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Agenda Item No: 2.b
PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: July 21, 2026
Submitted by: Matthew Di Mario
From: Public Works
Subject:
PUBLIC HEARING FOR THE ANNEXATION OF PROPERTIES INTO STREET LIGHTING DISTRICT NO. 81-1
Financial Impact:
There is no fiscal impact associated with this recommended action.
Summary:
The City of Placentia administers Street Lighting District (SLD) 81-1 (District). Property owners in the District pay an assessment on their property tax bill for the maintenance of 814 streetlights within the district. Staff recommends that the City Council adopt a resolution for the approval of 3 new annexations into the District.
Recommended Action:
It is recommended that the City Council:
1. Open the Public Hearing concerning Resolution No. R-2026-53; and
2. Receive the Staff Report and consider all public testimony; and
3. Close the Public Hearing; and
4. Adopt Resolution No. R-2026-53, a Resolution of the City Council of the City of Placentia, California, ordering the annexation of territory to its Street Lighting District No. 81-1 (Annexation 2026/27-01) and approving the amended map for said District.
Strategic Plan Statement:
There is no specific strategic planning goal or objective associated with this agenda item.
Discussion:
The Placentia SLD 81-1 (District) was formed on June 2, 1981 by Resolution No. 81-R-133 of the City Council. The District incorporated the formerly City -run Santa Fe Street Lighting District as well as new areas of development in the City. The County of Orange ("County") operated street light assessment districts in Placentia prior to this action by the City Council.
The Orange County Street Light Assessment Districts ("OCSLAD") were formed by ad valorem tax rate areas and new developments were annexed into the OCSLAD with the consent of the City Council. The formation of SLD 81-1 was driven by the County taking a position to not annex new territory into the OCSLAD from that point of time forward and to transfer the responsibility of managing these Districts to Cities instead. Accordingly, all areas awaiting annexation and any new development in Placentia after that time were to be part of 1 the City's newly formed District. Upon formation of SLD 81-1, no further territory was annexed into the County's street lighting assessment district. Since that time, the District has absorbed 814 new streetlights installed throughout the City as it continued to develop and annex new properties in the 1980's and 90's. In 1992, the City administratively took over the areas served by OCSLAD and has since received the ad valorem tax revenue associated with those areas.
FY 2026-27 Annexations to the SLD
The proposed annexation parcels are directly related to the Sumner Village development at 440 N Jefferson St. These parcels are listed in the table below:
APN Unit Type
346-162-05 Multi -family residential
346-162-06 Multi -family residential
346-162-08 Multi -family residential
Staff is recommending the adoption of Resolution No. R-2026-53 (Attachment 1) to approve the annexations of the requesting parcels into the SLD, listed in Exhibit A of R-2026-53.
Financial Summary:
There is no fiscal impact associated with this recommended action. A special tax levy will be presented to the City Council later in June 2027 to set the annual assessment on all parcels in the SLD for Fiscal Year 2027-28.
Attachments
Attachment 1 - Resolution No. R-2026-53
Attachment 1 - Exhibit C of Resolution No. R-2026-53
2 RESOLUTION NO. R-2026-53
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PLACENTIA, CALIFORNIA, ORDERING THE ANNEXATION
OF TERRITORY TO ITS STREET LIGHTING DISTRICT NO.
81-1 (ANNEXATION 2026/27-01) AND APPROVING THE
AMENDED MAP FOR SAID DISTRICT
A. Recitals.
(i) The City Council of the City of Placentia ("City Council"), by adoption of Resolution No. 81-R-133, established the City's Street Lighting District No. 81-1 ("District") pursuant to the Landscaping and Lighting of 1972 being Part 2 of Division 15 of the California Streets and Highways Code (commencing with Section 25000) ("Act"). (ii) The landowners of the property ("Parcels") sought to be annexed to the District are listed in Exhibit "A" attached hereto and incorporated herein by reference. The landowners of the Parcels have submitted to the City petitions unanimously requesting and approving annexation of those Parcels ("Annexation Parcels") to the District. (iii) A boundary map entitled "Amended Map No. 2026/27-01 of Street Lighting District No. 81-1 of the City of Placentia, County of Orange, State of California", showing the extent of the proposed annexation, is attached hereto as Exhibit "B" to this Resolution and incorporated herein by reference ("Boundary Map").
(iv) The updated assessment being levied under the District are as set forth in the Engineer's Report of 2026-27, which assessments were approved by the City Council in Resolution No. R-2026-43. A copy of the Engineer's Report is attached hereto as Exhibit "C" and incorporated herein by reference.
(v) The City Council desires to annex the Annexation Parcels to the District.
B. Resolution.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLACENTIA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
1. Recitals. The above recitals are all true and correct and are herein incorporated.
2. Special Election. A special election was held on July 21, 2026, and the landowners of the Annexation Parcels unanimously voted to be annexed to the District.
The City Council hereby certifies the results of the special election. The City Council hereby finds and determines that all proceedings and actions taken by the City Council pursuant to the Act were and are valid and in conformity with the Act.
Resolution No. R-2026-53
3 3. Annexation Ordered. The Annexation Parcels are hereby added to and part of the District with full legal effect. The Annexation Parcels are subject to the Special Tax levied in connection with the District. The updated tax is set forth in the Engineer's Report, attached hereto as Exhibit "C" and incorporated herein by reference.
4. Description of Services. The following is a general description of the services provided in the District: installation, maintenance, and servicing of street lighting improvements.
5. Amended Boundary Map. The Boundary Map attached hereto as Exhibit "B" is hereby approved. This map amends, and does not supersede, the existing maps of the District. The City Council directs that said map be filed with the Orange County Recorder pursuant to Section 3113 of the Streets and Highways Code.
6. Notice of Special Tax Lien. The City Council directs the City Clerk to prepare a notice of special tax lien and that it be recorded pursuant to Section 3117.5 of the Streets and Highways Code with respect to the Annexation Parcel associated with the Boundary Map.
7. Severability. Should any provision, section, paragraph, sentence or word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this resolution as hereby adopted shall remain in full force and effect.
8. Effective Date. This Resolution shall be effective immediately upon adoption.
The Mayor shall sign this Resolution, and the City Clerk shall attest and certify to the passage and adoption thereof.
APPROVED and ADOPTED this 21st day of July 2026.
Chad P. Wanke, Mayor
ATTEST:
Robert S. McKinnell, City Clerk
Resolution No. R-2026-53
4 STATE OF CALIFORNIA
COUNTY OF ORANGE
I, Robert S. McKinnell, City Clerk of the City of Placentia, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council of the City of Placentia held on the 21st day of July 2026, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
Robert S. McKinnell, City Clerk
APPROVED AS TO FORM:
Christian L. Bettenhausen, City Attorney
Exhibit A - List of Proposed SLD 81-1 Annexations
Exhibit B - Amended Map No. 2026/27-01
Exhibit C - Engineer's Report 2026-27 Street Lighting District 81-1 Resolution No. R-2026-53
5 EXHIBIT A
Annexation Parcels
List of Proposed SLD 81-1 Annexations
APN
346-162-05
346-162-06
346-162-08
Resolution No. R-2026-53
6 Doousign Envelope ID: FC8430FE-C58E-64DA-83F1-7FC7C0686554
PETITION REQUESTING ANNEXATION INTO
CITY OF PLACENTIA ASSESSMENT DISTRICTS AND
CONSENTING TO ASSESSMENT
The undersigned hereby declare(s) as follows:
1. He or she is the owner of the property identified at the end of the petition (the "Property") or are authorized to submit this document on behalf of the owner of the Property.
2. No other persons or entities are required to execute this petition for it to be an effective petition with respect to the Property.
3. He or she requests that the Property be annexed to City of Placentia Street Lighting District No. 81-1 and to City of Placentia Landscape Maintenance District No. 92-1 (each a "District" and collectively, the "Districts").
4. Pursuant to Section 22608 of the Streets and Highways Code, he or she waives any requirement for resolutions, report, notices of hearing, and right of majority protest with respect to the requested annexations.
5. He or she understands that, upon annexation, the Property will be subject to annual assessments in connection with each District. These assessments will be collected annually on the County property tax bill and are in addition to the general property tax and any other taxes, fees, or assessments to which the Property is subject. He or she consents to the assessments.
6. With respect to the imposition of the assessments, he or she waives his or her rights, if any, to notice, protest, hearing, and assessment ballot proceeding pursuant to Article XIII D, Section 4 of the California Constitution, Sections 53750 et seq. of the Government Code, or any other applicable law. He or she specifically states that if an assessment ballot proceeding was conducted in connection with the assessment against the Property, he or she would not cast a ballot in opposition to the assessment.
I/we certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing is true and correct.
Signature 1
,---Slgned by:
Stott rAtrat, Printed Name: Crustal Burckle
D5661976C05244A...
Signature 2: litt
8429B40C45214013..,
Printed Name: Alan Toffoli
Date: 6/10/2026 1 11:35:55 AM PDT
Date: 6/9/2026 1 3'03:36 PM PDT
Printed Name of Property OWner(S): THE NEW HOME COMPANY SOUTHERN CALIFORNIA LLC & TIG 9 LLC 1 Resolution No. R-2026-53
7 Docusign Envelope ID:FC8430FE-C58E-84DA-83F1-7FC7C0686554 Legal Description:
PARCELS 1, 2, 3, AND 4 OF VESTING TRACT MAP NO. 19300 FILED IN BOOK 346, PAGE 16,
INCLUSIVE, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER ATTACHMENT "A"
Vicinity Map depicting Property to be Annexed into Assessment District Al
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2 Resolution No. R-2026-53
8 EXHIBIT B
Amended Map No. 2026/27-01
Resolution No. R-2026-53
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ANAHEIM
Legend
SLD 81-1 Parcels
- - - City Boundary
Resolution No. R-2026-53
Street Lighting
District (SLD) 81-1
Placentia GIS, Planning Division, Development Services Department Miles
1 PLACENTIA
Rich Heritage, Bright Future
10 EXHIBIT C
ENGINEER'S REPORT 2026-27
STREET LIGHTING DISTRICT 81-1
Resolution No. R-2026-53
11 CITY OF PLACENTIA
ENGINEER'S REPORT
Street Lighting District No. 81-1
Fiscal Year 2026-27
Street Lighting District No. 81-1
June 2026
Intent Meeting: May 19, 2026
Public Hearing: June 16, 2026
12 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
ENGINEER'S REPORT AFFIDAVIT
City of Placentia
Street Lighting District 81-1
For Fiscal Year 2026-27
City of Placentia,
County of Orange, State of California
This Report describes the City of Placentia Street Lighting District 81-1 and proposed changes or modifications related thereto including the improvements, budgets, parcels, and assessments to be levied for Fiscal Year 2026-27 pursuant to the City's Resolution of Intention. Reference is hereby made to the Orange County Assessor's maps for a detailed description of the lines and dimensions within District. The undersigned respectfully submits the enclosed Report as directed by the City Council.
Dated this 16th day of June 2026.
By:,
Christopher M. Tanio, PE
Director of Public Works/City Engineer
No: 82756
13 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
TABLE OF CONTENTS
r
Introduction 5
Engineer's Report and Continuation of Assessments 5
Street Lighting District Background 6
Legislative Analysis 6
Proposition 218 6
Silicon Valley Taxpayers Association, Inc. v Santa Clara County Open Space Authority (2008) 44 Cal. 4th 431 6
Dahms v. Downtown Pomona Property (2009) 174 Cal. App. 4th 708 8 Bonander v. Town of Tiburon (2009) 180 Cal. App. 4th 103 8 Beutz v. County of Riverside (2010) 184 Cal. App. 4th 1516 8 Golden Hill Neighborhood Association v. City of San Diego (2011) 199 Cal. App. 4th 416 9
Compliance with Current Law 9
Plans & Specifications 10
Fiscal Year 2026-27 Estimate of Cost and Budget 11
Budget for Fiscal Year 2026-27 11
Method of Assessment Apportionment 12
Discussion of Benefit 12
Special Benefit 13
Creation of Individual Lots for Residential and Commercial Use that, in Absence of the Assessments, Would Not Have Been Created 13
Improved Visibility and Safety 14
Improved Access 14
Improved Community Character and Vitality 14
General Versus Special Benefit 14
Quantification of General Benefit 15
Step 1 — Calculate the general benefit 16
14 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
Step 2 — Calculate the Current General Benefit Contribution from the City 16 Method of Apportionment 17
Annual Assessment Calculation 19
Duration of Assessment 19
Appeals of Assessments Levied to Property 20
Assessment Statement 20
Assessment Diagram 22
Assessment Roll 23
15 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
INTRODUCTION
am
The City of Placentia (the "City") serves and maintains streetlights and associated improvements (the "Improvements") in certain parts of the City. In order to fund the maintenance and operation (the "Services") of these projects and improvements, the City has formed Street Lighting District No. 81-1 ("District"). This Engineer's Report ("Report") was prepared to establish the budget for maintenance and operation of the Improvements (as described below) that will be funded by the 2026-27 assessments and other revenue, and to determine the general and special benefits received from the Improvements by property within the District and the method of assessment apportionment to lots and parcels. This Report and the assessments have been made pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (the "Act") and Article XIIID of the California Constitution (the "Article").
ENGINEER'S REPORT AND CONTINUATION OF ASSESSMENTS
The assessment has been continued for over 30 years. In each subsequent year for which the assessments will be continued, the Placentia City Council (the "Council") must direct the preparation of an Engineer's Report, budgets, and proposed assessments for the upcoming fiscal year. After the report is completed, the City Council may preliminarily approve the Engineer's Report and the continued assessments and establish the date for a public hearing on the continuation of the assessments. Accordingly, this Engineer's Report (the "Report") was prepared pursuant to the direction of the City Council.
As required by the Act, this Report includes plans and specifications, a diagram or map of the District, the benefits received by property from the Improvements within the District, and the method of assessment apportionment to lots and parcels within the District.
If the Council approves this Engineer's Report and the continuation of the Assessments by resolution, a notice of public hearing must be published in a local newspaper at least 10 days prior to the date of the public hearing. The resolution preliminarily approving the Engineer's Report and establishing the date for a public hearing is typically used for this notice.
Following the minimum 10 -day period after publishing the notice, a public hearing is held for the purpose of allowing public testimony about the proposed continuation of the Assessments. This hearing is currently scheduled for June 16, 2026. At this hearing, the
16 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
Council will consider approval of a resolution confirming the continuation of the Assessments for Fiscal Year 2026-27. If so confirmed and approved, the Assessments would be submitted to the Orange County Auditor/Controller for inclusion on the property tax rolls for Fiscal Year 2026-27.
STREET LIGHTING DISTRICT BACKGROUND
Street Lighting District No. 81-1 was formed in 1981. Prior to that, the County of Orange had established and maintained street lighting assessment districts within the City of Placentia. After the passage of Proposition 13 in 1978, the County decided to cease annexations to its existing districts. In response to that, the City formed its own district (No. 81-1) to allow for future development to be included in an assessment district providing street lighting services.
The portions of the City previously included in the County's street light assessment remained under the County's jurisdiction until 1996, when the City took over management of those areas. However, they were not annexed into District No. 81-1, and continue to be funded and operated separately from the District. Therefore, those areas and the parcels therein are not included in this report or the assessment calculations herein.
LEGISLATIVE ANALYSIS
PROPOSITION 218
The Right to Vote on Taxes Act was approved by the voters of California on November 6, 1996, and is now Article XIIIC and XIIID of the California Constitution. Proposition 218 provides for benefit assessments to be levied to fund the cost of providing services and improvements, as well as maintenance and operation expenses to a public improvement which benefits the assessed property.
SILICON VALLEY TAXPAYERS ASSOCIATION, INC. V SANTA CLARA COUNTY OPEN SPACE AUTHORITY (2008) 44 CAL. 4TH 431
In July of 2008, the California Supreme Court issued its ruling on the Silicon Valley Taxpayers Association, Inc. v. Santa Clara County Open Space Authority ("SVTA"). This ruling is significant in that the Court clarified how Proposition 218 made changes to the determination of special benefit. The Court also found that:
• Benefit assessments are for special benefits to property, not general benefits.
17 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
• The services and/or improvements funded by assessments must be clearly defined
• Assessment districts must be drawn to contain all parcels that receive a special benefit from a proposed public improvement.
• Assessments paid in each assessment district must be proportional to the special benefit received by each such parcel from the improvements and services funded by the assessment.
This Engineer's Report and the process used to establish the continuation of the assessments for Fiscal Year 2026-27 are consistent with the SVTA decision and with the requirements of Article XIIIC and XIIID of the California Constitution based on the following factors:
1. The District is drawn to include the entire City; although only parcels deriving special benefits are included in the assessment rolls. Thus, zones of benefit are not required and the assessment revenue derived from real property in the District is extended only on the Improvements in the District.
2. The Improvements which are constructed and maintained with assessment proceeds in the District are located in close proximity to the real property subject to the assessment. The Improvements provide illumination to streets and sidewalks enabling improved access to the residents of such assessed property. The proximity of the Improvements to the assessed parcels and the improved access and increased safety provided to of the residents of the assessed parcels by the Improvements provides a special benefit to the parcel being assessed pursuant to the factors outlined by the Supreme Court in that decision.
3. Due to their proximity to the assessed parcels, the Improvements financed with assessment revenues in the District benefit the properties in that District in a manner different in kind from the benefit that other parcels of real property in the City derive from such Improvements, and the benefits conferred on such property in the District are more extensive than a general increase in property values.
18 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
4. The assessments paid in the District are proportional to the special benefit that each parcel within that Assessment District receives from the Improvements because:
a. The specific lighting Improvements and maintenance and utility costs thereof in the District and the costs thereof are specified in this Report; and
5. Such Improvement and maintenance costs in the District are allocated among different types of property located within the District, and equally among those properties which have similar characteristics, such as single-family residential parcels, multi -family residential parcels, commercial parcels, industrial parcels, etc.
DAHMS V. DOWNTOWN POMONA PROPERTY (2009) 174 CAL. APP. 4TH 708 On June 8, 2009, the 4th Court of Appeal amended its original opinion upholding a benefit assessment for property in the downtown area of the City of Pomona in Dahms v.
Downtown Pomona Property ("Dahms"). On July 22, 2009, the California Supreme Court denied review. In Dahms the Court upheld an assessment that was 100% special benefit (i.e. 0% general benefit) on the rationale that the services and improvements funded by the assessments were directly provided to property in the assessment district. The Court also upheld discounts and exemptions from the assessment for certain properties.
BONANDER V. TOWN OF TIBURON (2009) 180 CAL. APP. 4TH 103 On December 31, 2009, in Bonander v. Town of Tiburon ("Bonander"), the 1st District Court of Appeal overturned a benefit assessment approved by property owners to pay for placing overhead utility lines underground in an area of the Town of Tiburon. The Court invalidated the assessments primarily on the grounds that the assessments had been apportioned to assessed property based in part on relative costs within sub -areas of the assessment district instead of the overall cost of the improvements and the overall proportional special benefits.
BEUTZ V. COUNTY OF RIVERSIDE (2010) 184 CAL. APP. 4TH 1516 On May 26, 2010 the 4th District Court of Appeals issued a decision in the Steven Beutz V. County of Riverside ("Beutz"). This decision overturned an assessment for park maintenance in Wildomar, California, primarily because the general benefits associated
19 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
with improvements and services was not explicitly calculated, quantified and separated from the special benefits.
GOLDEN HILL NEIGHBORHOOD ASSOCIATION V. CITY OF SAN DIEGO (201 1) 199 CAL. APP. 4TH 416
On September 22, 2011, the San Diego Court of Appeal issued a decision on the Golden Hill Neighborhood Association v. City of San Diego appeal. This decision overturned an assessment for street and landscaping maintenance in the Greater Golden Hill neighborhood of San Diego, California. The court described two primary reasons for its decision. First, like in Beutz, the court found the general benefits associated with services were not explicitly calculated, quantified, and separated from the special benefits.
Second, the court found that the City had failed to record the basis for the assessment on its own parcels.
COMPLIANCE WITH CURRENT LAW
This Engineer's Report is consistent with the requirements of Article XIIIC and XIIID of the California Constitution and with the SVTA decision because the Improvements to be funded are clearly defined; the Improvements are directly available to and will directly benefit property in the District; and the Improvements provide a direct advantage to property in the District that would not be received in absence of the Assessments.
This Engineer's Report is consistent with Beutz, Dahms and Greater Golden Hill because the Improvements will directly benefit property in the District and the general benefits have been explicitly calculated and quantified and excluded from the Assessments. The Engineer's Report is consistent with Bonander because the Assessments have been apportioned based on the overall cost of the Improvements and Services and proportional special benefit to each property, rather than the proportional cost to the District to provide the Improvements to specific properties.
20 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
PLANS & SPECIFICATIONS
am
The work and Improvements proposed to be undertaken by the City and the cost thereof paid from the levy of the annual assessment provide special benefit to Assessor Parcels within the District defined in the Method of Assessment herein. Consistent with the Landscaping and Lighting Act of 1972, (the "Act"), the Improvements are generally described as follows:
Facilities and Improvements
The facilities and improvements within the District are defined as street light standards, their appurtenances and energy and maintenance costs to operate them. Street lighting systems in the District consist of Edison -owned lights as of the date of this report, as shown below:
Table 1— District Facilities
Type of Light
No. of Lights Size of Lumens
Sodium Vapor
Sodium Vapor
Sodium Vapor
Sodium Vapor
Total
31 43
222
518
814
5,800
9,500
16,000
22,000
S.C.E.
S.C.E.
S.C.E.
S.C.E.
Scope of Work
Southern California Edison company (S.C.E) shall be the supplier of electrical energy for all of the above listed streetlights as well as providing needed maintenance and replacements for those streetlights owned by S.C.E. Costs for electrical energy and maintenance of S.C.E-owned streetlights shall be billed to the City by S.C.E. The City shall disburse payments to S.C.E. from the Special Fund established for the District.
Costs incurred by the City for: administration, engineering, operations and other related requirements shall be paid by the District's Special Fund for those costs.
Changes and Modifications to the District
Modifications to the District structure could include but are not limited to:
21 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
• Substantial changes or expansion of the improvements provided. • Substantial changes in the service provided.
• Modifications or restructuring of the district
detachment of specific parcels.
• Revisions in the method of apportionment
• Proposed new or increased assessments.
including annexation or
FISCAL YEAR 2026-27 ESTIMATE OF COST AND BUDGET
BUDGET FOR FISCAL YEAR 2026-27
The 1972 Act provides that the total costs for providing the maintenance and servicing of the District Improvements and facilities can be recovered in the assessment spread including incidental expenses. The latter can include engineering fees, legal fees, printing, mailing, postage, publishing, and all other costs identified with the District proceedings.
An estimate of District costs for fiscal year 2026-27 for the maintenance and servicing of the Improvements is provided below.
Table 2 — FY 2026-27 Estimate of Costs
Expenditure Item
Electricity
Amount
$ 197,245
Estimated Expenditures $ 197,245
Revenue Item
Direct Benefit Assessments
General Fund Contribution
Estimated Revenues
Amount
$ 140,934
$ 56,311
$ 197,245
Budget Allocation to Parcels
Assessment per Assessment Unit (AU) $
Total Assessment Units (AUs)
Total Assessment Budget
27.38 5,147
$ 140,934
22 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
Notes to Estimate of Costs:
A. The Act requires that proceeds from the assessments must be deposited into a special fund that has been set up for the revenues and expenditures of the District. Moreover, funds raised by the assessment shall be used only for the purposes stated within this Report. Any balance remaining at the end of the Fiscal Year, June 30, must be carried over to the next Fiscal Year. The District may also establish a reserve fund for contingencies and special projects as well as a capital improvement fund for accumulating funds for larger capital improvement projects or capital renovation needs. Any remaining balance would either be placed in the reserve fund, the capital improvement fund, or would be used to reduce future years' assessments.
B. The rate shown here is for an Assessment Unit (single family home or its equivalent). For the definition of the term AU and rates for other types of property, see the section titled, "Method of Assessment" and the sections following it in this report.
METHOD OF ASSESSMENT APPORTIONMENT
This section of the Engineer's Report includes an explanation of the benefits to be derived from the installation, maintenance and servicing of the Improvements throughout the District and the Assessment methodology used to apportion the total Assessment to properties within the Assessment District.
The District consists of certain assessor parcels within the boundaries as defined by the Assessment Diagram referenced in this report and the parcels identified by the Assessor Parcel Numbers listed with the levy roll. The parcel list includes all privately and publicly owned parcels as shown. The method used for apportioning the Assessment is based on the proportional special benefits to be derived by the properties in the District over and above general benefits conferred on real property or to the public at large. The apportionment of special benefit is a two-step process: the first step is to identify the types of special benefit arising from the Improvements, and the second step is to allocate the Assessments to property based on the estimated relative special benefit for each type of property.
DISCUSSION OF BENEFIT
In summary, the Assessments can only be levied based on the special benefit to property.
This benefit is received by property over and above any general benefits. With reference to the requirements for assessments, Section 22573 of the Landscaping and Lighting Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be
23 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
received by each such lot or parcel from the improvements." Proposition 218, as codified in Article XIIID of the California Constitution, has confirmed that assessments must be based on the special benefit to property and that the value of the special benefits must exceed the cost of the assessment:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel." The following benefit categories summarize the types of special benefit to residential, commercial, industrial, and other lots and parcels resulting from the Improvements to be provided with the assessment proceeds. These types of special benefit are summarized as follows:
A. Creation of individual lots for residential and commercial use that, in absence of the Assessments, would not have been created.
B. Improved visibility and safety
C. Improved access
D. Improved community character and vitality
SPECIAL BENEFIT
The special benefits from the Improvements are further detailed below:
CREATION OF INDIVIDUAL LOTS FOR RESIDENTIAL AND COMMERCIAL USE
THAT, IN ABSENCE OF THE ASSESSMENTS, WOULD NOT HAVE BEEN
CREATED
In most of the District, the original owner/developer(s) of the property within the District agreed unanimously to the Assessments. The Assessments provide the necessary funding for public improvements that were required as a condition of development and subdivision approval. Therefore, such Assessments allowed the original property to be subdivided and for development of the parcels to occur. As parcels were sold, new owners were informed of the Assessments through the title reports, and in some cases, through Department of Real Estate "White Paper" reports that the parcels were subject to assessment. Purchase of property was also an "agreement" to pay the Assessment.
Therefore, in absence of the Assessments, the lots within most of the District would not have been created. These parcels, and the improvements that were constructed on the parcels, receive direct advantage and special benefit from the Assessments.
24 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
IMPROVED VISIBILITY AND SAFETY
Well maintained, effective street lighting provides a special benefit to proximate parcels, within the range of the light, because it allows for safer and improved use of the property in the evenings and at night. Street lighting provides special benefits as it increases neighborhood safety and reduces the likelihood of crime on the proximate parcels. Over time, the Improvements continue to confer a particular and distinct special benefit upon parcels within the District because of the nature of the Improvements. The proper maintenance of the streetlights and appurtenant facilities reduces property -related crimes, especially vandalism, against assessed properties in the District.
IMPROVED ACCESS
Well maintained, effective street lighting enhances ingress, egress and accessibility of all forms to the assessed parcels in the evening and at night by increasing visibility. Improved visibility also helps prevent local and pedestrian traffic accidents related to the assessed parcels.
IMPROVED COMMUNITY CHARACTER AND VITALITY
Well maintained, effective street lighting promotes evening and nighttime social interaction of residents and customers of businesses and industry. This creates a positive atmosphere and enhances the community image in the evening and at night for the assessed parcels.
All of the above-mentioned items also contribute to a specific enhancement to each of the parcels within the District. The proximate streetlights clearly make each parcel safer, more visible, more accessible, more useful, more valuable, and more desirable; and this further strengthens the basis of these Assessments.
GENERAL VERSUS SPECIAL BENEFIT
The proceeds from the District are used to fund Improvements and increased levels of maintenance to the public facilities that serve and benefit the assessed properties in the District. In absence of the District, such Improvements would not be properly maintained.
Therefore, the District's purpose is to ensure that the necessary and beneficial public facilities for property in the District are properly maintained and repaired over time. The assessments will ensure that street lighting and associated improvements within and adjacent to the District are functional, well maintained and safe. These public resources directly benefit the property in the District and will confer distinct and special benefits to the assessed properties within the District. Moreover, in absence of assessments, a condition of development would not be met and future construction in the District could be denied. The creation of individual lots, if any, and the approval for construction in the
25 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
District, is the overriding clear and distinct special benefit conferred exclusively on property in the District and not enjoyed by other properties outside the District. Therefore, the assessments solely provide special benefit to assessed property in the District over and above the general benefits conferred to the public at large or properties outside the District.
Although the Improvements maintained by the Services may be available to the general public at large, the Improvements and Services are specifically designed, located and created to provide additional and improved resources for property inside the District, and not the public at large. Other properties that are outside the District do not enjoy the unique proximity and other special benefit factors described previously. These Improvements and Services are of special benefit to properties located within the District because they provide a direct advantage to properties in the District that would not be provided in absence of the Assessments. Any general benefits to surrounding properties outside of the District, if any there were, are collateral and conferred concomitantly.
QUANTIFICATION OF GENERAL BENEFIT
Although the analysis used to support these assessments concludes that the benefits are solely special, as described above, consideration is made for the suggestion that a portion of the benefits are general. General benefits cannot be funded by these assessments — the funding must come from other sources.
The maintenance and servicing of these improvements is also partially funded, directly and indirectly from other sources including the City of Placentia, Orange County, and the State of California. This funding comes in the form of grants, development fees, special programs, and general funds, as well as direct maintenance and servicing of other co - located facilities (e.g., curbs, gutters, streets, drainage systems, etc.). This funding from other sources more than compensates for general benefits, if any, received by the properties within the District.
In the 2009 Dahms case, the court upheld an assessment that was 100% special benefit on the rationale that the services funded by the assessments were directly provided within the assessment district. It is also important to note that the improvements and services funded by the assessments in Pomona are similar to the improvements and services funded by the Assessments described in this Engineer's Report, and the Court found these improvements and services to be 100% special benefit. Also similar to the assessments in Pomona, the Assessments described in this Engineer's Report fund Improvements and Services directly provided within the District, and every benefiting property in the District enjoys proximity and access to the Improvements. Therefore, Dahms establishes a basis for minimal or zero general benefits from the Assessments
26 Relative General Relative
Weight Benefit General
Contribution Benefit
City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
STEP 1 — CALCULATE THE GENERAL BENEFIT
The General Benefits from this assessment may be quantified as illustrated in the following table.
p
Benefit Factor
Creation of individual lots for development or
approval of building permits
Improved nighttime visibility and safety
Improved Access
Improved Community Character and Vitality
Total
85 0%
0 5 25% 1.25
5 25% 1.25
5 25% 1.25
100 3.75
Total Calculated General 3.75%
Benefit
As a result, the City of Placentia will contribute at least 2.5% of the total budget from sources other than the assessment. This contribution offsets any general benefits from the Assessment Services.
STEP 2 — CALCULATE THE CURRENT GENERAL BENEFIT CONTRIBUTION
FROM THE CITY
This general benefit contribution is the sum of the following components:
The City of Placentia owns, maintains, rehabilitates, and replaces curb and gutter along the border of the District improvements. This curb and gutter serve to support, contain, retain, manage irrigation flow and growth, and provide a boundary for the Improvements.
The contribution from the City of Placentia towards general benefit from the maintenance, rehabilitation, and replacement of the curb and gutter is conservatively estimated to be 1 %.
The City of Placentia owns and maintains a storm drainage system along the border of District Improvements. This system serves to prevent flooding and associated damage to the improvements and manage urban runoff including local pollutants loading from the Improvements. The contribution from the City of Placentia towards general benefit from
27 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
the maintenance and operation of the local storm drainage system is conservatively estimated to be 1%.
The City of Placentia owns and maintains local public streets along the border of the District Improvements. These public streets provide access to the Improvements for its enjoyment as well as efficient maintenance. The contribution from the City of Placentia towards general benefit from the maintenance of local public streets is conservatively estimated to be 1%.
The value of the construction of the improvements can be quantified and monetized as an annuity. Since this construction was performed and paid for by non -assessment funds, this "annuity" can be used to offset general benefit costs and is conservatively estimated to contribute 10%.
Therefore, the total General Benefit is conservatively quantified at 2.5% which is more than offset by the total non -assessment contribution towards general benefit of 13%.
METHOD OF APPORTIONMENT
The development of an Assessment methodology requires apportioning to determine the relative special benefit for each property. As the District was formed by a different engineer of record, the precise language from the most recent Engineer's Report is included below:
The methodology used fairly distributes the cost of the street lighting system in relation to the benefits received. For Fiscal Year 2024-25 there are 3,696 parcels of property in the District, grouped into one of three benefit zones for assessment purposes. The District was originally established with five benefit zones (A though E) to distinguish variations in benefit. However, Zone C is no longer applicable.
The five benefit zones originally established for the District include the following:
Zone A: Single Family residential, whether detached or condominium.
Zone B: Commercial, industrial, churches, apartments, etc., either developed or in process of development.
Zone C: Parcels in the former Santa Fe Lighting District No. 1. This zone designation was originally established to distinguish specific non-residential
28 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
parcels that were previously part of the Santa Fe Lighting District No. 1 and were annexed to this District. Originally, the assessments for these parcels included a temporary loan. The loan recoupment has been satisfied and these parcels are now included as part of Zone B.
Zone D: Parcels that have a recorded tentative or final map, but are not yet developed.
Zone E: Open Space, street areas, or landscape strip parcels are considered to receive no benefit. Parcels within this zone are exempt from assessment.
The basic methodology of apportionment developed for this District in 1981-82 is based on assessment unit. This methodology assigns each residential parcel in Zone A one assessment unit (AU). The relationship between residential parcels in Zone A and acreage parcels in Zone B was established at a six to one ratio based on general density figures for the City. Zone C originally designated parcels that were part of the former Santa Fe Street Lighting District No. 1. The assessments for parcels in Zone C originally included the conversion improvement costs associated with these parcels and were spread over a two-year period. These conversion costs have been satisfied and the Zone C parcels are now included in Zone B. Zone C has been eliminated. Zone D designates parcels where the final tract or parcel maps have been approved and recorded, however construction is not yet in progress. This zone is assessed at 30% of one assessment unit per parcel or proposed parcels based on the approved tract map, whichever is the greater of the two.1
1 From the 2013-14 Engineer's Annual Levy Report, City of Placentia, Street Lighting District No. 81-1, dated June 4, 2013. Zone E was reported to have 33 parcels, but they were not identified in the accompanying data. Therefore those parcels are not included in the current data.
Because they are exempt from assessment, there is no effect on the assessment apportionment calculation
29 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
ANNUAL ASSESSMENT CALCULATION
For Fiscal Year 2026-27, the rate of Assessments for the District is not increased from prior years. The Calculations for maintenance, service and incidentals follows:
Table 3 — Assessment Calculation
AU Ratio
Zone Quantity Factor
Assessment Units
A 3,517 parcels
B 261.021 acres
D 214 units
Total Assessment Units
AU Cost $ 140,933.90 /
x
x
x
5147.33
1.00 6.00
0.30 $
3,517.00
1,566.13
64.20 5,147.33
27.38 Zone Assessments
Zone A Single Family
Each parcel is assessed at one assessment unit:
Zone B Comm, Industrial
Zone D Multi -Family
$27.38 x 1.0
$27.38 /Parcel
Each Acre is assessed at 10 assessment units:
$27.38 x 6.00 = $164.28 / Acre
Each Unit is assessed at 0.70 assessment units:
$27.38 x 0.30 = $8.21 /Unit
DURATION OF ASSESSMENT
The District was formed or annexed in previous years. It is proposed that the Assessments be continued every year after their formation or annexation, so long as the public Improvements need to be maintained and improved, and the City requires funding from the Assessments for these Improvements in the Assessment Districts. As noted previously, the Assessment can continue to be levied annually after the City Council approves an annually updated Engineer's Report, budget for the Assessment, Improvements to be provided, and other specifics of the Assessment. In addition, the City Council must hold an annual public hearing to continue the Assessment.
30 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
APPEALS OF ASSESSMENTS LEVIED TO PROPERTY
Any property owner who feels that the Assessment levied on the subject property is in error as a result of incorrect information being used to apply the foregoing method of assessment may file a written appeal with the City of Placentia City Administrator or his or her designee. Any such appeal is limited to correction of an Assessment during the then -current Fiscal Year and applicable law. Upon the filing of any such appeal, the City Administrator or his or her designee will promptly review the appeal and any information provided by the property owner. If the City Administrator or his or her designee finds that the Assessment should be modified, the appropriate changes shall be made to the Assessment Roll. If any such changes are approved after the Assessment Roll has been filed with the County for collection, the City Administrator or his or her designee is authorized to refund to the property owner the amount of any approved reduction. Any dispute over the decision of the City Administrator or his or her designee shall be referred to the Placentia City Council, and the decision of the City Council shall be final.
ASSESSMENT STATEMENT
Whereas, the City of Placentia directed the undersigned engineer of Work to prepare and file a report presenting an estimate of costs, a Diagram for the District and an assessment of the estimated costs of the Improvements upon all assessable parcels within the District; Now, Therefore, the undersigned, by virtue of the power vested in me under the Act, Article XIIID of the California Constitution, and the order of the Placentia City Council, hereby makes the following Assessment to cover the portion of the estimated cost of the Improvements, and the costs and expenses incidental thereto to be paid by the District.
The amount to be paid for said Improvements and the expense incidental thereto, to be paid by the District for the Fiscal Year 2026-27 is generally as follows:
Table 4 — FY 2026-27 Summary Cost Estimate
Operating Expenses $ 197,245
Total for Services $ 197,245
Less General Fund Contribution $ 140,934
Less Other Revenue $ 56,311
Net Amount of Assessments $ 140,934
31 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
As required by the Act, an Assessment Diagram of the District is hereto attached and incorporated herein by reference. The distinctive number of each parcel or lot of land in the District is its Assessor Parcel Number appearing on the Assessment Roll.
I do hereby assess and apportion the net amount of the cost and expenses of the Improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the District, in accordance with the special benefits to be received by each parcel or lot, from the Improvements, and more particularly set forth in the Estimate of Cost and Method of Assessment in the Report.
The Assessment is made upon the parcels or lots of land within the District in proportion to the special benefits to be received by the parcels or lots of land, from the Improvements.
Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as shown on the Assessor's Maps of the County of Orange for the Fiscal Year 2026-27. For a more particular description of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.
I hereby will place opposite the Assessor Parcel Number for each parcel or lot within the Assessment Roll, the amount of the assessment for the Fiscal Year 2026-27 for each parcel or lot of land within the District.
Date: June 16, 2026
Director of Public Works
Christopher M. Tanio, PE
32 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
ASSESSMENT DIAGRAM
The District boundary is conterminous with the City Limits. The parcels to be assessed in Street Lighting District No. 81-1 are shown on the Assessment Diagram, which is on file with the City Clerk of the City of Placentia, and includes all those properties included in the original formation of the District and subsequent annexations. The following Assessment Diagram is for general location only and is not to be considered the official boundary map. The lines and dimensions of each lot or parcel within the District are those lines and dimensions as shown on the maps of the Assessor of the County of Orange, for Fiscal Year 2026-27, and are incorporated herein by reference, and made a part of this Diagram and this Report.
LEGEND
=PLACENTIACkTY LIMIT E. SLD No 81-1 BOUNDARY
= ASSESSED PARCELS
33 City of Placentia
Street Lighting District No. 81-1
Engineer's Report, Fiscal Year 2026-27
ASSESSMENT ROLL
An Assessment Roll (a listing of all parcels assessed within the District and the amount of the Assessment) will be filed with the City Clerk and is, by reference, made part of this Report and is available for public inspection during normal office hours at the City Hall at 401 East Chapman Avenue, Placentia, California 92870.
Each lot or parcel listed on the Assessment Roll is shown and illustrated on the latest County Assessor records and these records are, by reference, made part of this Report.
These records shall govern all details concerning the description of the lots or parcels.
34 SLD 81-1 Engineers Report - FY 2026-27 -
revised
Final Audit Report 2026-06-02
Created: 2026-06-02
By: Matthew Di Mario ([email protected])
Status: Signed
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