HomeMy WebLinkAbout2013-08-27 - AGENDA REPORTS - LMD1 ANNEX VILLA METRO #62322 (2)PUBLIC HEARING
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SUBJECT:
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Agenda Item: 12
CITY OF SANTA CLARITA
AGENDA REPORT
City Manager Approval:
Item to be presented by:
August 27, 2013
Kevin Tonoian
ANNEXATION OF PARCELS WITHIN TRACT 62322 (VILLA
METRO) INTO LANDSCAPE MAINTENANCE DISTRICT NO. 1
Administrative Services
RECOMMENDED ACTION
City Council conduct a public hearing, and open and review ballots. If no majority protest exists,
adopt a resolution approving the Engineer's Report for annexing parcels in Tract 62322 into the
City of Santa Clarita Landscape Maintenance District No. 1, Zone 29 (Villa Metro), and ordering
levies beginning Fiscal Year 2014-15. If a majority protest exists, no action will be required.
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's LMD for the maintenance and improvement of medians, streetscapes, and
the maintenance and improvement 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).
At the July 9, 2013 regular meeting, the City Council adopted procedural resolutions setting
tonight's public hearing on annexing territory into the City's Landscape Maintenance District
(LMD) No. 1, Zone 29 (Villa Metro). 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. On July 12, 2013, the ballot and notice were sent
to the property owner, The New Home Company. On July 13, 2013, the notice of public hearing
was published in The Signal newspaper.
Adopted: Re No �3--Cel
-I-
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 approve annexing Tract 62322 into Landscape District No. 1.
2. Other direction as determined by the City Council.
FISCAL IMPACT
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
Notice of Public Hearing
Resolution
LMD Zone 29 Engineer's Report available in the City Clerk's Reading File
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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
27th day of August 2013, at or after 6:00 p.m., to consider the creation of City of Santa Clarita
Drainage Benefit Assessment Area No. 2013-1 (Villa Metro). The City Council, pursuant to the
provisions of the Benefit Assessment Act of 1982 Article 4, Chapter 6.4 of the California
Government Code, and Article XIII D of the California Constitution (Proposition 218), the
Proposition 218 Omnibus Implementation Act will take appropriate consideration and action.
Proponents, opponents, and any interested 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: July 10, 2013
Armin Chaparyan
Interim City Clerk
Publish Date: July 13, 2013
- 3-
RESOLUTION 13-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA, CALIFORNIA,
DECLARING THE RESULTS OF THE ASSESSMENT BALLOT TABULATION,
APPROVING A FINAL ENGINEER'S REPORT, ORDERING ANNEXATIONS
INTO LANDSCAPE MAINTENANCE DISTRICT NO. 1, PROVIDING FOR THE
LEVY AND COLLECTION OF THE ANNUAL ASSESSMENTS THEREIN, 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 properties in the City into Zone 29 (Villa Metro) 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) and in accordance with Article XHM of
the California Constitution and the Proposition 218 Omnibus Implementation Act (commencing
with Section 53750 of the California Government Code) (collectively the "Assessment Law"), to
fund the costs of installation, servicing, and maintenance of landscaped improvements within
public rights-of-way and dedicated landscape easements within the City; and
WHEREAS, the City Council did order and subsequently receive a report prepared by
Harris & Associates (the "Assessment Engineer"), prepared in accordance with the Assessment
Law; and
WHEREAS, the City Council did set the time and place for a Public Hearing to consider
the Annexation and to authorize the annual levy of assessments therein, and did order that notice
of such Public Hearing, accompanied by assessment ballots, be given to the record owners of
property within the proposed Annexation in accordance with the provisions of the Assessment
Law; and
WHEREAS, notice of such Public Hearing accompanied by assessment ballots were
mailed to the record owners of property within the proposed Annexation in accordance with the
provisions of the Assessment Law; and
WHEREAS, the City Council considered all oral and written statements, protests, and
communications made or filed by any interested persons; and
WHEREAS, a Final Engineer's Report has been duly presented by the City Clerk for
consideration and has been fully considered by the City Council; and
WHEREAS, following conclusion of the Public Hearing, assessment ballots received by
the City were tabulated by the City Clerk, and a majority protest did not exist;
—�C—
NOW THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
SECTION 1. Recitals. The above recitals are true and correct.
SECTION 2. Procedures. The City Council hereby finds and determines that the
procedures for the consideration of the levy of the assessments have been undertaken in
accordance with the Assessment Law.
SECTION 3. Assessment Ballot Procedures. Assessment ballots were mailed as
required by Assessment Law to the record owners of all properties within the Annexation, which
are proposed to be assessed. The assessment ballots that were completed and received by the
City Clerk prior to the close of the Public Hearing have been tabulated in accordance with the
procedures established by Assessment Law and the City Council, and the results of such
tabulation have been submitted to the City Council.
The City Council hereby finds that the assessment ballots submitted in favor of the levy
of assessments, as weighted in accordance with Assessment Law, exceed the assessment ballots
submitted in opposition to such levy, also as weighted in accordance with Assessment Law;
therefore, no majority protest to the levy of assessments within the Annexation has been found to
exist.
SECTION 4. Approval of Final Engineer's Report. The Final Engineer's Report,
including the plans, specifications, general descriptions, estimate of the cost of installation,
servicing, and maintenance of landscaped and appurtenant 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.
SECTION 5. Annexation of Territory. The City Council hereby orders the Annexation.
SECTION 6. Creation of LMD Assessment Zones. The City Council hereby orders the
creation of LMD Assessment Zone No. 29 (Villa Metro).
SECTION 7. Determination and Confirmation. Based upon the Final Engineer's Report
and the testimony and other evidence presented at the Public Hearing, the City Council hereby
makes the following determinations regarding the assessments proposed to be imposed
commencing with Fiscal Year 2013-14 and the maximum annual assessment proposed to be
imposed to pay for the estimated costs of the maintenance of all of the improvements to
ultimately be maintained upon the completion and acceptance of thereof:
a. The proportionate special benefit derived by each parcel assessed has been determined
in relationship to the entirety of the cost of the operations and maintenance expenses.
b. The assessments do not exceed the reasonable cost of the proportional special benefit
conferred on each parcel.
c. Only the special benefits have been assessed.
The maximum assessments for the Annexation contained in the Final Engineer's Report
for Fiscal Year 2013-14 are hereby confirmed. Subsequent annual assessments in amounts not to
exceed the maximum annual assessment of the estimated costs of the maintenance of all of the
improvements to ultimately be maintained upon the completion and acceptance of thereof as set
forth in the Final Engineer's Report may be subsequently confirmed and levied without further
assessment ballot proceedings pursuant to the Assessment Law. Each fiscal year after the base
year (Fiscal Year 2013-14), the maximum assessment shall be increased 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)
without further compliance with the assessment ballot procedures required under the Assessment
Law.
SECTION 8. Ordering of Maintenance. The public interest and convenience requires,
and this legislative body does hereby order ,the maintenance work to be made and performed as
said maintenance work is set forth in the Final Engineer's Report.
SECTION 9. Filing with Secretary. The above -referenced diagram and assessment shall
be filed in the Special Districts' office. Said diagram and assessment, and the certified copy
thereof, shall be open for public inspection.
SECTION 10. This resolution shall take effect immediately.
SECTION 11. The City Clerk shall certify to the passage and adoption of this resolution,
cause the same to be entered in the book of resolutions of the City, and make a minute of the
passage and adoption thereof in the records of the proceedings of the City Council in the minutes
of the meeting at which the same is presented.
PASSED, APPROVED AND ADOPTED this 27th day of August 2013.
MAYOR
ATTEST:
INTERIM CITY CLERK
DATE:
QAlm
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Armind 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
0
2013, by the following vote:
INTERIM CITY CLERK
-q-
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
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
TABLE OF CONTENTS
Certificates ..............................................
Report...................................................
Part A - Plans and Specifications ...
Part B - Estimate of Cost ...........................
Part C - Method of Apportionment of Assessment
Part D - Assessment Roll....
Part E - Assessment Diagram ...................
June 20, 2013
Page
.....................................2
...3
.....................................4
....................................6
10
11
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City of Santa Clarita- Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineer's 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
XIIID of the California Constitution, and provisions of the Landscaping and Lighting Act of 1972,
Section 22500 et seq. of the California Streets and Highways Code. The undersigned certifies that
she is a Professional Engineer, registered in the State of California.
Dated: June 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.
Armin Chaparyan, Interim City Clerk
City of Santa Clarita
Los Angeles County, California
WA
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
IM
S:\TECHSVCS\xevinlLMDWdmin\Villa Metro Districts\LMD Report Rpt - Annex Zone 29 Villa Metro 20jun 13.doc Harris & Associates
City of Santa Clarita— Annexation
Landscape Maintenance District No. t, Zone 29 (Villa 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
XIED 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 California, 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:\TECHSVCS\Kevin\LMD\Admin\Villa Metro DistrictALMD Report apt- 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 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 fighting 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 imgation 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.
S:\TECHSVCS\Kevin\LMD\Admin\Villa Metro Districts\LMD Report Rpt- Annex Zone 29 Villa Metro 20jun13.doc Harris&Associates
City of Santa Cladta-Annexation
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
PART B
ESTIMATE OF COST
June 20,2013
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 he 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 I 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 Reserve (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 June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineer's Report Page 5
Capital Replacement Reserve Requirement
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\Kevin\LMDWdmin\Villa Metro Districts\LMD Report Rpt - Annex Zone 29 Villa Metro 2(4un13.dac 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 ANALYSIS
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.
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City of Santa Clarita - Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineer's Report Page 7
Street Landscauin
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:
"Me 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
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City of Santa Clarita - Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineer's Report Page 8
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:\TECHSVCS\Kevin\LMD\Adndn\Visa Metro DistrictALMD Report Rpt - Annex Zone 29 Villa Metro Xjunlldoc Harris & Associates
City of Santa Clarita -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 Man 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
Existine 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
No. of
FY 2013-14
Budget
ERUs
Max Asmt`
$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 ("CPP'). 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\Adtnin\Villa Metro Districts\LMD Report Rpt -Annex Zone 29 Villa Metro 20jun l Idoc B I Harris & Associates
City of Santa Clarity - 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.
S:\TECHSVCSVCevin\LMD\Admin\Villa Metro DlstrictALMD Report Rpt - Annex Zone 29 Villa Metro 20jun13.doc N I Hams & 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:\TECHSVCS\Kevin\LMDkAdmin\Villa Metro Dist icm\LMD Report Rpt -Annex 7nne 29 Villa Metro 20junl3.doc Harris & Associates
City of Santa Clarita — Annexation June 20, 2013
Landscape Maintenance District No. 1, Zone 29 (Villa Metro)
Engineers Report Page 12
City of Santa Clarita
Landscape Maintenance District No. 1
Zone 29 (Villa Metro)
Santa Clara Rrver
APNs: 2849-001-027 �-
2849-027-001
2849-027-002
2849-027-003
2849-027-004
2849-027-005
Go�eo
iQ Iedad Canyon Rd
N Legend
Boundary
Landscaping to be Maintained
Pedestrian Bridge to be Maintained
S:\TECHSVCS\Kevin\ MD\Admin\Villa Metro Disuicts\LMD Report Rpt - Annex Zone 29 Villa Metro 20jun13.doc i Harris & Associates