HomeMy WebLinkAbout2011-09-13 - AGENDA REPORTS - LMD PROCEEDINGS (2)PUBLIC HEARING
DATE:
SUBJECT:
DEPARTMENT:
Agenda Item: 11
CITY OF SANTA CLARITA
AGENDA REPORT
City Manager Approval:
Item to be presented by:
September 13, 2011
LANDSCAPE MAINTENANCE DISTRICT PROCEEDINGS
Administrative Services
RECOMMENDED ACTION
City Council open, conduct, and close a public hearing regarding the proposed annexations into,
detachments from, creation of new zones, and assessment rate adjustments for Landscape
Maintenance Districts Numbers 1, T-1, and various zones; and direct City staff to tabulate the
returned ballots.
BACKGROUND
On June 28, 2011, City Council set a public hearing for the September 13, 2011 City Council
meeting and adopted Resolutions 11-64 and 11-65. Respectively, these resolutions initiated
proceedings, approved the Engineer's Report, and declared the Council's intention to order
annexations into; detachments from, creation of new zones, and assessment rate adjustments in
Landscape Maintenance District Nos. 1, and T-1.
On July 27, 2011, assessment ballots were mailed to affected property owners providing at least
45 days' notice of the public hearing with directions to return their assessment ballots to the City
Clerk by September 13, 2011. After the close of tonight's public hearing, the City Clerk's office
will begin the assessment ballot tabulation process. Due to the anticipated volume of ballots
received, staff anticipates the results will not be available before the end of tonight's meeting.
The final Engineer's Report will be recommended- for approval at the September 27, 2011 City
Council meeting if the weight of the returned ballots show that a majority protest does not exist.
Should a majority protest exist, no further action will be required.
The purpose of these proceedings is to provide property owners the option to modify and/or in
some instances create a new Landscape Maintenance District Zone. Under these proceedings the
proposed modifications to the City's LMD accomplishes three primary objectives. These
objectives are:
1. The creation of a new local zone for Newhall called Zone 28 (Newhall) consisting of
approximately 2,000 parcels (see attached LMD boundary map).
2. Annexation of 5,957 parcels into the Citywide zone for the maintenance and
improvement of medians on major thoroughfares (Zone 2008-1 — Major Thoroughfare
Medians). Currently 76 percent of all parcels in the City contribute financially to this
Zone. If approved by voters, the percentage of parcels contributing to this Zone will
increase to 87 percent.
3. Modernizes the assessment rate methodology from a "per -parcel" based calculation to a
methodology based on Equivalent Benefit Units (EBU). This proposed modernization of
the rate methodology essentially rebalances the landscape benefits. Thereby, a
single-family unit is levied its proportional landscape benefit as compared to a
commercial property that receives a larger benefit from the same landscape. As a result, a
significant number of residential parcels will experience a permanent LMD rate decrease
commencing in Fiscal Year 2012-13.
A comprehensive public outreach plan was created and implemented to help make property
owners aware of this proposed LMD modification. As part of this outreach effort, staff created a
specific informational page on our City website, set-up a dedicated email address for residents to
forward inquiries; and established a telephone hotline to facilitate the community's ability to ask
questions about the ballot process and request more information.
Presentations concerning this LMD modification were given to the Old Town Newhall
Association and the following thirteen Homeowners Associations (HOAs): Northbridge,
Brighton Village, Cheyenne, Montanas, Northbridge Point, Rose Arbor, Northpark, Mayfair,
Franciscan Hills, Old Orchard I, Old Orchard II, and Oak Lane. A written summary about the
proposed Newhall Zone ballot and proposed improvements was a provided to Newhall
Redevelopment Committee. Staff also met with community leaders from the Circle J
neighborhood.
Staff responded to over 100 phone calls and over 50 emails during the required notice period.
The ballot package was mailed to addresses of the property owners. The package consisted of an
enveloped labeled in red ink, "Official Ballot Enclosed, Do Not Discard," a cover letter from
the City, a notice describing the changes, and rate information identifying the exact amount of
the assessment. The package also included a self-addressed envelope to return the ballot to the
City Clerk.
These proposed objectives would create the following specific results:
Creation of LMD Zone 28 (Newhall)
The proposed LMD Zone 28 will be established to maintain landscapes in the Newhall area's
public rights-of-way or on landscape easements not covered by Zone 2008-1. The boundary area
encompasses Main Street, Railroad Avenue, Newhall Avenue, Dockweiler Drive, small portions
of Sierra Highway and Lyons Avenue, and the Newhall Library area. The rate will be based on
the annual cost of maintaining landscaping and associated appurtenance within the boundary area
on a per EBU basis. If approved by property owners, the new annual maximum rate for Zone 28
will be $71.57 per EBU.
The improvements in Zone 28 include, landscape maintenance of easement on existing
parkways, street trees, ornamental structures, and medians in public rights -of -ways and
easements within and adjacent to the zone.
Creation of consolidated LMD Zone 27 (Circle J Ranch) from 42A, 42, and 42C, annex
three parcels from Zone 17 to Zone 27, modify the maximum assessment rates and rate
methodology, and annex into Zone 2008-1 (Major Thoroughfare Medians)
LMD District No. T-1, Zone 42 was previously created by the County of Los Angeles in 1985.
Subsequent residential development in 1991 and 1999 created Zones 42B and 42C respectively.
As a result, the properties within these zones were levied with five different assessment rates for
what amounts to substantially the same degree of benefit to all property owners.
Proposed Zone 27 is recommended to be assessed on an EBU basis, instead of on a per -parcel
basis, to ensure the assessment is applied to each type of parcel proportionally. If approved by
property owners, five different rates would be consolidated into one rate of $693.40 per EBU and
lower assessments for 98 percent of the property owners. In one instance, the property owners in
Zone T42C are also included in the boundary area of Zone T42A and as a result currently
contribute financially annually to both local zones in the amount of $1,478.44. This action will
reduce the total assessment levied on these parcels by more than $785.00 annually.
The improvements provided in Zone 27 included irrigated and non -irrigated slopes, parkways,
parks, open landscaped areas, side panels, street trees, ornamental structures, and bus stop
amenities in rights-of-way and easements within and adjacent to the zone.
Modification of Centre Pointe Zone by detaching Parcels 1 -Annexation 113, annex parcels
into proposed new Zone 26 (Centre Pointe Commercial), and modify the maximum
assessment rates and rate methodology
Zone 26 was previously established as District No. 1, Zone 1 with subsequent annexations as
commercial and residential development was conditioned through the City's entitlement process.
The proposed creation of Zone 26 would create a boundary serving only commercial properties
and unify the rate methodology from a per -acre basis to an EBU methodology. If approved, the
maximum assessment will be reduced to $84.18 per EBU (or the equivalent of $801.47 to
— 3_
$505.08 per acre).
The improvements provided in proposed Zone 26 include the parkway and side panels, street
trees, monument signage, and ornamental structures, including a proposed landscape buffer along
the railroad right-of-way, in rights-of-way and easement within and adjacent to the zone. The
proposed modification includes local medians which are currently poorly maintained by private
property owners.
Annexing various parcels into Zone 17 (Bouquet Canyon Road/Railroad Avenue), with no
change to the rate or rate methodology for parcel already in Zone 17
Previously established Zone 17 was created in 2006, maintains existing landscape improvements
in the public right of way and will fund future landscaping which benefits properties adjacent to
Bouquet Canyon Road and Railroad Avenue from Soledad Canyon Road to Oak Ridge Road.
This proposed action will result in the annexation of 44 parcels into Zone 17, all which receive a
landscape benefit but do not currently financially contribute to this zone.
The improvement provided in Zone 17 includes the parkways, side panels, street trees, fencing,
in rights-of-way and easements along Bouquet Canyon Road and Railroad Avenue. No rate
change is proposed for this zone.
Annexing various parcels into Zone 7 (Creekside), and decrease the maximum assessment
rate
This existing LMD Zone is proposed to be expanded and its rate methodology modified so that it
is inclusive of parcels zoned for commercial use. The annexation proposes to bring into Zone, 7
two non-residential parcels, each which benefit from the landscape improvements but do not
currently contribute financially to the zone.
The improvement provided in Zone 7 include the parkways and side panels, street trees,
ornamental structures, parks, and landscape maintenance in rights-of-way and easements within
and adjacent to the zone. The maximum assessment rate will decrease by $2.43/EBU.
Zone T2 (Old Orchard) - Modify the methodology and decrease the maximum assessment
rates and modify the methodology
This zone was previously established as District No. T-1, Zone T2. Due to the variety of land
uses with the zone, it is recommended to be assessed on an EBU basis rather than the current
per -parcel basis to ensure the assessment is applied to each parcel proportionally. If approved by
the property owners, the maximum assessment in Zone T2 would decrease from $191.31 to
$177.46.
The improvements provided in Zone T2 include landscape maintenance of local medians,
parkways, street trees, ornamental structures, bus stop amenities, Paseos, lighting, signage and
monuments in street rights-of-way and easements within and adjacent to the zone.
21—
Zone T3 (Valencia Hills) - Modify the methodology and decrease the maximum assessment
rates. Create sub -zone T3B (Valencia Hills Trees) for parcels that receive a reduced level
of benefit
To proportionally balance the landscape benefits in the Zone, a sub -zone for trees only is
proposed. The assessment rate of 461 single family units would decrease from $379.81 to
$368.50. Concurrently, a total of 18 residential parcels and the existing golf course would be
levied a rate of $34.80 for the maintenance of only trees.
The improvements provided in Zones T3 and T313 include landscape maintenance of local
medians, parkways, street trees, ornamental structures, bus stop amenities, Paseos, lighting,
signage, and monuments in street rights-of-way and easements within and adjacent to the zone.
Zone T4 (Valencia Meadows) - Modify the methodology and decrease the maximum
assessment rates and modify the methodology and annex various non-residential parcels
into Zone T4
It is recommended this zone be expanded and its rate methodology,modified so that it is inclusive
of parcels zoned for non-residential uses. The annexation proposes to bring 13 non-residential
parcels into Zone T4, all of which benefit from the landscape improvements but do not currently
contribute financially to the zone. If approved by the property owners the existing maximum of
$202.58 for single-family residential units would remain unchanged condominiums would
experience a decrease of $50.65 per EBU.
The improvements provided in Zone T4 include landscape maintenance of local medians,
parkways, street trees, ornamental structures, bus stop amenities, Paseos, local trails, lighting,
signage, and monuments in street rights-of-way and easements within and adjacent to the zone.
Zone T46 (Northbridge) - Modify the methodology and decrease the maximum assessment
rates and modify the methodology
Due to the variety of land uses within the zone, Zone T-46 is recommended to be assessed on an
EBU basis rather than the current per -parcel basis to ensure the assessment is applied to each
parcel proportionally. If approved by the property owners, the maximum rate of $792.46 would
decrease to $778.86.
Zone T47 (Northpark) - Modify the methodology and decrease the maximum assessment
rates and modify the methodology
To ensure landscape assessments are applied to each parcel in a proportional manner based on
the landscape benefit they receive, it is recommended that this Zone to be assessed on an EBU
basis rather than the current per -parcel basis. As proposed, commercial properties currently not
in Zone T47 would be annexed and financially contribute to the zone while the current maximum
assessment rate of $392.74 would be reduced to $382.74.
The improvements provided in Zone T47 include landscape maintenance of local medians,
parkways, street trees, ornamental structures, bus -stop amenities, Paseos, Paseo bridges, parks,
facilities, lighting, play equipment, signage, and monuments in street rights-of-way and
easements within and adjacent to the Zone.
Annexing parcels into Zone 2008-1 (Major Thoroughfare Medians)
In March 2008, the City Council created District No. 1, Zone 2008-1 and a City-wide zone to
maintain landscaped medians on the City's major transportation corridors. The 5,957 parcels
proposed to be annexed into Zone 2008-1, as a result of this action, currently benefit from the
medians located on the City's major thoroughfares. This annexation would ensure the parcels pay
their proportional share of the maintenance of the medians. If approved by the property owners,
the annual maximum assessment rate for the parcels annexed into Zone 2008-1 would be $59.89.
Summary
If approved by a majority of the weighted assessment ballots returned, the recommendations
detailed above would become effective in the current fiscal year and levied beginning in Fiscal
Year 2012-13.
ALTERNATIVE ACTIONS
Other direction as determined by the City Council.
FISCAL IMPACT
There is no impact to the General Fund as a result of these proposed actions.
ATTACHMENTS
City of Santa Clarita Landscape, Maintenance District No. 1 Zone 28 Map
Maximun Rate Adjustment Table
Legend
®®®
® ® 0 Boundary of Zone 28
Zone 28
N
W + E
;
Maximum Rate Adjustment Table
Single Family Home
Current Ballot
FY 11/12 Proposed SFU
Zone Assessment Assessment Difference
7
(Creekside)
$245.35
$247.78
$2.43
26
(Centre Pointe)
$801.46
$84.18
($717.28)
T2
(Old Orchard)
$191.31
$177.46
($13.85)
T3
(Valencia Hills)
$379.81
$368.50
($11.31)
T3B
(Valencia Hills Trees) 1
$379.81
$34.80
($345.01)
T4
(Valencia Meadows)
$202.58
$202.58
($0.00)
T46
(Northbridge)
$792.46
$778.86
($13.60)
T47
(Northpark)
$392.74
$382.74
($10.00)
27
(Circle J Ranch-CJR) 2
CJR A
$765.36
$693.403
($71.96)
CJR C
$1,457.68
$693.403
($764.28)
CJR B1
$777.83
$693.403
($84.43)
CJR B2
$1,654.94
$693.403
($961.54)
CJR B3 4
$133.14
$693.403
$560.26
1 - All 45 parcels in T3B would be decreased by $345.01, with the exception of 10, which
would increase from zero to $30.
2- The number of residential parcels in Circle J Ranch is 711. All residential parcels will
see a reduction, with the exception of 15 parcels in sub -zone CJR B3.
3- Exclusive of local zone rate and Zone 2008-1 per -parcel rate of $59.89.
4- Fifteen (15) residential parcels that will see an annual assessment increase of $560.27
Maximum Rate Adjustment Table
Condominums
Ballot
Current Condominium
FY 11/12 Proposed
Zone Assessment Assessment Difference
7
(Creekside)
$247.78
$184.01
($63.77)
T2
(Old Orchard)
$191.31
$133.10
($58.21)
T4
(Valencia Meadows)
$202.58
$151.94
($50.64)
T46
(Northbridge)
$792.46
$584.15
($208.31)
T47
(Northpark)
$392.74
$287.06
($105.68)
27
(Circle J Ranch-CJR)
CJR A
$765.36
$520.05
($245.31)
City of Santa Clarita
Notice of Public Hearing
NOTICE IS HEREBY GIVEN:
A public Hearing will be held before the City Council of the City of Santa Clarita in the
City Hall Council Chambers, 23920 Valencia Boulevard, I" floor, Santa Clarita,
California, on the 13`" day of September, at or after 6:00 p.m., to consider the annexations
into, detachments from, creation of new zones, and assessment rate adjustment to City of
Santa Clarita Landscape Maintenance District (LMD) Numbers 1, and T-1. The LMD
assessment is for landscape maintenance as describe in the Act identified below. The
City Council, pursuant to the Landscaping and Lighting Act of 1972, being a division of
the Streets and Highways Code of the State of California and Article XIII D of the
California Constitution (Proposition 218); the Proposition 218 Omnibus Implementation
Act will take appropriate consideration and action.
Proponents, opponents, and any interested person may appear and be heard on this matter
at that time. Further information may be obtained by contacting the Administrative
Services Department, 23920 Valencia Boulevard, Suite 260, Santa Clarita, CA 91355,
(661) 286-4005, Dennis Luppens, Special District Administrator.
If you wish to challenge this action in court, you may be limited to raising only those
issues you or some else raised at the public hearing described in this notice, or in written
correspondence delivered to the City Council, at or prior to, the public hearing.
Dated: July 13, 2011
Kevin Tonoian,
Acting City Clerk
Publish Date: July 24, 2011