HomeMy WebLinkAbout2026-03-10 - AGENDA REPORTS - DBAA 2025-1 TR 53074 53074-01O
Agenda Item: 1
CITY OF SANTA CLARITA
.` AGENDA REPORT
PUBLIC HEARINGS
CITY MANAGER APPROVAL:
DATE: March 10, 2026
SUBJECT: DRAINAGE BENEFIT ASSESSMENT AREA 2025-1 (SAND
CANYON PLAZA) TRACTS 53074 AND 53074-01
DEPARTMENT: Neighborhood Services
PRESENTER: Darin Seegmiller
RECOMMENDED ACTION
City Council:
1. Conduct a public hearing and open and review ballots.
2. If no majority protest exists, adopt resolutions approving the Engineer's Report for Drainage
Benefit Assessment Area (DBAA) 2025-1, and authorize the annual levy and collection of
the assessments within DBAA 2025-1, beginning Fiscal Year 2026-27. If a majority protest
exists, no action will be required.
BACKGROUND
On October 10, 2023, the City Council approved Final Tract Map 53074-01 and on May 28,
2024, the City Council approved Final Tract Map 53074. These actions allowed the development
of 576 dwelling units, approximately 45,000 square feet of retail and restaurant use, and a 140-
bed assisted living facility of approximately 137,149 square feet on a single institutional parcel.
The conditions of approval for this project require the establishment of a homeowner's
association or a comparable entity to fund the continued maintenance of drainage improvements
that are not eligible for transfer to the Los Angeles County Flood Control District. The creation
of the proposed Drainage Benefit Assessment Area (DBAA) fulfills this requirement.
The proposed DBAA 2025-1, Sand Canyon Plaza, assumes responsibility for administering the
maintenance, reporting, monitoring, inspection, storm -damage repair, and cleaning of storm -
drain improvements. These include new underground storm drainpipes constructed within and
adjacent to Sand Canyon Road for Tract Maps 53074 and 53074-1, ultimately connected to
regional infrastructure and flowing to the Santa Clara River. The system consists of
approximately 359 linear feet of 18 to 36-inch reinforced concrete pipe, one storm drain
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manhole, and two cast -in -place catch basins with local depressions for sediment capture. Two
low -flow 12-inch high density polyethylene drains and one grated inlet (24-inch by 24-inch) are
incorporated to manage base flows and provide water quality pretreatment.
Regular maintenance is required for the drainage improvements to function correctly within their
design parameters. Services required for the assessment district include inspections, removal of
debris, silt and sediment build-up, maintenance and repairs, and an annual assessment and
engineer's report review.
The Engineer's Report contains the proposed boundaries of DBAA 2025-1, identifies the
proposed facilities and services to be funded, determines the general and special benefits
received by properties, and establishes the methodology to apportion the annual assessments. All
parcels were established pursuant to the conditions set forth for the continued maintenance of
landscape and infrastructure improvements, and as a result, each parcel within DBAA 2025-1
receives a special and distinct benefit from these improvements.
The maximum annual assessment to maintain the improvements associated with DBAA 2025-1
will be $12,812. Based on the number of units approved for construction, the annual assessment
will be $20.48 per Equivalent Benefit Unit (EBU). Parcels identified as single-family residences
and townhomes/condominiums are assessed at 1.00 EBU per dwelling unit. Parcels identified as
Multi -Family (two or more units) are assessed at 0.75 EBU per dwelling unit. Parcels identified
as Non -Residential Property are assessed at 11.00 EBUs per acre. Vacant parcels are assessed at
a rate of .50 EBUs per acre.
Only two ballots were required and issued to the project developer, and the City worked directly
with the developer and Willdan, the City's assessment engineer, to define the drainage facilities
and calculate the assessment, consistent with the established condition of approval requiring
formation of the DBAA for long-term maintenance.
The maximum assessment rate will adjust each year based on the annual change in the Consumer
Price Index (CPI), all Urban Consumers, for the Los Angeles Riverside -Orange County Area
CPI. The actual assessment levied in any fiscal year will be approved by the City Council and
may not exceed the maximum assessment rate. If approved, the City will begin levying
assessments in Fiscal Year 2026-27.
ALTERNATIVE ACTION
1. Do not form DBAA 2025-1.
2. Other direction as determined by the City Council.
FISCAL IMPACT
All expenses associated with the Drainage Benefit Assessment Area will be borne by the
developer. There will be no fiscal impacts to the General Fund.
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ATTACHMENTS
DBAA 2025-1 Public Hearing Resolution
DBAA 2025-1 Ballot Results Resolution
DBAA 2025-1 Maintenance Exhibit (available in City Clerk's Reading File)
DBAA 2025-1 Engineer's Report (available in City Clerk's Reading File)
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RESOLUTION NO. 26-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA CONFIRMING THE FORMATION OF THE SANTA CLARITA DRAINAGE
BENEFIT ASSESSMENT AREA NO. 2025-1, THE DIAGRAM AND ASSESSMENTS
RELATED THERETO, OVERRULING ALL PROTESTS CONCERNING THE
ASSESSMENTS, AND ORDERING THE LEVY AND COLLECTION OF ASSESSMENTS
COMMENCING IN FISCAL YEAR 2026-2027
WHEREAS, pursuant to the provisions of the Benefit Assessment Act of 1982, the City
Council adopted Resolution No. ("Resolution of Initiation") to initiate proceedings and
ordered the preparation of an Engineer's Report in connection with the formation of the Santa
Clarita Drainage Benefit Assessment Area No. 2025-1 ("District"), to fund the special benefit costs
and expenses for the ongoing maintenance, operation, and servicing of drainage improvements
and appurtenant facilities; and
WHEREAS, the District includes a mixed -use development consisting of 576 dwelling
units, comprised of 259 apartment units within a single multi -family complex, 64 attached
townhome units, 59 duplex structures containing 118 dwelling units, and 135 detached
condominium units, together with commercial parcels totaling approximately 45,000 square feet
of retail and restaurant use, including a Sprouts market, associated pad buildings, a drive -through
Starbucks, and one (1) assisted living facility of approximately 137,149 square feet with 140 beds
located on a single institutional parcel; and
WHEREAS, the drainage improvements and appurtenant facilities to be operated,
maintained, and serviced by the District consist of an underground stormwater conveyance and
treatment system, including storm drain pipes, manholes, catch basins, low -flow drains, grated
inlets, and related drainage facilities constructed to manage runoff generated within Sand Canyon
Plaza, as more particularly described in the Engineer's Report on file with the City Clerk; and
WHEREAS, after fully considering the Engineer's Report presented, the City Council
adopted Resolution No. ("Resolution of Intention") approving said Engineer's Report,
declaring its intention to form the District, to conduct a property owner protest ballot proceeding
for the proposed new assessments related thereto in accordance with the relevant provisions of
"Proposition 218" (i.e., California Constitution Article XIII D, Section 4, as implemented through
Government Code §§ 53750 through 53759.2) and the Act, and set the Public Hearing to be noticed
pursuant to applicable law for March 10, 2026 at 6:00 p.m.; and
WHEREAS, notices and ballots were mailed to the property owners of record regarding
the formation of the District and the new assessments as described in the Engineer's Report,
pursuant to the applicable laws and regulations governing majority protest proceedings for return
receipt prior to the close of the Public Hearing on March 10, 2026; and
WHEREAS, on March 10, 2026, the City Council held the duly noticed Public Hearing not
less than 45 days after the mailing of the notices and ballots, to consider all oral statements and
written protests, objections, and communication made or filed by any interested person regarding
the formation of the District and the proposed new assessments; and to receive and accept all
protest ballots until the conclusion of the Public Hearing from the property owners of record within
the proposed District; and
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WHEREAS, at the conclusion of the Public Hearing, a tabulation and canvass of the
property owner protest ballots was conducted by the City Clerk or their designee, with all valid
protest ballots returned by the affected property owners being counted; and
WHEREAS, by resolution the City Council confirmed the results of the ballot tabulation
and property owner protest proceeding conducted in accordance with the provisions of the
Constitution, the results of which indicated that majority protest did not exist for the new
assessments as presented and to be levied on properties within the District commencing fiscal year
2026/2027.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The above recitals are true and correct.
SECTION 2. Following notice duly given, the City Council held a full and fair Public
Hearing regarding the formation of Drainage Benefit Assessment Area No. 2025-1, and the levy
and collection of assessments for the District. During the Public Hearing, the City Council
considered all public testimony and written statements, protests and communications made or filed
by interested persons, as well as all documents identified in this resolution notably including the
Engineer's Report and the Assessment Roll.
SECTION 3. In accordance with the provisions of Proposition 218 (as defined herein),
the City Council has evaluated the results of the property owner protest ballot proceedings, and
has determined that majority protest of the proposed new assessments did not exist and overrules
all oral or written protests that may have been presented concerning the annual assessments for the
District commencing in Fiscal Year 2026/2027.
SECTION 4. Based upon its review of the facts presented and the Engineer's Report that
has been filed with the City Clerk, the City Council hereby finds and determines that:
A. The land within the District will receive special benefit from the operation, maintenance
and servicing of the improvements to be provided by the District as described in the
Engineer's Report.
B. The District as defined by the Assessment Diagram contained in the Engineer's Report,
includes all of the lands receiving such special benefit.
C. The net amount to be assessed upon the lands within the District has been apportioned by
a formula and method which fairly distributes the net amount among all eligible parcels in
proportion to the special benefit to be received by each parcel from the improvements and
services to be provided commencing with fiscal year 2026-2027.
SECTION 5. City Council's adoption of this resolution constitutes the formation of the
District, the boundaries of the District and any Zones therein as contained in the Assessment
Diagram presented in the Engineer's Report; the establishment of the maximum assessment rate
and assessment range formula connected therewith; and the assessments to be levied for the fiscal
year commencing July 1, 2026 and ending June 30, 2027, as described in the Engineer's Report
and adopted by the City Council.
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SECTION 6. The City Council hereby orders the District improvements to be operated,
maintained, and serviced for Fiscal Year 2026/2027 as outlined by the Engineer's Report and by
these proceedings.
SECTION 7. Pursuant to applicable law, the City Manager or their designee is hereby
authorized and directed to levy and submit assessments to Los Angeles County for Fiscal Year
2026-2027 and thereafter as approved herein along with a copy of this Resolution; and/or as may
be required by the County Auditor/Controller or County Assessor, copies of the Engineer's Report
or Assessment Diagram confirmed by this Resolution.
SECTION 8. The City Clerk shall certify to the passage and adoption of this Resolution,
and the minutes of this meeting shall so reflect the City Council's approval of the formation of the
District; the confirmation of the Assessment Diagram; and the establishment of the maximum
assessment rates, assessment range formula, and the assessments for Fiscal Year 2026-2027 as
outlined in the Engineer's Report and approved in these proceedings.
PASSED, APPROVED, AND ADOPTED this loth day of March 2026.
MAYOR w
ATTEST: a
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CITY CLERK U-
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z
DATE: O
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LL
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss. o
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing L
Resolution No. 26- was duly adopted by the City Council of the City of Santa Clarita at a i
regular meeting thereof, held on the IOth day of March 2026, by the following vote:
a
AYES: COUNCILMEMBERS: to
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
CITY CLERK
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RESOLUTION NO. 26- a
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, a
CALIFORNIA DECLARING THE RESULTS OF THE PROPERTY OWNER PROTEST z
BALLOT PROCEEDING CONDUCTED FOR THE LEVY OF ASSESSMENTS RELATED TO v
THE FORMATION OF THE SANTA CLARITA DRAINAGE BENEFIT ASSESSMENT AREA z
NO. 2025-1, COMMENCING IN FISCAL YEAR 2026/2027 AND APPROVING CERTAIN can
RELATED ACTIONS
N
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WHEREAS, the City Council called and duly held a property owner protest ballot
proceeding for the formation of Drainage Benefit Assessment Area No. 2025-1 ("District")
pursuant to the provisions of the Benefit Assessment Act of 1982 and California Constitution
Article XIII D (the "Constitution"), for the purpose of presenting to the qualified property owners
within the proposed District the annual levy of assessments related thereto; and
WHEREAS, the District includes a mixed -use development consisting of 576 dwelling
units, comprised of 259 apartment units within a single multi -family complex, 64 attached
townhome units, 59 duplex structures containing 118 dwelling units, and 135 detached
condominium units, together with commercial parcels totaling approximately 45,000 square feet
of retail and restaurant use, including a Sprouts market, associated pad buildings, a drive -through
Starbucks, and one (1) assisted living facility of approximately 137,149 square feet with 140 beds
located on a single institutional parcel; and
WHEREAS, the annual levy of assessments commencing in Fiscal Year 2026/2027, as
presented to the affected property owners of record in this ballot proceeding, included the initial
maximum assessment rate, the proportional assessment amount balloted for each respective parcel,
the applicable annual inflationary adjustment, and the total amount balloted for the District, all as
intended to fund the special benefit costs and expenses related to the ongoing operation,
maintenance, and servicing of drainage improvements and appurtenant facilities; and
WHEREAS, the landowner(s) of record within the proposed District as of the close of the
Public Hearing held on March 10, 2026, did cast their ballots, weighted by the proportional
financial obligation of each ballot, the results of which are illustrated below:
Total Ballots Cast Yes Total No Total
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The above recitals are true and correct.
SECTION 2. The protest proceeding for the proposed District was conducted pursuant to
the provisions of the Constitution with ballots presented to the affected property owner(s) for
receipt by the City Clerk prior to the conclusion of the Public Hearing on March 10, 2026, with
each ballot weighted according to the proportional financial obligation of the affected property.
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SECTION 3. The tabulation and canvass of the property owner protest ballots was N
conducted by the City Clerk or their designee, with all valid protest ballots returned by the
affected property owners being counted, the results of which as shown herein, have been a
presented to the City Council and are hereby confirmed.
U
SECTION 4. The City Clerk is hereby directed to enter this resolution into the minutes of z
the City Council, which shall constitute the official declaration of the result of such property uQi
owner protest proceeding.
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SECTION 5. This resolution shall become effective immediately upon its adoption and
the City Clerk shall certify the adoption of this resolution. z
PASSED, APPROVED, AND ADOPTED this loth day of March 2026.
MAYOR
ATTEST:
CITY CLERK
DATE:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing
Resolution No. 26- was duly adopted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the IOth day of March 2026, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
CITY CLERK
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CITY OF SANTA CLARITA
ENGINEER'S REPORT
Proposed
Formation of Drainage Benefit
Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074
and 53074-01)
Establishment of Annual Assessments
Commencing Fiscal Year 2026/2027
Intent Meeting: January 13, 2026
Public Hearing: March 10, 2026
CITY OF SANTA CLARITA
23920 VALENCIA BOULEVARD
SANTA CLARITA, CA 91355
PREPARED BY
WILLDAN FINANCIAL SERVICES
DECEMBER 2025
W"WI LLDAN
CITY OF SANTA CLARITA
DRAINAGE BENEFIT ASSESSMENT AREA
(SAND CANYON PLAZA - TRACT NOS. 53074 AND 53074-01)
ENGINEER'S REPORT
CERTIFICATE
This Report describes the proposed formation of Drainage Benefit Assessment Area ("DBAA") 2025-1, Sand Canyon
Plaza, Tract Nos. 53074 and 53074-01 (DBAA) including the improvements, budgets, parcels, and assessments to
be levied for Fiscal Year 2026/2027, as they existed at the time of the passage of the Resolution of Intention.
Reference is hereby made to the Los Angeles County Assessor's maps for a detailed description of the lines and
dimensions of parcels within the DBAA. The undersigned respectfully submits the enclosed Report as directed by the
City Council.
Dated this 9th day of January , 2026.
By; X .
Stacee Reynolds
Principal Consultant
District Administration Services
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81888
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By: \
Tyrone Peter
R. C. E. # 81888
I HEREBY CERTIFY that the enclosed Engineer's Report, together with the Assessment Roll and Assessment
Diagrams thereto attached was filed with me on the day of 2026.
A
Mary Cusick, City Clerk
City of Santa Clarita
Los Angeles County, California
I HEREBY CERTIFY that the enclosed Engineer's Report, together with the Assessment Roll and Assessment
Diagrams thereto attached was approved and confirmed by the City Council of the City of Santa Clarita, California, on
the day of 2026.
la
Mary Cusick, City Clerk
City of Santa Clarita
Los Angeles County, California
TABLE OF CONTENTS
INTRODUCTION....................................................................................................................1
DISCLAIMER.................................................................................................................................. 3
PART I - PLANS AND SPECIFICATIONS...........................................................................4
PROPERTIES WITHIN THE DISTRICT................................................................................................. 4
FUNDING AUTHORIZED BY THE 1982 ACT........................................................................................ 4
IMPROVEMENTS AND SERVICES...................................................................................................... 4
DRAINAGE MAINTENANCE.............................................................................................................. 5
PART II - METHOD OF APPORTIONMENT.......................................................................6
SPECIALBENEFIT.......................................................................................................................... 6
GENERALBENEFIT........................................................................................................................ 6
ASSESSMENT METHODOLOGY........................................................................................................ 6
EquivalentBenefit Units............................................................................................................. 7
ProposedLand Use..................................................................................................................... 9
AssessmentCalculations........................................................................................................... 9
ASSESSMENT RANGE FORMULA..................................................................................................... 9
PART III - DISTRICT BUDGET.........................................................................................11
PART IV - DISTRICT DIAGRAM.......................................................................................14
PART V - ASSESSMENT ROLL........................................................................................16
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
INTRODUCTION
Pursuant to the provisions of the Benefit Assessment Act of 1982, being Chapter 6.4 of the California Government
Code, commencing with Section 54703 (hereafter referred to as the 1982 Act"), and in compliance with the substantive
and procedural requirements of the California State Constitution Article XIII D (hereafter referred to as the "California
Constitution"), the City Council of the City of Santa Clarita, County of Los Angeles, State of California (hereafter referred
to as "City"), propose to form and levy special benefit assessments for the district to be designated as:
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 and 53074-01)
(hereafter referred to as "DBAA" ), which includes all lots and parcels of land within Tract Nos. 53074 and 53074-01
that will receive special benefit from the drainage improvements installed and maintenance in connection with the
development of these residential subdivisions within the City limits of Santa Clarita. This Engineer's Report (hereafter
referred to as "Report") has been prepared in connection with the formation of said District and the levy and collection
of annual assessments related thereto commencing in Fiscal Year 2026/2027, as required pursuant to Section 54716
of the 1982 Act.
The City Council proposes to form the District, and levy and collect annual assessments on the County tax roll to
provide ongoing funding for the costs and expenses required to service and maintain drainage improvements and
appurtenant facilities that are necessary and essential requirements for the development of the properties within the
District to cause the protection of those properties and the surrounding ecological environment from flooding. The
improvements to be provided by the District and the assessments described herein are made pursuant to the 1982 Act
and the substantive and procedural provisions of the California Constitution.
The formation of this District and the assessments described herein will provide a funding source for the continued
operation and maintenance of the drainage improvements that are directly associated with the development of
properties within the District and for the special benefit of those properties.
The budgets and assessments described in this Report are based on the planned improvements and development
requirements associated with Tract Nos. 53074 and 53074-01. The maximum assessment rate and Assessment Roll
are established during Fiscal Year 2025/2026, concurrent with the formation of the District. The first levy and collection
of assessments will occur in Fiscal Year 2026/2027, reflecting application of the Assessment Range Formula to the
Fiscal Year 2025/2026 maximum rate, in accordance with Article XIII D of the California Constitution (Proposition 218).
These actions ensure that the City has an adopted and property owner -approved rate structure in place prior to the
commencement of the first year of assessment collection.
The word "parcel," for the purposes of this Report, refers to an individual property assigned its own Assessor's Parcel
Number (APN) by the Los Angeles County Assessor's Office. The Los Angeles County Auditor -Controller uses APNs
and specific Fund Numbers to identify properties to be assessed on the tax roll for the special benefit assessments.
As part of this District formation, the City shall conduct a property owner protest ballot proceeding for the proposed levy
of a new assessment pursuant to the provisions of the California Constitution, Article XIII D Section 4. In conjunction
with this ballot proceeding, the City Council will conduct a public hearing to consider public testimonies, comments and
written protests regarding the formation of the District and levy of assessments. Upon conclusion of the public hearing,
property owner protest ballots received will be opened and tabulated to determine whether majority protest exists
(ballots shall be weighted based on the calculated proportional assessment amount for each benefiting parcel), and by
resolution the City Council will confirm the results of the ballot tabulation. If majority protest exists, proceedings for the
formation of the District and the levy of the proposed assessments shall be abandoned. If tabulation of the ballots
indicates that majority protest does not exist for the proposed assessments and the assessment range formula
*"W I LLDAN Page 1
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
presented and described herein, the City Council may approve the Report (as submitted or amended), order the
formation of the District, and approve the levy and collection of assessments. In such case, the assessments for Fiscal
Year 2026/2027 shall be submitted to the Los Angeles County Auditor -Controller for inclusion on the property tax roll
for each parcel.
Each subsequent fiscal year, a Report shall be prepared and presented to the City Council describing any changes to
the improvements, the proposed services, the annual budget and assessments for that fiscal year, and the City Council
shall hold a noticed public hearing regarding these matters prior to approving and ordering the proposed levy of
assessments.
This Report consists of five (5) parts.
Part I
Plans and Specifications: A description of the District boundaries and the proposed improvements associated with the
District. The District is being formed with a single benefit zone encompassing all properties within the territory identified
as Drainage Benefit Assessment Area No. 2025-1 (Tract Nos. 53074 and 53074-01).
Part II
Method of Apportionment: A discussion of benefits the improvements and services provide to properties within the
District and the method of calculating each property's proportional special benefit and annual assessment. This section
also identifies and outlines an Assessment Range Formula that provides for an annual adjustment to the maximum
assessment rate that establishes limits on future assessments but also provides for reasonable cost adjustments due
to inflation without the added expense of additional property owner protest ballot proceedings.
Part III
District Budget: An estimate of the annual costs to operate, maintain and service drainage improvements related to the
properties within the District. This budget includes an estimate of anticipated direct maintenance costs and incidental
expenses including but not limited to administration expenses and the collection of appropriate fund balances to
establish an initial maximum assessment to be approved by the property owners of record. The special benefit
maximum assessment proposed for this District is based on an estimate of the annual maintenance and operational
expenses at full build out of the improvements. The proposed assessments for the first fiscal year (2026/2027), and
each subsequent year shall be based on the estimated net annual cost of operating, maintaining and servicing the
District improvements for that fiscal year. The proposed maximum assessment (Rate per Equivalent Benefit Unit)
identified in the budget of this Report establishes the initial maximum assessment rate for the District in Fiscal Year
2025/2026 and shall be adjusted annually by the Assessment Range Formula described in Part II, Method of
Apportionment.
Part IV
District Diagram: A Diagram showing the exterior boundaries of the District is provided in this Report and includes all
parcels that will receive special benefits from the improvements. Parcel identification, the lines and dimensions of each
lot, parcel and subdivision of land within the District, are inclusive of all parcels as shown on the Los Angeles County
Assessor's Parcel Maps as they existed at the time this report was prepared and includes all subsequent subdivisions,
lot line adjustments or parcel changes therein. Reference is hereby made to the Los Angeles County Assessor's maps
for a detailed description of the lines and dimensions of each lot and parcel of land within the District.
Part V
Assessment Roll: A listing of the proposed assessment amount to be presented to the property owners of record during
the protest ballot proceedings required pursuant to the provisions of the California Constitution. The proposed
assessment amount for each parcel is based on the parcel's proportional special benefit as outlined in the method of
apportionment and the proposed initial maximum assessment rate.
*"W I LLDAN Page 2
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
DISCLAIMER
If any section, subsection, sentence, clause, phrase, portion, zone, or subzone of this Report is, for any reason, held
to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the
validity of the remaining provisions of the Report and each section, subsection, subdivision, sentence, clause, phrase,
portion, zone, or subzone thereof, irrespective of the fact that any one or more sections, subsections, sentences,
clauses, phrases, portions, zones, or subzones might subsequently be declared invalid or unconstitutional.
*"W I LLDAN Page 3
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
PART I - PLANS AND SPECIFICATIONS
PROPERTIES WITHIN THE DISTRICT
Drainage Benefit Assessment District No. 2025-1 will encompass Tract Nos. 53074 and 53074-01, which includes
residential, commercial, and institutional land uses. The residential program consists of 576 dwelling units, comprising
of 259 apartment units within a single multi -family complex, 64 attached townhome units, 59 duplex structures
containing 118 dwelling units, and 135 detached condominium units. The tract also includes commercial parcels totaling
approximately 45,000 square feet of retail and restaurant use, including a Sprouts market, associated pad buildings
and a drive -through Starbucks. In addition, one (1) assisted living facility of approximately 137,149 square feet with
140 beds is located on a single institutional parcel. Collectively, these components result in a mixed -use development
that includes residential, commercial, and institutional development benefiting from the shared drainage system
improvements.
The purpose of the District is to ensure the ongoing maintenance, operation, and servicing of drainage improvements
installed in connection with development of properties within the District. This District will provide the financial
mechanism (annual assessments) by which the ongoing operation and maintenance of these improvements will be
funded.
The District structure, proposed improvements, method of apportionment and assessments described in this Report
are based on current development and improvement plans including estimated direct expenditures, incidental
expenses, and reserves associated with the maintenance and servicing of the improvements.
The District is located within the boundaries of the City of Santa Clarita, generally situated along Sand Canyon Road.
FUNDING AUTHORIZED BY THE 1982 ACT
As defined by the 1982 Act and applicable to this District, the City may impose a benefit assessment to finance the
maintenance and operation costs of the following services:
1) Drainage; and
2) Flood Control.
In addition to imposing a benefit assessment for the annual maintenance and operation of the District improvements,
the City may also authorize an assessment or utilize existing assessment revenues to finance the installation,
construction, or replacement of drainage and flood control facilities.
While such activities are permitted under the 1982 Act, the budget and assessments for this District provide only for
normal maintenance and operation of the improvements. Since most major rehabilitation or construction projects result
from unforeseen damages, the extent and cost of such projects are not easily predicted, and to accumulate funds as
part of the normal annual assessments is not practical. If such funding becomes necessary, the City may present a
new or increased assessment to the property owners to support such projects in accordance with the requirements of
Proposition 218.
IMPROVEMENTS AND SERVICES
The purpose of this District is to fund the activities necessary to maintain and service the corresponding drainage
improvements required of properties within the District. The maintenance and operation of these improvements may
include but are not limited to all materials, equipment, labor, and incidental expenses deemed necessary to keep these
improvements in satisfactory condition, as well as the collection of assessment installments for periodic service
*"W I LLDAN Page 4
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
activities, repair or rehabilitation of various improvements and facilities (not capital improvements expenditures or
replacement of the drainage infrastructure).
Detailed maps and descriptions of the location and extent of the improvements to be maintained by the District are on
file with the Environmental Services Division and by reference are made part of this Report. These plans and
specifications may be amended or modified from time to time to reflect future property development within the District
or necessary changes to the planned developments currently approved by the City. The net annual cost to provide and
maintain the improvements determined to be of special benefit shall be allocated to each property in proportion to the
special benefits received from those various improvements. The District improvements and services are generally
described as follows.
DRAINAGE MAINTENANCE
The drainage system serving the Sand Canyon Plaza development will discharge stormwater into new underground
storm drainpipes constructed within and adjacent to Sand Canyon Road, ultimately connecting to regional infrastructure
and flowing to the Santa Clara River. The system consists of approximately 359 linear feet of 18"-36" reinforced
concrete pipe (RCP), one storm drain manhole, and two cast -in -place catch basins with local depressions for sediment
capture. These structures are designed to convey and manage runoff generated from new roadways, commercial pads,
and residential areas throughout Tract Map Nos. 53074 and 53074-01. In addition to the conveyance elements, two
low -flow 12" HDPE drains and one grated inlet (24" x 24") are incorporated to manage base flows and provide water
quality pretreatment. These features work to filter debris and pollutants prior to discharge. All improvements are
designed in accordance with MTD 1697 and RG plan sheets, as referenced in the final drainage maintenance exhibit.
This drainage system replaces earlier concepts involving CDS units or natural biofiltration basins, instead relying on a
robust underground pipe network and engineered treatment points located within the public right-of-way. The City of
Santa Clarita will assume maintenance responsibility for these facilities, which will be funded through Drainage Benefit
Assessment Area No. 2025-1.
*"W I LLDAN Page 5
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
PART II - METHOD OF APPORTIONMENT
The 1982 Act permits the establishment of assessment districts by agencies for the purpose of providing for the
maintenance, operation and servicing of drainage and flood control improvements as well as streets, roads, and
appurtenant facilities. The 1982 Act further requires that the cost of these improvements be levied according to benefit
rather than assessed value:
"The amount of the assessment imposed on any parcel of property shall be related to the benefit to the
parcel which will be derived from the provision of the service."
Furthermore:
"The annual aggregate amount of the assessment shall not exceed the estimated annual cost of providing
the service, except that the legislative body may, by resolution, determine that the estimated cost of work
authorized ... is greater than can be conveniently raised from a single annual assessment and order that
the estimated cost shall be raised by an assessment levied and collected in installments.... The revenue
derived from the assessment shall not be used to pay the cost of any service other than the service for
which the assessment was levied.
The method of apportionment described in this Report for allocation of special benefit assessments reflects the
composition of parcels within the District and the improvements and services provided, to fairly apportion the costs
based on the special benefits to each parcel.
SPECIAL BENEFIT
The improvements proposed for maintenance within the District provide a direct and particular special benefit to the
properties within Sand Canyon Plaza (Tract Nos. 53074 and 53074-01). These benefits arise from the construction
and operation of a closed drainage system designed specifically to manage on -site runoff generated by impervious
surfaces such as streets, driveways, rooftops, and commercial pads within the District. The improvements do not serve
any upstream or off -site parcels and are not designed or sized to accommodate regional drainage flows or public
access.
The storm drains improvements include reinforced concrete pipe, manholes, catch basins, low flow drains, and grated
inlets. They function to mitigate site -generated runoff and provide critical stormwater conveyance and localized flood
protection solely for the development area. The operation and maintenance of this infrastructure preserve the full use,
marketability, and safety of each benefited parcel and thus confers a distinguishable and proportional special benefit.
Based on the location, function and contained service area of the improvements, it is determined that ninety-five percent
(95%) of the total annual cost of maintenance and servicing constitutes special benefit to the parcels within the District.
This allocation reflects the direct and exclusive relationship between the drainage infrastructure and the benefiting
parcels. Accordingly, the five percent (5%) remaining portion is attributed to incidental general benefit, which will not
be assessed to the parcels. The ninety-five percent (95%) figure is consistent with applicable assessment engineering
principles and the requirements of Proposition 218 (Article XIII D of the California Constitution) for internal, non-public
infrastructure serving a defined set of benefited parcels.
GENERAL BENEFIT
A general benefit is defined under Article XIII D, Section 2(i) of the California Constitution as any benefit to the public
at large, to the community in general, or to real property outside the boundaries of the area being assessed. The
drainage improvements within this District are specifically designed to capture, convey, and manage runoff generated
solely from impervious surfaces within the District boundary. These facilities are not sized or configured to
accommodate regional flows or off -site drainage contributions.
*"W I LLDAN Page 6
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
However, a minor portion of the improvements' function may provide incidental advantages to the broader public. Such
benefits may include negligible improvements to downstream storm drain system performance, incremental water
quality enhancements, or improved hydraulic continuity within the City's overall municipal stormwater network. These
effects are secondary in nature and do not constitute a direct or measurable benefit to properties outside the District.
To maintain a conservative and supportable approach consistent with the proportionality requirements of Proposition
218, a general benefit component of five percent (5%) of the total annual maintenance and servicing cost has been
assigned. This allocation reasonably represents the incidental public or regional advantages derived from the
improvements. In accordance with Proposition 218 and established assessment engineering practices, these general
benefit costs will be funded entirely from non -assessment revenues, ensuring that only the special benefits are subject
to assessment within the District.
ASSESSMENT METHODOLOGY
All costs associated with the improvements and services shall be fairly distributed among the parcels based upon the
special benefit received by each parcel. Additionally, in compliance with the California Constitution Article XIII D Section
4, each parcel's assessment may not exceed the reasonable cost of the proportional special benefit conferred to that
parcel. The method of apportionment established for this District and described herein; reflects the proportional special
benefit each property receives from the improvements and services based on the actual or proposed land use of that
parcel as compared to other properties within the District. The benefit formula used to determine the assessment
obligation for each parcel is based upon both the type of improvements that benefit that particular parcel as well as the
proposed land use of each property as compared to other parcels that benefit from those specific improvements.
Upon review of the improvements and the proposed development of properties within the District it has been
determined that all properties receive similar special benefits from each of the improvements and services to be funded
by annual assessments and a single zone of benefit is appropriate for the allocation of the assessments and
proportional special benefit.
EQUIVALENT BENEFIT UNITS
To assess benefits equitably it is necessary to relate each property's proportional special benefits to the special benefits
of other properties within the District. The method of apportionment established for most districts formed under the
1982 Benefit Act utilizes a weighted method of apportionment known as an Equivalent Benefit Unit (EBU) methodology
that uses a weighted EBU based on an assessment formula that equates the property's specific development
characteristics such as land use and size to that of other properties in the District.
The District is primarily residential in nature; therefore, a single-family residential unit or lot is assigned one (1.0) EBU
and other property types (land uses) are proportionately weighted (weighted EBU) based on a benefit formula that
equates each property's specific characteristics and special benefits to that of the single-family residential unit. Based
on the planned development of properties in Tract Nos. 53074 and 53074-01, the following land use classifications and
proportional EBUs are outlined as follows.
Residential Property— defined as fully subdivided or developed parcels intended for residential use, including single-
family homes, duplexes, townhomes, and multi -family developments. The following classifications establish
proportional special benefits and EBUs for each residential type based on their relative drainage impact and use
characteristics:
Single -Family Residential/Townhome/Condominium: defined as a detached or attached dwelling unit
located on an individual fee -simple lot or within a condominium subdivision where each unit is separately
owned. This category also includes duplex dwelling units where each unit is assigned a separate Assessor's
Parcel Number (APN). This land use classification serves as the base unit of assessment and reflects
drainage characteristics comparable to a detached single-family parcel. Each single-family residential,
townhome, condominium, or duplex unit with a separate APN shall be assigned 1.000 Equivalent Benefit Unit
(EBU) per parcel or unit.
*"W I LLDAN Page 7
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
• Multi -Family Residential: defined as parcels developed with two or more attached or semi -attached dwelling
units located within one or more structures on a shared lot. This category includes duplexes that share the
same Assessor's Parcel Number (APN); however, duplexes with separate APNs shall be charged at the one -
unit rate identified under the Single -Family Residential/Townhome/Condominium category. This category also
includes triplexes, fourplexes, apartments, and condominiums. Multi -family residential developments typically
exhibit reduced impervious area per dwelling unit compared to detached single-family parcels due to shared
walls, common driveways, and consolidated open -space areas. To maintain proportionality with respect to
drainage demand, all multi -family residential parcels shall be assigned 0.750 Equivalent Benefit Units (EBUs)
per dwelling unit, reflecting the typical average runoff characteristics associated with attached residential
development.
Non -Residential Property — defined as a parcel or group of parcels developed or intended for commercial, industrial,
institutional, or other non-residential use, including retail, office, warehouse, manufacturing, parking structures, service,
educational, assisted living, religious, and governmental facilities. These properties generally include large structures,
paved parking areas, loading zones, and other impervious surfaces that generate comparable levels of stormwater
runoff. To ensure proportional special benefit consistent with the single-family residential baseline of 0.09 acre per
dwelling unit, non-residential parcels are assigned Equivalent Benefit Units (EBUs) in proportion to parcel area. Each
one (1.00) acre of non-residential property is therefore assigned 11.11 EBUs (1 = 0.09 = 11.11); however, for
administrative simplicity, non-residential parcels shall be assigned 11.00 EBUs per acre, rounded to the nearest one -
hundredth (0.01) EBU, with a minimum of 1.00 EBU for any developed non-residential parcel.
Vacant Property — defined as a parcel that is currently undeveloped but has reasonable potential for future
development, with few or no restrictions limiting its buildout. The proportional special benefits associated with vacant
property are less than those of developed parcels because on -site drainage infrastructure is typically not yet installed;
however, these parcels continue to receive benefit from the overall drainage improvements provided by the District,
including regional facilities such as detention basins, underground conveyance systems, and inlets that manage area -
wide runoff. To maintain proportionality with respect to parcel size and potential drainage impact, vacant parcels shall
be assigned 0.500 Equivalent Benefit Units (EBUs) per acre, recognizing a reduced but ongoing level of benefit relative
to developed properties while accounting for the absence of on -site improvements.
Special Case Property — defined as a parcel or group of parcels that do not conform to the standard land use
classifications due to unique characteristics, development phasing, or other special conditions. These properties may
require individual evaluation when the standard land use categories do not accurately reflect the property's use or the
level of special benefit received from the District improvements. The Equivalent Benefit Units (EBUs) assigned to such
properties will vary based on site -specific conditions and the justification for treating each parcel as a Special Case.
EBU assignments may be determined using adjusted acreage, dwelling unit counts, planned subdivision lots, or a
combination of these factors. The City and the assessment engineer responsible for District administration shall review
each designated Special Case Property annually and adjust its land use classification or EBU assignment as necessary
to maintain proportionality and consistency within the District.
Exempt Property — identifies a parcel that for various reasons has been determined that it does not and will not
receive special benefits from the improvements. This land use classification may include but is not limited to:
Lots or parcels identified as public streets and other roadways (typically not assigned an APN by the County);
• Dedicated public easements including open space areas, utility rights -of -way, greenbelts, parkways, or other
publicly owned or utility -owned land that serves the community or general public and are not considered or
classified as developed public properties; and
• Parcels of land that are privately owned but cannot be developed independently from an adjacent property or
is part of a shared interest with other properties, such as common areas, sliver parcels, bifurcated lots or
properties with very restrictive development potential or use.
Because these properties either provide a public service that is comparable to landscaping or street lighting
improvements, or they are dependent on another property or development, these types of parcels have no direct need
for such improvements and are considered to receive no special benefits Therefore these parcels shall be exempt from
*"W I LLDAN Page 8
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
assessment and are assigned 0.0000 EBU. However, these properties shall be reviewed annually by the assessment
engineer to confirm the parcel's use and/or development status has not changed.
PROPOSED LAND USE
Single -Family Residential/Townhome/Condominium
Multi -Family (2 or more units on the same APN)
Non -Residential Property
Vacant Property
Special Case Property
Exempt Parcel
ASSESSMENT CALCULATIONS
1.00 per Unit
0.75 per Unit
11.00 per Acre
0.50 per Acre
Variable (Based on site -specific conditions)
0.00 per Lot/Parcel
The total number of Equivalent Benefit Units (EBUs) is the sum of all individual EBUs applied to parcels that receive
special benefit from the improvements. An assessment amount per EBU (Assessment Rate) for the improvements is
established by taking the total cost of the improvements and dividing that amount by the total number of EBUs of all
parcels benefiting from the improvements. This rate is then applied back to each parcel's individual EBU to determine
the parcel's proportionate benefit and assessment obligation for the improvements.
Total Balance to Levy / Total EBU = Levy per EBU
Levy per EBU x Parcel EBU = Parcel Levy Amount
ASSESSMENT RANGE FORMULA
Any new or increased assessment is subject to the noticing and approval requirements of Proposition 218 (California
Constitution, Articles XIII C and XIII D). However, under Government Code § 53750(h), enacted through Senate Bill
919 (the Proposition 218 Implementation Act), an assessment is not considered "increased" if it is levied at or below
the maximum rate or within the methodology previously approved by property owners or voters, including adjustments
made under a pre -approved inflationary formula or schedule. A Proposition 218 ballot proceeding would only be
required if a future adjustment proposes to raise the assessment rate above the maximum amount previously approved
by property owners.
The purpose of establishing an Assessment Range Formula is to provide for reasonable increases and inflationary
adjustment to annual assessments without requiring costly noticing and mailing procedures. Commencing with Fiscal
Year 2026/2027, the amount of the maximum assessment will increase to adjust for increases in labor and material
costs. This increase will be based upon the annual change in the Consumer Price Index, All Urban Consumers, for the
Los Angeles -Long Beach -Anaheim Area, as determined by the United States Department of Labor, or its successor,
without conducting another mailed ballot election.
*"W I LLDAN Page 9
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
The Maximum Assessment is adjusted annually and is calculated independent of the annual budget and proposed
annual assessment. Any proposed annual assessment (rate per EBU less than or equal to this Maximum Assessment)
is not considered an increased assessment, even if the proposed assessment is greater than the assessment applied
in the prior fiscal year.
Although the Maximum Assessment will increase each year, the actual assessment may remain unchanged. The
Maximum Assessment adjustment is designed to establish a reasonable limit on assessments. The Maximum
Assessment calculated each year does not require or facilitate an increase to the annual assessment and neither does
it restrict assessments to the adjusted maximum amount. If the budget and assessment for the fiscal year do not require
an increase, or the increase is less than the adjusted Maximum Assessment, then the required budget and assessment
may be applied without additional property owner balloting. If the budget and assessments calculated requires an
increase greater than the adjusted Maximum Assessment, then the assessment is considered an increased
assessment and would be subject to balloting.
*"W I LLDAN Page 10
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
PART III - DISTRICT BUDGET
The Benefit Assessment Act of 1982 (hereinafter "the Act") provides that the estimated costs of the improvements shall
include all costs associated with the maintenance and servicing of those improvements, together with all incidental
expenses. Such incidentals may include reasonable reserves necessary to operate the District prior to the receipt of
assessment revenues and to ensure continuity of maintenance activities.
The Act also provides that any surplus, deficit, or contribution shall be incorporated into the estimated cost of
improvements each year. Accordingly, the net amount to be assessed to parcels within the District represents the total
annual cost of operation, maintenance, and servicing, inclusive of adjustments for reserves, surpluses, deficits, and/or
City contributions.
The budget on the following page identifies the estimated annual costs deemed necessary for the proper maintenance,
inspection, and administration of the storm drain improvements within the District. These costs do not include
construction or acquisition of new facilities but are limited to ongoing maintenance and related administrative functions.
The budget also establishes two reserves: an Operating Reserve to provide working capital and cash -flow stability
between assessment collections, and a Capital Renovation Reserve for major maintenance activities intended to
extend the service life of the existing facilities.
The maximum assessment rate (Rate per Equivalent Benefit Unit) established herein defines the initial maximum rate
for Fiscal Year 2025/2026, the formation year of the District. The Assessment Roll for Fiscal Year 2025/2026
documents these rates and provides the basis for determining the first levy and collection of assessments in Fiscal
Year 2026/2027. The first -year levy will reflect application of the Assessment Range Formula to the Fiscal Year
2025/2026 maximum rate to account for inflation and other cost adjustments, as permitted under Article XIII D of the
California Constitution (Proposition 218). Thereafter, the maximum rate shall be adjusted annually by the Assessment
Range Formula described in Part II, ensuring that all future assessments remain proportional to the special benefits
conferred and consistent with constitutional and statutory requirements.
*"W I LLDAN Page 11
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
DBAA No. 2025-1 (Tract Nos. 53074 & 53074-01)
Fund Number TBD
Unit
Quantity
Cost/Unit
Cycle
Cost/Yr
Maintenance Cost
Catch Basin 4'
EA
1
Maintenance and Inspections
$550.00
1
$550
Catch Basin 7'
EA
1
Maintenance and Inspections
$850.00
1
$850
Storm Drain Manholes
EA
1
Maintenance and Inspections
$725.00
1
$725
General Storm Drain Items
EA
359
Maintenance and Inspections
1
$1,750
Low Flow Drains
EA
56
Maintenance and Inspections
$250.00
1
$250
$4,125
Total Maintenance
Administrative Cost
City Personnel Cost
$1,031
Engineer's Report/Annual Assessment Calculation
$2,500
$3,531
Total Administrative Cost
Reserves
Operating Reserve (50%)
$3,828
Annual Capital Renovation Reserve
$2,002
$5,830
Total Reserves
$13,485
Total Maintenance, Administration &Operating Cost
Less: Contribution for General Benefit
$674
Total Assessment Amount to be Levied
$12,811
Note: Sum may be off in some areas due to rounding
EQUIVALENT BENEFIT UNITS AND RATES
Town homes/Detached Condominiums
Dwelling EBUs
317 317.00
Apartment
259 194.25
Non -Residential
10.39 114.29
Total EBUs
625.54
Assessment Rate
$ 20.48
Maximum Rate
$ 20.48
*"W I LLDAN Page 12
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
Catch Basins (4-Foot and 7-Foot) — includes the cost of scheduled inspections, cleaning, and removal of accumulated
debris, silt, and sediment to ensure proper inlet flow and prevent blockages.
Storm Drain Manhole — includes inspection and maintenance of a manhole to confirm accessibility and structural
integrity, as well as the removal of sediment and debris that may impede flow or compromise connections between
drainage segments.
General Storm Drain Items — includes general inspection, maintenance, and repair of storm drain segments, inlets,
junctions, and appurtenances not otherwise listed. This category covers routine upkeep necessary to preserve the
hydraulic capacity of the underground drainage system.
Low Flow Drains — includes the cost of periodic inspection, cleaning, and flushing of low -flow drainage facilities
designed to convey minor dry -weather runoff and provide water quality treatment prior to discharge to downstream
systems.
Total Maintenance — represents the sum of all maintenance and inspection activities for the drainage system
components identified above.
Administrative Cost — includes City personnel time, consultant costs, and related expenses for administration of the
District. This includes the preparation of the annual Engineer's Report, calculation of annual assessments, coordination
of assessment roll submittals to the County, and ongoing oversight of the District's operations and budget compliance.
Reserves — includes the following two reserve components: (1) an Operating Reserve equivalent to fifty percent (50%)
of the annual maintenance and administration costs to fund District operations prior to receipt of assessment revenue
each fiscal year; and (2) an Annual Capital Renovation Reserve to provide for future replacement, rehabilitation, or
significant repair of drainage facilities as they reach the end of their service life.
Total Maintenance, Administration, and Operating Cost — represents the total annual cost of maintenance,
administrative functions, and reserve funding required to operate and maintain the District.
Less: Contribution for General Benefit — represents the portion of the total annual cost attributed to general benefit,
to be funded by non -assessment revenues such as City funds.
Total Assessment Amount to be Levied — represents the net annual amount to be funded by special benefit
assessments levied on properties within the District.
CAPITAL REPLACEMENT RESERVE
Replacement Cost
Catch Basin
2
$14,000.00
20
$700.00
Manhole
1
$4,000.00
40
$100.00
Pipes (RCP)
359
$48,020.00
50
$960.40
Grated Inlet
1
$3,000.00
25
$120.00
Water Quality Drains
56
$3,640.00
30
$121.33
1 $2,002
Total Annual Replacement Cost
I
1
*"W I LLDAN Page 13
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
PART IV - DISTRICT DIAGRAM
The following District Diagram identifies the area of land within the District to be designated as "Drainage Benefit
Assessment Area No. 2025-1 (Tract Nos. 53074 and 53074-01)," based on the approved development and
improvement plans for the District and available Los Angeles County Assessor's property information at the time this
Report was prepared. The parcel configuration within the District is currently undergoing subdivision and parcelization;
therefore, the specific Assessor's Parcel Numbers (APNs) identified in this Report represent the parent parcels as they
existed at the time of preparation. Upon completion of the subdivision process and assignment of new APNs by the
Los Angeles County Assessor's Office, the District Diagram and Assessment Roll will be updated to reflect the finalized
parcel configuration. The combination of this map and the Assessment Roll contained in Part V of this Report shall
constitute the Assessment Diagram for the District. The maximum assessment rate, assessment range formula, and
proposed assessment amounts for all parcels within the District, as described herein, shall be presented to the property
owners of record for approval or protest in accordance with the provisions of the California Constitution. Detailed District
Drainage Diagrams are on file with the City and available upon request.
*"W I LLDAN Page 14
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
CITY OF SANTA CLARITA
DRAINAGE BENEFIT ASSESSMENT AREA
w 9 jSAND CANYON PLAZA -TRACT NOS 53074 AND 53074.01)
g PROPOSED BOUNDARIES
4
I
tk
Goodvale Rd M .
N
5
I
Legend
Proposed Houncaries
City Bounaary
Lbsi Canyon Rd
Ara Cd
tl
Norland Dr
1W I LLDAN Page 15
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
PART V -ASSESSMENT ROLL
Parcel identification within the District is based on available parcel maps and property data from the Los Angeles
County Assessor's Office at the time this Engineer's Report was prepared, as outlined in the preceding
Assessment Diagram. The Assessment Roll establishes the maximum assessment amounts for Fiscal Year
2025/2026, the formation year of the District. The first levy, in Fiscal Year 2026/2027, will be based on the Fiscal
Year 2025/2026 maximum rate, adjusted by the Assessment Range Formula in accordance with Article XIII D of
the California Constitution (Proposition 218). The following table lists all lots and parcels to be assessed in Fiscal
Year 2026/2027, along with the corresponding assessment amount for each parcel calculated pursuant to the
approved method of apportionment and adjusted rate.
If any parcel submitted for collection is identified by the County Auditor -Controller to be an invalid parcel number
for the 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 or parcels
shall be based on the method of apportionment and assessment rates described in this Report as approved by
the City Council. Accordingly, if a single parcel is subdivided into multiple parcels, the assessment amount applied
to each new parcel shall be recalculated and applied according to the approved method of apportionment and
assessment rate, rather than as a proportionate share of the original assessment amount.
The following is a list of the lots and parcels of land within the District and the corresponding maximum
assessments being set for Fiscal Year 2025/2026, as determined by the assessment rate and method of
apportionment described herein and approved by the City Council in compliance with Article XIII D of the California
Constitution (Proposition 218).
W"W I LLDAN Page 16
Engineer's Report
City of Santa Clarita
Drainage Benefit Assessment Area No. 2025-1
(Sand Canyon Plaza - Tract Nos. 53074 & 53074-01)
GS Sand Canyon For Rent LLC
Designated Land Use: Residential and Non -Residential
Assessor's Parcel Numbers:
2839-058-008
2839-058-009
2839-058-010
2839-058-011
2839-058-012
2839-058-015
2839-059-001
2839-059-002
2839-059-003
2839-059-008
2839-059-009
2839-059-010
2839-059-011
2839-059-012
2839-059-013
2839-059-014
2839-060-001
2839-060-002
2839-060-003
2839-060-004
2839-060-007
2839-061-002
2839-061-003
2839-062-002
2839-062-003
2839-062-004
Total Equivalent Benefit Units (EBUs): 507.54
Maximum Assessment Rate (FY 2025/2026): $20.48 per EBU
Maximum Assessment Amount (FY 2025/2026): $10,394.42
KL LB Buy 4 LLC
Designated Land Use: Residential
Assessor's Parcel Numbers:
2839-061-001
2839-062-001
Total Equivalent Benefit Units (EBUs): 118.00
Maximum Assessment Rate (FY 2025/2026): $20.48 per EBU
Maximum Assessment Amount (FY 2025/2026): $2,416.64
1W I LLDAN Page 17