HomeMy WebLinkAbout1991-09-03; City Council; 11327; GROWTH MANAGEMENT FINANCING PLAN FOR LOCAL FACILITIES MANAGEMENT ZONE 7Ir 'V '
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GROWTH MANAGEMENT FINANCING PLAN
FOR LOCAL FACILITIES MANAGEMENT
AB#1/.3a3_ TITLE:
MTG. 9 9- 91
D E PT. ,-L ZONE 7 c ITY
RECOMMENDED ACTION:
Adopt Resolution No. 41 * h42- approving the Growth Management Financing Pla
Facilities Management Zone 7.
ITEM EXPLANATION
Chapter 21.90 of the Carlsbad Municipal Code requires that each Local Facilities M,
Zone have an approved Local Facilities Management Plan (LFMP) as a prerc
development within the Zone. The LFMP must include a Financing Plan meeting ceri
as described in the Code. A number of LFMPs, including Zone 7, have been adopt€
condition that they submit and obtain approval of a Financing Plan prior to fi
subdivision map or obtaining a grading or building permit. The preparation of adec
Financing Plans has been awaiting a financing mechanism for the Citywide facilities.
the Mello Roos Community Facilities District (CFD) has been formed, Zone Financin!
being submitted which meet all of the criteria of the Municipal Code. The first of tl
Financing Plan for Zone 7.
The LFMP for Zone 7 was adopted by the City Council on December 5, 1989.
property owner in the Zone, Lyon Communities, then submitted the draft Financing PI(
review. Because this plan is the first of its kind and will serve as a prototype for s
Financing Plans, it has received very careful review. Staff is now ready to recommen
of the Zone 7 Financing Plan.
The plan employs a combination of direct developer funding, participation in the City
bonds, construction agreements, and payment of fees to finance the public facilities
serve development within Zone 7. A summary of the facilities and financing mec
provided as Exhibit 2. The key facilities requirements are briefly discussed below.
Citywide facilities needed at this time to serve development in Zone 7 include the Libr(
Central Maintenance and Warehouse Facility. In later years, Veterans Memoria
additional City Administrative facilities will be needed. These Citywide facilities will
through the CFD.
The primary local facility addressed in the plan is the College Boulevard/Cannon Road (
from the northern City Limit to El Camino Real. Lyon Communities will fully fund and
to major arterial width the portion of College Boulevard from Carlsbad Village Dr
northern City Limit concurrent with the first phase of development. The first phase \i
of Villages Q, T, and L-1 which total 566 dwelling units. Also to be constructed wi
phase will be widening of Carlsbad Village Drive from Tamarack Avenue to College
The remainder of the CollegeKannon link from Carlsbad Village Drive to El Camino RE
constructed by Lyon with development in the remaining villages within the zone.
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Page Two of Agenda Bill No. I1,3a’?
Other significant developer-funded items include drainage and sewer facilities. These
will be funded and constructed when needed as determined by the City Engineer.
In conclusion, the Zone 7 Financing Plan meets all of the requirements of Section 21.
Municipal Code with respect to financing. With adoption of this plan, Zone 7 can pro(
development as long as all performance standards continue to be met.
ENVIRONMENTAL REVIEW
The Planning Director has determined that the environmental impacts of the project ha\
been considered in the original issuance of a Negative Declaration dated August 19,
the Zone 7 Local Facilities Management Plan; and, therefore, a Notice of Prior Envir
Compliance was published on June 27, 1991.
FISCAL IMPACT
The purpose of the Zone 7 Financing Plan is to assure that adequate funding will be
from appropriate sources to construct the capital facilities required to serve developmei
7. Adoption and, implementation of the plan will guarantee private funding for a n
facilities concurrent with need. City funding will be involved only to the extent that pri
scheduled and funds are available through the City’s Capital Improvement Program.
EXHl BITS
1. Resolution No. 7 I -2s L
2.
3. Zone 7 Financing Plan
Zone 7 Facilities Financing Matrix
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RESOLUTION NO. 91-393
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CA
CALIFORNIA APPROVING A PUBLIC FACILITIES FINANCING PLAN FC
FACILITIES MANAGEMENT ZONE 7.
WHEREAS, Section 21.90 of the Carlsbad Municipal Code requires the prep
a Local Facilities Management Plan as a prerequisite to development within speci
Facilities Management Zones; and
WHEREAS, said Local Facilities Management Plans must contain a plan for
the public facilities required to serve development within the Local Facilities Ma
Zone; and
WHEREAS, certain Local Facilities Management Plans, including the plan f
have been adopted by the City Council on condition that they prepare and
acceptable Financing Plan prior to recordation of any final map or issuance of ai
permit or building permit within the zone; and
WHEREAS, Lyon Communities, the major property owner within Loca
Management Zone 7 has prepared and submitted a Financing Plan which meet!
requirements of Section 21.90 of the Carlsbad Municipal Code, and staff rei
approval of the Financing Plan as submitted. 1
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of i
California, as follows:
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2.
That the above recitations are true and correct.
That the Financing Plan for Local Facilities Management Zone :
approved as submitted.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the City Cob
the City ofcarlsbad on the 3rd day of September , 1991, by the followir
wit:
AYES: Council Members Lewis, Kulchin, Larson, Stanton an
NOES: Ibne
ABSENT: None
ATTEST:
&XL 2- RcLLkkM-
ALETHA L. RAUTENKRANZ, City Clerk\
(SEAL)
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EXHIBIT 2
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CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
ZONE 7
LOCAL FACILITIES MANAGEMENT PLAN
- FINANCINGPLAN -
Prepared for:
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009
Prepared by:
Hofman Planning Associates
2386 Faraday Avenue, Suite 120
Carlsbad, California 92008
(619) 438-1465
August 23, 1991
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INDIVIDUALS RESPONSIBLE FOR THE PREPARATION OF THI[S PLAN
SPONSORING LAND OWNER:
LYON COMMUNITIES
4330 La Jolla Village Drive, Suite 130
San Diego, California 92122
(619) 546-1200
George Haviar
CONSULTANTS :
HOFMAN PLANNING ASSOCIATES
2386 Faraday Avenue, Suite 120
Carlsbad, California 92008
(619) 438-1465
Bill Hofman
Grace Manues
HUNSAKER & ASSOCIATES
10179 Huennekens Street, Suite 200
San Diego, California 92121
(619) 558-4500
David Hammar
Greg Gallagher
CITY OF CARLSBAD:
Jim Elliott, Financial Management Director
Don Rideout, Senior Management Analyst
Brian Hunter, Senior Planner
Steven C. Jantz, Associate Engineer
W TABLE OF CONTENTS W
Executive Summary ......................... 1
FinancingMatrix ....................... 3
City Administrative Facilities
Conditions.. .......................... 4 Financing ............................ 4
Library Facilities
Conditions.. .......................... 5
Financing ............................ 5
Wastewater Treatment Capacity Conditions.. .......................... 6
Financing ............................ 6
Conditions ............................
Financing 7
Conditions.. .......................... 8
9 Financing ............................
Conditions.. .......................... 17
Financing 20
Park Facilities
I ............................
Drainage Facilities
Circulation Facilities
............................
Fire Facilities Conditions 28
Financing 28
............................ ............................
Open Space Conditions.. .......................... 29
Financing ............................ 29
Conditions.. .......................... 30
Financing ............................ 30
Conditions.. .......................... 31
School Facilities
Sewer Facilities
Financing ............................ 34
Water Facilities Conditions.. .......................... 43
Financing ............................ 44
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EXECUTIVE SUMMARY
This financing plan details how the public facilities and improvements that are required to
maintain the adopted Growth Management performance standards for Zone 7 will be
financially guaranteed. This plan addresses all applicable general and special conditions
contained within the adopted Zone 7 Local Facilities Management Plan (LFMP)’. Both the
LFMP and this financing plan were prepared pursuant to the City’s Growth Management
Program and Chapter 21.90 of the Carlsbad Municipal Code.
In preparing this financing plan, it became clear that no single financing mechanism could
satisfy the complex infrastructure requirements of this zone. Therefore, several financing
techniques are being used to address both the need for upgrading facilities, enabling them tc
facilities as development occurs. The following financing techniques will be used to
guarantee the public facilities needed to serve future development within Zone 7:
A. Developer Funding,
conform with the adopted performance standards, and to ensure conformance of future
Many of the drainage, sewer, water and circulation improvements will be directly
funded and constructed by the developer(s) . Facilities earmarked for developer
funding are limited to those which normally would have been imposed as a condition
of approval of a tentative map under the City’s existing development review process.
Without these essential facilities, the associated subdivisions could not be developed.
Therefore, the City is already guaranteed that these specific facilities will be
constructed concurrent with need; no further action is required at this time.
B. Bonds
The developer shall post a surety bond to ensure the construction of a drainage
detention basin and a sewer line upgrade and the removal of a temporary sewer pum]
station. The form of the bond shall be substantially similar to the City’s standard
faithful performance bond. The amount of the bond(s) shall be based upon the best
available information satisfactory to the City Engineer at time of posting.
Execution of the bond agreement shall constitute the financial guarantee for this
facility.
Reimbursement Agreements with the City
When appropriate, the City may enter into a reimbursement agreement with the
developer for any facility which is included in a City impact fee program. The
source of reimbursement shall be from the appropriate City impact fee. The schedule
for reimbursement shall be based on the City’s capital improvement program and the
C.
1 Adopted by the City Council on December 5, 1989 per City Council Resolution No. 89
424.
Zone 7 Finance Plan 1 8/23/91
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availability of unobligated impact fee revenue.
Coordination with Financing; Plans for Other Zones
Several facilities discussed in this plan are also required of other zones and property
owners. Developers of Zone 7 may enter into private agreements with other propert
owners to address reimbursement for such facilities. Any such agreement must be
recorded against the title of the participating properties and a copy of the recorded
document must be provided to the City’s Growth Management Division.
Per the Growth Management Ordinance, future finance plans for other zones which
impact facilities in common with Zone 7 shall be coordinated with the Zone 7 Financ
Plan. Coordination, however, shall not require identical funding methods,
D.
E. Timing; of Development
This plan is based on the assumption that development in Zone 7 will precede
development in other zones that share certain facilities with Zone 7. In the event th;
another zone develops earlier than anticipated and constructs a facility needed by
Zone 7, this plan may need to be amended.
Development in Zone 7 is contingent upon the satisfaction of all eleven growth
management performance standards per Chapter 21.90 of the Carlsbad Municipal
Code.
F. Additional Facilitv Requirements
Further facility requirements may be identified through individual Master Plan and/a
project review.
The appropriate financing mechanism for each special condition was determined based on tl
scale, scope and timing of the improvement. The following matrix summarizes the financir
strategy for each public facility and also correlates the schedule of facilities requirements to
individual development projects within Zone 7.
A discussion of each facility follows, including the presentation of all special conditions
contained in the approved Zone 7 LFMP and an analysis of the financial guarantee for eacf
special condition.
Zone 7Finance Plan 2 8/23)
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4 4 4 4 $444444
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CITY ADMINISTRATIVE FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of City Administrative Facilities refer to the Zone 7
LFMP, pages 57 to 63.
General Conditions
If the adopted performance standard for city administrative facilities is
not being complied with, then residential development in Zone 7 will
be stopped until the performance standard is met.
Special Conditions
No special conditions.
II. FINANCING
Zone 7 will contribute to the funding of City Administrative Facilities through
participation in the Citywide Mello-Roos Community Facilities District and through
the payment of Public Facilities Fees (PFF).
Zone 7 Finance Plan 4 8/23/93
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LIBRARY FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of library facilities refer to the Zone 7 LFMP, pages
64 to 71.
General Conditions
If the adopted performance standard for library facilities is not being
complied with, then residential development in Zone 7 will be stopped
until the performance standard is met.
SDecial Conditions
No special conditions.
II. FINANCING
Zone 7 will contribute to the funding of library facilities through participation in the
Citywide Mello-Roos Community Facilities District and through the payment of
Public Facilities Fees (PFF).
Zone 7 Finance Plan 5 8/23/!
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WASTEWATER TREATMENT CAPACITY
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of wastewater treatment capacity refer to the Zone 7
LFMP, pages 72 to 79.
Special Conditions
The following action shall be pursued jointly by each sewer district to ensure adequa
wastewater treatment capacity through the year 2000:
A. Monitor Encina treatment plant flows on a monthly basis to determine actual
flow rates and to have an early warning of capacity problems.
II. FINANCING
Sewer connection fees provide the primary source of funding for both sewer line
upgrades and expansion of treatment plant capacity. The timing of sewer facilities
upgrades and the mechanism of financing are critical to analysis of the adequacy of
funding for plant expansion. Carlsbad Sewer Service District has projected Capital
Improvement Funds to provide for needed facilities.
NO special financing mechanism for wastewater treatment facilities is required as a
condition of development within Zone 7.
Zone 7 Finance Plan 6 8/23/9.
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PARK FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of park facilities refer to the Zone 7 LFMP, pages 80
to 88.
Special Conditions
A. All development shall pay Park-in-Lieu Fees and Public Facility Fees for Parl
District 2.
No residential development shall be allowed after 1992 unless actions have
been taken by the City to construct additional park facilities.
B.
11. FINANCING
A. Condition A
All development shall pay Park-in-Lieu Fees and Public Facility Fees for Parl
District 2.
B. Condition B
On June 19, 1990, the City Council took specific action to keep Larwin Park
on schedule; this 22.3 acre park will be constructed in 1991-92. Demand for
additional park facilities is not date specific, but is based on adopted thresholc
per the performance standards. Residential development will be allowed to
continue in the northeast quadrant as long as all performance standards are
satisfied.
Zone 7 Finance Plan 7 8/23/9
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DRAINAGE FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of drainage facilities refer to the Zone 7 LFMP, page
89 to 97.
A. All future development in Zone 7 will be required to construct any future Zor
7 storm drain facilities identified in the current Drainage Master Plan and
revised Drainage Master Plan as determined by the City Engineer. Any
facilities necessary to accommodate future development must be guaranteed
prior to the recordation of any final map, issuance of a grading permit or
building permit, for any development requiring future storm drain facilities in
Zone 7.
Prior to the recordation of the final map, issuance of grading permit or
building permit, whichever occurs first for any specific village within Zone 7
the developers of that project are required to:
1.
B.
Pay the required drainage area fees established in the current Drainagc
Master Plan and;
Execute an agreement to pay any drainage area fees established in the
forthcoming revised Master Drainage Plan.
2.
C. WATERSHED A
1. Prior to the recordation of the first final map, issuance of grading
permit or building permit, whichever occurs first within Watershed A
of Zone 7, the developers are required to financially guarantee the
construction of the 36" continuation of the storm drain in College
Boulevard northerly into the City of Oceanside.
Financing:
The cost of the proposed 36" storm drain is estimated to be $109,000
This storm drain is to be financed by the Developer of Watershed A.
D. WATERSHED B
1. Prior to the recordation of the first final map, issuance of grading
permit or building permit, whichever occurs first within Watershed B
of Zone 7, the developers are required to financially guarantee the
construction of the following storm drain facilities:
Zone 7 Finance Plan 8 8/23/
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a, 30" storm drain (BF) crossing into Zone 14 from Zone 7B.
b.
c.
d.
Financing:
The cost of the proposed storm drains within Watershed B is estimatec
to be $435,475. These storm drains are to be financed by the
Developer of Watershed B.
Prior to recordation of the first final map, issuance of a grading or
building permit within Watershed B of Zone 7, the developers are
required to guarantee Zone 7's proportional share of the following
facilities to the satisfaction of the City Engineer:
a.
30" storm drain crossing College Blvd.
36" storm drain (BH-1) crossing into Zone 14.
48" and 42" storm drains (BE) adjacent to Tamarack Avenue.
2.
Sediment detention basin approximately 1-2 acres in size to be
installed in Zone 14 upstream of Rancho Carlsbad Mobile Horr
Park.
Restoration by dredging and lining of approximately 3,500 feet
of Agua Hedionda Creek from the Calavera Lake Creek to El
Camino Real bridge.
Provide a mechanism for the maintenance of the sediment
detention basin.
b.
C.
Prior to issuance of any building permits for dwelling units draining
south into Agua Hedionda Creek within Watershed B of Zone 7, the
sediment detention basin and restoration of Agua Hedionda Creek shal
be provided.
Financin E:
The cost of the proposed sediment detention basin is estimated to be
$86,250 and the proposed cost for dredging and lining of Agua
Hedionda Creek is $644,000.
11. FINANCING
The following pages detail the financial guarantee for each special drainage conditior
identified above.
Zone 7 Finance Plan 9 8/23/3
Condition C1
Estimated Cost
Financing Mechanism
Guarantee
Participating Village
Reimbursement
36" Storm Drain
$109,000
Developer Funding
Improvement Agreement prior to Final Map recordation
Village Q
None
~ Condition D.1.a.
Estimated Cost $113,000
Financing Mechanism Developer Funding
Guarantee
30” Storm Drain (BF)
Improvement Agreement prior to Final Map recordation
Participating Villages
Reimbursement Drainage Fees
Villages X and Y
Condition D. 1.b.
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
30" Storm Drain crossing College
$47,500
Developer Funding
Improvement Agreement prior to Final Map recordation
Village T
None
Condition D. 1 .c.
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
36" Storm Drain (BH-1)
Developer Funding
Improvement Agreement prior to Final Map recordation
Villages U and W
Drainage Fees
$79,575
Condition D.1.d.
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
48'' and 42" Storm Drains (BE)
$195,400
Developer Funding
Improvement Agreement prior to Final Map recordation
Villages K and E-1
Drainage Fees
Condition D .2 .a.
Condition D.2.b.
Total Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
Sediment Detention Basin ($86,250)
Dredging of Agua Hedionda Creek ($644,000)
$730,250
Developer Funding and Planned Local Drainage Fees
See below
Villages E-1, K, L-2, R, T, U, W, X and Y (portions
within Watershed B only)
Planned Local Drainage Fees
Condition D.2.c.
Estimated Cost
Financing Mechanism
Participating Villages
Reimbursement
Maintenance of Sediment Detention Basin
$3,045 per year2
Maintenance Agreement
Future development within Watershed B including
Village T, U, W, X and Y
None
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CIRCULATION FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of circulation facilities refer to the Zone 7 LFMP,
pages 98 to 119.
A. An on-going monitoring program shall be established to evaluate the aspects (
improvements, development, and demand on circulation facilities. The
required timing of improvements is based upon the projected demand of
development in the zone and the surrounding region. This timing may be
modified without amendment to this plan, however, any deletions or additions
to the improvements will require amending this local plan.
Prior to the approval of any tentative map for any future development within
Zone 7, except for Villages Q, T and L1, the specific alignment for College
Boulevard between Carlsbad Village Drive and Cannon Road must be
established. This shall include the necessary environmental clearances and
required public hearings so that construction of College Boulevard can
accommodate future development. The funding for the construction of Colleg
Boulevard will be guaranteed as provided by Condition C below.
Prior to the recordation of the first final map, issuance of grading permit or
building permit, whichever occurs first, within Zone 7, a comprehensive
financing program guaranteeing construction of the following circulation
improvements shall be approved:
1. IMPROVEMENTS NEEDED NOW
No improvements are needed.
IMPROVEMENTS NEEDED WITH FIRST DEVELOPMENT
a.
B.
C.
2.
College Boulevard (Lake Blvd. to Carlsbad Village Drive)
College Boulevard from Carlsbad Village Drive to Lake
Boulevard shall be constructed to include the following
improvements :
i. Complete grading to ultimate right-of-way width to majo
arterial standards.
Construction of four through travel lanes including a
fully landscaped median.
.. 11.
Zone 7 Finance Plan 17 8/23/91
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iii. Improvement of Carlsbad Village Drive/College
intersection to include the installation of a traffic signal
when traffic signals warrants are met as determined by
the City Engineer.
Estimated Cost - $3,074,000
b. Carlsbad Village Drive (Tamarack Ave. to Glasgow Dr.)
Carlsbad Village Drive from Tamarack Avenue to Glasgow Drive shall be constructed to major arterial standards to include
the following improvements:
i. Construction of two additional through travel lanes
including a fully landscaped median.
Installation of a traffic signal at the intersection of
Carlsbad Village Drive and Tamarack Avenue when
traffic signals warrants are met as determined by the Cit
engineer.
Estimated Cost - $160,000
.. 11.
C. Carlsbad Village Drive (Glaseow Dr. to College B1vd.l
Carlsbad Village Drive from Glasgow Drive to College
Boulevard shall be constructed to major arterial standards to
include the following improvements:
i. Complete grading to ultimate right-of-way width to
secondary arterial standards.
Construction of four through travel lanes including a
fully landscaped median.
Estimated Cost - $535,000
.. 11.
3. IMPROVEMENTS NEEDED BY 1995
a. College Blvd (Carlsbad Village Drive to Cannon - 2 lanes)
College Boulevard from Carlsbad Village Drive to Cannon Roac
shall be constructed to include the following improvements:
i. Complete grading to ultimate right-of-way width to majo
arterial standards.
Zone 7 Finance Plan 18 8/23/91
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.. 11. Construction of two through travel lanes including a full
landscaped median.
Improvement of Carlsbad Village DnvelCollege
intersection.
Estimated Cost - $3,773,000
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b. Cannon Road (El Camino Real to College Blvd.)
Cannon Road from El Camino Real to College Boulevard shall
be constructed to include the following improvements:
i. Grading of Cannon Road to ultimate right-of-way width
to major arterial standards.
Construction of two through lanes including a fully
landscaped median.
Improvement of El Camino RealKannon intersection.
.. 11.
... 111.
iv. Improvement of CollegeKannon intersection.
Estimated Cost - $3,450,000
4. IMPROVEMENTS NEEDED BY 2000
a. College Boulevard (Carlsbad Village Drive to Cannon -
widening)
College Boulevard from Carlsbad Village Drive to Cannon Roa
shall be constructed to include the following improvements:
i. Two additional lanes necessary to complete full width
improvements to major arterial standards.
Improvement of Carlsbad Village DriveKollege
intersection.
Estimated Cost - $1,220,000
ii.
5. IMPROVEMENTS NEEDED BY BUILD OUT
a. Carlsbad Village Drive (Pontiac Dr. to Victoria Ave.1
Carlsbad Village Drive from Pontiac Drive to Victoria Avenue
shall be constructed to include the following improvements:
Zone 7 Finance Plan 19 8/23/9,
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i. Two additional lanes necessary to complete full width
improvements to major arterial standards.
Estimated Cost - $1,391,500
II. FINANCING
The following pages detail the financial guarantee for each special circulaticin
condition identified above.
20 8/23/9 Zone 7 Finance Plan
Condition 2a
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Facility Also Required by:
College Blvd (Lake to Carlsbad Village Drive)
$3,074,000
Developer Funding
Improvement Agreement prior to Final Map recordation
Villages E-1, H, K, L-1, L-2, Q or T, whichever occurs
first
Zone 14 LFMP
Condition 2b and 2c
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Facility Also Required by:
Carlsbad Village Drive (Tamarack to College)
$695,000 ($160,000 + $535,000)
Developer Funding
Improvement Agreement prior to Final Map recordation
Villages E-1, H, K, L-1, L-2, Q or T, whichever occurs
first
Zone 14 LFMP
Condition 3a (portion)
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Facility Also Required by:
College Blvd (Carlsbad Village Drive to Zone 14
boundary)
$2,850,000
Future tentative map condition; Improvement Agreement
Villages U, W, X and Y
Zone 14 LFMP
Developer Funding
Condition 3a (portion)
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Facility Also Required by:
College Blvd (Zone 14 boundary to Cannon)
$923,000
Developer Funding
Condition of Tentative Map Approval
Villages U, W, X and Y
Zone 14 LFMP
Condition 3b
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Facility Also Required by!
Cannon Road (College to El Camino Real)
$3,450,000
Developer Funding
Condition of Tentative Map Approval
Villages U, W, X and Y
Zone 14 LFMP and Zone 15 LFMP
Condition 4a
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
Facility Also Required by:
College Widening (Carlsbad Village Drive to Cannon)
$1,220,000
Developer Funding
Condition of Tentative Map Approval
Villages U, W, X and Y
Yes
Zone 14 LFMP
Condition 5a
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
Carlsbad Village Drive (Pontiac to Victoria)
$1,391,500
Traffic Impact Fee ("IF)
Payment of TIF at building permit issuance
All Villages
City TIF
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FIRE FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of fire facilities refer to the Zone 7 LFMP, pages 12(
to 123.
SDecial Condition
No special conditions.
II. FINANCE
No special financing mechanism for fire facilities is required as a condition of
development within Zone 7.
Zone 7 Finance Plan 28 8/23/5
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OPEN SPACE
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of open space refer to the Zone 7 LFMP, pages 124
128.
Special Condition
No special conditions.
II. FINANCE
Funding for performance standard open space will be provided by the property
owners of Zone 7. Affected property owners or homeowners associations will be
responsible for maintaining open space facilities within their development.
Unconstrained open space that is not developed will not require maintenance. If
unconstrained open space is developed, the funding will be provided by the developc
of that open space.
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SCHOOL FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of school facilities refer to the Zone 7 LFMP, pages
129 to 133.
Sued Conditions
Prior to recordation of the first final map, issuance of grading permit or building
permit, whichever occurs first, within Zone 7, the developers and Carlsbad Unified
School District will enter into an agreement which will exchange parcel tax and
developer fee credit for the land valuation, site preparation costs, and certain off-sitt
improvements for the 20 acre site known as Village S.
II. FINANCING
The K-8 school site will be dedicated by the property owners to the CUSD. The
purchase of the junior high site will be through fee credits or some other form of
reimbursement. The cost for construction of the junior high site in Zone 7 is not
known at this time.
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SEWER FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of sewer facilities refer to the Zone 7 LFMP, pages
134 to 156.
A. WATERSHED A
1. Prior to the recordation of the first final map, issuance of building
permit or grading permit, whichever occurs first for any development
in Watershed A of Zone 7, a financing mechanism guaranteeing the
construction of the following sewer facilities must be provided:
a. . Reach VCTlA from Zone 7 boundary to Marron Road.
b. Gravity flow from Simsberry Pump Station to Zone 7/25
boundary.
Reach NAHTlA along Tamarack Avenue. c.
Reach NAHTlA shall be completed and operational to the satisfactior
of the City Engineer prior to the occupancy of the first unit in
Watershed A of Zone 7.
Financing
The cost for construction of the NAHTlA, and VCTlA is estimated t
be $272,500 and will be financed by the developers in Zone 7.
B. WATERSHED B
1. Prior to the recordation of the first final map, issuance of a grading
permit or building permit, whichever occurs first, for any developmer
in Watershed B of Zone 7, a financing mechanism guaranteeing the
construction of the following sewer facilities must be provided:
a.
Reach NAHTlA shall be completed and operational to the satisfaction
of the City Engineer prior to the occupancy of the first unit in
Watershed B of Zone 7.
Reach NAHTlA along Tamarack Avenue.
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Financing
The cost for construction of the NAHTlA is estimated to be $300,00C
and will be financed by the developers in Zone 7.
C. WATERSHED C
Two options for future development of Watershed C are provided below.
SAHT2C is projected to be built concurrently with Cannon Road from Collel
Boulevard to El Camino Real. If development within Watershed C occurs
prior to construction of the SAHT2C, then the Calavera Hills Master Plan
provides for temporary sewerage to pump into North Agua Hedionda
Interceptor Basin as outlined in Option #2.
Oution #1
1. Prior to the recordation of the first final map, issuance of a grading
permit or building permit, whichever occurs first, for any developmer
in Watershed C of Zone 7, a financing mechanism guaranteeing the
construction of the following sewer facilities must be provided:
a. Reach SAHT2B from Zone 7 to Cannon Road.
b. Reach SAHnC from College Boulevard to El Camino Real.
Prior to the recordation of the first final map, issuance of a grading
permit or building permit, whichever occurs first, for any developmer
in Watershed C of Zone 7, a financing mechanism guaranteeing Zone
facilities must be provided:
a.
b.
c.
d.
If the construction of the South Agua Hedionda Interceptor west of El
Camino Real is not completed, Reach SAHT2C shall connect into the
existing North Agua Hedionda Interceptor.
Reaches SAHT2B and SAHT2C shall be completed and operational to
the satisfaction of the City Engineer prior to the occupancy of the firs
unit in Watershed C.
2.
7’s proportional share for the construction of the following sewer
SAHl adjacent to Cannon Road.
SAH2 adjacent to Cannon Road.
SAH3 adjacent to Cannon Road.
SAH4 adjacent to Cannon Road.
Zone 7 Finance Plan 32 8/23/
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Financing
The cost for construction of the SAHI, SAHT2B, and SAHT2C is
estimated to be $ 2,278,900.
Option #2
1. Prior to the recordation of the first final map, issuance of a grading
permit or building permit, whichever occurs first, for any developmen
in Watershed C of Zone 7, a financing plan guaranteeing the
construction of the following sewer facilities must be provided:
a. Reach SAHT2B from Zone 7 to Cannon Road.
b. Reach SAHT2C from Cannon Road to El Camino Real.
c. Reach NAHTlA along Tamarack Avenue.
Reach NAHTlA shall be completed and operational to the satisfactior
of the City Engineer prior to the occupancy of the first unit in
Watershed C of Zone 7.
Prior to the recordation of the first final map, issuance of a grading
permit or building permit, whichever occurs first, for any developmen’
in Watershed C of Zone 7, a financing mechanism guaranteeing Zone
7’s proportional share for the construction of the following sewer
facilities must be provided:
a.
b.
c.
d.
Prior to the recordation of the first final map, issuance of a grading
permit or building permit, whichever occurs first, for any development
in Watershed C of Zone 7, a financing plan guaranteeing the
construction of the following sewer facilities must be provided:
a.
2.
SAHl adjacent to Cannon Road.
SAH2 adjacent to Cannon Road.
SAH3 adjacent to Cannon Road.
SAH4 adjacent to Cannon Road.
3.
Construction of a temporary pump station to service a11 units in
Watershed C that can gravity flow to the pump station.
Construction of a force main from the temporary pump station
to convey sewage to Reach NAHTlA in Tamarack Avenue.
Yearly operational and maintenance costs for the temporary
pump station.
b.
c.
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d. Removal of the temporary pump station and restoration of the
pump station site upon completion of the SAHT2B and
SAHT2C.
Financing
The cost for construction of the facilities listed in Option #2 is
estimated to be $ 2,975,950.
D. ALL WATERSHEDS
Prior to the recordation of the first final map, issuance of a grading permit 0:
building permit, whichever occurs first for any development in Zone 7, a
financing mechanism guaranteeing construction of Reach NAHTlB shall be
provided which will ensure that adequate funding is available to upgrade the
NAHTlB sewer line prior to the issuance of the 590th building permit in Zor
7.
Financing
The cost for construction of the NAHTlB is estimated to be $300,000 and wi
be financed by the developers in Zone 7.
II. FINANCING
The following pages detail the financial guarantee for each special sewer condition
identified above.
Zone 7 Finance Plan 34 8/23/9~
Condition A.1.a
Condition A.1.b
Total Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
VCTlA ($52,500)
Gravity Flow from Simsberry Pump Station to Zonc
7/25 Boundary ($61,600)
$114,100
Sewer Benefit Area (SBA) Fees
Payment of SBA Fee at building permit issuance
Villages H, K, L-1, L-2 and Q
None
Condition A.1.c.
Condition B.1.a.
Condition C.1.c.
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
Reach NAHTlA along Tamarack Avenue
$220,000
Developer Funding
Improvement Agreement prior to final map recordation
or for Village L-1, prior to building permit issuance
All Villages
Sewer Benefit Area Fees (Benefit Area B)
Condition C.1.a
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
SAHT2B
$94,200
Developer Funding
Improvement Agreement prior to final map recordation
Villages U, W, X and Y
Sewer Benefit Area Fees (Benefit Area D)
Condition C.1.b
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
sAHT2c
$252,000
Developer Funding
Improvement Agreement prior to final map recordation
Villages U, W, X and Y
Sewer Benefit Area Fees (Benefit Area D)
1 Condition C.2.a. SAHl ($313,200)
Condition C.2.b. SAH2 ($297,000)
Condition C.2.c. SAH3 ($850,000)
Condition C.2.d. SAH4 ($472,500)
Total Estimated Cost $l,932,7OO
Financing Mechanism
Guarantee
Participating Villages
Reimbursement None
Sewer Benefit Area (SBA) Fees
Payment of SBA Fees as specified
Villages Q, T (payment of fees at bldg permit)
Villages R, U, W, X and Y (payment of fees at final map)
Condition C.3.a.
Condition C.3.b.
Condition C.3.c.
Total Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
Village W Pump Station
Force Main from pump station
Yearly Maintenance of pump station
$477,050 (not including maintenance)
Developer Funding
Improvement Agreement prior to final map recordation
Villages Q and T
None
Condition C.3.d
Estimated Cost
Removal of pump station
Unknown at this time
Financing Mechanism Developer Funding
Guarantee
Participating Villages
Reimbursement None
Improvement Agreement prior to final map recordation
Villages Q and T
.I
Condition D
Total Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
NAHTlB
$300,000
Developer Funding
Bond prior to Final Map Recordation
Village T
None
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WATER FACILITIES
I. CONDITIONS
The following conditions were identified in the Zone 7 Local Facilities Management
Plan. For a complete analysis of water facilities refer to the Zone 7 LFMP, pages
157 to 166.
A. All future development in Zone 7 shall be required to provide any water
reclamation facilities identified in the future Water Reclamation Master Plan ;
determined by the District Engineer. Any water reclamation facilities
necessary to accommodate future development must be guaranteed prior to th
recordation of a final map, issuance of a grading permit or building permit,
whichever occurs first for any project in Zone 7.
B. SERVICE AREA A
1. Water facilities will be provided at the time of development to the
satisfaction of CMWD. The existing pressure reducing and pumping
station at the intersection of College Boulevard and Carlsbad Village
Drive and the transmission lines from this station to the existing 6.0
MG TAP reservoir are installed.
a. Transmission lines in College Boulevard and Tamarack Avenue
(Facilities #3 and 9) will be granted to the district by
development at ultimate final grade and right-of-way prior to
any granting of occupancy. Any expenses for transmission line
installed by the district will be reimbursed by the developer.
A portion of the easement in College Boulevard at Carlsbad
Village Drive will be granted to the district prior to recordatior
of any final map, issuance of a building permit or grading
permit, whichever occurs first in Service Area A.
Financing
The cost of the items discussed in Service Area A, Special
Conditions, will be financed by the developers of Service Area
A. CMWD has paid for the reservoir and pressure reducing
and pump station. Developers will finance and construct all
transmission lines in the zone.
b.
Zone 7 Finance Plan 43 8/23/9,
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C. SERVICE AREA B
1. Water facilities will be provided concurrent with development to the
satisfaction of the CMWD. Main transmission lines (Facilities # 8 a
9) from Squires Dam I are to be installed as required by CMWD.
Financing
The cost of the portion of the proposed facilities in Service Area B is
estimated to be $1,075,085. The cost of the items discussed in Servic
Area B, Special Conditions, required as needed per development will
be financed by the developers of Service Area B.
II. FINANCING
The following pages detail the financial guarantee for each special water condition
identified above.
Zone 7 Finance Plan 44 8/23/91
Condition B
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
14" A.C.P.
$72,270
Developer Funding
Improvement Agreement prior to Final Map recordation
Village Q
None
Condition C
Estimated Cost
Financing Mechanism
Guarantee
Participating Villages
Reimbursement
12" A.C.P. ($311,410)
14" A.C.P. ($301,125)
16" A.C.P. ($190,080)
21" A.C.P. ($200,200)
$1,002,8 15
Developer Funding
Improvement Agreement prior to Final Map recordation
Villages U, W, X and Y
None