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HomeMy WebLinkAbout1997-04-15; City Council; 14138; Carlsbad Ranch Assessment District.I .f? B % % . . % F 2 i 5 0 0 4TY OF CARLSBAD - AGENbA BILL AB# ]$ 1.38 TITLE: MTG. 4-rs-93 ADOPTION OF A MODIFIED ENGINEER’S REPORT - CARLSBAD RANCH ASSESSMENT DEPT. CD DISTRICT 95-l fius5-\ RECOMMENDED ACTION: 26 0 d DEPT. HD. + CITY All-Y. wg, CITYMGR w Adopt Resolution No. TpfY5 passing on the Modified Report of the Engineer and Approving modifications. ITEM EXPLANATION: On March 25, 1997 the City Council adopted a series of resolutions which placed in motion the formation of the Carlsbad Ranch Assessment District. Resolution No. 97-416 approved the preliminary Engineer’s Report which detailed the cost of improvements and how the cost would be spread to the benefiting property. Following the Council’s action, the project manager for Carltas identified certain improvements which had been inadvertently omitted from the project costs submitted to the City and the Assessment Engineer for inclusion in the Engineer’s Report. These costs were related to the construction of certain electrical utilities. The City staff has reviewed the omitted items and agrees that they qualify for inclusion in the assessment district. However, because the Council has already approved the Preliminary Engineer’s Report, these costs can only be included if the Council is willing to adopt an amended Engineer’s Report. Both the City’s bond counsel and financial advisor have reviewed the additional items and agree that, with Council’s consent, the items may be included without affecting the viability of the district. Staff is asking that Council adopt the attached resolution approving the Revised Preliminary Engineer’s Report. With this action the total project will increase to $15,590.803 from $15,063,840. FISCAL IMPACT: The total assessment levied against the property within the Carlsbad Ranch project will increase as described above. The City will bear no portion of the cost for these any other improvements included within the assessment district. The increase in assessment will not affect the viability of the district. EXHIBITS: 1. Letter from Galen Peterson dated April 4, 1997. 2. Resolution No.9+ YY5 Resolution of the City Council of the City of Car&bad, California, Passing on the Modified “Report” of the Engineer and Approving Modifications.) 3. Modified Preliminary Engineer’s Report dated April 4, 1997. Exhibit 1 MEMORANDUM April 4,1997 TO: JIM ELLIOTT LLOYD HUBBS DAVID HAUSER WALTER BROWN SHERRI HOWARD MAC BROWN CARL KADIE WILLOUGHBY JOHNSON TOM ROBERTS FROM: GALEN PETERSON .+- SUBJECT: MODIFIED PRELIMINARY ENGINEER’S REPORT ASSESSMENT DISTRICT NO. 95-1 (CARLSBAD RANCH) Enclosed is the subject report to be used for the City Council’s action scheduled for April 15th. The modification is an increase in’the cost of the improvements for Palomar Airport Road due to an oversight by the Carltas Company. The total project cost increased from $15,063,840 to $15590,803. Please see, Part 3 2 Exhibit A-l for a comparison of the Prelimirrary and Modified Preliminary Assessments. Assessments for assessment numbers I, 3,4,5, 17 and 21 remained the same since they were not affected by the increased cost of Palomar Airport Road. All of the remaining assessment numbers increased except for assessment number 22 which decreased due to the deletion of pedestrian walkway improvements around this parcel. The owners of this parcel will be required to complete these pedestrian walkway improvements when they build the hotel/time share units on this site. If you have any questions, please do not hesitate to contact me. . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Exhibit 2 RESOLUTION NO. 97-445 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, PASSING ON THE MODIFIED "REPORT" OF THE ENGINEER AND APPROVING MODIFICATIONS WHEREAS, the CITY COUNCIL of the CITY OF CARLSBAD, CALIFORNIA, has instituted proceedings for the installation of certain public works of improvement and appurtenances under provisions of the "Municipal Improvement Act of 1913", being Division 12 of the Streets and Highways Code of the State of California, in a special assessmentdistrictknown and designated as ASSESSMENT DISTRICT NO. 95-1 (CARLSBAD RANCH) (hereinafter referred to as the "Assessment District"); and, WHEREAS, there has been prepared, filed with and preliminarily approved by this legislative body a "Report" provided for in Sections 10203 and 10204 of the Streets and Highways Code of the State of California, and this "Report" has been presented for consideration; and, WHEREAS, at this time certain amendments and modifications are proposed to the preliminary "Report" as presented, and an Modified "Report" has been presented to this legislative body for consideration. NOW, THEREFORE, IT IS HEREBY RESOLVED AS FOLLOWS: RECITALS SECTION 1. That the above recitals are all true and correct. Modified SECTION 2. That the Modified "Report" of the Engineer referred to hereinabove is considered, adopted, passed upon, and approved in its modified form. 3 . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SECTION 3. That said Modified "Report", as herein approved, shall now stand as the Engineer's 81Report@1 for this Assessment District. NOTICE OF PUBLIC HEARING SECTION 4. The Notice of Public Hearing, as originally authorized, shall be given in the form and manner as authorized by law, and direction is hereby given that the NOTICE! TO PROPERTY OWNERS and PROPERTY OWNER BALLOT include the appropriate modifications or amendments in the assessments as set forth in the approved and Modified Engineer's 8vReportvv, as approved by this Resolution. SECTION 5. There will be no change in the date, time or place of the previously authorized public hearings relating to the formation of this Assessment District. PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Carlsbad, held on the 15th day of April ? 1997, by the following vote: AYES: Council Members Lewis, Finnila, Kulchin and Hall NOES: None ABSENT: Council Member Nygaard ABSTAIN: None ATTEST: . ALETHA L. RAUTENK Exhibit 3 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-I (CARLSBAD RANCH) MODIFIED PRELIMINARY ENGINEER’S REPORT APRIL 4, 1997 Prepared by: GALEN N. PETERSON Consulting Engineer San Diego, California (619) 487-7000 5 TABLE OF CONTENTS ENGINEER’S REPORT PART PAGE 1 PLANS AND SPECIFICATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . l-l 2 COST ESTIMATE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-l 3 ASSESSMENT ROLL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-l 4 ASSESSMENT DIAGRAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-l 5 DESCRIPTION OF WORK AND RIGHTS-OF-WAY TO BE ACQUIRED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-I 6 PROPOSED MAXIMUM ANNUAL ASSESSMENT FOR ADMINISTRATION AND COLLECTION OF ASSESSMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-l i AGENCY: PROJECT: TO: CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-I (CARLSBAD RANCH) CITY COUNCIL CITY OF CARLSBAD COUNTY OF SAN DIEGO STATE OF CALIFORNIA MODIFIED PRELIMINARY ENGINEER’S REPORT PURSUANT TO THE PROVISIONS OF SECTION 10204, ET. SEQ. OF THE STREETS AND HIGHWAYS CODE Pursuant to the provisions of the “Municipal Improvement Act of 1913”, being Division 12 of the Streets and Highways Code of the State of California and in accordance with the Resolution of Intention, being Resolution No. 97-415, adopted by the CITY COUNCIL of the CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, in connection with the proceedings for; ASSESSMENT DISTRICT NO. 95-I (CARLSBAD RANCH) (hereinafter referred to as the “Assessment District”), I, GALEN N. PETERSON, the duly appointed ASSESSMENT ENGINEER, submit herewith the “Report” for the Assessment District, consisting of six (6) parts as follows: PART 1 Plans and specifications for the proposed improvements are filed herewith and made a part hereof. Said plans and specifications are on file in the Office of the City Clerk. PART 2 An estimate of the costs of the proposed works of improvements, including incidental costs and expenses in connection therewith, is as set forth on the lists thereof, attached hereto, and are on file in the Office of the City Clerk. Sheet 1 of 3 * PART 3 A proposed assessment of the total amount of the costs and expenses of the proposed improvements upon the several subdivisions of land within the Assessment District, in proportion to the estimated benefits to be received by such subdivisions, respectively, from said improvements, is set forth upon the assessment roll filed herewith and made a part hereof. PART 4 A diagram showing the Assessment District, the boundaries and the dimensions of the subdivisions of land within said Assessment District, as the same existed at the time of the passage of the Resolution of Intention, is filed herewith and made a part hereof. PART 5 A general description of the works of improvement to be installed in said Assessment District and.description of all rights-of-way, easements and lands to be acquired, if necessary. PART 6 A proposed maximum annual assessment for administration and collection of assessments. 4 Dated this 4 day of 4~fi/ , 1997. GALEN N. PETERSON, P.E. A&- /ASSESSMENT ENGINEER CITY OF CARLSBAD COUNTY OF SAN DIEGO STATE OF CALIFORNIA Sheet 2 of 3 PRELIMINARY APPROVAL BY THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ON THE Zg: DAY OF Pa&d , 1997. CITY CLERK OF THE ’ I CITY OF CARLSBAD COUNTY OF SAN DIEGO STATE OF CALIFORNIA MODIFIED PRELIMINARY APPROVAL BY THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ON THE /5-e DAY OF &/k/c. ,1997. CITY OF CARLSBAD COUNTY OF SAN DIEGO STATE OF CALIFORNIA FINAL APPROVAL BY THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ON THE -OF , 1997. CITY CLERK OF THE CITY OF CARLSBAD COUNTY OF SAN DIEGO STATE OF CALIFORNIA Sheet 3 of 3 ENGINEER’S REPORT PART 1 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-I (CARLSBAD RANCH) PLANS AND SPECIFICATIONS The plans and specifications for this Assessment District are referenced herein and incorporated as if attached and a part of this Report. The improvement plans as well as contract documents and technical specifications were prepared by the following consultants: O’Day Consultants Crosby Mead Hunsaker & Associates Nolte Part l-l ENGINEER’S REPORT PART 2 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-I (CARLSBAD RANCH) COST ESTIMATE ITEM . Public Works of Construction (See Exhibit “A”) Contingencies Total Construction Acquisition of Special Assessment Lien (A.D. 86-l) Land & Right-of-Way Payments ‘. Incidentals a. Engineering b. Soils Engineering c. Environmental/Archaeology/Paleontology Consultant d. Construction Management and Administration e. City Plan Check Fees f. City Inspection/Permit Fees g. Design Surveys and Construction Staking h. City Administration i. Assessment Engineering j. Audit of Acquisition Costs k. Bond Counsel I. Appraisal m. Financial Advisor n. Official Statement o. Fiscal/Paying Agent p. Printing Bonds q. Publication and Miscellaneous Costs r. Contingency Total Incidentals #. Less Interest Earned Less City Contributions 1: Capitalized Costs Interest Financing Bond Discount @ 2% Bond Reserve @J 10% Total Financing Costs TOTAL AMOUNT ASSESSED PRELIMINARY MODIFIED PRELIM. CONFIRMED $ 8,444,085 $ 8,869,697 323.321 361,437 $ 8,767,406 $ 9,231,134 $ 713,968 $ 713,968 0 0 0 0 $ 947,071 $ 947,071 160,420 160,420 535,773 535,773 224,143 224,143 242,372 242,372 654,177 654,177 626,849 626,849 50,000 50,000 50,000 50,000 25,000 25,000 50,000 50,000 14,000 14,000 50,000 50,000 15,000 15,000 10,000 10,000 10,000 10,000 10,000 10,000 100.000 100.000 $ 3,774,805 $ 3,774,805 0 0 0 0 0 0 $ 301,277 $ 311,816 1,506,384 1,559,080 -1.807.661 $ l&063,840 $ 15,590,803 Part 2-I - ENGINEER’S REPORT EXHIBIT “A” TO PART 2 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-1 (CARLSBAD RANCH) PUBLIC WORKS OF CONSTRUCTION COST ESTIMATE ITEM I PRELIMINARY I MODIFIED PRELIM. I CONFIRMED . Acquisition of Improvements (See separate document for detailed c&s) 1. Armada Drive $ 3,427,684 $ 3,427,684 2. Cannon Road from end to Armada Dr. 1,284,471 1,284,471 3. Palomar Airport Road 1,440,657 1,866,269 4 Roundabout and Leao Drive 994,057 994 057 ,453 7: 462 7( ..--..-----_ -..- --I- - ..- I -- _, 5. Lego Drive Storm Drain 730, 6. Promenade 700 -1--- 30,453 10,452 35.642 39 028 331 5.97 7. Waterline Relocation 165.642 1 SUBTOTAL $ 8,763,416 $ 9,1L_,. LESS STORM DRAIN COSTS IN EXCESS OF FEES 319.331 319,: TOTAL 16 8,444,085 $ 8$89,( Part 2-2 ENGINEER’S REPORT PART 3 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-1 (CARLSBAD RANCH) ASSESSMENT ROLL WHEREAS, on March 25, 1997, the CITY COUNCIL of the CITY OF CARLSBAD, CALIFORNIA, did, pursuant to the provisions of the “Municipal Improvement Act of 1913”, being Division 12 of the Streets and Highways Code of the State of California, and as amended, adopt its Resolution of Intention No. 97-415, for the construction of certain public improvements, together with appurtenances and appurtenant work in connection therewith, in a special assessment district known and designated as ASSESSMENT DISTRICT NO. 95-I (CARLSBAD RANCH) (hereinafter referred to as the “Assessment District”); and, WHEREAS, said Resolution of Intention, as required by law, did direct the appointed Superintendent of Streets to make and file a “Report”, consisting of the following: E: :: e. f. Plans; Specifications; Cost estimate; Assessment Diagram showing the Assessment District and the subdivisions of land contained therein; A proposed assessment of the costs and expenses of the works of improvement levied upon the parcels and lots of land within the boundaries of the Assessment District; A proposed maximum annual assessment for administration and collection of assessments. For particulars, reference is made to the Resolution of Intention as previously adopted. Part 3- 1 NOW, THEREFORE, I, GALEN N. PETERSON, the duly appointed ASSESSMENT ENGINEER, pursuant to the “Municipal Improvement Act of 1913”, do hereby submit the following: 1. Pursuant to the provisions of law and the Resolution of Intention, I have assessed the costs and expenses of the works of improvement to be performed in the Assessment District upon the parcels of land in the Assessment District benefited thereby in direct proportion and relation to the estimated benefits to be received by each of said parcels. For particulars as to the identification of said parcels, reference is made to the Assessment Diagram, a copy of which is attached hereto. 2. As required by law, a Diagram is hereto attached as Part 4 of this Report, showing the Assessment District, as well as the boundaries and dimensions of the respective parcels and subdivisions of land within said District as the same existed at the time of the passage of said Resolution of Intention, each of which subdivisions of land or parcels or lots respectively have been given a separate number upon said Diagram and in said Assessment Roll. 3. The subdivisions’and parcels of land, the numbers therein as shown on the respective Assessment Diagram as attached hereto, correspond with the numbers as appearing on the Assessment Roll as contained herein. 4. NOTICE IS HEREBY GIVEN that bonds will be issued in accordance with Division IO of the Streets and Highways Code of the State of California (the “Improvement Bond Act of 191 S’), to represent all unpaid assessments, and the last installment of said bonds shall mature a maximum of THIRTY-NINE (39) YEARS from the 2nd day of September next succeeding twelve (12) months from their date. Said bonds shall bear interest at a rate not to exceed the current legal maximum rate of 12% per annum. 5. By virtue of the authority contained in said “Municipal Improvement Act of 1913”, and by further direction and order of the legislative body, I hereby make the following Assessment to cover the costs and expenses of the works of improvement for the Assessment District based on the costs and expenses as set forth below: Part 3- 2 AS PRELIMINARY APPROVED Estimated Cost of Construction and Acquisition $9,481,374:00 Estimated Incidentals, Payments, Right of Way, and Financing cost $5,582,466.00 Estimated Total Project Cost $15,063,840.00 Less Estimated Cash Contributions $0.00 Less interest Earned During Construction $0.00 Balance to Assessment $15,063,840.00 AS MODIFIED AND PRELIMINARY APPROVED AS CONFIRMED $9,945,102.00 I $5,645,701 .OO $15,590,803.00 $15,590,803.00 For particulars as to the individual assessments and their descriptions, reference is made to Exhibit “A” to Part 3 attached hereto. 6. The Method and Formula of Assessment Spread is as set forth in Exhibit “B” to Part 3, which is attached hereto, referenced and so incorporated. DATED: L7f-i ,I997 / GALEN N. PETERSON, P.E. Part 3- 3 I, LLOYD B. HUBBS, CITY ENGINEER, acting as SUPERINTENDENT OF STREETS of the CITY OF CARLSBAD, CALIFORNIA, do hereby certify that the foregoing Assessment, together with the Diagram attached thereto, was filed in my office on the day of , 1997. CITY ENGINEER CITY OF CARLSBAD STATE OF CALIFORNIA I, ALETHA L. RAUTENKRANZ, as CLERK, of the CITY OF CARLSBAD, CALIFORNIA, do hereby certify that the foregoing Assessment, together with the Diagram attached thereto, was approved and confirmed by the City Council on the day of , 1997. CITY CLERK CITY OF CARLSBAD STATE OF CALIFORNIA I, LLOYD B. HUBBS, CITY ENGINEER, acting as the SUPERINTENDENT OF STREETS of the CITY OF CARLSBAD, CALIFORNIA, do hereby certify that the foregoing Assessment, together with the Diagram attached thereto, was recorded in my office on the day of , 1997. CITY ENGINEER CITY OF CARLSBAD STATE OF CALIFORNIA Part 3- 4 Assessment Number Owner 1 CB Ranch Enterprises 2 Craig Realty Group - Carlsbad, LLC 3 Carlsbad Ranch Co., L.P. 4 Carlsbad Ranch Co., L.P. 5 Carlsbad Ranch Co./Carlsbad Estate Holding, Inc. 6 Carlsbad Ranch Co., L.P. 7 Carlsbad Ranch Co., L.P. 8 Carlsbad Ranch Co., L.P. 9 Carlsbad Estate Holding, Inc. 10 Carlsbad Ranch Co., L.P. 11 National Association of Music Merchants, Inc. 12 Carlsbad Ranch Co., L.P, 13 Carlsbad Estate Holding, Inc. 14 Carlsbad Estate Holding, Inc. 15 Carlsbad Ranch Co., L.P. 16 Carlsbad Estate Holding, Inc. 17 Carlsbad Estate Holding, Inc. 18 Carlsbad Ranch CoJCarlsbad Estate Holding, Inc. 19 Carlsbad Ranch CoKarlsbad Estate Holding, Inc. 20 Craig Realty Group - Carlsbad, LLC 21 Gemological Institute of America, Inc. 22 Carlsbad Ranch Co., L.P. TOTAL ENGINEER’S REPORT EXHIBIT “A” TO PART 3 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-l (CARLSBAD RANCH) ASSESSMENT ROLL Assessment Amount Preliminary Modified Prelim. Confirmed $ 40,779.oo $ 40,779.oo $ 1,028,416.00 $ 1,221,552.00 $ 34,564.OO $ 34,564.OO $ 864,013.OO $ 864,013.OO $ 102,090.00 $ 102,090.00 $ 520,722.OO $ 523,197.oo $ 521,625.OO $ 524,104.OO $ 436,793.OO $ 438,869.OO $ 337,465.OO $ 361,654.OO $ 604,491.OO $ 631,656.OO $ 528,176.OO $ 549,831.OO $ 507,211.OO $ 527,352.OO $ - $ $ 285,158.OO $ 305,599.oo $ 291,064.OO $ 311,928.OO $ $ $ 1,466,432.00 $ 1,466,432.00 $ 3,784,506.00 $ 3,914,215.00 $ $ $ 690,OOl.OO $ 819,583.OO $ 1,466,739.00 $ 1,466,739.00 $ 1.553.595.00 $ 1.486.646.00 $ 15,063,840.00 $ 15,590,803.00 Pan 3 - Exhibit A-l - - ENGINEER’S REPORT EXHIBIT “B” TO PART 3 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-I (Carlsbad Ranch) METHOD AND FORMULA OF ASSESSMENT SPREAD The law requires and the statutes provide that assessments, as levied pursuant to the provisions of the “Municipal Improvement Act of 1913”, must be based on the special benefit that the properties receive from the works of improvement. The statute does not specify the method or formula that should be used in any special assessment district proceedings. That responsibility rests with the Assessment Engineer, who is appointed for the purpose of making an analysis of the facts and determining the correct apportionment of the assessment obligation. For these proceedings, GALEN N. PETERSON, Consulting Engineer, has been appointed to perform the functions of assessment engineer, and attached hereto as Exhibit “C” to Part 3 is a statement of his qualifications and prior experience. The Assessment Engineer then makes his recommendation at the public hearing on the Assessment District, and the final authority and decision rests with the City after hearing all testimony and evidence presented at that public hearing. Upon the conclusion of the public hearing, the City must make the final decision in determining whether or not the assessment spread has been made in direct proportion to the benefits received. IDENTIFY THE SPECIAL BENEFITS First it is necessary to clearly identify the public improvements, the beneficiaries and the properties that will be receiving special benefit from the works of improvement. The boundary of tlie assessment district was selected to encompasses the entire development of approximately 447.4 acres, known as the Carlsbad Ranch, in the northwest quadrant of the City of Carlsbad. It is located entirely within the boundary of Local Facilities Management Zone 13. On January 9, 1996, the City Council approved by Ordinance No. NS-344 the Carlsbad Ranch Specific Plan Amendment (Specific Plan 207(A)) for the development of the area within the assessment district. The Carlsbad Ranch Specific Plan Amendment was also approved by the Coastal Commission on April 11, 1996. This Specific Plan Amendment defines the allowable type and intensity of land use and provides detailed development and design standards and criteria. The proposed land Part 3 - EXHIBIT B - 1 uses as well as other development criteria is summarized in the table shown below. Assessment No. Land Use 1 2 (2) 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 (2) 21 22 TOTALS RNV for Roads Total &I Retail Golf GIA Golf R&D/Office R&D/Office R&D/Office R&D/Office R&D/Office R&D/Office R&D/Office Street R&D/Office R&D/Office Open Space Resort Leg0 Lego Drive Retail GIA Hotel Net Acres 53.80 15.95 45.60 10.87 26.45 5.77 5.78 4.84 4.00 4.95 4.04 3.79 1.97 3.38 3.45 10.00 52.88 128.32 0.88 10.70 17.76 10.47 425.65 21.75 447.40 (1) ADT 0 8,977 0 2,395 600 1,443 1,445 1,210 1,000 1,238 1,010 948 0 845 863 0 7,500 8,182 0 6,023 2,305 3,600 49,582 (1) Average Daily Trips (ADT) is from the Final Program EIR and per “Traffic Study for the LEGOLAND Carlsbad” by Kaku Associates, inc. April 1994. (2) The size of building and amount of ADT was amended and reduced. The allowable uses of the various properties within the assessment district were reviewed. In addition, the development standards, requirements and policies of the City of Carlsbad related to these improvements were considered. The special benefit derived by the properties within the proposed boundary of the assessment district is the acquisition and construction of the public improvements which will enable the properties to be developed. The public improvements include street, water, sewer, reclaimed water and drainage improvements. Presently, development is not possible because of the lack of these facilities. A portion of the improvements, specifically the construction of the north side of Cannon Road, is a specific benefit to property that is not within the boundary of Part 3 - EXHIBIT B - 2 - the assessment district. The cost of this portion of the improvement that will benefit others has not been included in the assessments. An “Agreement for the Acquisition, Construction and Financing of Certain Public Improvements Assessment District No. 95-1 (Carlsbad Ranch)” was entered into on January 15, 1996, between the City and Carlsbad Ranch Company that describe the eligible improvements included in this assessment district. PUBLIC PARCELS There are no publicly owned parcels within the boundary of the assessment district. APPORTIONMENT OF THE COSTS In making this analysis, it is necessary that the property owners receive a special benefit to their property as distinguished from that of the general public. The special benefit is different for most parcels in the assessment district because of several factors including location of the parcel in relation to the improvements and whether or not they have direct access to the improvements as well as the development potential of each parcel which determines the benefit from the improvements. All of these factors have been taken into account in the apportionment of the cost to each parcel in the assessment district as described below. A. Benefit Zones Five zones of benefit have been established to spread the costs of similar benefit within each zone. These five benefit zones are shown on the Assessment Diagram and described as follows: 1. ZONE A includes those parcels in the northern portion of the assessment district that benefit from the Cannon Road improvements. 2. Zone B includes those parcels in the southern portion of the assessment district that benefit from the Palomar Airport Road improvements 3. Zone C includes those parcels in the southern portion of the assessment district that benefit from the acquisition of the existing lien for previous Assessment District No. 86-l (Palomar Airport Road West). Assessment number 18 (formerly identified as Assessor’s parcel numbers 21 l- 021-19 and 212-041-05) is not included in this zone since it will be responsible for reimbursement to the City for costs that the City contributed to A.D. No. 86-l for that assessment number. Part 3 - EXHIBIT B - 3 4. Zone D includes those parcels in the central portion of the assessment district that benefit from the Armada Drive and Lego Drive common improvements. The term “common improvements” is used to refer to full width grading of the roadway, the paved inside lanes, the paved outside lanes that are not adjacent to parcels in zone Dl , median curbs, water, sewer, reclaimed water, and the traffic signal at Cannon and Lego Drive. 5. Zone Dl includes those parcels adjacent to Armada Drive that receive driveway access from Armada Drive and benefit from the Armada Drive frontage improvements. The term “frontage improvements” is used to refer to, the paved outside lanes adjacent to these parcels, outside curb and gutter, sidewalk, street lights, landscaping and irrigation, median hardscaping, and other frontage improvements adjacent to these parcels that would normally be required of development projects. The following table summarizes the assessment numbers that are within each zone identified above. Zone of Assessment Numbers in Zone Benefit A 3,4,5,6,7,8,16,17,19,21 B 1,2,9,10,11,12,13,14,15,18,20,22 C 1,2,9,10,11,12,13,14,15,20,22 D 4,6,7,8,9,10,11,12,13,14,15,18,21,22 Dl 4,10,11,12,21,22 B. ASSESSMENT CRITERIA The specific assessment criteria for spreading the cost of the various improvements within the assessment district is described as follows: 1. Cannon Road Cannon Road is being constructed to major arterial standards with four traffic lanes and a raised median within a 102 foot right-of-way. Zone A of the assessment district is within the boundary of a proposed Bridge and Thoroughfare District described in a report titled “Bridge and Thoroughfare Fee Study Report for Cannon Road West” which is dated December 11, 1995. This report makes a recommendation to collect a facility fee based on average daily trips (ADT) within the boundary of the Bridge and Thoroughfare District for the “common improvements” as described in the report. The recommended amount of the facility fee is $73 per ADT. The report also recommends that a developer who designs and/or const&cts any of the improvements covered by the fee program may be eligible for credit and/or reimbursement, subject to the approval of the City Council. Part 3 - EXHIBIT B - 4 Based on the above, the cost of the Cannon Road improvements will be spread to the benefiting parcels within Zone A as follows: The “common improvements” as described in said Bridge and Thoroughfare District Report will be assessed based on ADT to the parcels in Zone A. These parcels will receive a credit for the amount of “common improvements” included in the assessment district. These parcels will pay their remaining fee at the time of obtaining building permits for the remaining costs of Cannon Road “common improvements”. The cost of “frontage improvements” as described in said report and which are eligible for assessment district financing that are located on the south side of Cannon Road will be assessed based on ADT to the parcels in Zone A. The cost of “frontage improvements” on the north side of Cannon Road are not assessed since they are the responsibility of adjacent property owners that are not included in this assessment district. 2. Palomar Airport Road Palomar Airport Road is proposed to be widened at intersections and for right turn pockets, a sidewalk is to be constructed, the utilities are to be relocated, the overhead electric lines are to be located underground, the traffic signals and the center medians are to be modified and enhanced. These improvements will be assessed based on ADT to all benefiting parcels in Zone B. 3. Acquisition of Special Assessment Liens for A. D. No 86-1 Assessment District No. 86-l previously financed improvements to Palomar Airport Road. Liens for A.D. No. 86-l are currently outstanding on several parcels within the boundary of this Assessment District No. 95-l. These existing liens will be acquired by this A.D. No. 95-l and assessed to parcels in Zone C based on the ADT of the parcels. 4. Armada Drive and Leclo Drive to Roundabout Armada Drive is proposed to be constructed from the Roundabout in Lego Drive to Palomar Airport Road with four traffic lanes, bike lanes, sidewalk, a raised median in some portions of the roadway, water, sewer, reclaimed water and storm drain facilities. Lego Drive, with similar proposed improvements, is to be constructed from Cannon Road to Armada Drive. The “common improvements”, as described in Zone D above, will be assessed based on ADT to all benefiting parcels in Zone D. The “frontage improvements”, as described in Zone Dl above, that are adjacent to parcels in Zone Dl will be assessed based on the number of driveways which provide access to each parcel from Armada Drive Part 3 - EXHIBIT B - 5 and Lego Drive. The storm drain improvements are assessed separately as described in the following paragraph 6. 5. Roundabout The cost of the Roundabout improvements that pertain to the southern part of Lego Drive and the public portion of the southern part of Lego Drive from Armada Drive to assessment number 18 will be assessed to assessment number 18 since they are a specific benefit to only this one parcel. 6. Storm Drain Public storm drain improvements are proposed to be located in Armada Drive and in an easement in the private portion of Lego Drive. These storm drain improvements will benefit all of the parcels, except assessment numbers 2, 4 and 20 which are in a separate drainage basin, and will be assessed on the basis of the number of acres in each parcel. The number of acres will be further adjusted for either low runoff or high runoff based on land use as described in the report titled “Master Drainage and Storm Water Quality Management Plan” dated March 1994. The cost of the improvements to be assessed will not exceed the aggregate cost of the Planned Local Drainage Area (PLDA) fees for these parcels. Parcels not assessed include open space, golf course and agricultural parcels (assessment numbers 1,3, 5 and 16) and streets (assessment numbers 13 and 19). 7. Existinq Water Line to be Relocated An existing water line will require relocation during construction of the improvements. The cost of relocating this water line will be assessed to all parcels, except streets, based on the number of acres in the parcel since that is a measure of the amount of water that each parcel benefits from the water line. 8. Pedestrian Walkway The pedestrian walkway improvements (wide sidewalk, retaining wall, landscaping and benches) are located along the western side of Armada Drive from assessment number 21 to assessment number 22 and continuing in an easement on the western and southern side of assessment number 22 to the southeastern corner of assessment number 22 at Armada Drive. The pedestrian walkway directly benefits those parcels in the immediate vicinity of the walkway. However, the pedestrian walkway will also be used to view the flower fields that are grown on assessment number 1 during an eight week period of the year. The land in assessment number 1 is restricted for use in perpetuity as agricultural. The attraction of these flower fields and the use of the pedestrian walkway to view these flower fields will also benefit assessment numbers 2, 3, 4, 5, 17, 18 Part 3 - EXHIBIT B - 6 a3 - and 20 for an eight week period during the year. Therefore, these proposed pedestrian walkway improvements will be assessed to all parcels in the assessment district based on the ADT of the parcel further adjusted by a factor of 8/52 times the ADT for assessment numbers 2, 3,4, 5, 17, 18 and 20; but no adjustment for the remaining assessment numbers. A credit has been applied to assessment number 22 for the cost of a portion of the improvements (sidewalk and sod) that were not completed along the west and south side of this parcel. When the owner of this parcel develops, they will be required to complete these improvements at their own expense. 9. Incidental Expenses Incidental expenses will be distributed to those appropriate improvements numbered 1 through 8, as identified in the preceding paragraphs, or prorated to each improvement as applicable in accordance with that improvement’s share of the total cost. 10. Financing Costs Bond Discount, Reserve Fund and Capitalized Interest will be prorated to each assessment number in accordance with that assessment number’s share of the total cost. 11. Nil Assessments Three parcels within the assessment district have been given a zero assessment. Two of these parcels, assessment numbers 13 and 19, are private streets used for access to adjoining parcels and can not be built upon. The remaining parcel, assessment number 16, is an open space parcel which has no benefit from the improvements. SUMMARY In conclusion, it is my opinion that the assessments for the above referenced assessment district are spread in direct proportion with the special benefits which each parcel receives from the works of improvement. Dated this bU - day of Of-/-/ , 1997. I GALEN N. PETERSON, P.E. ASSESSMENT ENGINEER CITY OF CARLSBAD STATE OF CALIFORNIA Part 3 - EXHIBIT B - 7 , a .4 ENGINEER’S REPORT EXHIBIT “C” TO PART 3 GALEN N. PETERSON, P.E. Principal PROFESSIONAL EXPERIENCE During his 35year career, Mr. Peterson has assumed an increasing amount of manage- ment responsibilities, culminating in the establishment of his own engineering firm. He has assisted many clients throughout Southern California and Nevada. Mr. Peterson is a registered Civil Engineer and has been active in all phases of the planning, design and construction management of diverse public works facilities. In addition, he has been instrumental in assist- ing clients in obtaining project funding through the formation of special assessment districts as well as the administration of various federal, state and local grants and loans. Representative projects for which Mr. Peterson has served or is currently serving as Assessment Engineer, Special Tax Consultant or Project Manager include: Assessment Districts Assessment District No. 93-1 for the Val- ley Center Municipal Water District to finance $1 .l million of preliminary expen- ses, including design costs, of a total $17.4 million project to expand the Lower Moosa Canyon Wastewater Treatment Plant. A second part of the assessment district will assess the remaining $16.3 million in costs, including construction, to the benefiting properties. Assessment District No. 96-1 for the Val- ley Center Municipal Water District to fund the wastewater capacity charges for a new development known as “Treasurers at Castle Creek”. Assessment District No. 96-2 for the Val- ley Center Municipal Water District to finance a low pressure sewer collection system in a hilly area of the District. Assessment District No. 92-l (Hacienda Santa Fe/Ranch0 Del Rio Sewers) for the Ranch0 Santa Fe Community RE GiSTRATION California, 1968, Civil Engineer Registration No. 18364 Nevade, 1996, Civil Engineer Registration No. 12333 EDUCAllON B.S., 1962, Civil Engineering, South Dakota State University, Brooking% South Dakota MEMBERSHPS American Society of Civil Engineers American Public Works Association Chi Epsilon (Honorary) Sigma Tau (Honorary) Services District which financed a $7 million sewage collection system. & Assessment District 93-1, (La Zanja Canyon) located in the Ranch0 Santa Fe area, to fund a $4.6 million sewage collection system for the Whispering Palms Community Services District. > Stonecrest Development Assessment District for the City of San Diego to fund backbone facilities, including storm drains, water and sewer system, street improvements and a freeway interchange for industrial, research and development (R&D) and general office building com- plexes. The project involved a phased bond issue for an estimated $101.3 mil- lion in funds. > Tierrasanta Norte Assessment District for the City of San Diego to fund over $21.0 million of water, sewage collection and storm drainage and street improvements. > Formation of one assessment district to provide funding for infrastructure improvements to the Batiquitos Lagoon Education Park, a mixed-use community located on 167.9 acres, for the City of Carlsbad (project was ultimate/y suspended by client). a5 1 PETERSON > Assessment engineering services to fund approximately $5.1 million for street wid- ening, traffic control, street lighting, water lines and drainage facilities for Assess- ment District 86-1, Palomar Airport Road, for the City of Carlsbad. > Assessment engineering services to fund approximately $31.2 million for street and public works improvements for Assess- ment District 85-1, Cannon Road, for the City of Carlsbad. Improvements included widening Cannon Road for approximately 4.5 miles; water, drainage, telephone, gas and electric facilities; and sewerage system improvements, including pump station, force main and 8- to 36-inch sewer lines. > Assessment District No. 95-l (Carlsbad Ranch) to finance approximately $15 million of street, water, sewer, reclaimed water, landscaping, storm drain and pedestrian walkway improvements for the development which contains LEG0 LAND in the City of Carlsbad. > 1989 Auto Mall Assessment District for the City of Hemet. > Barton Commercial Center Assessment District No. 91-1 for the City of Redlands. > Fourteen separate assessment districts for a sewage collection system and 3.0 MGD regional wastewater treatment facilities for the Yucaipa Valley Water District. > Four assessment districts for the Eastern Municipal Water District providing approximately $19 million for the con- struction of water and sewerage facilities for the Dutch Village, Homeland/Green Acres, Stagecoach and Pigeon Pass areas within the District. Refunding Assessment Districts > Assessment District 85-PD-R for the City of Ranch0 Cucamonga. b Assessment District 14 and Assessment District 15 for the City of Big Bear Lake. b Assessment District 2-R for the Baldy Mesa County Water District. b City of Corona, Assessment District No. 79-2 (Northeast Area). Community Facilities Districts District-wide capital project financing pro- gram utilizing 1982 Mello-Roos CFD pro- ceedings to finance $109 million of public works for the Carlsbad Unified School District. East Highland Schools CFD to finance approx. $15.0 million in construction of new school facilities for the Redlands Unified School District. City-wide capital project financing pro- gram utilizing Mello-Roos CFD Act pro- ceedings to finance $103.4 million of public works facilities for the City of Carlsbad. Special tax consulting services to finance over $230 million of public street improvements, water, wastewater, parks, schools and fire facilities for Las Flares Ranch CFD in the City of Hesperia. Project management services for the City of San Marcos for the following CFDs: H CFD 91-01, Twin Oaks Valley Ranch, to improve channel, street and school facilities to serve a 300- acre residential development and golf course. RESUME 4.6 - PflERSON n CFD 91-02, to provide funding for police and fire protection services. n CFD 91-3, Costa del Sol, to improve streets, drainage, water, sewer and park facilities serving a 400-acre residential development and golf , course. Landscaping and Lighting Maintenance Districts b Landscape Maintenance District No. 88- 1, comprised of a total of approximately 53,000 parcels (35,700 of which are as- sessed), for the Valley-Wide Recreation and Park District to financing the con- struction, operation, maintenance and servicing of landscaping, planting, shrub bery, trees, turf, irrigation systems, entry monuments, ha&capes, walls, site light- ing, playground equipment and public restrooms. b Three separate Landscape Maintenance Districts for the City of Escondido: n Maintenance District 1, Reidy Creek, for an irrigation system as well as aquatic, riparian and upland land- scaping. n Parkwood Landscape Maintenance District for various subdivided tracts. n Ranch0 Verde Landscape Mainte- nance District for entry way to resi- dential subdivision. b City of Corona Landscaping/Street Light- ing Maintenance District Nos. 84-1 and 84-2. Financial Plans and Developer Fee Programs b South Corona Facilities Plan, Developer Fee Program and formation of two com- munity facilities district (CFDs 89-l and 90-l) for the City of Corona to finance the construction of streets, traffic signals, drainage, water, sewer, parks and emer- gency facilities (fire protection), landscaping, Community Facilities Plan (CFP) reimbursement and administration fees. b Financing alternatives and implementation plan for the SR-125 Corridor Toll Road Feasibility Study (subconsultant to prime) for the City of Chula Vista, including an assessment of the impacts of the proposed toll road on the community and assistance in identify- ing possible financing methods. b Financing plans for water and sewerage facilities for the Mission Springs Water District (Distrkt Engineer, 7969 to Pre- sent), the most recent of which was for the Olympus Golf Club (December 1993), and the formation and imple- mentation of seven separate assessment district, three of which were financed through federal and state grant/loan pro- grams. b Various preliminary financing reports and the formation of eight separate assess- ment districts for the County of San Diego as Assessment Engineer under three one-year contracts (renewed consecutively) for public financing ser- vices. b Financing plan for the acquisition of the Crestmore Heights Mutual Water Com- pany by the West San Bernardino County Water District, which recommended the formation of an assessment district and a Farmers Home Administration loan. 3 RESUME a7 i.. PETERSON Northeast Area Planning, Technical and Funding Report for the City of Corona, including project phasing recommenda- tions for the construction of “backbone” infrastructure to serve approximately 1,460 acres of land for residential, com- mercial and light-industrial use, and the formation and implementation of Assess- ment District No 79-2. Two public works financing plans for the City of San Marcos, including the Heart of the City Financing Plan (November 1993) and University Village Financing Plan (September 1993). Financing plan and special tax consultant services (CFD 93-3) for Foothill Market Place, a new commercial development for the construction of $5tO million of street, water, sewer, storm drain and landscaping improvements for the City of Ranch0 Cucamonga. Financing plan and assessment engineering services for the Rancheros Road commercial development (AD l- 1985) for the City of San Marcos. Financing plan and assessment engineering services for the Railroad Street industrial development project (AD 88-l) for the City of Corona. Bridge and Thoroughfare Districts b City of Carlsbad , Bridge and Thoroughfare District No. 1 within a majority area of the City. b City of Carlsbad, Bridge and Thoroughfare District No. 2 for construction of Aviara Parkway and Poinsettia Lane. Tax Roll Billings Mr. Peterson has also directed and supervised the preparation of annual property tax roll billings for clients throughout Southern Califor- nia, advising team members and consulting with client representatives and legal counsel throughout the process. Assignments specific to Fiscal Year 1996-97 were completed for the following clients: b b b b b b b b b b b b b BearValleyCommunity HealthcareDistrict. Carlsbad Unified School District City of Corona City of Penis City of San Marcos Elsinore Valley Municipal Water District Elsinore Water District Mission Springs Water District Rainbow Municipal Water District Ramona Municipal Water District Ranch0 Santa Fe Comm. Services Dist. San Dieguito Union High School District Santa Rosa Community Services District 4 RESUME a8 PART 4 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-1 (CARLSBAD RANCH) ASSESSMENT DIAGRAM A reduced copy of the Assessment Diagram is attached hereto and is a part of the Engineer’s “Report”. A full size copy of the Assessment Diagram is on file with the City Clerk. Part 4-l a9 i ASSESSMENT DIAGRAM OF ASSESSMENT DISTRICT NO. 95-l I (CARLSBAD RbwcH) CITY OF CARISBAD COUNTY DF BAN DIEOO, STATE OF CAUFORNM k LEGEND - , , . , , m ASSESSMENT DISTRICT BOUNDARY PARCEL LINE I I I I I ZONE BOUNDARY OF ZONES A AND B I I I I I I I I I BOUNDARY ZONE C BOUNDARY ZONE D BOUNDARY ZONE D AND Dl L-z7 ASSESSMENT NUMBER f SEE SHEET 2 $,, ,, JiJ& %5?!!L I’ 11 I RmWMwnccwMawamNwMmw--Yw .Ksd CnYaarw Maww- -*M-wM -w-wlncalYa-nm4Yw . Ih. YI~WA¶LMDBYMCllY-ffMWWW- WULEVCDalM~YW aa M~@w$&url m wez WI llu -DyQuLtyD- wwmmwllawmcwYK-of NRmsffyIDmYw .lh. YD - -o?lnK-Yw (se-. -~ylDLYonK~mL- NllaomcLWM -WSKENS~llEUMY-Wr*cn- IN&-rrclcPUmWu)(D~#,,WuIIpM-. ASSESSMENT DIAGRAM OF ASSESSMENT DISTRICT NO. 95-i (CARLSBAD RANCH) CITY OF CARLSEAD COUNTY OF SAN DIEDO. !3TATE OF CALIFORNIA ;e I 1’ . 4w ENGINEER’S REPORT PART 5 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-I (CARLSBAD RANCH) DESCRIPTION OF WORKS OF IMPROVEMENT AND RIGHTS-OF-WAY TO BE ACQUIRED DESCRIPTION OF WORKS OF IMPROVEMENT The proposed works of improvement are generally described as follows: Acquisition and construction of the following items including all necessary appurtenances: 1. Cannon Road, from Car Country Drive to Lego Drive, constructed to major arterial standards with four traffic lanes and a raised median within a 102 foot right-of-way including the following improvements: grading, roadway/surface improvements, water, sewer and landscaping. 2. Improvements to the north side of existing Palomar Airport Drive, from Paseo del Norte to Hidden Valley Road, including the following: grading, roadway/surface improvements including median, traffic signal modification at Paseo Del None and Armada Dr., landscaping, relocation of utilities and undergrounding of overhead electric lines. 3. Armada Drive, from Lego Drive to Palomar Airport Road, and Lego Drive, from Cannon Road to Roundabout and end of public right-of-way, constructed with four traffic lanes and raised median in some areas including the following improvements: grading, roadway/surface improvements, traffic signals, streetlights, water, sewer, reclaimed water and landscaping. 4. Storm drain improvements in Armada Drive and in an easement in Lego Drive. 5. The relocation of an existing water line located easterly of Armada Drive. Part 5-I 32 6. Pedestrian walkway improvements (wide sidewalk, retaining wall, landscaping and benches) located along the western side of Armada Drive and in an easement along the western and southern side of assessment number 22. 7. Acquisition of the existing lien for Assessment District No. 86-1 (Palomar Airport Road West). The proposed work shall also include design engineering services (including preparation of plans, specifications and cost estimates), environmental, archaeology, paleontology, planning studies, surveying and staking, construction management, inspection, financial advisor, assessment engineering, legal and bond counsel services, City administration services and other expenses associated with the work effort. Part 5-2 33 CITY OF CARLSBAD STATE OF CALIFORNIA The undersigned, LLOYD B. HUBBS, hereby CERTIFIES UNDER PENALTY OF PERJURY that the following is all true and correct: At all times herein mentioned, the undersigned was, and now is, the duly appointed City Engineer and authorized representative of the City of Carlsbad, California. That there have now been instituted proceedings under the provisions of the “Municipal Improvement Act of 1913”, being Division 12 of the Streets and Highways Code of the State of California, for the construction of certain public improvements in a special assessment district known and designated as ASSESSMENT DISTRICT NO. 95-1 (CARLSBAD RANCH) (hereinafter referred to as the “Assessment District”). THE UNDERSIGNED STATES AND CERTIFIES AS FOLLOWS: (check one) V) a. That all easements, rights-of-way, or land necessary for the accomplishment of the works of improvement for the above referenced Assessment District have been obtained and are in the possession of the City of Carlsbad. 0 b. That all easements, rights-of-way or land necessary for the accomplishment of the works of improvement for the above referenced Assessment District have been obtained and are in the possession of the City of Carlsbad, EXCEPT FOR THOSE set forth in a separate document on file with the City Clerk, and made a part hereof as if included herein, showing the legal descriptions of rights-of-way and easements not yet obtained at this time. It is further acknowledged that works of improvement as proposed to be constructed within said Assessment District must be constructed within public rights-of-way, land, or easements as owned by said City at the time of the construction of the works of improvement, and the undersigned hereby further certifies that all rights-of-way necessary for the works of improvement will be Part 5-3 obtained and in the possession of the City prior to the commencement of any construction. EXECUTED THIS DAY OF , 1997. CITY ENGINEER CITY OF CARLSBAD STATE OF CALIFORNIA Part 5-4 35 . ENGINEER’S REPORT PART 6 CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 95-1 (CARLSBAD RANCH) PROPOSED MAXIMUM ANNUAL ASSESSMENT FOR ADMINISTRATION AND COLLECTION OF ASSESSMENTS A proposed maximum assessment of $75.00 per assessed parcel will be levied upon each of the several subdivisions of land in the district including parcels representing a division of any parcel to pay costs incurred by the CITY OF CARLSBAD and not otherwise reimbursed which result from the administration and collection of assessments or from the administration or registration of any associated bonds and reserve or other related funds. Said annual assessment may be increased over the previous year’s assessment to account for inflation. Said inflation shall be measured by the Consumer Price Index of the Bureau of Labor Statistics of the United States Department of Labor for all Urban Consumers, San Diego, California (1967 = 100) as published by the United States Department of Commerce. Part 6-l