HomeMy WebLinkAbout1976-11-02; City Council; 3797; Green Valley Knolls OS maintenance districtCITY OF CARLSBAD
AGENDA BILL NO. 3 7 J 7 '.
DATE: ___ November 2. 1976
DEPARTMENT: Engineering ____ C. Mgr
Subject: OPEN SPACE MAINTENANCE DISTRICT PETITION
LA COSTA LAND COMPANY (GREEN VALLEY KNOLLS)
Statement of the Matter
Exhibit "F" is a petition submitted by La Costa Land Company, in
accordance with Section 50590 of the Government Code, requesting
the City to form an OPEN SPACE MAINTENANCE DISTRICT. Prior to
considering the petition, the law requires that a "PRELIMINARY
REPORT" be prepared (see Exhibit "A") and that the Planning
Commission review the Preliminary Report and make a recommendation
to City Council. The Planning Commission reviewed the Preliminary
Report on October 13, 1976 (see Planning Commission Resolution
No. 1278, Exhibit "G").
EXHIBITS:
A. Preliminary Report dated October 8, 1976
B. Open Space Parcels and Assessed Valuations
C. Wall map (Final Map Indexjjgjjfj^fexisting open space easements)
D. Wall map (Open Space MaintenanceDistrict Boundary Map)
E. Wall map (Proposed Open Space Maintenance Areas Map)
F. Petition from La Costa Land Company dated July 7, 1976
G. Planning Commission Resolution No. 1278
RECOMMENDATION:
4
If the Council wishes to proceed with the formation of the
District, they should direct the City Attorney to prepare an
"Ordinance of Intention to Form an Open Space District" in
accordance with Section 50593 of the Government Code.
Council acTtion
11-2-76 The matter was continued for addiditonal staff information,
. i.e. review of assessed valuation of property within the proposed
district and cost if City were to subsidize the district for a
period of time and level of maintenance.
Councilwoman Casler requested the City Manager to report on
the impact of other open space areas within the City.
MEMORANDUM - October 8, 1976
TO: Planning Commission
FROM: City Engineer
SUBJECT: OPEN SPACE MAINTENANCE DISTRICTS - LA COSTA
PRELIMINARY REPORT
On July 7, 1976 the La Costa Land Company submitted two petitions
signed by La Costa Land Company and approved by the recorded
owners, "The Trustees of Central States Southeast and Southwest
Areas Pension Fund," requesting that the City form two (2) open
space maintenance districts in the La Costa area, in accordance
with California Government Code, Section 50590. The property
owners who signed the petition are on land whose assessed value
exceeds (25%) twenty-five percent of the total assessed value
of the assessable land in the District, as required by Section
50590 of the Government Code.
The subject area includes approximately 628 acres, shown on the
latest assessor's rolls in 15 separate parcels. Subsequent to
the petition being submitted, Parcels 216-122-07, 27, and 28,
255-010-017, and 216-131-04 have been subdivided into 227 parcels
(known as Carlsbad Tract 75-7, Green Valley Knolls) as shown on
Exhibit "C". The total assessed valuation within the proposed
district is currently $1,381,825. It is conservatively estimated
that, upon completion of the subdivision shown in CT 75-7, the
assessed valuation in the proposed maintenance district would be
a minimum of $2,105,200.
The proposed open space area to be maintained by the District
consists of approximately 17.04 acres of existing dedicated open
space (see Lot 224 and portions of Lot 225 and 227 - Exhibit "C"),
plus approximately 7 acres of graded slopes which face and directly
abut public streets. These additional slopes are anticipated to
be dedicated as open space easements prior to the final formation
of the District and are shown shaded in yellow on Exhibit "E".
In order to provide the required maintenance and administrative
services for the District, it is estimated that $17,500 will need
to be generated annually from the Open Space Maintenance District.
Section 50613 of the Government Code provides for a maximum ad
valorem tax levy of $0.50 per $100 of assessed valuation. The
earliest that a tax rate could be levied is next fiscal year
(1977-78) and funds would not be available to the District until
early 1978.
EXHIBIT "A
Planning Commission -2- October 8, 1976
The following chart may be useful in analyzing the time of, and
the setting of the tax rate:
Estimated Revenues
Assessed Required - Assume 8% Funds would be Tax Rate
Fiscal Year Valuation Annual Inflation available by Required
1976-77 $1,381,825 $17,500 Feb. 1978 $1.26
1977-78 2,105,200 (est.) 18,900 Feb. 1979 0.90
1978-79 3,335,964 (est.) 20,412 Feb. 1980 0.61
1979-80 4,408,800 (est.) 22,044 Feb. 1981 0.50
1980-81 5,008,551 (est.) 23,807 Feb. 1982 0.48
It appears that the District would not be self-supportive until February
1981, when the maximum tax rate of $0.50 would generate sufficient funds
to support the maintenance of the District. This does not preclude the
formation of the District since there are several policy options that
may be considered as follows:
1. The level of maintenance could be reduced to an absolute minimum
until the assessed valuation generates sufficient funds to adequately
maintain a higher level of landscaping. This option may require a
delay to the installation of permanent landscaping until sufficient
funds were available to provide adequate maintenance.
2. The petitioners could install and maintain the landscaping until
the assessed valuation was high enough to support District mainte-
nance .
3. The petitioners could supplement the revenues from the maximum tax
rate, until the assessed valuation was high enough to support the
District.
4. The City could use general fund or other revenues to supplement
the District until it was self-sufficient.
5. The petitioners and the City could share the cost of "subsidizing"
the District until it was self-sufficient.
6. The proceedings for the formation of the District could be terminated
by the City Council.
EXHIBIT "A
w
Planning Commission -3- October 8, 1976
Each year it would be necessary to update the District due to new
subdivisions within the District,, new open space areas, changes in
level of service, parcel changes, etc.
The La Costa Land Company has requested that no action be taken at
this time on Open Space Maintenance District No, 2 since they are
considering enlarging this District.
Attached as part of this report is a memorandum dated September 30,
1976 from the Director of Parks and Recreation outlining open space
maintenance district cost analysis.
RECOMMENDATION;
Approve Resolution No. I^ClS approving the Preliminary Report on
Open Space Maintenance District No. 1 and recommending the establish-
ment of a Maintenance District for Open Space,
Tim Flanagan
City Engineer
TCF:ms
EXHIBIT
MEMORANDUM
TO : Bill Baldwin, Assistant City Manager
FROM : Ed Johnson, Director of Parks and Recreation
DATE : September 30, 1976
SUBJECT: GREEN VALLEY KNOLLS CT 75-7 OPEN SPACE MAINTENANCE
DISTRICT COST ANALYSIS
The data compiled for the cost study came from private and
public agencies. In both of the public agencies contacted
within San Diego County, that have open space maintenance
districts, maintenance services are contracted to private
firms.
The City of San Diego has been contracting the maintenance
for over three years, and feel that by cutting the costs
of administrative overhead, supervision, equipment acquisi-
tion, maintenance and employee benefits, the savings benefit
the people who are assessed.
The success of this program is attributed to:
1. Specifications which are written tightly to incorporate
all the aspects of maintenance, including labor, equip-
ment, materials, scheduling, payment, etc.
2. Inspectors checking the work being done, making sure the
specifications are being followed.
3. Having control over the initial installation of the
landscape and irrigation, from conception of plan, to
completion of maintenance period. The city would recom-
mend the type of landscape and irrigation to be incor-
porated into a landscaped type of open space, keeping in
mind long term maintenance costs and aesthetic aspects
derived from the landscape.
4. Having the ability to change the level of maintenance
on the request of the majority of residents within a
district, either higher for a more refined and manicured
look or lower to keep within a specified assessment figure.
EXHIBIT "A" —
- 2 -
If the city was to .maintain the open spaces in a like manner,
as that of contractual maintenance, items 1 and 2 would be
eliminated and the factors of hiring personnel to maintain
the open space, acquisition of vehicles, equipment, and mate-
rials to maintain the slopes; backup repairs and maintenance
of vehicles and equipment; and organizing and administration
of the program would be incurred.
The first maintenance district to be considered is La Costa
Land Company's Green Valley Knolls CT 75-7 Tract which has
3 different kinds of maintenance within its boundaries.
Natural Open Space - which are those areas that lay
undeveloped in their natural state, with native vege-
tation, usually composed of heavy underbrush.
Annual maintenance in this area would include periodic
checks for litter and erosion control, fire and safety
access.
The majority of the cost within the natural open space
would be labor and equipment. Some materials may be
used from time to time for weed control around the
perimeter of the area.
The natural open space areas within the Green Valley
Knolls subdivision encompass 16.00 acres, (13.14 acres
over lot 226, and 2.86 across lot 223).
Landscaped Open Space - include areas which have been
graded, exposing raw soil which must be planted mainly
for erosion control but also for beauty. Usually these
banks or flat areas are irrigated and planted.
Annual maintenance consists of watering, fertilizing,
irrigation repair, trimming trees and shrubs, weed con-
trol, litter and erosion control, and repair of any
facilities or structures.
Cost incurred for the area will be labor, equipment.
The area of landscaped open space within Green Valley
Knolls exists on portions of lot 221, 222, 223, which
totals 1.19 acres.
EXHIBIT
- 3 -
An alternate area of consideration is the interior
slopes within the project which abutt city right-of-
ways totaling 5.85 acres.
Special Landscaped Areas - these are areas within
the open space district which receive a high level
of maintenance. In the Green Valley. Knolls sub-
division t this area falls in the form of 20 foot
wide easements over lots 16, 34, 172 and 186,
totaling .27 acres.
Annual maintenance would be the same as that for
landscaped open space except for the additional
maintenance of walkways. The walkways would need
periodic sweeping or hosing down. ^ The expense
would be mainly manpower. The total cost per acre
is extremely high.
Data gathered from private firms included cost figures and
problems in implementation of the program.
Two contractors were contacted that do open space maintenance
for the City of San Diego and the City of Chula Vists. One
of the firms, Environmental Care, Inc., is doing extensive
contracting with the City of San Diego and Chula Vista. Dis-
cussions with Howard Meese, Manager in charge of operations,
included cost of contracting and problems incurred in the
operation.
The average cost for areas of 100 acres or more, which could
encompass all or portions of all items within a district, are
as follows:
Cos t/Month/Acre
1. Maintaining Turf Under
Automated System $400.00
1A. Maintaining Turf Under
Manual System 700.00
2. Maintaining Ground Cover
Under Automated System ' 175.00
2A. Maintaining Ground Cover
Under Manual System 300.00
3. Hydroseeded Bank Under
Automated System - 85.00
EXHIBIT "A"
7
- 4 - -
Cost/Month/Acxe
3A. Hydroseeded Bank Under
Manual System $140.00
4. Maintaining Natural
Open Space 25.00
Another private firm, Consolidated Facilities Services,
was contacted to confirm the costs of various forms of
maintenance. They were within 10% of Environmental Care,
Inc. Both of these firms do approximately 75% of all
open space maintenance work for the Cities of San Diego
and Chula Vista.
The problems•in implementing-the program from the contrac-
tors point of view and the cities, are the specifications
and the interpretation of both parties involved. Inspec-
tors play a big part in this either by being too lenient,
or too strict in their enforcement.
The figures for maintaining the open space maintenance
district for Green Valley Knolls under a contractual
system would be:
Area Acreage Cost/Month/Acre Year
1. Natural Open
Space 16.00 $ 25.00 $ 4,800.00
2. Landscaped Open
Space 1.19 85.00 1,213.80
3. 20' Easements .27 300.00 972.00
4. Interior Slopes 5.85 85.00 5,971.07
ANNUAL TOTAL: ?12,956.87
Cost includes labor and material, but does not include cost
for administering the program. A figure of 10% for overhead
equaling $1,259.69 would bring the total annual figure for
maintenance within the district to $14,216.56.
EXHIBIT
— 5 —
Costs of maintaining the district using city staff would
be:
1. Personnel - 1 Full Time Park Caretaker
2. Vehicle - 1 Pickup Truck to Haul
Equipment and Materials
3. Equipment - Hoses, Brooms, Pruners,
Rakes, Shovels, etc.
4. Material - Fertilizer, Insecticides,
Weed Killers, etc.
5. Administration - Back-up Staff
10% of Cost
ANNUAL TOTAL
$ 8,500.00/yr,
6,000.00/yr.
.1,000.00/yr.
2,000.00/yr.
1,750.00/yr.
$19,250.00
EXHIBIT "A
.j- PARCEL NO.. OWNER . ASSESSED VALUE
216-122-07 Trustees of Central States Southeast & $ 85,000.00
Southwest Areas Pension Fund, The
SSSO^West Bryn Mawr Avenue
Chicago, Illinois 60631
216-122-28 , " 47,500.00
216-122-27 , " 52,500.00
216-131-04 " 25,000.00
216-131-05 " 5,700.00
255-010-17 " 31,125.00
255-010-18 " 62,500.00
255-010-9 " 187,500.00
255-041-14 " 281,250.00
255-021-04 " 12,500.00
255-030-10 " 137,500.00
255-030-11 " 21,250.00
255-030-09 Trustees of Central States Southeast & 95,000.00
Southwest Area Pension Fund, The
c/o Comptroller
8550 West Bryn Mawr Avenue
Chicago, Illinois 60631
255-031-05 " . 200,000.00
255-r031-08 Trustees of Central States Southeast & 137,500.00
Southwest Area Pension Fund, The
c/o Burton L. Kramer
Costa Del Mar Road
Carlsbad, California 92008
TOTAL $ 1,381,825.00
EXHIBIT "B1
LBCOStB
July 7, 1976
Mrs. Margaret Adams, Clerk
CITY OF CARLSBAD
1200 Elm Avenue
Carlsbad, California 92008
Re: Petition for Formation of Open Space Maintenance District
Dear Mrs. Adams:
Pursuant to California Government Code Section 50590, the undersigned
being the owners of the hereinafter described property do hereby petition
the City of Carlsbad for the formation of an Open Space Maintenance
District, herein "District", as prescribed in Section 50590 et seq of
the California Government Code.
The general boundaries of said District are shown on the attached plat
and include the following assessor's parcels:
216-122-07 255-041-14
216-122-28 255-021-04
216-122-27 255-030-10
216-131-04 255-030-11
216-131-05 255-030-09
255-010-17 255-031-05
255-010-18 255-031-08
255-010-09
The open space to be maintained is generally described as follows:
Lot 226, and portions of Lots 223 and 227 of Carlsbad
Tract 75-7 according to tentative map thereof;
That certain 20 foot easement over Lots 16, 34, 172
and 186 of said Carlsbad Tract 75-7;
Those slope areas in said Carlsbad Tract 75-7; and
Such other similar open space areas in other portions
of the proposed District as the Carlsbad City Council
may find appropriate.
COSTA DEL MAR ROAD • CARLSBAD, CALIFORNIA 92OO8 • AREA CODE 714 • TELEPHONE 729-9111
EXHIBIT "F"
//
Mrs. Margaret Adams
July 7, 1976
Page Two
The maintenance to be done in the above-mentioned open space is generally
described as the maintenance of the landscaping on said open spaces and
slopes as well as the maintenance of the pedestrian rights of way in the
above -mentioned 20 foot easements.
Please be so kind as to certify to the City Council of the City of Carlsbad
that this petition has been signed by owners of assessable land in the
proposed District, owning lands of an assessed value of not less than
twenty -five percent (25%) of the total assessed value of all assessable
land in the District. Upon your certification, please present this petition
and your certificate to the City Council.
Very truly yours,
LA COSTA LAND COMPANY
Burton L. Kramer
Vice President
APPROVED:
TRUSTEES OF CENTRAL STATES,
SOUTHEAST AND SOUTHWEST AREAS
PENSION FUND
By
Donald R. Rochambeau, their
attorney in fact
cc: Vincent Biondo, Esq.
Paul Bussey
EXHIBIT
STATE OF CALIFORNIA:
COUNTY OF SAN DIEGO: SS'
I, MARGARET E. ADAMS, City Clerk of the City of
Carlsbad, County of San Diego, State of California,
hereby certify that I have reviewed the Petition for
Formation of Open Space Maintenance District dated
July 7, 1976 from the La Costa Land Company, and in
accordance with Section 50590 of the Government Code
of the State of California I have caused it to be checked,
I further certify that the petition is signed by not less
than twenty-five percent (25%) of the total assessed
value of all assessable land in the district as shown by
the last equalized County Assessment Roll.
Witness my hand and the seal of said City of Carlsbad
this 29th day of October, 1976.
(SEAL)
•*«*.*«.-" ""*. »**
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RESOLUTION NO. 1278'
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF" CARLSBAD, CALIFORNIA, MAKING RECOMMEN-
DATIONS ON FORMATION OF PROPOSED OPEN SPACE
MAINTENANCE DISTRICT NO. 1
WHEREAS, the Preliminary Report was submitted to the
Planning Commission in accordance with Section 50591 of the
Government Code; and
WHEREAS, the Planning Commission has reviewed the
Preliminary Report submitted by the City Engineer; and
WHEREAS, the open space of the proposed District was
dedicated to the City on Tract Map. No. 8379;
NOW, THEREFORE, BE IT RESOLVED as follows:
That the Preliminary Report attached hereto as Exhibit
"A" and made a part of this resolution be presented to the City
Council of the City of Carlsbad for consideration and further
action, in accordance with Section 50592 of the Government
Code.
PASSED, APPROVED, AND ADOPTED at a.regular meeting of
the Carlsbad Planning Commission held on the 13th day of
October , 1976 by the following vote, to wit:
AYES: Commissioners Jose, L'Heureux, Nelson, Larson, and
Rombotis.
NOES: Commissioner Fikes.
ABSENT: Commissioner Watson.
ABSTAIN:None
juuZ?
Stephen M. L'Heureux7 Chairman
ATTEST:
Donald A. Agatep, Seqretaky
EXHIBIT