HomeMy WebLinkAbout2010-05-25 - AGENDA REPORTS - LEVY OSPD (2)Agenda Item: il
CITY OF SANTA CLARITA
AGENDA REPORT
CONSENT CALENDAR City Manager Approval:
Item to be presented by: Darren Hernandez
DATE: May 25, 2010
SUBJECT: ANNUAL LEVY OF ASSESSMENTS FOR THE OPEN SPACE
PRESERVATION DISTRICT
DEPARTMENT: Administrative Services
RECOMMENDED ACTION
City Council:
1. Adopt resolution initiating proceedings for the levy and collection of assessments within the
Open Space Preservation District for Fiscal Year 2010-11.
2. Adopt resolution declaring the City's intention to levy assessments and preliminarily approve
an Engineer's Report in connection with the Open Space Preservation District for Fiscal Year
2010-11.
BACKGROUND
Creation of the Open Space Preservation District was overwhelmingly approved by the property
owners of the City of Santa Clarita in July of 2007. The primary objective of the Open Space
Preservation District is to facilitate the purchase and preservation of undeveloped land in and
around the City of Santa Clarita.
The annual process of ordering, approving, and setting the public hearing on the annual levy of
the Open Space Preservation District is required by the Landscaping and Lighting Act of 1972.
i/ The attached resolutions request Willdan Financial Services to prepare one assessment
Engineer's Report on the Open Space Preservation District (OSPD) for the City Council's
approval and sets a public hearing on the proposed FY 2010-11 assessment rate. If the
recommendations are approved, a public hearing on ordering the Fiscal Year 2010-11 levies will
be held on June 22, 2010.
Mooed:
Under the terms which an overwhelming majority of property owners voted to approve in July of
2007, the maximum assessment for the OSPD will increase each year by $1; annually, Council
may levy an amount up to, or less than, the maximum assessment. For Fiscal Year 2009-10, the
maximum assessment rate increased to $27, an increase in the actual assessment was deferred,
and the actual assessment rate charged was kept at $26 per benefit unit (BU); this resulted in a
one-time loss of OSPD revenue of $64,300.
For Fiscal Year 2010-11, an increase in the actual assessment is recommended in the amount of
$2 per BU. This adjustment is inclusive of the $1 increase in the maximum assessment
authorized for Fiscal Years 2009-10 and 2010-11 and would establish the actual assessment to be
levied for Fiscal Year 2010-11 at $28 per BU.
If the OSPD rate is maintained at $26 per BU for a third consecutive year, then raised by $3 to
$29 per BU in Fiscal Year 2411-12 and by $1 each year thereafter, the lost revenue would total
$192,901. If the OSPD rate is raised by just $1 for Fiscal Year 2010-11 to $27 per BU and by
just $1 each year thereafter, the lost revenue would total $1,800,412. And finally, if the OPSD
rate is maintained at $26 per BU for a third consecutive year and then raised by just $1 each year
thereafter, the lost revenue would total $3,536,524.
ALTERNATIVE ACTIONS
Other direction as determined by City Council.
FISCAL IMPACT
Funds for these reports are appropriated in the Fiscal Year 2010-11 OSPD budget.
ATTACHMENTS
Resolution to Initiate
Resolution of Intent
-17
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA CLARITA, CALIFORNIA
INITIATING PROCEEDINGS FOR THE LEVY AND COLLECTION
OF ASSESSMENTS FOR ALL ZONES WITHIN THE OPEN
SPACE PRESERVATIONDISTRICT FOR FISCAL YEAR 2010/11
WHEREAS, the City Council of Santa Clarita, California, pursuant to the provisions of
the Landscaping and Lighting Act of 1972, being Division 15 of the Streets and Highways Code
of the State of California (the "Act"), desires to initiate proceedings for the Open Space
Preservation District (the "District") and for the levy and collection of assessments within the
proposed Districts for Fiscal Year 2010/11, for the purposes provided therefore in the Act; and,
WHEREAS, the City Council has retained Willdan Financial Services, for the purpose of
assisting with the Annual Levy of the Districts, and to prepare and file a report with the City
Clerk in accordance with the Act.
NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
SECTION 1. Annual Levy Report: The City Council hereby orders Willdan Financial
Services, acting as Assessment Engineer, to prepare and file with the City Clerk the Assessment
Engineer's Annual Levy Report concerning the installation, construction, or maintenance, of any
authorized improvements under the Act, and the levy and collection of assessments for the
District as required by the provisions of the Assessment Law.
SECTION 2. District Improvements: The 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 3. The City Clerk shall certify to the adoption of this Resolution.
-y-
PASSED, APPROVED, AND ADOPTED this 25th day of May, 2010.
MAYOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Sara Gorman, Esq., City Clerk of the City of Santa Clarita, do hereby certify that.the
foregoing Resolution was duly adopted by the City of Santa Clarita at a regular meeting thereof,
held on the 25th day of May, 2010, by the following vote of the City Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
2
CITY CLERK
— ,'l_
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. 10-, adopted by the City Council of the City
of Santa Clarita; California on 2010, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this day of
, 2010.
Sara Gorman, Esq.
City Clerk
By
Susan Coffinan
Deputy City Clerk
3
RESOLUTION NO. 10-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, DECLARING THE CITY'S
INTENTION TO LEVY ASSESSMENTS, PRELIMINARILY APPROVING AN
ENGINEER'S REPORT IN CONNECTION WITH THE
OPEN SPACE PRESERVATION DISTRICT FOR FISCAL YEAR 2010/11
WHEREAS, under the provisions of the Landscaping and Lighting Act of 1972, Division
15 of the Streets and Highways Code of the State of California (the "Act"), the Open Space
Preservation District was approved by the property owners in 2007;
WHEREAS, the City Council of the City of Santa Clarita is desirous to take proceedings
for the annual levy of assessments for Fiscal Year 2010/11 to provide for the costs and expenses
necessary to pay for the maintenance and servicing of the improvements in said District; and
WHEREAS, the assessment rates are adequate to maintain and service the facilities; and
WHEREAS, in order to maintain and service the facilities at a standard acceptable to the
City, the assessments within the Districts will need to be levied for Fiscal Year 2009/10; and -
WHEREAS, Proposition 218, the Right to Vote on Taxes Act, does hereby require if the
assessment rate is to be increased, a notice of the proposed assessment, along with a ballot, shall
be mailed to all owners of identified parcels within the Districts, and the agency shall conduct a
public hearing not less than 45 days after the mailing of said notice; and
WHEREAS, the assessments for Fiscal Year 2010/11 are not proposed to be increased
above the approved annual escalator; and
WHEREAS, the approved annual escalator is $1 per Benefit Unit; and
WHEREAS, notices and Assessment Ballots are not required if assessments are not
increased other than for the amount of the approved annual escalator; and
WHEREAS, Willdan Financial Services has prepared a preliminary Engineer's Report
("Report") generally containing the following:
a. Plans and specifications describing the general nature, location, and extent of the
improvements to be maintained.
b. An estimate of the cost of the maintenance and/or servicing of the improvements
for the District for the referenced fiscal year.
s�i
c. An assessment of the estimated costs of the maintenance and/or servicing,
assessing the net amount upon all assessable lots and/or parcels within the District
in proportion to the benefits received. That upon completion of the preparation of
said Report, the original shall be filed with the City Clerk, who shall then submit
the same to this legislative body for its immediate review and consideration.
WHEREAS, this City Council has examined and considered the diagram, assessments,
and the proceedings prior thereto.
NOW THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
SECTION 1. Recitals. That the above recitals are all true and correct.
SECTION 2. Declaration of Intention. That the public interest and convenience
requires, and it is the intention of this legislative body, to levy and collect assessments to pay the
annual costs and expenses for the installation, replacement, maintenance and/or servicing of the
improvements for the above -referenced District. No new improvements or any substantial
changes in existing improvements are proposed as a part of these proceedings.
SECTION 3. Fiscal Year. That the assessments as above authorized and levied for these
proceedings will provide revenue and relate to the Fiscal Year commencing July 1, 2010 and
ending June 30, 2011.
SECTION 4. Preliminarily pproves Report. The City Council hereby finds each and
every part of the Engineer's Report is sufficient, and the City Council hereby preliminarily
approves, passes on, and adopts the Engineer's Report as submitted to the City Council and filed
with the City Clerk. The preliminary report shall stand as the Engineer's Report for the purposes
of all subsequent proceedings pursuant to this Resolution of Intention; and
SECTION 5. District Improvements. The 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 6. Public Hearing. The City Council hereby appoints June 22, 2010 at
6:00 p.m. in the City of Santa Clarita, California as the time, place, and date of the Public
Hearing on the Report. At the hearing, the City Council shall hear and consider all discussion
regarding the proposed assessment as described in the Report.
SECTION 7. Adoption of Resolution. The City Clerk shall certify to the adoption of
this Resolution.
7-
0
PASSED, APPROVED, AND ADOPTED this
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
day of , 2010.
MAYOR
I, Sara Gorman. Esq., 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 25th day of May, 2010, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
3
CITY CLERK
-9-
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. 10- , adopted by the City Council of the
City of Santa Clarita, California on June 8, 2010, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this day of
2010.
Sara Gorman. Esq.
City Clerk
By
Susan Coffinan
Deputy City Clerk
M
I
•
0
I'L��� ryNItYI�
CITY OF SANTA CLARITA
ENGINEER'S ANNUAL LEVY REPORT
OPEN SPACE PRESERVATION DISTRICT
FISCAL YEAR 2010/2011
Intent Meeting
Public Hearing
Corporate office.-
27368
fce.27368 Via Industria, Suite 110
Temecula, CA 92590
Tel: (951) 587-3500
Tel: (800) 755-6864
Fax: (951) 587-3510
May 25, 2010
June 22, 2010
WILLDAN
, Financial Services
01i4ce Locations:
Sacramento, CA Phoenix, AZ
Oakland, CA Orlando, FL
www.wiUdan.com/financial
l
CITY OF SANTA CLARITA
OPEN SPACE PRESERVATION DISTRICT
t
�• ENGINEER'S REPORT
CERTIFICATES
This Report describes the District including the improvements, budgets, parcels and
assessments to be levied for Fiscal year 2010/2011, as they existed at the time of die passage of
the Resolution of Intention. Reference is hereby made to the Los Angeles County Assessor's
maps for a detailed description of the lines and dimensions of parcels within the District. The
undersigned respectfully submits the enclosed Report as directed by the City Council.
�QROFESS/p�
Dated this day of 2010. �l� 4D L
C 16742
EXP U r(
s CIVIV
Willdan Financial Services OF
CQ
Atisessment 1?ngineer
r. xt/
Stacee Reynolds Richard Kopecky
Project Manager, District Administration Services R. C. C. # 16742
1 hIl;R1-;.BY C1sRT1f7Y that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagramt'ncrcto attached was filed with me on the day of , 2010.
By:
Sarah Gorman, ]-:-sq.
City Clerk
City of Santa Clarita
Los Angeles County, California
1 1-11:Rl',BY CHRTIFY chat 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 r aay of , 2010.
By:
Sarah Gorman, l, -sq.
City Clerk
City of Santa Cbrita
Los Angdles County, California
0
10 TABLE OF CONTENTS
INTRODUCTION.......................................................................................................1
PART A — PLAN AND SPECIFICATIONS...................................................2
PART B ESTIMATE OF COST.................................................................. 3
PART C — METHOD OF .APPORTIONMENT OF ASSESSMENT ......... 5
PART D — ASSESSMENT ROLL................................................................16
PART E — ASSESSMENT DIAGRAM....:..................................................17
APPENDICES
1) Certificates of Participation (Open Space and Parkland Acquisition Program)
Debt Service Schedule
2) Open Space Acquisition Implementation Work Program
0
City of Santa Clanta Engineer's Report
Fiscal Year 2010111 Open Space Preservation District
Introducti®n •
CITY OF SANTA CLARITA
OPEN SPACE PRESERVATION DISTRICT
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.
0
WILLDAN
Financial sees 1 Page 1
City of Santa Clan/a Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
• fart A — Pians and Specifications
•
The Open Space Preservation District expands the City's existing Open Space, Park and Parkland
Program. _ This program 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
O The Santa Clara River Watershed
i 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 He, 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.
WILLDAN Page 2
1,,,,: Finanaal Services
City of Santa Clarita Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
Part P ® Estimate of Cost
The City's budget for the Open Space, Park, and Parkland Program, shown below, details the
estimated costs for Fiscal Year 2010/11 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] $6,371,749
Expansion of the Program through the Preservation District 1,802,117
Less General Benefit Quantification (71.5%) (5,844,314)
Assessment shall not exceed Special Benefit Quantification of (28.5%): $2,329,552
Budget for Expansion of the Program through the Open Space Preservation District
Resources:
Beginning Bond Net Proceeds - Acquisition Reserve
$13,601,965
Beginning Land Acquisition Reserve (Beginning Fund Balance FY 10/11) 3,265,387
Other Revenue (interest, etc) 92,000
Total Resources: $16,959,352
Uses:
Administration
Bond Debt Service [2]
Estimated Land Acquisition Costs
$283,840
713,651
16,862,919
Ending Land Acquisition Reserve (Ending Fund Balance FY 10/11) 901,059
Total Uses: $18,761,469
Total to Assessment: $1,802,117
[t] 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,
WILLDAN Pane
Financial services
•
40
City of Santa Clanta Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
• 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.
C
WILLDAN
Fi,wicial sees Page 4
City of Santa Clarita Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
Part C — Method of Apportionment of Assessment
Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting Act of
1972, permits the establishment of 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
"bv 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'."
•
WILLDAN
Financial Services Page 5
City of Santa Clarzta Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
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, �vho 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, and makes for a
more pleasing community.."
• "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."
•
WWILLDAN
Financial Services
Page 6
City of Santa Clanta Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
Collaborative Economics, a Silicon Valley think-tank, has found strong connections between the
physical design and attractive maintenance of community facilities and the new knowledge -
driven, service-oriented economy (Linking the New Economy to Livable Communities, Collaborative
Economics 1998). Businesses are increasingly valuing "quality of life" as a way to recruit and
retain skilled workers (Profiles 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 "in 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 Hon]Mn_Hou
Preferences of the 55+ Market, National Association of Home Builders, 2002. The following results
were .found:
J
WILLDAN
Financial Services Page 7
Seeking
Rank
Amenity
Group
Amenity
on 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
J
WILLDAN
Financial Services Page 7
City of Santa Clarita Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
• 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 (Doing Ne�v
Lanlits. E . , nQ 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
fatalities contribute to a specific increase in property desirability which confers a particular and
distinct special benefit upon the real property located within the district.
Area of Benefit
Proposition 21-8 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 .vill 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
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City of Santa Clarita Engineer's Report
Fiscal Year 2010111 Open Space Preservation District
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".
This quantification of general benefit is considered a conservative estimate as 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. Due to 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. Due to this account
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. 0
Special Benefit Methodology
The District_ boundaries are coternlinous with the City of Santa Clarita. To establish the special
benefit to .the individual parcels within the District, a Benefit Unit system is utilized. 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 ®welling (!nits
In order to allocate benefit fairly between the parcels, an Equivalent Dwelling Unit (EDU)
methodology is utilized, 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 assessable properties in the District are assigned dwelling units
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City of Santa Clarita Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
® and land use classifications per the County Assessor's roll. (Inaccuraciesin the County data will
be reviewed on a case by case basis as they are brought to the City's attention.)
The methodology to calculate the EDU's for other residential land uses and for non-residential
parcels is as follows:
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.
Table I: EDU Formula
Residential
Single Family Residences (SFR). A single family home equals 1 EDU.
Multi -family Residences (Apartments and Condominiums) and Mobile Dome Parks.
Multifamily 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
-,/WILLDAN
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Assessed
EDU
Equivalent Dwelling
Land Use
Unit
x
Factor
= Unit Rate D
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.
Multi -family Residences (Apartments and Condominiums) and Mobile Dome Parks.
Multifamily 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
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City of Santa Clanta Engineer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
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 to 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.
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.
•
WI LLDAN
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City of Santa Clanta En
giiaeer's Report
Fiscal Year 2010/ 11 Open Space Preservation District
® 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:
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.
Table 2 outlines the Benefit Factors for the Open space, park and parkland program:
•
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City of Santa Clarita Engineer's Report
Fiscal Year 2010111 Open Space Preservation District
'fable II: ®pen Space & Parkland Benefit Factors
Land Use:
Residential
Non -
Residential
1. Environmental Quality
0.5
0.5
2. Recreation Enhancement
0.5
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:
Fable Ili: Benefit Unit Calculation
Table 4 on the next page provides a summary of Benefit Units for the City, of Santa Clarita.
is
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LWj � FinandW services Page 13
Assessed
EDU
Benefit
Benefit Unit (BU)
Land Use
Unit
x
Factor
x
Factor
=
Rate
Residential
Single family home
1 dwelling
x
1.0
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 on the next page provides a summary of Benefit Units for the City, of Santa Clarita.
is
WILLDAN
LWj � FinandW services Page 13
City of Santa Clarita Engineers Report
Fiscal Year 2010/ 11 Open Space Preservation District
• Table IV: Assessable Benefit Unit Summary by Land Use
•
Assessment Rafe Calculation
Table 5 provides the assessment rate calculation for FY 2010-11.
Table V: Assessment Rate Calculation
FY 10-11 Actual
FY 10-11
No. of
Estimated
No. of BU's
No. of
No. of
Benefit
Land Use
No. of Parcels
dwellings
Acres
Units
Residential
per BU
per BU
Single family home
32,993
32,993
1 $28.00
32,993.000
Single family vacant
1,234
308.500
Multi -family residential
379
8,985
63738.750
Condominiums
14,923
14,923
11,192.250
Mobile Home Parks
30
2,578
1,289.000
Developed Non -Residential
Commercial / Industrial
1,903
3,474.78
10,462.105
(incl. Government &
Church
Vacant
Vacant 5 acres or less
595
857.71
646.450
Vacant more than 5 acres
195
4,303.22
731.250
Totals:
52,252
59,479
8,635.71
64,361.305
Assessment Rafe Calculation
Table 5 provides the assessment rate calculation for FY 2010-11.
Table V: Assessment Rate Calculation
* 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 6 on the next page.
•
'` WILLDAN
� ,j� Financial Services
Page 14
FY 10-11 Actual
FY 10-11
FY 09-10
Estimated
No. of BU's
Assessment per
Maximum*
Maximum
Budget
Assessment
Assessment
per BU
per BU
$1,802,117 j
64,361.305
$28.00
1 $28.00
$27.00
* 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 6 on the next page.
•
'` WILLDAN
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Page 14
City of Santa Clarita Engineer's Report
Fiscal Year 2010/ 11- Open Space Preservation District
'fable VI: Sample Calculations
Vacant
•
Vacant
No. of
0.38
$10.64
Vacant
1 acre x 1.5 x 0.5 =
0.75
FY 10-11
Vacant
Units or
3.75
EDU
Vacant
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
$28.00
Single family vacant (subdivided)'
1 parcel
x
0.25
x
1.0 =
0.25
$7.00
Condominium
1 dwelling
x
0.75
x
1.0
= . 0.75
$21.00
Duplex
2 dwellings
x
0.75
x
1.0
= 1.50
$42.00
4-plex
4 dwellings
x
0.75
x
1.0
= 3.00
$84.00
10 -unit Apartment
10 dwellings
x
0.75
x
1.0
= 7.50
$210.00
Mobile Home Parks
10 spaces
x
0.5
x
1.0
= 5.00
$140.00
Developed Non -Residential
Commercial, Industrial, Gov, Church
0.25 acre
x.
6
x
0.5
= 0.75
$21.00
Commercial, Industrial, Gov, Church
0.5 acre
x
6
x
0.5
= 1.50
.$42.00
Commercial, Industrial, Gov, Church
1 acre
x
6
x
0.5
3.00
$84.00
Vacant
•
Vacant
0.5 acre x 1.5 x 0.5 =
0.38
$10.64
Vacant
1 acre x 1.5 x 0.5 =
0.75
$21.00
Vacant
5 acre x 1.5 x 0.5 =
3.75
$105.00
Vacant
10 acre
3.75
$105.00
Assessment Duration
The Open Space Preservation District is proposed to exist for thirty (30) years beginning with
2007-08 and maturing in fiscal year 2036-37.
•
WILLDAN
,:�N
Finwdal sees Page 1
City of Santa Clanta Engineers Report
Fiscal Year 2010/ 11 Open Space Preservation District
• Part ID - Assessment Roll
•
The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2010/11 apportioned
n
to each.lot or parcel, as showon the last equalized roll of the Assessor of the County of Los
Angeles. The -Preliminary Assessment Roll is provided as a part of this report 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.
WILLDAN
&,W4 Financial Services Page 16
City of Santa Clanta
Fiscal Year 2010111
Part E - Assessment Diagram
Engineer's Report
Open Space Preservation .District
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.
ViVW I LLDAN
Financial Services Page 17
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City of Santa Clanta Engineer' Keport
Open Space Preservation District
Parkland
. Acquisition
� Program Open Space!� qC
i, Series
•
•
' U DAN j 0
U nanciaf Services Appendix 1
City of. Santa Cdanta Engineer's Report
Open Space Preservation District
• Debt -Service Schedule
The following.table sets Forth the scheduled Lease Paymentsrelating to the Certificates.
TABLE I
SCHEDULE OF PRINCIPAL AND INTEREST COAMPOiNENTS
Interest Payment*
Principal
Interest
Total
Date
Component
Component
Total
Annual Pavmcnts
4/1!2008
S 216,077.74
S 216,077.74
10/l/2008
356;825.63
356:825.63
S 572,903,36
4/1/2009
356.825.63
356,825.63
10/1/2009
356,825.63
356,525.63
713,651.25
4/1/2010
356,825.63
356,325.63
10/1/201.0
356,525.63
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/l/20 12
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
799,951.25
4/l/2014
353,125.63
353,125.63
10/l/2014
120,000.00
353,125.63
473,125.63
82625125
4/1/2015
350;75:63
350,725.63
10/1/2015
150,000.00
3501725:6.3
500,725.63
851.451.25
4/1/2016
347,725:63
347725.63
10/1/2016
185,000.00
347;725.63
532,725.63
880,451.25
• 4/1/2017
344,025.63
344.025.63
10/1/2017
220,000.00
344,02563
564,025.63
908,05125
4/1/2018
339,625.63
339,62563
10/1/2018
'255,000.00
339,625.63
594,625.63
934,25125
4/1/2019
334,525.63
334,525.6..:
10/1/2019
290,000.00
334,525.63
624,525.63
959;051.25
41/2020
328,725.63
328,725.63
10/1/2020
330,000.00
328;725.63
653,725.63
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
4111/2022
31=1,149.38
314,149.38
1.0/1/2022
410,000.00
314,149.38
724;149.33
1,0338,298.75
4/1/2023
305,334.38
305,334.38
10/1 /2023
455,000.00
365,334.38
760,334.38
1,065,668.75
4/0024
295,381.25
295;381.25
1.0/1/2024
505,000.00
295,381.25
500;331.25
1,091,762.50
4/1/2025
284,018.75
254,01835
10/1/2025
550,000.00
28401.8.75
834,018.75
1,118,037.50
4/1/2026
271,&33.75
271,643.75
10/1!2026
605,000.00
271„643.75.
876;643.75
1,148,287.50
4/1/2027
257;728;75
257,728.75
10/1/2027
655,000.00
257;728.75
912,728.75
1.170,457.50
4/1/2028
242;663.75
242,663.75
10/1/2028
715;000.00
242,663.75
957,663.73
1,200,327.50
4/1/2029
226218.75
226,218.75
10/1/2029
775.000.00
226.218;75
11001,218.75
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
1,250,625.00
WILLDAN
Financial Services Appendix 1
City of Santa Clan/a En
,gineer's Report
Open Space Preservation District
Interest Payment--
Principal
Interest
Total
Date
Component
Component
Total
Annual Pavments
4/112031
187,981.25
187,951.25
10/l/2031
905.000.00
187,981.25
11092,951.25
1,280;962.50
4/1/2M
166,447.50
166,447.50
16/1/2032
975,000.00
166,487.50
1.141,487.50
1,307,975.00
4/ 1 /2033
143,33 :125.
143,331.25
10/ 1(2033
1,645,000A0
143;331.25
1,188,3 31.25
1,3.11,662.50
4!1/2034
118,512:50
I 18,5.12.50
1011/2034
1.,125.000.00
115,51 .50
1,243,512.56
1,362.025.00
4/112035
91;793,.75
91;793.75
1071/2035
1,205,000.00
91,793.75
1,296,793.755
1,383;587.50
4/1/2036
63,175.00
6.3,175.00
10/1/2036
1,285,000.00
63,175.00
1,348,175.00
1,411,350:00
4/1/2037
32,656.25
32,656.25
10/1/2037
1,375,000.00
32,656.25
1,407,656.25
1,440,312.50.
515,525,000.00 $15,994,534.61 531,519,534.61 531,519;534.61
*Lease Payments are due March 15 and September 15 of the respecfive year,
•
WILLDAN
1, WOW
Financial Services Appendix
is
City of Santa Clarita Engineer's Report
0,6en Sbace Preservation District
• V'"v WILLDAN
•a. Financial Services
Appendix 2
/o�
g,p,NTA
0 14�
r
I�b
NCJI
.75 DECO.
OPEN, SPACE ACQUISITION IMPLEMIENTAT ION
FOR. THE
CITY OF SANTA CLARITA
Approved by Financial Accountability and Audit Panel: 5-29-08.
• Open Space Acquisition Implementation Work Program
TABLE OF OOT ENTS
•
•
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
9
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
0
Open Space Preservation District
E)MCUTIVE. SUMUN AR'S
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.
' t represents a significant st •
The City of Santa Clarita's Open Space Preservation Distnc p gni 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.
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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 0
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. 'I'V'ES OF UNDEV ELOPED 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 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
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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 .10
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:
c 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
(MBCA). The region also includes Placerita Canyon and the Placenta Canyon
Nature Center.
Southern Region:
• c 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 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. ACQI)ISTIQN 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.
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.
• 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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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:
Development Status A
Development Status A
Development Status B
Development Status B
Development Status C
Development Status C
Development Status D
Development Status D
Development Status E
Development Status E
Development Status F
I Development Status F
Development Status G
I Development Status G
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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 tisk 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
® 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.
O. 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. 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. •
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• 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 awilling 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 propdi-ties 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 A
Development Status A
Development Status B
Development Status B
Development Status C
Development Status C
Development Status D
Development Status D
Development Status E
Development Status E
Development Status F
Development Status F
Development Status G
Development Status G
Step 5 — Apply Criteria
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 fisted 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
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 — Catalog 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
C�
•
•
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
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Contents:
■ List of Parcels
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•
C
•
APPENDIX C
Vacant/Undeveloped Properties Map
4 � SANTA C
9
\O 75 DECEO
Contents:
■ Vacant/Undeveloped Properties Map