HomeMy WebLinkAbout2013-07-09 - AGENDA REPORTS - LMD ANNEX TRACT 62322 (2)CONSENT CALENDAR
DATE:
SUBJECT:
117 6004Iff03 l9
Agenda Item• 11
CITY OF SANTA CLARITA
AGENDA REPORT
City Manager Approval:
Item to be presented by:
July 9, 2013
LANDSCAPE MAINTENANCE DISTRICT RESOLUTIONS
INITIATING PROCEEDING, AND APPROVING AN
ENGINEER'S REPORT ANNEXING PARCELS IN TRACT 62322
INTO DISTRICT NO. 1 AS ZONE 29 (VILLA METRO)
Administrative Services
RECOMMENDED ACTION
City Council:
Adopt resolutions initiating proceedings to annex parcels within Tract 62322 into
Landscape Maintenance District No. 1 (LMD No. 1) and intent to order annexations into and
creation of a new zone in the LMD No. 1, approve the Engineer's Report, and levy
assessments beginning in Fiscal Year 2014-15.
2. Set a public hearing for August 27, 2013, as a time and place to hear comments on this
proposed action, and close the time period to receive ballots.
BACKGROUND
On April 25, 2006, the City Council approved the final set of development conditions for Villa
Metro (approved under the name of Soledad Village) Tentative Tract Map 62322. Villa Metro
consists of 292 dwelling units, 22 live -work units, and one commercial parcel planned within the
tract.
Pursuant to Conditions of Approval PL 11 and SD 1, the property owner shall annex the property
into the City LMD for the maintenance and improvement of medians, streetscapes, and the
maintenace and improvment of a future paseo bridge crossing Soledad Canyon Road. In 2008,
the property owner satisfied conditions relating to the installation of median improvements by
annexing into LMD Zone 2008-1 (Major Median Thoroughfares).
Adopt6d:, Nos.
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LMD Zone 29 will fund costs associated with landscape improvements and paseo bridge
maintenance and servicing including, but not limited to, contractual services, water, electrical,
administration, and the establishment of reserves for the future replacement of significant
infrastructure.
The Engineer's Report contains the proposed boundaries of LMD Zone 29, identifies the
proposed facilities and services to be funded, determines the general and special LMD benefits
received by properties, and the methodology to apportion the annual assessments. All parcels
were established concurrently to the conditions set forth for the continued maintenance of these
landscape and infrastructure improvements, and as a result, each parcel within LMD Zone 29
receives a special and distinct benefit from the improvements.
The estimated annual assessment to maintain the improvements associated with LMD Zone 29
will be approximately $74,401. The maximum assessment rate will increase each year based on
the annual change in the Consumer Price Index, All Urban Consumers, for the Los Angeles
Riverside -Orange County Area ("CPI"). The actual assessment levied in any fiscal year will be
approved by the City Council and may not exceed the maximum assessment rate. These
properties will be levied beginning Fiscal Year 2014-15.
ALTERNATIVE ACTIONS
1. Do not adopt a resolution to annex Tract 62322 into Landscape District No. 1.
2. Other direction as determined by the City Council.
FISCAL MIPACT
The cost to prepare the Engineer's Report and create LMD Zone 29 is estimated to be $11,000.
While the City by law is responsible for retaining an assessment engineering firm to oversee the
creation of the LMD zone, the property owner is financially responsible for all costs associated
with these actions. The property owner will deposit funds into a pass-through account, which
will be overseen by the Administrative Services Department and utilized to cover costs incurred
by the assessment engineer to create this LMD zone.
ATTACHMENTS
Resolution - Initiating Proceedings
Resolution - Approving Engineer's Report and Intent to Order Annexations
LMD Zone 29 Engineer's Report available in the City Clerk's Reading File
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RESOLUTION NO. 13-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, INITIATING PROCEEDINGS AND
MAKING CERTAIN DESIGNATIONS IN CONNECTION WITH PROPOSED
ANNEXATIONS INTO LANDSCAPE MAINTENANCE DISTRICT NO. 1
WHEREAS, the City Council of the City of Santa Clarita (the "City") desires to
undertake proceedings pursuant to the provisions of the "Landscaping and Lighting Act of
1972," being Part 2 of Division 15 of the California Streets and Highways Code (commencing
with Section 22500) (the "Act") and in accordance with Article XIIID of the California
Constitution and the Proposition 218 Omnibus Implementation Act (commencing with Section
53750 of the California Government Code) to annex various properties in the City into and
create new Zones within Landscape Maintenance District (LMD) No. 1 (the "Annexation") to
fund the costs of installation, servicing, and maintenance of improvements within public
rights-of-way and landscape easements within various areas in the City (the "Improvements");
and
WHEREAS, the boundaries of the proposed Annexation shall be as described on the map
presented to this Council and on file with the Special Districts Office and incorporated herein by
reference; and
WHEREAS, the City has approved a consulting engineer's contract with Harris &
Associates, naming Harris & Associates as the Assessment Engineer and firm responsible for
preparing the Engineer's Report and assisting in the public hearing and formation process for the
proposed Annexation.
NOW, THEREFORE, the City Council of the City of Santa Clarita, California, does
hereby resolve as follows:
SECTION 1. The City Council of the City proposes to annex various properties into and
create new Zones within LMD No. 1. The boundaries of said Annexation shall be as described
on the map entitled "City of Santa Clarita Landscape Maintenance District No. 1 Zone 29 (Villa
Metro)," on file with the Special Districts Office.
SECTION 2. The purposes of the Annexation is to fund the costs of installation,
servicing, and maintenance of eligible improvements within public rights-of-way and dedicated
landscape easements within various areas in the City.
SECTION 3. Harris & Associates, an engineer registered pursuant to the Professional
Engineers Act (Chapter 7, commencing with Section 670, of Division 3 of the Business and
Professions Code), has been designated Assessment Engineer for the proposed Annexations.
Harris & Associates is hereby ordered to prepare and file an "Engineer's Report" for the City
Council's review, consideration, and adoption in accordance with the Act and the laws of the
State of California.
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SECTION 4. This resolution shall take effect immediately.
SECTION 5. The City Clerk shall certify to the passage and adoption of this resolution;
shall cause the same to be entered in the book of resolutions of the City, and shall make a minute
of the passage and adoption thereof in the records of the proceedings of the City Council of the
City in the minutes of the meeting at which the same is presented.
PASSED, APPROVED AND ADOPTED this 9th day of July, 2013.
MAYOR
ATTEST:
INTERIM CITY CLERK
DATE:
1 4/—
STATE OF CALIFORNIA
)
COUNTY OF LOS ANGELES
) ss.
CITY OF SANTA CLARITA
)
I, Arnine Chaparyan, Interim City Clerk of the City of Santa Clarita, do hereby certify
that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at
a regular meeting thereof, held on the 9th day of July, 2013, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
INTERIM CITY CLERK
_5—
RESOLUTION NO. 13-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, APPROVING AN ENGINEER'S REPORT
AND DECLARING ITS INTENTION TO ORDER ANNEXATIONS INTO
AND CREATION OF NEW ZONES IN LANDSCAPE MAINTENANCE
DISTRICT NOS. I AND TO LEVY AN ASSESSMENT THEREON, AND
TAKING CERTAIN OTHER ACTIONS IN CONNECTION THEREWITH
WHEREAS, the City Council of the City of Santa Clarita (the "City") has initiated
proceedings to annex various properties in the City into and create new Zones within Landscape
Maintenance District (LMD) No. 1 (the "Annexation") pursuant to the provisions of the
"Landscaping and Lighting Act of 1972," being Part 2 of Division 15 of the California Streets
and Highways Code (commencing with Section 22500) (the "Act") and in accordance with
Article XIIID of the California Constitution and the Proposition 218 Omnibus Implementation
Act (commencing with Section 53750 of the California Government Code), to fund the costs of
installation, servicing, and maintenance of landscaped improvements within public rights-of-way
and dedicated landscape easements within various areas in the City; and
WHEREAS, the boundaries of the proposed Annexations shall be as described on the
map entitled "City of Santa Clarita Landscape Maintenance District No. 1 Zone 29 (Villa
Metro)" presented to this Council and on file with the Special Districts Office and incorporated
herein by reference; and
WHEREAS, the Assessment Engineer, Hams & Associates, has filed with the Special
Districts Office and the City Clerk has presented to the City Council a report dated June 18, 2013
(the "Engineer's Report") regarding the proposed Annexations and containing the matters
specified in Section 22586 of the Act; and
WHEREAS, the Engineer's Report has been duly presented by the Special Districts
Office for consideration and has been fully considered by the City Council;
NOW THEREFORE, the City Council of the City of Santa Clarita, California, does
hereby resolve as follows:
SECTION 1. The above recitals are true and correct.
SECTION 2. The Engineer's Report, including the plans, specifications, general
descriptions, estimate of the cost of installation, servicing, and maintenance of landscaped
improvements within public rights-of-way and dedicated landscape easements within various
areas in the City (the "Improvements") and incidental expenses in connection therewith, the
diagram and the proposed assessments, is hereby approved as filed and incorporated herein by
this reference. The Engineer's Report shall stand as the report for the purpose of all subsequent
proceedings under the Act and Article XIIID, except that it may be confirmed, modified, or
corrected as provided in the Act.
A
SECTION 3. The City Council hereby finds that the public interest, necessity, and
convenience require the installation, servicing and maintenance of the Improvements, and this
City Council hereby declares its intention to annex various properties into and create new Zones
within LMD No. 1. The boundaries of the Annexation shall cover the real property benefited by
the Improvements and are described on the map entitled "City of Santa Clarita Landscape
Maintenance District No. I Zone 29 (Villa Metro)," on file with the Special Districts Office.
The City Council hereby declares and finds the land within the boundaries of the Annexation to
be specially benefited by the Improvements and/or the maintenance thereof.
SECTION 4. The purpose of Annexation is to fund the costs of installation, servicing,
and maintenance of improvements within public rights-of-way and dedicated landscape
easements within various areas in the City of benefit to the Property within the Annexation. All
improvements and work to be funded by the Annexation shall be done in accordance with the
Engineer's Report, on file in the Special Districts Office, and which is hereby referred to and by
this reference incorporated herein and made a part hereof. The Engineer's Report and its
exhibits contain a full and detailed description of the Improvements and the maintenance thereof
which may be funded by the Annexation, the boundaries of the Annexation and the proposed
assessments upon the assessable properties in the Annexation.
SECTION 5. As set forth in the Engineer's Report, the maximum annual maintenance
assessment rates will be increased each subsequent Fiscal Year by the annual change in the
Consumer Price Index (CPI), during the preceding year, for All Urban Consumers, for the Los
Angeles, Riverside, and Orange County areas, published by the United States Department of
Labor, Bureau of Labor Statistics (or a reasonably equivalent index if such index is
discontinued). The actual assessment to be levied in each fiscal year will be as determined by
the City Council and may not exceed the maximum assessment rate without receiving property
owner approval for the increase. If approved, the assessment will be levied beginning in FY
2014-15.
SECTION 6. The City Council appoints August 27, 2013, at 6:00 p.m., in the Council
Chambers, 23920 Valencia Boulevard, Santa Clarita, California, or as soon thereafter as the
matter may be heard, as the time and place for hearing protests to the proposed Annexation
thereof, the proposed levy of assessments, the amount of the individual assessments, and related
matters as set forth in the Engineer's Report, and any interested person may appear and object to
the Improvements, or to the extent of the Annexation or to said proposed assessments.
SECTION 7. The City Clerk is hereby directed to give notice of such hearing by
mailing notices thereof, together with assessment ballots, in the time, form, and manner provided
by Section 53753 of the California Government Code, and upon the completion of the mailing of
said notices and assessment ballots, the City Clerk is hereby directed to file with the City
Council an affidavit setting forth the time and manner of the compliance with the requirements
of law for mailing said notices and assessment ballots. The City Clerk shall cause notice of the
public hearing to be given by mailing, postage prepaid, in the United States mail, and such notice
shall be deemed to have been given when deposited in such mail. The notice shall be mailed not
less than forty-five (45) days before the date of the public hearing ordered herein.
2
I
SECTION 8. The City Council designates Darren Hernandez, Deputy City
Manager/Director of Administrative Services, and his designees, to answer inquiries regarding
the assessment proceedings, the assessments or the Annexation. The Engineer's Report and
other written material about the Annexation may also be reviewed at the Special Districts' office,
23920 Valencia Boulevard, Santa Clarita, California, during regular business hours.
SECTION 9. This Resolution shall take effect immediately.
SECTION 10. The City Clerk shall certify to the passage and adoption of this
Resolution; shall cause the same to be entered in the book of resolutions of the City, and shall
make a minute of the passage and adoption thereof in the records of the proceedings of the City
Council of the City in the minutes of the meeting at which the same is presented.
PASSED, APPROVED AND ADOPTED this 9th day of July, 2013.
ATTEST:
INTERIM CITY CLERK
DATE:
3
I
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA)
I, Armine Chaparyan, Interim 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
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
day of 2013, by the following vote:
0
INTERIM CITY CLERK
I1
Engineer's Report
for
Annexation for the City of Santa Clarita
Landscape Maintenance District No. 1
Zone 29 (Villa Metro)
Prepared for the
City of Santa Clarita
Los Angeles County, California
June 20, 2013
City of Santa Clarita —Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Enaineel's Reoort Paae i
TABLE OF CONTENTS
Certificates ................
Report............................................................................................................................2
Part A - Plans and Specifications............................................................................3
Part B - Estimate of Cost.........................................................................................4
Part C - Method of Apportionment of Assessment.................................................6
Part D - Assessment Roll.......................................................................................10
Part E - Assessment Diagram......
.....................11
S:\TECHSVCSVCevin\LMD\Admin\Villa Metro Districts\LMD Report Rpt -Annex Zone 29 Villa Metro 20junI Idoc Harris & Associates
City of Santa Clarks- Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineers Report Page 1
CITY OF SANTA CLARITA
ANNEXATION INTO
LANDSCAPE MAINTENANCE DISTRICT NO. I
ZONE 29 (VILLA METRO)
ENGINEER'S REPORT
CERTIFICATES
The undersigned acting on behalf of Harris & Associates, respectfully submits the enclosed
Engineer's Report as directed by City Council pursuant to the provisions of Section 4 of Article
XIM of the California Constitution, and provisions of the Landscaping and Lighting Act of 1972,
Section 22500 et seq. of the California Streets and Highways Code. The undersigned certifies that
she is a Professional Engineer, registered in the State of California.
Dated: June 20, 2013
BY: K. Dennis Klingelhofer
R.C.E. No. 50255
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 2013.
Armind Chaparyan, Interim City Clerk
City of Santa Clarita
Los Angeles County, California
M
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 2013.
Armin Chaparyan, Interim City Clerk
City of Santa Clarita
Los Angeles County, California
a
S:\TECHSVCS\Kevin\LMDWdmin\Villa Metro Districts\LMD Report Rpt -Annex Zone 29 Villa Metro 20junl3.doc H I Harris & Associates
City of Santa Clarita- Annexation
Landscape Maintenance District No. 1, Zone 29 Ila Metro)
FISCAL YEAR 2013.14
ENGINEER'S REPORT PREPARED PURSUANT
TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTING ACT OF 1972
SECTION 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE,
ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION, AND
THE PROPOSITION 218 OMNIBUS IMPLEMENTATION ACT
(GOVERNMENT CODE SECTION 53750 ET SEQ.)
June 20,2013
Pursuant to Part 2 of Division 15 of the Streets and Highways Code of the State of California, Article
XIIID of the California Constitution (Proposition 218), the Proposition 218 Omnibus Implementation
Act and in accordance with the Resolution of Initiation, adopted by the City Council of the City of
Santa Clarita, State of Califomia, in connection with the proceedings for:
ANNEXATION INTO
LANDSCAPE MAINTENANCE DISTRICT NO.1
ZONE 29 (VILLA METRO)
hereinafter referred to as the "Maintenance District" or "District", I, K. Dennis Klingelhofer, P.E.,
the authorized representative of Harris & Associates, the duly appointed ASSESSMENT
ENGINEER, submit herewith the "Report" consisting of five (5) parts as follows:
PART A - PLANS AND SPECIFICATIONS
Contains a description of the improvements that are to be maintained or serviced by the District.
PART B - ESTIMATE OF COST
Identifies the estimated cost of the services or maintenance to be provided by the District, including
incidental costs and expenses in connection therewith.
PART C - METHOD OF APPORTIONMENT
Describes the basis on which the costs have been apportioned to each parcel of land within the
Maintenance District, in proportion to the estimated benefits to be received by such lots and parcels.
PART D - ASSESSMENT ROLL
Identifies the maximum assessment to be levied on each benefited lot or parcel of land within the
Maintenance District.
PART E - ASSESSMENT DIAGRAM
Contains a Diagram of the exterior boundary of the Maintenance District, Zone 29.
S:\TECHSVCSVCevin\LMDWdmin\Villa Metro Districts\LMD Report Rpt -Annex Zone 29 Villa Mew 20junlIdoc 0 1 Harris & Assodates
City of Santa Clarita — Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineers Report Page 3
PART A
PLANS AND SPECIFICATIONS
DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED
The improvements proposed to be installed, maintained and serviced are generally described as
improvements within public rights-of-way and dedicated landscape easements within various tracts
and on individual parcels located throughout the City including, but not limited to: landscaping,
planting, shrubbery, trees, grass, other ornamental vegetation, irrigation systems, hardscapes and
fixtures; statuary, fountains and other ornamental structures and facilities; public lighting facilities;
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, clearing, removal of debris, the
installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation,
drainage, or electrical facilities; and, park or recreational improvements, including, but not limited
to, playground equipment, play courts, public restrooms, and trails.
The District will fund costs in connection with the maintenance and servicing including, but not
limited to, labor, electrical energy, water, materials, contracting services, administration, and other
expenses necessary for the satisfactory maintenance and servicing of these improvements.
Maintenance means the furnishing of services and materials for the ordinary and usual maintenance,
operation and servicing of the ornamental structures, landscaping and appurtenant facilities,
including repair, removal or replacement of all or part of any of the ornamental structures,
landscaping or appurtenant 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, other solid waste; and pest control; the cleaning,
sandblasting, and painting of walls and other improvements to remove or cover graffiti.
Servicing means the furnishing of electricity for the operation of any appurtenant facilities, and water
for the irrigation and control of the landscaping and the maintenance of any of the ornamental
structures, landscaping and appurtenant facilities.
The plans and specifications for the improvements are voluminous and are not bound in this Report
but by this reference are incorporated and made part of the Report; and are on file at the City. A
summary of the plans and specifications are on file in the Special District's office.
SATECHSVCS\Kevin\ MDWdmin\ViUa Metro DistrictsWND Report Rpt- Amex Zone 29 Villa Metro 20jun 13.dac Harris & Associates
City of Santa Clarita -Annexation
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
PART B
ESTIMATE OF COST
June 20, 2013
4
The estimated maximum costs for the operation, maintenance and servicing of the facilities, shown
below, are the estimated costs of maintenance if the facilities were fully maintained for Fiscal Year
2013-14. The 1972 Act provides that the total cost of the maintenance and services, 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.
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 to the District, if needed, to ensure adequate cash flow, and will be reimbursed for any
such advances upon receipt of assessments. Any surplus or deficit remaining on July 1 must be
carried over to the next fiscal year.
The maximum assessments are being set for FY 2013-14. Below is a summary of the FY 2013-14
budget for Zone 29.
Description
2013/14 Cost
Estimate
General
Benefit
Amount to
Assessment
Maintenance Costs:
Bridge Inspection
$750
($75)
$675
Bridge Repairs / Cleaning
$3,500
($350)
$3,150
Landscape Maintenance
$15,000
$0
$15,000
Paseo Maintenance
$11,600
($1,160)1
$10,440
Administration
$5,000
($259)
$4,741
Reserves
Operating Reserm (50%)
$20,425
($1,050)
$19,375
Annual Capital Replacement Reserve'
$23,200
($2,180)
$21,020
Totals
$79,475
($5,074)
$74,401
* Capital Replacement Reserve is based on a 25 year expected useful life for
landscaping and paseo improvements and the pedestrian bridge deck, and a 50
year expected useful life for the pedestrian bridge structure. The Capital
Replacement Reserve will be funded over time and will cease to be assessed
when the reserve requirement has been met.
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City of Santa Clarita - Annexation
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Capital Replacement Reserve Requirement
June 20, 2013
Description
FY 2013-14
Cost
Useful
Life
Simple
Depreciation
General
Benefit
Annual
Reserve
Amount
Landscaping Replacement
$35,000
25
$1,400
$0.00
$1,400.00
Paseo Replacement
$27,000
25
$1,080
($108.00)
$972.00
Bridge Deck Replacement
$18,000
25
$720
($72.00)
$648.00
Bridge Structure Replacement
$1,000,000
50
$20,000
($2,000.00)
$18,000.00
$1,080,000
$23,200.00
($2,180.00)
$21,020.00
S:\TECHSVCS\RevinLLMDWdmin\Villa Metro DistrictsLLMD Report Rpt -Annex Zone 29 Villa Metro 20junl3.doc Harris & Associates
City of Santa Clarita — Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineer's Report Page 6
PART C
METHOD OF APPORTIONMENT OF ASSESSMENT
The following is the assessment methodology for Zone 29 (Villa Metro)
Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting Act of 1972,
permits the establishment of Maintenance Districts by cities for the purpose of providing certain
public improvements which include the construction, maintenance and servicing of street lights,
traffic signals and landscaping facilities.
Section 22573, Landscaping and Lighting Act of 1972 requires that maintenance assessments be
levied according to benefit rather than according to assessed value. This section states:
"The net amount to be assessed upon lands within a Maintenance 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 Maintenance 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 requires that a parcel's assessment may not exceed the reasonable cost
of the proportional special benefit conferred on that parcel. Proposition 218 provides that only
special benefits are assessable and the City must separate the general benefits from the special
benefits.
REASON FOR THE ASSESSMENT
The assessment is proposed to be levied to defray the costs of the installation, maintenance and
servicing of improvements, as previously defined herein in Part A of this Report.
SPECIAL BENEFIT ANALYSES
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 in a way that is particular and distinct from its effect on other parcels and
that real property in general and the public at large do not share.
All the parcels were established at the same time once the conditions regarding the improvements
and the continued maintenance are guaranteed. As a result, each parcel within the District
receives a special and distinct benefit from the improvements. Villa Metro Tract No. 62322
consists of predominantly residential units, so the development is assessed based the residential
units or the equivalent residential units. There are a total of 293 dwelling units, 22 live -work
units and one commercial parcel planned within the tract.
S:\TECHSVCS\Kevin\LMD\Admin\Villa Moho DlshictALMD Rcpon Rpt - Annex Zone 29 Villa Metro 20junl3.doc Harris & Associates
City of Santa Clarita - Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (V111a Metro)
Engineers Report Page 7
Street LandscaWna
Trees, landscaping, hardscaping, ornamental structures and appurtenant facilities, if well maintained,
confer a particular and distinct special benefit upon real property within each Zone of Benefit by
providing beautification, shade and positive enhancement of the community character, attractiveness
and desirability of the surroundings. In addition, all of the aforementioned contributes to a specific
increase in property desirability and a specific enhancement of the property value of each parcel
within each Zone of Benefit.
In Parkways and Land Values, written by John Nolan and Henry V. Hubbard in 1937, it is stated:
"... there is no lack of opinion, based on general principals and experience and common
sense, that parkways do in fact add value to property, even though the amount cannot be
determined exactly.... Indeed, in most cases where public money has been spent for
parkways the assumption has been definitely made that the proposed parkway will show a
provable financial profit to the City. It has been believed that the establishment of parkways
causes a rise in real estate values throughout the City, or in parts of the City,..:'
It should be noted that the definition of "parkways" above may include the roadway as well as the
landscaping along side the roadway.
Recreational Trails and Greenbelts. Landscaping along recreational trails and greenbelts, if well
maintained, confer a particular and distinct special benefit upon real property within each Zone of
Benefit by providing beautification and positive enhancement of the community character,
attractiveness and desirability of the surroundings. In addition, all of the aforementioned contributes
to a specific increase in property desirability and a specific enhancement of the property value of
each parcel within each Zone of Benefit.
In "Greenways for America" by Charles E. Little, it is stated:
"... [real estate] agents routinely advertise properties as being on or near the trail.... property
near but not immediately adjacent to the Burke -Gilman Trail is significantly easier to sell
and, according to real estate agents, sells for an average of 6 percent more as a result of its
proximity to the trail. Property immediately adjacent to the trail, however, is only slightly
easier to sell .... trails are an amenity that helps sell homes, increase property values and
improve the quality of life."
Additionally, the National Recreation and Park Association, in June 1985, stated:
"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 public interest to the taxpayers, who have a stake in a maximum
of total assessed values."
Operation and maintenance of the trails and greenways within the City confers a particular and
distinct special benefit to those properties within the community immediately surrounding the
improvements.
The bridge and paseo improvements are adjacent to the trail system and were installed by the
developers, subdividers of the land, and the continued maintenance was guaranteed through the
establishment of a Landscape Maintenance District. If the installation of the improvements and the
S:\TECHSVCS\Kevin\LMDWdmin\Villa Metro DistrictALMD Report Rpt -Annex Zone 29 Villa Metro 20jun13.doc Harris & Associates
City of Santa Clarita — Annexation
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
June 20, 2013
guaranteed maintenance did not occur, the individual parcels would not have been established and
could not have been sold to any distinct and separate owner. The establishment of each distinct and
separate parcel is a special benefit which permits the construction of a building or structure on the
property and the ownership and sale of the distinct parcel in perpetuity. However, the bridge and
paseo improvements are available for use by the general public, thereby generating some general
benefit. We believe the special benefit of being able to develop the property is substantially greater
than the general benefit to the public at large. Therefore, we assign 90% of the benefit to special
benefits conferred on the properties within Tract 62322.
General Benefits
The landscaping improvements adjacent to the development reside solely within the boundary of the
development and outside the public right-of-way. The general benefits associated with trees,
landscaping improvements, hardscaping, ornamental structures and appurtenant facilities are
considered incidental. The landscape improvements herein confer special benefits that affect the
assessed property in a way that is particular and distinct from the effects on other parcels and that
real property in general and the public at large do not share. Therefore, we have determined there are
no general benefits related to the landscaping improvements.
Operation and maintenance of the pedestrian bridge and the adjacent paseo improvements provides
tangible benefits to pedestrians and cyclists traveling through the area that do not reside within Tract
62322. Based on the assignment of special benefit above, we determine that 10% of the benefits are
general benefits.
SPECIAL BENEFIT APPORTIONMENT
The Villa Metro development is located on the north side of Soledad Canyon Rd, west of Golden
Valley Road and is comprised of residential and non-residential land uses that will receive special
benefit from the landscaping improvements within and directly adjacent to the development. It is
anticipated that the Home Owners Association ("HOA") will maintain the landscaping
improvements. The City and the owners of the land within Villa Metro have an agreement to provide
for the maintenance of the landscaping by the HOA; therefore, annual assessments will be levied
within Zone 29 for the maintenance of landscaping only if (a) the HOA fails to maintain such
improvements pursuant to the Agreement, (b) as a result of the failure of the HOA to maintain such
improvements, the City is required to undertake such maintenance and (c) the HOA has failed to
reimburse the City for the cost of such maintenance as required pursuant to the Agreement.
The maintenance of the pedestrian bridge will be assessed annually within Zone 29 (Villa Metro).
Equivalent Dwelling Units
All the parcels in Zone 29 (Villa Metro) receive the same special benefit from the improvements due
to their use and similar proximity to the improvements. Therefore, each parcel is assessed an
equivalent amount; or, in the case of undeveloped parcels, the parcels are assessed for their
proportionate share based on the number of proposed equivalent residential units on each parcel.
Each residential unit shall be assessed one (1) Equivalent Residential Unit (ERU) and each
commercial parcel shall be assessed at a rate 9.72 ERUs per acre, which is the density of residential
units within the tract (32.42 gross residential acres / 315 residential units = 9.72 units per acre).
The 22 live -work units will be assessed 1 ERU for the residential unit plus 9.72 ERUs per acre of
S:\7ECHSVCS\Kevin\LMDWdmin\Villa Mew DistrictA MD Report Rpt -Annex Zee 29 Villa Meno 20jun13.doc ® Hams & Associates
City of Santa Clarity - Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineers Report Page 9
non-residential use (including one parking space). The typical live -work unit is 2,400 SF with 20%
of the area assigned to non-residential use, which equals 480 SF. The typical parking space is 180
SF. Therefore, the non-residential use of a live work unit will be defined as 660 SF. Live -work units
will be assigned an additional 0.15 ERU (660 SF / 43560 SF per acre X 9.72 ERUs per acre) for the
non-residential use, for a total of 1.15 ERUs per live -work unit.
Vacant land shall be assessed its proportionate share of the proposed ERUs based on acreage, or 9.81
ERUs per gross acre.
This assessment methodology is summarized in the following table:
Proposed Land Use
Tract ap 62322
Proposed No. of
Land Use Dwelling Units
Non -Residential
Parcel Area (AC)
ERUs
Residential 293
0.00
293.00
Commercial 0
0.76
7.21
Live -Work Unit 22
0.33
25.30
Total 315
1.09
325.51
Existing Land Use
Exsiting No. of
Land Use Parcels
Gross
Parcel Area (AC)
ERUs
Vacant 6
33.18
325.51
ASSESSMENT APPORTIONMENT AND RATES
The table below provides the assessment apportionment for the annexation area and shows the
estimated maximum annual assessment rate per Equivalent Dwelling Unit for FY 2013-14.
FY 2013-14
------._.
Budget
_. No. of
ERUs
FY 2013-14
Max AsmC
$74,401
325.51
$228.59 /Unit
The maximum assessment rate will increase each year based on the annual change
in the Consumer Price Index, All Urban Consumers, for the Los Angeles -
Riverside -Orange County Area ("CPI"). 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.
S.\TECHSVCS\Kevin\LMD\Admin\Villa Metro Dlstricts\LMD Report Rpt -Annex Zone 29 Villa Metro 20junl Idoc Hams & Associates
City of Santa Clarita -Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineers Report Page 10
PART D
ASSESSMENT ROLL
The Assessment Roll below is a listing of the proposed maximum assessment for Fiscal Year 2013-
14 apportioned to each lot or parcel, as shown on the last equalized roll of the Assessor of the
County of Los Angeles. 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.
Assessor's FY 13-14
FY 13-14
Parcel No.' ERUs Max. Asmt.
Actual Asmt.
2849-001-027 125.56 $28,701.76
$0.00
2849-027-001 57.69 $13,187.36
$0.00
2849-027-002 36.10 $8,252.10
$0.00
2849-027-003 25.70 $5.874.76
$0.00
325.51
75 $0.00
S:\TECHSVCS\Kevin\LMDWdmin\Villa Metro DistrictsLLMD Report Rpt - Annex Zone 29 Villa Metro 20junlIdoe Harris & Associates
City of Santa Clarita - Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineer's Report Page 11
PART E
ASSESSMENT DIAGRAM
Assessment Diagram for the Maintenance District Annexation is provided on the following page.
S:\7ECHSVCS\KevinWNDkUFnin\Villa Metro DistrictALMD Report Rpt -Annex Zone 29 Villa Metro 20junl ldoe Harris & Associates
City of Santa Clarita — Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineer's Report Page 12
City of Santa Clarita
Landscape Maintenance District No. 1
Zone 29 (Villa Metro)
i
i Saha Clara River
APNs: 2849-001-027 _
2849-027-001
2849-027-002
2849-027-003
2849-027-004
2849-027-005�\e�a
�j.
" Legend
Boundary
Landscaping to be Maintained
Pedestrian Bridge to be Maintained
S-.XTECHSVCS\Kevin\LMDVAminkvilla Metro Districts\LMD Repon Rpt - Annex Zone 29 Villa Metro 20junlldoc Harris & Associates