HomeMy WebLinkAbout2016-05-17; City Council; Resolution 2016-097Item 9; page 3
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RESOLUTION NO. 2016-097
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, DECLARING THE RESULTS OF THE ASSESSMENT
BALLOT TABULATION, ANNEXING THE ROBERTSON RANCH WEST
VILLAGE DEVELOPMENT TO STREET LIGHTING AND LANDSCAPING
DISTRICT NO. 2, ORDERING MAINTENANCE WORK AND
CONFIRMING THE DIAGRAM AND ASSESSMENT
EXHIBIT 1
WHEREAS, the CITY COUNCIL of the CITY OF CARLSBAD, CALIFORNIA, has
undertaken proceedings to form and did form a special maintenance district and to authorize the
levy of assessments therein to finance the annual maintenance and servicing of certain
landscaping and lighting improvements ("Improvements") pursuant to the terms of the
Landscaping and Lighting Act of 1972, being Division 15, Part 2 ofthe Streets and Highways Code
of the State of California ("Landscaping Act"), Article XIIID of the Constitution of the State of
California "Article XIIID" and the Proposition 218 Omnibus Implementation Act (Government
Code Section 53750 et seq.) ("Implementation Act") (Landscaping Act, Article XIIID and the
Implementation Act may be collectively referred to as "Assessment Law"), such special
maintenance district known and designated as STREET LIGHTING AND LANDSCAPING DISTRICT
NO. 2, ("Maintenance District"); and
WHEREAS, the provisions of Article 2 of Chapter 2 of the Landscaping Act authorize and
establish procedures for the annexation of territory to the Maintenance District; and
WHEREAS, on March 22, 2016, the City Council received and approved a report
(Attachment A) dated March 8, 2016 from the Assessment Engineer (the "Engineer's Report").
WHEREAS, at this time all notice and public hearing requirements have been met relating
to the annexation and levy of the annual assessments to the Maintenance District for the
Robertson Ranch West Village development.
Item 9; page 4
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NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California
California, as follows:
1. That the above recitations are true and correct.
2. This City Council hereby finds and determines that the procedures for the
consideration of the levy of the assessments have been undertaken in accordance
with the Assessment Law.
3. Assessment ballots were mailed as required by Assessment Law to the record
owners of all properties within the Maintenance District which are proposed to be
assessed. The assessment ballots that were completed and received by the City
Clerk prior to the close of the public hearing have been tabulated in accordance with
the procedures established by Assessment Law and this City Council and the results
of such tabulation have been submitted to this City Council. This City Council hereby
finds that the assessment ballots submitted in favor of the levy of assessments as
shown in the Assessment Engineer's Report as weighted in accordance with
Assessment Law exceed the assessment ballots submitted in opposition to such levy
also as weighted in accordance with Assessment Law. Therefore, no majority protest
to the levy of assessments within the Maintenance District has been found to exist.
4. This City Council hereby orders the annexation of territory to the Maintenance
District in Zones 10 and 15.
5. Based upon the Assessment Engineer's Report and other evidence presented at the
public hearing, the City Council hereby makes the following determinations
regarding the maximum assessments proposed to be levied:
Item 9; page 5
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a. The proportionate special benefit derived by each individual parcel to be
assessed has been determined in relationship to the entirety of the cost
of the operations and maintenance expenses.
b. The assessments will not exceed the reasonable cost of the proportional
special benefit conferred on each parcel.
c. Only the special benefits will be assessed.
d. There is one parcel within the Maintenance District that is owned by a
local government, i.e., the City of Carlsbad that specially benefits from
certain of the improvements to be maintained and serviced. Such parcel
has been assessed in an amount equal to the reasonable cost of the
proportional special benefit conferred on such parcel. There are no
other parcels within the Maintenance District that are owned or used by
a local government, the State of California or the United States.
The maximum assessments as shown in the Assessment Engineer's Report will be
increased each Fiscal Year without further compliance with the assessment ballot
procedures required under the Assessment Law by the annual increase in the Consumer
Price Index (CPI), during the preceding year ending in March, for All Urban Consumers for
the San Diego County area.
6. The public interest and convenience requires, and this legislative body does hereby
order the maintenance work to be made and performed as said maintenance work
is set forth in the Assessment Engineer's Report and as previously declared and set
forth in the Resolution of Intention.
Item 9; page 6
7. The above-referenced diagram and assessment shall be filed in the Office of the City
Clerk. Said diagram and assessment, and the certified copy thereof, shall be open
for public inspection.
8. Effective Date. This Resolution of Intention shall take effect immediately upon its
adoption.
Item 9; page 7
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PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City
of Carlsbad on the 17th day of _ _____:_:M:..!_!a~v __ , 2016, by the following vote to wit:
AYES: Hall, Schumacher, Blackburn.
NOES: None.
ABSENT: Wood, Packard.
MATT HALL, Mayor
ATIEST:
Item 9; page 8
ATTACHMENT A
Engineer's Report
for
Annexation for the City of Carlsbad
Street Lighting and Landscaping District No. 2
Zone 10 {Robertson Ranch East Village)
Zone 15 {Robertson Ranch West Village)
Prepared for the
City of Carlsbad
San Diego County, California
March 8, 2016
Item 9; page 9
City of Carlsbad March 8, 2016
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report Page i
TABLE OF CONTENTS
Introduction .................................................................................................................. 1
Certificates .................................................................................................................... 2
Report ........................................................................................................................... 3
Part A-Plans and Specifications ............................................................................ 5
Part B-Estimate of Cost ......................................................................................... 7
Part C-Method of Apportionment of Assessment.. .............................................. 8
Part D -Assessment Roll ....................................................................................... 16
PartE-Assessment Diagram ................................................................................ 17
I Harris & Associates
Item 9; page 10
City of Carlsbad
Street lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
INTRODUCTION
March 8, 2016
Page 1
The City Council of the City of Carlsbad previously formed Street Lighting and Landscaping District
No. 2 ("SLLD No. 2") pursuant to the terms of the "Landscaping and Lighting Act of 1972" (the
"Act"), which is Division 15, Part 2 of the Streets and Highways Code of the State of California. The
purpose of SLLD No. 2 is to finance the costs and expenses of the ongoing maintenance of street
lights, street trees and/or medians (the "SLLD No. 2 Improvements") that specially benefit
properties within SLLD No. 2 and the costs and expenses of administering SLLD No. 2. These costs
and expenses are financed through the levy of assessments on properties within SLLD No. 2 which
specially benefit from the SLLD No.2 Improvements.
The provisions of the Act authorize the City Council to undertake proceedings to order the
annexation of territory to SLLD No. 2. The proceedings to annex territory to SLLD No. 2 includes the
adoption by the City Council of resolutions initiating the annexation proceedings, ordering the
preparation of a report described below and declaring the intention of the City Council to annex the
territory to SLLD No.2 and setting of a public hearing on the proposed annexation, the provision of
notice of the time and place of such public hearing, the opportunity for any interested person to be
heard at such public hearing and the right of majority protest to such annexation.
This report constitutes the Engineer's Report for the Annexation of the Robertson Ranch West
Village Development into SLLD No. 2. There are currently 14 Zones of Benefit within the SLLD No. 2,
with each zone having different types of Improvements to be maintained and serviced.
The Robertson Ranch West Village development is located on the north east corner of El Camino
Real and Tamarack Avenue. It is comprised of varying types of land uses that receive special benefit
from the street trees, street lighting, and medians within and directly adjacent to the development.
Based on the types of improvements and their location, the Robertson Ranch Development will be
annexed in two separate parts.
Planning Area 13 is part of the Robertson Ranch West Village development, however it takes access
off of Cannon Road and Wind Trail within the existing Zone 10 -Robertson Ranch East Village.
Previously Planning Area 13 was excluded from the original Zone 10 annexation into SLLD No. 2.
Now that Planning Area 13 is being developed and includes additional improvements, Planning Area
13 is being annexed into the existing Zone 10-Robertson Ranch East Village.
The remainder of the Robertson Ranch West Village development will be annexed into SLLD No. 2
as Zone 15-Robertson Ranch West Village.
I Harris & Associates
Item 9; page 11
City of ~arJslla~
Street Lighting and Landscaping District No.2.: Zones 10 & 15
Engineer!s Report
CITY OF CARLSBAD·
ANNEXATION INTO
STREETLIGHTING AND LANDSCAPING DISTfRCTNO; 2
;ZONE 10 {ROBERTSON RANCH EAST)
Z()I\IE 15(ROBERTSON RANt~ WESt)
ENGINEER'S REPORT
CERTifiCATES
March 8, 2016
P13ge 2
The undersignep af:ting on behalf of Harris &. Associates, respectfully submits the enclosed
Engineer's Report Cis directed by City Council pursuantto the provisions of Sectioll4 of Article XIIID
of the California Constitution, and provisions ofthe landscaping and Lighting Act of 1972, Section
22500 et seq. ofthe California Streets and HighWays Code. The undersigned certifies that she is a
Professional Engineer, registered in theState.o.f California~
Pated; Marcb 8, 201£?
BY: Anna C. Tan-Gatue, PE
RIE 14356
I 1-itREBY CERtiFY that the ehclosed Engineer's Report, togethe~; With Assessment Roll and
Assessment Diagrarnthereto attached, was. filed with .me on the ~ .. J'""Ciayof 7!ku&L , 2016.
Barbara Engleson, Citi,fCferk
City of Carlsbad
San Diego Col.mty, CaJjfQrniC!
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Di~gra~ thereto attached, was approvCed and confirmed by the City Council of the City
of Carlsbad Caltforma; ontbe ;zpAday of~&/' . .. , 2016,
Barbara Engleson; City Clerk
City of Carlsbad
San Diego CQunty, California
~~Jvb,v ~ (~'---··
.,liarris & J\S$Od~tes
Item 9; page 12
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
FISCAL YEAR 2015-16
ENGINEER'S REPORT PREPARED PURSUANT
TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTING ACT OF 1972
SECTION 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE,
ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION, AND
THE PROPOSITION 218 OMNIBUS IMPLEMENTATION ACT
(GOVERNMENT CODE SECTION 53750 ET SEQ.}
March 8, 2016
Page 3
Pursuant to landscaping and Lighting Act of 1972 (Part 2 of Division 15 of the Streets and
Highways Code) (the "1972 Act"), Article XIIID of the California Constitution ("Article XI liD") and
the Proposition 218 Omnibus Implementation Act (Government Code Section 53750 and
following) (the "Implementation Act" and together with the 1972 Act and Article XI liD, the
"Assessment Law") and in accordance with the Resolution of Initiation, adopted by the City
Council of the City of Carlsbad, State of California, in connection with the proceedings for:
ANNEXATION INTO
STREET LIGTHING AND LANDSCAPING DISTRICT NO. 2
ZONE 10 (ROBERTSON RANCH EAST VILLAGE}
ZONE 15 (ROBERTSON RANCH WEST VILLAGE}
hereinafter referred to as the "Maintenance District" or "District", I, Anna C. Tan-Gatue, P.E.,
the authorized representative of Harris & Associates, the duly appointed ASSESSMENT
ENGINEER, submit herewith the "Report" consisting of five (5) parts as follows:
PART A-PLANS AND SPECIFICATIONS
Contains a description of the improvements that are to be maintained or serviced by the
District.
PART B-ESTIMATE OF COST
Identifies the estimated cost of the services or maintenance to be provided by the District,
including incidental costs and expenses in connection therewith.
PART C-METHOD OF APPORTIONMENT
Describes the basis on which the costs have been apportioned to each parcel of land within the
Maintenance District, in proportion to the estimated benefits to be received by such lots and
parcels.
PART D-ASSESSMENT ROLL
Identifies the maximum assessment to be levied on each benefited lot or parcel of land within
the Maintenance District.
I Harris & Assodates
Item 9; page 13
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
PART E-ASSESSMENT DIAGRAM
March 8, 2016
Page 4
Contains a Diagram of the exterior boundary of the Maintenance Districts, including the
modified Zone 10 and new Zone 15.
I Harris & Associates
Item 9; page 14
City of Carlsbad
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
PART A
PLANS AND SPECIFICATIONS
March 8, 2016
Page 5
The improvements, which have been constructed or which may be subsequently constructed
within and adjacent to the Maintenance District and that will be serviced and maintained, and
the proposed maintenance and services are generally described as follows:
DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED
The proposed improvements (collectively, the "Improvements") proposed to be maintained and
serviced are generally described as follows:
Landscaping and Appurtenant Improvements
Landscaping improvements (collectively, the "Landscaping Improvements") include but are
not limited to: landscaping, planting, shrubbery, trees, irrigation systems, hardscapes and
fixtures in public street and sidewalk rights-of-way, including medians, parkways and other
easements dedicated to the City of Carlsbad within the boundaries of the Maintenance
District.
Street Lighting and Appurtenant Improvements
Street lighting improvements (collectively, the "Street Lighting Improvements") include but
are not limited to: poles, fixtures, bulbs, conduits, conductors, equipment including guys,
anchors, posts and pedestals, metering devices and appurtenant facilities as required to
provide lighting and traffic signals in public street and sidewalk rights-of-way and other
easements dedicated to the City of Carlsbad within the boundaries of the Maintenance
District.
The public lighting system shall be maintained to provide adequate illumination. Electricity
for streetlights shall be furnished by San Diego Gas & Electric (SDG&E), and it shall be
adequate for the intended purpose. Rates for power shall be those authorized by the
California Public Utilities Commission.
DESCRIPTION OF MAINTENANCE AND SERVICES
Maintenance means the furnishing of services and materials for the ordinary and usual
maintenance, operation and servicing of the Landscaping Improvements and the Street Lighting
Improvements facilities and appurtenant facilities, including repair, refurbishment, removal or
replacement of all or part of any of the Landscaping Improvements and the Street Lighting
Improvements or appurtenant facilities; providing for the life, growth, health and beauty of the
Landscaping Improvements, including cultivation, irrigation, trimming, spraying, fertilizing and
treating for disease or injury; the removal of trimmings, rubbish, debris and other solid waste;
and the cleaning, sandblasting, and painting of walls and other improvements to remove or
cover graffiti.
I Harris & Associates
Item 9; page 15
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
March 8, 2016
Page 6
Servicing means the furnishing of water and electrical current or energy for the irrigation of the
Landscaping Improvements and the maintenance of any Street Lighting Improvements or
appurtenant facilities and the furnishing of electric current or energy, gas or other illuminating
agent for the Street Lighting Improvements, or for the lighting or operation of the Landscaping
Improvements or appurtenant facilities.
The Street Lighting Improvements shall be maintained to provide adequate illumination.
Electricity for streetlights shall be furnished by SDG&E, and it shall be adequate for the
intended purpose. Rates for power shall be those authorized by the California Public Utilities
Commission.
The following provides descriptions of the Annexation Zones of Benefit within the Maintenance
District:
Zone 10-Encompasses the east village of Robertson Ranch Development, a residential
development located on the north east corner of Cannon Rd and College Blvd, and
funds the operation and maintenance of street lighting, street trees, and medians.
Zone 15-Encompasses the west village of Robertson Ranch Development, a residential
development located on the north east corner of El Camino Real and Tamarack
Avenue, and funds the operation and maintenance of street lighting, street trees,
and medians.
The plans and specifications for the Improvements, showing the general nature, location and
the extent of the Improvements, are on file in the office of the City Engineer and are by
reference herein made a part of this report.
I Harris & Associates
Item 9; page 16
City of Carlsbad
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTB
ESTIMATE OF COST
March 8, 2016
Page 7
The estimated costs for the operation, maintenance and servicing of the Improvements, shown
on the following page, are the estimated costs of maintenance if the Improvements were fully
maintained for Fiscal Year 2015-16. The 1972 Act provides that the total cost of the
maintenance and services, together with incidental expenses, may be financed from the
assessment proceeds. The incidental expenses may include engineering fees, legal fees,
printing, mailing, postage, publishing, and all other related costs identified with the district
proceedings.
Please see Part C of this Report for a description of Equivalent Dwelling Units (EDU's) and the
apportionment formula.
The Assessment Law requires that a special fund be set-up for the revenues and expenditures
of the District. Funds raised by assessment shall be used only for the purpose as stated herein.
The city may advance funds to the District, if needed, to ensure adequate cash flow, and will be
reimbursed for any such advances upon receipt of assessments. Any surplus or deficit
remaining on June 30 must be carried over to the next fiscal year.
The estimated maximum annual maintenance costs for Zone 10 (Robertson Ranch East)
including Planning Area 13 and newly created Zone 15 (Robertson Ranch West Village) for
FY2015-16 are calculated as follows:
Maximum
O&M Repl. Total Annual Maximum
Assessed Unit Unit O&M/Repl. Admin. Costs FY15-16
Quantity Cost Cost Costs Costs to Asmt Asmt
Zone 10 (Robertson Ranch East Village)
40W Light 72 each $132.26 $168.61 $21,663 $220 $21,883
* 100W Light 23 each $150.15 $150.36 $6,912 $70 $6,982
Trees 633 each $96.74 $0.00 $61,236 $623 $61,859
Medians 66,500 sf $0.44 $0.50 $62,694 $638 $63,332
$154,056 $143.489
Zone 15 (Robertson Ranch West Village)
40W Light 23 each $132.26 $168.61 $6,920 $70 $6,990
Collector 40W Light 10 each $132.26 $168.61 $3,009 $31 $3,040
Collector 100W Light 3 each $168.38 $168.61 $1,011 $10 $1,021
* 40W Light 1 each $117.94 $150.36 $268 $3 $271
* 100W Light 7 each $150.15 $150.36 $2,104 $21 $2,125
Local Trees 264 each $96.74 $0.00 $25,539 $260 $25,799
Collector Trees 170 each $96.74 $0.00 $16.446 $167 $16,613
+ Arterial Trees 104 each $86.19 $0.00 $8,964 $91 $9,055
Medians 23,083 sf $0.44 $0.50 $21,762 $221 $21,983
$86,897 $86,897 .. * These lights are on artenal roadways, therefore the O&M and Repl. costs ha~.e been multiplied by 89.2%
(This is to account for the 10.8% General Benefit for Arterial Roadways)
+ These trees are on arterial roadways, therefore the O&M costs ha~.e been multiplied by 89.1%
(This is to account for the 1 0. 9% General Benefit for Street Trees on Arterial Roadways)
I Harris & Associates
Contribution
From
City
$10,567
$0
Item 9; page 17
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTC
METHOD OF APPORTIONMENT OF ASSESSMENT
GENERAL
March 8, 2016
Page 8
The 1972 Act permits the establishment of assessment districts by cities for the purpose of
providing certain public improvements which include the construction, maintenance and
servicing of street lights, traffic signals and landscaping facilities.
Streets and Highways Code Section 22573 requires that maintenance assessments be levied
according to benefit rather than according to assessed value. This section states:
"The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among
all assessable lots or parcels in proportion to the estimated benefits to be received by
each such lot or parcel from the improvements."
The 1972 Act permits the designation of zones of benefit within any individual assessment
district if "by reason of variations in the nature, location, and extent of the improvements, the
various areas will receive different degrees of benefit from the improvements." {Sec. 22574).
Thus, the 1972 Act requires the levy of a true "assessment" rather than a "special tax."
In addition, Article XIIID and the Implementation Act requires that a parcel's assessment may
not exceed the reasonable cost for the proportional special benefit conferred on that parcel.
Article XIIID and the Implementation Act further provides that only special benefits are
assessable and the city must separate the general benefits from the special benefits. They also
require that publicly owned properties which specially benefit from the improvements be
assessed.
SPECIAL BENEFIT ANALYSIS
Proper maintenance and operation of the streetlights, street trees and street medians provides
special benefit to adjacent properties by providing security, safety, and community character
and vitality.
local lighting.
Special Benefit. The operation, maintenance and servicing of lighting along local streets in
close proximity to certain lots or parcels provides a special benefit to such lots or parcels
by providing illumination resulting in: 1) improved security of such lots or parcels, 2)
improved ingress and egress from such lots or parcels by illuminating access after
sunset, and 3) improved nighttime visibility for the local access of emergency vehicles.
local lighting consists of 100 watt lights.
Street lights on or associated with traffic signals located at arterial-to-local connectors
are considered to be 100% special benefit to those developments taking direct access at
these intersections.
I Harris & Associates
Item 9; page 18
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
General Benefit. There are no general benefits associated with local lighting.
Arterial Lighting.
March 8, 2016
Page 9
Special Benefit. The operation, maintenance and servicing of arterial lighting provides a
special benefit to each and every assessable lot or parcel within the development or
vicinity which are adjacent to such lighting resulting in: 1} improved nighttime visibility
for the access of emergency vehicles, and 2} improved safety and traffic circulation to
and from parcels. Arterial lighting consists of 200 watt lights; however, special benefit is
assigned consistent with local lighting wattage.
General Benefit. The city recognizes that a portion of the maintenance, operation and
servicing of those Street Lighting Improvements that are a part of the city's arterial
lighting improvements provide a general benefit to the public at large, which equates to
the higher level of lighting required on arterial roads.
The general benefits associated with Arterial Lighting are attributable to the higher level
of lighting required for an arterial roadway. That higher level of lighting provides a
measure of safety for the additional width of the street. Local and collector roadways
require only 9,500 lumen lights (typically 40 watt lights) and arterial roadways require
22,000 lumen lights (typically 100 watt lights).
The amount of general benefit is established by multiplying the number of arterial
streetlights currently in the city by the difference between the average annual electrical
costs to illuminate a light on an arterial street and a local street. (Electrical costs are
used in this comparison, as the personnel and replacement costs for the various lumens
and wattages of lights are virtually the same.) The table below shows the calculation of
the cost estimate for general benefit for streetlights.
I Harris & Assodates
Item 9; page 19
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
FY 2015-16 COST ESTIMATE COMPARISON OF ELECTRICAL
COSTS FOR THE VARIOUS STREET LIGHTS WITHIN THE CITY
Annual Annual
Amount Cost per Light
$115,704.00 $24.00
$115,704.00
High wattage lights for arterial streets·
70 103 $3.52 $362.56 $4,350.72 $42.24
85 19 $4.28 $81.32 $975.84 $51.36
100 1,600 $5.01 $8,016.00 $96,192.00 $60.12
150 553 $7.51 $4,153.03 $49,836.36 $90.12
200 151 $10.03 $1,514.53 $18,174.36 $120.36
250 15 $12.55 $188.25 $2,259.00 $150.60
Subtotal-2 2,441 $171,788.28
Total 7,262 $287,492.28
General Benefit= $113,204.28
FY 2015-16 Lighting Budget Amount $1,073,689
FY 2015-16 Public Parcel Contribution $28,000
Total Est. Cost Less Public Parcel Contribution* $1,045,689
!General Benefit Percentage 10.8%1
• Based on preliminary budget estimates
March 8, 2016
General
Benefit
Page 10
$0.00
$0.00
$1,878.72
$519.84
$57,792.00
$36,564.36
$14,550.36
$1,899.00
$113,204.28
Therefore, 10.8% of the Street Lighting Improvements on the city's arterial roadways are
considered general benefit, and only 89.20% of these Street Lighting Improvements will
be used to estimate the special benefit costs.
Streetlights on or associated with traffic signals located at arterial-to-arterial connectors
are considered to be 100% general benefit.
In addition to the above, streetlights fronting upon open space areas owned by
governmental agencies and/or managed by a non-profit environmental trust and which
are considered part of the major habitat core areas and/or linkages of the city's Habitat
Management Plan shall be considered as having 100% general benefit.
Street landscaping.
Special Benefit. Trees, landscaping, hardscaping and appurtenant facilities, if well
maintained, provide beautification, shade and enhancement of the desirability of the
surroundings, and therefore increase property value.
• Street trees within the public street parkways provide special benefit to those
properties directly adjacent to those tree-lined parkways.
I Harris & Associates
Item 9; page 20
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
March 8, 2016
Page 11
111 Landscaping and hardscaping within medians in the public streets provide special
benefit to those developments that are directly adjacent to the public medians.
These medians are located in the arterial roadways.
General Benefit.
111 There are no general benefits associated with local street trees.
111 Street trees along the 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 10.9% of all trips are considered
Walking Trips. Therefore, 10.9% of the Street Tree Improvements of the city's
arterial roadways are considered general benefit, and only 89.1% of these Street
Tree improvements will be used to estimate the special benefit costs.
111 Landscaping and hardscaping within medians in the arterial roadways provide only
incidental aesthetic benefits to motorists travelling to, from or through the city.
Therefore, it is deemed that there are no general benefits associated with the
landscaped medians.
Vehicular safety associated with the traffic channelization provided by raised
medians is independent of the landscaping and hardscaping improvements funded
through this Maintenance District. However, median curb replacement costs are
included in the overall replacement costs for the medians. Because raised median
curbs are required for both landscaping and traffic channelization, 50% of the
median curb replacement costs have been removed from the budget.
Benefit Zones
Benefit Zones are used to differentiate between the different types of Improvements to be
maintained and serviced within each such zone. There are two zones of benefit included in this
Annexation.
Zone 10 -Robertson Ranch East Village. The Robertson Ranch East Village development is
located on the north east corner of Cannon Road and College Boulevard. It is comprised
of varying types of land uses that receive special benefit from the street trees, street
lighting, and medians within and directly adjacent to the development. Planning Area 13
is part of the Robertson Ranch West Village development, however it takes access off of
Cannon Road and Wind Trail within the Robertson Ranch East Village. Previously
Planning Area 13 was excluded from the original Zone 10 annexation. Now that Planning
Area 13 is being developed and includes additional improvements, Planning Area 13
being annexed into the existing Zone 10-Robertson Ranch East Village.
There is a 78-unit apartment complex ("APT"), 84 single-family attached units ("SFA"),
320 single-family detached units ("SFD"), a total of 2.02 acres of designated recreation
areas ("Park"), a 15.51 acre Fire Station ("Non-Res") that all have local street lights and
I Harris & Assodates
Item 9; page 21
City of Carlsbad
Street lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
March 8, 2016
Page 12
trees in the public streets directly adjacent to them. There are 23 SFD's and a 0.44 acre
Park that are part of Planning Area 13 that have local street lights and trees in the public
street directly adjacent to them. Both Planning Area 13 and the 15.51 acre Fire Station
("Non-Res") are part of the Robertson Ranch West Village, but are directly adjacent to
the East Village and take access off of Cannon Road and Wind Trail Way. There is a 6.59
acre unplanned area ("Vacant") and a 2.84 acre Water Quality Facility ("Non-Res (Util}")
that do not have public local street lights or street trees. A 5.7 acre option parcel
("Vacant-NAP") are within the development and are taken into consideration when
spreading special benefit, but is not part of this annexation.
It is anticipated that the HOA will maintain the local lighting and street trees. The City
and the owners of the land within Robertson Ranch have an Agreement to provide for
the maintenance of such improvements by the HOA; therefore, annual assessments will
be levied within Zone 10 for the maintenance of the local street lights and trees only if
(a) the HOA fails to maintain such any such street lights and trees pursuant to the
Agreement, (b) as a result of the failure of the HOA to maintain any such Improvements,
the City is required to undertake such maintenance and (c) the HOA has failed to
reimburse the City for the cost of such maintenance as required pursuant to the
Agreement.
The entire development receives special benefit from the arterial street lighting on
College Blvd and Cannon Rd.
The entire development also benefits ,from medians in Cannon Road and College Blvd.
There will be approximately 2,350 linear feet of medians in Cannon Road along the
south east side of the development (which equals approx. 44,650 sf of medians based
on a typical 19' width), and approximately 1,150 linear feet of medians in College Blvd
along the easterly side of the development (which equals approx. 21,850 sf of medians
based on a typical 19' width). The Robertson Ranch development is on both the north
and south side of Cannon Road and the east and west side of College Blvd and will
benefit from the improved aesthetics of the medians; therefore the entire benefit from
the medians in both Cannon Road and College Blvd is apportioned to the Robertson
Ranch development (66,500 sf of medians total in Cannon Road and College Blvd}.
Zone 15-Robertson Ranch West Village. The Robertson Ranch West Village development is
located on the north east corner of El Camino Real and Tamarack Avenue. It is
comprised of varying types of land uses that receive special benefit from the street
trees, street lighting, and medians within and directly adjacent to the development.
There are a total of 1.66 acres of designated recreation areas ("Park") in Planning Area 6
and a total of 173 single-family detached units ("SFD") in Planning Areas 3 and 6 that
have local street lights and trees in the public streets directly adjacent to them. There
are a total of 364 apartment units ("APT") in Planning Areas 7 and 8, 14.85 acres of
designated commercial areas ("Non-Res") in Planning Area 11, 1.20 acres of designated
recreation areas ("Park-NLL") in Planning Area 4 are on designated collector streets, and
I Harris & Assodates
Item 9; page 22
City of Carlsbad
Street lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
March 8, 2016
Page 13
therefore are not considered to have any local street lights or street trees directly
adjacent to them. There are 0.40 acres of Park-NLL in Planning Area 9/10 and 111 single-
family detached units ("SFD-NLL") in Planning Areas 5 and 9/10 that are on private
streets, and therefore are not considered to have any local street lights or trees directly
adjacent to them. There is also 1.78 acres of designed commercial area ("Non-Res-NC")
in Planning Area 2 that i$ located off of El Camino Real that does not benefit from local
or collector street lighting or trees.
Robertson Road (from Tamarack Avenue to the landscaping circle and from Wellspring
Street to West Ranch Street), West Ranch Street, and the public portion of Gage Drive
are designated as Collector Streets. The street lights and street trees along these streets
are classified as Collector 40W Lights, Collector 100W Lights, and Collector Trees. The
annual cost to maintain these collector improvements will be spread among the
development areas that are directly adjacent to and take access from the Collector
Streets. These include the Park, Park-NLL, SFD, SFD-NLL, APT and Non-Res. The Non-Res-
NC development area does not receive special benefit from the trees and lights on the
Collector Streets.
It is anticipated that the HOA will maintain the local lighting and street trees. The City
and the owners of the land within Robertson Ranch have an Agreement to provide for
the maintenance of such improvements by the HOA; therefore, annual assessments will
be levied within Zone 15 for the maintenance of the local street lights and trees only if
(a) the HOA fails to maintain such any such street lights and trees pursuant to the
Agreement, (b) as a result of the failure of the HOA to maintain any such Improvements,
the City is required to undertake such maintenance and (c) the HOA has failed to
reimburse the City for the cost of such maintenance as required pursuant to the
Agreement.
The entire development receives special benefit from the arterial street lighting on El
Camino Real and Tamarack Avenue.
The entire development also benefits from medians in El Camino Real and Tamarak
Avenue. There will be approximately 44,726 square feet of medians in El Camino Real
along the south side of the development and approximately 1,440 square feet of
medians in College Blvd along the easterly side of the development. The Roberson
Ranch West Village is on the north side of El Camino Real and the east side of Tamarak
Avenue. The developments on the opposite sides of El Camino Real and Tamarak
Avenue will benefit from the improved aesthetics of the medians directly adjacent to
this property; therefore 50% of the benefit for the medians in El Camino Real and
Tamarak Avenue is apportioned to the Robertson Ranch West Village (22,363 sf of
medians in El Camino Real and 720 sf of medians in Tamarak Avenue).
I Harris & Assodates
Item 9; page 23
City of Carlsbad
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
ASSESSMENT APPORTIONMENT AND RATES
Equivalent Dwelling Units
March 8, 2016
Page 14
To establish the special benefit to the individual parcels within the District, an Equivalent
Dwelling Unit system is used. Each parcel of land is assigned Equivalent Dwelling Units ("EDUs11
)
in proportion to the estimated special benefit the parcel receives relative to the other parcels
within the District from the streetlights, street trees and medians.
The single-family detached (SFD) residential parcel has been selected as the basic unit for
calculation of assessments; therefore, the SFD residential parcel is defined as one Equivalent
Dwelling Unit (EDU). A methodology has been developed to relate all other land uses to the
SFD residential land use as described below.
Single Family Attached (SFA) Residential. SFA residential uses, including condominiums, are
given a factor of 0.80 EDU per dwelling unit. Based on data from representative cities in
Southern California, the SFA residential factor of 80 percent is determined by the statistical
proportion of relative trip generation from various types of residential uses, in combination
with population density per unit.
Apartment (APT) Residential. APT residential uses, also known as multi-family residential uses,
are given a factor of 0.60 EDU per dwelling unit. Based on data from representative cities in
Southern California, the APT residential factor of 60 percent is determined by the statistical
proportion of relative trip generation from various types of residential uses, in combination
with population density per unit.
Non-Residential (Non-Res). In converting improved non-residential properties to EDUs, the
factor used is the City of Carlsbad average size for a SFD residential lot, which is 1 dwelling unit
per 7,500 sq. ft, or approximately 6 dwelling units per acre. Therefore, Non-Res parcels will be
assessed 6 EDU per acre or any portion thereof.
Vacant/Parks. Parcels that are designated for parks or parcels that are developable but do not
have a finalized development map are assessed based upon the acreage of the parcel. These
properties receive special benefits based on their land, as this is the basis of their value. Based
upon the opinions of professional appraisers, appraising current market property values for real
estate in Southern California, the land value portion of a property typically ranges from 20 to 30
percent of the property's total value. Additionally, the utilization of vacant property is
significantly less than improved property and vacant property has a traffic generation rate of 0.
Therefore, vacant parcels (and park parcels) will be assessed at the rate of 25% of Non-Res
properties, or 1.5 EDU per acre or any portion thereof.
Open Space. Parcels designated as open space do not receive special benefits from the
Improvements and are therefore exempt from the assessment.
The following table summarizes the EDU formula described above.
I Harris & Assodates
Item 9; page 24
City of Carlsbad
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
EDU Formula
Land Use
Single Family Detached Res (SFD)
Single Family Attached Res (SFA)
Apartments (APT)
Developed Non-Residential (Non-Res)
Vacant I Park
Open Space
DU = Dwelling Unit
March 8, 2016
Page 15
EDU Rate
1.0 I DU
0.8 I DU
0.6 I DU
6.0 I acre
1.5 I acre
0.0 I acre
The following tables provide the EDU's for the various types of special benefits associated with
each Zone, FY 2015-16 budget rates and the calculated maximum assessment rates for FY 2015-
16. The FY 2015-16 assessment rate will be the lesser of the budget rate and the maximum rate.
Estimated FY 2015-16 Assessment Allocation and Rates
FY 15-16 FY 15-16
Local Collector Arterial Collector Arterial Budget Maximum FY 15-16
Light Light Light Tree Tree Tree Median Rate Rates Maximum
Development DU Acres EDU EDU EDU EDU EDU EDU EDU ($/EDU) ($/EDU) Asmt
Zone 10-Robertson Ranch East Village
*APT 78 46.80 46.80 46.80 46.80 $270.56 $253.32 $11,855.38
* SFA 84 67.20 67.20 67.20 67.20 $270.56 $253.32 $17,023.10 --* SFD 304 304.00 304.00 304.00 304.00 $270.56 $253.32 $77,009.28
* Park 2.02 3.03 3.03 3.03 3.03 $270.56 $253.32 $767.56
* SFD 16 16.00 16.00 16.00 16.00 $270.56 $253.32 $4,053.12
* Non-Res (Util) 2.84 17.04 17.04 $119.33 $127.69 $2,033.43
*Vacant 6.59 9.89 9.89 $119.33 $127.69 $1,179.61
* Non-Res (Fire Station) 15.51 93.06 93.06 93.06 93.06 $270.56 $253.32 $23,573.96
SFD (PA13) 23 23.00 23.00 23.00 23.00 $270.56 $253.32 $5,826.36
Park (PA13) 0.44 0.66 0.66 0.66 0.66 $270.56 $253.32 $167.19
* Vacant (NAP) 5.7 8.55 8.55 $119.33 $127.69 $0.00
553.8 589.2 553.8 589.2 $143,488.99
Zone 15-Robertson Ranch West Village
APT (PA 7) 96 57.6 57.6 57.6 57.6 57.6 $84.24 $84.24 $4,852.51
APT(PA 8) 268 160.8 160.8 160.8 160.8 160.8 $84.24 $84.24 $13,546.59 --Non-Res-NC (P A 2) 1.87 11.2 11.2 11.2 $51.71 $51.71 $580.15 --$84~24-$84.24 $7,506.22 Non-Res (PA 11) 14.85 89.1 89.1 89.1 89.1 89.1
Park (PA 6) 0.74 1.1 1.1 1.1 1.1 1.1 1.1 1.1 $271.09 $271.09 $301.63
Park (PA 6) 0.91 1.4 1.4 1.4 1.4 1.4 1.4 1.4 $271.09 $271.09 $371.91
Park-NLL (PA 4) 1.20 1.8 1.8 1.8 1.8 1.8 $84.24 $84.24 $151.64
Park-NLL (PA 9/10) 0.40 0.6 0.6 0.6 0.6 0.6 $84.24 $84.24 $50.46
SFD (PA 3) 87 87.0 87.0 87.0 87.0 87.0 87.0 87.0 $271.09 $271.09 $23,585.12
SFD (PA 6) 86 86.0 86.0 86.0 86.0 86.0 86.0 86.0 $271.09 $271.09 $23,314.03 ·-·-SFD-NLL (PA 5) 36 75.0 75.0 75.0 75.0 75.0 $84.24 $84.24 $6,318.37
SFD-NLL (PA 9/10 75 75.0 75.0 75.0 75.0 75.0 $84.24 $84.24 $6,318.37
175.5 635.4 646.6 175.5 635.4 646.6 646.6 $86,897.00
*Areas already part of Zone 10 and not included as part of this annexation
I Harris & Assodates
Item 9; page 25
City of Carlsbad
Street lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTD
ASSESSMENT ROLL
March 8, 2016
Page 16
The Assessment Roll below is a listing of the proposed maximum assessment for Fiscal Year 15-
16 apportioned to each lot or parcel, as shown on the last equalized roll of the Assessor of the
County of San Diego.
The description of each lot or parcel is part of the records of the Assessor of the County of San
Diego and these records are, by reference, made part of this Report.
Current FY15-16
Assessor's Parcel Land Maximum Estimated
Parcel No. Zone Acres Use Asmt* Asmt
208-010-44-00 (port) 10 4.80 Vacant $5,993.55 $0.00
208-010-44-00 (port) 15 199.74 Vacant $86,897.00 $0.00
Total: $92,890.55 $0.00
The maximum annual maintenance assessment will be increased for cost of living each year
according to the change in Consumer Price Index (CPI) for the San Diego County area. (Any
other increases or changes in the methodology of the Assessment must be submitted for
property owner approval.)
No assessments will be collected until the improvements have been constructed within the
Zones.
I Harris & Assodates
Item 9; page 26
City of Carlsbad
Street lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTE
ASSESSMENT DIAGRAM
March 8, 2016
Page 17
Assessment Diagram for the Maintenance District Annexation is provided on the following
page.
I Harris & Assodates
Item 9; page 27
City of Carlsbad
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
ROBERTSON RANCH • WEST VILLAGE
RANCHO COSTERA
Carlsbad, California
Zone 15-Robertson
Ranch-West r~~o-1 t.==::!::!=:~---------------------l Village
'--------------'
Bl Harris & Associates
March 8, 2016
PA 13 is being