.5, respectively, due to the relative
population density of these types of dwelling units and reduced unit size compared to the typical
density and size of a SFR. Studies have consistently shown that the average apartment unit
impacts infrastructure approximately 75% as much as a single-family residence, and the average
mobile home unit impacts infrastructure approximately 50%. (Sources: Institute of
Transportation Engineers Informational Report Trip Generation, Fifth Edition, 1991; Metcalf and
Eddy, Wastewater Engineering Treatment, Disposal, Reuse, Third Edition, 1991). Trip
generation and wastewater usage are a function of population density. Based on this, it is
concluded that other infrastructure will be similarly impacted at a reduced level. The smaller
average unit size of multiple -residential and mobile homes result in a lesser enhancement per
' unit to property values.
The EDU's assigned to a multi -residential or a mobile home parcel are calculated based on the
' number of dwelling units and the appropriate EDU factor. For example, the EDU factor for
multi -residential (0.75) is multiplied by the number of dwelling units on the parcel to determine
the total EDU's for the multiple residential parcel. Similarly, the total EDU's for a mobile home
1 parcel are calculated by multiplying the EDU factor (0.5) by the number of mobile home units on
the parcel.
' Developed Non -Residential
Developed non-residential properties are defined as improved commercial, industrial and
institutional properties (such as churches). In converting these properties to EDU's, the size of
' the parcels are compared to the median size of a single-family residential lot, which is 0.17 acres.
This equals approximately 6 SFR lots per acre of land. Therefore, developed non-residential
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=Harris & ASSOCIdteS
Table 1 - EDU Formula
Assessed
EDU
Equivalent Dwelling
Land Use
Unit
X
_
Factor
Unit Rate (EDU)
Residential
Single family home
1 dwelling
x
1 =
1.00 EDU / dwelling
Single family vacant
1 parcel
x
0.25 =
0.25 EDU / parcel
Multi -Family (incl. Condo)
1 dwelling
x
0.75 =
0.75 EDU / dwelling
Mobile Home Parks
1 space
x
0.5 =
0.50 EDU / space
Developed Non -Residential
Commercial, Industrial,
1 acre
x
6 =
6.00 EDU / acre
Government, Church
1.00 EDU / parcel min
Vacant
1 acre
x
1.5 =
1.50 EDU / acre
0.25 EDU / parcel min
5 acre
x
1.5 =
7.50 EDU / parcel max
Residential
Single Family Residences (SFR). A single family home equals 1 EDU.
11
Multi -family Residences (Apartments and Condominiums) and Mobile Home Parks. Multi-
family residential parcels and mobile home park equivalencies are determined by multiplying the
number of dwelling units on each parcel by 0.75 and 0.5, respectively, due to the relative
population density of these types of dwelling units and reduced unit size compared to the typical
density and size of a SFR. Studies have consistently shown that the average apartment unit
impacts infrastructure approximately 75% as much as a single-family residence, and the average
mobile home unit impacts infrastructure approximately 50%. (Sources: Institute of
Transportation Engineers Informational Report Trip Generation, Fifth Edition, 1991; Metcalf and
Eddy, Wastewater Engineering Treatment, Disposal, Reuse, Third Edition, 1991). Trip
generation and wastewater usage are a function of population density. Based on this, it is
concluded that other infrastructure will be similarly impacted at a reduced level. The smaller
average unit size of multiple -residential and mobile homes result in a lesser enhancement per
' unit to property values.
The EDU's assigned to a multi -residential or a mobile home parcel are calculated based on the
' number of dwelling units and the appropriate EDU factor. For example, the EDU factor for
multi -residential (0.75) is multiplied by the number of dwelling units on the parcel to determine
the total EDU's for the multiple residential parcel. Similarly, the total EDU's for a mobile home
1 parcel are calculated by multiplying the EDU factor (0.5) by the number of mobile home units on
the parcel.
' Developed Non -Residential
Developed non-residential properties are defined as improved commercial, industrial and
institutional properties (such as churches). In converting these properties to EDU's, the size of
' the parcels are compared to the median size of a single-family residential lot, which is 0.17 acres.
This equals approximately 6 SFR lots per acre of land. Therefore, developed non-residential
' r \santa Banta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc
=Harris & ASSOCIdteS
City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009-10 Page 12
parcels are assigned EDU's at a rate of 6 EDU's per acre. The minimum EDU assignment for a
' developed non-residential parcel is 1.0 EDU per parcel, which is the same as a developed SFR
The area of non-residential condominium parcels is calculated based on the individual area of the
' condo plus an equal share of the common area associated with the condominium project.
Vacant
Regarding larger vacant properties, a strict application of the EDU rate per acre will result in an
inappropriately large assessment, particularly considering the fact that the vacant parcel provides
some of the open space attributes the park system endeavors to provide. As the size of a parcel
increases, it begins to provide proportionally larger open space characteristics. In order to
recognize this, the EDU rate for vacant, non -SFR property is applied to the first 5 acres only.
This provides the City with a mechanism to effectively model the benefits received by vacant,
non -SFR property in the more urbanized areas (where vacant lot sizes tend to be smaller because
of encroaching development) while also crediting the open space benefits provide by larger,
undeveloped parcels.
Therefore, vacant, non -SFR parcels will be assessed 1.5 EDU's per acre up to a maximum of 5
acres per parcel. The minimum EDU assignment for a vacant parcel is 0.25 EDU's per parcel,
which is 25% of a developed SFR.
Exempt
Exempted from the assessment are the areas of streets, avenues, lanes, roads, drives, courts,
alleys, and public easements, rights -of -ways, and parkways. Also exempted from assessment are
utility rights-of-way, common areas (such as in condominium complexes), landlocked parcels
and small parcels vacated by the City as these parcels have little or no value and therefore do not
benefit from the improvements.
In addition, parks, greenbelts and open space are exempt from assessment, as are public schools,
golf courses (which are considered as parks in most cities' planning documents) and cemeteries,
which are also considered to provide a type of parkland and open space.
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Vacant property consists of parcels with few or no improved structures. These properties have
virtually no impacts on infrastructure to make a comparison to developed property; however,
based on the Los Angeles County Assessor's data, the average land value of a SFR property is
'
between 45% and 50% of the total value. Splitting the difference between value and impacts,
vacant property is assigned EDU's at the rate of 25 percent of improved property.
'
A vacant parcel, designated exclusively for a single-family residential unit by a recorded Tract
Map or Parcel Map, will be assigned 0.25 EDUs per lot.
'
Other vacant parcels, including those properties designated as agricultural, are assessed based
upon the acreage of the parcel. All of these parcels will be assigned EDU's at the rate of 25% of
the developed non-residential properties, or 1.5 EDU's per acre.
Regarding larger vacant properties, a strict application of the EDU rate per acre will result in an
inappropriately large assessment, particularly considering the fact that the vacant parcel provides
some of the open space attributes the park system endeavors to provide. As the size of a parcel
increases, it begins to provide proportionally larger open space characteristics. In order to
recognize this, the EDU rate for vacant, non -SFR property is applied to the first 5 acres only.
This provides the City with a mechanism to effectively model the benefits received by vacant,
non -SFR property in the more urbanized areas (where vacant lot sizes tend to be smaller because
of encroaching development) while also crediting the open space benefits provide by larger,
undeveloped parcels.
Therefore, vacant, non -SFR parcels will be assessed 1.5 EDU's per acre up to a maximum of 5
acres per parcel. The minimum EDU assignment for a vacant parcel is 0.25 EDU's per parcel,
which is 25% of a developed SFR.
Exempt
Exempted from the assessment are the areas of streets, avenues, lanes, roads, drives, courts,
alleys, and public easements, rights -of -ways, and parkways. Also exempted from assessment are
utility rights-of-way, common areas (such as in condominium complexes), landlocked parcels
and small parcels vacated by the City as these parcels have little or no value and therefore do not
benefit from the improvements.
In addition, parks, greenbelts and open space are exempt from assessment, as are public schools,
golf courses (which are considered as parks in most cities' planning documents) and cemeteries,
which are also considered to provide a type of parkland and open space.
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' City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009-10 Page 13
Government -Owned Property
' Prop. 218 states, "Parcels within a district that are owned or used by any [public] agency ... shall
not be exempt from the assessment unless the agency can demonstrate... that [the] parcels in fact
' receive no special benefit."
Government-owned (public) properties must be assessed for the benefits they receive. If no
' benefit is received (for example, parks and schools as discussed above) then the government-
owned parcels can be "exempt" from the assessment. Uses such as City Hall and maintenance
yards are assessed as developed non-residential property.
' Benefit Factors
Proper preservation of parklands and open space within and surrounding the City benefits properties
by providing environmental quality and recreational enhancement. The amount of benefit received
will vary with the different land use of the property. There are two categories from which the total
benefit of a parcel is derived, and these benefits are weighted equally with respect to each other:
1. Environmental Quality Benefit. The improvement of the quality of air, visual aesthetics and
attractiveness of the community as a place to live, work and do business. All properties within
the District are considered to receive this benefit.
2. Recreation Enhancement Benefit. The availability of useable and safe parkland and
recreational facilities. Only residential properties are considered to receive this benefit as it more
directly relates to the enhancement of the quality of life in the residential community.
1
1
ll
Table 2 outlines the Benefit Factors for the Open space, park and parkland program:
Table 2 - Open Space & Parkland Benefit Factors
Land Use:
Residential
Non -Residential
1. Environmental Quality
2. Recreation Enhancement
0.5
0.5
0.5
0.0
Total Benefit Factor =
1
0.5
Benefit Units
As discussed above, the basic formula for calculating Benefit Units for each property is as follows:
Basic Formula:
(Equivalent Dwelling Units) x (Benefit Factor) = Benefit Units
Table 3, below, outlines the Benefit Unit calculations for various properties:
' r \santa danta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc Harris & Associates
City of Santa Clarita
No. of
No. of
June 9, 2009
Open Space Preservation District
Land Use
Parcels
Dwellings
Acres
Engineer's Report, FY 2009-10
Residential
BU's
Asmt per BU
Page 14
Asmt per BU
Table 3 - Benefit Unit Calculation
32,994
32,994
Assessed
EDU
Benefit
Benefit Unit (BU)
Land Use
Unit
x Factor
_
x Factor
Rate
Residential
6,738.750
Condominiums
14,923
Single family home
1 dwelling
x 1
x 1 0 =
1 00 BU /dwelling
Single family vacant
1 parcel
x 025
x 1 0 =
0.25 BU / parcel
Multi -Family (incl. Condo)
1 dwelling
x 075
x 1 0 =
0.75 BU / dwelling
Mobile Home Parks
1 space
x 0 5
x 1 0 =
050 BU / space
Developed Non -Residential
Vacant
Commercial, Industrial, Gov, Church
1 acre
x 6
x 05 =
300 BU / acre
860.99
1 EDU min
x 0 5 =
0.50 BU / parcel min
Vacant
4,73670
735.000
Totals: 1
52,246
59,480
1 acre
x 1.5
x 0 5 =
075 BU / acre
0
25 EDU min
x 0 5 =
0.125 BU /parcel min
5 acre
x 1.5
x 0 5 =
3 75 BU / parcel max
Table 4 provides a summary of Benefit Units for the City of Santa Clarita
Table 4 - Assessable Benefit Unit Summary by Land Use
No. of
No. of
No. of
No. of
Land Use
Parcels
Dwellings
Acres
Benefit Units
Residential
BU's
Asmt per BU
Asmt per BU
Asmt per BU
Single family home
32,994
32,994
$27.00
32,994.000
Single family vacant
1,227
306.750
Multi -family residential
379
8,985
6,738.750
Condominiums
14,923
14,923
11,192.250
Mobile Home Parks
30
2,578
1289.000
Developed Non -Residential
Commercial / Industrial
1,902
3,471.67
10,452.790
incl. Government & Church
Vacant
Vacant 5 ac or less
595
860.99
648.915
Vacant more than 5 ac
196
4,73670
735.000
Totals: 1
52,246
59,480
9,069.36
64,357.455
Assessment Rate Calculation
Table 5 provides the assessment rate calculation for FY 2009-10.
Table 5 - Assessment Rate Calculation
FY 09-10
FY 09-10
FY 08-09
Estimated
No. of
Actual
Maximum*
Maximum
Budget
BU's
Asmt per BU
Asmt per BU
Asmt per BU
$1,673,294
64,357.46
$26.00
$27.00
$26.00
* The maximum annual assessment rate will be increased each year by $1.00 per Benefit Unit
(table below). The actual assessments levied in any fiscal year will be as approved by the
City Council and may not exceed the maximum assessment rate without receiving property
owner approval for the increase.
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Assessment Duration
The Open Space Preservation District is proposed to exist for thirty (30) years beginning with 2007-
08 and with fiscal year 2036-37 as its last fiscal year.
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City of Santa Clarita
June 9, 2009
Open Space Preservation District
'
Engineer's Report, FY 2009-10
Page 15
Sample calculations for various land uses
are provided in Table 4.
'
Table 6 - Sample Calculations
FY 09-10
'
No. of Units or
EDU
Benefit
Benefit
Annual
Land Use
Parcel Size
x Factor x
Factor =
Units
Asmt
Residential
'
Single family home
1 dwelling
x 1
x
1.0 =
1.00
$26.00
Single family vacant (subdivided)
1 parcel
x 0.25
x
1.0 =
0.25
$6.50
'
Condominium
Duplex
1 dwelling
2 dwellings
x 0.75
x 0.75
x
x
1.0 =
1.0
0.75
1.50
$19.50
$39.00
4-plex
4 dwellings
x 0.75
x
1.0 =
3.00
$78.00
10 -unit Apartment
10 dwellings
x 0.75
x
1.0
7.50
$195.00
'
Mobile Home Parks
10 spaces
x 0.5
x
1.0
5.00
$13000
Developed Non -Residential
'
Commercial, Industrial, Gov, Church
0.25 acre
x 6
x
0.5 -
0.75
$19.50
Commercial, Industrial, Gov, Church
0.5 acre
x 6
x
0.5 =
1.50
$3900
Commercial, Industrial, Gov, Church
1 acre
x 6
x
0.5 =
3.00
$78.00
'
Vacant
Vacant
0.5 acre
x 1.5
x
0.5 =
038
$9.75
'
Vacant
1 acre
x 1.5
x
0.5 =
0.75
$19.50
Vacant
5 acre
x 1.5
x
0.5 =
3.75
$97.50
Vacant
10 acre
3.75
$97.50
Assessment Duration
The Open Space Preservation District is proposed to exist for thirty (30) years beginning with 2007-
08 and with fiscal year 2036-37 as its last fiscal year.
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City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009-10 Page 16
PART D
' ASSESSMENT ROLL
' The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2009-10 apportioned to
each lot or parcel, as shown on the last equalized roll of the Assessor of the County of Los Angeles.
The Assessment Roll is provided below and is incorporated herein.
' The description of each lot or parcel is part of the records of the Assessor of the County of Los
Angeles and these records are, by reference, made part of this Report.
' PART E
ASSESSMENT DIAGRAM
' The Assessment Diagram for the Maintenance District is provided on the following page.
The lines and dimensions of each lot or parcel within the Maintenance District are those lines and
' dimensions shown on the maps of the Assessor of the County of Los Angeles, for the year when this
Report was prepared, and are incorporated by reference herein and made part of this Report.
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IIIli7
1
1
1
1
1
1
1
1
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City of Santa Clarita
Open Space Preservation District
Engineer's Report, FY 2009-10
June 9, 2009
Paae 17
r \santa clanta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc
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r \santa clanta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc
Harris & Associates
City of Santa Clarita
Open Space Preservation District
Engineer's Report, FY 2009-10
June 9, 2009
APPENDIX 1
Certificates of Participation
(Open Space and Parkland Acquisition Program)
2007 Series
Debt Service Schedule
r \santa clanta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc
Harris & Associates
City of Santa Clarita
Open Space Preservation District
Engineer's Report, FY 2009-10
June 9, 2009
APPENDIX 1
Debt Serlice Schedule
"I he followin- table seta forth the scheduled Lease Pavmentti Iclatille- to the Certificates.
' r \santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc I Harris & Associates
TABLE I
SCHEDULE OF PRINCIPAL
AND I1TERLST
COMPOINE%TS
Intet estPati meet`
Date
Principal
Component
lntel est
Component
Total
78141
,annual Pavinents
4f 1/ 2008
2W077 6.077 , 4
S 216.077.74
10; Ir2008
350.825 63
356.8'5,63
S 572,90336
4/112009
356 825 63
356.x'5 63
10, 1,,2009
356.8'5.63
356,825 63
713.651.25
4/12010
356.825.63
356.425.(v
10,'112010
356,325.63
156,825.63
713.651.25
4/112011
316.825.x3356,325(„
10/12011
S 35.000.00
356.325.63
391.325.6+
748,651:25
4/1/2012
356.125.63
356,125.63,
10/1'`2012
760.000.0(1
35&125.63
416.125,63
772,251.25
4,T2013
354925.63
354025.63
101`1 .2013
W000.00
354925 63
444 925.63
799,851 25
411/2014
353,125.63
353,125.63
11111;2014
1'_0.000.0()
353,125.63
473.125,63
826:251.25
4,,112015
350.72;_x3
35(1.735.63
10/1/2015
150.000.00
350.725.03
500,725.63
851.451.25
41112016
347.725.63
347.725,63
10, 1 /2016
135.000.00
347,725.63
5.31725.63
880,451.25
4/1/2017
344.035.63
344.0'_'5,63
101112017
220.000.00
3 44.02 5 63
563,025.63
908,051.25
41112018
339.625.63
339.625 63
10/1/2018
255,000.00
339,625 03
594.625,63
934,251.25
4/1/2019
334.535.63
334.525.63
101111 /2019
290.000.00
334.525.63
02.1,525.03
959,051.25
4,'1/2020
325,725.63
3213.725 63
IOil /2020
330,00000
328,725.63
658,725.63
987,451?5
4/1 /2021
321019.38
321.919 38
10/1/2021
370.000.00
321919.39
691.91938
1.013,838.75
4/1,'2022
314.1-19_38
314.14938
1011/2022
410-00000
314,1.39.38
724,14934
1.038.298.75
4;' 1, 2023
305.334.38
305.334.38
10/ 1 /2023
455.000.00
305334 38
760,334.38
1,005,668.75
4,1 ' '2024
295,381 25
295,381.25
10112024
505.00000
295,38125
800,38125
1,095,762.50
4/1;2025
244.018.75
284.018.75
101" 1 /2025
550,000 00
284.01 x.?5
834.01 IN 75
1,1 18,037 50
-4/ 113026
2 71.64 3 75
271.643 75
10/1/2026
605,000 00
271.643 75
876.6.13 75
1.148.257.50
4,'1/2027
10/1/2027
655.000,011
257.728.75
27.725.75
257.72875
012,72875
1,170,45751)
4.'1/2028
242.663.75
242.663 75
1011202$
715,000.00
242.663 75
957,663'15
1.200,327.50
4,/ 12029
226.' 18.7 5
226,218 75
10,' 1;1029
775,000 01)
226.21 x.75
1.00 1.211 K7>
1,'_27.437,`0
4, 120 30
207,512.50
207,812 50
10/ OT'2030
835,000 00
207.x 12.50
1.042.812 50
1.250 625 00
' r \santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc I Harris & Associates
City of Santa Clarita
Open Space Preservation District
Engineer's Report, FY 2009-10
June 9, 2009
APPENDIX 1
lntere"t Pa}°stent'• Principal
tntere%t
Total
Bate Contpnttent
(`trntltttncnt _
Total
:lnnual11mments
4 1;2031
18798125
187 81_?5
1011;2031 X205.000 00
18',981?5
1.092981 25
1 250,962 50
41,2032
166,487 50
166,487.50
101 1;2032 975.000 00
166.487 50
1.141.487.50
1.307,975 00
4/1,,2033
143.331.25
143331.25
10%1/2033 1.045.001) 00
143.331 25
1.18;1.331 25
1.331.662.50
4'1%2034
118,512 50
118.512 50
10� 112034 1,125.000 00
1 18.512 50
1._-13.512.50
1,362.025.00
4 1112035
91,793.75
91.793.75
101,2035 1.205.0ou 00
91.793.7•
1.206,793.75
1.388.587 50
4f 1i2036
63,175.00
63.175.00
10/112036 1.285A0000
63.175.00
1,348.175.00
1.411,350 00
4,,1/2037
32.656.25
32.656.25
_-- 10'112037 1.375,00000
�32.656?5 —
— 1.107.656?5_
1A40.31250
$15.525,00().00
S 15,994,534.61
531.519,53.1.61
531.519,534.61
Lease Payment., are due klarch 15 and September 15 of the respective year.
r \santa clarita\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc I Harris & Associates
City of Santa Clarita June 9, 2009
Open Space Preservation District
' Engineer's Report, FY 2009-10 APPENDIX 2
Open Space Acquisition
Implementation Work Program
1
' r \santa Banta\admin 09-10\reports\open space\ospd fy09-10 final rpt 29may09 doc Harris & Associates
T � �
Fp 75 DECEWa'�
OPEN SPACE ACQUISITION IMPLEMENTATION
WORK PROGRAM
FOR THE
CITY OF SANTA CLARITA
Approved by Financial Accountability and Audit Panel: 5-29-08
Open Space Acquisition Implementation Work Program
TABLE OF CONTENTS
EXECUTIVE SUMMARY
WORK PROGRAM
A. Present Challenges
B. Types of Undeveloped Land to be Acquired
C. Acquisition Principles
D. Acreage Allocation Ratio
E. Description of Land Acquisition Projects
F. Acquisition Work Plan
o Potential Open Space
o Ranking Process
o Applications
G. Open Space Evaluation Process
o Step -by -Step Instructions
97
5
5
6
7
7
9
14
Appendix A — Open Space Inventory Criteria (OSIC) Checklist & Definitions
Appendix B — List of Parcels
Appendix C — Vacant/Undeveloped Properties Map
City of Santa Clarita Page 2
Open Space Acquisition Implementation Work Program
0
Open Space Preservation District
' EXECUTIVE SUMMARY
IBackground
' Since the City of Santa Clarita's incorporation in 1987, the City has made a significant effort to
preserve greenbelts and undeveloped land within and outside the City. This includes
implementing the vision of the first and subsequent City Councils to buffer the Santa Clarita
' Valley with a greenbelt to help maintain the character and quality of life for residents. During
the "The Big Picture" Community Strategic Planning process in 2004, several open space goals
were reaffirmed. Additionally, in 2007 a number of community members spoke to the Council
' in support of preserving undeveloped land and asked the Council to, once again, pursue the
creation of a mechanism to finance the acquisition and preservation of undeveloped land. In
April 2007, the City Council adopted a resolution to initiate the formation of the City of Santa
Clarita Open Space Preservation Distnct.
' Open Space Preservation District Formation
Property owners from the City voted to support the new Open Space Preservation District (the
"District"), with 69 percent ballots in favor and 31 percent not in favor. The District needed a
simple majority of assessment to pass, which was received. On July 17, 2007, the City Council
adopted a resolution forming the City of Santa Clarita Open Space Preservation District. J
The City of Santa Clarita's Open Space Preservation District represents a significant step
forward in the City's ongoing efforts to acquire, preserve, and protect open space.
District Purpose
* The Open Space Preservation District will expand upon the City's existing Open Space, Park,
and Parkland Program ("Program").
' The City already has an extensive Program for the acquisition, preservation, improvement,
servicing and maintenance of parks, parkland, and open space lands. The existing program is
responsible for the implementation of various functions associated with parks maintenance, park
planning, and development. It provides planning and administration for the acquisition and
construction of parks, open space, trails, and grounds as well as the operations and maintenance
' supplies to maintain the parks, facilities, trails, and open space. In addition, this program works
with the community on the master plans and designs of various park facilities, and oversees the
implementation of these designs by managing the construction process. Many properties outside
' the City's boundaries benefit from the City's existing Program (it is estimated that 71.5 percent
of the benefiting area is outside the City).
' It is the City Council's intent to use the additional funding from the District to expand the
existing Program to accelerate vacant land acquisition in and around the City. The City has
'
City of Santa Clarita Page 3
Open Space Acquisition Implementation Work Program
1 ,
already been doing this to some extent in previous years, but this would allow more funds to be
used for this purpose.
District Funds
The City's existing Parks Program budget was approximately $6.8 million in Fiscal Year
2007-08. The Open Space Preservation District will increase the funds by approximately $1.5
million, and the City Council has committed these $1.5 million funds from the Open Space
Preservation District to acquire vacant lands in and around the City, as identified in this Annual
Open Space Acquisition Implementation Work Program ("Work Program").
Parcel Payments into the District
In 2007, a single-family residence paid $25, which is the designated•"Assessment Rate."
Condominiums, townhomes, and apartments paid $18.75 for each unit, and mobile home parks
paid $12.50 per space.
Non-residential developed property, such as commercial, industrial, and institutional land uses,
paid $75 per acre, and vacant parcels paid $18.75 per acre up to 5 acres (not to exceed $93.75).
The maximum Assessment Rate that can be charged will increase by $1 each year. The actual
Assessment Rate in any fiscal year must be approved by the City Council prior to the levy and
may not exceed the maximum Assessment Rate without receiving property owner approval for
the increase.
Assessment District Duration:
The assessment will be in place for thirty (30) years through Fiscal Year 2036-37.
Engineer's Report and Annual Work Program:
An Engineer's Report for the formation of this District was developed. The Engineer's Report is
a legally required document, pursuant to Article XIIID of the California Constitution, for
assessment districts.
This document (Work Program) outlines how the open space acquisition will be accomplished,
what the priorities are, etc. This Work Program provides acquisition principles, such as:
■ The acquired land is within the benefit 'area for the District (within a 3 -mile radius of the
City's existing parks and open space lands), and
■ At least 90 percent of the acres purchased will be preserved for natural open space (so that no
more than 10 percent of the acres purchased will be used for future improved active
parkland).
City of Santa Clarita Page 4
Open Space Acquisition Implementation Work Program
1
I
WORK PROGRAM
' A. PRESENT CHALLENGES
The City of Santa Clarita incorporated in 1987 and recently celebrated its twenty (20) year
' anniversary. The City encompasses the communities of Canyon Country, Newhall, Saugus,
and Valencia. Surrounding the City are various unincorporated areas and the Angeles
National Forest. As of 2007, the City had approximately 240 acres of developed parkland,
' 33 miles of trails, and over 2,400 acres of City -owned open space. The City's General Plan
requires five (5) acres of active parkland per 1,000 in population. Based on this requirement,
the City currently faces a deficit of over 600 acres of active parkland and continues to seek a
' greenbelt/buffer of preserved open space around the valley and the City.
Santa Clarita is a vibrant community. Since incorporation, the City has experienced
' significant growth in area and population that has impacted the relationship between open
space areas and developed land. The City desires to ensure that our open space areas are
protected and maintained, it recognizes that growth must be complemented with continued
' protection of our open spaces and the addition of parks and recreation opportunities if the
area's quality of life is to be maintained.
The City should build upon its strong history of park stewardship, development, trail
construction, and open space preservation. If the City wishes to pass on to future generations
of residents a community that retains the attractions that drew them here, the City must
continue to protect and enhance its open space and parkland.
B. TYPES OF UNDEVELOPED LAND TO BE ACQUIRED
The following category descriptions explain the variety of open space preservation actions
' that are needed in the City: ,
• Undeveloped Land Preservation — This effort will seek to preserve and protect the
undeveloped areas around the valley and further the City's goal to create a
greenbelt/buffer around the valley and reduce sprawl.
' • Santa Clara River Watershed — To bring the last unchanneled river in Southern
California into public ownership and protect its wild, valuable habitat has long been a
City goal.
• Trails — Santa Clarita is well known for its miles of scenic and effective bike and
multi -use trails which link neighborhoods to parks and open space, yet many more
critical linkages remain to be added and completed.
' City of Santa Clarita Page 5
Open Space Acquisition Implementation Work Program
• Wildlife Corridors — Protection and enhancement of the core habitat of unique, endemic,
and valuable plants and animals is a critical goal.
C. ACQUISITION PRINCIPLES
The following principles are the basis for allocation categories and the criteria within each
allocated category. They will also guide the implementation of this Work Program and serve
as benchmarks for the Financial Accountability and Audit Panel in reviewing project
expenditures.
The following principles are intended to maximize the special benefit derived from this Work
Program, maintain the integrity of the Work Program, and to assure fair and equitable
distribution of acreage. A land acquisition project does not need to address each of these
principles to be acquired, but the consistency with principles will be considered when
allocations are determined.
1) To acquire parcels of undeveloped land
2) To provide local matching funds as a way to attract state, federal, and foundation funds
3) To provide new methods for undeveloped land preservation, including the appropriate
use of conservation easements, trails, and protection of rivers and creeks
4) To distribute the open space acquisition equitably in and around the City and/or the Area
of Benefit
5) To assure that new and existing undeveloped lands receive the necessary stewardship
6) To ensure that land that is acquired is within the benefit area as defined by the Open
Space Preservation District Engineer's Report
7) To acquire ecologically significant parcels of undeveloped land and engage in regional
cooperative efforts
8) To acquire parcels of undeveloped land of regional importance
In addition, there are several principles that assure that the Open Space Preservation District
funds will be expended in a way that complement good public policy. These will also be
used by the Financial Accountability and Audit Panel to gauge the appropriateness of
expenditures.
9) To minimize impacts and respect adjacent property owners and the values they place on
their property
10) To rely on existing institutions to implement this Work Program, to the extent possible,
so that funds are spent efficiently
City of Santa Clarita Page 6
Open Space Acquisition Implementation Work Program
11) To endeavor to acquire property and easements from willing sellers
12) To acquire parcels in a fiscally responsible manner
D. ACREAGE ALLOCATION RATIO
Funds derived from the Open Space Preservation District that are utilized for this Work
Program shall fund the acquisition of acres of undeveloped land in the following ratio:
At least 90 percent of the acres purchased will be preserved natural open space, and
No more than 10 percent of the acres purchased will be used for future improved
active parkland
E. DESCRIPTION OF LAND ACQUISITION PROJECTS
' The Open Space Acquisition Plan's primary function as a planning tool is to identify sites
that represent the best value for the City for acquisition. This is done by a set of established
and approved criteria that can be applied to any potential property. At the same time, the
' Open Space Acquisition Plan can be used to determine if a potential property does not
represent a good value to the City. Under either circumstance, when land is acquired, the
City endeavors to respect the land use for which the current terrain, topography, and
' City of Santa Clarita Page 7
Open Space Acquisition Implementation Work Program
The City of Santa Clarita's 2002 Open Space Acquisition Plan, the Nature Conservancy's
2006 Santa Clara River Upper Watershed Conservation Plan, Santa Clarita River Watershed
'
Plan, LA County SEA, South Coast Wildlands Missing Linkages, Rim -of -the -Valley studies
and other relevant technical documents will be considered to prioritize properties for land
acquisition.
The City of Santa Clarita's Open Space Acquisition Plan, adopted by the City Council in
August 2002, established a set of guidelines and policies for bringing open space in the Santa
(
Clanta Valley into public ownership. The primary objective defined in the Open Space
Acquisition Plan is creating a greenbelt of open space around the City. The purpose of the
greenbelt is to ensure the character and natural habitat of the pristine environment
surrounding the City. In addition, the Open Space Acquisition Plan also identifies finding
open space within the City as a priority, not only as natural land, but as active park space as
well.
During the community process that helped form the Open Space Acquisition Plan, staff was
able to identify what members of the public consider open space to be. Open space was
defined as vacant, undeveloped land in its natural state as well as both active and passive
park space. It should be noted that in order for park space to be considered open space, the
park needed to be of regional size. A small neighborhood "tot lot," for example, would not
be considered open space. However, the City's Central Park, Newhall Park, or Canyon
Country Park (to name only a few) were considered to be open space.
' The Open Space Acquisition Plan's primary function as a planning tool is to identify sites
that represent the best value for the City for acquisition. This is done by a set of established
and approved criteria that can be applied to any potential property. At the same time, the
' Open Space Acquisition Plan can be used to determine if a potential property does not
represent a good value to the City. Under either circumstance, when land is acquired, the
City endeavors to respect the land use for which the current terrain, topography, and
' City of Santa Clarita Page 7
Open Space Acquisition Implementation Work Program
environmental characteristics best represents. To establish a regional scope, the Open Space
Acquisition Plan identifies five key areas in the Santa Clarita Valley that are consistent with ,
the City Council's direction for potential open space acquisition. These regions are:
• Eastern Region:
o Approximate Area: From the 14 Freeway east to the Angeles National Forest and
from the intersection of the 5/14 Freeways north to Vasquez Rocks.
o Goals: To create a continuous strip of open space along the eastern border of the
City of Santa Clarita. Connect open space between the City's boundary and the
Angeles National Forest whenever possible.
o Status: The City has made considerable progress in the eastern region. Currently,
open space property is in public ownership near the proposed Transit Mixed
Concrete (Cemex) project, Whitney Canyon, and several hundred acres associated
with the Golden Valley Ranch development. In addition, Elsmere Canyon will
likely be publicly held by the Mountains Recreation and Conservation Authority
(MRCA). The region also includes Placerita Canyon and the Placerita Canyon
Nature Center.
Southern Region:
o Approximate Area: From the intersection of the 5/14 Freeways north to the City
of Santa Clarita boundary and between the identified eastern and western regions.
o Goals: Link natural habitat and habitat migration corridors between the eastern
and western regions.
o Status: Over 200 acres of open space will be dedicated to the City associated
with the Gate -King project. This region also contains the historic Beale's Cut
property.
• Western Region:
o Approximate Area: From the 5 Freeway to the Santa Susanna Mountains
Significant Ecological Area, areas around Stevenson Ranch, and from the
intersection of the 5/14 Freeways north along San Francisquito Creek.
o Goals: To create a continuous strip of open space along the western border of the
City of Santa Clarita.
o Status: Several significant properties exist in the region including the Santa Clarita
Woodlands, Towsley Canyon, Mentryville, and 6,000 acres associated with the
Newhall Ranch Development.
City of Santa Clarita Page 8
Open Space Acquisition Implementation Work Program
r
J
a Northern Region:
o Approximate Area: From the northern boundary of the City of Santa Clarita north
to the Angeles National Forest and from the 5 Freeway/Highway 126 interchange
to Vasquez Rocks.
o Goals: To create a continuous strip of open space along the northern border of the
City of Santa Clarita. Connect open space between the City of Santa Clarita and
the Angeles National Forest whenever possible.
o Status: Future development of this region should be monitored and open space
dedication pursued whenever possible.
• City of Santa Clarita:
o Area: All areas contained within the defined boundaries of the City of Santa
Clarita.
o Goals: Work with all City departments, partners, and in conjunction with the Open
Space Plan; the Parks, Recreation, and Open Space Master Plan; River Features
Study; and other documents to acquire and protect open space, both active and
passive, within the City limits. Work in partnership with the development
community to secure open space through dedication.
o Status: To date, the City has acquired 2,426 acres of open space and another 170
acres of passive or special use parkland, and has developed 240 acres of parkland.
The regions described above cover a significant area in the Santa Clarita Valley. As a result,
a considerable acreage of land must be considered and analyzed prior to deciding upon a set
of properties to pursue. The Open Space Acquisition Plan, along with this Work Program,
can be used as a tool to assist the City Council and planners in determining which property or
properties represent the best value for the City. The land acquisition projects to be
considered for funding from the Open Space Preservation District will be located within the
benefit area as identified in the Engineers Report.
F. ACQUISTION WORD PLAN
Procedures to Accomplish and Implement Goals
The goals and objectives of the Open Space Acquisition Plan will be met by an objective
work plan. This work plan will enable the City of Santa Clarita to evaluate and rank
potential open space in the Santa Clarita Valley and maximize the limited funding and
resources available for land acquisition and the Open Space Preservation District funds.
Potential Open Space
It is important to note that existing undeveloped land is not considered open space. For
purposes of this plan, property will only be considered preserved open space if it is:
City of Santa Clarita Page 9
Open Space Acquisition Implementation Work Program
In public ownership and/or;
Appropriately zoned, designated, or identified as open space or parkland.
Properties being considered for acquisition will be considered "potential" open space until
such a time that they come into public ownership and/or receive the appropriate designation
or zoning.
Ranking- Process
The City of Santa Clarita lacks the financial means to purchase all of the potential open space
in the Santa Clarita Valley. As a result, the identification and acquisition of the most
valuable pieces of potential open space becomes critically important to maximize the
allocation of the City's limited resources.
To achieve this end, an objective method of evaluation must be established to evaluate and
rank each potential open space property being considered for acquisition. Ideally, those
properties that present the greatest value to the City and/or Region should be acquired.
The following seven -step process will allow the City of Santa Clarita to determine which
potential open space properties represent the greatest value for acquisition. This process will
be applied to each parcel being considered for acquisition.
0 Step One — Category of Land
Determine the category of the potential open space. There are two possible
categories:
1. Inside the City of Santa Clarita
2. Outside the City of Santa Clarita and within the Open Space Preservation
District's Area of Benefit
Potential open space outside the City of Santa Clarita and within the Area of Benefit
should receive priority for acquisition because:
➢ Preserving land outside the City will assist in the development of a greenbelt and
ecological value surrounding the Santa Clarita Valley
➢ More development is occurring in Los Angeles County than in the City
➢ Land outside the City can create corridors between the City and the Angeles
National Forest
➢ There is more potential open space to acquire outside the City
• Step Two — Development Status
Determine the development status of the potential open space. The seven status
categories are:
City of Santa Clarita Page 10
Open Space Acquisition Implementation Work Program
7
' • Step Three — Availability Status
Determine if the owner of the potential open space property is a willing seller or
would enter into agreements to have the land acquired by the City.
11
Priority should be given to properties with a willing seller/donor unless the
acquisition of the property presents an overriding benefit to the public good. An
overriding benefit to the public good would be determined by City Council.
• Step Four — Create Subcategories
The potential open space property will now fit into one of several subcategories
depending on whether it is inside or outside of the City, inside the Area of Benefit,
and depending on its development status. Hence, each potential open space property
will fall within one of the following categories:
' City of Santa Clarita Page 11
Open Space Acquisition Implementation Work Program
A.
Entitlements Pending: Development plans have been formally submitted to the
City or Los Angeles County and are in the process of being considered, or plans
are being prepared for submittal.
B.
Information Inquiries: The property owner has approached the City or Los
Angeles County regarding the property with the intent to develop.
C.
Entitlements Approved: Plans to develop the property have been approved by the
City or Los Angeles County, and an opportunity exists to acquire open space from
the property owner.
D.
Amendments — when changes or amendments to the property are proposed.
E.
Boundaries — The property's boundary status has changed because of annexation,
etc. The property is now within the Area of Benefit.
'
F.
No Action: No action has been taken to develop the property on the part of the
property owner, OR the owner has indicated no interest in developing the
property.
'
G.
No Information: There is currently no information and/or the development status
of the property is unknown.
'
Status
categories are shown in order of priority, with Status A being the highest.
' • Step Three — Availability Status
Determine if the owner of the potential open space property is a willing seller or
would enter into agreements to have the land acquired by the City.
11
Priority should be given to properties with a willing seller/donor unless the
acquisition of the property presents an overriding benefit to the public good. An
overriding benefit to the public good would be determined by City Council.
• Step Four — Create Subcategories
The potential open space property will now fit into one of several subcategories
depending on whether it is inside or outside of the City, inside the Area of Benefit,
and depending on its development status. Hence, each potential open space property
will fall within one of the following categories:
' City of Santa Clarita Page 11
Open Space Acquisition Implementation Work Program
Each category will have several potential open space properties within it forming a
catalog of properties in each category. However, each potential open space property
will not receive a relative ranking until Step 5 below.
At this time, the properties in each list should be sorted by their availability status.
Those properties with willing sellers/donors should be placed at the top of the list,
and those without at the bottom.
• Step Five — Apply Criteria
This step will apply the Open Space Inventory Checklist (OSIC) to each property on
each list. (This step will also be the most time consuming.)
The OSIC identifies resources that the City of Santa Clarita believes to be valuable.
These resources are divided into five categories: Habitat Areas; Ridgelines and
Viewsheds; Recreational Resources; Cultural and Historical Resources; and Other
Resources. Each category contains several elements and sub -elements. Each element
and sub -element represents a specific benefit that is either present or not present at
each individual property. Each element and sub -element is weighted equally.
The purpose of the OSIC is to assign numerical scores to each parcel of potential
open space surveyed, based on their overall benefit to the City. Over time, as more
parcels are considered, it will be possible to determine which parcels are more
desirable and which are less desirable based on their relative scores.
To determine the numerical score for each property, the following steps should be
followed:
1. Beginning with the Habitat Area Category, place a check in the "status" column
of the OSIC for each element and/or sub -element that is present on the property.
2. Do not place a check in the "status" column in the OSIC of elements or sub -
elements that do not exist on the property.
3. Apply Steps 1 and 2 to each of the remaining categories.
4. Count the number of check marks in each category and write that number in the
corresponding "Category Subtotal' space.
5. Transfer the numbers from each "Category Subtotal' space to the front page of
the OSIC in the spaces provided.
6. Add each of the category subtotals together and place the result on the front page
of the OSIC in the space marked "Total Score." This figure is the final numerical
score of the property and will be used to establish its rank with other potential
open space properties.
A copy of the Open Space Inventory Checklist and corresponding definitions is
attached as Appendix A.
• Step Six — Catalog Generation
City of Santa Clarita Page 12
Open Space Acquisition Implementation Work Program
1
After each potential open space property has a numerical value assigned to it, each
property should be listed within each category in numerical order, with the highest
value at the top of each list. As indicated in Step 3, properties that do not have a
willing seller/donor should be listed at the bottom of each list. The only exception to
this is any property that has been identified as one whose acquisition would present
significant benefit to the public good, as defined by the City Council. These
properties should be listed among the properties with willing sellers/donors.
In addition, a general assessment of maintenance costs and liability of each property
should be weighed at this time. All else being equal, those properties that present
fewer maintenance challenges and reduced liability should be considered before those
with more challenges and greater risk. Indeed, those properties that present
unreasonable maintenance costs or significant risk may not be considered, regardless
of their numerical score.
• Step Seven — Recommend Parcels for Acquisition
When each property has been ranked, a final catalog of the highest priority properties
can be compiled by staff. A variety of methods can be used to create the final list of
recommendations. This catalog will grow as more properties are considered.
• Plan Flexibility
It is important to realize that this plan is only a guide. The ultimate decision on the
acquisition of property belongs to the City Council. The evolving catalog of
properties to acquire will not obligate the City but will serve as a tool in the decision-
making process.
The plan must be flexible enough to allow for amendments. Because development
occurs rapidly and the status of land changes in a similar fashion, the plan, or parts of
the plan, should be updated as needed.
An explanation of steps one through seven is explained further in Section G: Open
Space Evaluation Process, Step -by -Step.
Applications
This plan can be used for a variety of applications. However, there are three major areas of
implementation:
Dedication: Often the City of Santa Clarita is approached by developers and/or property
owners who wish to dedicate all or a portion of their property to the City as open space.
Although additional, natural land is needed in Santa Clarita and may present numerous
opportunities, in some cases costs or liability associated with property ownership may not
warrant acquisition.
City of Santa Clarita
Open Space Acquisition Implementation Work Program
Page 13
In cases where the City is approached by a property owner with the intention to dedicate
property, either the City can evaluate the property using the OSIC or it may be the case
that the City has already evaluated the property independently. In either case, the
property will receive or already have a numerical score.
In both cases, the proposed parcel will receive a score and be ranked against other
potential open space in the Santa Clarita Valley. Depending on its score and rank, the
City will be able to make an objective decision on whether to accept or deny the
dedication.
2. Development Review Committee: Developers often propose to dedicate open space as
part of the development process. The OSIC can be used by staff during the development
review process to help determine whether the proposed open space meets the City's
needs.
Depending on the rank given to the property using the OSIC, City staff will be able to
make an objective decision about how the dedication will fit into the overall development
process.
3. Grant Writing: There is a significant amount of grant funds available for acquisition of
open space. Being able to provide an objective statement of value for any given property
being sought for acquisition will help build valid justification for bringing the site into
public ownership and enhance the City's ability to receive funding.
City staff applies for grants as they become available and as they meet the objectives of
the City. Staff resources will be utilized to apply for available grant funds for acquisition
of open space.
Over time, a substantial catalog of potential open space properties will be compiled.
G. OPEN SPACE EVALUATION PROCESS
Step -by -Step Instructions
The City's Open Space Acquisition Plan outlines the evaluation process for open space in the
Santa Clarita Valley. The work plan is a series of seven steps designed to categorize and
objectively determine the overall value of potential open space properties. This section
includes detailed instructions for each step in the process.
1. Land Category — Determine whether the property is inside or outside of the Open Space
Preservation District's Area of Benefit
2. Development Status — Determine the development status of the property
3. Availability Status — Determine if the property owner is a willing seller or donor
City of Santa Clarita Page 14
Open Space Acquisition Implementation Work Program
4. Create Subcategories — Categorize the property according Steps 1-3
5. Apply Criteria — Apply criteria on the Open Space Inventory Checklist (OSIC) to the
property
6. Create Final Lists — Based on the property's OSIC score, determine its relative rank
within the property's sub -list from Step 4.
7. Catalog Generation — Based on the final lists in Step 6, make recommendations on
whether the property should or should not be considered for acquisition. Note that
recommendations should always be directed to the City Council for approval.
Step 1— Land Category
Step 1 requires the evaluator to determine whether the property is inside or outside of the
Area of Benefit. This can be done by consulting the Open Space Preservation District map.
After Step 1 is completed, the potential property will be categorized as either "Inside the
City" or "Outside the City and Within the Area of Benefit." Properties categorized as
"Outside the City and Within the Area of Benefit" have been identified by the City Council
as higher priority than those categorized as "Inside the City and Within the Area of Benefit."
Step 2 — Development Status
Step 2 in the process is to obtain the development status of the property from the Planning
Division. Provide Planning with one of the following pieces of information (listed in priority
order):
1. Address
2. Location (i.e., cross streets, etc.)
3. Tentative Parcel Map or Tentative Tract Map
4. Assessors Parcel Number (APN)
Based on the results of the Development Status search, the evaluator should assign the
development history to one of the following categories:
A. Entitlements Pending: Development plans have been formally submitted to the City
or Los Angeles County and are in the process of being considered, or plans are being
prepared for submittal.
B. Information Inquiries: The property owner has approached the City or Los Angeles
County regarding the property with the intent to develop.
C. Entitlements Approved: Plans to develop the property have been approved by the City
or Los Angeles County, and an opportunity exists to acquire open space from the
property owner.
D. Amendments — when changes or amendments to the property are proposed.
E. Boundaries — The property's boundary status has changed because of annexation, etc.
The property is now within the Area of Benefit.
City of Santa Clarita
Open Space Acquisition Implementation Work Program
Page 15
F. No Action: No action has been taken to develop the property on the part of the
property owner, OR the owner has indicated no interest in developing the property.
G. No Information: There is currently no information and/or the development status of
the property is unknown.
Development status categories are shown in priority order, with "Status A" being the highest
priority.
By the end of Step 2, the property should be categorized as either "Inside the City" or
"Outside the City and Within the Area of Benefit" and assigned a Development Status. (To
this point, a property that is "Outside the City and Within the Area of Benefit' and has
Development Status "A" would receive the highest priority. This will be discussed in Step 4
— Creating Subcategories.)
Step 3 — Availability Status
In this step, determine if the property owner is known to be a willing seller/donor or a
non -willing seller/donor. If this is not known, it may be necessary to contact the property
owner. (Contact information should be included in the information provided by Planning in
Step 2.)
Priority should be given to properties with a willing seller/donor unless the acquisition of the
property presents an overriding benefit to the public good, as determined by the City Council.
At the end of Step 3, the property should be categorized as "Inside the City" or "Outside the
City and Within the Area of Benefit," have a development status assigned to it (A through
G), and whether the property owner is a willing seller/donor.
Step 4 — Create Subcategories
By this time, the potential open space property should have been categorized as indicated
above in Step 3. The first relative value judgment of that property can now be assessed and
compared with other open space properties that have been evaluated.
Properties that are "Outside the City and Within the Area of Benefit' and have a
development status of "A" are identified as the highest priority for acquisition. Conversely,
properties that are "Inside the City" with a development status of D or E are identified as the
lowest priority for acquisition.
It should be noted that properties that are "Outside the City and Within the Area of Benefit'
with a development status of "D" or "E" may or may not be a higher acquisition priority
than, for example, a property that is "Inside the City" and a development status of "A".
These instances should be considered on a case-by-case basis.
City of Santa Clarita Page 16
Open Space Acquisition Implementation Work Program
After Step 4, the property being evaluated should be placed in one of the following
categories.
Development Status A
Development Status B
Development Status C
Development Status D
Development Status E
Development Status F
Development Status G
Step 5 — Apply Criteria
Development Status A
Development Status B
Development Status C
Development Status D
Development Status E
Development Status F
Development Status G
Step 5 of the evaluation is by far the most lengthy and the most involved segment of the
process.
For each property the evaluator should complete an Open Space Inventory Checklist (OSIC)
form. In most cases, it will be necessary to travel to the site itself to complete the form.
Accessing each property will generally require the permission of the property owner.
Steps to Complete the OSIC:
1. Provide basic property information including:
■ The Assessor's Parcel Number (APN)
■ The date(s) the evaluation was conducted
■ The initials of the evaluator
■ The availability status (willing seller/donor?)
■ A brief description of the location of the property
2. Provide basic category and development status information. Circle whether the
property is inside or outside the City, and inside or outside the Area of Benefit, and
circle the letter that corresponds to the property's appropriate development status.
3. Evaluate each element and sub -element of each of the six inventory categories. These
six categories are:
■ Habitat Areas
■ Ridgelines and Viewsheds
■ Recreational Resources
■ Cultural/Historical Resources
■ Other Resources
■ Hazard/Other Areas
City of Santa Clarita Page 17
Open Space Acquisition Implementation Work Program
To evaluate the elements and sub -elements in each inventory category, place an "X"
or checkmark in the status column of each element or sub -element known to exist or
observed to exist on the property. Place no marks in the status column for elements
or sub -elements not known or observed to exist on the property.
For Example: If a hypothetical property being evaluated contains a wildlife migration
corridor, riparian habitat, a portion of the Santa Clara River, and a known presence of
the Southwestern Willow Flycatcher (to name a few), then these elements and sub -
elements should each receive an "X" or checkmark in the corresponding status
column. Other elements and sub -elements that are not known to be or observed to be
present on the site should NOT receive a mark.
Special Instructions:
Some elements and sub -elements have special scoring instructions associated with
them. In most cases, only one mark should be placed in the corresponding status
column of known or observed elements and sub -elements. However, there are
exceptions. These are:
Known threatened/endangered plant and animal species: The species listed on the
OSIC are those that appeared on the 2008 list provided by the California
Department of Fish and Game. These elements and sub -elements should always
reflect the most current list of state and federally endangered and threatened
species. Place only one mark in the status column for each sub -element present
regardless of the population of the species. Do not, for example, place one mark
in the status column for each individual of that species present on the property.
Rid elines: Place a mark in the status column if there is at least one ridgeline
present on the property.
■ Cultural and/or Historical Resource Areas: Place one mark in each sub -element
for each site on the property. For example, a hypothetical property containing
two Native American sites and two "other" archaeological sites should receive a
total of four marks in the corresponding status column.
4. Score each inventory category. To complete this step, simply count all of the X's or
checkmarks for elements and sub -elements within each inventory category. Record
the total number of marks for each category in the space provided in the category
column. In addition, record the same figures in the spaces provided in the score
summary box at the top left of the first page of the OSIC.
Note that marks in the Hazard/Other Area category are not included in the overall
total. Instead, these marks are meant to be general indicators of potentially negative
aspects of the property. The City may wish to reconsider acquisition of properties
that contain any of the sub -elements in this category, regardless of the extent or
frequency.
City of Santa Clarita Page 18
Open Space Acquisition Implementation Work Program
1
For Example: A hypothetical property has one primary ridgeline, the presence of
'
secondary ridgelines, a significant "dark sky" viewshed, a significant regional
viewshed, and a unique on-site visual feature yielding a total of five marks in the
Ridgeline and Viewshed Category. The number "5" would be recorded in the
'
category column and on the front page in the space provided next to "Ridgelines and
Viewsheds." The same process would be completed for each of the six inventory
categories.
'
5. Add the inventory category scores to compute the property's overall score. When
each category score has been recorded in the spaces provided on the front page of the
'
OSIC, the scores should be totaled (except those in the Hazards category). This is the
final score of the property being evaluated.
By the end of Step 5, the property being evaluated should have a total score associated
with it. The higher the score, the greater the relative value of the property to the City.
Step 6— Cataloll Generation
At this point, the property being evaluated should have the following assigned to it:
■ A land category either "Inside the City" or "Outside the City and Within the Area of
Benefit"
■ A development status of either A through G
• A total score based on criteria in the OSIC
As the catalog of open space grows, properties should be sorted according to their land
category and development status. Properties of the same land category and development
status should then be sorted by the score received, based on the criteria in the OSIC. A
higher OSIC score represents a property of greater value. Hence, a property that is "Outside
the City and Within the Area of Benefit," development status "A," and with the highest OSIC
score should theoretically represent the greatest overall value to the City for acquisition.
Note: Those properties with non -willing sellers/donors should be grouped at'the bottom of
subcategories, in OSIC score order.
Step 7 — Recommend Parcels for Acquisition
' Based on the final set of lists, parcels that represent the greatest value for the City to acquire
should be recommended. All recommendations should be directed to the City Council for
final approval.
1
' City of Santa Clarita Page 19
Open Space Acquisition Implementation Work Program
APPENDIX A
Open Space Inventory Criteria Form (OSIC)
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Contents:
■ Open Space Inventory Site Checklist
■ Definitions
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APPENDIX B
List of Parcels
15 D E C EOp'��
Contents:
■ List of Parcels
1
J l0 tO O n O t0 tt) h d N N_ M N N N M M M M N N (O h M O
a m m d m N m O N O M f0 O O O tO N N N N Q Q M N Q N N
Q M M N M M M M M O t0 O O O O M O O O O n M O M M M M
N O h O M o O O ('� M O M M M M O
m m m rn m m m m m m m m m m m m m m m m m m rn to rn rn rn m
w
J F
H a a a ¢ N ¢ ¢ ¢ a ¢ ¢ a a a Q a a a ¢ a ¢ a a ¢ a ¢ ¢ a
V U U U a U U U U U U U U U U U U U U U U U U U U U U U
Lu
Uof}
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U ~ ❑ W y <n h h a a y W N ~ to
F F F y 03 m = ~
J Z Z Z W O O J J J J J W J J
Q U O U W U p W W W W W ¢ ¢ W a ?i W J
Z 2 W Z cr U Z K O C7 C7 C7 m rD C7 ❑ W 0 U S J
U Z Z Z Z Z 5 z Z a
O O Z O ¢ O ¢ a a g j a S
U a a a F F- a F W ¢ F-
z z z > z QF' W
Z y
a a o a a a a o ZQ < a w a a o w Q
U U to o Q o 0 0 o " o
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O
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N N Q Z
J
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❑ a } ~ Z > Z S Er Z --� W W W W W w a
} a ¢ a 07 > > > > > K
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a ZZ S 2 S W 0 N a W W it y ¢ ¢ ¢ ¢ O W W p Z
n n ¢ a ¢ 2 twi C7 C7 twi 7 twi 5 Q a a c09
Q o 0 > j 7 N <
F Z Z F J S W Z Z a
Cc Ir O O Z Z Z J J w O
a a' w < < JQ
O W d _W r a. a a ¢ W W ¢ W a a a
U W M U U > J J J J o W > W <
O X X O Z N � cr O co (� ¢ J a
Z Z > (7
O O N m O N O d F F Z U N U cn O O � O N
cO m d O m Q m O O Ul U U O N N O U M N 1O 10 o n U N Q M O
N d d O d O O O t0 t0 O O m m m m M
O O O_ t0 O O _n N N N N N N LL9 N l0 N O Q N
CLa a a M Q M N N M m r r n N m N N
In O N m n N N m t0 tD Q t0 O Q n W O m N d tp n N M n
F W O n O r N d r r O tO tD O r d N m O n N n tD n n n m n n n
O w tD O O d O M N d N m O O tD d M O O O O O O O O O O O
J N N 9
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w W
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O O W W W W W W w W w
W W
U U n' a' w w it � a a m a W' a
W W W W W W W W W W W W W
S a `L O U U to to to U W to W to U N
c7 0 O O O O O O O O O O O O O O W W W W W W W W W W W w
❑ a a U U U U U U U U U U U U U U O O O O p 0 0 O O O p p
Z F F F F F F- F- F F F F F F F F F F F- 1-
Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 2 Z Z Z Z Z 2
J Q a a a a a a a s a a aa a a a a a a a
U U U <<<<< U U U U U U U U U U U U U U U U U U U U
> > > > > > > > > > > > > > > > > > > > > > > > > > > >
F N N
C N O F F
N N d d
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ma
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m a - - - -
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U U o > t d o U U > > > > > n Q Q
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d i0 O t0 N f0
O O N d a 10 F O O j0 N U L L L L N lO d O/
L lYp
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m v
v v Ii x i m m o L) Vo- in in u m > L) 3 3 ¢ 0 F rn w > m
m M o 1n m N to d in M n 1n m m d o to to to o w to N n m N
J to M U N tD N O n U t0 d M 10 M O N m N m M a0
¢ M N M d m d O Q O N tD t0 n O (O tD l0 N M m d d p O M
1- O to N t0
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to U
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Q❑ N M M N t0 N t0 n M CD Q M N M w N m N m 10
to z M N U Q m Q O d O N O M n O 0 O p N M m d d O O M
cn t0 U N t0 d r d n N n m tO t0 d N n d .3 n M O
h N n M N M N O N n N M N tp d
a J
F F F F F F F F F F H F F- F- r F- F F F-F F F F F F F F
to N N N N N to n (n V) to fn cn fn N (n 1/) to fn cn fn 4) n n V) (7 n
o_ W W a a a a < a a a a a a ¢ a a ¢ a
W W W W W W W W W W W W W W W W W w W W W W W W W
W F- F IS- F- F- F- F- F F F F F H F F- IS- F F F F H H F
a' a' S K K S S S S K d' 2' K a' K S S S
a'
O O O O O O O O O O O O O O O O O O O O O O O O O O O O
Z Z Z Z zi Z Z zi Z Z Z zi zi Z Z Z Z Z Z Z Z Z zi zi Z Z Z Z
M tD t0 n df0 h n O d !n d N n In N M Q tn t0 n O N
N N O O O O O M N N O d d O O O O O O O O
0 0 0 o o o o O m 0 o p cj o o o o
= q q q 4 q q q q q q 0
In n W d d N l2 to N t0 n n ab N N N N N N N N N CV N
1 N N O O r N N N N N N N N N N N N
a q q g q q q q q q q q q q q O o o O o O o q q o
q q q q
O O M M M M M Q O O O O O O O O t7 (7 f'1 M M t� M M M M c7 M
N N O a0 O w m m N N N N N N N N t0 W M w 40 W O .0 W t0 M w
M M N N N N N N M M M M M M M M N N N N N N N N N N N N
U O t0 h N Q t0 Q m n t0 !n d a0 M m M M n M M W d m N t0
to tO O n N M o M m n M Q t0 O N U O c0 N Q 0 tD
O) o N 1[) n M
W m Q r N n t0 s- n N N M T O M O U n h n N n n n aD n n n
Q' O O O d t0 m N M N O n N tN O O O O O O O O O O O
C-4
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m n n M m m M M Q N O (O m N tO m O W 10 m m N N m
O m Q n N M O N M m N m t0 M M d tD t0 n Q m Q m n tU
m Q m N h m 1[9 W d M M d N M w n U m CO CO O W N N m n n
tD U O O U to W W N m M N m 09 N N M O M m n n tO Q n m
a m O a0 O tD m h O Q N M h d N d O n M 49 n n O
W m 1n m d N m u9 to Q m m o d r� to to N w Q n to m o r w v
N c0 d n M O U N U m m m U N U N m Q O u) N N w M
Q d O tO m tp O U M N M N M M M M M M M
M M r 10 N
N
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Q M M N M M M M M O t0 O O O O M O O O O n M O M M M M
N O h O M o O O ('� M O M M M M O
m m m rn m m m m m m m m m m m m m m m m m m rn to rn rn rn m
w
J F
H a a a ¢ N ¢ ¢ ¢ a ¢ ¢ a a a Q a a a ¢ a ¢ a a ¢ a ¢ ¢ a
V U U U a U U U U U U U U U U U U U U U U U U U U U U U
Lu
Uof}
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F F F y 03 m = ~
J Z Z Z W O O J J J J J W J J
Q U O U W U p W W W W W ¢ ¢ W a ?i W J
Z 2 W Z cr U Z K O C7 C7 C7 m rD C7 ❑ W 0 U S J
U Z Z Z Z Z 5 z Z a
O O Z O ¢ O ¢ a a g j a S
U a a a F F- a F W ¢ F-
z z z > z QF' W
Z y
a a o a a a a o ZQ < a w a a o w Q
U U to o Q o 0 0 o " o
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O
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N N Q Z
J
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❑ a } ~ Z > Z S Er Z --� W W W W W w a
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❑ U a ❑ O > O O
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n n ¢ a ¢ 2 twi C7 C7 twi 7 twi 5 Q a a c09
Q o 0 > j 7 N <
F Z Z F J S W Z Z a
Cc Ir O O Z Z Z J J w O
a a' w < < JQ
O W d _W r a. a a ¢ W W ¢ W a a a
U W M U U > J J J J o W > W <
O X X O Z N � cr O co (� ¢ J a
Z Z > (7
O O N m O N O d F F Z U N U cn O O � O N
cO m d O m Q m O O Ul U U O N N O U M N 1O 10 o n U N Q M O
N d d O d O O O t0 t0 O O m m m m M
O O O_ t0 O O _n N N N N N N LL9 N l0 N O Q N
CLa a a M Q M N N M m r r n N m N N
In O N m n N N m t0 tD Q t0 O Q n W O m N d tp n N M n
F W O n O r N d r r O tO tD O r d N m O n N n tD n n n m n n n
O w tD O O d O M N d N m O O tD d M O O O O O O O O O O O
J N N 9
¢
J J S S w S S a S a S
W W I- F F F F F F F F F F F
w W
w W w W
O O W W W W W W w W w
W W
U U n' a' w w it � a a m a W' a
W W W W W W W W W W W W W
S a `L O U U to to to U W to W to U N
c7 0 O O O O O O O O O O O O O O W W W W W W W W W W W w
❑ a a U U U U U U U U U U U U U U O O O O p 0 0 O O O p p
Z F F F F F F- F- F F F F F F F F F F F- 1-
Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 2 Z Z Z Z Z 2
J Q a a a a a a a s a a aa a a a a a a a
U U U <<<<< U U U U U U U U U U U U U U U U U U U U
> > > > > > > > > > > > > > > > > > > > > > > > > > > >
F N N
C N O F F
N N d d
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d i0 O t0 N f0
O O N d a 10 F O O j0 N U L L L L N lO d O/
L lYp
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m v
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m M o 1n m N to d in M n 1n m m d o to to to o w to N n m N
J to M U N tD N O n U t0 d M 10 M O N m N m M a0
¢ M N M d m d O Q O N tD t0 n O (O tD l0 N M m d d p O M
1- O to N t0
M N n M N M N N
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to U
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Q❑ N M M N t0 N t0 n M CD Q M N M w N m N m 10
to z M N U Q m Q O d O N O M n O 0 O p N M m d d O O M
cn t0 U N t0 d r d n N n m tO t0 d N n d .3 n M O
h N n M N M N O N n N M N tp d
a J
F F F F F F F F F F H F F- F- r F- F F F-F F F F F F F F
to N N N N N to n (n V) to fn cn fn N (n 1/) to fn cn fn 4) n n V) (7 n
o_ W W a a a a < a a a a a a ¢ a a ¢ a
W W W W W W W W W W W W W W W W W w W W W W W W W
W F- F IS- F- F- F- F- F F F F F H F F- IS- F F F F H H F
a' a' S K K S S S S K d' 2' K a' K S S S
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Z Z Z Z zi Z Z zi Z Z Z zi zi Z Z Z Z Z Z Z Z Z zi zi Z Z Z Z
M tD t0 n df0 h n O d !n d N n In N M Q tn t0 n O N
N N O O O O O M N N O d d O O O O O O O O
0 0 0 o o o o O m 0 o p cj o o o o
= q q q 4 q q q q q q 0
In n W d d N l2 to N t0 n n ab N N N N N N N N N CV N
1 N N O O r N N N N N N N N N N N N
a q q g q q q q q q q q q q q O o o O o O o q q o
q q q q
O O M M M M M Q O O O O O O O O t7 (7 f'1 M M t� M M M M c7 M
N N O a0 O w m m N N N N N N N N t0 W M w 40 W O .0 W t0 M w
M M N N N N N N M M M M M M M M N N N N N N N N N N N N
U O t0 h N Q t0 Q m n t0 !n d a0 M m M M n M M W d m N t0
to tO O n N M o M m n M Q t0 O N U O c0 N Q 0 tD
O) o N 1[) n M
W m Q r N n t0 s- n N N M T O M O U n h n N n n n aD n n n
Q' O O O d t0 m N M N O n N tN O O O O O O O O O O O
C-4
V
a
m n n M m m M M Q N O (O m N tO m O W 10 m m N N m
O m Q n N M O N M m N m t0 M M d tD t0 n Q m Q m n tU
m Q m N h m 1[9 W d M M d N M w n U m CO CO O W N N m n n
tD U O O U to W W N m M N m 09 N N M O M m n n tO Q n m
a m O a0 O tD m h O Q N M h d N d O n M 49 n n O
W m 1n m d N m u9 to Q m m o d r� to to N w Q n to m o r w v
N c0 d n M O U N U m m m U N U N m Q O u) N N w M
Q d O tO m tp O U M N M N M M M M M M M
M M r 10 N
N
W
IL
M
t0
O
n
d
to
U
n
O
Q
U
d
N
n
O
N
M
d
M
t0
n
m
O
r
N
N
O
h
O
O
O
O
O
O
O
O
O
O
O
M
O
O
N
O
N
O
O
m
O
d
O
d
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
NNNNN0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
00000
M
ID
M
N
N
N
N
N
N
N
N
tD
w
W
t0
m
OD
m
m
G0
m
m
M
M
M
M
MM
M
MN
N
N
N
N
N
N
N
N
N
N
APPENDIX C
Vacant/Undeveloped Properties Map
0 )F
75 DECF-7
Contents:
■ Vacant/Undeveloped Properties Map
J
-1
Z:I
RE
1t I
Z:I
RE