CITY OF LANCASTER
LANDSCAPE MAINTENANCE BENEFIT
ASSESSMENT ENGINEER’S REPORT AND
ASSESSMENT UPDATE
LANCASTER LANDSCAPE MAINTENANCE DISTRICT NO. 1
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 Landscape Maintenance District No. 1
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 LANDSCAPE MAINTENANCE DISTRICT NO. 1, TOGETHER WITH LANDSCAPE MAINTENANCE DISTRICT NO. 1 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 Landscape Maintenance District No. 1
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 Landscape 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 ....................................................................................... 11
6.4 Capital Replacement and Rehabilitation Program ..................................................................... 11
6.5 System Standards ....................................................................................................................... 12
6.6 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 and Rehabilitation .................................................................................... 13
7.4 Administrative Costs ................................................................................................................... 14
7.5 Operating Reserves ..................................................................................................................... 14
7.6 Summary of Annual Revenues and Expenditures....................................................................... 15 8 Special Benefit Analysis .............................................................................................................. 16
8.1 Legal Standard for Benefit Allocation ......................................................................................... 16
8.2 Special Benefits to Parcels .......................................................................................................... 16 Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
3 8.3 General Benefit ........................................................................................................................... 17
8.4 General Benefit Allocation .......................................................................................................... 18
8.5 Special Benefit Methodology and Allocation Framework Overview .......................................... 19
8.6 Proximity to Landscape Improvements ...................................................................................... 19
8.7 Land Use Intensity ...................................................................................................................... 19
8.8 Level of Service ........................................................................................................................... 20
8.9 Corridor Exposure Modifier ........................................................................................................ 20
8.10 Benefit Calculation...................................................................................................................... 20
8.11 Maximum Assessment Methodology ......................................................................................... 21 9 Assessment Roll ......................................................................................................................... 23 10 Assessment Diagram .................................................................................................................. 24
Tables
Table 1: Existing Landscape Improvement Inventory ................................................................................... 8 Table 2: Summary of Landscape Improvements ......................................................................................... 11 Table 3: Estimate of Annual Capital Replacement and Rehabilitation Cost ............................................... 14 Table 4: Summary of Annual Revenues and Expenditures ......................................................................... 15 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 ......................................................................... 21
Appendices
Appendix A – Land Use Intensity Factor
Appendix B – Level of Service Multipliers
Appendix C – Corridor Exposure Modifiers
Appendix D – Assessment Diagram
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
1 1 STATEMENT OF ASSESSMENT ENGINEER
1.1 Statement of Assessment Engineer
AGENCY: LANCASTER LANDSCAPE MAINTENANCE DISTRICT NO. 1
OF THE CITY OF LANCASTER
PROJECT: LANCASTER LANDSCAPE MAINTENANCE DISTRICT NO. 1
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 Landscape Maintenance District No. 1 (“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, servicing, and capital replacement and rehabilitation of landscape 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 landscape infrastructure, land use conditions, and measured physical relationships between parcels and landscape 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; Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
2 Methodology for allocating costs based on proportional special benefit; 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 19th 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 Landscape Maintenance District No. 1
City of Lancaster
3 2 EXECUTIVE SUMMARY
This Report has been prepared for the Landscape 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 landscape maintenance costs and to establish the maximum annual assessment that may be levied on parcels within the District.
The District funds the maintenance, operation, and replacement of public landscaping located in street rights-of-way and other public areas. These improvements include street medians, frontage landscaping, trees, irrigation systems, and related facilities that contribute to the appearance, safety, and function of public corridors.
Why This Update Is Being Made
The District’s current assessment methodology has been updated to:
Replace older multiple tier allocation methods with a uniform, parcel-level approach; Reflect current landscape infrastructure 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 its proximity to landscaped areas; Considers land use (such as residential, commercial, industrial, or vacant); Accounts for the type and level of landscape service provided; and Considers how visible and connected each parcel is to maintained landscape corridors.
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 landscape improvements.
The methodology ensures:
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
4 Only special benefit is funded through assessments; General public benefits (such as roadway safety and visibility) 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, proximity to improvements, and level of landscape service.
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 landscape improvements that provide benefit to properties within the District.
District Overview
The District includes residential, commercial, industrial, and public areas throughout the City. It funds ongoing maintenance of landscaping in public rights-of-way, including medians, frontage landscaping, and related improvements that contribute to neighborhood appearance and corridor quality.
Summary
This Report establishes a uniform and updated methodology for allocating landscape maintenance costs based on proportional special benefit. It ensures compliance with Proposition 218 and provides the basis for continued operation, maintenance, and replacement of District improvements.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
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 landscape 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 landscape 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 and rehabilitation 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 landscaping improvements;
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
6 updated parcel and GIS datasets;
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, land use, and corridor exposure factors applied uniformly across all parcels within the District.
3.3 Background
The District was originally formed in 1983 under the Landscaping and Lighting Act of 1972 for the purpose of providing funds for landscape maintenance services within the improved areas of the District.
Subsequent annexations expanded the District in conjunction with development and infrastructure extensions. The District includes landscape facilities located within public rights-of-way and related public areas. The LMD is primarily responsible for frontage improvements adjacent to residential areas, with non-residential parcels being responsible for maintaining landscape frontage improvements privately.
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 Landscape Maintenance District No. 1
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 and rehabilitation of certain public improvements, including landscape 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 XIII D 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 Landscape Maintenance District No. 1
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 landscape infrastructure that provides special benefit to parcels within the District.
The District currently consists of:
• 18,610 parcels assessed prior to July 1, 1997 (effective date of Proposition 218) • 3,451 additional parcels annexed after July 1, 1997
• Lancaster Business Park (annexed into Landscape Maintenance District No. 1) includes 68 non- residential properties and 410,856 square feet of landscaping within the business park • Front Row Center includes 2 non-residential parcels
Fox Field Industrial Corridor Landscape Maintenance District includes 7 non-residential parcels.
The District service area and boundaries encompass developed and developing areas throughout the City of Lancaster.
5.2 Existing Landscape Infrastructure
Existing landscape facilities that are funded by the District include frontage and median landscape areas that include various landscaping styles. Landscape improvements include turf, shrubs, groundcover, fence/trail, drought-tolerant plantings, weed and trash abatement, and trees.
Inventory data is derived from GIS mapping, City asset databases, and field verification. A summary of the District existing landscape improvement inventory is provided in Table 1.
Table 1: Existing Landscape Improvement Inventory
Number of AreasEstimated Area1 (SF)Total Area (%)Normal Palette23383,873,04083%Drought-Tolerant/Desert25104,4592%Normal Palette + Fence/Trail 8 239,034 5%Trees Only 3 46,736 1%Weed/Trash Abatement Only 3 44,169 1%Subtotal LMD No. 1 357 4,307,438 93%Business Park (Normal Palette) 342,174 7%Total LMD No. 1 4,649,612 100%Fox Field Business Park (Normal Palate) 66,379Notes:1 Quantities include median and frontage landscape areas.2 Areas with both normal palate and drought-tolerant palette are shown as normal palette.Palette Type Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
9 As new landscaping improvements are furnished and installed with new development/redevelopment projects, it is anticipated that the parcels will be annexed into the District and the improvements will be operated and maintained by the District.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
10 6 PLANS AND SPECIFICATIONS
6.1 Overview of Improvements and Services Provided
The District provides for the operation, maintenance, servicing, and capital replacement and rehabilitation of public landscape infrastructure that confers special benefit to parcels within the District. Landscape improvements are located throughout the public right-of-way and associated public areas and include turf, shrubs, groundcover, fence/trail, drought-tolerant plantings, weed and trash abatement, and trees.
6.2 Categories of Improvements
Landscaping improvements maintained by the District are categorized as the following:
Normal Palette:
The Normal Palette consists of standard irrigated ornamental landscaping, including turf, shrubs, and groundcover, providing full aesthetic enhancement, visual buffering, and streetscape continuity. This palette delivers the baseline level of maintained landscape improvement typical of developed urban corridors.
Normal Palette + Fence/Trail:
The Normal Palette plus Fence/Trail includes standard irrigated ornamental landscaping (such as turf, shrubs, and groundcover) together with enhanced perimeter improvements including a trail separated from the vehicular travel way and fencing. This combination provides not only full streetscape aesthetic enhancement but also improved pedestrian access, circulation, safety definition, and visual screening, resulting in a higher level of functional and perceptible public benefit than landscaping alone.
Drought-Tolerant / Desert Palette:
The Drought-Tolerant (Desert) Palette consists of low-water-use or xeriscape plantings designed to reduce irrigation demand while maintaining visual order, site definition, and basic aesthetic enhancement. It provides a maintained but more water-efficient landscape character compared to traditional ornamental palettes.
Weed and Trash Abatement Only:
Weed and Trash Abatement Only provides minimal landscape maintenance focused on controlling weeds, litter, and debris to maintain a clean and non-nuisance condition. This level does not include intentional ornamental landscaping, but preserves public health, safety, and visual order by preventing unmanaged conditions.
Trees Only:
The Trees Only landscaping style consists solely of the installation and maintenance of street or ornamental trees without supporting understory landscaping such as turf or shrubs. It provides canopy- related aesthetic benefits, shading, and streetscape structure, but limited ground-level visual enhancement compared to full landscape palettes.
Table 2 summarizes existing landscape improvements within the District.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
11 Table 2: Summary of Landscape Improvements
6.3 Operations and Maintenance Services
The District costs for maintenance and incidentals include legal advertising, tree and plant material, horticultural service, landscape maintenance, grounds maintenance, soil and weed control, graffiti abatement, electricity, water, transfer/city administration costs which includes salaries, benefits, equipment, and overhead.
Specific maintenance activities vary by palette type and include but are not limited to mowing, edging, trimming, pruning, fertilizing, weed abatement, and pest control. In addition to staff, the City has approved agreements with landscape maintenance and tree trimming service providers for landscaping services within the LMD and additional areas.
These activities preserve the operational condition of existing landscape improvements that provide special benefit to parcels within the District.
6.4 Capital Replacement and Rehabilitation Program
The District includes funding for the replacement of existing landscape infrastructure to maintain service levels.
Capital replacement and rehabilitation activities include replacement of irrigation systems in landscape area. Hardscape improvements located in arterial or collector streets are considered part of the street improvements and are excluded from this analysis.
Capital replacement and rehabilitation activities are limited to the repair, rehabilitation, replacement, or restoration of existing landscape improvements and related appurtenant facilities that are currently maintained by the District. These activities are intended to preserve existing service levels, operational reliability, safety, and aesthetic functionality of the existing improvements that confer special benefit upon assessed parcels.
Number of AreasEstimated Area1 (SF)Total Area (%)Normal Palette23383,873,04083%Drought-Tolerant/Desert25104,4592%Normal Palette + Fence/Trail 8 239,034 5%Trees Only 3 46,736 1%Weed/Trash Abatement Only 3 44,169 1%Subtotal LMD No. 1 357 4,307,438 93%Business Park (Normal Palette) 342,174 7%Total LMD No. 1 4,649,612 100%Fox Field Business Park (Normal Palate) 66,379Notes:1 Quantities include median and frontage landscape areas.2 Areas with both normal palate and drought-tolerant palette are shown as normal palette.Palette Type Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
12 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.
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;
GIS asset inventory; and
parcel-level spatial data.
These sources provide a consistent engineering basis for evaluating landscape adjacency.
6.6 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 landscape inventory maps
Landscape improvement asset databases
Standard City design criteria and specifications
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 Landscape Maintenance District No. 1
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 maintain and replace landscape improvements that provide special benefit to assessed parcels.
Cost categories include:
Operations and maintenance
Capital replacement and rehabilitation
Administrative and engineering services
Reserves
These costs represent the reasonable cost of operating, maintaining, repairing, rehabilitating, and replacing existing District improvements that provide special benefit to assessed parcels.
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.
Specific maintenance activities and associated costs vary based on landscape type and generally include but are not limited to edging, trimming, pruning, fertilizing, weed abatement, and pest control.
As new landscape improvements are furnished and installed with new development/redevelopment projects, it is anticipated that the parcels will be annexed into the District, 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 and Rehabilitation
Capital replacement and rehabilitation funding ensures continued maintenance of landscape improvements 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 3.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
14 Table 3: Estimate of Annual Capital Replacement and Rehabilitation Cost
This funding is necessary to prevent degradation and ensure continuity of landscaping-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
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.
Estimated Quantity UnitIntensity FactorTotal Cost ($/SF/Year)Annual Cost (Total Cost x IF)IrrigationLMD No. 1 - Normal Palette 3,873,040 SF 17 Years 1 0.007$ 27,111.28$ LMD No. 1 - Normal Palette + Fence/Trail 239,034 SF 17 Years 1 0.007$ 1,673.24$ LMD No. 1 - Drought-Tolerant/Desert1104,459 SF17Years0.80.007$ 584.97$ Business Park - Normal Palette 342,174 SF 17 Years 1 0.007$ 2,395.22$ Fox Field Business Park - Normal Palette 66,379 SF 17 Years 1 0.007$ 464.65$ Annual Capital Replacement Costs:32,229.36$ Notes:1 Drought-Tolerant/Desert Palette unit cost is adjusted by intensity factor of 0.8.Infrastructure Type Frequency Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
15 Maintaining reserves supports long-term system reliability and reduces the risk of deferred maintenance or service interruption.
7.6 Summary of Annual Revenues and Expenditures
Total annual revenue requirement includes projected operating and maintenance costs, capital replacement and rehabilitation 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, projected revenues and expenses for FY 2026/27, updated utility costs including significant increases in water-related expenses, and input from District staff. Table 4 summarizes the estimated annual revenue requirement needed to fund current and anticipated District services.
Table 4: Summary of Annual Revenues and Expenditures
FY23/24 ActualFY24/25 ActualFY25/26 BudgetYear 1Landscape Maintenance District No. 1Assessment Revenue12,136,781$ 1,950,000$ 2,106,335$ -$ 4199 Inter-Fund Transfers In -$ 929,108$ 1,391,650$ -$ 4612 Developer In-Lieu Payments 20,310$ -$ 12,000$ 12,000$ 4900 Miscellaneous 525$ -$ -$ -$ Total Revenues 2,157,616$ 2,879,108$ 3,509,985$ 12,000$ ExpensesOperating Expenses22,712,208$ 3,403,000$ 2,905,599$ 3,595,161$ Capital Replacement -$ -$ -$ 32,229$ Debt Service3 -$ -$ -$ -$ Administrative Costs (3.5% of Operating Expenses) 12,067$ 12,067$ 228,979$ 125,831$ Operating Reserves (20% of Operating Expenses) -$ -$ -$ 719,032$ Total Expenses 2,724,275$ 3,415,067$ 3,134,578$ 4,472,254$ Revenue Short Fall with existing LMD Assessment3:(566,659)$ (535,959)$ 375,407$ (844,969)$ Replacement Landscaping Maintenance Revenue required: 4,460,254$ Notes:1 Assessment Revenues for FY25/26 were revised based on the FY2025-26 Engineer's Report prepared by Harris (June 2025).3 Debt Service for FY25/26 was revised to exclude transfers out related to recovery of historical deficit.2 Operating Expenses for FY23/24 & FY24/25 were revised to exclude transfers out related to recovery of historical deficit. Operating Expenses for Year 1 are based on FY26/27 budget projections from the City.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
16 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 landscape 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.
8.2 Special Benefits to Parcels
Landscape improvements provide parcel-specific benefits through:
Enhanced neighborhood character, visual environment, and streetscape continuity. Improved aesthetic appeal of properties providing a positive representation of the area. Enhanced parcel level environmental setting and landscaped surroundings for parcels benefiting from adequate green space and landscaping.
Environmental enhancement through improved erosion resistance and slope stabilization. Increased sense of pride in ownership of property resulting from well-maintained improvements associated with the properties.
Reduced vandalism and property damage resulting from well-maintained surroundings and amenities.
The special enhancements of the properties that result from the above benefits.
These special benefits are considered to provide a direct and distinct benefit to parcels within the District that are greater than the incidental or shared benefit received by the public at large.
Parcels located within the defined landscape benefit influence area, generally approximating a one quarter-mile distance from frontage landscaping improvements receive special benefit from the District’s landscaping improvements. The benefit influence area generally approximates a one quarter- mile distance from frontage landscaping improvements based on engineering review of roadway corridors, pedestrian accessibility, neighborhood continuity, parcel access relationships, development patterns, and GIS-based proximity analysis.
The approximately one quarter-mile influence area does not function as a rigid geometric boundary, but rather as an engineering guideline used to identify parcels that maintain a reasonable and recurring relationship to the landscaped corridors and associated special benefits. Parcels located beyond this influence area were generally determined to receive only indirect or generalized public benefit rather Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
17 than the particular and distinct special benefit required for assessment under Article XIII D of the California Constitution.
The benefit influence area analysis incorporated available GIS parcel mapping, roadway corridor relationships, pedestrian and vehicular access patterns, neighborhood continuity, and recurring visual association with maintained landscape corridors. The analysis considered the extent to which parcels maintain functional and perceptible relationships to landscaped improvements through regular circulation patterns, corridor adjacency, neighborhood identity, and environmental enhancement associated with maintained streetscape improvements.
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 frontage landscaping and landscaped medians is primarily related to public safety, roadway operations, and visual clearance functions that benefit all users of the public roadway system, including motorists, pedestrians, cyclists, emergency service providers, and the traveling public.
Certain baseline maintenance activities are necessary to preserve safe roadway conditions regardless of adjacent parcel benefit. These activities include, but are not limited to:
Maintaining vegetation at heights and densities that preserve driver visibility; Preserving sight distance at intersections, driveways, medians, and pedestrian crossings; Preventing vegetation from obstructing traffic control devices, street name signs, and regulatory signage;
Controlling overgrowth that could interfere with roadway shoulders, sidewalks, or pedestrian circulation;
Maintaining clear recovery and visibility zones adjacent to traveled ways; and Reducing hazards associated with unmanaged vegetation, debris accumulation, or impaired visibility.
These functions support safe and efficient public circulation and provide benefits that accrue broadly to roadway users and the public at large rather than to any specific parcel in a manner distinguishable as special benefit. Accordingly, costs associated with these baseline safety and operational functions are treated as general benefit and are excluded from assessment.
However, the District’s maintained landscaping program exceeds the minimum level necessary to provide basic roadway safety and nuisance abatement. Enhanced landscaping improvements, including ornamental landscaping, irrigation systems, enhanced streetscape treatments, aesthetic corridor improvements, and ongoing enhanced maintenance activities, provide a particular and distinct special benefit to parcels within the District through improved neighborhood character, visual quality, environmental enhancement, corridor identity, and enhanced property surroundings.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
18 Accordingly, only the portion of costs attributable to the enhanced special benefits conferred upon assessable parcels is allocated through assessment, while costs attributable to general public safety and roadway operational functions are separated and funded from non-assessment revenue sources.
8.4 General Benefit Allocation
Landscaped median corridors primarily serve regional circulation and transportation-related functions because they are located within arterial and collector roadway systems that support travel by the broader public. Unlike frontage landscaping, which is directly adjacent to parcels and integrated into their immediate visual and physical environment, median landscaping is primarily experienced by motorists, transit users, pedestrians, cyclists, and other users of the public roadway network.
Median landscaping contributes to overall corridor continuity, roadway aesthetics, traffic channelization, and visual organization along major transportation routes used by residents, commuters, commercial traffic, and through-travelers regardless of property ownership within the District.
Maintenance of these median areas is also necessary to preserve roadway visibility, sight distance, and traffic control device clearance, which are essential to safe and efficient public circulation.
For these reasons, median landscaping provides a greater proportion of community-wide roadway and circulation benefit relative to parcel-specific special benefit. Accordingly, a portion of District costs associated with median landscaping is identified as general benefit under Article XIII D of the California Constitution.
The relative proportion of landscaped median area compared to total landscaped frontage area is used as a structural indicator of the extent to which District services support these broader roadway and circulation functions, as distinguished from frontage landscaping which provides more direct and distinct parcel-level special benefit to adjacent and proximate properties. This proportional relationship provides a reasonable engineering basis for estimating general benefit. Medians may still provide incidental aesthetic benefit to adjacent parcels but that such benefit is incidental to the primary circulation function.
Method of Calculation
The general benefit for frontage landscaping (𝑮𝑩) is calculated as:
𝑮𝑩 =∑[𝑨𝑴]
∑[𝑨𝑭𝑳]
Where:
𝑨𝑴= Areas of landscaped medians
𝑨𝑭𝑳= Total frontage landscaping area
The total general benefit cost for frontage and median landscaping:
𝑮𝑩 =∑[𝑨𝑴]
∑[𝑨𝑭𝑳] = 𝟒𝟏𝟏, 𝟎𝟕𝟐 𝑺𝑭
𝟒, 𝟕𝟏𝟓, 𝟗𝟗𝟏 𝑺𝑭= 𝟖. 𝟕𝟐%
The remaining cost is allocated to parcels based on special benefit derived from proximity and access relationships to landscape improvements.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
19 Based on the estimated replacement revenue required from Table 3, the allocation of general and special benefit is calculated in Table 5.
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:
Proximity to landscape improvements (primary nexus);
Land use intensity (secondary adjustment)
Level of service (tertiary adjustment)
Corridor exposure modifier
The updated parcel inventory and benefit analysis included review of parcels located within the defined landscape 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 landscape improvements were included within the assessment apportionment model regardless of whether such parcels had been included within prior historical allocation methodologies.
8.6 Proximity to Landscape Improvements
Parcels located within the defined landscape benefit influence area, generally approximating a one- quarter-mile distance from frontage landscaping improvements, are presumed to receive special benefit based on engineering judgment and observed relationships between landscaped corridors and adjacent development patterns. The benefit influence area is used as an analytical screening tool rather than a strict geometric boundary, and is informed by roadway configuration, pedestrian connectivity, parcel orientation, and visual corridor continuity.
The approximate one-quarter-mile distance is intended to represent the range within which landscaped corridor improvements may reasonably contribute to parcel-level visual, environmental, and neighborhood-character benefits. Parcels located beyond this approximate range were generally evaluated as receiving diminishing and more generalized benefits, unless site-specific conditions indicate otherwise.
8.7 Land Use Intensity
Equivalent Dwelling Units (EDUs) are a relative weighting system used solely to apportion special benefit and do not represent property value, cost allocation, or development entitlement.
Residential parcels are assigned EDUs on a per-unit basis. A base non-residential Equivalent Dwelling Unit (EDU) of 2,000 square feet of building area was established through review and analysis of parcel General BenefitSpecial BenefitTotalProportion 8.72% 91.3% 100%Replacement LMD Revenue Required $388,934 $4,071,320 $4,460,254 Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
20 and building data within the District. The analysis indicated that approximately 2,000 square feet represents a typical building size for a single-family residential dwelling within the District and therefore provides a reasonable basis for establishing proportional equivalency between residential and non- residential land uses.
Using this baseline, non-residential parcels are assigned EDUs based on the relative amount of building area and adjusted by land use intensity factors reflecting differences in occupancy characteristics, activity levels, and corridor interaction. This approach establishes a consistent proportional relationship between residential and non-residential parcels and provides a reasonable approximation of relative special benefit received from the District’s maintained landscape improvements.
Where building square footage is not available or not applicable, parcel area is used as a proxy for benefit at a reduced factor. This ensures that all parcels are assessed in proportion to the special benefits received from landscape maintenance improvements, including enhanced visual quality, environmental conditions, and accessibility, in compliance with Proposition 218.
Land use intensity factors were developed to reflect relative parcel utilization, frequency of occupant interaction with maintained corridors, and proportional relationship to enhanced streetscape and environmental conditions associated with the District improvements. Factors were calibrated to maintain proportional consistency between residential equivalency (SFR = 1.0 EDU) and non-residential uses, ensuring that higher intensity land uses reflect greater reliance on and benefit from landscaped corridors and enhanced improvements. Land use intensity factors are included in Appendix A.
8.8 Level of Service
Level of Service multipliers were developed based on relative differences in maintenance intensity, irrigation requirements, and installed improvements. The Standard Service level is defined as a baseline index of 1.0. Reduced service levels reflect proportionally lower maintenance inputs and simplified improvement scope, while enhanced service areas reflect increased capital investment and ongoing maintenance requirements associated with amenities such as trails, fencing, and enhanced landscaping, as shown in Appendix B.
8.9 Corridor Exposure Modifier
Corridor Exposure modifiers reflect the relative degree of special benefit derived from enhanced visibility, frontage adjacency, and exposure to maintained corridor landscaping and streetscape improvements that contribute to parcel identity, accessibility perception and aesthetic enhancement.
The standard service level is defined as a baseline index of 1.0, as shown in Appendix C.
8.10 Benefit Calculation
Special benefit is calculated as:
𝐵𝑒𝑛𝑒𝑓𝑖𝑡 𝑈𝑛𝑖𝑡𝑠 = (𝐿𝑎𝑛𝑑 𝑈𝑠𝑒 𝐼𝑛𝑡𝑒𝑛𝑠𝑖𝑡𝑦)×(𝐿𝑒𝑣𝑒𝑙 𝑜𝑓 𝑆𝑒𝑟𝑣𝑖𝑐𝑒) ×(𝐶𝑜𝑟𝑟𝑖𝑑𝑜𝑟 𝐸𝑥𝑝𝑜𝑠𝑢𝑟𝑒 𝑀𝑜𝑑𝑖𝑓𝑖𝑒𝑟) 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.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
21 Table 6 summarizes the benefit units for various land uses within the District.
Table 6: Summary of Benefit Units by Land Use
8.11 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.
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.
Parcels Acres BUsNew Parcels AddedResidentialSingle Family Residential (SFR) 37,040 11,302 39,234 15,738Multi-Family - 2 to 4 units 698 220 1,528 633Multi-Family - 5+ units 168 424 4,160 164Mobile Home Park 43 322 724 41Subtotal Residential 37,949 12,268 45,646 16,576Non-ResidentialCommercial / Retail 4 7 224 0Office 2 7 95 0Industrial (General) 10 47 239 0Warehouse / Storage 33 113 165 0Vacant Land 31 125 2 6Subtotal Non-Residential 80 298 725 6Total 38,029 12,566 46,371 16,582Land Use Annual Special Benefit Assessment Revenue NeededBenefit UnitsMaximum Annual Benefit Assessment Unit Rate$4,071,320 46,371.02 $87.80 Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
22 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.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
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 Landscape Maintenance District No. 1
City of Lancaster
24 10 ASSESSMENT DIAGRAM
An Assessment Diagram for the District is included in Appendix D. 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 Landscape Maintenance District No. 1
City of Lancaster
A-1
APPENDIX A – LAND USE INTENSITY FACTOR
Single-Family Residential Subdivided Lot. This land use is defined as a fully subdivided residential home site with or without a structure, and is assessed 1.00 EDU per lot or parcel. This is the base value that all other land use types are compared and weighted against.
Multiple Residential Units. This land use is defined as a fully subdivided residential parcel that has more than one residential unit developed on the property. This land use is assessed 0.8 EDU per unit for two to four residential units, and 0.5 EDU per unit for parcels with five or more residential units. Mobile home parks are assessed at 0.2 EDU per unit due to limited amount of shared frontage landscape areas.
Non-Residential. This land use is defined as property developed for non-residential use, including, but not limited to, commercial and industrial properties, offices, churches and not-for-profit institutions and private schools. A base non-residential Equivalent Dwelling Unit (EDU) has been established at 2,000 square feet of building area, which approximates the typical residential building area of a single-family residential dwelling within the District. This value represents a reasonable approximation of the level of special benefit received by a typical non-residential use relative to a single-family residential parcel.
Vacant, Undeveloped Private Property. This land use is defined as vacant property (undeveloped) that is not a fully subdivided residential lot or planned residential subdivision. Vacant or undeveloped parcels are assigned 0.2 EDUs per acre to reflect the reduced level of special benefit associated with undeveloped property.
Undeveloped, Public Property. This land use identifies properties that are assigned 0.00 EDU based on the determination of no measurable special benefit. This land use classification may include, but is not limited to lots or parcels identified as:
Public streets and other roadways (typically not assigned an APN by the County); Dedicated public easements such as utility rights-of-way, detention basins, channel ways, greenbelts, parkways, parks and open space areas;
Privately owned property with limited utility, restricted development potential, or functional dependency upon adjacent property that do not receive a distinct special benefit, or lots or properties that have little or no land value;
These types of parcels are considered to receive little or no benefit from the improvements and are therefore not subject to assessment. Government-owned properties commonly identified as nontaxable properties by the County Assessor’s Office are not excluded from District assessments unless:
• The property has restricted development or limited land use potential and the improvements clearly provide no benefit to the property; or
• The property provides additional or substantially similar improvements being provided by the District (such is the case with parks, open space areas and common areas).
Land use factors were derived through a comparative intensity-of-use normalization, occupancy intensity, and frontage exposure. Factors were calibrated to maintain proportional consistency between residential equivalency (SFR = 1.0 EDU) and non-residential uses, ensuring that higher intensity land uses reflect greater reliance on and benefit from landscaped corridors and enhanced improvements.
Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
A-2
Residential Equivalent Dwelling Units
Non-Residential Equivalent Dwelling Units
EDU MethodEDU AssignmentBasisSingle Family Residential (SFR) Per Parcel 1 Base UnitMulti-Family - 2 to 4 units Per Dwelling Unit 0.8 Slight efficiency of shared benefitMulti-Family - 5+ units Per Dwelling Unit 0.5 Greater shared/common benefitMobile Home Park Per Dwelling Unit 0.2 Limited shared frontage landscapeLand UseLand Use EDU Method Factor BasisCommercial / Retail Building SF / 2,000 2.5 High activity, visibilityOffice Building SF / 2,000 1.25 Employment intensive, higher occupancyBusiness Park Building SF / 2,000 1.25 Moderate intensityHospitality/Entertainment Building SF / 2,000 2.75 Very high intensity public-facing usesIndustrial (General) Building SF / 2,000 1 Baseline, lower intensity activityWarehouse / Storage Building SF / 2,000 0.8 Low public interactionSchool Building SF / 2,000 1.2 High peak activityChurch / Religious Facility Building SF / 2,000 1.2 Intermittent but concentrated useCemetery Parcel Area 0.3 Passive, low intensity useParking Lot Parcel Area 0.5 Low occupancyVacant Land Parcel Area 0.2 Reduced benefit, passive exposure Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
B-1
APPENDIX B – LEVEL OF SERVICE MULTIPLIERS
Level of Service multipliers were developed based on relative differences in maintenance intensity, irrigation requirements, and installed improvements. The Standard Service level is defined as a baseline index of 1.0. Reduced service levels reflect proportionally lower maintenance inputs and simplified improvement scope, while enhanced service areas reflect increased capital investment and ongoing maintenance requirements associated with amenities such as trails, fencing, and enhanced landscaping.
Level of Service Multipliers
Service Level Multiplier DescriptionWeed Abatement Only 0.3 Minimal maintenanceTrees Only 0.6 Reduced landscape serviceStandard (Normal/Desert Palette) 1 Base service levelEnhanced (Trails & Fencing) 1.35 Premium corridor improvements Engineer’s Report and Assessment Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
C-1
APPENDIX C – CORRIDOR EXPOSURE MODIFIER
Corridor Exposure modifiers reflect the relative degree of special benefit derived from enhanced visibility, frontage adjacency, and exposure to maintained corridor landscaping and streetscape improvements that contribute to parcel identity, accessibility perception and aesthetic enhancement.
The standard service level is defined as a baseline index of 1.0.
Corridor Exposure Modifiers
Service Level Multiplier DescriptionStandard Corridor 1 Base service levelEnhanced Corridor 1.2 Moderate-visibility corridor areasPremium Corridor 1.4 High-visibility corridor areas Assessment Methodology Update FY 2026-27
Lancaster Landscape Maintenance District No. 1
City of Lancaster
APPENDIX D – ASSESSMENT DIAGRAM
LANCASTER LANDSCAPING
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
Landscape Maintenance
District
Proposed Parcels to Include
in Landscape Maintenance
District
LMD Type
Commercial
Desert Palette
Fence & Trail
Normal
Trees Only
Weed/Trash Abatement
Only
0 10.5
Miles
14 Lanc as ter
138
Palm dale
LANCASTER LANDSCAPING
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
Landscape Maintenance
District
Proposed Parcels to Include
in Landscape Maintenance
District
LMD Type
Commercial
Desert Palette
Fence & Trail
Normal
Trees Only
Weed/Trash Abatement
Only
0 10.5
Miles
14 Lanc as ter
138
Palm dale
LANCASTER LANDSCAPING
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
Landscape Maintenance
District
Proposed Parcels to Include
in Landscape Maintenance
District
LMD Type
Commercial
Desert Palette
Fence & Trail
Normal
Trees Only
Weed/Trash Abatement
Only
0 10.5
Miles
14 Lanc as ter
138
Palm dale
LANCASTER LANDSCAPING
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
Landscape Maintenance
District
Proposed Parcels to Include
in Landscape Maintenance
District
LMD Type
Commercial
Desert Palette
Fence & Trail
Normal
Trees Only
Weed/Trash Abatement
Only
0 10.5
Miles
14 Lanc as ter
138
Palm dale
LANCASTER LANDSCAPING
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
Landscape Maintenance
District
Proposed Parcels to Include
in Landscape Maintenance
District
LMD Type
Commercial
Desert Palette
Fence & Trail
Normal
Trees Only
Weed/Trash Abatement
Only
0 10.5
Miles
14 Lanc as ter
138
Palm dale