Agenda Item: 9
CITY OF SANTA CLARITA
AGENDA REPORT
CONSENT CALENDAR
CITY MANAGER APPROVAL:
DATE: December 9, 2025
SUBJECT: LMD ZONE 33 (SAND CANYON PLAZA) FORMATION -
INTENT/INITIATION
DEPARTMENT: Administrative Services
PRESENTER: Andrew Adams
RECOMMENDED ACTION
City Council:
1. Adopt a resolution approving the Engineer’s Report, declaring its intention to order the annexation of properties into and the creation of a new zone within Landscape Maintenance District No. 1, designated as Zone 33 (Sand Canyon Plaza), and to levy assessments beginning in Fiscal Year 2026-27.
2. Adopt a resolution initiating proceedings and making certain designations in connection with the proposed annexations into Landscape Maintenance District No. 1, Zone 33 (Sand Canyon Plaza), and the levy of assessments beginning in Fiscal Year 2026-27.
3. Set a public hearing for February 10, 2026, as the time and place to hear comments on the proposed action and to close the ballot submission period.
BACKGROUND
In September 2017, the City Council approved the Sand Canyon Plaza project, Tentative Tract Map 53074, which consists of 580 residential units, approximately 45,000 square feet of retail space, and 147,000 square feet of assisted living facilities.
Pursuant to the project’s conditions of approval, the applicant is required to establish a local Landscape Maintenance District (LMD) in accordance with the Landscaping and Lighting Act of 1972 and Article XIII D of the California Constitution (Proposition 218). The proposed district will be designated as Landscape Maintenance District No. 1, Zone 33 (Sand Canyon Plaza).
Zone 33 will fund the maintenance and improvement of landscaping, street trees, irrigation systems, and monument signage along the project site perimeter abutting Sand Canyon Road and
Soledad Canyon Road. All landscaping required under these conditions, including areas located within public rights-of-way, will be maintained by the City through Zone 33.
The proposed LMD Zone 33 will fund costs associated with the ongoing maintenance and operation of landscape improvements, including monitoring, irrigation, administration, and the establishment of reserves for future replacement of significant infrastructure within the zone.
The Engineer’s Report, attached as reading file material, identifies the proposed boundaries of LMD Zone 33, the facilities and services to be funded, the general and special benefits received by the subject properties, and the methodology for apportioning the annual assessments. All parcels within Zone 33 were established in accordance with the project’s conditions of approval to ensure continued maintenance of landscape and infrastructure improvements. Each parcel within the zone receives a special and distinct benefit from these improvements.
The total annual cost to maintain LMD Zone 33 is estimated at $82,599, which includes landscape maintenance, administration, and capital reserves.
The annual assessment for LMD Zone 33 will be $162.92 per equivalent benefit unit (EBU).
Multi-family residential dwellings, including apartments, condominiums, townhomes, and duplexes, will be assessed at 0.75 of an EBU. This reflects the proportionate special benefit these dwellings receive from the improvements, as they are typically smaller than single-family homes.
The public hearing scheduled for February 10, 2026, will serve as the time and place to receive public comments on the proposed formation of Zone 33 and to close the ballot submission period in accordance with Proposition 218 requirements.
The maximum assessment rate for each property will adjust annually based on changes in the Consumer Price Index for All Urban Consumers (Los Angeles-Riverside-Orange County Area).
The actual assessment levied in any fiscal year will be subject to City Council approval and shall not exceed the maximum rate established in the Engineer’s Report. Assessments will commence in Fiscal Year 2026-27.
The cost to prepare the Engineer’s Report for the creation of LMD Zone 33 is estimated at $8,500. While the City is responsible by law for retaining an assessment engineering firm to oversee the LMD creation, the developer will be financially responsible for all associated costs.
ALTERNATIVE ACTION
1. Do not adopt a resolution to annex Tract 53074 into Landscape District No. 1, LMD Zone
33. 2. Other action as determined by the City Council.
FISCAL IMPACT
All expenses associated with the creation of this Landscape Maintenance District (LMD) will be borne by the developer. If this LMD is formed, annual assessment revenue for operations and capital reserves would equal $86,742, inclusive of an annual Consumer Price Index escalator. At-
large General Benefit and Special Benefits conferred to parcels outside the proposed District will be funded through non-special assessment revenues.
ATTACHMENTS
Resolution - Approving Engineer's Report and Intent to Order Annexations Resolution - Initiating Proceedings
Sand Canyon Plaza Engineer's Report (available in the City Clerk's Reading File)