City of Santa Clarita
Engineer’s Report
Drainage Benefit Assessment Areas
(DBAA) NOS. 3, 6, 18, 19, 20, 22, 24, 33,
2008-1, 2008-2, 2013-1, 2014-1, 2015-1,
2017-1 and 2017-2
FISCAL YEAR 2022/2023
Intent Meeting: June 14, 2022
Public Hearing: June 28, 2022
Prepared on: April 29, 2022
27368 Via Industria
Suite 200
Temecula, California 92590
T 951.587.3500 | 800.755.6864
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www.willdan.com
CITY OF SANTA CLARITA
DRAINAGE BENEFIT ASSESSMENT AREA
(DBAA) Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
ENGINEER’S REPORT
CERTIFICATE
This Report describes the Drainage Benefit Assessment Areas (DB AAs) including the improvements, budgets, parcels, and assessments to be levied fo r Fiscal Year 2022/2023, 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 DBAAs. The undersigned respectfully submi ts the enclosed Report as directed by the City Council.
Dated this ______ day of____________, 2022.
Willdan Financial Services
Assessment Engineer
By: ________________________________ By:______________________ _______ Stacee Reynolds Tyrone Peter
Sr. Project Manager, District Administration Services PE # C81888
I HEREBY CERTIFY the enclosed Engineer’s Report, together with Assessment Roll and Assessment Diagram thereto attached, was filed with me on the _____day of________, 2022.
By:_____________________________
Mary Cusick, City Clerk
City of Santa Clarita
Los Angeles County, California
I HEREBY CERTIFY 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________, 2022.
By:_____________________________
Mary Cusick, City Clerk
City of Santa Clarita
Los Angeles County, California
TABLE OF CONTENTS
I. OVERVIEW ................................................................................................................. 1 A. INTRODUCTION ............................................................................................................... 1 B. RIGHT TO VOTE ON TAXES ACT (PROPOSITION 218) ............................................... 1 II. PLANS AND SPECIFICATIONS ..................................................................................... 3 A. DESCRIPTION OF THE DRAINAGE BENEFIT ASSESSMENT AREAS ........................ 3 III. ESTIMATE OF COSTS .................................................................................................. 9 IV. METHOD OF ASSESSMENT ................................................................................ 11 A. BACKGROUND .............................................................................................................. 11 B. SPECIAL BENEFIT ........................................................................................................ 11 C. GENERAL BENEFIT ...................................................................................................... 15 D. APPORTIONMENT ......................................................................................................... 20 E. ANNUAL ESCALATORS ............................................................................................... 24 V. ASSESSMENT DIAGRAM .................................................................................... 26 VI. ASSESSMENT ROLL ............................................................................................ 27
APPENDICES
A. Assessment Boundary Diagrams
Exhibit A - DBAA No. 3
Exhibit B - DBAA No. 6
Exhibit C - DBAA No. 18
Exhibit D - DBAA No. 19
Exhibit E - DBAA No. 20
Exhibit F - DBAA No. 22
Exhibit G - DBAA No. 24
Exhibit H - DBAA No. 33
Exhibit I - DBAA No. 2008-1
Exhibit J - DBAA No. 2008-2
Exhibit K - DBAA No. 2013-1
Exhitbit L - DBAA No. 2014-1
Exhitbit M - DBAA No. 2015-1
Exhibit N - DBAA No. 2017-1
Exhibit O - DBAA No. 2017-2
B. Assessment Roll
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
I. OVERVIEW
A. INTRODUCTION
This report is prepared in compliance with the requirements of Article 4 of Chapter 6.4, of the Benefit Assessment Act of 1982, (hereinafter referred to as the “1982 Act”) of the California Government Code. The City Council of the City of San ta Clarita, being the legislative body for the Drainage Benefit Assessment Areas (DBA As), may, pursuant to the 1982 Act, levy annual assessments and act as the governing body for the operations and administration of the DBAAs. The 1982 Act provides for the levy of annual assessments after formation of an assessment district for the continued maintenance and servicing of the district improvements. The costs associated wi th the installation, maintenance, and service of the improvements may be assessed to those properties which benefit by the installation, maintenance, and service.
B. RIGHT TO VOTE ON TAXES ACT (PROPOSITION 218)
On November 5, 1996, the electorate approved Proposition 218, R ight to Vote on Taxes Act, which added Articles XIIIC and XIIID to the California Con stitution. The Proposition affects all assessments upon real property for a special benefit conferred on the property.
Assessments imposed under the 1982 Act are special benefit asse ssments. However, Proposition 218 also exempts any assessments imposed to finance costs associated with drainage systems. In Santa Clarita, required drainage systems due to development of land may require the property owner, as a condition of development approval, to annex into or form a Drainage Benefit Assessment Area (DBAA) to pay for its ongoing maintenance. As such, owners and subsequent owners of benefiting parcels are assessed annually. DBAA Nos. 3, 6, 18, 20, 22, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2 were formed in this way. The one exception to the above formation pr ocess is DBAA No. 19, whose formation was initiated by a group of homeowners in respo nse to rising groundwater in their immediate neighborhood.
On September 11, 2018, the Los Angeles County Board of Director s approved a Joint Resolution between the City of Santa Clarita and the County of Los Angeles for the City’s annexation of unincorporated territory known as Annexation No. 2018-04 (Plum Canyon, Skyline Ranch, and North Sand Canyon) and for the transferring of certain rights, tax revenue, property, improvements, assessment areas and districts to the City of Santa Clarita. DBAA No. 24 and DBAA No. 33 were transferred to the C ity of Santa Clarita as part of this territory annexation.
Assessments for DBAA Nos. 3, 6, 18, and 19 are exempt from the provisions of Proposition 218. Therefore, subsequent increases, if any, will be subject to the procedures and approval process of Section 4 of Article XIIID.
DBAA Nos. 20, 22, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2 were established under the provisions of Proposition 218, and the maximum assessments may be increased by the annual change in CPI. For the annual assess ment rates to be increased above the maximum allowable assessment rates, the inc rease rates will be subject to the procedures and approval process of Section 4 of Article XIIID.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
Assessments for DBAA No. 24 were approved prior to the passage of Proposition 218.
However annual adjustments to reflect changes in the maintenance costs were approved at the time the DBAA was formed.
Assessments, if authorized by the City Council, will be placed on the 2022/2023 Los Angeles County Property Tax Roll. Reserve funds will be used to fund the maintenance and service until the first installment of assessment funds are distributed by the County Tax Collector in December of 2022.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
II. PLANS AND SPECIFICATIONS
A. DESCRIPTION OF THE DRAINAGE BENEFIT ASSESSMENT AREAS
The proposed services involve the maintenance and operation of surface and subsurface drainage systems constructed for Tract No. 36496 (DBAA No. 3); Tract No. 43528 (DBAA No. 6); Tract No. 44965 (DBAA No. 18); the Four Oaks Area (DBAA No. 19); Tract Nos. 47863, 46626, and 50536 (DBAA No. 20); Tract Nos. 51857 and 523 72 (DBAA No. 22); Tract Nos. 31158, 37081, 44966, 46268, 46269 and 46270 (DBAA No . 24); Tract No. 60922 (DBAA No. 33); Tract Nos. 53425-02 and 53425-03 (DBAA No. 2008-1); Tract No. 52414-01, lots 9 through 17 (DBAA No. 2008-2 GVR Commercial); T ract No. 62322 (DBAA No. 2013-1, Villa Metro); Tract No. 53425 (DBAA No. 2014- 1 River Village Area C); Tract No. 60258 (DBAA No. 2015-1 Five Knolls), Tract No. 69164 Vista Canyon (DBAA No. 2017-1) and Tract No. 71564 Golden Valley Ranch (DBAA No. 2 017-2) as shown in Appendix A.
The services necessary for the DBAAs include, but are not limit ed to, and may generally be described as shown below:
DBAA No. 3: Whites Canyon Road and Nadal Street
The drainage facilities consist of three observation wells with out pumps and sixteen horizontal drains or hydraugers. The drainage facilities are shown on Exhibit A.
Maintenance and operation of the drainage facilities involve: 1) inspection, monitoring, and evaluations; 2) well and appurtenant facilities unclogging and clean-out; 3) annual geologist review with a report and recommendations; 4) installa tion of dewatering devices and other mitigation measures; and 5) maintenance and repair.
DBAA No. 6: Shangri-La Drive and Nathan Hill Road The drainage facilities consist of one pump station, three obse rvation wells with pumps, six observation wells without pumps, one access shaft, a nd six hydraugers.
The drainage facilities are shown on Exhibit B.
Maintenance and operation of the drainage facilities involve: 1) inspection, monitoring, and evaluations; 2) well and appurtenant facilities unclogging and clean-out; 3) annual geologist review with a report and recommendations; 4) installa tion of dewatering devices and other mitigation measures; 5) maintenance and repair.
DBAA No. 18: Bakerton Street
The drainage facilities consist of one pump station, one sump pump drainage system, five access shafts, and twenty-one observation wells without pu mps. The drainage facilities are shown on Exhibit C.
Maintenance and operation of the drainage facilities involve: 1) inspection, monitoring, and evaluations; 2) well and appurtenant facilities unclogging and clean-out; 3) annual geologist review with a report and recommendations; 4) installa tion of dewatering devices and other mitigation measures; 5) maintenance and repair.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
DBAA No. 19: Four Oaks east of Camp Plenty Road
The drainage facilities consist of two pumps and two observation wells without pumps.
The drainage facilities are shown on Exhibit D.
Maintenance and operation of the drainage facilities involve: 1) inspection, monitoring, and evaluations; 2) well unclogging and clean-out; 3) installation of dewatering devices and other mitigation measures; 4) maintenance and repair.
DBAA No. 20: Whites Canyon Road and Canyon Crest Drive The drainage facilities consist of two observation wells, eight monitoring wells, terrace drains, swale drains, storm drains, and appurtenant facilities. The boundaries of DBAA No. 20 are shown on Exhibit E.
Maintenance and operation of the drainage facilities involve: 1) inspection, monitoring, and evaluations; 2) unclog and clean-out wells and appurtenant facilities; 3) maintenance and repair; 4) installation of dewatering devices a nd other mitigation measures; 5) annual geologist review with a report and recommen dations; and 6) administration.
DBAA No. 22: Shadow Pines Boulevard and Narcissus Crest Avenue The drainage facilities consist of sub drains, terrace drains, parkway culverts, swale drains, down drains, inlet structures, flumes, stand pipes, deb ris walls, catch basins, and all storm drain and related structures and appurtenant faci lities. The boundaries of DBAA No. 22 are shown on Exhibit F.
Maintenance and operation of the drainage facilities involve: 1) inspection, monitoring, and evaluations; 2) drain and appurtenant facilities unclogging and clean-out; 3) annual geologist review with a report and recommendations; 4) i nstallation of dewatering devices and other mitigation measures; and 5) maintenance and repair.
DBAA No. 24: Plum Canyon
The drainage facilities consist of sub drains and wells with ap purtenant pumping equipment. The boundaries of DBAA No. 24 are shown on Exhibit G.
Maintenance and operation of the drainage facilities involve: o peration and maintenance of a subsurface drainage system consisting of colle ction subdrains and monitoring/dewatering wells with appurtenant pumping equipment.
DBAA No. 33: Skyline Ranch
The drainage facility is a runoff treatment system consisting o f two (2) Continuous Deflective Separation units and thirty (30) catch basin filters.
Maintenance and operation of the runoff treatment system includ es, but is not limited to: Four complete system inspections per year and two annual maintenance (clean out of the system with a vacuum truck, removal of surface motor oil and hydrocarbons, trash removal, power washing of the separation screen as needed).
The boundaries of DBAA No. 33 are shown on Exhibit H.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
DBAA No. 2008-1: River Village
The drainage facilities consist of two (2) water quality basins (extended dry detention basins). The boundaries of DBAA No. 2008-1 are shown on Exhibit I.
The water quality basins treat runoff from portions of the Rive r Village development.
The basins are extended dry detention basins with surface flow wetland that is vegetated and landscaped with native vegetation. The basins als o have subsurface low-flow devices. Extended dry detention basins are designed to detain stormwater runoff for some minimum time (e.g., 48 hours) to allow particle s and associated pollutants to settle. Additionally, the basins have been design ed to reduce the two- year peak flow from the post-development condition to the pre-development condition.
The difference in the pre-and post-development stormwater runoff generated by a two- year storm, and by a 0.75-inch (first flush) storm, will be col lected, detained, and treated in the basins, before it is released into the Santa Cla ra River. Regular maintenance is required in order for the basins to function cor rectly within the design parameters.
Maintenance and operation of the drainage facilities involve bu t are not limited to: 1) silt/debris removal; 2) landscaping replacement; 3) replacement of piping and gravel media; 4) storm damage repair; 5) periodic maintenance and repa ir, and 6) annual review with a report and recommendations.
DBAA No. 2008-2: Golden Valley Ranch – Commercial The drainage facilities consist of Storm Drain Line “D”, severa l or numerous lateral lines, and a continuous deflection separation unit. The boundaries of DBAA No. 2008- 2 are shown on Exhibit J.
Services involve the maintenance and operation of Storm Drain L ine “D” in Tract No. 52414-01 and all lateral lines associated with Line “D,” includ ing the continuous deflection separation unit. Storm Drain Line “D” drains portion s of the Golden Valley Ranch Commercial development and is the only storm drain line t hat is not being accepted into the Los Angeles County Flood Control District’s system.
Regular maintenance is required in order for the storm drain li ne and lateral lines to function correctly within the design parameters.
Maintenance and operation of the drainage facilities involve: 1) inspection, monitoring, and evaluations; 2) well and appurtenant facilities unclogging and clean-out; 3) annual geologist review with a report and recommendations; 4) installa tion of dewatering devices and other mitigation measures; 5) maintenance and repair.
DBAA No. 2013-1: Villa Metro
The drainage facilities consist of one (1) storm drain box culv ert. The boundaries of DBAA No. 2013-1 are shown on Exhibit K.
The storm drain box culvert places the existing open channel th at runs along the frontage of the development underground, thereby gaining additional area to develop.
Regular maintenance is required in order for the box culvert to function correctly within the design parameters. The services necessary include, but are not limited to, and may be generally described as: 1) inspection, 2) storm damage repair, 3) cleaning can this be replaced with silt and debris removal and 4) administration.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
DBAA No. 2014-1: River Village Area C
The drainage facilities consist of one (1) water quality basin (extended dry detention basin), the facilities not maintained by LACFLD (shown in the S torm Drain Improvement Plans for Tract No. 53425, M.T.D. No. 1819, Sheet 3 A), and project mitigation measures outlined in the Environmental Impact Report to reduce the amount of pollutants in urban runoff prior to its discharge into the Santa Clarita River.
The boundaries of DBAA No. 2014-1 are shown on Exhibit L.
The water quality basin treats runoff from portions of the Rive r Village development.
The basin is an extended dry detention basin with surface wetla nd that is vegetated and landscaped with native vegetation. Extended dry detention basins are designed to detain the stormwater runoff for some minimum time (e.g. 48 hours) to allow particles and associated pollutants to settle. Additionally, th e basins have been designed to reduce the two-year peak flow from the post-development condition to the pre-development condition. The difference in the pre- and post- development stormwater runoff generated by a two-year storm, and by a 0.75 inch (first flush) storm, will be collected, detained, and treated in the basins, before it is released into the Santa Clarita River. Regular maintenance is required in order for the basins to function correctly within the design parameters.
The services necessary for this area include, but are not limit ed to, and may be generally described as: 1) silt/debris removal, 2) landscaping replacement, 3) replacement of piping and gravel, 4) storm damage repair, 5) pe riodic maintenance and repair, and 6) annual review with a report and recommendations.
DBAA No. 2015-1: Five Knolls
The services involve the maintenance and operation of the two (2) water quality basin (extended detention basins) and one (1) bio swale required for Five Knolls Tract No. 60258 by the Urban Storm Mitigation Plan (USMP) and the project mitigation measures outlined in the Environmental Impact Report to reduce the amount of pollutants in urban runoff prior to its discharge into the Sant a Clara River. The basins treat runoff from portions of the Five Knolls Development. The water quality basin is an extended dry detention basin with wetland that is vegetated and landscaped with native vegetation. Extended detention basins are basins whose o utlets have been designed to detain the storm water runoff for some minimum time (e.g. 48 hours) to allow particles and associated pollutants to settle. Additional ly, the basins have been designed to reduce the 2 -year peak flow from the post -development condition to the pre-development condition. The difference in the pre -and post -development Stormwater runoff generated by a 2-year storm, and by a 0.75-inch (first flush) storm, will be collected, detained, and treated in the basins, before it is released into the Santa Clara River. Regular maintenance is required in order for the b asins to function correctly within the design parameters.
The services necessary for the District include, but are not li mited to, and may be generally described as: 1) silt/debris removal, 2) landscaping replacement, 3) replacement of piping and gravel media as needed, 4) storm dama ge repair, and 5) annual review with a report and recommendations.
The boundaries of DBAA No. 2015-1 are shown on Exhibit M.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
DBAA No. 2017-1: Vista Canyon
The proposed services involve the maintenance and operation of five (5) water quality treatment facilities (four (4) Chambermaxx basins and one (1) B io basin) required for Vista Canyon Tentative Tract Map 69164 by the Urban Storm Mitigation Plan (USMP) and the project mitigation measures outlined in the Environment al Impact Report to reduce the amount of pollutants in urban runoff prior to its di scharge into the Santa Clara River. The basins treat runoff from portions of the Vist a Canyon Development.
The Bio Basin is an extended dry detention basin with wetland t hat is vegetated and landscaped with native vegetation. The Chambermaxx basins are b asins whose outlets have been designed to detain the storm water runoff for some minimum time (e.g. 48 hours) to allow particles and associated pollutants to settle. Additionally, the basins have been designed to reduce the 2-year peak flow from the post-development condition to the pre-development condition. The difference in t he pre-and post- development Stormwater runoff generated by a 2-year storm, and by a 0.75-inch (first flush) storm, will be collected, detained, and treated in the basins, before it is released into the Santa Clara River. Regular inspection, cleaning and ma intenance is required in order for the basins to function correctly within the design parameters.
The services necessary for the District include, but are not li mited to, and may be generally described as: 1) silt/debris removal, 2) landscaping replacement, 3) replacement of piping and gravel media as needed, 4) storm dama ge repair, and 5) annual review with a report and recommendations.
The boundaries of DBAA No. 2017-1 are shown on Exhibit N.
DBAA No. 2017-2`: Golden Valley Ranch
The proposed services involve the maintenance and operation of the entire Golden Valley Ranch storm drain system including five (5) water qualit y treatment facilities including two (2) Continuous Deflection System (CDS) Units, two (2) U.S. Enviro – Net Service, Inc. Catch Basins with Debris Gates, and one (1) Culve rt including Inlet and Outlet as required for Golden Valley Ranch Tract No. 71564.
The water quality treatment facilities treat runoff collected b y the storm drain system from portions of the Golden Valley Ranch Development and the sc hool site on the north edge of the development. The CDS Units are designed to treat storm water runoff and are highly effective in the capture of suspended solids, fi ne sands, and larger particles, and they capture a very wide range of organic and in -organic solids and pollutants that typically result in tons of captured solids eac h year such as: Total Suspended Solids (TSS) and other sedimentitious materials, oil and greases, trash, and other debris (including floatables, neutrally buoyant, and negatively buoyant debris). These pollutants will be captured even under very high flow rate conditions.
The services necessary for the District include, but are not li mited to, and may be generally described as: 1) silt/debris removal, 2) landscaping replacement, 3) replacement of piping and gravel media as needed, 4) storm dama ge repair, and 5) annual review with a report and recommendations.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
The boundaries of DBAA No. 2017-2 are shown on Exhibit O.
Plans and Specifications for the DBAA improvements are volumino us and not bound in this report, but by this reference, are incorporated and made a part of this report. The plans and specifications are on file at the City, where they ar e available for public inspection.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
III. ESTIMATE OF COSTS
The 1982 Act provides that the estimated costs of the improveme nts shall include the total cost of the improvements for Fiscal Year 2022/2023, including incidentals, which may include reserves to operate the DBAAs until funds are transferred to the City fr om the County around December 10 of the fiscal year.
The 1982 Act also provides that the amount of any surplus, defi cit, or contribution be included in the estimated cost of improvements. The net amount to be assessed on the lots or parcels within each DBAA is the total cost of maintenance and servicing with a djustments either positive or negative for reserves, surpluses, deficits, and/or contributions.
Estimated costs of improvements for the DBAAs are voluminous and not bound in this report, but by this reference, are incorporated and made a part of this report. The estimated costs are on file at the City, where they are available for public inspection.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2 Engineer’s Report
Drainage Benefit Assessment Area Budgets
DBAA
Description
Projected
Beginning
Fund
Balance
as of
7/1/22
Assessment
Revenues
FY 22-23
Projected
Interest
Revenue
FY 22-23
Transfers
In
FY 22-23
Projected
Total
Revenues
FY 22-23
Projected
Operation &
Maintenance
Expenses
FY 22-23
Projected
Capital
Expenses
FY 22-23
Transfers
Out
FY 22-23
Projected
Total
Expenses
FY 22-23
Projected
Operating
Reserve
FY 22-23
Projected
Capital
Replacement
Reserve
FY 22-23
3 Whites Canyon / Nadal $616,754 $28,413 $8,505 $0 $36,918 $25,737 $0 $399 $26,136 $12,869 $614,666 6 Shangri-la / Nathan Hill (66,460) 26,553 0 17,000 43,553 0 0 0 0 0 (22,907) 18 Bakerton Street 21,406 44,361 0 0 44,361 0 0 0 0 0 65,767 19 Four Oaks 0 0 0 0 0 0 0 0 0 0 0
20 Canyon Crest 486,238 42,251 6,628 0 48,879 31,554 0 399 31,953 15,777 487,387 22 Shadow Pines / Narcissus
Crest 43,165 14,725 627 0 15,352 14,509 0 399 14,908 7,255 36,354 24 Plum Cyn 415,103 78,206 2,291 0 80,497 83,777 0 399 84,176 41,889 369,535 33 Skyline Ranch 72,766 27,488 1,498 0 28,986 0 0 0 0 0 101,752 2008-1 River Village 635,322 63,458 5,927 0 69,385 59,726 0 1,793 61,519 29,863 613,325 2008-2 Golden Valley-Commercial 157,330 17,996 649 0 18,645 10,098 0 0 10,098 5,049 160,828 2013-1 Villa Metro 85,270 18,704 8,889 0 27,593 10,533 0 0 10,533 5,267 97,064 2014-1 River Village-Area C 335,376 66,753 2,123 0 68,876 23,620 0 0 23,620 11,810 368,822 2015-1 Five Knolls 474,322 109,836 1,014 0 110,850 47,121 0 0 47,121 23,561 514,491 2017-1 Vista Canyon 210,401 47,524 4,155 0 51,679 0 0 0 0 0 262,079 2017-2 Golden Valley Ranch 140,383 31,988 5,452 0 37,440 0 0 0 0 0 177,822 $3,627,375 $618,257 $47,757 $17,000 $683,014 $306,676 $0 $3,389 $310,065 $153,338 $3,846,985
Note: Amounts are rounded to the nearest dollar.
A Reserve fund has been established for DBAA Nos. 3, 20, 22, 24 , 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2 to cover the first six months of expenses annually before collection from the County has been received, as well as unexpected expenses. The funds have been allowed to build up gradually in anticipation of any maintenance costs that can and do occur.
A Reserve fund has been established for DBAA No. 6 and 18; however, those funds have been depleted, and the fund is operating in a deficit, requiring a City Contribution to maintain the required levels of ongoing maintenance. Operations and capital costs for this year are increased to meet water quality requirements of the Los Angeles County Sanitation Districts.
DBAA No. 19 will no longer be levied and maintained by the City.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
IV. METHOD OF ASSESSMENT
The following is the approved assessment methodologies for the DBAAs:
A. BACKGROUND
The Benefit Assessment Act of 1982 provides that assessments may be apportioned upon all assessable lots or parcels of land within an assessment dis trict in proportion to the estimated benefits to be received by each lot or parcel from the improvements. 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 assessa ble, and the City must separate the general benefits from the special benefits conferr ed on a parcel. A special benefit is a particular and distinct benefit over and above gen eral benefits conferred on the public at large, including real property within a DBAA. The general enhancement of property value does not constitute a special benefit.
B. SPECIAL BENEFIT
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33 and 2008-1
The installation and continued maintenance of drainage improvements by the developers, sub-dividers of the land, was guaranteed through the establishm ent of a DBAA, as a condition of subdivision and development. Had the installation of the improvements and the guaranteed maintenance not occurred, the lots would not hav e been established and could not have been sold to any distinct and separate owner. Thus, the ability to establish each distinct and separate lot which permits the construction o f a building or structure on the property and the ownership and sale of the distinct lot in perpetuity is a particular and distinct special benefit conferred only to the real property located in the DBAA.
The lots were established once the conditions regarding the imp rovements and the continued maintenance was guaranteed. As a result, each lot within the DBAA is conferred a particular and distinct special benefit from the improvements and to the same degree.
DBAA No. 3 is a multi-family residential development and is ass essed based on the number of dwelling units within the development. DBAA Nos. 6, 1 8, 19, 20, 22, 24, and 2008-1 are single-family residential developments, and each dev elopable lot is one dwelling unit, so these developments are assessed based on the number of dwelling units within them. DBAA No. 33’s special benefit is based on the useable area of the lots within the development.
The DBAA drainage improvements were established to provide for surface and/or subsurface water removal in order to promote and maintain desir able soil conditions, soil stability, and/or slope stability for the subdivided lots withi n the DBAA. Therefore, the drainage improvements and the continued maintenance thereof, co nfer a particular and distinct special benefit to the real property located within the DBAA.
In addition, all of the above contributes to a specific increase in property desirability and specific enhancement of the property value, which confers a particular and distinct special benefit upon the real property located within the DBAA.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
DBAA No. 2008-2
There are two (2) categories of special benefits identified for DBAA 2008-2:
1. The benefit related to the satisfaction of a Condition of Development, and
2. The benefit related to the functionality of the drainage system.
Satisfaction of Conditions of Development
The drainage improvements for the commercial portion of the Gol den Valley Ranch development were installed by the developers, the sub-dividers of the land. A condition of approval of the commercial development was the guarantee of ong oing maintenance for the drainage system (Condition of Approval EN53). Most of the d rainage improvements are acceptable to the Los Angeles County Flood Control District (LACFCD) and will be accepted into the County system for maintenance. Lots 1 through 14 of Tract No. 52414- 01 have satisfied this condition.
Storm Drain Line “D” is not acceptable to LACFCD and will not b e accepted into their system. Therefore, for Lots 15, 16 and 17 to satisfy Condition of Approval EN53, the continued maintenance of Storm Drain Line “D” must be guarantee d through the establishment of a DBAA or some other form of guaranteed financ ing. Should the guaranteed maintenance not occur, the Condition of Approval for the development of these lots would not be satisfied, and the lots would not be ab le to have Building Permits finalized or Certificates of Occupancy issued. Thus, the abilit y to develop these lots to construct a building or structure on the property is a particular and distinct special benefit conferred only to Lots 15, 16 and 17.
Therefore, due to the satisfaction of Condition EN53, Lots 15, 16, and 17 are uniquely benefited by, and receive a direct advantage from, the guaranteed funding of maintenance for Storm Drain Line “D” improvements and are conferred a particular and distinct special benefit over and above general benefits.
Functionality of the Drainage System
The southern portion of the Golden Valley Ranch Commercial development is comprised of Lots 9 through 17 and is identified as the South Plaza area. These lots all function as a cohesive shopping plaza and are connected to each other through driving lanes and parking lots. Storm Drain Line “D” serves the area drains in the southerly quadrant of this plaza, including a portion of the truck delivery path of travel for this entire plaza.
Because of the interconnectivity between portions of the South Plaza area, the proper maintenance and functioning of Storm Drain Line “D” provides a particular and distinct special benefit to all the properties in the South Plaza by allowing traffic to flow unimpeded by poor drainage.
Therefore, Lots 9 through 17 are uniquely benefited by, and rec eive a direct advantage from, the proper functioning and maintenance of Storm Drain Line “D” improvements and are conferred a particular and distinct special benefit over and above general benefits.
DBAA No. 2013-1
The drainage improvements were installed by the developers, subdividers of the land, and the continued maintenance was guaranteed through the establishm ent of a DBAA. If the installation of the improvements and the guaranteed maintenance d i d n o t o c c u r , t h e
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
individual parcels would not have been established and could no t 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.
The parcels were established once the conditions regarding the improvements and the continued maintenance was guaranteed. As a result, each parcel within the DBAA 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 ar e a total of 293 residential units, 22 live-work units, and 1 commercial parcel planned within the tract.
DBAA No. 2014-1
The drainage improvements were installed by the developers, subdividers of the land, and the continued maintenance was guaranteed through the establishm ent of a DBAA. If the installation of the improvements and the guaranteed maintenance d i d n o t o c c u r , t h e individual parcels would not have been established and could no t 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.
The parcels were established once the conditions regarding the improvements and the continued maintenance was guaranteed. As a result, each parcel within the DBAA receives a special and distinct benefit from the improvements. River Village Tract No. 53425, Area C is comprised of multi-family residential developm ents and a private road.
These parcels are assessed based on the specific drainage area on each proposed lot.
Total drainage sub-basin area within the tract is 26.29 acres.
DBAA No. 2015-1
In the development the drainage improvements were installed by the developers.
Subdividers of the land and the continued maintenance was guara nteed through the establishment of a Drainage Benefit Assessment Area. If the ins tallation of the improvements and the guaranteed maintenance did not occur, the development would not have been established and could not have been sold to any disti nct and separate owner.
The establishment of a buildable lot is a special benefit which permits the construction of a building or structure on the property and the ownership and s ale of the distinct lot in perpetuity. All the lots are established at the same time once the conditions regarding the improvements and the continued maintenance are guaranteed. As a result, each lot within the District receives a special and distinct benefit from the i mprovements. This special benefit has been identified as the “Condition of Approval Benef it” and this benefit applies to all properties within Five Knolls Tract No. 60258.
All parcels within the development benefit from flood preventio n. The drainage system is designed to carry storm water runoff to the water quality basin s for retention and disbursement. This capacity is an integral part of the overall storm drain and flood control system for the development. This benefit is defined as the “Flood Prevention Benefit” and applies to all properties within Five Knolls Tract No. 60258.
Within the development, several areas drain directly into the w ater quality basins. During dry weather runoff events, the drainage from these properties w ill be captured and disbursed into the water quality basins, by -passing the County maintained storm drain
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
system. Properties that drain directly into the water quality b asins receive a “Direct Drainage Benefit”.
These three (3) benefits make up the total benefits from the drainage improvements.
For DBAA No. 2015-1 there are two (2) distinct benefit zones. Z one A is comprised of parcels that benefit from all three special benefits, while Zon e B is comprised of parcels that only benefit from the “Condition of Approval Benefit” and “Flood Prevention Benefit”.
These zones are shown on the Assessment Diagram in Exhibit M.
DBAA No. 2017-1
Vista Canyon Tentative Tract Map 69164 is comprised of single-f amily and multi-family residential development, retail and office space, recreation areas, and private roads.
In the development the drainage im provements will installed by the developers, subdividers of the land, and the continued maintenance was guar anteed through the establishment of a Drainage Benefit Assessment Area. If the in stallation of the improvements and the guaranteed maintenance does not occur, the development cannot be established and cannot be sold to any distinct and separate owner. The establishment of a buildable lot is a special benefit which permits the const ruction of a building or structure on the property and the ownership and sale of the dis tinct lot in perpetuity. All the lots are established at the same time once the conditions regarding the improvements and the continued maintenance are guaranteed. As a result, eac h lot within the District receives a special and distinct benefit from the improvements. We have identified this special benefit as the “Condition of Approval Benefit” and this benefit applies to all properties within Vista Canyon Tentative Tract Map 69164.
All parcels within the development benefit from flood prevention. The drainage system is designed to carry storm water runoff to the water quality basin s for retention and disbursement. This capacity is an integral part of the overall storm drain and flood control system for the development. This benefit is defined as the “Flood Prevention Benefit” and applies to all properties within Vista Canyon Tentative Tract Map 69164.
Within the development, several areas drain directly into the water quality basins. During dry weather runoff events, the drainage from these properties w ill be captured and disbursed into the water quality basins, by-passing the County maintained storm drain system. Properties that drain directly into the water quality basins receive a “Direct Drainage Benefit”.
These 3 benefits make up the total benefits from the drainage improvements.
For Vista Canyon Tentative Tract Map 69164, two (2) distinct be nefit zones have been identified. Zone A is comprised of parcels that benefit from all three special benefits, while Zone B is comprised of parcels that only benefit from the “Cond ition of Approval Benefit” and “Flood Prevention Benefit”. These zones are shown on the A ssessment Diagram in Appendix A.
Benefit Zone A Zone B
Condition of Approval Benefit X X
Flood Prevention Benefit X X
Direct Drainage Benefit X
DBAA No. 2017-2
Golden Valley Ranch Tentative Tract Map No. 71564 is comprised of single-family and multi-family residential development and private roads.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
In the development, the drainage improvements will be installed by the developers, subdividers of the land, and the continued maintenance is guara nteed through the establishment of a Drainage Benefit Assessment Area. If the in stallation of the improvements and the guaranteed maintenance does not occur, the development cannot be established and cannot be sold to any distinct and separate owner. The establishment of a buildable lot is a special benefit which permits the const ruction of a building or structure on the property and the ownership and sale of the dis tinct lot in perpetuity. All the lots are established at the same time once the conditions regarding the improvements and the continued maintenance are guaranteed. As a result, eac h lot within the District receives a special and distinct benefit from the improvements. We have identified this special benefit as the “Condition of Approval Benefit” and this benefit applies to all properties within Golden Valley Ranch Tract No. 71564.
All parcels within the development benefit from flood prevention. The drainage system is designed to carry storm water runoff to the water quality basin s for retention and disbursement. This capacity is an integral part of the overall storm drain and flood control system for the development. This benefit is defined as the “Flood Prevention Benefit” and applies to all properties within Golden Valley Ranch Tract No. 71564.
Within the development, several areas drain directly into the water quality basins. During dry weather runoff events, the drainage from these properties w ill be captured and disbursed into the water quality basins, by -passing the County maintained storm drain system. Properties that drain directly into the water quality basins receive a “Direct Drainage Benefit”.
These 3 benefits make up the total benefits from the drainage improvements.
For Golden Valley Ranch Tract No. 71564, it has been determined that all of the parcels in the District, as well as the school site parcel adjacent to the northern boundary of the District, receive all three special benefits.
Type of Special Benefit DBAA No. 2017-2
Condition of Approval Benefit X
Flood Prevention Benefit X
Direct Drainage Benefit X
C. GENERAL BENEFIT
DBAA Nos. 3, 6, 18, 19, 20, 22, 2008-1, 2008-2, 2013-1 and 2014-1
The drainage facilities are located within and/or immediately adjacent to properties within the DBAAs. They were installed and are maintained particularly and solely to serve, and for the benefit of, the properties within the DBAAs. Any benefi t received by properties outside of the DBAAs is inadvertent and unintentional. Therefor e, any general benefits associated with the drainage facilities of the DBAAs are merely incidental, negligible, and non-quantifiable.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
DBAA No. 24
In addition to the special benefits received by the parcels wit hin the DBAA, there are general benefits conferred by the proposed improvements. General benefits are provided to all of the public streets with in DBAA No. 24 and account for 17.53% of the estimated cost.
DBAA No. 33
In addition to the special benefits received by the parcels wit hin the DBAA, there are general benefits conferred by the proposed improvements. General benefits are provided to all of the public streets within DBAA No. 33. There are 33.6 acres of County road right of way within the DBAA. The DBAA is 309.41 acres consisting of the lots and streets treated by the drainage facility; therefore 10.85% of the cost of the services is considered a general benefit cost that will not be allocated to the DBAA.
DBAA No. 2015-1
In addition to the special benefits received by the parcels wit hin the District, there are general benefits conferred by the proposed improvements. These general benefits are associated with runoff from public streets adjacent to the deve lopment. General benefit has been determined based on the drainage areas (tributaries to the water quality basins), which directly correlates to the amount of storm water runoff from each drainage area.
Based on the approved Water Quality Plans (on file at the offic e of the City Clerk of the City of Santa Clarita), the following are the drainage areas wi thin the development boundary contributing to the water quality basins.
The drainage improvements along Golden Valley Road are consider ed general benefit, based on the allocation of total benefit and the drainage area above, the general vs. special benefit is allocated as follows:
General vs. Special Benefit Calculation:
Total Benefits
Condition of Approval Special Benefit 50%
Flood Prevention Special Benefit
50% Direct Drainage Special Benefit
General Benefit
Total Benefit: 100%
Tract 60258
Area Zones
Drainage Area
(Acres)
Benefit
Type
Golden Valley Road
Zone A
Zone B
22.73 79.00
83.53 General
Special
Special
Total: 185.26
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
General vs. Special Benefits
Drainage Area
Totals Percentage Percent of Total
Benefit
Benefit
Percentage
General Benefit 22.73 12.27% 50% 6.13%
Special Benefit 162.53 87.73% 43.87%
185.26 100.00% 50.00%
Drainage Area
Totals Percentage Benefit
Percentage
Flood Prevention Benefit (Zone A&B) 162.53 67.29% 29.52% Special Benefit 79.00 32.71% 14.35%
241.53 43.87%
Final Benefit Percentages:
Conditions of Approval Benefit 50.00%
Flood Prevention Special Benefit 29.52%
Direct Drainage Special Benefit 14.35%
General Benefit 6.13%
Totals 100.00%
Of the total benefit for the drainage improvements, 50% of the benefit is considered “Condition of Approval Benefit”, 29.52% of the benefit is consi dered “Flood Prevention Special Benefit”, 14.35% of the benefit is considered “Direct D rainage Special Benefit”, and 6.13% of the benefit is considered “General Benefit”.
DBAA No. 2017-1
In addition to the special benefits received by the parcels wit hin the District, there are general benefits conferred by the proposed improvements. These general benefits are associated with runoff from public streets adjacent to the deve lopment. General benefit has been determined based on the drainage areas (tributaries to the water quality basins), which directly correlates to the amount of storm water runoff from each drainage area.
Based on the approved Water Quality Plans, the following are th e drainage areas within the development boundary contributing to the water quality basins.
Vista Canyon Drainage
Area Zones Area (Acres)
Benefit
Type
Public Streets that Drain to WQT Facilities No. 1, 2 5.87 Public Streets that Drain to WQT Facility No. 3 0.56
Public Streets that Drain to WQT Facility No. 4 0.55
Public Streets that Drain to WQT Facility No. 5 1.20
Zone A (includes Direct Drainage Benefit) 15.14 Zone B (does not include Direct Drainage Benefit) 56.54 General
General
General
General
Special
Special
Total: 79.85
The drainage improvements benefiting the public streets that dr ain to each of the WQT facilities are considered general benefit, based on the allocat ion of total benefit and the drainage areas above, the general vs. special benefit is allocated as follows:
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
General vs. Special Benefit Calculation
Total Benefits
Condition of Approval Special Benefit 50%
Flood Prevention Special Benefit
Direct Drainage Special Benefit
General Benefit
50%
Total Benefits: 100%
General vs. Special Benefit
Drainage
Area Totals
Percentage
Percent of
total benefit
Benefit
Percentage
General Benefit 8.18
Special Benefit 71.67
10.25%
89.75%
50.00% 5.12%
44.88%
79.85 100.00% 50.00%
Apportionment of Special Benefit
Drainage
Areas
Percentage
Percentage of
Special Benefit
Flood Prevention Benefit (Zone A & B)
Direct Drainage Benefit (Zone A)
71.67 15.14
82.56%
17.44%
37.05%
7.82%
Totals 86.81 100.00% 44.88%
Final Benefit Percentage
Conditions of Approval Benefit
Flood Prevention Special Benefit
Direct Drainage Special Benefit
General Benefit
50.00%
37.05%
7.82%
5.12%
Totals 100.00%
Of the total benefit for the drainage improvements, 50% of the benefit is considered “Condition of Approval Benefit”, 37.05% of the benefit is consi dered “Flood Prevention Special Benefit”, 7.82% of the benefit is considered “Direct Drainage Special Benefit”, and
5.12% of the benefit is considered “General Benefit”.
DBAA No. 2017-2
In addition to the special benefits received by the parcels wit hin the District, there are general benefits conferred by the proposed improvements. These general benefits are associated with runoff from public streets adjacent to the deve lopment. General benefit has been determined based on the drainage areas (tributaries to the water quality basins), which directly correlates to the amount of storm water runoff f rom each drainage area.
The drainage areas within the development boundary contributing to the water quality basins are as follows:
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
Drainage Area
Acreage
Benefit Type
Oak Crest Drive
Marsha McLean Parkway
Via Princessa
Golden Valley Road
Direct Drainage Area of District Parcels
Direct Drainage Area of School Site Parcel
0.75 9.50
2.41 5.78
142.05
8.00 General
General
General
General
Special
Special
Total Drainage Area Acreage
168.49
The drainage improvements benefiting the public streets that dr ain to the CDS units are considered general benefit. Based on the allocation of total benefit and the drainage areas above, the general vs. special benefit is allocated as follows:
Total Benefit
Condition of Approval Special Benefit
50%
Flood Prevention Special Benefit
Direct Drainage Special Benefit
General Benefit
50%
Total Benefit 100%
General vs. Special Benefit Calculation
Benefit Type
Drainage Acreage
% General vs. Special
% of Total
Benefit %
General Benefit
Special Benefit
18.44 150.05
10.94%
89.06%
50.00%
5.47%
44.53%
Totals
168.49
100.00%
50.00%
Apportionment of Special Benefit
Benefit Type
Drainage Acreage
% of Acreage
% of Special Benefit
Flood Prevention Benefit
Direct Drainage Benefit
150.05
150.05
50.00%
50.00%
22.26%
22.26%
Totals 300.10 100.00% 44.53%
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
Final Benefit
Benefit Type
Percentage
Conditions of Approval Benefit
Flood Prevention Special Benefit
Direct Drainage Special Benefit
General Benefit
50.00%
22.26%
22.26%
5.47%
Totals
100.00%
Of the total benefit for the drainage improvements, 50% of the benefit is considered “Condition of Approval Benefit”, 22.26% of the benefit is consi dered “Flood Prevention Special Benefit”, 22.26% of the benefit is considered “Direct Drainage Special Benefit”, and
5.47% of the benefit is considered “General Benefit”.
D. APPORTIONMENT
DBAA Nos. 3, 6, 18, 19, 20, 22, 24 and 2008-1:
All parcels receive the same special benefit from the improveme nts due to their use and similar proximity to the improvements. Therefore, each parcel i s assessed an equal amount. However, undeveloped parcels are assessed for their proportionate share based on the number of proposed units to be built on that parcel.
DBAA 33:
The estimated costs are apportioned equally on a per acre basis for each parcel.
DBAA 2008-2:
The estimated costs are apportioned equally to each of the two categories of special benefit. All parcels receive the same degree of special benefit within each benefit category due to the similar (commercial) use of each parcel. Therefore, each parcel is assessed based on the proportionate gross acreage of each Assessor’s par cel as a share of the total acres within each benefit category.
DBAA 2013-1:
Each residential unit is assessed one (1) Equivalent Residentia l Unit (ERU), and each commercial parcel is assessed at a rate 9.72 ERUs per acre, whi ch 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 are assessed 1 ERU for the residential unit plus
9.72 ERUs per acre of non-residential use (including one parking space). The typical live- work unit is 2,400 SF (square feet) with 20% of the area assign ed 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 is defined as 660 SF. Live-work units a re assigned an additional
0.15 ERU (660 SF / 43,560 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 is assessed its proportionate share of the proposed ERUs based on acreage, or 9.81 ERUs per gross acre.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
DBAA 2014-1:
All parcels receive special benefit from the improvements based on the amount of stormwater runoff from the parcel to the water quality basin im provements. Therefore, each parcel is assessed an amount based on the drainage area of the parcel, which directly correlates to the amount of stormwater runoff from eac h parcel. There are 12.38 drainage acres designated for 87 single-family residential (SFR ) units, 12.71 drainage acres designated for 152 single-family attached condominium (CO N) units, and 1.2 drainage acres for the recreation center which is common area. Since the recreation center is common area for the entire development and equally ow ned by each unit, the assessment for the recreation center is divided equally among all 239 units.
DBAA 2015-1:
The single family residential lot has been selected as the basi c unit for calculation of assessments and is defined as one Equivalent Dwelling Unit (EDU ). A methodology has been developed to calculate the EDU's for other residential lan d uses and for non - residential parcels. 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; commercial parcels are converted based on the lot size of each parcel of land.
The EDU method is seen as the most appropriate and equitable me thod of spread of benefit to each parcel from the improvements since it is based on land-use type and parcel size.
Single Family Residential (SFR). Parcels zoned for single family residential uses are assessed 1 EDU per dwelling unit. Parcels designated as SFR land-use will be assessed 1 EDU per dwelling unit, including vacant subdivided residentia l lots and vacant land zoned for single family residential uses with a tentative or final tract map.
Multiple Family Residential . Multiple -residential (including condominiums) land use equivalencies are determined based on the number of dwelling units on each parcel. Due to population density and size of structure relative to the typ ical single family residence, each dwelling unit defined as multi -family residential, including condominiums, would be
0.75 EDU.
The EDU's assigned to a multiple -residential parcel are calculated by multiplying the number of dwelling units by the EDU factor of 0.75.
Non-Residential. In converting non-residential properties to EDU's, the factor used is the typical standard single family residential lot area and the num ber of lots that could be subdivided into an acre of land. All properties that are developed for non-residential uses are therefore assigned 6.4 EDU's per acre based on the average SFR lot size within the tract. These include commercial, industrial, church, school, and other non-residential uses.
Vacant and Park Parcels. Vacant graded parcels contribute to the overall drainage of the development, but only at a fraction of the amount. Based on the Los Angeles County Hydrology Manual, park parcels have a drainage impervious perce ntage of 10%.
Therefore, vacant and park parcels are assigned equivalency units at the rate of one-tenth of improved property which is 6.4 EDUs/acre x one-tenth = 0.64 EDUs/acre.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
DBAA 2017-1:
The single family detached residential unit or lot has been sel ected as the basic unit for calculation of assessments and is defined as one Equivalent Ben efit Unit (EBU). A methodology has been developed to calculate the EBU's for multi-family residential land uses and for non-residential parcels. Every land-use is converted to EBU's. Multi-family residential parcels containing apartments, condominiums, townho mes, or duplexes are converted to EBU'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.
The EBU method is seen as the most appropriate and equitable me thod of spread of benefit to each parcel from the improvements since it is based on land-use type and parcel size. Property within the District is assigned to one of the following four categories based on the land use summary provided in Tables 2.0-1 and 2.0-2 of the Vista Canyon Specific Plan.
Single Family Residential. Parcels zoned for single family detached home residential uses are assessed 1 EBU per dwelling unit. Parcels designated as SFR land-use will be assessed 1 EBU per dwelling unit or lot, including vacant subdivided residential lots and vacant land zoned for single family residential uses with a tentative or final tract map.
Multiple Family Residential . Multiple-family residential (including apartments, condominiums, townhomes and duplexes) land use equivalencies are determined based on the number of dwelling units on each parcel. Due to populati on density and size of structure relative to the typical single family residence, each dwelling unit defined as multi-family residential, including apartments, condominiums, townhomes and duplexes, are assigned an EBU Factor of 0.75 EBU per dwelling unit. The EBU's assigned to a multiple-family residential parcel are calculated by multiplyin g the number of dwelling units by the EBU Factor of 0.75.
Non-Residential. In converting non-residential properties to EBU's, the EBU Fa ctor used is equal to the EBU density of the residential property in the District. Vista Canyon is a high density residential development with approximately 86 0 planned EBU located on approximately 48.7 acres. This calculates to an EBU Factor of 18 EBU per developed residential acre. All properties that are developed for non-res idential uses are therefore assigned 18 EBU's per acre. These include commercial, industria l, church, school, and other non-residential uses.
Park Parcels. Based on the Los Angeles County Hydrology Manual, park parcels have a drainage impervious percentage of 10%. Therefore, vacant and park parcels are assigned equivalency units at the rate of one-tenth of improved property which is 18 EBUs/acre x one-tenth = 1.8 EBUs/acre.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
EBU Factors by Land Use
The following table is summary of the EBU Factors for each of the District land use categories:
EBU Factors
Land Use EBU Factor
Single-Family Residential
Multi-Family Residential
Non-Residential
Park Parcels
1.00 EBU per Dwelling Unit
0.75 EBU per Dwelling Unit
18 EDU per Acre
1.8 EDU per Acre
DBAA No. 2017-2
The single family detached residential unit or lot has been sel ected as the basic unit for calculation of assessments and is defined as one Equivalent Ben efit Unit (EBU). A methodology has been developed to calculate the EBU's for multi -family residential land uses and for non -residential parcels. Every land -use is converted to EBU's. Multi -family residential parcels containing apartments, condominiums, townho mes, or duplexes are converted to EBU's based on the number of dwelling units on eac h parcel of land. Non - residential parcels are converted based on the lot size of each parcel of land.
The EBU method is seen as the most appropriate and equitable me thod of spread of benefit to each parcel from the improvements since it is based on land-use type and parcel size. Property within the District is assigned to one of the following three categories based on land use.
Single Family Residential. Parcels zoned for single family detached home residential uses are assessed 1 EBU per dwelling unit. Parcels designated a s SFR land-use will be assessed 1 EBU per dwelling unit or lot, including vacant subdi vided residential lots and vacant land zoned for single family residential uses with a tentative or final tract map.
Multiple Family Residential. Multiple -family residential (including apartments, condominiums, townhomes and duplexes) benefit unit equivalencie s are determined based on the number of dwelling units on each parcel. Due to population density and size of structure relative to the typical single family residence, d welling units defined as multi - family residential, including apartments, condominiums, townhom es, and duplexes, are assigned an EBU Factor of 0.75. The EBU's assigned to a multip le-family residential parcel are calculated by multiplying the number of dwelling uni ts by the EBU Factor of
0.75. Non-Residential. In converting non -residential property to EBU's, the EBU Factor used is equal to the dwelling unit density of the residential property in the District. Golden Valley Ranch is a low density residential development with 499 residen tial units totaling 475.25 EBU located on approximately 142.05 acres. This calculates to an EBU Factor of 3.35 EBU per developed residential acre. All properties that are developed for non-residential uses are therefore assigned 3.35 EBU’s per acre. These include commercial, industrial, church, school and other non-residential uses.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
EBU Factors by Land Use
The following table is summary of the EBU Factors for each of the District land use categories:
EBU Factors
Land Use EBU Factor
Single Family Residential
Multi-Family Residential
Non-Residential
1.00 EBU per Dwelling Unit
0.75 EBU per Dwelling Unit
3.35 EBU per Acre
E. ANNUAL ESCALATORS
DBAA Nos. 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015- 1, 2017-1 and 2017-2 were established with an annual assessment escalation clause. T he maximum assessment rate will increase based on the annual change in the Consumer Price Index (CPI), during the preceding year, for All Urban Consumers, for the Los Angeles, Long Beach, and Anaheim areas, published by the United States Department of Labor, Bureau of Labor Statistics (or a reasonably equivalent index should th e stated index be discontinued). This year, the annual change in CPI is 6.57%.
DBAA Nos. 3, 6, 18, and 19 were established without escalators.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
Assessment Rates
DBAA No.
No. of
Units/
Acres/EBUs
FY 2021/2022
Max Asmt.
Rate
CPI
Increase
FY 2022/2023
Max Asmt.
Rate
FY 2022/2023
Applied Rate
FY 2022/2023
Asmt.
Revenues
3 232 $122.47 $0.00 $122.47 $122.47 $28,413.04
6 167 $159.00 $0.00 $159.00 $159.00 $26,553.00
18 279 $159.00 $0.00 $159.00 $159.00 $44,361.00
19 174 $19.00 $0.00 $19.00 $0.00 $0.00
20 281 $141.10 $9.27 $150.36 $150.36 $42,251.16
22 40 $345.44 $22.70 $368.13 $368.13 $14,725.20
24 668.03 $109.85 $7.22 $117.07 $117.07 $78,206.27
33 259.15 $99.53 $6.54 $106.07 $106.07 $27,488.04
2008-1 432 $275.67 $18.11 $293.78 $146.89 $63,458.34 2008-2 (Conditioned) 12.5731 $1,737.29 $114.14 $1,851.43 $925.72 $11,639.12 2008-2 (South Plaza) 23.39 $510.02 $33.51 $543.53 $271.76 $6,356.55 2013-1 (Villa Metro) 325.51 $53.92 $3.54 $57.46 $57.46 $18,703.80 2014-1 (River Village Area C
Townhouse) 156 $213.09 $14.00 $227.09 $227.09 $35,426.04 2014-1 (River Village Area C
SFR) 83 $354.16 $23.27 $377.43 $377.43 $31,326.69
2015-1 (Five Knolls Zone A) 242.32 $228.43 $15.01 $243.44 $243.44 $58,990.38 2015-1 (Five Knolls Zone B) 286.65 $166.45 $10.94 $177.38 $177.38 $50,845.98 2017-1 (Vista Canyon Zone A) 399.19 $39.24 $2.58 $41.82 $41.82 $16,694.13 2017-1 (Vista Canyon Zone B) 958.64 $30.18 $1.98 $32.16 $32.16 $30,829.86 2017-2 (Golden Valley Ranch) 474.25 $63.29 $4.16 $67.45 $67.45 $31,988.16 Note: CPI increase: 6.57%. All maximum assessment rates are rounded down to the nearest penny. Assessment Revenues might be slightly different from amount on Preliminary Roll due to rounding of assessment to the nearest penny.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
V. ASSESSMENT DIAGRAM
The boundary diagram for each DBAA is included herein as Appendix A and is part of this report.
The lines and dimensions of each lot or parcel within the DBAAs are those lines and dimensions shown on the maps of the Los Angeles County Assessor for the Fiscal Year to which this Report applies. The Assessor's maps and records are incorporated by re ference herein and made part of this Report.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
VI. ASSESSMENT ROLL
An Assessment Roll, which describes each assessable lot or parc el of land in a DBAA and the Fiscal Year 2022/2023 assessment, is made a part of this report as Appendix B. A copy of the Assessment Roll is also on file at the office of the City Clerk of the City of Santa Clarita.
Parcel identification, for each lot or parcel in a DBAA, shall be the parcel as shown on the Los Angeles County Assessor’s Map for the year in which this Report is prepared.
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
APPENDIX A
DBAA Boundary Diagrams
Exhibit A - DBAA No. 3
Exhibit B - DBAA No. 6
Exhibit C - DBAA No. 18
Exhibit D - DBAA No. 19
Exhibit E - DBAA No. 20
Exhibit F - DBAA No. 22
Exhibit G - DBAA No. 24
Exhibit H - DBAA No. 33
Exhibit I - DBAA No. 2008-1
Exhibit J - DBAA No. 2008-2
Exhibit
K - DBAA No. 2013-1
Exhibit L - DBAA No. 2014-1
Exhibit M - DBAA No. 2015-1
Exhibit N - DBAA No. 2017-1
Exhibit O - DBAA No. 2017-2
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit A – DBAA No. 3
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit B – DBAA No. 6
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit C – DBAA No. 18
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit D – DBAA No. 19
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit E – DBAA No. 20
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit F – DBAA No. 22
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit G – DBAA No. 24
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit H – DBAA No. 33
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit I – DBAA No. 2008-1
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit J – DBAA No. 2008-2
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit K – DBAA No. 2013-1
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit L – DBAA No. 2014-1
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit M – DBAA No. 2015-1
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit N – DBAA No. 2017-1
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX A
Exhibit O – DBAA No. 2017-2
Fiscal Year
2022/2023
DBAA Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
Engineer’s Report
APPENDIX B
APPENDIX B
Assessment Roll
Drainage Benefit Assessment Area
(DBAA) Nos. 3, 6, 18, 19, 20, 22, 24, 33, 2008-1, 2008-2, 2013-1, 2014-1, 2015-1, 2017-1 and 2017-2
The Assessment Rolls for the DBAAs are on file in the office of the City Clerk of the City of Santa Clarita, where they are available for public inspection. The A ssessment Rolls are incorporated herein by reference.
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.