CITY OF SANTA CLARITA
ENGINEER’S REPORT FOR THE FORMATION OF ZONE 33
(SAND CANYON PLAZA) WITHIN THE CITY OF SANTA
CLARITA’S LANDSCAPING AND LIGHTING DISTRICT.
FISCAL YEAR 2026-27
DECEMBER 2025
PREPARED BY
101 Progress, Suite 250
Irvine, CA 92618
www.weareharris.com
Engineer’s Report
Zone 33 (Sand Canyon Plaza) Formation
TABLE OF CONTENTS
Statement of Assessment Engineer .............................................................................. i Part I - Background ........................................................................................................ 1
Part II – Plans and Specifications .................................................................................. 4
Part III– Estimate of Costs ............................................................................................. 6
Part IV – Quantification of Benefit ................................................................................ 9
Part V – Method of Apportionment............................................................................ 10 Appendix A: Assessment Diagram/Boundary Map
Appendix B: Assessment Roll
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Page i
STATEMENT OF ASSESSMENT ENGINEER
AGENCY: CITY OF SANTA CLARITA
PROJECT: ZONE 33 (SAND CANYON PLAZA) FORMATION
TO: CITY COUNCIL
CITY OF SANTA CLARITA
STATE OF CALIFORNIA
ENGINEER’S REPORT
Pursuant to the provisions of Section 22565 through 22574 of the Landscaping and Lighting Act of 1972 (“1972 Act”), said Act being Part 2 of Division 15 of the Streets and Highways Code of the State of California, Section 4 of Article XIII D of the California Constitution, and direction from the City Council of Santa Clarita, California, I submit herewith the following Engineer’s Report (“Report”), consisting of five parts.
This Report provides for the creation of Zone 33 (Sand Canyon Plaza) within the Santa Clarita Landscaping and Lighting District and establishes the Maximum Assessment to be levied in the Fiscal Year commencing on July 1, 2026 and ending on June 30, 2027 (2026-2027) and continuing in all subsequent Fiscal Years, for this area to be known and designated as:
ZONE 33 (SAND CANYON PLAZA)
(Hereinafter referred to as the “Zone” or “Zone 33”)
I, Tamorah J. Bryant, authorized representative of Harris & Associates, the duly appointed ASSESSMENT ENGINEER, submit herein the “Report” consisting of five (5) parts as follows:
Part I
Background: This part provides a general description of the Proposition 218 process.
Part II
Plans and Specifications: This part contains a general description of improvements being maintained in Zone 33. Plans and specifications for the improvements are on file with the City Clerk.
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Page ii
Part III
Estimate of Cost: This part contains the cost estimate of the maintenance including incidental costs and expenses for Fiscal Year 2026-2027.
Part IV
Quantification of Benefit: This part identifies, separates and quantifies the general and special benefits received by each parcel in Zone 33, for the improvements and services provided.
Part V
Method of Apportionment: This part describes the method of apportionment of assessments, based upon parcel classification of land within Zone 33. The costs and expenses of Zone 33 have been assessed upon the parcels of land within the boundaries of Zone 33 in proportion to the estimated benefits to be received by such parcels.
Appendices
Appendix A: Assessment Diagram/Boundary Map
Appendix B: Assessment Roll
In conclusion, it is my opinion that the costs and expenses of Zone 33 have been assessed to the lots and parcels within the boundaries of Zone 33 in proportion to the estimated benefits to be received by each lot or parcel from the services provided.
DATED this 25th day of November 2025
___________________________________________
Tamorah J. Bryant, P.E., Assessment Engineer
R.C.E. No. C67205
Engineer of Work
State of California
Engineer’s Report
Zone 33 (Sand Canyon Plaza) Formation
PART I - BACKGROUND
City of Santa Clarita (“City”) staff has contracted with Harris & Associates (“Harris”) to prepare this Engineer’s Report (“Report”) in support of the formation of a new assessment zone, designated as Zone 33 (Sand Canyon Plaza), within the Santa Clarita Landscaping and Lighting District for Fiscal Year 2026/27.
This report also establishes an annual escalation factor to allow for future increases to the assessment rate in accordance with the Landscaping and Lighting Act of 1972.
Under the provisions of the Landscaping and Lighting Act of 1972 (Part 2 of Division 15 of the California Streets and Highways Code) and Article XIII D of the California Constitution (Proposition 218), the City levies and collects special assessments for the maintenance of improvements within its Landscape Maintenance District zones, where such improvements provide special benefit to the assessed properties.
The Santa Clarita Landscaping and Lighting District currently consists of 62 Landscape Maintenance District Zones. This Report pertains solely to the creation and establishment of Zone 33 (Sand Canyon Plaza) (“Zone 33”) and the proposed assessments necessary to fund the maintenance of landscaping and related improvements within its boundaries.
Background of Assessments
Public agencies throughout the State of California have been using benefit assessments as a tool to pay for public facilities and services that provide a special benefit to property since the beginning of the 20th century. Since that time, there have been various statutes approved by the legislature that authorize public agencies to collect an assessment to help the agency generate revenue to provide specific improvements and services.
With the passage of Proposition 13 in 1978, the People’s Initiative to Limit Property Taxation, the proposition successfully added a constitutional amendment to the California State Constitution.
Proposition 13 essentially limited the ability of government agencies to levy ad valorem taxes on real property to one percent of the assessed value of the property and it capped annual property tax increases at two percent1.
Over the years, the state legislature approved several other statutes authorizing public agencies to establish and collect benefit assessments as a way to fund public improvements and services that provide a special benefit to property. Due to the Proposition 13 property tax limitations, the use of assessments became a widely utilized tool for public agencies in California to fund various types of public improvements and services, and Santa Clarita has been no different.
In 1996, California voters approved Proposition 218, the Right to Vote on Taxes Act. Proposition 218 amended the California Constitution by adding Article XIIIC and Article XIIID, which affect the ability of local government to levy and collect existing and future taxes, assessments, and property-related fees and charges. To that end, Proposition 218 was intended to bolster Proposition 13’s limitations on ad valorem property taxes and special taxes by placing new restrictions on the imposition of taxes, assessments, fees, and charges. Since the adoption in 1996, Proposition 218 has been, and is likely to continue to be, the Engineer’s Report
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subject of ongoing litigation, judicial interpretation, constitutional amendment, and statutory clarification2.
1 Constitution of the State of California 1978 Article XIIIA. Tax Limitation Available at http://www.leginfo.ca.gov/.const/.article_13A
2 Proposition 218 Guide for Special Districts.
Available at http://www.csda.net/wp-content/uploads/2013/04/2013-CSDA-Prop-218-WEB.pdf
Landscape & Lighting Act (Streets & Highways Code 22500) The City’s District was formed under the authority of Section 22500 of the California Streets and Highway’s Code (the “Act”). As defined in the Landscape and Lighting Act of 1972, an “assessment district shall consist of all territory which, as determined by the legislative body, will benefit by the improvements that are to be assessed to apportion the costs thereof” and “may consist of all or any part of the territory” within the City. The Act also states that the “assessment district may consist of contiguous or noncontiguous areas” and that the “improvements in one area need not be of benefit to other areas”.
The types of improvements that may be maintained and incidental expenses that may be funded using assessment revenues are defined in the Act.
The intent in forming Zone 33 is to secure the long-term financial sustainability of Zone 33 and to ensure it is compliant with the Act, the requirements of Proposition 218 and the legal landscape that exists today.
Zone 33 funds the maintenance of landscaping improvements, primarily located along public streets, and includes streetscapes and medians benefiting the residents and property owners within Zone 33.
Proposition 218 and Recent Court Rulings
Silicon Valley Taxpayers Association, Inc. v. Santa Clara County Open Space Authority In July of 2008, the California Supreme Court issued a ruling on the above titled case that provided legal guidance clarifying the requirements of Proposition 218. Some of the most important elements of the ruling are summarized below:
Benefit assessments are for special, not general benefits. The services and/or improvements funded by assessments must be clearly defined. Special benefits are directly received by and provide a direct advantage to property within an assessment district.
The courts will take an active role in reviewing challenges to assessments. The courts opined that Proposition 218 made any challenge to assessments a constitutional issue.
Town of Tiburon v. Bonander
In December of 2009, the 1st District Court of Appeal overturned an assessment approved by property owners to place overhead utility lines underground in an area of the Town of Tiburon. The court invalidated the assessment on the grounds that the assessments had been apportioned to assessed property based in part on the costs assigned to specific zones or areas within the boundaries of the district, Engineer’s Report
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instead of apportioning the costs based upon proportional special benefit. Meaning, the costs associated with improvements and services do not matter in relation to apportioning the costs to property owners, only benefit matters when apportioning the total costs.
In addition, the court noted in their opinion that certain parcels that received special benefit were excluded from the boundaries of the district and were not assessed. Therefore, the assessments for those parcels were included in the assessments of the parcels within the boundary of the district, in violation of Proposition 218.
Beutz v. County of Riverside
In May of 2010, the 4th District Court of Appeal issued a decision on an appeal to a ruling of the above titled case. This decision overturned an assessment for park maintenance, primarily because the general benefits associated with improvements and services were not clearly calculated, quantified, nor separated from the special benefits.
Golden Hills Neighborhood Association v. City of San Diego In September 2011, the San Diego Court of Appeal issued a decision on the appeal of the above referenced case. This decision overturned an assessment for street and landscaping maintenance in a neighborhood in San Diego, California. The court identified two primary reasons for its decision. First, like in the Beutz case, the court found the general benefits associated with the services were not explicitly calculated, quantified, nor separated from special benefits. Second, the court found that the City had failed to record the basis for the assessment on its own parcels. Article XIIID of the California Constitution states: “Parcels within a District that are owned or used by an agency, the State of California or the United States shall not be exempt from assessment unless the agency can demonstrate by clear and convincing evidence that those publicly owned parcels in fact receive no special benefit.” We have reviewed the existing facilities, improvements and services being provided and the boundaries of the District at length. This Report identifies, details and addresses the pertinent items mentioned above by:
Clearly identifying and stating the special benefit received from the improvements and services (Silicon Valley Tax Payers case).
Identifying and removing from the assessments any general benefits (Beutz and Golden Hills case). Assessing the parcels based on special benefit received from the improvements and services rather than the costs to provide those improvements and services (Tiburon case). Identifying and accounting for assessments for all benefiting parcels (Tiburon case).
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PART II – PLANS AND SPECIFICATIONS
GENERAL DESCRIPTION OF THE ZONE
Zone 33 is a mixed-use project on approximately 83 gross acres, located north of Soledad Canyon Road and east of Sand Canyon Road. The project is anticipated to include 580 net assessable residential units and 7.0 net assessable acres of non-residential property.
The 1972 Act defines improvements to mean on or any combination of the following:
The installation or planting of landscaping.
The installation or construction of statuary, fountains, and other ornamental structures and facilities.
The installation or construction of public lighting facilities, including, but not limited to, traffic signals.
The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities. The installation of park or recreational improvements, including, but not limited to, all of the following:
o Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage.
o Lights, playground equipment, play courts, and public restrooms. The maintenance or servicing, or both, of any of the foregoing, and of any improvement authorized by subdivision (i).
The acquisition of land for park, recreational, or open-space purposes. The acquisition of any existing improvement otherwise authorized pursuant to this section. The acquisition or construction of any community center, municipal auditorium or hall, or similar public facility for the indoor presentation of performances, shows, stage productions, fairs, conventions, exhibitions, pageants, meetings, parties, or other group events, activities, or functions, whether those events, activities, or functions are public or private.
The 1972 Act defines “Maintain” or “maintenance” means the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including:
Repair, removal, or replacement of all or any part of any improvement. Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury. The removal of trimmings, rubbish, debris, and other solid waste. The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.
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IMPROVEMENTS AND SERVICES FOR THE ZONE
The improvements and services to be funded by Zone 33 include landscaping and street trees along Soledad Canyon Road and Sand Canyon Road. All improvements are within the area of Zone 33 and are required as a condition of approval.
The proposed improvements described in this Report are based on current development and improvement plans provided to Harris & Associates as of the date of this Report. Improvement plans include the (1) Sand Canyon Plaza LMD Local & Area Wide Responsibility Exhibit, dated 11/16/2022; and (2) Tract Map No. 53074-01, recorded on 10/26/2023, Recording #2023-0733899, which are incorporated herein by reference.
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PART III –ESTIMATE OF COSTS
The estimated costs for the annual maintenance and servicing of the improvements and the proportionate share of administration costs for Zone 33 has been prepared based on the estimated and historical costs to provide said services. Zone 33 cost estimate is shown below and includes the proposed costs for Fiscal Year 2026/2027.
The District Reserve Fund balances are shown on the table below.
Section 22569 (a) of the 1972 Act allows the District assessments to “…include a reserve which shall not exceed the estimated costs of maintenance and servicing to December 10 of the fiscal year, or whenever the city expects to receive its apportionment of special assessments and tax collections from the county, whichever is later.”
Maintenance and Servicing $45,000.23District Administration $7,500.00Operating Reserve Contribution $22,500.12Capital Replacement Fund Contribution $12,503.71General Benefit Contribution($4,905.03)Total Balance to Assessment $82,599.03Total Assessable EBUs 506.99Estimated 2026/27 Assessment per EBU $162.92Maximum 2026/27 Assessment per EBU $162.92TOTAL BEGINNING RESERVE FUND BALANCE $0.00OPERATING RESERVE FUND INFORMATIONEstimated Balance July 1, 2026 $0.00Proposed Contribution/(Reduction)$22,500.12Estimated Balance June 30, 2027$22,500.12CAPITAL RESERVE FUND INFORMATIONEstimated Balance July 1, 2026 $0.00Proposed Contribution/(Reduction)$12,503.71Estimated Balance June 30, 2027$12,503.71TOTAL ENDING RESERVE FUND BALANCE $35,003.83 Engineer’s Report
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Section 22531 (a) of the 1972 Act defines maintenance to include “Repair, removal or replacement of all or any part of any improvement.” This allows for a Capital Reserve Fund to collect funds over time to replace improvement items that cannot be conveniently collected in a single year.
Each year, as needed and/or available, a portion of the assessment collections will be added to the Capital Reserve fund to accumulate funds to perform additional replacement/renovation projects as identified by City Staff.
The Capital Replacement costs have been developed based on the current installation unit costs, assuming a useful life of 25 years, as shown in the table below. The City and will be updated each year as projects are scheduled, begun and completed.
General Definition of Budget Items
The following provides a definition of the line items shown in the Estimate of Costs for the benefit areas.
Maintenance and Servicing: Includes all labor, materials, personnel and contract costs related the maintenance and servicing of the improvements.
District Administration: City personnel costs related to the annual administration of Zone 33. This can include Finance, City Clerk, City Attorney, City Manager, City Council, etc.
Operating Reserve Contributions: The Operating Reserve is provided to ensure funding of the operation and maintenance activities prior to the City receiving the assessment funds through the property tax collection process. Section 22569(a) of the Streets and Highways Code specifically permits the inclusion of a reserve for this purpose, equal to approximately half of the annual Direct and Overhead costs.
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Capital Reserve Fund Contribution: The Capital Reserve is provided to ensure adequate funding for the capital replacement of any facilities or maintenance items with a useful life of greater than five years. The District improvements are, in many cases, past their typical life cycle and are in need of replacement. The Capital Reserve Fund allows for the replacement of dead and dying trees, shrubs and other plant materials, along with the replacement of the irrigation systems. City staff will prioritize replacement schedules based on the areas in most immediate need.
General Benefit Contribution: This is the amount contributed by the City to offset general benefits from improvements along arterials streets, which are not assessable to Zone properties.
Total Balance to Assessment: This is the total amount of costs assessable to properties and is the amount sent to the County of Los Angeles (“County”) for placement onto the tax roll.
Total Assessable EBU’s: This is the total number of assessable Equivalent Benefit Units (“EBU”) in the District.
Estimated 2026/27 Assessment Per EBU: This is the estimated assessment rate per EBU, as calculated.
Maximum 2026/27 Assessment Per EBU: This is the Maximum Assessment rate a parcel may be assessed for a particular fiscal year.
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PART IV – QUANTIFICATION OF BENEFIT
Each of the improvements have been carefully reviewed and the corresponding assessments have been proportionately spread to each parcel based on the benefit received.
GENERAL BENEFIT
Traffic through Zone 33 receives general benefits from the median landscaping that is funded by a separate Citywide LMD, therefore these costs are not assessed. However, improvements along arterial roadways provide aesthetic benefits to people walking through the City. Per the 2005 Traveler Opinion and Perception Survey conducted by the Federal Highway Administration, approximately 10.90% of all trips are considered walking trips. Therefore, 10.90% of the improvements along the arterial roadways are considered general benefit, and only 89.10% of these Improvements will be used to estimate the special benefit costs. Landscaping improvements considered general benefits must come from other source and cannot be assessed to District properties. The table below shows the breakdown of general benefit and special benefit.
The total cost of the improvements has been reduced by a contribution from the City, as shown on the Estimate of Costs in Part III. Maintenance costs are monitored every few years and City contributions are adjusted accordingly.
SPECIAL BENEFIT
The special benefits are:
Enhanced desirability of properties
Reduction of dust & debris
Improved aesthetic appeal of properties through positive representation of area. Increased sense of pride in ownership from well-maintained improvements.
These benefits impact the assessed properties in a way that is particular and distinct from their effect on other parcels not within Zone 33 and that real property in general and the public at large do not share.
The improvements also were installed as a condition of development and would not have been installed otherwise. Since these improvements were installed and are maintained especially for the benefit of properties within Zone 33, all assessable properties in Zone 33 receive a special benefit and are assessed for the special benefits conferred by the improvements.
TotalGeneral Benefit (10.9%)Special Benefit (89.1%)Maintenance and Servicing $45,000.23 $4,905.03 $40,095.20 Engineer’s Report
Zone 33 (Sand Canyon Plaza) Formation
PART V – METHOD OF APPORTIONMENT
GENERAL PROVISIONS – SPECIAL BENEFIT
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements, which include the construction, maintenance, and servicing of public lights, landscaping, dedicated easements for landscape use, and appurtenant facilities. The 1972 Act further provides that assessments may be apportioned upon all assessable lots or parcels of land within an assessment district in proportion to the estimated benefits to be received by each lot or parcel from the improvements rather than by assessed value.
Section 22573 of the 1972 Act gives the following instructions for apportioning assessments to the parcels within the district:
“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 received by each such lot or parcel from the improvements.”
The formula used for calculating assessments reflects the composition of the parcels and the improvements and services provided by Sand Canyon Plaza to fairly apportion the costs based on the estimated benefit to each parcel.
In addition, Article XIII D of the California Constitution (“Article”) requires that a parcel's assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel. The Article provides that only special benefits are assessable, and the County must separate the general benefits from the special benefits conferred on a parcel. A special benefit is a particular and distinct benefit over and above general benefits conferred on the public at large, including real property within the district. The general enhancement of property value does not constitute a special benefit.
The proposed improvements, the associated costs, and assessments have been carefully reviewed, and allocated based on the special benefit received by the parcels to be assessed as required by the 1972 Act and Article XIII D as described in the following section.
ASSESSMENT METHODOLOGY
Zone 33 consists of three parcel types, single-family residential, multi-family residential, and non- residential. In order to allocate benefit fairly between the parcels, an Equivalent Benefit Unit (“EBU”) methodology is applied to equate the different land uses to a single-family residential parcel, allowing a uniform method of apportionment. The special benefits must be applied by improvement and land use types.
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EDU Factors by Land Use
Single Family Residential. Parcels zoned for single family residential (“SFR”) uses, including detached condominiums, are assessed 1.00 EBU per dwelling unit. Parcels designated as SFR land-uses shall be assessed 1.00 EBU per dwelling unit, including vacant subdivided single-family residential lots and vacant land zones for single family uses with a tentative or final tract map.
Multi-Family Residential. Multi-Family (including attached townhomes and apartments) land use equivalencies are determined based on the number of dwelling units on each parcel. Based on population density data from representative cities in Southern California and typical size of structure relative to the typical single-family residence, the EBU factor for multi-family residential property, including attached townhomes and apartments, is 0.75 EBU per dwelling unit. This includes vacant multi-family residential parcels zoned for multi-family residential uses with a tentative or final tract map.
Non-Residential. In converting non-residential properties to EBU’s, the factor used is the City’s typical standard single family residential lot area and the number of lots that could be subdivided into an acre of land. All properties that are developed for non-residential uses are therefore assigned 6.00 EBU per acre.
These include retail, commercial, industrial, church, school, and other non-residential uses.
Exempt. Non-assessable lots or parcels include areas of public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas and rights-of-way, including public greenbelts and parkways; utility rights-of-way; common areas; landlocked parcels; small parcels vacated by the County, bifurcated lots and any other property that cannot be developed or has specific development restrictions. These types of parcels are considered to receive little or no benefit from the improvements and are therefore, exempted from assessment.
EBU Factors by Land Use
Land Use EBU Factor
Single Family Residential 1.00 EDU per dwelling unit
Multi-Family Residential 0.75 EDU per dwelling unit
Non-residential 6.00 EDU per acre
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The number of units in the case of single-family residential and multi-family residential, or acres in the case of non- residential is then multiplied by the Applied Benefit Factor to calculate the total Benefit Units.
The single-family residential parcels will be assessed on the basis of 1.00 EBU per unit, the multi-family residential parcel will be assessed on the basis of 0.75 EBU per unit, and the non-residential parcel will be assessed on the basis of 6.00 EBU per acre. The table below shows the total benefit units in Zone 33.
Notes:
1See tables below.
Net Assessable Acres
The total acres less Exempt Property, if any, less 20% allowance for loss to streets/right-of-way at development and loss to slopes, equals the Net Assessable Acres.
Annual Adjustment to Maximum Assessment
It is generally recognized that most budgetary items will be impacted by inflation in future years. In an effort to minimize the impact this has on maintenance districts, a formula for inflationary adjustments is typically included as a part of the maximum assessment to be approved by the property owners during the formation or restructuring of a district. As part of the reassessment of the District, it is proposed that an annual inflationary adjustment for the Maximum Assessments be included. An inflationary adjustment will allow the Maximum Assessments established during the reassessment of the District to increase each year so assessment revenues can continue to fund the costs of the maintenance and services.
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Assessments may be adjusted annually based on the Consumer Price Index of the Los Angeles, Long Beach and Anaheim Area All Urban Consumers Index (“CPI-U”), published by the United States Department of Labor, Bureau of Labor Statistics, or equivalent index should the CPI-U be discontinued. Adjustments are based on the change of the CPI-U prior year/month as compared to the year/month assessments are determined.
The actual annual assessment rate and actual assessments levied in any fiscal year shall be as approved by the City Council and may not exceed the Maximum Assessment rate for that specific fiscal year without a Proposition 218 compliant increase procedure that is approved by property owners.
The Maximum Assessment rate established during the reassessment of Zone 33 will be adjusted by the following formula:
Beginning in Fiscal Year 2027/28, the increase in CPI-U shall be applied to the Maximum Assessment rate established the previous fiscal year to calculate the appropriate Adjusted Maximum Assessment rate for the current fiscal year.
If the proposed annual assessment rate for the upcoming fiscal year is less than or equal to the Adjusted Maximum Assessment rate established for that fiscal year, then the proposed annual assessment is not considered an increased assessment for purposes of Proposition 218.
The Adjusted Maximum Assessment rate will be calculated independent of the annual budget and proposed assessment rate for the given fiscal year.
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Zone 33 (Sand Canyon Plaza) Formation
APPENDIX A – ASSESSMENT DIAGRAM/BOUNDARY MAP
The Assessment Diagram for Zone 33 by this reference is incorporated and made a part of this Report.
Only the parcels identified within Sand Canyon Plaza Assessment Diagram are within said boundary.
If any parcel submitted for collection is identified by the County Auditor Controller to be an invalid parcel number for the current fiscal year, a corrected parcel number and/or new parcel number will be identified and resubmitted to the County Auditor Controller. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment and assessment rate approved in this Report. Therefore, if a single parcel has changed to multiple parcels, the assessment amount applied to each of the new parcels shall be according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment.
Information identified on this Assessment Diagram/Boundary Map was provided by the City of Santa Clarita.
The Sand Canyon Plaza Assessment Diagram identifying the boundaries of parcels within the Santa Clarita Landscaping and Lighting District Zone 33 (Sand Canyon Plaza) is included in this Report for reference on the following page. For details concerning the lines and dimensions of the applicable Assessor’s Parcel Numbers, refer to the County Assessor’s Maps as of the date of this Report.
2839-006-063
2839-006-074
2839-006-068
2839-006-071
2839-006-066
2839-006-052
2839-006-067
2839-005-035
2839-006-075
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0 400200
Feet Sand Canyon Plaza Overview
Source: Los Angeles County 2022.
San Canyon Plaza
Figure 1
Sand Canyon Plaza Boundary
Parcels
14 14
9 Oak Spring Park
2839-006-063
2839-006-074
2839-006-068
2839-006-071
2839-006-066
2839-006-052
2839-006-067
2839-005-035
2839-006-075
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0 400200
Feet Sand Canyon Plaza Overview
Source: Los Angeles County 2022.
San Canyon Plaza
Figure 1
Sand Canyon Plaza Boundary
Parcels
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APPENDIX B – ASSESSMENT ROLL
Parcel Identification for each lot or parcel within Zone 33 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.
The Assessment Roll states the net amount to be assessed upon assessable parcels within Zone 33. Included in the Assessment Roll are the Benefit Factors and the 2026/27 Proposed Assessment for each parcel.
If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the current fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County Auditor/Controller. The assessment amount to be levied and collected for the resubmitted parcel(s) shall be based on the method of apportionment and assessment rate approved in this Report. Therefore, if a single parcel has changed to multiple parcels, the assessment amounts applied to each of the new parcels shall be recalculated and applied according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment.
As stated in Part V, the Net Assessable Acres is equal to the total acres less a 20% allowance for loss of streets/right-of- way/slopes.
APNLand Use Net Assessable Acres Net Assessable Units Applied EBUTotal EBUsFY 2026/27 Assessment2839-005-035 Single-Family Residential 2.11 33.00 1.00 33.00 5,376.37$ 2839-005-035 Multi-Family Residential 9.19 266.00 0.75 199.50 32,502.63$ 2839-005-035 Exempt - - - - -$ 2839-006-052 Multi-Family Residential 1.61 78.00 0.75 58.50 9,530.84$ 2839-006-052 Exempt - - - - -$ 2839-006-066 Non-Residential 1.95 - 6.00 11.70 1,906.17$ 2839-006-067 Multi-Family Residential 5.29 87.00 0.75 65.25 10,630.56$ 2839-006-068 Non-Residential 2.12 - 6.00 12.72 2,072.35$ 2839-006-068 Exempt - - - - -$ 2839-006-074 Non-Residential 2.97 - 6.00 17.82 2,903.24$ 2839-006-074 Exempt - - - - -$ 2839-006-075 Single-Family Residential 23.39 86.00 1.00 86.00 14,011.16$ 2839-006-075 Multi-Family Residential 2.71 30.00 0.75 22.50 3,665.71$ TOTALS 51.34 580.00 506.99 82,599.03$ FINAL ASSESSMENT ROLL