HomeMy WebLinkAbout2012-05-22 - AGENDA REPORTS - OSPD ANNUAL LEVY ASMT (2)PUBLIC HEARING
DATE:
SUBJECT:
DEPARTMENT:
Agenda Item: 18
CITY OF SANTA CLARITA
AGENDA REPORT
City Manager Approval
Item to be presented by:
May 22, 2012
Darren Hernandez
ANNUAL LEVY OF ASSESSMENTS FOR THE OPEN SPACE
PRESERVATION DISTRICT
Administrative Services
RECOMMENDED ACTION
City Council:
1. Conduct a public hearing.
2. Adopt the resolution approving the Engineer's Report for the Fiscal Year 2012/13 annual
levy of assessments for the continuation of maintenance for the Open Space Preservation
District.
BACKGROUND
As an annual requirement procedure, staff presents for City Council's consideration the Final
Engineer's Report for the Open Space Preservation District (District) and requests approval to
direct Willdan Financial Services to provide the Los Angeles County Assessor data necessary for
the assessments to appear on the Fiscal Year 2012/13 Property Tax Rolls. The report and
prescribed actions are pursuant to the Landscaping and Lighting Act of 1972, commencing with
Section 22500 of the California Streets and Highways Code.
Since the formation of the District, 1,851 acres have been acquired using District funds, and all
purchases were leveraged with grant funds or land bank mitigation funds. The District
anticipates partnering in funding acquisitions of another 2,000 acres in 2012. Partners include
Santa Monica Mountains Conservancy, Riverside Land Conservancy, and Mountains Recreation
Conservation Authority.
A�dpte�: o �a-33
For Fiscal Year 2012/13, an increase in the actual assessment is recommended in the amount of
$1 per BU and would establish the actual assessment to be levied for Fiscal Year 2012/13 at $30
per BU.
ALTERNATIVE ACTION
Other direction as determined by City Council.
FISCAL IMPACT
Funds for these reports are appropriated in the Fiscal Year 2011/12 Open Space Preservation
District budget.
ATTACHMENTS
Resolution
FY 2012/13 Engineer's Report - Open Space Preservation District (Available in City Clerk's
Reading File)
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA CLARITA, CALIFORNIA,
APPROVING THE FINAL ENGINEER'S ANNUAL LEVY REPORT,
ORDERING THE LEVY AND COLLECTION OF ASSESSMENTS
AND CONTINUED MAINTENANCE FOR THE CITY OF SANTA CLARITA
OPEN SPACE PRESERVATION DISTRICT
FOR FISCAL YEAR 2012/13
WHEREAS, the City Council, pursuant to the provisions of the Landscape and Lighting
Act of 1972, being Division 15 of the California Streets and Highways Code, commencing with
Section 22500 (Act), did by previous Resolution, order Willdan Financial Services (Engineer) to
prepare and file a report in accordance with Chapter 1, Article 4, of the Act, commencing with
Section 22565, in connection with the proposed levy and collection of assessments for the City of
Santa Clarita Open Space Preservation District (District), for the fiscal year commencing July 1,
2012, and ending June 30, 2013; and
WHEREAS, said Resolution was duly and legally published in the time, form, and
manner as required by law and which Resolution is on file in the office of the City Clerk; and
WHEREAS, the Engineer has prepared and filed with the City Clerk of the City of Santa
Clarita and the City Clerk has presented to the City Council such report entitled "Final
Engineer's Report, City of Santa Clarita Open Space Preservation District, Fiscal Year 2012/13"
(Report); and
WHEREAS, the City Council has carefully examined and reviewed the Report as
presented, is satisfied with each and all of the items and documents as set forth therein, and finds
that the levy has been spread in accordance with the special benefits received from the
improvements, operation, maintenance, and services to be performed, as set forth in said Report;
and
WHEREAS, the City Council desires to levy and collect assessments against parcels of
land within the District for the fiscal year commencing July 1, 2012, and ending June 30, 2013,
to pay the costs and expenses of operating, maintaining, and servicing the improvements within
the District; and
WHEREAS, the assessment rates within the District are exempt from the assessment
balloting procedures set forth in Section 4 of Proposition 218, because the District was formed by
consent of the landowners, and the proposed assessments per lot or parcel are not proposed to
increase by more than the assessment rates approved by the landowners at the time of annexation
into the District.
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NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
SECTION 1. The above recitals are all true and correct.
SECTION 2. The Final Engineer's Report as presented consists of the following:
a. Plans and specifications describing the general nature, location, and extent of the
improvements to be maintained and of the maintenance work;
b. Estimate of the cost of maintenance of the improvements for the District for the Fiscal
Year 2012/13;
c. An annual assessment for Fiscal Year 2012/13 of the estimated costs of the
maintenance of those improvements to be maintained during such fiscal year,
assessing the net amount upon all assessable lots and/or parcels within the District in
proportion to the special benefits received; together with a formula pursuant to which
such annual assessment may be adjusted annually for inflation pursuant to the
Assessment Law without the necessity for additional assessment ballot procedures.
The Final Engineer's Report, as presented, is hereby approved, and is ordered to be filed
in the office of the Clerk of the City Council as a permanent record and to remain open to public
inspection.
SECTION 3. The Clerk of the City Council shall certify to the passage and adoption of
this Resolution, and the minutes of this meeting shall so reflect the presentation of the
Assessment Engineer's Report.
SECTION 4. That the City hereby proposes an annual levy of assessments for Santa
Clarita Open Space Preservation District thereon to provide for the following work:
Installation, construction, or maintenance of any authorized improvements under the Act,
including, but not limited to, landscape and irrigation improvements and any facilities which are
appurtenant to any of the aforementioned or which are necessary or convenient for the
maintenance or servicing thereof.
SECTION 5. Following notice duly given, the City Council has held a full and fair
Public Hearing regarding its Resolution approving and or amending the Report prepared in
connection therewith; the levy and collection of assessments, and considered all oral and written
statements, protests, and communications made or filed by interested persons.
SECTION 6. The City Council hereby finds that each and every part of the Engineer's
Report is sufficient, and the City Council hereby approves, passes on, and adopts the Engineer's
Report as submitted to the City Council and filed with the City Clerk.
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2
SECTION 7. The City Council does hereby reference the Engineer's Report, which
indicates the amount of the assessments, the District boundaries, detailed description of
improvements and the method of assessment. The Engineer's Report is on file in the office of
the City Clerk, and reference to the Engineer's Report is hereby made for all particulars.
SECTION 8. The City Council hereby directs staff to increase the levy by $1, and file
said assessments of $30 per Benefit Unit with the County Auditor for collection with the regular
property taxes for Fiscal Year 2012/13.
SECTION 9. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED, AND ADOPTED this _th day of May, 2012.
MAYOR
ATTEST:
CITY CLERK
DATE:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Sarah 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 th day of May, 2012, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
CITY CLERK
—S-
3
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, Sarah Gorman, Esq., City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Resolution , adopted by the City Council of the City of Santa
Clarita, California on May , 2012, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this.
City Clerk
By
Deputy City Clerk
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CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa Clarita in the City
Hall Council Chambers, 23920 Valencia Boulevard, 1st floor, Santa Clarita, California, on the
22nd day of May 2012, at or after 6:00 p.m., to consider the FY 12-13 annual levy of assessments
for the City's special districts. These are: Landscape Maintenance District, Streetlight
Maintenance District, Golden Valley Ranch Open Space District, Open Space Preservation
District, Drainage Benefit Assessment Areas, and Tourism Marketing District. 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, the Benefit Assessment Act of 1982, being a division of the
California Government Code, and Parking and Business Area Law of 1989, being a division of the
Streets and Highways Code of the State of California, desires to levy annual assessments for the
districts pursuant to Article XIII D of the California Constitution.
Proponents, opponents, and any interested persons may appear and be heard on this matter at that
time. Further information may be obtained by contacting the Administrative Services Department,
23920 Valencia Boulevard, Suite 260, Santa Clarita, CA 91355; (661) 286-4005,
Dennis Luppens, Special Districts Administrator.
If you wish to challenge this action in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence
delivered to the City Council, at, or prior to, the public hearing.
Dated: May 9, 2012
Sarah Getman, Esq.
City Clerk
Publish Date: May 10, 2012
City of Santa Clarita
Engineer's Report
Open Space Preservation District
FISCAL YEAR 2012/2013
Intent .
g' Y, meeting: may 8 2012
S4\
Public Hearing: May 22, 2012
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Fl�laflCl� Servicm
CITY OF SANTA CLARITA
OPEN SPACE PRESERVATION DISTRICT
ENGINEER'S REPORT
CERTIFICATE
This Report describes the District including the improvements, budgets, parcels and
assessments to be levied for fiscal year 2012/2013, as they existed at the time of the 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.
Dated this day of , 2012.
Willdan Financial Services
Assessment Engineer
By: By:
Stacee Reynolds Richard Kopecky
Sr. Project Manager, District Administration Services R. C. E. # 16742
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached was filed with me on the day of 2012.
By:
Sarah Gorman, Esq., City Clerk
City of Santa Clarita
Los Angeles County, California
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached was approved and confirmed by the City Council of the
City of Santa Clarita, California, on the day of , 2012.
By:
Sarah Gorman, Esq., City Clerk
City of Santa Clarita
Los Angeles County, California
TABLE OF CONTENTS
/.
OVERVIEW................................................................................................................ 1
A.
BACKGROUND................................................................................................................1
B.
EFFECTS OF PROPOSITION 218...................................................................................1
A
PLANS AND SPECIFICATIONS.................................................................................... 2
A.
IMPROVEMENTS AUTHORIZED BY THE 1972 ACT.....................................................2
B.
DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED ..............3
ESTIMATE OF COST.................................................................................................... 5
IV
METHOD OF APPORTIONMENT............................................................................. 7
A.
GENERAL.........................................................................................................................7
B.
REASON FOR THE ASSESSMENT................................................................................7
C.
SPECIAL BENEFIT ANALYSIS.......................................................................................7
D.
SPECIAL BENEFIT DETERMINATION...........................................................................8
E.
AREA OF BENEFIT........................................................................................................10
F.
GENERAL BENEFIT......................................................................................................11
G.
SPECIAL BENEFIT METHODOLOGY...........................................................................11
V
ASSESSMENT ROLL.................................................................................................
18
1/1
ASSESSMENT DIAGRAM..........................................................................................19
APPENDICES
1) Certificate of Participation (Open Space and Parkland Acquisition Program)
2) Open Space Acquisition Implementation Work Program
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/. OVERVIEW
A. BACKGROUND
Since the City of Santa Clarita's ("the City") incorporation in 1987, the City has made a
significant effort to preserve the 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.
B. EFFECTS OF PROPOSITION 218
On November 5 1996, the electorate approved Proposition 218, Right to Vote on Taxes
Act, which added Articles XIIIC and MID to the California Constitution. The Article MID
affects all assessments upon real property for a special benefit conferred on the property.
Assessments imposed under the Landscaping and Lighting Act of 1972 are these types
of benefit assessments.
The provisions of Proposition 218 can be summarized in four general areas:
1. Strengthens the general and special tax provisions of Propositions 13 and 62-
2. Extends the initiative process to all local taxes, assessments, fees and charges;
3. Adds substantive and procedural requirements to assessments; and
4. Adds substantive and procedural requirements to property -related fees and charges.
In compliance with Proposition 218, all property owners in the City were balloted for the
formation of the Open Space Preservation District. A majority of property owners voted in
favor of forming the District. On July 17, 2007, the City Council adopted a resolution
forming the City of Santa Clarita Open Space Preservation District.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 1
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A. PLANS AND SPECIFICATIONS
A. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT
As applicable or may be applicable to this District, the 1972 Act defines improvements to
mean one or any combination of the following:
• The installation or planting of landscaping.
• The installation or construction of statuary, fountains, and other ornamental
structures and facilities.
• The installation or construction of public lighting facilities, including, but not limited
to, traffic signals.
• The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing
thereof, including, but not limited to, grading, clearing, removal of debris, the
installation or construction of curbs, gutters, walls, sidewalks, or paving, or water,
irrigation, drainage, or electrical facilities.
• The installation of park or recreational improvements, including, but not limited to,
all of the following:
Land preparation, such as grading, leveling, cutting and filling, sod,
landscaping, irrigation systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
• The maintenance or servicing, or both, of any of the foregoing.
• The acquisition of land for park, recreational, or open -space purposes.
• The acquisition of any existing improvement otherwise authorized pursuant to this
section.
• Incidental expenses associated with the improvements include, but are not limited
to:
• The cost of preparation of the report, including plans, specifications, estimates,
diagram, and assessment;
• The costs of printing, advertising, and the publishing, posting and mailing of
notices;
• Compensation payable to the County for collection of assessments;
• Compensation of any engineer or attorney employed to render services;
• Any other expenses incidental to the construction, installation, or maintenance
and servicing of the improvements;
• Any expenses incidental to the issuance of bonds or notes pursuant to Section
22662.5.
• Costs associated with any elections held for the approval of a new or increased
assessment.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 2
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The 1972 Act defines "Maintain" or "maintenance" to mean furnishing of services and
materials for the ordinary and usual maintenance, operation, and servicing of any
improvement, including:
• Repair, removal, or replacement of all or any part of any improvement.
• Providing for the life, growth, health, and beauty of landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or
injury.
• The removal of trimmings, rubbish, debris, and other solid waste.
• The cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti.
Furthermore, the 1972 Act specifies that where the cost of improvements (other than
maintenance and operations) is greater than can be conveniently raised from a single
annual assessment, an assessment to be levied and collected in annual installments.. In
that event, the governing body may choose to do any of the following:
• Provide for the accumulation of the moneys in an improvement fund until there are
sufficient moneys to pay all or part of the cost of the improvements.
• Provide for a temporary advance to the improvement fund from any available and
unencumbered funds of the local agency to pay all or part of the cost of the
improvements and collect those advanced moneys from the annual installments
collected through the assessments.
Borrow an amount necessary to finance the estimated cost of the proposed
improvements. The amount borrowed, including amounts for bonds issued to
finance the estimated cost of the proposed improvements.
B. DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED
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
Fiscal Year City of Santa Clarita Engineer's Report
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• The Santa Clara River Watershed
• Trail Systems
• Wildlife Corridors
• Park and Recreation Facilities and Equipment
Maintenance means the furnishing of services and materials for the ordinary and usual
maintenance, operation, preservation and servicing, including repair, removal or
replacement of all or part of any of the park, parklands and open space lands or
appurtenant equipment or facilities; providing for the life, growth, health and beauty of the
landscaping, including cultivation, irrigation, trimming, spraying, fertilizing and treating for
disease or injury; the removal of trimmings, rubbish, debris and other solid waste; brush
clearing; and the cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti.
Servicing means the furnishing of water for the irrigation and the furnishing of electric
current or energy, gas or other illuminating agent for the operation of the park, parklands
and open space lands or appurtenant equipment or facilities.
The City financed 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.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 4
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//Z ESTIMATE OF COST
The City's budget for the Open Space, Park, and Parkland Program, shown below, details the
estimated costs for Fiscal Year 2012/13 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 �" $7,054,639
Expansion of the Program through the Preservation District 1,934,653
Less General Benefit Contribution 71.5% 6,427,344
• • • A •
Budget for Expansion of the Program through the Open Space Preservation District
Resources:
Beginning Bond Net Proceeds -Acquisition Reserve (positive) $6,229,690
Beginning Land Acquisition Reserve (Beginning Fund Balance FY 12/13) 5,208,344
Other Revenue interest, etc 89,500
Total Resources: $11,52 534
Uses:
Administration
Bond Debt Service (2)
Estimated Land Acquisition Costs
$391,768
771,052
6,194,279
Estimated Land Acquisition Grant Matching Funds 0
—Endinq Land Ac uisition Reserve(Endinq Fund Balance FY 12/13 6,105,089
Budget:Total Uses: $1113,462,188__�
Total Preservation District Expansion
(1) Detailed estimated costs of components of the Program are available in the Parks Recreation and
Community Services Department and are incorporated herein by this reference
(2) Under the Preservation District, the total estimated cost of the Improvements to be funded by the
Preservation District is greater than the amount that 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.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 5
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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.
Fiscal Year City of Santa Clarita Engineer's Report
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IV.. METHOD OF APPORTIONMENT
A. GENERAL
Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting
Act of 1972, permits the establishment of Assessment Districts by cities for the purpose
of providing certain public improvements which include the construction, maintenance
and servicing of park and recreation improvements and the acquisition of land for park,
recreation or open space purposes.
Section 22573, Landscaping and Lighting Act of 1972 requires that assessments be
levied according to benefit rather than according to assessed value. This section states:
"The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among all
assessable lots or parcels in proportion to the estimated benefits to be received by each
such lot or parcel from the improvements."
The Act permits the designation of zones of benefit within any individual assessment
district if "by reason of variations in the nature, location, and extent of the improvements,
the various areas will receive different degrees of benefit from the improvements." (Sec.
22574). Thus, the 1972 Act requires the levy of a true "assessment" rather than a
"special tax."
In addition, Proposition 218, the "Right to Vote on Taxes Act" which was approved on the
November 1996 Statewide ballot and added Article XIIID to the California Constitution,
requires that a parcel's assessment may not exceed the reasonable cost of the
proportional special benefit conferred on that parcel. XIIID provides that only special
benefits are assessable and the City must separate the general benefits from the special
benefits. XIIID also requires that publicly owned properties that benefit from the
improvements be assessed.
B. REASON FOR THE ASSESSMENT
The District funds a portion of the City's Open Space, Park, and Parkland Program (the
"Program") as previously defined herein in Section II 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.
C. SPECIAL BENEFIT ANALYSIS
Parcels within the District are assessed for those improvements that provide a special
benefit to the properties. Article XIIID of the California Constitution defines special benefit
as:
Fiscal Year City of Santa Clarita Engineer's Report
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"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'."
D. SPECIAL BENEFIT DETERMINATION
In determining the proportionate special benefit derived by each identified parcel, the
proximity of the parcel to the public improvements detailed in Part A above, and the
capital, maintenance and operating costs of said public improvements, was considered
and analyzed. Due to the close proximity of the parcels to the improvements detailed in
Part A above, it has been demonstrated and determined the parcels are uniquely
benefited by, and receive a direct advantage from, and are conferred a particular and
distinct special benefit over and above general benefits by, said public improvements.
The overall quality of life and desirability of an area is enhanced when parks, open space
and recreational facilities are in place, improved, operable, safe, clean and maintained.
Property desirability in an area also increases when there is an increase in the number
of parks, open space and recreation facilities.
Studies in a number of communities have indicated that recreation areas and facilities, if
well maintained and wisely administered, have caused a marked increase in the property
values of parcels in the community. Consequently, such recreation and park facilities
have proved to be a potent factor in maintaining a sound economic condition and a high
standard of livability in the community. These studies confirm the opinion long held by
planning authorities as to the economic value of parks and recreational facilities in a
community.
"The recreation value is realized as a rise in the value of land and other property in or
near the recreation area, and is of both private interest to the landowner and others,
holding an economic stake in the area, and of public interest to the taxpayers, who
have a stake...." (National Recreation and Park Association, June 1985)
"Recreation and park amenities are central components in establishing the quality of
life in a community. ... [businesses'] main resource is their employees for whom
quality of life is an important issue... The availability and attractiveness of local parks
and programs influences some companies' relocation decisions.... the presence of a
park encourages real estate development around it...." (California Parks &
Recreation, Winter 1997)
The special benefit of parks and other recreational facilities conferred to residential and
non residential properties has been summarized by a number of studies. The United
States Department of the Interior, National Park Service, in a publication dated June
1984, concluded that:
"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.."
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• "Public recreation benefits all employers by providing continuing opportunities to
maintain a level of fitness throughout one's working life, and through helping
individuals cope with the stress of a fast -paced and demanding life."
Collaborative Economics, a Silicon Valley think-tank, has found strong connections
between the physical design and attractive maintenance of community facilities and the
new knowledge -driven, service-oriented economy (Linking the New Economy to Livable
Communities, Collaborative Economics 1998). Businesses are increasingly valuing
"quality of life" as a way to recruit and retain 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
Horizon. Housinq Preferences of the 55+ Market, National Association of Home
Builders, 2002. The following results were found:
Fiscal Year City of Santa Clarita Engineer's Report
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Finally, the ERE Yarmouth and Real Estate Research Corporation has found that
"smart communities" (those that actively plan and maintain parks, open space,
streetscaping and pedestrian friendly features) will experience the fastest rise in real
estate values (Defining New Limits, Emerging Trends in Real Estate, ERE Yarmouth
and Real Estate Research Corporation, 1988).
In addition, all of the aforementioned above illustrates that parks, open space and
recreational facilities contribute to a specific increase in property desirability which
confers a particular and distinct special benefit upon the real property located within the
district.
E. AREA OF BENEFIT
Proposition 218 states, "No assessment shall be imposed on any parcel which exceeds
the reasonable cost of the proportional special benefit conferred on that parcel. Only
special benefits are assessable, and an agency must separate the general benefits from
the special benefits conferred on a parcel."
Based on the above, the area of benefit for the facilities and services funded by the
District are defined below:
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.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 10
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Therefore, only 28.5% of the District budget is assessed to City properties as the
quantification of special benefits received, and 71.5% of the budget will be provided from
other sources (e.g.: general fund, Proposition A funds, etc.).
F. GENERAL BENEFIT
Section 4 of Article XIIID requires that the general benefits imparted by the Open Space,
Park and Parkland Program be separated from the special benefits and that only the
special benefit portion of the costs of the project be assessed against those parcels
which are identified as receiving special benefits.
As stated above, only 28.5% of the District budget is assessed to properties within the
City boundaries as the quantification of special benefits received, and 71.5% of the
budget is defined as the "general benefits".
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.
G. SPECIAL BENEFIT METHODOLOGY
The District boundaries are coterminous with the City of Santa Clarita. To establish the
special benefit to the individual parcels within the District, a Benefit Unit system is
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
Fiscal Year City of Santa Clarita Engineer's Report
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EQUIVALENT BENEFIT UNITS
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 and land use classifications per the County Assessor's roll.
(Inaccuracies in the County data will be reviewed on a case by case basis as they are
brought to the City's attention.)
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 Home 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,
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 12
Assesse
..
Land Use
d Unit
X
Factor
Unit Rate (EDU)
Residential
Single family home
1 dwelling
x
1
= 1.00 EDU/dwelling
Single family vacant
1 parcel
x
0.25
= 0.25 EDU/parcel
Multi -Family (incl. Condo/Apt)
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 Home 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,
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 12
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due to the relative population density of these types of dwelling units and reduced unit
size compared to the typical density and size of a SFR. Studies have consistently shown
that the average apartment unit impacts infrastructure approximately 75% as much as a
single-family residence and the average mobile home unit impacts infrastructure
approximately 50%. (Sources: Institute of Transportation Engineers Informational Report
Trip Generation, Fifth Edition, 1991; Metcalf and Eddy, Wastewater Engineering
Treatment, Disposal, Reuse, Third Edition, 1991). Trip generation and wastewater usage
are a function of population density. Based on this, it is concluded that other
infrastructure will be similarly impacted at a reduced level. The smaller average unit size
of multiple -residential and mobile homes result in a lesser enhancement per unit to
property values.
The EDU's assigned to a multi -residential or 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.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 13
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Regarding larger vacant properties, a strict application of the EDU rate per acre will
result in an inappropriately large assessment, particularly considering the fact that the
vacant parcel provides some of the open space attributes the park system endeavors to
provide. As the size of a parcel increases, it begins to provide proportionally larger open
space characteristics. In order to recognize this, the EDU rate for vacant, non -SFR
property is applied to the first 5 acres only. This provides the City with a mechanism to
effectively model the benefits received by vacant, non -SFR property in the more
urbanized areas (where vacant lot sizes tend to be smaller because of encroaching
development) while also crediting the open space benefits provide by larger,
undeveloped parcels.
Therefore, vacant, non -SFR parcels will be assessed 1.5 EDU's per acre up to a
maximum of 5 acres per parcel. The minimum EDU assignment for a vacant parcel is
0.25 EDU's per parcel, which is 25% of a developed SFR.
Exempt
Exempted from the assessment are the areas of streets, avenues, lanes, roads, drives,
courts, alleys, and public easements, rights -of -ways, and parkways. Also exempted from
assessment are utility rights-of-way, common areas (such as in condominium
complexes), landlocked parcels and small parcels vacated by the City as these parcels
have little or no value and therefore do not benefit from the improvements.
In addition, parks, greenbelts and open space are exempt from assessment, as are
public schools, golf courses (which are considered as parks in most cities' planning
documents) and cemeteries, which are also considered to provide a type of parkland and
open space.
Government -Owned Property
Prop. 218 states, "Parcels within a district that are owned or used by any [public]
agency... shall not be exempt from the assessment unless the agency can
demonstrate... that [the] parcels in fact receive no special benefit."
Government-owned (public) properties must be assessed for the benefits they receive. If
no benefit is received (for example, parks and schools as discussed above) then the
government owned parcels can be "exempt" from the assessment. Uses such as City
Hall and maintenance yards are assessed as developed non-residential property.
BENEFIT FACTORS
Proper preservation of parklands and open space within and surrounding the City
benefits properties by providing environmental quality and recreational enhancement.
The amount of benefit received will vary with the different land use of the property. There
are two categories from which the total benefit of a parcel is derived, and these benefits
are weighted equally with respect to each other:
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.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 14
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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:
Table II: Open Space & Parkland Benefit Factors
BENEFIT UNITS
As discussed above, the basic formula for calculating Benefit Units for each property is
as follows:
Basic Formula:
(Equivalent Dwelling Units) x (Benefit Factor) = Benefit Units
Table 3, below, outlines the Benefit Unit calculations for various properties:
Table III: Benefit Unit Calculation
Table 4, below, provides a summary of Benefit Units for the City of Santa Clarita.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 15
Assessed
..
Land Use
Residential
unit
x Factor
x
Factor
= Benefit
Unit (Bp) Rate
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 d 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, below, provides a summary of Benefit Units for the City of Santa Clarita.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 15
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Table IV: Assessable Benefit Unit Summary by Land Use
ASSESSMENT RATE CALCULATION
Table 5 provides the assessment rate calculation for FY 2012/13.
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 the following Table 6:
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 16
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Table VI: Sample Calculations
Land Use
No. of Units
or Parcel Size
x
EDU
Factor
x
Benefi
t
Factor
Benefit
Units
FY 12-13
Annual
Asmt.
Residential
Single family home
1 dwelling
x
1
x
1 =
1
$30.00
Single family vacant (subdivided)
1 parcel
x
0.25
x
1 =
0.25
$7.50
Condominium
1 dwelling
x
0.75
x
1 =
0.75
$22.50
Duplex
2 dwellings
x
0.75
x
1 =
1.5
$45.00
4-plex
4 dwellings
x
0.75
x
1 =
3
$90.00
10 -unit Apartment
10 dwellings
x
0.75
x
1 =
7.5
$225.00
Mobile Home Parks
10 spaces
x
0.5
x
1 =
5
$150.00
Developed Non -Residential
Commercial, Industrial, Gov, Church
0.25 acre
x
6
x
0.5 =
0.75
$22.50
Commercial, Industrial, Gov, Church
0.5 acre
x
6
x
0.5 =
1.5
$45.00
Commercial, Industrial, Gov, Church
1 acre
x
6
x
0.5 =
3
$90.00
Vacant
Vacant
0.5 acre
x
1.5
x
0.5 =
0.38
$11.40
Vacant
1 acre
x
1.5
x
0.5 =
0.75
$22.50
Vacant
5 acre
x
1,5
x
0.5 =
3.75
$112.50
Vacant
10 acre
=
3.75
$112.50
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.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 17
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V. ASSESSMENT ROLL
The Assessment Roll is a listing of the proposed assessment for Fiscal Year 2012/13
apportioned to each lot or parcel, as shown on the last equalized roll of the Assessor of the
County of Los Angeles. The Preliminary Assessment Roll is provided as 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.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 18
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Financial Services
V/. ASSESSMENT DIAGRAM
The Assessment Diagram for the District is provided on the following page. The lines and
dimensions of each lot or parcel within the 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.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District Page 19
9
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Appendix 1
Certificates of Participation
Open Space and Parkland Acquisition Program 2007 Series
Debt Service Schedule
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District APPENDIX 1
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Financial Services
Debt Service Schedule
The following table sets forth the scheduled Lease Payments relating to the Certificates.
TABLE 1
SCHEDULE OF PRINCIPAL AND INTEREST COMPONENTS
Interest Payment*
Principal
Interest
Total
Date
Component
Component
Total
Annual Payments
4/1/2008
S 216,077.74
S 216,077.74
10/1/2008
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
356,825.63
713,651.25
4/1/2010
356,825.63
356,825.63
10/1/2010
356,825.63
356,825.63
713,651.25
4/1/2011
356,825.63
356,825.63
10/1/2011
S 35,000.00
356,825.63
391,825.63
748,651.25
4/1/2012
356,125.63
356,125.63
1011/2012
60,000.00
356,125.63
416,125.63
772,251.25
4/1/2013
354,925.63
354,925.63
10/1/2013
90,000.00
354,925.63
444,925.63
799,851.25
4/1/2014
353,125.63
353,125.63
10/1/2014
120,000.00
353,125.63
473,125.63
826,251.25
411/2015
350,725.63
350,725.63
1011/2015
150,000.00
350,725.63
500,725.63
851,451.25
4/1/2016
347,725.63
347,725.63
10/1/2016
185,000.00
347,725.63
532,725.63
880,451.25
4/1/2017
344,025.63
344,025.63
10/1/2017
220,000.00
344,025.63
564,025.63
908,051.25
4/1/2018
339,625.63
339,625.63
10/1/2018
255,000.00
339,625.63
594,625.63
934,251.25
4/1/2019
334,525.63
334,525.63
10/1/2019
290,000.00
334,525.63
624,525.63
959,051.25
4/1/2020
328,725.63
328,725.63
10/1/2020
330,000.00
328,725.63
658,725.63
987,451.25
4/1/2021
321,919,38
321,919.38
10/1/2021
370,000.00
321,919,38
691,919.38
1,013,838.75
4/1/2022
314,149.38
314,149.38
10/[/2022
410,000.00
314,149.38
724,149.38
1,038,298.75
4/1/2023
305,334.38
305,334.38
10/1/2023
455,000.00
305,334.38
760,334.38
1,065,668.75
4/1/2024
295,381.25
295,381.25
10/1/2024
505,000.00
295,381.25
800,381.25
1,095,762.50
4/1/2025
284,018.75
284,018.75
10/1/2025
550,000.00
284,018.75
834,018.75
1,118,037.50
4/11/2026
271,643.75
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
957,663.75
1,200,327.50
4/1/2029
226,218.75
226,218.75
10/1/2029
775,000.00
226,218.75
1,001,218.75
1,227,437.50
4/1/2030
207,812.50
207,812.50
10/1/2030
835,000.00
207,812.50
1,042,812.50
1,250,625.00
Fiscal Year
City of Santa Clarita
Engineer's Report
2012/2013
Open Space Preservation District
APPENDIX 1
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Financial Services
Interest Papment*
Principal
Interest
Total
Date
Component
Component
Total
Annual Payments
4/1/2031
187,981.25
187,981 25
10/1/2031
905.000.00
187,981.25
1,092,981 25
1,280,962.50
4/l/2032
166,487.50
166,487.50
10/1/2032
975,000.00
166,487.50
1,141,487.50
1,307,975.00
4/1/2033
143,331.25
143,331.25
10/l/2033
1,045,000.00
143,331.25
1,188,331.25
1,331,662.50
4/l/2034
118,512.50
118,512.50
10/12034
1,125,000.00
118,512.50
1,243,512.50
1,362,025.00
4/1/2035
91,793.75
91,793.75
10/12035
1,205,000.00
91,793.75
1,296,793.75
1,388,587.50
4/112036
63,175.00
63,175.00
10/1/2036
1,285,000.00
63,175.00
1,348,175.00
1,411,350.00
4/1/2037
32,656.25
32,656.25
1011/2037
1,375,000.00
32,656.25
1,407,656.25
1,440,312.50
$15,525,000.00 $15,994,534.61 $31,519,534.61 531,519,534.61
*Lease Payments are due March 15 and September 15 of the respective year.
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District APPENDIX 1
wWI LLDAN
Financial Services
Appendix 2
Open Space Acquisition
Implementation Work Program
Fiscal Year City of Santa Clarita Engineer's Report
2012/2013 Open Space Preservation District APPENDIX 2
O
5 DECEM
OPEN SPACE AUISTON IM'LEMENTATION
WORK PROGRAM
FOR THE
CITY OF SANTA CLARITA
FISCAL YEAR 2011-2012
Approved by Financial Accountability and Audit Panel: 06-20-11
Open Space Acquisition Implementation Work Program
TABLE 1F' CONTENTS
EXECUTIVE SUMMARY 3
WORK PROGRAM
A. Present Challenges 5
B. Types of Undeveloped Land to be Acquired S
C. Acquisition Principles 6
D. Acreage Allocation Ratio 7
E. Description of Land Acquisition Projects 7
F. Acquisition Work Plan 9
o Potential Open Space
o Ranking Process
o Applications
G. Open Space Evaluation Process 14
o Step -by -Step Instructions
Appendix A — Open Space Inventory Criteria (OSIC) Checklist & Definitions
Appendix B — List of Parcels
Appendix C — Vacant/Undeveloped Properties Map
City of Santa Clarita Page 2
Open Space Acquisition Implementation Work Program
Open Space Preservation District
ErEUIE SUMMARY
Background
Since the City of Santa Clarita's incorporation in 1987, the City has made a significant effort to
preserve greenbelts and undeveloped land within and outside the City. This includes
implementing the vision of the first and subsequent City Councils to buffer the Santa Clarita
Valley with a greenbelt to help maintain the character and quality of life for residents. During
the "The Big Picture" Community Strategic Planning process in 2004, several open space goals
were reaffirmed. Additionally, in 2007 a number of community members spoke to the Council
in support of preserving undeveloped land and asked the Council to, once again, pursue the
creation of a mechanism to finance the acquisition and preservation of undeveloped land. In
April 2007, the City Council adopted a resolution to initiate the formation of the City of Santa
Clarita Open Space Preservation District.
Open Space Preservation District Formation
Property owners from the City voted to support the new Open Space Preservation District (the
"District"), with 69 percent ballots in favor and 31 percent not in favor. The District needed a
simple majority of assessment to pass, which was received. On July 17, 2007, the City Council
adopted Resolution Number 07-60 forming the City of Santa Clarita Open Space Preservation
District.
The City of Santa Clarita's Open Space Preservation District represents a significant step
forward in the City's ongoing efforts to acquire, preserve, and protect open space.
District Purpose
The Open Space Preservation District will expand upon the City's existing Open Space, Park,
and Parkland Program ("Program").
The City already has an extensive Program for the acquisition, preservation, improvement,
servicing and maintenance of parks, parkland, and open space lands. The existing program is
responsible for the implementation of various functions associated with parks maintenance, park
planning, and development. It provides planning and administration for the acquisition and
construction of parks, open space, trails, and grounds as well as the operations and maintenance
supplies to maintain the parks, facilities, trails, and open space. In addition, this program works
with the community on the master plans and designs of various park facilities, and oversees the
implementation of these designs by managing the construction process. Many properties outside
the City's boundaries benefit from the City's existing Program (it is estimated that 71.5 percent
of the benefiting area is outside the City).
It is the City Council's intent to use the additional funding from the District to expand the
existing Program to accelerate vacant land acquisition in and around the City. The City has
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Open Space Acquisition Implementation Work Program
already been doing this to some extent in previous years, but this would allow more funds to be
used for this purpose.
District Funds
The City's existing Parks Program budget was approximately $6.8 million in Fiscal Year
2007-08. The Open Space Preservation District increased the funds by approximately $1.5
million annually, 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.
Per Resolution 11-46 the single-family residence assessment rate for Fiscal Year 2011/12 is $29
per Benefit Unit.
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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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 faced a deficit of over 600 acres of active parkland in 2007.
As of June 2011, the City now has approximately 295 acres of developed parkland, 53 miles
of trails, over 6,100 acres of City -owned open space, and a deficit of over 580 acres of active
parkland base on the General Plan requirements. The City 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.
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.
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• 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.
• Wildlife Corridors — Protection and enhancement of the core habitat of unique, endemic,
and valuable plants and animals is a critical goal.
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.
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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
11) To endeavor to acquire property and easements from willing sellers
12) To acquire parcels in a fiscally responsible manner
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
The City of Santa Clarita's 2002 Open Space Acquisition Plan, the Nature Conservancy's
2006 Santa Clara River Upper Watershed Conservation Plan, Santa Clarita River Watershed
Plan, LA County SEA, South Coast Wildlands Missing Linkages, Rim -of -the -Valley studies
and other relevant technical documents will be considered to prioritize properties for land
acquisition.
The City of Santa Clarita's Open Space Acquisition Plan, adopted by the City Council in
August 2002, established a set of guidelines and policies for bringing open space in the Santa
Clarita Valley into public ownership. The primary objective defined in the Open Space
Acquisition Plan is creating a greenbelt of open space around the City. The purpose of the
greenbelt is to ensure the character and natural habitat of the pristine environment
surrounding the City. In addition, the Open Space Acquisition Plan also identifies finding
open space within the City as a priority, not only as natural land, but as active park space as
well.
During the community process that helped form the Open Space Acquisition Plan, staff was
able to identify what members of the public consider open space to be. Open space was
defined as vacant, undeveloped land in its natural state as well as both active and passive
park space. It should be noted that in order for park space to be considered open space, the
park needed to be of regional size. A small neighborhood "tot lot," for example, would not
be considered open space. However, the City's Central Park, Newhall Park, or Canyon
Country Park (to name only a few) were considered to be open space.
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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
environmental characteristics best represents. To establish a regional scope, the Open Space
Acquisition Plan identifies five key areas in the Santa Clarita Valley that are consistent with
the City Council's direction for potential open space acquisition. These regions are:
Eastern Region:
o Approximate Area: From the 14 Freeway east to the Angeles National Forest and
from the intersection of the 5/14 Freeways north to Vasquez Rocks.
o Goals: To create a continuous strip of open space along the eastern border of the
City of Santa Clarita. Connect open space between the City's boundary and the
Angeles National Forest whenever possible.
o Status: The City has made considerable progress in the eastern region. Currently,
open space property is in public ownership near the proposed Transit Mixed
Concrete (Cemex) project, Whitney Canyon, and several hundred acres associated
with the Golden Valley Ranch development. In addition, Elsmere Canyon will
likely be publicly held by the Mountains Recreation and Conservation Authority
(MRCA). The region also includes Placerita Canyon and the Placerita Canyon
Nature Center.
Southern Region:
o Approximate Area: From the intersection of the 5/14 Freeways north to the City
of Santa Clarita boundary and between the identified eastern and western regions.
o Goals: Link natural habitat and habitat migration corridors between the eastern
and western regions.
o Status: Over 200 acres of open space will be dedicated to the City associated
with the Gate -King project. This region also contains the historic Beale's Cut
property.
• Western Region:
o Approximate Area: From the 5 Freeway to the Santa Susanna Mountains
Significant Ecological Area, areas around Stevenson Ranch, and from the
intersection of the 5/14 Freeways north along San Francisquito Creek.
o Goals: To create a continuous strip of open space along the western border of the
City of Santa Clarita.
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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.
Northern Region:
o Approximate Area: From the northern boundary of the City of Santa Clarita north
to the Angeles National Forest and from the 5 Freeway/Highway 126 interchange
to Vasquez Rocks.
o Goals: To create a continuous strip of open space along the northern border of the
City of Santa Clarita. Connect open space between the City of Santa Clarita and
the Angeles National Forest whenever possible.
o Status: Future development of this region should be monitored and open space
dedication pursued whenever possible.
• City of Santa Clarita:
o Area: All areas contained within the defined boundaries of the City of Santa
Clarita.
o Goals: Work with all City departments, partners, and in conjunction with the Open
Space Plan; the Parks, Recreation, and Open Space Master Plan; River Features
Study; and other documents to acquire and protect open space, both active and
passive, within the City limits. Work in partnership with the development
community to secure open space through dedication.
o Status: To date, the City has acquired 2,426 acres of open space and another 170
acres of passive or special use parkland, and has developed 240 acres of parkland.
The regions described above cover a significant area in the Santa Clarita Valley. As a result,
a considerable acreage of land must be considered and analyzed prior to deciding upon a set
of properties to pursue. The Open Space Acquisition Plan, along with this Work Program,
can be used as a tool to assist the City Council and planners in determining which property or
properties represent the best value for the City. The land acquisition projects to be
considered for funding from the Open Space Preservation District will be located within the
benefit area as identified in the Engineers Report.
F. ACQUISTION 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
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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:
• 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
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• Step Two — Development Status
Determine the development status of the potential open space. The seven status
categories are:
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.
0 Step Three — Availability Status
Determine if the owner of the potential open space property is a willing seller or
would enter into agreements to have the land acquired by the City.
Priority should be given to properties with a willing seller/donor unless the
acquisition of the property presents an overriding benefit to the public good. An
overriding benefit to the public good would be determined by City Council.
• Step Four — Create Subcategories
The potential open space property will now fit into one of several subcategories
depending on whether it is inside or outside of the City, inside the Area of Benefit,
and depending on its development status. Hence, each potential open space property
will fall within one of the following categories:
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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.
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A copy of the Open Space Inventory Checklist and corresponding definitions is
attached as Appendix A.
• Step Six — Catalog Generation
After each potential open space property has a numerical value assigned to it, each
property should be listed within each category in numerical order, with the highest
value at the top of each list. As indicated in Step 3, properties that do not have a
willing seller/donor should be listed at the bottom of each list. The only exception to
this is any property that has been identified as one whose acquisition would present
significant benefit to the public good, as defined by the City Council. These
properties should be listed among the properties with willing sellers/donors.
In addition, a general assessment of maintenance costs and liability of each property
should be weighed at this time. All else being equal, those properties that present
fewer maintenance challenges and reduced liability should be considered before those
with more challenges and greater risk. Indeed, those properties that present
unreasonable maintenance costs or significant risk may not be considered, regardless
of their numerical score.
• Step Seven — Recommend Parcels for Acquisition
When each property has been ranked, a final catalog of the highest priority properties
can be compiled by staff. A variety of methods can be used to create the final list of
recommendations. This catalog will grow as more properties are considered.
Plan Flexibility
It is important to realize that this plan is only a guide. The ultimate decision on the
acquisition of property belongs to the City Council. The evolving catalog of properties to
acquire will not obligate the City but will serve as a tool in the decision-making process.
The plan must be flexible enough to allow for amendments. Because development occurs
rapidly and the status of land changes in a similar fashion, the plan, or parts of the plan,
should be updated as needed.
An explanation of steps one through seven is explained further in Section G: Open Space
Evaluation Process, Step -by -Step.
Applications
This plan can be used for a variety of applications. However, there are three major areas of
implementation:
1. Dedication: Often the City of Santa Clarita is approached by developers and/or property
owners who wish to dedicate all or a portion of their property to the City as open space.
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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.
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.
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
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2. Development Status — Determine the development status of the property
3. Availabilit Status — Determine if the property owner is a willing seller or donor
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. Catalosz 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.
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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.
Development status categories are shown in priority order, with "Status A" being the highest
priority.
By the end of Step 2, the property should be categorized as either "Inside the City" or
"Outside the City and Within the Area of Benefit" and assigned a Development Status. (To
this point, a property that is "Outside the City and Within the Area of Benefit" and has
Development Status "A" would receive the highest priority. This will be discussed in Step 4
— Creating Subcategories.)
Step 3 — Availability Status
In this step, determine if the property owner is known to be a willing seller/donor or a
non -willing seller/donor. If this is not known, it may be necessary to contact the property
owner. (Contact information should be included in the information provided by Planning in
Step 2.)
Priority should be given to properties with a willing seller/donor unless the acquisition of the
property presents an overriding benefit to the public good, as determined by the City Council.
At the end of Step 3, the property should be categorized as "Inside the City" or "Outside the
City and Within the Area of Benefit," have a development status assigned to it (A through
G), and whether the property owner is a willing seller/donor.
Step 4 — Create Subeategories
By this time, the potential open space property should have been categorized as indicated
above in Step 3. The first relative value judgment of that property can now be assessed and
compared with other open space properties that have been evaluated.
Properties that are "Outside the City and Within the Area of Benefit" and have a
development status of "A" are identified as the highest priority for acquisition. Conversely,
properties that are "Inside the City" with a development status of D or E are identified as the
lowest priority for acquisition.
It should be noted that properties that are "Outside the City and Within the Area of Benefit"
with a development status of "D" or "E" may or may not be a higher acquisition priority
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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.
After Step 4, the property being evaluated should be placed in one of the following
categories.
Development Status A
Development Status B
Development Status C
Development Status D
Development Status E
Development Status F
Development Status G
Step 5 — Apply Criteria
Development Status A
Development Status B
Development Status C
Development Status D
Development Status E
Development Status F
Development Status G
Step 5 of the evaluation is by far the most lengthy and the most involved segment of the
process.
For each property the evaluator should complete an Open Space Inventory Checklist (OSIC)
form. In most cases, it will be necessary to travel to the site itself to complete the form.
Accessing each property will generally require the permission of the property owner.
Steps to Complete the OSIC:
1. Provide basic property information including:
■ The Assessor's Parcel Number (APN)
■ The date(s) the evaluation was conducted
■ The initials of the evaluator
■ The availability status (willing seller/donor?)
■ A brief description of the location of the property
2. Provide basic category and development status information. Circle whether the
property is inside or outside the City, and inside or outside the Area of Benefit, and
circle the letter that corresponds to the property's appropriate development status.
3. Evaluate each element and sub -element of each of the six inventory categories. These
six categories are:
■ Habitat Areas
■ Ridgelines and Viewsheds
■ Recreational Resources
■ Cultural/Historical Resources
■ Other Resources
■ Hazard/Other Areas
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To evaluate the elements and sub -elements in each inventory category, place an "X"
or checkmark in the status column of each element or sub -element known to exist or
observed to exist on the property. Place no marks in the status column for elements
or sub -elements not known or observed to exist on the property.
For Example: If a hypothetical property being evaluated contains a wildlife migration
corridor, riparian habitat, a portion of the Santa Clara River, and a known presence of
the Southwestern Willow Flycatcher (to name a few), then these elements and sub -
elements should each receive an "X" or checkmark in the corresponding status
column. Other elements and sub -elements that are not known to be or observed to be
present on the site should NOT receive a mark.
Special Instructions:
Some elements and sub -elements have special scoring instructions associated with
them. In most cases, only one mark should be placed in the corresponding status
column of known or observed elements and sub -elements. However, there are
exceptions. These are:
Known threatened/endangered plant and animal species: The species listed on the
OSIC are those that appeared on the 2008 list provided by the California
Department of Fish and Game. These elements and sub -elements should always
reflect the most current list of state and federally endangered and threatened
species. Place only one mark in the status column for each sub -element present
regardless of the population of the species. Do not, for example, place one mark
in the status column for each individual of that species present on the property.
■ Rid elg ines: Place a mark in the status column if there is at least one ridgeline
present on the property.
■ Cultural and/or Historical Resource Areas: Place one mark in each sub -element
for each site on the property. For example, a hypothetical property containing
two Native American sites and two "other" archaeological sites should receive a
total of four marks in the corresponding status column.
4. Score each inventory category. To complete this step, simply count all of the X's or
checkmarks for elements and sub -elements within each inventory category. Record
the total number of marks for each category in the space provided in the category
column. In addition, record the same figures in the spaces provided in the score
summary box at the top left of the first page of the OSIC.
Note that marks in the Hazard/Other Area category are not included in the overall
total. Instead, these marks are meant to be general indicators of potentially negative
aspects of the property. The City may wish to reconsider acquisition of properties
that contain any of the sub -elements in this category, regardless of the extent or
frequency.
City of Santa Clarita Page 18
Open Space Acquisition Implementation Work Program
For Example: A hypothetical property has one primary ridgeline, the presence of
secondary ridgelines, a significant "dark sky" viewshed, a significant regional
viewshed, and a unique on-site visual feature yielding a total of five marks in the
Ridgeline and Viewshed Category. The number "5" would be recorded in the
category column and on the front page in the space provided next to "Ridgelines and
Viewsheds." The same process would be completed for each of the six inventory
categories.
5. Add the inventory category scores to compute the property's overall score. When
each category score has been recorded in the spaces provided on the front page of the
OSIC, the scores should be totaled (except those in the Hazards category). This is the
final score of the property being evaluated.
By the end of Step 5, the property being evaluated should have a total score associated
with it. The higher the score, the greater the relative value of the property to the City.
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
APPENDIX A
Open Space Inventory Criteria Form (OSIC)
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List of Parcels
SANT.
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Contents:
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APPENDIX C
Vacant/Undeveloped Properties Map
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SANT
A'0 A
9
0
O
76 DECEO
Contents
■ Vacant/Undeveloped Properties Map
UA 0
tu
N-1
LLI
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