Lancaster City Council
May 26, 2026

CITY OF LANCASTER

LIGHTING MAINTENANCE BENEFIT
ASSESSMENT ENGINEER’S REPORT AND

ASSESSMENT UPDATE

LANCASTER LIGHTING MAINTENANCE DISTRICT
FISCAL YEAR 2026-27

May 2026
Prepared by
Harris & Associates
101 Progress, Suite 250
Irvine, CA 92618
www.weareharris.com

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

1 ENGINEER’S REPORT AND ASSESSMENT UPDATE
City of Lancaster
State of California

I HEREBY CERTIFY THAT THE ENCLOSED ENGINEER’S REPORT AND ASSESSMENT UPDATE FOR

LANCASTER LIGHTING MAINTENANCE DISTRICT, TOGETHER WITH LIGHTING MAINTENANCE DISTRICT

ROLL THERETO ATTACHED, WAS APPROVED AND CONFIRMED BY THE CITY COUNCIL OF THE CITY OF LANCASTER, CALIFORNIA, AND FILED WITH ME ON THE _____ DAY OF ____________, 2026.

_________________________________

ANDREA ALEXANDER, CITY CLERK

CITY OF LANCASTER

LOS ANGELES COUNTY, CALIFORNIA

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

2 TABLE OF CONTENTS

1 Statement of Assessment Engineer ............................................................................................... 1

1.1 Statement of Assessment Engineer .............................................................................................. 1

1.2 Certification of Assessment Engineer ........................................................................................... 1 2 Executive Summary ...................................................................................................................... 3 3 Introduction ................................................................................................................................ 5

3.1 Purpose ......................................................................................................................................... 5

3.2 Purpose of Methodology Update ................................................................................................. 5

3.3 Background ................................................................................................................................... 6 4 Legal Framework ......................................................................................................................... 7

4.1 Landscape and Lighting Act of 1972 ............................................................................................. 7

4.2 Proposition 218 Requirements ..................................................................................................... 7 5 District Overview and Existing Facilities ........................................................................................ 8

5.1 District Description ....................................................................................................................... 8

5.2 Existing Lighting Infrastructure ..................................................................................................... 8 6 Plans and Specifications ............................................................................................................. 10

6.1 Overview of Improvements and Services Provided .................................................................... 10

6.2 Categories of Improvements ...................................................................................................... 10

6.3 Operations and Maintenance Services ....................................................................................... 10

6.4 Capital Replacement and Rehabilitation Program ..................................................................... 11

6.5 System Standards ....................................................................................................................... 11

6.6 Shared Infrastructure (Traffic Signal Interface) .......................................................................... 11

6.7 Plans and Specifications on File .................................................................................................. 12 7 Cost of Service and Revenue Requirements ................................................................................ 13

7.1 Annual Cost Overview ................................................................................................................ 13

7.2 Operations and Maintenance Costs ........................................................................................... 13

7.3 Capital Replacement Funding ..................................................................................................... 13

7.4 Administrative Costs ................................................................................................................... 14

7.5 Operating Reserves ..................................................................................................................... 15

7.6 Level of Service ........................................................................................................................... 15

7.7 Summary of Annual Revenues and Expenditures....................................................................... 15 Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

3 8 Special Benefit Analysis .............................................................................................................. 17

8.1 Legal Standard for Benefit Allocation ......................................................................................... 17

8.2 Special Benefits to Parcels .......................................................................................................... 17

8.3 General Benefit ........................................................................................................................... 17

8.4 General Benefit Allocation .......................................................................................................... 18

8.5 Special Benefit Methodology and Allocation Framework Overview .......................................... 19

8.6 Frontage Exposure (Primary Nexus) ........................................................................................... 20

8.7 Land Use Intensity (Secondary Adjustment) .............................................................................. 20

8.8 Illumination Influence Zones ...................................................................................................... 20

8.9 Benefit Calculation...................................................................................................................... 21

8.10 Maximum Assessment Methodology ......................................................................................... 21 9 Assessment Roll ......................................................................................................................... 23 10 Assessment Diagram .................................................................................................................. 24

Tables
Table 1: Existing Lighting Infrastructure Inventory ....................................................................................... 9 Table 2: Estimate of Annual Capital Replacement Cost .............................................................................. 14 Table 3: Summary of Annual Revenues and Expenditures ......................................................................... 16 Table 4: General Benefit (Asset Distribution by Roadway Functional Class) .............................................. 19 Table 5: Allocation of General and Special Benefit ..................................................................................... 19 Table 6: Summary of Benefit Units by Land Use ......................................................................................... 21 Table 7: Maximum Annual Benefit Unit Assessment Rate ......................................................................... 22

Appendices
Appendix A – Composite Intensity Factor Indices
Appendix B – Illumination Influence Zones
Appendix C – Assessment Diagram

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

1 1 STATEMENT OF ASSESSMENT ENGINEER

1.1 Statement of Assessment Engineer
AGENCY: LANCASTER LIGHTING MAINTENANCE DISTRICT

OF THE CITY OF LANCASTER

PROJECT: LANCASTER LIGHTING MAINTENANCE DISTRICT

TO: CITY COUNCIL

CITY OF LANCASTER, STATE OF CALIFORNIA

ASSESSMENT METHODOLOGY UPDATE FOR FISCAL YEAR 2026-27
THIS ENGINEER’S REPORT AND ASSESSMENT METHODOLOGY UPDATE (“Report”) has been prepared for the Lancaster Lighting Maintenance District (“District”) of the City of Lancaster in accordance with the Landscaping and Lighting Act of 1972 (Streets and Highways Code Section 22500 et seq.) and Article XIII D of the California Constitution (Proposition 218).

The purpose of this Report is to establish the engineering basis for the continued operation, maintenance, and capital replacement of public lighting improvements within the District, and to define a revised methodology for allocating costs based upon the proportionate special benefit received by parcels within the District.

This Report supersedes prior assessment methodologies, including historical zone-based allocation approaches. The methodology transitions the District to a unified engineering-based allocation structure that reflects current lighting infrastructure, land use conditions, and measured physical relationships between parcels and lighting improvements.

The methodology contained herein is intended to ensure that:
 All parcels are assessed in proportion to special benefit received,  General benefits to the public at large are identified and excluded, and  No parcel is assessed in excess of its reasonable share of the costs attributable to special benefit.

1.2 Certification of Assessment Engineer
I, Tamorah Bryant, authorized representative of the District and the duly appointed Assessment Engineer submit this report consisting of:
 Description of District improvements and services;
 Estimate of annual costs necessary to provide ongoing services;  Identification and quantification of general and special benefit consistent with Article XIII D;  Methodology for allocating costs based on proportional special benefit; Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

2  Calculation of benefit units and maximum assessment rates; and  Assessment roll identifying parcels and proportional share of the maximum assessment.

In conclusion, it is my opinion that the costs and expenses of the District are allocated to parcels in proportion to the estimated special benefit received from the improvements and services provided.

DATED this 18th day of May, 2026

Tamorah Bryant, P.E., Assessment Engineer
R.C.E. No. C67205
Engineer of Work

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

3 2 EXECUTIVE SUMMARY
This Report has been prepared for the Lighting Maintenance District (“District”) under the Landscaping and Lighting Act of 1972 and Article XIII D of the California Constitution (Proposition 218). Its purpose is to update the method used to allocate lighting maintenance costs and to establish the maximum annual assessment that may be levied on parcels within the District.

The District funds the operation, maintenance, repair, administration, and replacement of public lighting infrastructure located within street rights-of-way and other public areas. These improvements include residential street lighting, arterial and highway lighting, decorative lighting, pedestrian-oriented lighting, parking lot lighting, poles, fixtures, electrical systems, and related facilities that support nighttime visibility, access, circulation, and property usability.

Why This Update Is Being Made
The District’s current assessment methodology has been updated to:
 Replace older, zone-based allocation methods with a uniform, parcel-level approach;  Reflect current lighting infrastructure, roadway classifications, and updated parcel data;  Apply a consistent engineering method for determining how each parcel benefits from District services; and
 Ensure compliance with Proposition 218 requirements for proportional special benefit assessments.

What Is Changing
This Report updates how costs are allocated among parcels. The updated method:
 Evaluates each parcel based on frontage exposure and proximity to lighting infrastructure;  Considers land use (such as residential, commercial, industrial, mixed-use, or vacant);  Accounts for different levels of illumination and lighting intensity; and  Considers enhanced lighting conditions associated with decorative corridors and illuminated parking facilities.

All parcels within the existing District boundaries and service area were reviewed under the updated methodology.

Some parcels that were previously not assessed have been identified as receiving special benefit under the updated analysis. Their inclusion reflects updated engineering review and does not establish new services or expand the existing levels of service, but rather the equitable allocation of assessment costs among benefited parcels receiving existing District Services.

How Assessments Are Determined
Each parcel is assigned a proportional share of District costs based on the special benefit it receives from lighting improvements.

The methodology ensures:

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

4  Only special benefit is funded through assessments;  General public benefits (such as regional traffic circulation and broader roadway safety functions) are excluded; and
 Each parcel pays in proportion to the benefit it receives.

A combination of factors is used to determine each parcel’s share of costs, including land use, frontage exposure, proximity to lighting improvements, and illumination influence.

Maximum Annual Assessment
This Report establishes the maximum annual assessment that may be charged to each parcel.

The actual amount charged each year may be equal to or less than the maximum, depending on the District’s annual budget.

Beginning in Fiscal Year 2027/28, the maximum assessment may be adjusted annually by the Consumer Price Index (CPI-U) for the Los Angeles–Long Beach–Anaheim area, or a comparable successor index if that index is no longer available.

What This Means for Property Owners
If approved:
 Parcels will be subject to an updated maximum assessment based on the new methodology;  Future annual assessments will be based on the District’s budget, but cannot exceed the maximum rate established in this Report (as adjusted by CPI where applicable); and  The District will continue to maintain and operate lighting improvements that provide benefit to properties within the District.

District Overview
The District includes residential, commercial, industrial, mixed-use, and public areas throughout the City.

The District funds the operation, maintenance, and replacement of street lighting and related electrical infrastructure located within public rights-of-way and public areas that support nighttime visibility, property access, circulation, and safety.

Summary
This Report establishes a uniform and updated methodology for allocating lighting maintenance costs based on proportional special benefit. It ensures compliance with Proposition 218 and provides the basis for continued operation, maintenance, administration, and replacement of District lighting improvements.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

5 3 INTRODUCTION

3.1 Purpose
This Report is prepared pursuant to the Landscaping and Lighting Act of 1972 and Article XIII D of the California Constitution for the purpose of establishing a uniform, engineering-based methodology for allocating lighting maintenance district costs to parcels within the District.

The purpose of this Report is to:
 establish a proportional method of apportioning assessments based on special benefit;  define maximum assessment authority for parcels within the District;  replace historical zone-based methodologies with a uniform allocation framework;  incorporate updated lighting infrastructure data and parcel mapping; and  provide a basis for annual levy proceedings and CPI-based adjustment of maximum assessments.

This Report defines the maximum authorized assessment. Actual annual assessments may be levied at or below this amount based on annual budget requirements.

The term “parcel” refers to an individual Assessor’s Parcel Number (“APN”) assigned by the County of Los Angeles.

This Report identifies the following:
• Plans and Specifications. The location of the District and the specific improvements to be maintained and operated by the District.
• Estimate of Costs. Estimated operation, maintenance, administration, and capital replacement costs associated with the District.
• Special Benefit Analysis. Identification of the special benefits conferred upon assessed parcels and separation of general benefits.
• Method of Apportionment. The methodology used to allocate costs proportionally among benefited parcels.
• Assessment Diagram. A diagram depicting the District boundaries and assessable parcels. • Proposed Assessment Roll. A listing of parcels proposed to be assessed and the corresponding maximum assessment amounts.

3.2 Purpose of Methodology Update
The District’s prior methodology evolved through incremental annexations and historical development conditions that resulted in multiple assessment zones and non-uniform allocation structures.

The City has updated the methodology to reflect:
 current lighting infrastructure configuration and technology; Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

6  updated parcel and GIS datasets;
 current roadway functional classifications; and
 constitutional requirements under Proposition 218.

The updated methodology also includes refinement of the District parcel inventory utilizing current GIS mapping, assessor parcel data, and proximity analysis. Through this review, certain parcels located within the existing District service area were identified through updated engineering review as potentially receiving special benefit under the revised methodology described in this Report. Inclusion of these parcels reflects application of updated assessment criteria to properties located within the existing District service area. This does not represent the establishment of new services or materially expanded levels of service, but rather the equitable allocation of assessment costs among benefited parcels receiving existing District services.

The updated methodology replaces prior allocation structures with a parcel-level engineering framework intended to more consistently evaluate proportional special benefit based on proximity and frontage exposure to lighting improvements applied uniformly across all parcels within the District.

3.3 Background
The District was originally formed in 1992 under the Landscaping and Lighting Act of 1972 for the purpose of funding operation and maintenance of public lighting infrastructure.

Subsequent annexations expanded the District in conjunction with development and infrastructure extensions. The District includes lighting infrastructure serving residential, commercial, arterial, and special-use lighting facilities located within public rights-of-way and related public areas.

This Report establishes a uniform methodology that reflects current infrastructure conditions and replaces prior non-uniform allocation methods.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

7 4 LEGAL FRAMEWORK

4.1 Landscape and Lighting Act of 1972
The Landscaping and Lighting Act of 1972 authorizes public agencies to levy and collect assessments for the maintenance, operation, servicing, and capital replacement of certain public improvements, including street lighting and appurtenant facilities.

Pursuant to the 1972 Act, this Report includes:
• Plans and specifications describing the improvements and services; • An estimate of the costs of the improvements and services; • A method of apportionment allocating costs among benefited parcels; • An assessment diagram; and
• A proposed assessment roll.

4.2 Proposition 218 Requirements
On November 5, 1996, California voters approved Proposition 218, entitled "Right to Vote on Taxes Act" which added Article XIIID to the California Constitution. While its title refers only to taxes, Proposition 218 establishes new procedural requirements for the formation and administration of assessment districts.

Proposition 218 requires that with certain specified exceptions, all existing assessment districts must be ratified by the property owners within the District using the new procedures. Proposition 218 further requires that:
• Assessments shall be proportional to the special benefit received; • Only special benefits may be funded through assessments; • General benefits must be separated and funded through non-assessment revenue sources; and • No parcel shall pay more than its proportional share of the reasonable cost of the special benefit attributable to that parcel.

This Report has been prepared to comply with the substantive and procedural requirements of Proposition 218. Assessments described in this Report are not levied on an ad valorem basis and are not determined by property value, property ownership, or the fiscal condition of the property owner.

Instead, all assessments are calculated strictly on the basis of proportional special benefit conferred upon each parcel by the District’s improvements and services, consistent with Article XIII D of the California Constitution and the Landscaping and Lighting Act of 1972.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

8 5 DISTRICT OVERVIEW AND EXISTING FACILITIES

5.1 District Description
The District provides for the operation, maintenance, administration, and replacement of public lighting infrastructure that provides special benefit to parcels within the District.

Lighting facilities within the District generally include:
• Street lighting (residential, collector, arterial, highway) • Decorative and pedestrian-oriented lighting;
• Parking lot lighting where publicly maintained;
• Poles, luminaires, fixtures, associated electrical infrastructure and related facilities.

The District service area and boundaries encompass developed and developing areas throughout the City of Lancaster.

5.2 Existing Lighting Infrastructure
Lighting infrastructure includes LED and legacy systems located throughout the District.

LED systems represent the current standard due to improved efficiency and reduced maintenance requirements. Legacy systems are being replaced over time through capital replacement programs.

Infrastructure includes:
 luminaires and fixtures;
 poles and mast arms;
 conduits and electrical systems;
 controllers and photocells; and
 related appurtenant facilities.

Inventory data is derived from GIS mapping, City asset databases, and field verification. A summary of the District existing lighting inventory is provided in Table 1.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

9 Table 1: Existing Lighting Infrastructure Inventory

As new street lighting is furnished and installed with new development/redevelopment projects, it is anticipated that the parcels will be annexed into the District subject to formal annexation proceedings consistent with the Landscape and Lighting Act of 1972, and the improvements will be operated and maintained by the District.

Infrastructure TypeEstimated QuantityUnitLuminaire SystemBulb Type Wattage Lumens Illumination Pattern SizeL1 LED ≤60 4,000 - 6,000 70 - 90 FT 25 EAL2 LED 61-100 9,000 - 12,000 100 FT 39 EAL3 LED 101-150 9,000 - 20,000 100 - 120 FT 107 EAL4 LED 151-180 14,000 - 20,000 120 FT 9 EAH1 HPS ≤60 6,000 - 8,000 90 FT 11,691 EAH2 HPS 61-100 6,000 - 8,000 90 FT 2,836 EAH3 HPS 101-150 9,000 - 12,000 100 FT 3,796 EAH4 HPS 151-200 13,000 - 20,000 115 FT 84 EAX1 Legacy - MV, LPS 60 6,000 - 8,000 90 FT 8 EAX2 Legacy - LPS 90 10,000 - 15,000 110 FT 1 EAB1 Boulevard - Single 60 3,000 - 6,000 70 FT 417 EAB2 Boulevard - Double 60 3,000 - 6,000 70 FT 19 EANFA Non-Functional Asset - - - 81 EAPrivate Privately Owned Asset varies - - 32 EAPole System25 ft pole for L1, L2, H1, H2, X1, X2 14,600 EA25 ft pole for B1, B2 436 EA30 ft pole for L3, L4, H3, H4 3,996 EAElectrical SystemService Pedestal Assembly1 476 EANotes:1 Service Pedestal Assembly includes pedestal, panel and controls, estimate one assembly per 40 street lights.

Luminaire Class
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

10 6 PLANS AND SPECIFICATIONS

6.1 Overview of Improvements and Services Provided
The District provides for the operation, maintenance, and capital replacement of public lighting infrastructure that confers special benefit to parcels within the District. Lighting improvements are located throughout the public right-of-way and associated public areas and include facilities that support nighttime visibility, safety, access, circulation, and property usability.

Although the lighting system functions as an interconnected network, special benefit to parcels is derived primarily from parcel frontage exposure, proximity to illumination, and enhanced nighttime access associated with adjacent lighting infrastructure.

6.2 Categories of Improvements
Lighting improvements operated and maintained by the District generally include:
 Street lighting (residential, collector, arterial, and highway classifications)  Decorative and pedestrian-oriented lighting (including enhanced streetscape areas)  Highway safety lighting
 Public parking lot lighting where publicly maintained or supported  Associated electrical infrastructure, including conduits, wiring, controls, and appurtenances.

Lighting improvements are intended to provide continuous nighttime illumination supporting safe access to and from developed parcels and supporting overall property use.

6.3 Operations and Maintenance Services
The District funds ongoing operations and maintenance necessary to preserve system functionality, including:

Routine inspection and patrol of lighting systems
 repair and replacement of lighting components;
 electrical maintenance and troubleshooting;
 inspection and system monitoring;
 emergency response; and
 utility coordination.

These activities preserve the operational condition of existing lighting improvements that provide special benefit to parcels within the District.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

11 6.4 Capital Replacement and Rehabilitation Program
The District includes funding for the rehabilitation and replacement of existing lighting infrastructure to maintain service levels.

Capital replacement and rehabilitation activities include:
 replacement of luminaires and fixtures;
 replacement of poles and structural components;
 electrical system rehabilitation; and
 conversion of legacy systems to current standards.

Capital replacement and rehabilitation is limited to the repair, rehabilitation, replacement or restoration of existing facilities that are currently maintained by the District. These activities are intended to preserve existing service levels, operational reliability, safety, and functionality of the existing improvements that confer special benefit upon assessed parcels.

Assessment revenues are not used for the construction of new or expanded facilities serving future development, extension of service beyond existing benefited areas, or growth-related capital improvements. New development-related improvements are funded separately and may be incorporated into the District only through annexation or other lawful proceedings establishing proportional benefit and assessment authority.

LED conversion projects are considered replacements intended to maintain comparable service levels over the asset life cycle.

6.5 System Standards
The analysis contained in this Report is based on City standards, industry guidelines, and available system data, including:
 City design standards;
 ANSI/IES roadway lighting guidelines;
 GIS asset inventory; and
 parcel-level spatial data.

These sources provide a consistent engineering basis for evaluating lighting adjacency and exposure.

6.6 Shared Infrastructure (Traffic Signal Interface)
Traffic signal infrastructure is generally excluded from the District because traffic signals primarily provide a general transportation and traffic control function.

However, in limited circumstances, lighting facilities share physical infrastructure with traffic signal systems, including poles, conduits, electrical services, or related appurtenances.

In these cases, only the portion of shared infrastructure reasonably attributable to lighting services is included within the District. This allocation is necessary to preserve lighting functionality and ensure continued delivery of special benefit to parcels served by the lighting system.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

12 6.7 Plans and Specifications on File
Plans and specifications for the improvements described herein are maintained by the City and are incorporated herein by reference.

These materials include:
 GIS lighting inventory maps
 Lighting system asset databases
 Standard City design criteria and specifications
 Electrical service and infrastructure records
 Engineering reference materials used in benefit modeling These documents collectively define the physical and operational basis for the District improvements.

Reference to such plans and specifications is made pursuant to the Landscaping and Lighting Act of 1972.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

13 7 COST OF SERVICE AND REVENUE REQUIREMENTS

7.1 Annual Cost Overview
The District’s annual costs include all expenses necessary to operate, maintain, administer, and rehabilitate lighting infrastructure that provides special benefit to assessed parcels.

Cost categories include:
 Operations and maintenance
 Utilities
 Capital replacement
 Administrative and engineering services
 Reserves.

These costs represent the reasonable cost of providing lighting services that confer special benefit to parcels within the District.

7.2 Operations and Maintenance Costs
Operations and maintenance costs include routine and ongoing activities required to maintain system performance, including labor, materials, contract services, and utilities.

These costs vary based on infrastructure type, roadway classification, and lighting technology. HPS systems generally require higher routine maintenance due to shorter component lifecycles, while LED systems shift costs toward longer-term replacement cycles.

As new street lighting is furnished and installed with new development/redevelopment projects, it is anticipated that the parcels will be annexed into the District subject to the formal annexation proceedings consistent with the Landscape and Lighting Act of 1972, will contribute their proportional share of special benefit, and the District will assume the maintenance and operations of the new facilities.

7.3 Capital Replacement Funding
Capital replacement funding ensures continued operation of existing lighting infrastructure and preservation of special benefit. Funding is based on estimated asset life cycles and replacement schedules derived from inventory condition assessments, as shown in Table 2.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

14 Table 2: Estimate of Annual Capital Replacement Cost

This funding is necessary to prevent system degradation and ensure continuity of lighting-related special benefits.

Capital replacement and rehabilitation funding is based upon the anticipated useful life and replacement cycle of existing District improvements and is intended solely to sustain existing infrastructure and maintain previously established service levels. Capital replacement and rehabilitation funding does not include costs associated with system expansion, increased development capacity, or construction of new growth-related improvements. Accordingly, the capital replacement and rehabilitation component represents a maintenance-related cost necessary to preserve the ongoing special benefits provided to assessed parcels.

7.4 Administrative Costs
Administrative costs include:
 Annual Engineer’s Report preparation
Estimated Quantity UnitTotal Cost ($/unit) Annual Cost Luminaire System1L1 25 EA 20 Years 600.00$ 750.00$ L2 39 EA 20 Years 600.00$ 1,170.00$ L3 107 EA 20 Years 700.00$ 3,745.00$ L4 9 EA 20 Years 700.00$ 315.00$ H1 11,691 EA 15 Years 600.00$ 467,640.00$ H2 2,836 EA 15 Years 600.00$ 113,440.00$ H3 3,796 EA 15 Years 700.00$ 177,146.67$ H4 84 EA 15 Years 700.00$ 3,920.00$ X1 8 EA 15 Years 600.00$ 320.00$ X2 1 EA 15 Years 600.00$ 40.00$ B1 417 EA 15 Years 600.00$ 16,680.00$ B2 19 EA 15 Years 600.00$ 760.00$ Pole System225 ft pole for L1, L2, H1, H2, X1, X2 14,600 EA 75 Years 7,600.00$ 1,479,466.67$ 25 ft pole for B1, B2 436 EA 40 Years 12,000.00$ 130,800.00$ 30 ft pole for L3, L4, H3, H4 3,996 EA 75 Years 8,300.00$ 442,224.00$ Electrical SystemService Pedestal Assembly3476 EA50Years8,000.00$ 76,160.00$ Annual Capital Replacement Costs:2,914,577.33$ Notes:1 Luminaire System replacement costs assume that over time legacy and HPS will be converted to LED.2 Pole system includes pole, foundation, condiut, and labor.3 Service Pedestal Assembly includes pedestal, panel and controls, estimate one assembly per 40 street lights.

FrequencyInfrastructure Type
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

15  Assessment administration and roll preparation
 County tax roll processing
 Public noticing and compliance requirements
 Engineering and financial administration
Administrative costs are directly related to maintaining the assessment mechanism and ensuring compliance with applicable legal requirements. The annual administration cost is 3.5% of annual operating and maintenance costs.

7.5 Operating Reserves
Operating reserves are maintained to ensure continuity of service and address timing differences between revenues and expenditures.

Operating reserves are approximately 20% of annual operating and maintenance costs, as it represents a minimum operational buffer of approximately 2.5 months of operational and maintenance expenses.

The reserve level is based on historical expenditure variability, emergency repair requirements, utility cost fluctuations, and the timing difference between assessment revenue collection and ongoing operational obligations. Maintenance of operating reserves provides financial stability necessary to avoid service interruptions, deferred maintenance, or unexpected deterioration of lighting infrastructure. Maintaining reserves supports long-term system reliability and reduces the risk of deferred maintenance or service interruption.

7.6 Level of Service
The existing assessment revenue is not sufficient to fully fund all projected operation, maintenance, and long-term capital replacement needs of the District. The proposed assessment methodology maintains current service levels while providing approximately $1 million annually toward capital rehabilitation and replacement of existing lighting infrastructure. This funding level is intended to support prioritized asset management and preservation of system reliability based on current fiscal constraints and infrastructure conditions. Full long-term replacement needs and future capital funding requirements may be reevaluated as part of subsequent assessment updates or future infrastructure planning efforts.

7.7 Summary of Annual Revenues and Expenditures
Total annual revenue requirement includes projected operating and maintenance costs, capital replacement program funding, reserve contributions, and other allowable District expenses, less projected non-assessment revenues such as interest earnings and developer-related revenues.

Projected annual revenues and expenses were developed based on actual revenues and expenses from FY 2023/24 and FY 2024/25, budgeted revenues and expenses from FY 2025/26, and input from District staff. Table 3 summarizes the estimated annual revenue requirement needed to fund current and anticipated District services.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

16 Table 3: Summary of Annual Revenues and Expenditures

FY23/24 ActualFY24/25 ActualFY25/26 BudgetFY26/27 (Year 1)Lighting Maintenance DistrictAssessement Revenue16,601,772$ 6,631,304$ 6,758,109$ -$ 4400 Interest Income (901)$ -$ -$ -$ 4612 Developer In-Lieu Payments 17,974$ 78,000$ 30,000$ -$ 4727 Insurance for Facility Rental 197$ -$ -$ 4821 First Year Assessments -$ -$ 40,000$ 40,000$ Total Revenues 6,619,042$ 6,709,304$ 6,828,109$ 40,000$ ExpensesOperating Expenses25,455,976$ 7,548,832$ 7,591,464$ 7,819,208$ Capital Replacement Program3-$ 169,391$ -$ 1,000,000$ Debt Service975,483$ 59,920$ 973,657$ -$ Administrative Costs (3.5% of Operating Expenses)218,768$ 218,768$ 246,478$ 273,672$ Operating Reserves (20% of Operating Expenses)-$ -$ -$ 1,563,842$ Total Expenses 6,650,227$ 7,996,911$ 8,811,599$ 10,656,722$ Revenue Short Fall with existing LLMD Assessment4:(31,185)$ (1,287,607)$ (1,983,490)$ (3,583,770)$ Replacement Lighting Maintenance Revenue required: 10,616,722$ Notes:1 Assessment Revenues for FY24/25 and FY25/26 were revised based on the FY2025-26 Engineer's Report prepared by Harris (June 2025).2 Operating Expenses for FY24/25 and FY25/26 were revised to exclude transfers out related to recovery of historical deficit.3 Reduced capital replacement program4 Year 1 Assessment Revenue based on FY25/26 escalated by 3%.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

17 8 SPECIAL BENEFIT ANALYSIS

8.1 Legal Standard for Benefit Allocation
The 1972 Act allows for the establishment of assessment districts by public agencies for the purpose of providing certain public improvements. The 1972 Act also requires that the cost of these improvements and services be assessed based on benefit received rather than by assessed value of the properties being assessed.

Proposition 218 requires that property-related fees, including lighting maintenance district assessments, be proportional to the special benefit received by each parcel and prohibits charging property owners for general benefits provided to the public at large.

Special benefit is defined as a specific, direct benefit to a parcel that is different in kind and degree from benefits conferred upon the public at large. Assessments are allocated based solely on proportional special benefit and are not related to property value or ad valorem taxation principles.

The determination of proportional special benefit contained in this Report is based upon engineering judgment utilizing available GIS mapping, roadway classifications, parcel data, lighting infrastructure characteristics, and spatial analysis of parcel adjacency and nighttime access relationships. Exact mathematical precision is neither required nor reasonably attainable in the evaluation of lighting-related special benefit, and the methodology contained herein represents a reasonable and equitable approximation of proportional special benefit consistent with Article XIII D of the California Constitution.

8.2 Special Benefits to Parcels
Lighting improvements provide parcel-specific benefits through:
• Improved visibility at access points
• Enhanced safety conditions for ingress and egress
• Increase usability of property during nighttime hours • Improved functional access for emergency and service vehicles These benefits arise from direct physical proximity to lighting infrastructure and illumination influence zones.

8.3 General Benefit
General benefit represents the portion of District services that provides a benefit to the public at large rather than a particular and distinct benefit to identified parcels within the District. Pursuant to Article XIII D of the California Constitution, costs attributable to general benefit are separated and excluded from assessment.

The general benefit associated with street lighting is primarily related to public safety and roadway operations that benefit users of the public roadway system for regional travel on higher classification roadways.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

18 General benefit is associated primarily with through-traffic movement on arterial and highway facilities and does not directly relate to parcel access.

8.4 General Benefit Allocation
General benefit is determined by using roadway functional classification as a proxy for non-local travel contribution. This allocation isolates the portion of lighting service that provides regional circulation and public roadway benefits not tied to specific parcel access.

Applied factors are:
 Residential streets: minimal regional use
 Collectors: moderate local/regional mix
 Arterials: higher regional travel component
 Highways: predominant regional mobility function
Roadway functional classification is commonly used in transportation engineering to distinguish local access facilities from regional mobility corridors. Higher roadway classifications generally accommodate increased volumes of regional and pass-through travel and correspondingly reduced parcel-specific access relationships. Accordingly, lighting infrastructure serving arterial and highway facilities is determined to provide a comparatively greater proportion of benefit to the public at large relative to lighting improvements serving primarily local access functions. These factors are used solely as engineering proxies to approximate the magnitude of direct and special benefit received by each parcel.

Each factor correlates to measurable parcel-specific lighting demand and adjacency exposure and is not used to allocate general public safety benefits.

Method of Calculation
General benefit is calculated based on roadway classification weighting applied to lighting infrastructure distribution, as shown in Table 4.

The remaining cost is allocated to parcels based on special benefit derived from proximity and access relationships to lighting infrastructure.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

19 Table 4: General Benefit (Asset Distribution by Roadway Functional Class)

Table 5 summarizes the allocation of general and special benefit, calculated by applying the general benefit apportionment in Table 4 to the total annual revenue required in Table 3.

Table 5: Allocation of General and Special Benefit

8.5 Special Benefit Methodology and Allocation Framework Overview The allocation of costs is based on a parcel-level engineering model that evaluates:
 frontage exposure to lighting infrastructure (primary factor);  land use intensity as a secondary modifier; and
 illumination influence zones as a spatial adjustment factor.

The updated parcel inventory and benefit analysis included review of parcels located within the defined lighting benefit influence areas using current GIS mapping, assessor parcel data, and infrastructure mapping. Parcels determined to receive measurable special benefit based upon proximity, corridor exposure, and access relationships to maintained lighting improvements were included within the assessment apportionment model regardless of whether such parcels had been included within prior historical allocation methodologies.

Residential Collector Boulevard Arterial HighwayTotalL1 21 - - 4 - 25L2 31 3 - 5 - 39L3 38 20 - 39 10 107L4 8 1 - - - 9H1 11,383 174 - 129 5 11,691H2 1,047 1,609 - 179 1 2,836H3 393 410 - 2,742 251 3,796H4 26 34 - 21 3 84X1 8 - - - - 8X2 - 1 - - - 1B1 - - 417 - - 417B2 - - 19 - - 19Total 12,955 2,252 436 3,119 270 19,032General Benefit Factor 0.05 0.10 0.15 0.25 0.35General Benefit Units 647.75 225.2 65.4 779.75 94.5 1,812.6General Benefit Ratio 9.5%Luminaire ClassRoadway Functional Class General BenefitSpecial BenefitTotalProportion 9.5% 90.5% 100%Annual Revenue Required 1,011,132$ 9,605,589$ 10,616,722$ Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

20 8.6 Frontage Exposure (Primary Nexus)
Frontage exposure represents the primary physical relationship between a parcel and adjacent lighting infrastructure. Parcels with greater frontage adjacent experience increased exposure to nighttime illumination, enhanced ingress and egress conditions, and more direct functional association with maintained lighting improvements. Frontage exposure is therefore used as the primary engineering proxy for estimating relative parcel-level special benefit associated with lighting infrastructure.

One Equivalent Dwelling Unit (EDU) is defined as a standard residential frontage of 60 feet, representing typical parcel width within the City’s established single family residential zoning pattern. The 60-foot frontage standard functions solely as a normalized baseline unit for purposes of proportional frontage analysis and does not represent an assumption that all parcels receive identical benefit. Rather, the standard provides a consistent engineering framework for comparing relative frontage exposure among parcels and land use types throughout the District.

This standard is used to normalize frontage across all non-residential land uses to ensure consistent measurement of lighting adjacency.

8.7 Land Use Intensity (Secondary Adjustment)
Land use intensity is applied as a secondary modifier reflecting relative differences in nighttime access demand among land use types. Parcels with greater frontage adjacency generally experience increased exposure to nighttime illumination, enhanced ingress and egress conditions, and more direct functional association with maintained lighting improvements. Frontage exposure is therefore used as the primary engineering proxy for estimating relative parcel-level special benefit associated with lighting infrastructure.

This adjustment does not create additional benefit but refines allocation where differing parcel use patterns affect access frequency. This adjustment is used solely to normalize relative differences in nighttime access characteristics among land use types and does not independently create additional specific benefit.

All factors are normalized to ensure proportional consistency across land uses. Land use intensity and composite intensity indices are included in Appendix A.

8.8 Illumination Influence Zones
Illumination zones represent spatial proximity bands based on GIS-based analysis of lighting distribution and expected illumination influence. The illumination influence zones were developed using available GIS mapping, roadway lighting locations, typical fixture spacing, standard illumination characteristics associated with roadway lighting systems, and engineering judgment regarding recurring nighttime visibility and parcel access relationships. The zones are intended to reasonably approximate relative differences in parcel exposure to maintained lighting infrastructure rather than precise photometric measurements.

Zones are used solely to reflect variations in lighting intensity and adjacency and do not independently generate additional benefit beyond frontage exposure.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

21 The District incorporates five illumination-based benefit zones reflecting varying levels of lighting influence and proximity, which are included in Appendix B.

Higher zones correspond to greater illumination intensity and closer physical relationship to lighting infrastructure. The illumination zones do not independently create additional categories of benefit but instead provide a proportional framework for distinguishing relative differences in the degree of special benefit associated with lighting adjacency, visibility, and nighttime access conditions.

8.9 Benefit Calculation
Special benefit is calculated as:

𝐵𝑒𝑛𝑒𝑓𝑖𝑡 𝑈𝑛𝑖𝑡𝑠 = (𝑁𝑜𝑟𝑚𝑎𝑙𝑖𝑧𝑒𝑑 𝐹𝑟𝑜𝑛𝑡𝑎𝑔𝑒)×(𝐿𝑎𝑛𝑑 𝑈𝑠𝑒 𝐹𝑎𝑐𝑡𝑜𝑟) ×(𝐼𝑙𝑙𝑢𝑚𝑖𝑛𝑎𝑡𝑖𝑜𝑛 𝑍𝑜𝑛𝑒 𝐹𝑎𝑐𝑡𝑜𝑟) All factors are applied in a normalized manner to ensure proportional allocation of total costs consistent with parcel-level benefit received. The methodology is structured such that the aggregate of all parcel benefit units proportionally allocates only the special benefit portion of District costs identified in this Report.

Table 6 summarizes the benefit units for various land uses within the District.

Table 6: Summary of Benefit Units by Land Use

8.10 Maximum Assessment Methodology
The maximum assessment rate is determined by dividing total annual special benefit costs by total calculated benefit units.

Assessment = Benefit Units × Unit Rate
The resulting unit rate represents the maximum proportional cost per unit of special benefit.

Land UseParcels (each)Area (Acres)Benefit Units (each)Benefit Units (%)ResidentialSingle Family Residential 37,945 3,273 37,851.49 61.6%Multi Family 845 600 5,525.42 9.0%Mobile Home Park 19 290 282.91 0.5%Subtotal Residential 38,809 4,163 43,659.82 71.0%Non-ResidentialCommercial (Combined) 1,020 1,467 12,011.82 19.5%Cemetery 3 39 21.70 0.0%Warehouse 156 415 743.75 1.2%Church 64 194 696.30 1.1%Industrial 130 345 622.28 1.0%School 32 231 918.85 1.5%Park 5 82 236.40 0.4%Parking Lot 94 70 562.24 0.9%Subtotal Non-Residential 1,504 2,842 15,813.33 25.7%Vacant994 3,273 2,017.57 3.3%TOTAL41,307 10,278 61,490.72 100.0% Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

22 Annual assessments may be levied at or below this amount based on budgetary requirements.

Table 7: Maximum Annual Benefit Unit Assessment Rate

Beginning in Fiscal Year 2027/28 and each fiscal year thereafter, the maximum annual assessment may be adjusted by an amount not to exceed the annual percentage change in the Consumer Price Index for All Urban Consumers (CPI-U), Los Angeles-Long Beach-Anaheim, as published by the U.S. Bureau of Labor Statistics, or a reasonably equivalent successor index if the referenced index is discontinued.

Any annual adjustment shall apply only to the maximum authorized assessment rate established by this Report. The actual annual assessment levied in any fiscal year may be less than the maximum authorized amount based on the District’s annual budgetary requirements.

In the event the CPI index decreases for a given year, the maximum authorized assessment shall remain unchanged and shall not be reduced below the previously authorized maximum assessment rate unless otherwise determined by the City Council.

Annual Special Benefit Assessment Revenue NeededBenefit UnitsMaximum Annual Benefit Assessment Unit Rate$9,605,589 61,490.72 $156.21 Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

23 9 ASSESSMENT ROLL
Parcel Identification for each lot or parcel within the District shall be based on available parcel maps and other property data from the Los Angeles County Assessor’s office as they existed at the time this Report was prepared and adopted by the City Council.

A complete listing of parcels assessed within the District for Fiscal Year 2026/27 is too voluminous to include within this Report but is incorporated herein by reference and is on file with the City Clerk’s Office.

If any parcel submitted for collection is identified by the County Auditor/Controller as an invalid parcel number for the current fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted. In such cases, the assessment for the affected parcel(s) shall be recalculated in accordance with the method of apportionment and maximum assessment rate approved in this Report.

If a single parcel is subsequently subdivided into multiple parcels, the assessment shall be recalculated and apportioned among the resulting parcels based on the approved methodology and applicable benefit units, consistent with the proportional special benefit assigned to each parcel.

Certain parcels included within the Fiscal Year 2026/27 Assessment Roll are being added to the assessment area as part of the updated assessment methodology and boundary refinement established by this Report. These parcels are located within the District’s established service area and have historically received special benefit from the District’s maintained landscape improvements and services. The inclusion of these parcels reflects the application of the updated methodology and GIS- based benefit analysis to parcels determined to receive special benefit from the improvements maintained by the District. The inclusion of such parcels does not represent the establishment of new services or materially expanded levels of service, but rather the equitable allocation of assessment costs among benefited parcels receiving existing District services.

Non-assessable parcels include public streets and roadways (typically not assigned an Assessor’s Parcel Number), dedicated public easements, open space areas and rights-of-way including greenbelts and parkways, utility rights-of-way, common areas, and other parcels that are undevelopable or subject to legal or physical restrictions that preclude receipt of special benefit from District improvements. Such parcels are determined, based on their land use restrictions, physical configuration, or lack of meaningful exposure or functional relationship to District improvements, to receive little or no measurable special benefit under the methodology described in this Report and are therefore not subject to assessment.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

24 10 ASSESSMENT DIAGRAM
An Assessment Diagram for the District is included in Appendix C. The lines and dimensions shown on maps of the Los Angeles County Assessor, for the current year, are incorporated by reference herein and made a part of this Report.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

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APPENDIX A – COMPOSITE INTENSITY FACTOR INDICES
The Composite Intensity Factor is used to reflect differences in land use intensity and nighttime activity patterns that influence the level of benefit derived from lighting infrastructure.

The factor is derived from three normalized indices:
 Trip Generation Index (50%)
Represents relative nighttime activity demand based on standardized trip generation characteristics (e.g., ITE-based land use activity proxies adjusted for nighttime relevance).  Frontage Interaction Index (30%)
Represents the physical interface between a parcel and lighting infrastructure, reflecting exposure and accessibility.
 Occupancy Intensity Index (20%)
Represents relative occupancy or usage intensity of a parcel as a proxy for demand on nighttime access and circulation.

Rationale for Weighting: The weighting structure reflects the relative strength of each nexus:
 Trip generation is given the highest weight because it most directly correlates with nighttime activity and lighting demand.
 Frontage is weighted as a secondary but necessary physical constraint, reflecting exposure to the lighting system.
 Occupancy is included as a moderating factor to distinguish intensity among otherwise similar land uses.

These weights are not arbitrary but are based on the relative strength of each variable as a proxy for lighting-related demand and exposure, consistent with engineering judgment where direct measurement of lighting benefit is not feasible.

Composite Intensity Factor: = (Trip Generation Index × 0.50) + (Frontage Index × 0.30) + (Occupancy Index × 0.20)

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

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Table A-1 Land Use Intensity Factor

Land UseComposite Intensity FactorResidentialSingle Family Residential 1.00Multi Family - 2 Units 0.84Multi Family - 3 Units 0.82Multi Family - 4 Units 0.81Multi Family - 5+ Units 0.75Mobile Home Park 0.67Non-ResidentialAuto Repair/Service 0.99Commercial 2.78Commercial Large 3.36Commercial Office 1.12Entertainment 2.55Hospital/Convalescent 1.74Hotel/Motel 1.10Medical Office 2.39Neighborhood Shopping 2.98Car Sales/Service 2.20Public Storage 0.46Restaurant/Bar 6.40Cemetery 0.39Warehouse 0.59Religious/Assembly 1.18Industrial 0.74School 1.28Park 2.01Parking Lot 1.61Vacant0.34 Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

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Table A-2 Trip Generation Index

Land Use UnitDaily TripsITE ReferenceNighttime Share1Adjusted IndexResidentialSingle Family Residential Dwelling Unit 9.5 210 3.4 1Multi Family - 2 Units Dwelling Unit 6.5 220, 230 2.3 0.7Multi Family - 3 Units Dwelling Unit 6.5 220, 230 2.3 0.7Multi Family - 4 Units Dwelling Unit 6.5 220, 230 2.3 0.7Multi Family - 5+ Units Dwelling Unit 5 220, 230 1.8 0.6Mobile Home Park Dwelling Unit 4.75 240 1.7 0.5Non-ResidentialAuto Repair 1,000 SF 8 943 2.8 0.9Commercial 1,000 SF 40 820, 814 14 4.2Commercial Large 1,000 SF 50 813, 815 17.5 5.2Commercial Office 1,000 SF 12 710 4.2 1.3Entertainment 1,000 SF 35 444 12.3 3.7Hospital21,000 SF2061072.1Hotel/Motel 1,000 SF 8 310 2.8 0.9Medical Office 1,000 SF 36 720 12.6 3.8Neighborhood Shopping 1,000 SF 45 822 15.8 4.7Auto Sales/Service 1,000 SF 30 840 10.5 3.1Public Storage 1,000 SF 2.5 151 0.9 0.3Restaurant/Bar 1,000 SF 110 932 38.5 11.4Cemetery 1,000 SF 2 412 0.7 0.3Warehouse 1,000 SF 3.5 150 1.3 0.4Religious/Assembly 1,000 SF 11 560 3.9 1.2Industrial 1,000 SF 5 110 1.8 0.6School31,000 SF15.8520,5305.61.7Park Acre 30 411 10.5 3.1Parking Lot Acre 20 10 7 2.1VacantAcre 2 - 0.7 0.3Notes:1 Nighttime Factor = 0.35 of daily trips (typical urban range)3 California median allowance of square footage per student average = 83 SF, resulting in 12.1 students per 1,000 SF with ITE Daily trip generation of 1.3 per student.2 California building code space requirements 200 sq ft per bed, resulting in 5 beds per 1,000 SF with ITE Daily Trip generation of 4 trips per bed.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

A-4

Table A-3: Frontage Interaction Index

Land Use Frontage Exposure MultiplierResidentialSingle Family Residential Standard 60 ft lot 1Multi Family - 2 Units Slight sharing 0.95Multi Family - 3 Units Shared frontage 0.9Multi Family - 4 Units Reduced frontage/unit 0.85Multi Family - 5+ Units Strong frontage dilution 0.8Mobile Home Park Perimeter-only exposure 0.75Non-ResidentialAuto Repair Active vehicular interface with Frontage 1.2Commercial Multiple access points 1.4Commercial Large High access & visibility 1.6Commercial Office Moderate but consistent frontage interaction 1.1Entertainment High nighttime frontage demand 1.4Hospital 24-hr operations, high reliability & visibility needs 1.3Hotel/Motel Continuous access, ongoing frontage interaction 1.3Medical Office Moderate but consistent frontage interaction 1.1Neighborhood Shopping Higher turnover & multiple access points 1.3Car Sales/Service High visibility reliance, multiple access points 1.5Public Storage Lower access, limited frontage activity 0.7Restaurant/Bar Peak evening activity, reliance on frontage 1.4Cemetery Limited frontage interaction 0.6Warehouse Limited customer interface 0.9Religious/Assembly Event-driven access 1.2Industrial Moderate truck access 1School Drop-off/pick up activity 1.1Park Distributed access 1Parking Lot Direct interface 1.2VacantMinimal frontage use 0.5 Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

A-5

Table A-4: Occupancy Intensity Index

Land UseOccupancy MultiplierBasisResidentialSingle Family Residential 1 BaselineMulti Family - 2 Units 1 Similar useMulti Family - 3 Units 1 Stable occupancyMulti Family - 4 Units 1 Stable occupancyMulti Family - 5+ Units 1.05 Slightly higher densityMobile Home Park 0.95 Lower intensity useNon-ResidentialAuto Repair 0.9 Daytime dominantCommercial 1.3 Evening activityCommercial Large 1.4 Extended hoursCommercial Office 0.7 Daytime dominantEntertainment 1.4 Strong nighttime occupancy, lighting dependent useHospital 1.5 24-hr staffing emergency and inpatient careHotel/Motel 1.3 Sustained occupancy with nighttime activityMedical Office 0.8 Daytime dominantNeighborhood Shopping 1.2 Moderate nighttime occupancy due to retail hours & securityCar Sales/Service 1 Moderate but not continuous occupancyPublic Storage 0.5 Low occupancy, lighting provides security and accessRestaurant/Bar 1.4 Strong nighttime occupancy, lighting dependent useCemetery 0.3 Extremely low nighttime presenceWarehouse 0.6 Low occupancyReligious/Assembly 1.1 Event concentrationIndustrial 0.7 Limited staffingSchool 0.5 Daytime usePark 0.8 Partial evening useParking Lot 1 Dependent useVacant0.2 No occupancy Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

B-1

APPENDIX B – ILLUMINATION INFLUENCE ZONES
The District utilizes a five-zone Special Benefit framework to reflect variations in the level of special benefit received by parcels based on their spatial relationship to lighting infrastructure, direct illumination exposure, proximity to illuminated facilities, and the type and intensity of lighting improvements serving the adjacent area.

The Special Benefit Zones were developed using GIS-based spatial analysis of parcel frontage adjacency, roadway lighting locations, decorative lighting corridors, and illuminated public parking facilities. The zones are intended to reflect measurable differences in parcel-level special benefit associated with nighttime visibility, access, circulation, usability, and enhanced property desirability attributable to the District’s lighting improvements.

The zones are based upon:
 direct illumination of parcel frontage by street lighting;  proximity of parcels to illuminated corridors and lighting infrastructure;  enhanced illumination characteristics associated with decorative or pedestrian-oriented lighting systems; and
 proximity to illuminated public parking facilities that support nighttime accessibility and circulation.

Parcels receiving direct illumination are distinguished from parcels located adjacent to illumination influence areas. Adjacent parcels are generally defined as parcels located within approximately ninety (90) feet of direct illumination measured from parcel frontage or primary access areas. Enhanced lighting areas, including Lancaster Boulevard and illuminated public parking facilities, receive additional weighting due to higher illumination intensity, pedestrian-oriented lighting configurations, and increased nighttime activity support.

A benefit ratio for each zone was developed based on how many of the special benefits listed below are received by parcels located within the District:

1. Deterrence of Crime: Streetlighting deters criminal activity such as vandalism and theft by increasing visibility. This improved security reduces the likelihood of crime and property damage, reducing costs associated with vandalism and theft.

2. Community Character & Vitality: Streetlighting contributes to the overall character and vitality of a community. Consistent, well-designed lighting helps create an inviting atmosphere that reflects the community's identity.

3. Enhances Property Desirability: Well-lit streets and roads enhance the desirability of the property by facilitating evening property use.

4. Property Access: Streetlighting directly supports property access by ensuring that streets, sidewalks, and pathways are well lit and easy to navigate after dark for parcels within or adjacent to streetlight illumination pattern. This lighting benefits use of the property and emergency services by providing clear, visible pathways, which enhance accessibility, safety, and ease of movement to and from properties.

5. Improved Response Time: Enhances access to properties by emergency vehicles thus reduction of property damage due to improved response times as a result of well illuminated streets and roads.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

B-2

6. Supports Ability to Develop: Supports the ability to develop and utilize property by providing required nighttime access and safety conditions.

7. Resilience of Facilities: Proper maintenance of streetlighting infrastructure extends useful life to provide the streetlighting service and the associated benefits.

8. Lancaster Boulevard - Further Enhancement of Community Character & Vitality: Decorative street lighting within the Lancaster Boulevard area provides an enhanced streetscape environment through higher-quality fixtures, pedestrian-oriented design, and increased illumination levels. This creates a more active and inviting nighttime setting, supporting nighttime pedestrian activity, enhanced parcel accessibility, and extended usability of adjacent commercial and mixed-use parcels.

9. Lancaster Boulevard – Further Enhancement of Property Desirability: The enhanced illumination and aesthetic quality of decorative lighting along Lancaster Boulevard increase the desirability of adjacent parcels by supporting extended hours of use, outdoor activity, and a more attractive commercial and mixed-use environment.

10. Lancaster Boulevard – Further Enhancement of Property Access: The combination of pedestrian-scale lighting, median lighting, and increased fixture density improves visibility and wayfinding along Lancaster Boulevard. This enhanced lighting configuration improves ingress and egress, pedestrian circulation, and overall accessibility to adjacent parcels beyond standard roadway lighting conditions.

11. Illuminated Parking Lots – Further Enhancement of Community Character & Vitality: Lighting within parking lot areas supports nighttime activity by creating safe, visible, and usable spaces for patrons, residents, and employees. This contributes to a more active and secure environment, reinforcing overall community vitality.

12. Illuminated Parking Lots – Further Enhancement of Property Desirability: Illuminated parking facilities increase the functional utility of parcels by enabling safe and convenient nighttime use.

This expanded usability enhances the desirability of properties served by such facilities, particularly for commercial and mixed-use activities.

13. Illuminated Parking Lots – Further Enhancement of Safety and Security: Increased lighting levels within parking areas improve visibility and reduce concealed areas, contributing to enhanced safety conditions for users and reduced risk of property damage or personal harm.

This provides a direct and special benefit to parcels served by the illuminated facilities.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

B-3

Zones of Special Benefit

The Benefit Ratios and Normalized Benefit Factors are used solely to quantify relative differences in parcel-level special benefit associated with lighting adjacency, illumination intensity, enhanced access conditions, and nighttime usability. The zones do not independently create additional benefit but instead provide a standardized engineering framework for proportionally allocating the special benefit portion of District costs consistent with Article XIII D of the California Constitution and the Landscaping and Lighting Act of 1972.

Engineer’s Report and Assessment Update FY 2026-27
Lancaster Lighting Maintenance District
City of Lancaster

APPENDIX C – ASSESSMENT DIAGRAM

LANCASTER LIGHTING
42nd St W
W 90th St
W Ave F-8
W Ave H-8
36th St W
72nd St W
87th St W
Great Western Dr
91st St W
Newgrove St
W Lancaster Blvd
W Ave G12
W Ave H8
W Ave E-10
William J Barnes Ave
55th St W
35th St W
82nd St W
85th St W
W Ave E14
47th St W
W Ave G 8
50th St W
W Ave J 8
W Ave E12
75th St W
45th St W
40th St W
W Ave J
90th St W
W Ave G
80th St W 60th St W
70th St W
W Ave F
W Ave H
W Ave I
²
City Boundary
Existing Parcels in Lighting
Maintenance District
Proposed Parcels to Include
in Lighting Maintenance
District
0 10.5
Miles
14 Lanc as ter
138
Palm dale

LANCASTER LIGHTING
Quartz Hill Rd
W Ave K-8
W Ave K-12
W Ave M12
51st St W
57th St W
Town Center Dr
Firenze St
W Ave J4
W Ave L6
Brisa Dr
W Ave L4
Club Rancho Dr
W Ave K 10
Ave K
W Ave L10
W Ave L2
65th St W
85th St W
W Ave M2
W Ave L12
Columbia Way
42nd St W
W Ave L 8
Rancho Vista Blvd
Bolz Ranch Rd
Godde Hill Rd
Tournament Dr
W Ave L14
W Ave K12
47th St W
W Ave N8
W Ave M4
W Ave K8
W Ave M
W Ave N3
40th St W
35th St W
W Ave J 8
W Ave K4
80th St W
52nd St W
Poor Rd
W Ave M8
W Ave L8
45th St W
70th St W
30th St W
W Ave N
50th St W60th St W
55th St W
W Ave L
W Ave K
²
City Boundary
Existing Parcels in Lighting
Maintenance District
Proposed Parcels to Include
in Lighting Maintenance
District
0 10.5
Miles
14 Lanc as ter
138
Palm dale

LANCASTER LIGHTING
E Ave J 6
Glenraven Rd
E Ave F-836th St W
W Ave H12
Andale Ave
3rd St W
23rd St W
W Ave J4
Valley Central Way
Fig Ave
W Ave H-8
W Newgrove St
E Ave H 4
W Ave G-4
3rd St E
Beech Ave
Cedar Ave
Date Ave
W Ave G 8
Elm Ave
E Ave J
5th St W
E Ave I
Fern Ave
W Ave G-8
E Ave J 8
W Jackman St
35th St W
32nd St W
Great Western Dr
5th St E
17th St W
W Ave F-8
25th St W
W Ave I
W Ave H8
E Lancaster Blvd
E Ave H
W Ave J8
E Ave G
E Ave F
Trevor Ave
W Ave H
Telephone Line Svc Rd
15th St W
Sierra Hwy
15th St E
Challenger Way
10th St E
Antelope Valley Fwy
W Lancaster Blvd
W Ave F
40th St W
30th St W
10th St W
W Ave J
W Ave G
Division St20th St W
State Rte 138
State Rte 14
²
City Boundary
Existing Parcels in Lighting
Maintenance District
Proposed Parcels to Include
in Lighting Maintenance
District
0 10.5
Miles
14 Lanc as ter
138
Palm dale

LANCASTER LIGHTING
E Ave J 6
W Ave J 9
W Ave L8
W Ave J10
11th St W
E Ave K
Glenraven Rd
Ave O-2
Beech Ave
W Ave J4
W Ave L6
E Ave K 8
Town Center Dr
Club Rancho Dr
W Ave K8
E Ave L-12
E Ave L-8
W Ave J12
Ave K
Gadsden Ave
E Ave L 4
Valley Line Rd
3rd St E
6th St W
10th St E
4th St E
7th St E
E Ave K 4
W Ave M12
W Ave N3
Tournament Dr
Ave O
E Ave J 8
12th St W
Lockheed Way
13th St W
21st St W
17th St W18th St W 16th St W
W Ave L12
6th St E
Bus Center Pkwy
8th St E
15th St E
40th St W
W Ave M4
W Ave K4
35th St W
W Ave K 8
E Ave M
W Ave N8
W Ave N4
W Ave N12
E Ave L
W Ave J8
W Ave O
5th St E
W Ave L 8
W Ave L4
Division St
27th St W
W Ave K
W Ave M8
W Ave N
Challenger Way
W Ave L
30th St W 20th St W
22nd St W
W Ave M
15th St W
10th St W25th St W
Sierra Hwy
Antelope Valley Fwy
State Rte 138
State Rte 14
²
City Boundary
Existing Parcels in Lighting
Maintenance District
Proposed Parcels to Include
in Lighting Maintenance
District
0 10.5
Miles
14 Lanc as ter
138
Palm dale

LANCASTER LIGHTING
E Ave J 6
4th St E 10th St E
Andale Ave
28th St E
E Ave H 2
Glenraven Rd
E Ave K-4
E Ave H 8
E Ave H 4
Beech Ave
E Ave L-8
E Ave L 4
E Ave K 12
3rd St E
7th St E
E Ave K 4
27th St E
8th St E
E Ave K 8
6th St E
25th St E
17th St E
Bus Center Pkwy
E Ave J 8
35th St E
5th St E
Trevor Ave
E Ave J-8
E Ave L
N 20th St E
E Ave I
E Ave J
20th St E
E Lancaster Blvd
15th St E
Division St
Sierra Hwy
E Ave K
Challenger Way
50th St E
E Ave H
30th St E 40th St E
²
City Boundary
Existing Parcels in Lighting
Maintenance District
Proposed Parcels to Include
in Lighting Maintenance
District
0 10.5
Miles
14 Lanc as ter
138
Palm dale