HomeMy WebLinkAbout1998-11-10; City Council; 14932; AUTHORIZATION TO SHARE IN WIDENING COSTS OF LA COSTA CANYON HIGH SCHOOL ENTRY/EXIT DRIVEWAY@ 94 5
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41 fA.5 -> - C R OF CARLSBAD -AGENDA 9i LL
AB# /?93% TITLE:
MTG. 11/10/98 COSTS OF LA COSTA CANYON HIGH SCHOOL CITY An&
ENTRY/EXIT DRIVEWAY .II
DEPT. ENG CITY MGR.,
AUTHORIZATION TO SHARE IN WIDENING
RECOMMENDED ACTION;
Adopt Resolution No. qg .39 1 authorizing the Finance Director to remit $10,000 tc San Dieguito Union High School District as Carlsbad's share of construction costs to widen the school entry/exit driveway and appropriating funds.
ITEM EXPLANATION:
Prior to La Costa Canyon High School opening in September 1996, the City of Carlsbad
San Dieguito Union High School District entered into an agreement to share construction cost:
traffic signal at the high school entrance driveway. The traffic signal was operational when the
school first opened its doors for students to attend and the school is now in its third ye
operation.
As a result of the circulation pattern designed and constructed for the high school, all students, and visitors must enter and exit the single driveway to the school from Camino De Los Coch the traffic signal. The narrow entrance and lack of sidewalk on the east side of the schoo
driveway caused circulation problems and pedestrianlvehicle conflicts from the first day of schc
Soon after La Costa Canyon High School opened, a high school Traffic Committee was forr
The committee membership included representation from school officials, San Dieguito Union School officials, San Dieguito Transportation Cooperative officials, interested parents, print from Mission Estancia Elementary School and Olivenhain Pioneer School, Carlsbad F
Department and the Carlsbad Traffic Engineer. Many circulation problems and concerns
addressed and resolved by the high school Traffic Committee.
One area of concern for the first two years that the high school was in operation that continuously discussed by the Traffic Committee was the narrow entry lane at the school drivl and lack of sidewalks on the east side of the school exit driveway. The high school T
Committee recommended widening the entrance driveway to provide two lanes for ent
vehicles and to construct a sidewalk on the east side of the school exit driveway.
As an alternative to widening, San Dieguito Union High School officials requested that lefl
phasing be added to the traffic signal located at the entrance. Staff analyzed this requesl
determined that left-turn phasing for the traffic signal at the school entrance to serve vek
turning from Camino De Los Coches is not warranted. Staff informed district officials that we (
cost of $20,000. San Dieguito Union High School District officials asked if the City of Carl would share equally the $20,000 cost for traffic signal modifications and contribute the $I(
towards widening improvements of the entrance driveway. Widening improvements
estimated by the District to be about $80,000.
San Dieguito Union High School District agreed to perform the widening work in the sumrr 1998 and the construction was completed prior to school opening in September '
Observations indicate that circulation conflicts/problems have been virtually eliminated now th:
construction is completed. Staff indicated to officials of the San Dieguito Union High School D that since the City of Carlsbad contributed in cost sharing for the original construction of the i
signal, staff would recommend to the City Council that the City of Carlsbad contribute $I( towards the cost for widening the school driveway entrance.
not support modifications of the traffic signal to include left-turn phasing, which had an estin
' Page 2 of Agenda Bill No. c/ 932 0
FISCAL IMPACT:
Funds in the amount of $10,000 are requested to be appropriated by the City Council from the
Council Contingency Account to pay the City of Carlsbad's cost sharing amount for widenin!
high school driveway.
EXHl BITS:
1. Location Map.
2.
3.
July 15, 1998 letter from Simonetta "Nettie" March, San Dieguito Union High School Di:
Resolution No. 9 8 -3 7/ authorizing the City Council to authorize the Finance Direc remit $10,000 to the San Dieguito Union High School District for the City's construction
share for widening the driveway entrance to La Costa Canyon High School.
t 0 0
Exhibit 2 Pag 0 e
710 Encinitas Blvd
Encinitas, CA 92024-3
San Dieguito (760) 753-6491
Union High School District
July 15, 1998 ECE
JUL 16 4
ENGINEERIF
BEPARTM E Mr. Robert T. Johnson, Jr., P.E.
Traffic Engineer
City of Carlsbad
Engineering Department
2075 La Palmas Dr.
Carlsbad, @A 92009-1576
LA COSTA CANYON HIGH SCHOOL SIGNAJXED ENTRANCE AT CAMINO DE
LOS COCHES/REQUEST FOR PAYMENT
Per your letter of September 4, 1997 the City of Carlsbad agreed to participate on a 50/50
cost sharing basis in the design and construction of adding left-turn phasing at the traffic
signal located at the La Costa Canyon High School entrance on Camino De Los Coches,
up to a maximum of $10,000.00.
The district entered into a contract with 3-D Enterprises, Inc. to perform the work as
stated above, copy enclosed. It is my understanding that the contractor has been working
with your office in completing the work. The subcontractor for the signal light is Peek
Electric.
Enclosed is an invoice for the work being performed. Should you require an agreement,
please have your counsel prepare the document for signature by the district.
Please call me at (760) 753-6491 ea. 5554 if you have any questions regarding the
process in reimbursing the district. Thank you for your participation.
:- I\ ! 9 \ i' 1 '2\ -WL k b > q.& 2
SIMONETTA "lW3TTIE" MARCH
BUSINESS SERVICES ANALYST
Encls.
cc: Eric Hall
Dieguefio JH Earl Warren JH La Costa Canyon HS * North Coast Alternative HS Oak Crest JH Sari Diepito Adult EdLica,tiioq Sa- 3;ecf:'+o uS Ac&e-W *s**T?p' us TP-+QV "'YS "s
IIIUIL L raye L UI + m 0
710 Encinitas Blvc
Encinitas, CA 92024-
San Dieguito (760) 753-6491
Union High School DIsMct
INVOICE
July 15, 1998
City of Carlsbad
2075 La Palmas Drive
Carlsbad, CA 92009-1576
COST SHARING OF LAS COSTA CANYON HIGH SCHOOL SIGNALIZED
ENTRANCE AT CAMINO DE LOS COCHES
Amount Due: $10,000.00
Please make check payable to San Dieguito Union High School District and forward to
attention of Nettie March. Thank you.
Dieguetio JH @ Earl Warren JH @ La Costa Canyon HS 0 North Coast Alternative HS @ Oak Crest JH San Dieguito Adult Education San Dieguito HS Academy Sunset HS Torrey Pines HS
0 Exhibit 2 Page 3 e
September 4,1997
Eric J. Hall
SAN DlEGUlTO UNION HIGH SCHOOL DISTRICT
710 Encinitas Boulevard, Suite 207
Encinitas, CA 92024
LA COSTA CANYON HIGH SCHOOL SIGNALIZED ENTRANCE AT
CAMINO DE LOS COCHES
I have reviewed with the City Engineer your request to add left-turn phasing to the
traffic signal at the referenced intersection. As an interim solution, we do not object tc the District initiating this phasing change. However, after reviewing the site with the
City Engineer, our recommendation is that the District pursue the more permanent anc
satisfactory solution at the location. This would involve widening the main entrance to
facilitate two inbound traffic lanes and thus provide relief to the daily school congestion
in the morning. Two lanes also improves safety at the intersection by minimizing
conflicts.
Our recommendations follow and must be presented to the City Council for acceptance
after the agreement is prepared.
1. The San Dieguito Union High School District prepare a cooperative agreement for the City of Carlsbad and District to sign stipulating Gonditions 2 through 5
below.
The City of Carlsbad participate on a 50/50 cost sharing basis in the design and
construction of adding left-turn phasing at the traffic signal located at the
LaCosta Canyon High School entrance on Camino De Los Coches, up to a
maximum of $1 0,000.
3. The San Dieguito Union High School District design the traffic signal
modifications, prepare plans and specs, bid the project and construct the traffic signal (new signal poles, mast arms, signal heads, etc., are needed). The City of
Carlsbad would inspect the work.
The San Dieguito Union High School widen the entrance to provide two ingress
lanes that must be designed and built by the school district before September Is' in the year 2000.
If the entrance is not widened per Condition Number 4, the school district will reimburse the City of Carlsbad our share of costs expended for the left-turn
phasing in Condition Number 2.
2.
4.
5.
2075 Las Palmas Dr. - Carlsbad, CA 92009-1 576 (61 9) 438-11 61 - FAX (61 9) 438-0894
Embit 2 Page 4 of 4 e
September 4,1997 LA COSTA CANYON HIGH SCHOOL SIGNALIZED ENTRANCE
Page 2
After you have prepared the agreement, please submit a copy to me and I will send it
the City Attorney for review. Upon his acceptance as to form, I will process this issue
the City Council.
Thank you for your help in this matter.
‘IzL+ Tp-5- k -
ROBERT T. JOHNSON, JR., P.E.
Traffic Engineer
RTJ:jb
c: City Manager
City Attorney
Community Development Director
City Engineer
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0 0 Exhibit 3
RESOLUTION NO. 98-371
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AUTHORIZING THE CITY COUNCIL TO
AUTHORIZE THE FINANCE DIRECTOR TO REMIT $10,000 TO THE
SAN DIEGUITO UNIFIED SCHOOL DISTRICT FOR THE CITY OF
CARLSBAD'S SHARE OF CONSTRUCTION COSTS TO WIDEN THE
DRIVEWAY ENTRANCE TO LA COSTA CANYON HIGH SCHOOL
AND APPROPRIATING FUNDS.
WHEREAS, the City Council of the City of Carlsbad has determined it necc
desirable and in the public interest to participate in improving vehicle and pedestrian safet)
intersection of Camino De Los Coches and the La Costa Canyon High School entrance; ar
WHEREAS, the San Dieguito Unified School District has completed the widening
entrance to improve vehicle and pedestrian safety and circulation; and
WHEREAS, the City Council of the City of Carlsbad has agreed to participate w
San Dieguito Union High School District in widening the school driveway entrance
intersection of Camino De Los Coches and La Costa Canyon High School entrar
contributing $10,000 as its share of the construction costs.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Ca
California, as follows:
1.
2.
That the above recitations are true and correct.
That $1 0,000 is appropriated from the City Council Contingency Account.
Ill
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3. The Finance Director is hereby authorized to issue a check in the am(
I District, attention: Simonetta "Nettie"
10 Encinitas Boulevard, Encinitas, California 92024-3357.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Carlsbad City (
eld on the 10th day of November , 1998 by the following vote, to wit:
AYES: Council Members Lewis, Finnila, Kulchin and Hall
NOES: None
(SEAL)
0 0
- City of Carlsbad
November 16,1998
San Dieguito Union High School District
Mr. Eric J. Hall
710 Encinitas Boulevard, Suite 207
Encinitas, CA 92024
RE: REIMBURSEMENT - LA COSTA CANYON HIGH SCHOOL ENTRANCE
Enclosed for your records are copies of Agenda Bill No. 14,932 and Resolution No.
98-371. These documents went before the Carlsbad City Council on November 10,
1998, where they were approved.
If you have any questions regarding the Council authorized reimbursement, please call
Mr. Robert Johnson, Engineering, at (760) 438-1 161 extension 4394.
-&
Kathleen D. Shoup
Sr. Office Specialist
7 200 Carlsbad Village Drive 0 Carlsbad, CA 92008-1 989 0 (760) 434-2808
7 7 e 0 t c-
September 2,1998
TO; CJJY MANAGER
CITY ATTORNEY
FROM: Assistant City Clerk
NOTICE OF CARLSBAD UNIFIED SCHOOL DISTRICT’S INCREASE OF NEW
RESIDENTIAL AND COMMERCIAUINDUSTRIAL SCHOOL FEES
Attached for your information are copies of the Letter, Resolutions, Studies, and
boundary map, which were received today from CUSD, informing the City of the
adoption of an urgency increase in school fees for new residential and commercial
developments.
diiiir
Attachments: (6)
\ 0
d Sehosl
801 Pine Avenue Carlsbad, CA 92008
(760) 729-9291 FAX (760) 729-9685
August 28, 1998
Ms. Alethea Rautenkranz
City Clerk
1200 Carlsbad Village Drive
Carlsbad, California 92008
City of Carlsbad
Re:
District’s Increase of New Residential and Commercialhndustrial
Statutory School Fees (“Fee Increase Resolution”), Supporting
Documentation, and Map Indicating the Boundaries of the Area
Subject to Statutory School Fees
Transmittal of Resolution of Carlsbad Unified School
Dear Ms. Rautenkranz:
The Board of Trustees (“Board”) of the Carlsbad Unified School District (the “District”)
on August 26, 1998, adopted its Fee Increase Resolution increasing statutory school fees
(“Statutory School Fees”) for new residential, commercialhdustrial and senior housing
development. Pursuant to Education Code Section 17621(c), a school district that has adopted
Statutory School Fees is required to forward a resolution, supporting documentation and a map
to the city and county in which the District is located. Therefore, we are forwarding to you a
copy of the Fee Increase Resolution, two reports entitled “Residential Development School Fee
Justification Study” and “Commercialhndustrial Development School Fee Justification Study”,
and a map clearly indicating the boundaries of the District which is the area subject to the
Statutory School Fees. Education Code Section 17621(c) further provides that a school district
governing board shall specify, pursuant to that notification, whether or not the collection of the
Statutory School Fees is subject to the restriction set forth in subdivision (a) of Government
Code Section 66007. As such, this letter shall serve to notify you that the collection of Statutor
School Fees is not subject to the restrictions set forth in subdivision (a) of Government Code
Section 66007, but rather is governed by subdivision (b) of Education Code Section 17620.
\ e 0 *.* ,%
Ms. Alethea Rautenkranz, City Clerk
City of Carlsbad
August 28,1998
Page 2
Pursuant to the provisions of Education Code Section 17620(b), no city or county,
whether general law or chartered, may issue a building permit for any development absent
certification by the appropriate school district of compliance by that development project with
any fee requirement levied by the governing body of that school district. Consequently, the City
of Carlsbad shall not issue any building permit to a developer of a project within the District’s
boundaries unless and until the District has executed a Certificate of Compliance indicating that
the developer has paid the required Statutory School Fees.
If you have any questions or comments with regard to this matter, please do not hesitate
to contact the undersigned, or our attorney Deborah R.G. Cesario, with the law firm Bowie,
Arneson, Wiles and Giannone at (949) 851-1300.
Very truly yours,
CARLSBAD UNIFIED SCHOOL DISTRIC?
nt Superintendent, Business Services
cc: Michael Holzmiller, Planning Department
Patrick Kelly, Chief Building Official
Deborah R.G. Cesario, Legal Counsel
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RESOLUTION NO. 06-9899
RESOLUTION OF THE BOARD OF TRUSTEES OF THE
CARLSBAD UNIFIED SCHOOL DISTRICT TO INCREASE
STATUTORY SCHOOL FEES IMPOSED ON NEW
RESIDENTIAL AND COMMERCIAL/INDUSTRIAL
DEVELOPMENT PROJECTS PURSUANT TO EDUCATION
CODE SECTION 17620 (“FEE INCREASE RESOLUTION”)
WHEREAS, the Board of Trustees (“Board”) of the Carlsbad Unified School District
(“District”) provides for the educational needs for K-12 students within the Cities of Carlsbad anc
Oceanside (“Cities”); and
WHEREAS, the Board of the District has previously adopted and imposed statutory
school fees (“Statutory School Fees”) pursuant to Government Code Section 53080’ in the
amounts of $1.84 per square foot of assessable space of new residential development in the
District, and $0.30 per square foot of chargeable covered and enclosed space for new
commercialhndustrial development in the District; and
WHEREAS, on January 28, 1998, the State Allocation Board authorized an adjustment
for inflation the Statutory School Fee amounts pursuant to Government Code Section 65995 to
$1.93 per square foot for assessable space of new residential development and $0.3 1 per square
foot of chargeable covered and enclosed space for the categories of new commercialhndustrial
development, as long as such increases are properly justified by the District pursuant to law: and
WHEREAS, new residential and commercialhndustrial development continues to generatt
additional students for the District’s schools and the District is required to provide school
facilities (“School Facilities”) to accommodate those students; and
’Effectwe January 1,1998, Government Code Section 53080 was recodified as Education Code Section
17620.
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WHEREAS, overcrowded schools with the District have an impact on the District’s
ability to provide an adequate quality education and negatively impacts the educational
opportunities for the District’s students; and
*
WHEREAS, the District does not have sufficient funds available for the construction or
reconstruction of the School Facilities, including acquisition of sites, construction of permanent
School Facilities, and acquisition of interim School Facilities, to accommodate students from
new residential and commercial/industrial development; and
I
WHEREAS, the Board of the District has received and considered two reports entitled
“Residential Development School Fee Justification Study” and “Commercial/Industrial
Development School Fee Justification Study” (collectively, the “Reports”), which Report
includes information, documentation, and analysis of the School Facilities needs of the District,
including (a) the purpose of the Statutory School Fees, (b) the use to which the Statutory School
Fees are to be put (c) the nexus (roughly proportional and reasonable relationship) between the
residential and commercial/industrial development and (1) the use for Statutory School Fees, (2)
the need for School Facilities, (3) the cost of School Facilities and the amount of Statutory
School Fees from new residential and commerciaUindustria1 development, (d) a determination of
the impact of the increased number of employees anticipated to result from the
commercialhndustrial development (by category) upon the cost of providing School Facilities
within the District, (e) an evaluation and projection of the number of students that will be
generated by new residential development, and (f) the new School Facilities that will be required
to serve such students, and (8) the cost of such School Facilities; and
WHEREAS, said Report pertaining to the Statutory School Fees and to the capital
facilities needs of the District was made available to the public as required by law before the
Board considered at a regularly scheduled public meeting the increase in the Statutory School
Fees; and
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WHEREAS, all required notices of the proposed increase in the Statutory School Fees
lave been given; and
WHEREAS, a public hearing was held at a regularly scheduled meeting of the Board of r
le District relating to the proposed increase in the Statutory School Fees; and
WHEREAS, Education Code Section 1762 1 provides that the adoption, increase or
iposition of any fee, charge, dedication, or other requirement, pursuant to Education Code
:ction 17620 shall not be subject to Division 13 (commencing with Section 21 000) of the
iblic Resources Code.
NOW, THEREFORE, be it resolved by the Board of the District as follows:
1. That the Board accepts and adopts the Report.
2. That the Board finds that the purpose of the Statutory School Fees imposed upon
i;v residential development is to knd the additional School Facilities required to serve the
dents generated by the new residential development upon which the Statutory School Fees are
posed.
3, That the Board finds that the Statutory School Fees imposed on new residential
elopment will be used only to finance those SchoolFacilities described in the Report and
ited documents and that these School Facilities are required to serve the students generated by
new residential development within the District; and that the use of the Statutory School Fees
1 include construction or acquisition of additional School Facilities, remodeling existing
001 Facilities to add additional classrooms, and technology, and acquiring and installing
itional portable classrooms and related School Facilities, with the specific location of new
iols, remodeling of existing School Facilities, and additional portables to be determined
:d on the residence of the students being generated by such new residential development, as
1 as any required central administrative and support facilities, within the District.
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4. That the Board finds that there is a roughly proportional, reasonable pl&nsh;p
between the use of the Statutory School Fees and the new residential development within the
District because the Statutory School Fees imposed on new residential development by this
Resolution, will be used to fund School Facilities which will be used to serve the students
generated by such new residential development.
r
5. That the Board finds that there is a roughly proportional, reasonable relationship
between the new residential development upon which the Statutory School Fees are imposed, and
the need for additional School Facilities in the District because new students will be generated
from new residential development within the District and the District does not have student
capacity in the existing School Facilities to accommodate these students.
6. That the Board finds that the amount of the Statutory School Fees levied on new
residential development as set forth in this Resolution is roughly proportional and reasonably
related to, and does not exceed the cost of, providing the School Facilities required to serve the
students generated by such new residential development within the District.
7. That the Board finds that the purpose of the Statutory School Fees imposed on
new commercial/industrial development is to fund the additional School Facilities required to
serve the students generated by the new commerciallindustrial development upon which the
Statutory School Fees are imposed.
8. That the Board finds that the Statutory School Fees imposed on new commercial/
industrial development (by category) will be used only to finance those School Facilities
described in the Report and related documents and that these School Facilities are required to
serve the students generated by such new commercialhndustrial development; and that the use of
the Statutory School Fees will include construction or acquisition of additional School Facilities,
remodeling existing School Facilities to add additional classrooms and technology, and acquiring
and installing additional portable classrooms and related facilities, with the specific location of
new schools, remodeling of existing School Facilities, and additionai portables to be determined
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based on the residence of the students being generated by such new commercial/industrial
development, as well as any required central administrative and support facilities within the
District.
I
9. That the Board finds that there is a roughly proportional, reasonable relationship
between the use of the Statutory School Fees and new commerciaVindustria1 development by
category within the District because the Statutory School Fees imposed on cormnercial/industrid
development by this Resolution, will be used to fund School Facilities which will be used to
serve the students generated by such new commercialhdustrial development.
10. That the Board finds that there is a roughly proportional, reasonable relationship
between the new commercial/industrial development by category, upon which the Statutory
School Fees are imposed, and the need for additional School Facilities in the District because
new students will be generated from new commercial/industrial development within the District
and the District does not have student capacity in the existing School Facilities to accommodate
these students,
1 1. That the Board finds that the amount of the Statutory School Fees levied on new
commercial/industrial development by category as set forth in this Resolution is roughly
proportional and reasonably related to and does not exceed the cost of providing the School
Facilities required to serve the students generated by such new commercial/industrial
development within the District.
12. That the Board finds that a separate account has been established for the deposit
of Statutory School Fees imposed on residential and commercial/industrial development and that
said account has at all times since been separately maintained, except for temporary investments,
from other funds of the District.
13. That the Board finds that the funds of the account, described in Section 12,
consisting of the proceeds of Statutory School Fees have been imposed for the purposes of
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constructing and reconstructing those School Facilities necessitated by new residential and
commercial/industrial development, and thus, these funds may be expended for those purposes.
The Statutory School Fees may also be expended by the District for the costs of performing any
study or otherwise making the findings and determinatipns required under subdivisions (a), (b),
and (d) of Section 66001 of the Government Code. In addition, the District may also retain, as
appropriate, an amount not to exceed in any fiscal year, three percent (3%) of the fees collected
in that fiscal year pursuant to Education Code Section 17620 for reimbursement of the
administrative costs incurred by the District in collecting the Statutory School Fees. -
14. That the Board hereby increases the Statutory School Fees as a condition of
approval of new residential development projects and imposes the Statutory School Fees on
such development projects in the following amounts:
A. $1.93 per square foot of assessable space for new residential development,
including new residential projects, manufactured homes and mobile homes as authorized
under Education Code Section 17625, and including residential construction or
reconstruction other than new construction where such construction or reconstruction
results in an increase of assessable space, as defined in Government Code Section 65995,
in excess of 500 square feet. However, this amount shall not be imposed on any
development project used exclusively for housing senior citizens, as described in Civil
Code Section 51.3, or as described in Subdivision J of Section 1569.2 of the Health and
Safety Code or paragraph 9 of subdivision (d) of Section 15432 of the Government Code
or any mobile home or manufactured home that is located within a mobile home park,
subdivision, cooperative or condominium for mobile homes limited to older persons as
defined by the Federal Fair Housing Amendments of 1988.
B. $0.3 1 per square foot of assessable space, for new residential development
used exclusively for the housing of senior citizens, as described in Section 5 1.3 of the
Civil Code or as described in subdivision K of Section 1569.2 of the Health and Safety
Code or paragraph 9 of subdivision (d) of Section 15432 of the Government Code or any
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mobile home or manufactured home that is located within a mobile home park,
subdivision, cooperative or condominium for mobile homes limited to older persons a
defined by the Federal Fair Housing Amendments of 1988.
f
15. That this Board hereby increases the Statutory School Fees as a condition of
approval of new CommerciaVindustrial development projects and levies the Statutory School
Fees on such development projects in the following amounts per square foot of chargeable
covered and enclosed space for the following categories of commercialhndustriai development:
Retail and Services $0.3 1
Office $0.3 1
Research & Development $0.3 1
IndustriaYW arehousehlanufacturing $0.3 1
Hospital $0.3 1
Hotel/Motel $0.3 1
16. That the proceeds of the Statutory School Fees increased and established pursuant
to this Resolution shall continue to be deposited into that account identified in Section 12 of this
Resolution, the proceeds of which shall be used exclusively for the purpose for which the
Statutory School Fees are to be collected, including accomplishing any study, findings or
determinations required by subdivisions (a), (b) and (d) of Section 66001 of the Government
Code or retaining an amount not to exceed in any fiscal year, three percent (3%) of the fees
collected in that fiscal year pursuant to I Education Code Section 17620 for reimbursement of the
administrative costs incurred by the District in collecting the Statutory School Fees or in
financing the described Report or in defending the imposition of Statutory School Fees.
17. That the Superintendent, or her designee, is directed to cause a copy of this
Resolution to be delivered to the building officials of the Cities within the District’s boundaries
along with a copy of all the supporting documentation referenced herein and a map of the District
clearly indicating the boundaries thereof, advising the Cities that new residential and
cornmerciallindustrial development is subject to the Statutory School Fees increased and
X
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readopted pursuant to this Resolution and requesting that no building permit or approval for
occupancy be issued by any of these entities for any new residential development project, mobile
home or manufactured home subject to the Statutory School Fees absent a certification from this
District of compliance of such project with the requirements of the Statutory School Fees, nor
that any building permit be issued for any non-residential development absent a certification
from this District of compliance with the requirements of the applicable Statutory School Fees.
18. That the Board hereby establishes a process that permits the party against whom
the commercial/industrial Statuto@ School Fees are imposed, the opportunity for a hearing to
appeal that imposition of Statutory School Fees for commerciaVindustria1 development as
required by Education Code Section 17621(e)(2). The appeal process is as follows:
a. Within ten (1 0) calendar days of being notified, in writing, (by
personal delivery or deposit in the US. Mail) of the commercial/industrial
Statutory School Fees to be imposed or paying the commercial/industrial
Statutory School Fees, pursuant to Education Code Section 17620, a party shall
file a written request for a hearing regarding the imposition of
commerciaVindustria1 Statutory School Fees. The party shall state in the written
request the grounds for opposing the imposition of cornmercial/industrial
Statutory School Fees and said written request shall be served by personal
delivery or certified or registered mail to the Superintendent of the District.
b. The possible grbunds for that appeal include, but are not limited to,
the inaccuracy of including the project within the category pursuant to which the
commercialhdustrial Statutory School Fees are to be imposed, or that the
employee generation or pupil generation factors utilized under the applicable
category are inaccurate as applied to the project.
c. Within ten (1 0) calendar days of receipt of the written request for a
hearing regarding the imposition of commerciallindustrial Statutory School Fees,
the Superintendent of the District, or his or her designee, shall give notice in
BAW&GIDRC/pks/50940
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writing of the date, place and time of the hearing to the party appealing the
imposition of commerciaVindustria1 Statutory School Fees. The Superintendent,
or his or her designee, shall schedule and conduct said hearing within thirty (30)
calendar days of receipt of the written request. ,The Superintendent, or his or her
designee, shall render a written decision within ten (1 0) days following the
hearing on the party’s appeal and serve it by certified or registered mail to the last
known address of the party.
d. The party against whom the comercialhdustrial Statutory
School Fees are imposed may appeal the Superintendent’s, or his or her
designee’s, decision to the Board of the District.
e. The party appealing the Superintendent’s, or his or her designee’s
decision, shall state in the written appeal the grounds for opposing the imposition
of the commercial/industrial Statutory School Fees and said written appeal shall
be served by personal delivery or certified or registered mail to the Superintendent
of the District.
f. The possible grounds for that appeal to the Board of the District
include, but are not limited to, the inaccuracy of including the project within the
category pursuant to which the commerciaUindustria1 Statutory School Fees are to
be imposed, or that the employee generation or pupil generation factors utilized
under the applicable category &e inaccurate as applied to the project.
g. Within ten (1 0) calendar days of receipt of the written request for a
hearing regarding the imposition of commercial/industrial Statutory School Fees,
the Superintendent of the District, or his or her designee, shall give notice in
writing of the date, place and time of the hearing to the party appealing the
imposition of commercial/industrial Statutory School Fees. The Board of the
District, shall schedule and conduct said hearing at the next regular meeting of the
Board, provided that the party is given notice at least five (5) working days prior
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to the regular meeting of the Board. The Board shall render a written decision
within ten (10) days following the hearing on the party’s appeal and serve the
decision by certified or registered mail to the last known address of the party.
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h. The party appeaIing the imposition of the commerciahdustrial
Statutory School Fees shall bear the burden of establishing that the
commercidindustrial Statutory School Fees are improper.
2 9. That the Superintendent is authorized to cause a certificate of compliance to be
issued for each development project, mobile home and manufactured home for which there is
compliance with the requirement for payment of the Statutory School Fees in the amount
specified by this Resolution. In the event a certificate of compliance is issued for the payment of
Statutory School Fees for a development project, mobile home or manufactured home and it is
later determined that the statement or other representation made by an authorized party
concerning the development project as to square footage is untrue, then such certificate shall
automatically terminate, and the appropriate City shall be so notified,
20. That no statement or provision set forth in this Resolution, or referred to therein
shall be construed to repeal any preexisting fee previously imposed by the District on any
residential or nonresidential development.
2 1. That the Board hereby approves the Notice of Exemption and delegates authority
to the Assistant Superintendent of Business Services to execute and file a Notice of Exemption
with the County Clerk for the County of San Diego.
22. That the increase in the District’s Statutory School Fees will become effective
sixty (60) days from the date of this Resolution unless separate resolutions increasing the fees
immediately on an urgency basis are adopted by the Board.
ADOPTED, SIGNED AND APPROVED this 26th day of August, 1998.
BAW&G/DRClpks150940
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a
- Presideh of the Board of Trustees for the Carlsbad
Unified School District dl r
Clerk of the Board of Trustees of the
Carlsbad Unified School District
BA W&GIDRClpks/50940
3042.23 - 08110198 11
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STATE OF CALIFORNIA 1
COUNTY OF SAN DIEGO )
) ss.
1, C1 arence Schl ehuber ,*Clerk of the Board of Trustees ofthe
Carlsbad Unified School District, do hereby certify that the foregoing Resolution was adopted by
the Board of Trustees of said District at a meeting of said Board held on the 26th day of August,
1998, and that it was so adopted by the following vote:
AYES:
NOES: None.
ABSTAIN: None.
ABSENT: None.
Tru_stees Packard, Cade, Schlehuber, Carmichael and Me
I c& bu
Clerk of the Board of Trustees of the
Carlsbad Unified School District
c m 0
STATE OF CALIFORNIA 1
COUNTY OF SAN DIEGO 1
) ss.
I, Clarence Schl ehuber, Clerk of the Bokd'of Trustees of the Carlsbad Unified
School District, do hereby certify that the foregoing is a full, true and correct copy of Resolution
No.06-9899 of said Board, and that the same has not been rescinded, amended or repealed.
Dated this 26th day of August, 1998.
Clerk of the Board of Trustees of the
Carlsbad Unified School District
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RESOLUTION NO. 07-9899
RESOLUTION OF THE BOARD OF TRUSTEES OF
THE CARLSBAD UNIFIED SCHOOL DISTRICT
AUTHORIZING AN URGENCY INCREASE IN
SCHOOL FACILITIES FEES r
WHEREAS, on August 26, 1998, the Board of Trustees (“Board”) of the Carlsbad
Unified School District (“District”) adopted a resolution increasing the District’s school facilitie:
fees (“Fees”) to $1.93 per square foot of assessable space for residential development and $0.3 1
per square foot of chargeable covered and enclosed space for all commercialhdustrial
development categories; and
WHEREAS, although Education Code Section 17621 (a) provides that an increase in Feet
shall not take effect until sixty (60) days after Board action increasing the Fees, Education Code
Section 17621(b) allows the District to adopt an urgency measure, upon a four-fifths vote, as an
interim authorization for an increase in school facilities fees, where necessary, to respond to a
current and immediate threat to the public health, welfare or safety; and
WHEREAS, the District’s school facilities are currently overcrowded, and the current
Fees collected by the District are insufficient to fund the total cost for new school facilities per
residential unit and State funding to make up the shortfall is not likely, thereby creating a threat
to the public health, welfare or safety; and
WHEREAS, an immediate increase in the Fees is necessary to more adequately house
new students to be generated from new development and to avoid such threat to the public
health, safety or welfare.
NOW, THEREFORE, THE BOARD OF TRUSTEES OF THE CARLSBAD UNIFIED
SCHOOL DISTRICT DOES HEREBY RESOLVE AS FOLLOWS:
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1. That this Board finds that a current and immediate threat to the public health,
welfare, and safety exists in that without an interim authorization to increase Fees, building
permits for new residential units would be issued without the District having sufficient funds to
provide facilities to accommodate students generated by these new units, resulting in inadequate
or nonexistent school facilities for those students, with resulting harm.
2. That the interim urgency authorization increasing the District’s Fees shall take
effect immediately and is valid for thirty (30) days, subject to a thirty (30) day extension.
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ADOPTED, SIGNED AND APPROVED this 26th day of August, 1998.
&VAd Presidekt of the Board of Trustees for the
Carlsbad Unified School District
1 Clerk of the Board of Trustees of the
Carlsbad Unified School District
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3042.23 - 08/10/98
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STATE OF CALIFORNIA 1
COUNTY OF SAN DIEGO 1
) ss.
r I, 4 C1 arence Schl ehuber Clerk of the Board of Trustees of the
Carlsbad Unified School District, do hereby certifjr that the foregoing Resolution was adopted b:
the Board of Trustees of said District at a meeting of said Board held on the 26th day of August,
1998, and that it was so adopted by the following vote:
AYES:
NOES: None.
ABSTAIN: None.
ABSENT: None.
Trustees Packard, Cade, Schlehuber, Carrnichael and
#&
Clerk of the Board of Trustees of the
Carlsbad Unified School District
3 BAW&G/DRClpksl50948
3042.23 - 08/10/98
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STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO 1
) ss.
I, C1 arence Schl ehuber , Clerk of the Bo&d of Trustees of the Carlsbad Unified
School District, do hereby certify that the foregoing is a full, true and correct copy of Resolution
No.
Dated this 26th day of August, 1998.
of said Board, and that the same has not been rescinded, amended or repealed.
'k Lsd ,w I
Clerk of the Board of Trustees of the
Carlsbad Unified School District
4 BAW&G/DRC/pks/50948
3042.23 - 08/10/98
July 31,1998 I
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TABLE OF CONTENTS
Section - Pa I Executive Summary ............................................ E
I. Introduction ..............................................
11. Legislation ................................................
A. AB2926 ............................................
B, AB 1600
C. AB181
Objective and Methodology of Study ..............................
B. CID Land Use Categories .................................
CUSD School Facility Capacity and Cost Estimates ....................
B. School Facility Costs Per Student ............................
............................................ .............................................
111.
A. Overview of Methodology
C. Linkage Impacts.
.................................
.......................................
IV.
A. CUSD School Facility Capacity .............................
V.
VI.
New Residential Housing Opportunities Within CUSD ..................
Findings of Commercialhdustrial Impact Analysis ....................
A. Employment Impacts
B. Household Impacts ......................................
C. Student Generation Impacts ................................
E. Fee Revenue Impacts ....................................
....................................
D. School Facility Impacts
F.
...................................
Justification of CommerciaUIndustrial School Fees .................
1 EXHIBITS
Exhibit A: School Facility Costs
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EXECUTIVE SUMMARY
This Commercialhdustrial Fee Justification Studydthe "Study") analyzes the extent to which
"nexus" can be established in the Carlsbad Unified School District (TUSD" or the "District'
between categories of comercial/industrial development and (i) the need for school facilities, (i
the cost of school facilities, and (iii) the amount of statutory school fees ("School Fees") p'
square foot that may be levied for schools, pursuant to the provisions of Assembly Bill ("AB
181, Section 66001 of the Government Code and subdivision (e) of Section 17621 of the Educatic
Code.
CUSD provides grades K-12 education for students residing within the City of Carlsbad and
small portion of the City of Oceanside. The District's current physical plant includes seven (
elementary schools (one [l] of which is a grades K-4 school and one [l] of which is a grades 5-
school), one (1) junior high school, and two (2) high schools (one [l] comprehensive and one [
continuation high school). Collectively, CUSD's educational facilities (excluding the continuatic
high school) in school year 1997-98 have a capacity of 4,997 students. Of these seats, 2,563 a
at the elementary school level, 954 are at the junior high school level, and 1,480 are at the hi1
school level. Based on enrollment data from the California Basic Educational Data Syster
("CBEDS"), CUSD's Fall enrollment for school year1997-98 was 7,956 students (excludh
continuation high school students). Comparing enrollment to capacity, the District has no exce
seats available at any school level.
New residential housing opportunities within the District were also evaluated to confirm tl
availability of new homes for those who may migrate to CUSD due to employment opportunitii
generated by new commercial/industrial development. Based on data provided by the City
Carlsbad and Planning Systems, CUSD can expect approximately 23,379 additional residentj
units to be constructed within its boundaries. The future residential units will consist
approximately 17,534 single family detached and 5,845 multi-family attached units. Of the
units, 4,781 single family detached units and 1,749 multi-family attached units, a total of 6,5:
units, have already mitigated their impact on the District through participation in CUSC
Community Facilities District ("CFD~") Nos. 1,3, and 4. These units provide room for employel
attracted by new commercial/industrial development in the District without displacement
existing residents.
To determine the Commercial/Industrial School Fee levels that satisfy the rigorous nex
requirements of AB 181, the Study divides commercial/industrial development ("CID") into s
land use categories: Retail and Services, Office, Research and Development, Industri;
Warehouse/Manufacturing , Hospital, and Hotel/Motel. The Employment Impacts of each of the
uses, in terms of the number of employees generated per 1,000 square feet of building space, ii
based on data from san Diego Association of Governments ("SANDAG"). These Employ
Impacts are shown in Table ES-1:
Carlsbad Unified School District Page E: Commercidhdustnd Develooment School Fee Justification Studv rrih ?' '(
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CID Land Use Category E\
Retail and Services 2,2379
Office 3.5001
Research and Development 3.0408
Industrial/Warehouse/Mfg . 2.6960
Hospital 2.7750
Hotel/Motel 1.1325
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High L Elementary Junior High
CID Land Use Category School School School
$773 $282 $677 $1,732 Retail and Services
Office $1,209 $441 $1,059 $2,708
Research and Development $1,050 $383 $920 $2,353
Industrial/Warehouse/Mfg . $93 1 $340 $815 $2,086
Hospital $958 $350 $839 $2,147
HotellMotel $39 1 $143 $343 $876
’ Numbers may not sum due to rounding.
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CID Land Use Category School School School Total'
Retail and Services $397 $145 $348 $890
Office $62 1 $227 $544 $1,391
Research and Development $539 $197 $472 $1,209
Industrial/Warehouse/Mfg . $478 $175 $419 $1,072
Hospital $492 $180 $43 1 $1,103
Ho tel/Mo tel $20 1 $73 $176 $450
1 Numbers may not sum due to rounding
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TABLE ES-4 I SCHOOL FACILITY COST SHORTFALL
The CommerciaMndustrial School Fee Revenue column in Table ES-4 represents the maximi
commercial/industrial School Fee that can be justifiably levied by law. A graphic presentation
Table ES-4 is included herein as Figure ES-1. Average development School Fee revenues i
facility cost estimates per 1,000 square feet of CID are graphically illustrated in Figure ES-2
Carlsbad Unified School District
Comrnercialllndustriai Development School Fee Justificm-on Study
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,' I. INTRODUCTION
Throughout the State of California, school districp are seeking to finance the construction
school facilities required by growing student enrollments. This is also the case in Carlst:
Unified School District (''CUSDft or the "District"), where student enrollment from fuo
residential units is projected to grow by approximately 10,685 students by buildout of the Distrj
A school district in California has several options available to finance the construction of schk
facilities, including the State School Building Program ("State Program"), local debt financi
(such as General Obligation Bonds, Mello-Roos Bonds, and Certificates of Participation based
tax increment revenues related to an existing project of a local redevelopment agency), a
statutory school fees ("School Fees"). Unfortunately, the State Program obtains a majority of
funding through statewide school bond elections which are unable to meet all of the State's schc
facility needs. Even though a $3.0 billion school construction bond measure, of which 01
$2.025 billion is earmarked for grades K-12, was passed by the voters of California in Ma
1996, the State Allocation Board ("SAB") has approved a total of $5.7 billion in projects wh:
are awaiting funding from the State Program. As a result, Governor Wilson and the leadership
the State will be attempting to place a school bond measure before the voters of California
November 1998. Furthermore, with the defeat of Proposition 170 by the State's voters, lo
General Obligation Bond measures will still require a two-thirds approval rather than the propo!
simple majority approval. Local debt financing programs are proving inadequate in many cas
in part due to the difficulty of obtaining the two-thirds voter approval required for such progran
The only exception to this voter approval requirement is Certificates of Participation, but the s
of this facility financing instrument is constrained by the need for a stream of revenues to COT
lease service payments.
For these and other reasons, many school districts rely on School Fees as a primary funding sou
for school facilities required by new development. However, before a school district can 1t
School Fees on new development, State law requires that certain "nexus" findings must be nx
and documented. The objective of this Commercial/Industrial Development School E
Justification Study (the "Study") is to provide a rigorous basis for such findings.
Carlsbad Unified School District pal CommerciuZ/IndustriaI Development School Fee Justificm-on Study July'31, I
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11. LEGISLATION I
Recent State legislation, specifically Assembly Bill @AB") 2926, AB 1600, and AB 181, provic
guidelines, procedures, and restrictions on the levy of School Fees for school facilities, especia
with regard to comrnercialhdustrid development. Relevant provisions of this legislation i
summarized below:
A. AB 2926
AB 2926 was enacted by the State of California in 1986. Among other things, AB 2926 add
various sections to the Government Code which authorize school districts to levy School Ff
on new residential and commerciaUindustria1 development in order to pay for school facilit
required by such development. In addition, AB 2926 provides for the following:
1. No City or County can issue a building permit for a development project unless SL
School Fees have been paid.
School Fees for commerciallindustrial development must be supported by the fmdi
that such School Fees "are reasonably related and lirmited to the needs for scho
caused by the development. 'I
School Fees for 1987 were limited to a maximum of $1 SO per square foot of enclo:
residential floor space, and $0.25 per square foot of enclosed commerciallindust~
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3. I floor space.
4. Every other year, School Fees are subject to annual increases based on the Statew
January meeting.
cost index for Class B construction, as determined by the State Allocation Board at
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I B. AB 1600
The provisions of AB 2926 have since been expanded and revised by AB 1600 and AB 1
AB 1600, which created Section 66000 and other sections of the Government Code, I
enacted by the State of California in 1987. AB 1600 requires that all public agencies sati
the following requirements when establishing, increasing or imposing a fee as a conditio1
approval for a development project.
1.
2.
3.
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Determine the purpose of the fee.
Identify the facilities to which the fee will be applied.
Determine that there is a reasonable relationship between the need for public facili
and the type of development on which a fee is imposed.
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CommerciaUIndustriai Development School Fee Justificalion Study Julv 31, 1 1
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I c. AB 181
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4. Determine that there is a reasonable relationship between the mount of the fee and t:
public facility or portion of the public facility attributable to the development on whil
the fee is imposed.
5. Provide an annual accounting of all utilization of fee revenues, and provide furth
findings each fiscal year that the relatidnship stated in the previous paragraph st
exists if any portion of the fee remains unexpended or uncommitted in the Distric
accounts five or more years after it was collected.
In other words, AB 1600 limits the ability of a school district to levy School Fees unless ,
there is a need for the School Fee revenues generated and (ii) there is a nexus or reasonat
causal relationship between the need for School Fee revenues and the type of developme
project on which the School Fee is imposed.
AB 181 , enacted by the State of California in 1989, made significant changes in several Sta
Codes, including Section 53080 et seq. of the Government Code which was re-codified
Section 17620 et seq. of the Education Code on January 1 , 1998. Changes in Section 5301
include additional requirements and procedures for imposing School Fees and 0th
conditions on new development. Specifically, AB 18 1 imposes more stringent nex
requirements on school districts that wish to levy School Fees on commerciallindustr
development, as follows:
1. In order to levy a School Fee on commercial/industrial development, a formal su(
must be conducted to determine the impact of "the increased number of employe
anticipated to result" from new commercial/industrial development on the "cost
providing school facilities within the District. It
Only that portion of the SchooI Fee justified by the "nexus findings" contained in tl
study may be levied. Nexus findings must be made on an individual project basis 1
on the basis of categories of commerciallindustrial development, and must "utili
employee generation estimates that are based on commerciallindustrial factors with
the school district. 'I Categories to be evaluated may include, but are not limited t
office, retail, transportation, communications and utilities, light industrial, her
industrial, research and development, and warehouse uses.
Starting in 1990, maximum School Fees for residential and commercialhndustri
development will be subject to increases every two years rather than annually.
An appeals procedure shall be established whereby the levy of School Fees on
commerciallindustrial project may be appealed to the Board of Education. Groun
for an appeal must include, but are not limited to, improper project classification 1
commerciallindustrial category, or the application of improper or inaccurate ernploy?
or student generation factors to the project.
2.
3.
4.
Carlsbad Unified School District Pugc
Commercidl1ndustna.l Development School Fee Justification Study Julv 31, 19
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In sunyniaryI AB161 establishes additional reQUkements which must be satisfied by sch
districts prior to their levying School Fees on commercial/industrial development. This Stl
will provide information necessary to establish such a nexus between School Fees i
commerciallindustrial development.
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Juhi 31, I5 Carlsbad Unified School District
CornmerciaMndustrial Development School Fee Justiflealion Study -
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IIL OBJECTIVE AND METHODOLOGY OF STUDY I
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CUSD has experienced some enrollment growth infecent years and is projecting an increase
enrollment in future years. This projected growth will create a demand for new school faciliti
within the District along with the need to incur significant facility costs to meet that demand. 1
a result, CUSD has determined that School Fees should be levied on most development projeci
In particular, the District has determined that School Fees must be levied on ne
commerciallindustrial projects, if findings can be made that such projects will lead to high
student enrollment and increased facility costs. The objective of the Study is to provide a bas
for such findings pursuant to the requirements of AB 181 and the provisions of Section 66001
the Government Code and subdivision (e) of Section 17620 of the Education Code.
1 A. Overview of Methodolow
In order to determine the nexus relationships identified in AB 181, the Study analyzes tl
various linkages between commerciaUindustria1 development and (i) the need for scho
facilities, (ii) the cost of school facilities, and (iii) the amount of the School Fees that Ci
justifiably be levied. The primary connections or linkages include the following:
1. Job creation (Le. , new commerciaVindustria1 development within the District creat
new jobs)
Household formation (Le., job creation within the District leads to the formation 1
new households within the District)
Student generation (i.e., household formation within the District generates ne
students)
Facility requirements (Le., student generation within the District leads to the need
2.
3.
4. incur additional costs for new school facilities)
5. School Fee requirements' (ie., additional costs for new school facilities within tl
District lead to the need to levy School Fees)
The above linkages result in a series of impacts which (i) connect new commercial/industri
development with increased school facility costs, and (ii) connect increased school facili
costs with School Fees on commercial/industrial buildings. These impacts are identified fc
different CID land use categories, based on a "prototypical unit" of 1,OOO square feet of ne
commercial or industrial floor space for each category. These "linkage impacts" include fii
major types:
1. Employment Impacts
2. Household Impacts
3. Student Generation Impacts
4. School Facility Impacts
5. School Fee Revenue Impacts
Carlsbad Unified School District Page Cornrnercialhdustrkd Development School Fee Justification Study July 32, 19
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The nature and components of these impacts are summarized in Section 111. C., along w
the key assumptions and data sources used in estimating their magnitude.
Analysis of the first four linkage impacts provides an estimate of the Gross School Facil
Cost Impacts per 1,000 square feet of floor space for each CID category. Analysis a
comparison of all five impacts provide an esthate of (i) Net School Facility Costs (Grc
School Facility Cost Impacts minus Residential Fee Revenues) per 1,000 square feet
commercial/industrial floor space, and (ii) the percentage of the maximi
commercial/industrial School Fee allowed by law that can be justified by increased net facil
B. CID Land Use Categories
Linkage impacts are analyzed for the following CID land use categories:
0 Retail and Services
Office
Research and Development
~ndustrial/Warehouse/Manufacturing
Hospital 1 Hotel/Motel
Retail and Services
The retail and services category includes commercial establishments which sell gene
merchandise, building materials. hard goods, apparel, and other items and services
consumers. Additional establishments in the retail and services category include nurserj
discount stores, restaurants, entertainment theme parks, newhsed car sales facilities, sew
stations, supermarkets, banks, real estate sales offices, and similar uses.
Office
A general office building houses one or more tenants and is the location where affairs c
business, commercial or industrial organization, professional person or firm are conduct
The building or buildings may be limited to one tenant, either the owner or lessee, or cont
a mixture of tenants including professional services, insurance companies, investml
brokers, company headquarters, and services for the tenants such as a bank or savings s
loan, a restaurant or cafeteria, and service retail and services facilities. There may be la
amounts of space used for file storage or data processing.
The office category may also include medical offices that provide diagnoses and outpati
care on a routine basis, but which are unable to provide prolonged in-house medicalhurgi
care. A medical office is generally operated by either a single private physician or a grt I of doctors.
Carlsbad Unified School District pal Commercial/lndustrid Development School Fee JustijTcm.on Study July 31, Z
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1 Research and DeveloDment
Research and Development facilities are those primarily associated with the application
scientific research to the development of high technology products. Areas of concentrati
include materials science, computer, electronic, and telecommunications products. Facilit
may also contain offices and fabrication areas. Activities performed range from pure reseal
to product development, testing, assembly, and distribution.
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IndustriallWarehouseNanu facturing
Warehouses are facilities that are primarily devoted to the storage of materials. They m
also include office and maintenance areas. This category also includes buildings in whicl
storage unit or vault is rented for the storage of goods.
Manufacturing facilities are building structures where the primary activity is the conversi
of raw materials or parts into finished products. Size and type of activity may va
substantially from one facility to another. In addition to actual production of goo(
manufacturing facilities generally also have office, warehouse, research and associaf
functions. This category includes light industrial facilities such as printing plants, mater
testing laboratories, assemblers of data processing equipment, and power stations.
HosDital
Hospital refers to any institution where medical or surgical care is given to non-ambulato
and ambulatory patients. The term does not, however, refer to medical clinics (facilities tk
provide diagnoses and outpatient care only) or to nursing homes (facilities devoted to the ca
of persons unable to care for themselves).
Hotel/Motel
Hotels and Motels are commercial establishments primarily engaged in providing lodging,
lodging and meals, for the general public.
Note that CID land use categories may include different industry types. For example, fin
in the transportation, communications, or utilities industries may be classified in up to ft
of the six land use categories shown above. Similarly, retail firms may also occupy office 1
industrial space (e. g., for corporate headquarters or warehousing) and manufacturing firr
may occupy retail space (e.g., factory retail outlets). In evaluating any given project, CUS
should assign the project to whichever CID category is the predominant use within t
project.
8
C. Linkage Impacts
Linkage impacts are estimated for "prototypical units" of 1,000 square feet of ne
commercial or industrial floor space. Separate impact estimates are made for each of the C1
categories shown above, based primarily on differences in employment generation am01
these commerciallindustrial uses.
Carlsbad Unified School Distnct Page
Commetcialllndustrial Development School Fee Justification Study Julv 31, 19
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As noted above, major linkage impacts include Employment Impacts, Household Formati
Impacts, Student Generation Impacts, School Facility Impacts, and Fee Revenue Impac
The nature and components of these impacts are summarized below, along with the k
assumptions and data sources used in their estimation. I
C.l Em~lovment Imbacts f
Employment impacts for each land use category are represented by the estimat
number of employees generated per 1,000 square feet of commercial/industrial flc
space. These impacts include potential on-site employees only.
AssumDtions and Data - Sources
Employment impact estimates are based on employment generation factors whi
indicate occupied building square footage per employee. Employment generati
factors were derived from San Diego Association of Governments ("SANDAC
employment generation data. This is in accordance with the provisions of Educati
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1 Code Section 17621(e)(l)(B).
C.2 Household Impacts
Household Impacts are represented by the estimated number of households associai
with each category of Employment Impacts per 1,000 square feet
commercial/industrial floor space. Household Impacts include the followi
components :
Total Household Impacts (Le., the estimated number of households established
on-site employees, wherever these households may be located, per 1 ,OOO squ;
feet of commerciallindustrial floor space)
0 District Household Impacts (i.e., the estimated number of Total Households tl
will locate within the District, per 1,000 square feet of commerciallindustrial fla
space)
0 Net District Household Impacts (Le., the estimated number of District Househol
commercial/industrial floor space)
that will occupv new houskq within the District, per 1,000 square feet
Please note that Net District Household Impacts are a component of District Househc
Impacts, which are in turn a component of Total Household Impacts. Also note tl
only Net District Households are assumed to generate potential new studen
thereby increasing school facility costs for CUSD. This is the case because only P
District Households reside in new housing units--which may create a net demand 1
new school facilities and generate potential fee revenues--compared to existing housi
units, whose previous occupants may have already had school-age children and whi
generate no potential fee revenues.
Carlsbad Unified School District pat? Commercialllndustrid Development School Fee Justification Study Jury 31, lj
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Assumptions and Data Sources
Total Household Impact estimates are based on the average number of employed
persons per household, as calculated by DTA. District Household Impact estimates are
based on the propensity of employed persons to migrate into the District. This
propensity to migrate was derived fromr1990 Census data in the School Impact
Mitigation and Fee Justification Study prepared by Recht Hausrath & Associates
("RHA") in 1994.
Net District Household Impacts are based on the propensity to occupy new housing
(Le., the ratio of new home sales to total home sales in the general District area). This
ratio is estimated based on data on home sales within the District for 1996 and 1997
provided by Dataquick Information Systems. 1
C.3 Student Generation ImDacts
Student Generation Impacts are calculated based on the estimated number of CUSD
students associated with each category of Net District Household Impacts, per 1,000
square feet of commerciallindustrial floor space. A Student Generation Impact was
estimated for the elementary, junior high, and high school levels (Le., grades K-6,7-8, i and 9-12).
AssumDtions and Data Sources
Student Generation Impacts are based on estimates of students per residential unit
calculated by RHA in 1994 for CUSD. Student generation impacts are discussed in
greater detail in Section 1V. I
C.4 Facility Cost Impacts
Facility Cost Impacts are represented by the estimated gross facility costs (Le.,
exclusive of fee revenues) associated with each category of Student Generation
Impacts, per 1,000 square feet of commercial/industrial floor space.
Assumptions and Data Sources
School Facility Costs were calculated by DTA in accordance with cost allowance and
square footage guidelines established by the State Office of Public School Construction
("OPSC") and local land costs.
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Carls&ad Unified School Distnct - Commercial/lndustrid Development School Fee Justification Study
Page 9
July 31, 1998
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1 C.5 Fee Revenue ImDacts
Fee Revenue Impacts for each land use category include the following components
0 Residential Revenues associated with commerciallindustrial development (i.c
maximum Residential Fee Revenues%ssociated with each category of Net Disv
Household Impacts, per 1,000 square feet of commerciallindustrial floor space
Potential Commercial/Industrial Fee Revenues (Le., maximum Commercii
Industrial Fee Revenues per 1,000 square feet of floor space)
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Subtracting Residential Revenues from Gross School Facility Cost Impacts for ea
CID category results in Net School Facility Costs per 1,000 square feet
comrnercial/industrial floor space. These are the Net School Facility Cost Impacts tl
may have to be funded by commercidlindustrid School Fees.
Assumptions and Data Sources
Fee Revenue Impact estimates of $5,470 per residential unit were calculated based (
the weighted average of various school mitigation obligations of future residentj
development within the District. These obligations include School Fees and spec!
taxes paid by units that have mitigated their impact through participation in Communi
Facilities District ("CFD") Nos. 1, 3, and 4.
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I Carlsbad Unified School District
CommerciaNIndustrial Development School Fee Justifcation Study
Page 1
Julv 3Z 19!
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School Level Capacitf Enrollmenf (Shortage)
Elementary School (Grades K - 6) IlEl Junior High School (Grades 7 - 8)
High School (Grades 9 - 12) 1,480 2,366
Total ll 4,997 I 7,956 II (2,960) * Based on site usage worksheets provided by the District. Does not include relocatable classrooms
as these rooms are only considered intern housmg.
California Basic Education Data Systems (Fall 1997) '
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rrrEl School Level FFE! Junior High School
Elementary School
High School $52,884,792 ' Numbers may not total due to rounding. I,
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v. NEW RESIDENTIAL HOUSING OPPORTUNITIES WITHIN CUSD
To satisfy the nexus requirements, the Study must examine the extent to which new residen'
development can house a net increase in students generated by employment opportunities wit
CUSD. This is because families of new employees within the District who move into exist
homes are assumed to be displacing families with identical nwbers of smdents, thereby TeSu\t
in no net change in CUSD's student enrollment. Only families moving into new homes,
families moving into existing homes where the displaced families are moving into new homes, (
lead to an increase in CUSD enrollment.
Based on data provided by the City, 23,379 additional residential units are expected to
constructed within the District. These future units would supply housing for employees attraci
to CUSD by new commercialhndustrial development. 1
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CommerciaUIndustrial Development School Fee Justification Study rrrr , :' I ro
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VI. FINDINGS OF COMMERCIAL/INDUSTRIAL IMPACT ANALYSIS
This section presents the quantitative findings qf the comercial/industrial nexus analyr
summarized in Section 111. In particular, this section presents estimates of the following:
All "linkage impacts" discussed in Section 111, by CID land use category
Gross School Facility Costs per 1,000 square feet of commercialhdustrial floor spa(
0 Net School Facility Costs (gross costs minus Residential Fee Revenues) per 1,000 squz
feet of comercial/industrial floor space
I A. Employment Imnacts
As indicated in Section III, Employment Impacts for different CID categories equal 1
estimated number of on-site employees generated per 1,000 square feet
commerciallindustrial floor space. Employment Impact estimates are based on employml
generation factors by CID category. Consistent with the provisions of Government Co
Section 17621(e)(l)(B), data from the January 1990 edition of the "San Diego Traf
Generators," a report prepared by SANDAG, were used to calculate the employment facto Employment factors utilized in the analysis are shown below:
0 Retail and Services--447 square feet per employee
0 Office--286 square feet per employee
0 Research and Development--329 square feet per employee
Industrial/Warehousing/Manufacturing--37 1 square feet per employee
Hospital--360 square feet per employee
0 HotellMotel--883 square feet per employee
The reciprocals of these factors indicate numbers of employees per square foot. Multiply!
the reciprocals by 1,000 square feet results in employees per 1,000 square feet, or
Employment Impacts shown in Table 4.
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Carlsbad Unified School District Page
CommerciaUIndustrid Development School Fee Justification Study Julv 31, I
CID Land Use Category *
Retail and Services
Office
Research and Development
Industrial/ Warehouse/Mfg .
Hospital
HoteliMotel
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3.5001
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2.7750
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Retail and Services 1.5121
Office 2.3649
Research and Development 2.0546
Industrial/Warehouse/Mfg . 1.8216
Hospital 1.8750
Hotel/Motei 0.7652
District
Retail and Services 0.4430
1 'VEZl CXD Land Use Category Households
Office 0.6929
Research and Development 0.6020
Industrial/ Warehouse/M fg . 0.5337
Hospital 0.5494
Hotel/Motel 0.2242
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&t District vc3 CID Land Use Category House holds
Retail and Services 0.1540
Office 0.2408
Research and Development 0.2092
IndustriallWarehouse/Mfg . 0.1855
Hospital 0.1909
HoteUMotel 0.0779
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Single Fay Multi-Family ~~1 School Level
Elementary School 0.2610 0.2290
Junior High School 0.0720 0.0520
High School 0.1360 0.1400
Total 0.4690 0.4210
Source: RHA
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Generation rri School Level
Elementary School rEi Junior High School
High School
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Elementary Junior High High
CID Land Use Category School School School
0.0100 0.0044 0.0111 Retail and Services
Office 0.0157 0.0069 0.0173
Research and Development 0.0136 0.0060 0.0150
Industrial/Warehouse/Mfg . 0.0121 0.0053 0.0133
Hospital 0.0124 0.0055 0.0137
Hotel/Motel 0.005 1 0.0022 0.0056
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CID Land Use Category School School High '/I
Retail and Services 0.0490 0.0148 0,0322 0.0959
0.0503 0.1500 Office 0.0766 0.023 1
Research and Development 0.0665 0.0200 0.0437 0.1303 : Industrial/Warehouse/Mfg. 0.0590 0.0178 0.0387 0.1155
Hospital 0.0607 0.0183 0.0399 0.1189
Hotel/Motel 0.0248 0.0075 0.0163 0.0485
71 Ekm;::ry Juniormgh
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Elementary Junior High High TI I CID Land Use Category School School School Total'
$773 $282 $677 $1,732 Retail and Services
Office $1,209 $441 $1,059 $2,708
Research and Development $1,050 $383 $920 $2,353
Industrial/Warehouse/Mfg . $93 1 $340 $815 $2,086
Hospital $958 $350 $839 $2,147
Hotel/Motel $39 1 $143 $343 $876
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Junior High High I ;I EIEE:ry CID Land Use Category School School Total'
Retail and Services $376 $137 $329 $842
Office $588 $215 $515 $1,3 17
Research and Development $511 $186 $447 $1,144
Hospital $466 $170 $408 $1,044
Industrial/Warehouse/Mfg . $453 $165 $397 $1,014
Hotel/Motel $190 $69 $167 $426 ' Numbers may not sum due to rounding.
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11 E1;:;Zt-y JuniorHigh High I( CID Land Use Category School School Total'
Retail and Services $397 $145 $348 $890
Office $62 1 $227 $544 $1,391
Research and Development $539 $197 $472 $1,209
Industrial/ WarehouseIMfg . $478 $175 $419 $1,072
Hospital $492 $180 $43 1 $1,103
Hotel/Motel $20 1 $73 $176 $450
' Numbers may not sum due to rounding
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Cost-Revenue q/r[ CID Land Use Category
Retail and Services 2.8697
Office 4.4882
Research and Development 3.8993
Industrial/Watehouse/Mfg . 3.4571
Hospital 3.5584
Hotel/Motel 1.4522
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EXHIBIT A
SCHOOL FACILITY COSTS
0 a CARLSBAD UNIFIED SCHOOL DISTRICT
ESTIMATED ELEMENTARY SCHOOL CONSTRUCTION ALLOWANCE
OFFICE OF PUBLIC SCHOOL CONSTRUCTION
MAXIMUM ALLOWABLE SQUARE FOOTAGE ELEMENTARY SCHOOL
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Teaching Loading To& Square Footage
Grade Level Stations Standards Students Perstudent Total .Area
Primary Allotment: -, Kinder, oarten 29 87 55 4,785
Grade 1 4 29 116 55 6,380
Grade 2 4 29 116 55 6,380
Grade 3 3 29 87 55 4,785
Grades 1-5 7 33 23 I 55 12,705
Special Education 2 12 24 90 2,160
Sub-total 23 NA 661 NA 37,195
Secondary Allotment:
1% Bonus NA NA 637 4 2,548
NA NA 63'3 3 1,911
Class Size Red. [I] 5 NA NA NA 4,800
Grand Total 28 N.4 66 I NA 46,934
RSP Allowance NA NA NA NA 480
[ 3% Bonus
[ 11 Assumes class size reduction for Grades 1. Z & 3
m '_I 7- n. n7tc)ntno nm A? nil
0 e CARLSBAD UNIFIED SCHOOL DISTRICT
COST ALLOWANCE CONSTRUCTION
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OFFICE OF PUBLIC SCHOOL CONSTRUCTION 1 ELEMENTARY SCHOOL
Number of .' Cost Per
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Lsage Teaching Stations Square Feet Square Foot [ 11 Total Cost
Kinder, Oarten 3 1.966 S102.30 sZ01,116
Reg. Permanent. Classrooms 15 14,400 6100.96 3 1,453,758
Relocatable Classrooms 8 7,680 S78.13 S600,OOO
RSP NA 480 6 103.38 $49,623
Special Education 2 2.160 S111.17 6240,152
Open Shelter NA I ,02 1 $44.74 $45,677
S220,Z IO Library NA 2.005 f109.83
Multipurpose I NA 4,673 $1 13.96 6532,529
NA 1,976 $113.48 S224,239
Ext. Cov. Walkways NA 1,559 644.74 $69,745
NA 1,872 s232.77 S435.711 Toilets
Stor/Custodian/AV NA 1,526 584.25 5128,565
Corridors Closed NA 156 S89.00 Sl3.884
Kitchen NA 296 S169.96 $50,307
Food Service NA 220 599.15 $21,813
Multipurpose II NA 4,944 S97.63 $482,669
Su&Total NA 46,934 1VA 54,770,007
[I] Includes Construction Cost Index Adjustment. 29%
navid TniicQin R Accnriatac Inp n, . A ann21 07120/98 - 02.43 PM
0 0
CARLSBAD UNIFIED SCHOOL DSSTRICT
ARCHITECT FEE SCHEDULE ELEMENTARY SCHOOL
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Construction Fees: S6,140,108
Contract Amount Steps Rate Fees Fees
Construction Architects r
first UOO.000 I 0.090 S500.000 SJ5,OOO
next 5 I .OOO.OOO 3 0.080 s 1,000,000 $80,000
S4,000,000 5280,000 next S-1,000,000 4 0.070
next SJ.OO0,OOO 5 0.060 6140,108 S8,406
next S500,OOO 2 0.085 5500,000 $42,500
excess S 10,000,000 36 0.050 $0 SO
Total NA S6.140, I08 5455,906
n-. 'A T- ' OA AI n7l7nlOQ n3.A'7 DhA
e 6 CARLSBAD UNIFIED SCHOOL DISTRICT
ELEMENTARY SCHOOL
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SUMIMARY OF ESTIMATED COSTS 1
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53.133.500 A. SITE
.' 53,100,000 Purchase Price of Property
Acres [ 11: 10.00
CosU.4cre: 53 10,000
s10.000
S7?000 s 1.500
s10,000
S5.000
EIR
Appraisals
EscrowiTi tle
Surveys
Other
B. PLANS 5535,906 Architect's Fee (see Architect Fee Schedule worksheet)
Preliminary Tests
DSNSDE Plan Check
Energy Fee Analysis
Other
S455,906
s20,000
635,000 s 10,000
S5.000
96,l.lO.lOS C. COSSTRUCTIO3
Consrrucrion (see Cost Allowance Construction worksheet) S4,770,007
Utility Services 6 100,000
Off-Site Development s200.000
Service Site Development S300,OOO General Site Development (8% of Construction + Slj,OOO per acre) !X 1.60 I
Technology (5% of Construction) $238,500 so Unconventional Energy
S50,OOO
ss4,ooo
l D.TESTS
E. ISSPECTIOS
(57.000 per month for 12 months)
F. FI'RKITVRE .ISD EQCIPJIENT S328,930 (S5 s Regulx Education SF +. SI0 x Special Education SF.
includes Cost Index Adjustment of 3496)
1 G. COSTISCENCY 5136,087 ($7.000 - I .j?L of items A - F)
Total Estimated Cost 510.429531
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Cost Per
cost Student
Facility Facility
Summap Capacity
School Facilities Utilization - Traditional Ca!endar 66 1 S 10.428.53 1 5 15.777
[I 1 ljjrntj Id 90 Stt Csabk .hes
.' CL:E\:S C GLjaa LSD FEESTCOY ix DATA COSTS nu
.. * n7/3n/a~ n?.A2 ~nfi n-..:A -r- f n A
0 0
CARLSBAD UNIFIED SCHOOL DISTRICT
ESTIMATED SCHOOL CONSTRUCTION ALLOWANCE
MAXIMUM ALLOWABLE SQUARE FOOTAGE
JUNIOR HIGH
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Regular Regular Loading * Total Square Feet
Students Per Student Total .-\rea Grade Level Classrooms Labs Standards
Primary Allotment:
Grades 7-8 11 0 30 330 75 21,750
Mathematics 8 0 30 240 75 18,000
Genenl Science 0 7 26 182 75 13,650
1 0 30 30 75 2,250
0 3 26 78 75 5.850
0 1 26 26 75 1,950
Consumer Studies
Foreign Language 4 0 30 120 75 9.000
Technology 0 2 26 52 75 3,900
BandiChorus 0 2 26 52 75 3,900
Special Education 3 0 12 36 90 3,240
Sub-total 28 IS NA 1,176 840 88,740
BandlChoms I 0 30 30 75 2,250
Secondary Allotment:
7% Bonus (G 7-8) NA NA NA 1,140 5 5,700
3% Bonus NA NA NA 1,140 3 3,420
RSP Allowance NA NA NA NA NA 960
Grand Total NA NA NA 1,176 ‘VA 98,820
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0 0 CARLSBAD UNIFIED SCHOOL DISTRICT ESTIMATED SCHOOL CONSTRUCTION COST ALLOWANCE
OFFICE OF PUBLIC SCHOOL CONSTRUCTION
MAXIMUM ALLOWABLE SQUARE FOOTAGE
JUNIOR HIGH
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Number of s
Teaching Cost Per
Usage Stations Square Feet Square Foot 111 Total Cost
12 1 1.520 696.63 51.1 13.223
13 12,480 S78.13 S975,OOO
Reg. Permanent Classroom
Reg. Relocatable Classroom
RSP NA 960 $1 03 38 s99,2-15 1 Special Education 3 3.240 596.63 f3 13,094
Science (lab) 7 9,450 SIJ5.95 61,379,233
An 1 1,720 5101.73 S 174,975
Homemaking 3 5,625 SI 14.62 S644,7 18 [ Shop 2 6,400 S106.90 S684,175
MusidBand 2 4,490 SI 14.32 SS 13,296
Gymnasium NA 11,795 S138.40 d 1,632,476
$447. I20 Library NA 4.07 1
Ext. Cov. Walkways NA 7,393 644.74 6330,742
Show enlocker NA 2,107 SlZ5.83 $265,117
S969,O I2 Toilets NA 4,163 $232.77
StoriCustodianlAV NA 3.274 S84.25 S275.834
Corridors Closed NA 816 S89.00 $72,622
Kitchen NA 97 1 9169.96 5 165,029
Food Service NA 390 S99.15 638.668
S45 1,990 Office NA 5,138 S87.97
5109.83 1
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Multipurpose I NA 2,8 17 SI 13.96 s321,02 I
NA 510,866,589 ToruI 1VA 98,820
[I I Includes Cons:rucnon Cost Index Adjusmtnt: 19x
n2,,ir( T~,,~~,~ P A----:A-- I-- 07/20/98 - 02.4’3 PM
0 0
CARLSBAD UNIFIED SCHOOL DISTRICT
ARCHITECT FEE SCHEDULE
JUNIOR HIGH
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Construction Fees: S 13,779,246
fl construction Architects
Contract Amount Steps Rate Fees Fees
I 0.090 f500,000 $45,000
642,500 0.085 $soo,ooo
next St ,000,000 3 0.080 s 1,000,000 580,000
next S4.000.000 5 0.060 s4,000,000 s240.000
fin1 5500,000
next SJ,OOO,OOO 4 0.070 64,000,000 S280.000
excess S10.000,000 a- 6 0.050 $3,779,246 $188,962
Total NA 813,779,246 1876,462
David Taussig & Associates. lnc Pmint-t. nnnq3 07/20/98 - 02143 PM
CARLSBAD 0 UNIFIED SCHOOL DISTRICT 0 B
SUMMARY OF ESTIMATED COSTS I JUNIOR HIGH
.I. SITE s6.253.000 c ~6.200.000 Purchase Price of Propeny
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Acres [I]: 20.00
CosdAcre: 53 10,000
EIR
Appraisals
EscrowTitle
Surveys
Other
s20,000
S8.000
57,500
S7.500 s 10.000 -
B. PLANS S 1 ,04 1,462
$876,462
530,000
S75.000
s30,000
s:o,ooo
Architect's Fee (see Architect Fee Schedule worksheet)
Preliminary Tests
DSNSDE Plan Check
Energy Fee Analysis
S 13,779,246 C. CONSTRCCTIOX
Construction (see Cost Allowance Construction worksheet)
Utility Services
Off-Site Development
Service Site Development
General Site Development (So/, of Construction + S 13,000 per acre)
Technology (5S6 of Construction)
Unconventional Energy
S10,866.589
s200,000
s400.000
S600.000
S 1.169.327
5543.329 so
D. TESTS 1 E. ISSPECTION
s 100,000
S168,OOO (S7.000/month x 24 months)
S817,025 F. FI.RSITCRE AND EQUIPlIEST
(S6 X Regular Education SF f SI0 x Special Education SF)
(Includes Cost index Factor of 1.24)
S334.381 G. CONTISGENCY
(S2.000 - 1.506ofitems .L\ - F) ---- -------- ---. .______ - -- - . .. --__
Total Esriniatrd Cost md93,I I4
Facility Facility Cost Per
Student
1.176 S22.493. I 11 919.127
cost 5 urn ma ry Capacity
School Facilities Utilization - Traditional Calendar
c! : tjjutnts 20 00 Sct Csable .Acres. I ;L.E~TTJC~jB~DLOFEESTLDI.i.ID~r~COSTS'.C~:r
07/'20/98 - 02143 PM David Taussia L? Associates Inr n--. L nnn-4
d 0 CAR BAD UNIFIED SCHOOL DISTRICT
OFFICE OF PUBLIC SCHOOL CONSTRUCTION
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ESTIMATED SCHOOL CONSTRUCTION ALLOWANCE
MAXlMUM ALLOWABLE SQUARE FOOTAGE
HIGH SCHOOL
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Regular Regular Loading f Total Square Feet
Classrooms Labs Standards Students Per Student Total Area Grade Level
Primary Allotment:
EngIishLang. Arts I4 0 28 592 85 33.320
Social Science 12 0 18 336 85 28,560
Mathematics I2 0 28 336 85 28,560
Fine Arts 2 0- 28 56 85 4,760
Fine Arts 0 4 1 Performing A* 1 0 28 28 85 2,380
Perfontling Arts 0 3 24 72 85 6,120
CareerNocat. Ed. 8 0 28 224 85 19,040
CareerNocat. Ed. 0 9 24 216 85 18.360
P.E./Health 2 0 28 56 85 4,760
P.E./Health 0 3 24 72 85 6,120
Assoc. Stud. Body 1 0 28 28 85 2,380
Special Education 7 0 12 84 90 7,560
Subtotal 68 30 IVA 2.512 IV.4 213,940
Foreign Language 9 0 28 252 85 2 1,420
Science 0 11 24 264 85 22.440
24 96 85 8,160
Secondor). A Ilotment:
7?/0 Bonus N.4 NA XX 2.428 6 14.447
3?6 Bonus NA NA "4 2.428 3 7,284
RSP Allowance NA NX NX NX "4 1,920
Grand Total LW 1VA IVA 2,512 IV-I 237,591
07/20/98 - 02:43 PM David Taussig & Associates. Inc Pmimrt. Rnn?l
0 0 CARLSBAD UNIFIED SCHOOL DISTRICT
OFFICE OF PUBLIC SCHOOL CONSTRUCTION COST ALLOWANCE CONSTRUCTION
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Stations Square Feet Square Foot [I] Total Cost
Reg. Permanent Classroom 30 28,800 596.63 S2.783,056
Reo,. Relocatable Classroom 29 27,840 $78. I3 52,175,000
RSP NA 1.920 S 102.2 8 S 19839 I
Special Education 7 7,560 $96.63 5730,552
Science (lab) I1 12,570 $145.95 $1,834,555
Arts/Craf?s (lab) 4 5,170 S101.73 $525,941
Homemaking (lab) [Z] 2 2,453 SI 11.62 S28 1,154 9 Shop (lab) t21 4 5,618 S 106.90 S600,577
Business Machines (lab) [Z] 5 505 1 S101.51 S512,858
Performing Arts (lab) 3 12,454 $1 14.32 S1,423,739
G)mnasium (lab) 3 24,145 S138.40 S3.34 1,767
$97.63 S 1,302,83 5 Multipurpose I1 NA 13,345
S 1,399,791 S109.83 Library NA 12,745
Ext. Cov. Walkways NA 20,541 $44.74 $91 8,947
ShowedLocker NA 6,789 S125.83 S854,237
S232.77 S1,649.391 Toilets NA 7,086
StodCustodiadAV NX 16,159 $84.25 $1.361 394
Corridors Closed NA 4.335 $89.00 5385,802
Kitchen NA 4.896 S169.96 S832.1 I2
S408,542 Multipurpose I NA 3,585 S113.96
Offce "4 12,288 $113.48 Sl.394.458 I Other NA 2,24 1 Sl08.46 5243,066
Usage
Total 1VA 23 7,59 I RA 5251 59,266
29?6 [I] Inciudcs Construction Cost Index hdjusrment.
[I) Pan of rhc Career md Vocational Educmon lab allotment
David Taussig & Associates, Inc Pmiact. F\nCI?j 07/20/98 - 02:43 PM
0 CAR BAD UNIFIED SCHOOL DISTRICT
ARCHITECT FEE SCHEDULE
HIGH SCHOOL
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Construction Fees: 53 I .j78.840
Contract .haunt steps Rate Fees Fees
i COnSttUCtiOn hrchitecu
tint s500,000 I 0.090 6500,000 ws,ooo
next S500,OOO 2 0.085 $500,000 642,500
next S 1,000,000 3 0.080 SI ,000,000 580,000
next S4,000,000 4 0.070 64,000,000 5280,000
next S4,OOO.OOO 5 0.060 $4,000,000 5240,000
excess S10,000,000 * 6 0.050 S21,578,840 S 1,078,942
Total NA $31,578,840 $I B 766,442
nnvid Taiiccin R Acre-;-+-- I-- 07/20/98 - 02.43 PM
e CA SBAD UNIFIED SCHOOL DISTRICT
SUMiMARY OF ESTIMATED COSTS
HIGH SCHOOL
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Purchase Price of Property S15,500,000 I* Acres [I]: 50.00 .
Cost/Xcre : s3 10.000
EIR $40,000
Appraisals s10.000
EscrowA'itle s15.000
Surveys s15.000
Other s20,000
B. PLASS S2.061 ,4X
Architect's Fee (see Architect Fee Schedule worksheet) S1.766.442
Preliminary Tests 536.000 I DSNSDE Plan Check S137,OOO
Other 560,000
Energy Fee Analysis S62.000
C. CONSTRLTTIOX 53 1,578,844
Construction (see Cost Allowance Construction worksheet) S25,158.266
Utility Services s400.000
Off-Site Development $800.000
Service Site Development s1.200.000
General Site Development (8% of Construction + $15.000 per acre) S2.762.66 I
Technology (340 of Construction) 51.257.913
Unconventional Energy so I D.TESTS S350,OOl
E. ISSPECTIOX S252,OOC
(S7.0001month x 36 months)
F. FVRKITURE ASD EQL2PMEXT SZ,258,99! 1 (S7 x Regular Education SF + $10 x Special Education SF)
(Includes Cost Index Factor of 1.34)
G. COSTISGESCY 37835 19
(S2.000 + 1.5% of items A - F) ---- --________-
Total Estimated Cost s;2,aa4,79;
Facility Facility Cost Per
Studeni
School Facilities Utilization - Traditional Calendar 2.512 552.834.792 S21.05l
Summary Capacity cost
[!I .Arjumcs 50 110 Zsr Lwbk .Acres.
David Taussis & Associates Inc Drrrinrt. mn': 07/20/98 - 02:43 PM
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1 PreDared For
CARLSBAD UNIFIED SCHOOL DISTRICT
801 Pine Avenue
Carlsbad, California 92008
PreDared By
DAVID TAUSSIG AND ASSOCIA'IXS, INC.
1301 Dove Street, Suite 600
Newport Beach, California 92660
(714) 752-1554
July 31, 1998
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111 . Legislation ................................................. 2
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1 TABLE OF CONTENTS
Section PaPe
IS
Executive Summary e5-1
Introduction ............................................... 1
............................................ I I .
A . AB2926 ............................................. 2
B . AB1600 ............................................. 2
I11 . Methodology of Study 4
B . Dwelling Unit Projections .................................. 5
D . School Facility Cost Impacts ................................ 5
E . Maximum Fee Revenue Impacts .............................. 5
F . Comparison of School Facility Cost Impacts and Maximum School
Fee Revenue Impacts ..................................... 5
A . Overview of Methodology .................................. 4
C Student Generation Factors 5
.........................................
I . .................................
IV . CUSD Facility Capacity and Enrollment ............................ 6
Impact of Residential Development on School Facility Needs .............. 7
A .
B . Student Generation Factors Per Residential Unit .................... 7
C .
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1 Projected Residential Development within the District ................ 7
District Facility Requirements ................................ 8
D . District Facility Costs ..................................... 9
School Facility Costs Impacts ........................... .’ ... 10
School Facility Cost Impacts Per Square Foot
I E . Total School Facility Cost Impacts ............................ 10
EXHIBITS
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G .
K .
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Comparison of School Facility Cost Impacts and Fee Revenue
Impacts Per Residential Square Foot .......................... 12 1
xhibit A: School Facility Costs
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1 EXECUTIVE SUMMARY
This Residential Development School Fee Justification Study (the "Study") is intended to determine the extent to which a nexus can be established in Carlsbad Unified School District
("CUSD"or the "District") between residential development and (i) the need for school facilities,
(ii) the cost of school facilities, and (iii) the amount of statutory school fees ("School Fees") per
residential building square foot that may be levied for schools, pursuant to the provisions of 17620
of the Education Code, as well as Sections 65995 and 66001 of the Government Code.
CUSD provides grades K-12 education for students residing within the City of Carlsbad and a
small portion of the City of Oceanside. The District's current physical plant includes seven (7)
elementary schools (one [l] of which isa grades K-4 school and one [l] of which is a grades 5-6
school), one (1) junior high school, and two (2) high schools (one [ 11 comprehensive and one [ 11
continuation high school). Collectively, CUSD's educational facilities (excluding the continuation
high school) in school year 1997-98 have a capacity of 4,997 students. Of these seats, 2,563 are
at the elementary school level, 954 are at the junior high school level, and 1,480 are at the high
school level. Based on enrollment data from the California Basic Educational Data Systems
("CBEDS"), CUSD's Fall enrollment for school year1997-98 was 7,956 students (excluding
continuation high school students). Comparing enrollment to capacity, the District has no excess
seats available at any school level.
To establish a nexus and a justifiable residential School Fee level, the Study evaluated the number
and cost of new facilities required to house students generated from future residential development
within CUSD's boundaries. Based on data provided by the City of Carlsbad and the District,
CUSD can expect approximately 23,379 additional residential units to be constructed within its
boundaries. The future residential units will consist of approximately 17,534 single family
detached and 5,845 multi-family attached units. Of these units, 4,781 single family detached units
and 1,749 multi-family attached units, a total of 6,530 units, have already mitigated their impact
on the District through participation in CUSD's Community Facilities District ("CFD") Nos. 1,
3, and 4. This leaves 12,753 single family detached units and 4,096 multi-family attached units,
a total of 16,849 units, that have not mitigated their impact on the District. To determine the
impact on CUSD from future unmitigated residential units, the Study multiplied the number of
units by the student generation factors ("SGFs") of the District. CUSD's SGFs were calculated
by Recht Hausrath & Associates in 1994. 'The results were 4,267 elementary school students,
1,131 junior high school students, and 2,308 high school students are expected to be generated
from future unmitigated residential units in the District.
In order to determine the number of school facilities needed at each school level and the school
facility cost impact per unmitigated residential unit, DTA estimated the site acquisition and school
facility costs for an elementary school capable of housing 661 students, a junior high school
capable of housing 1,176 students, and a high school capable of housing 2,512 students. Based
on an estimated land cost of $3 10,000 per acre, square footage and cost allowances established by
the Office of Public School Construction, and educational requirements of the District, the
estimated elementary school cost is $10,428,531 the estimated junior high school cost is
$22,493,114, and the estimated high school cost is $52,884,792.
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Carlsbad Unified School District Page ES-I 1 Residential Development School Fee Justification Study July31, I998
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$67,312,413 Elementary School (K-6)
Junior High School (7-8) $22,493,114 $21,636,386
High School (9-12) $52,884,792 0.92 $48,586,808
, Total' NA NA )$137,535,608)
1::: -fq $10,428,5 3 1
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Single Family Multi-Family /Item] Detached Attached
Elementary School
Junior High School FpFfZq
High School $1.01 $2.11
Total' $2.95 $5.40 ' Numbers may not total due to rounding.
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1 construction within its boundaries.
On January 28,1998, the State Allocation Board increased the amount of the maximum residential
School Fee authorized by Education Code Section 17620 from $1.84 to $1.93 per residential
building square foot. Based on the square footage of the average residential unit constructed
within the District, the increased School Fee would provide for 35.7 to 65.4 percent of the school
facility costs for all land uses. Therefore, the Study concludes that CUSD is fully justified in
collecting the maximum School Fee of $1.93 per square foot for all new residential
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Carlsbad Unified School District Page ES-3 ' Residential Development School Fee Justification S&dy JuIy31, 1998
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I. INTRODUCTION I
Throughout the State of California, school districts are seeking to finance the construction of
school facilities required by growing student enrollments: This is also the case in Carlsbad
Unified School District ("CUSD'I or the "District"), where district-wide student enrollment from
residential units is projected to grow by approximately 10,685 students by buildout of the District.
A school district in California has several options available to finance the construction of school
facilities, including the State School Building Program ("State Program"), local debt financing
(such as General Obligation Bonds, Mello-Roos Bonds, and Certificates of Participation based on
tax increment revenues related to an egisting project of a local redevelopment agency), and
statutory school fees ("School Fees"). Unfortunately, the State Program obtains a majority of its
Facility needs. Even though a $3.0 billion school construction bond measure, of which only
$2.025 billion is earmarked for grades K-12, was passed by the voters of California in March
1996, the State Allocation Board ("SAB") has approved a total of $5.7 billion in projects which
are awaiting funding from the State Program. As a result, Governor Wilson and the leadership
of the State will be attempting to place a school bond measure before the voters of California in
November 1998. Furthermore, with the defeat of Proposition 170 by the State's voters, local
General Obligation Bond measures will still require a two-thirds approval rather than the proposed
simple majority approval. Local debt financing programs are proving inadequate in many cases,
in part due to the difficulty of obtaining the two-thirds voter approval required for such programs.
The only exception to this voter approval requirement is Certificates of Participation, but the sale
of this Facility financing. instrument is constrained by the need for a stream of revenues to cover
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For these and other reasons, many school districts rely on School Fees as a primary funding source
for school facilities required by new development. However, before a school district can levy
School Fees on new development, State law requires that certain "nexus" findings must be made
and documented. The objective of this Residential Development School Fee Justification Study
(the "Study") is to provide a rigorous basis for such findings.
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1 Carlsbad Unijied School District Page 1
July 31, 1998 Residential Development School Fee Justification Study
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I 11. LEGISLATION
State legislation, specifically Assembly Bill ("AB") 2926 and AB 1600, provides guidelines,
procedures and restrictions on the levy of School Fees for school facilities. Certain provisions of
this legislation are summarized below: 1
I A. AB2926
AB 2926 was enacted by the State of California in 1986. Among other things, AB 2926
added various sections to the Government Code which authorize school districts to levy
School Fees on new residential and commercial/industrial development in order to pay for
school facilities. In addition, AB 2926 provides for the following:
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No City or County can issue a building permit for a development project unless
such School Fees have been paid.
Fees for commercial/industrial development must be supported by the finding that
such School Fees "are reasonably related and limited to the needs for schools
2. I caused by the development."
3. School Fees for 1987 were limited to $1 SO per square foot of enclosed residential
floor space, and $0.25 per square foot of enclosed commercial/industrial floor
space.
Every other year, School Fees are subject to annual increases based on the
Statewide cost index for Class B construction, as determined by the SAB at its
January meeting.
School Fee limitations remain in effect only until such time as State voters reject
a State-wide bond measure to construct school facilities.
4.
5.
The provisions of AB 2926 have since been expanded and revised by AB 1600. 1 B. AB 1600
AB 1600, which created Section 66000 et seq. of the Government Code, was enacted by
the State of California in 1987. AB 1600 requires that all public agencies satisfy the
following requirements when establishing, increasing or imposing a fee as a condition of
approval for a development project.
1.
2.
3.
Determine the purpose of the fee.
Identify the facilities to which the fee will be put.
Determine that there is a reasonable relationship between the need for public
facilities and the type of development on which a fee is imposed. i Carlsbad Unified School District Page 2
July 31, 1998 Residentid Development School Fee Justification Study
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4. Determine that there is a reasonable relationship between the amount of the fee and
the public facility or portion of the public facility attributable to the development
on which the fee is imposed.
Provide an annual accounting of any portion of the fee remaining unexpended or
uncommitted in the District's accounts five Qr more years after it was collected.
5.
In other words, AB 1600 limits the ability of a school district to levy School Fees unless
(i) there is a need for the School Fee revenues generated and (ii) there is a nexus or
relationship between the need for School Fee revenues and the type of development project
on which the School Fee is imposed. The Study will provide information necessary to
establish such a nexus between School Fees and residential development.
1 Carlsbad Unified School District Page 3
July 31, 1998 Residential Development School Fee Justijic&*on Study
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111. METHODOLOGY OF STUDY I
I CUSD has experienced steady enrollment growth in recent years and is projecting an increase in
enrollment in future years. This projected growth will create a demand for additional school I facilities within the District, as well as the need to incur lignificant costs to meet that demand.
As a result, CUSD has determined that School Fees should be levied on new development
projects. In particular, the District has determined that School Fees must be levied on new 1 residential projects if findings can be made that such projects will lead to higher student enrollment
and increased school facility costs. The objective of the Study is to provide a basis for such
findings pursuant to the requirements of AB 1600 and the provisions of Section 66001 of the i Government Code.
A. Overview of Methodolow
In order to evaluate the existence of a nexus as required by AB 2926 and AB 1600, the
Study identifies and analyzes the various connections or linkages between residential
development and (i) the need for school facilities, (ii) the cost of school facilities, and (iii)
the amount of the School Fee that can justifiably be levied on residential development. The
primary linkages identified include the following:
1. Housing projections (Le., the projected number of residential units to be
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constructed within the District)
Student generation (i.e., the number of students generated from a residential unit
within the District)
Facility requirements (Le., the number of new school facilities required to house
students generated from new residential units)
School Facility cost (Le., the costs to the District associated with the construction
2.
3.
4.
of new school facilities)
5. School Fee requirements (i.e:, the District's need to levy School Fees to cover the
cost of new school facilities)
The above linkages result in a series of impacts which (i) connect new residential
development with increased school facility costs, and (ii) connect School Fees per
residential building square foot with increased school facility costs.
These impacts are identified for two residential land use categories: single family detached
units and multi-family attached units (condominiums, apartments, townhomes, etc.).
These "linkage impacts" include four major types:
1. Residential Unit Projections
2. Student Generation Factors
3. School Facility Cost Impacts I 4. Maximum School Fee Revenue Impacts
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July 3Z, 1998 Residential Development School Fee Justification Study
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! B. Dwellin? Unit Proiections
Information used to determine the number of future residential units to be constructed
within the boundaries of CUSD were provided by the City of Carlsbad (the "City") and
Planning Systems. *
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C. Student Generation Factors
Student Generation Factors ("SGFs") were calculated by Recht Hausrath & Associates
("RHA") in 1994 through an analysis which consisted of cross referencing CUSD's
enrollment against historical residential unit counts. -
D. School Facility Cost Impacts
School Facility Cost Impacts were calculated by multiplying the additional school facilities
needed to adequately house students generated from future residential units by estimated
school facility costs. Separate school facility cost estimates were prepared for each school
level by DTA in accordance with cost allowance guidelines established by the State Office
of Public School Construction ("OPSC") and local land costs. The cost data include the
costs of site acquisition, school construction, and other on-site improvements, and school
furnishings.
1 E. Maximum Fee Revenue Impacts
Maximum Fee Revenue Impacts for residential development were based on the current
maximum residential School Fee authorized by SAB (currently $1.93 per square foot)
under AB 2926.
Comparison of School Facilitv Cost Impacts and Maximum School Fee
Revenue Impacts
If School Facility Cost Impacts are greater than Maximum School Fee Revenue Impacts,
then the levy of the maximum residential School Fee is justified to cover as much of school
facility costs as possible. Should School Facility Cost Impacts be less than Maximum
School Fee Revenue Impacts, then only a School Fee equivalent to the School Facility Cost
Impacts per residential unit can be justified to cover Facility needs generated by residential
development. Under this latter circumstance, CUSD would not be justified in imposing
the maximum School Fee per square foot.
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July31, 1998 Residential Development School Fee Justification Study
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IpEq-GqFl School Level Capacity ' Enrollment 2 (Shortage)
Elementary School (Grades K - 6) 2,563 4,370 (1,808)
(266) €I (886)
Junior High School (Grades 7 - 8) 954 1,220
High School (Grades 9 - 12) 1,480 2,366
Total 4,997 7,956 11
Based on site usage worksheets provided by the District. Does not include relocatable classrooms, as these
rooms are only considered interim housing.
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YYLl (Without Mitigaiion)
Single Family Multi-Family 71; Detached Attached
Future Units (Total) FFEl
(With Mitigation)
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Family Family
School Level Detached Attached
Elementary School 0.2610 0.2290
High School 0.1360 0.1400 PI 0.4690 0.421 0 Total
Junior High School 0.0720 0.0520
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Single Family Multi-Family rrrl School Level
Elementary School rr=q Junior High School
High School 1,734 2,308
Total I II 5,981 1,724 lri ' Numbers may not sum due to rounding.
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School Level Students Capacity
Elementary School rrpl Junior High School
High School 2,308 2,512
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School Level Acquisition Development rrri Elementary School
Junior High School $16,240,114 $22,493,114
High School $15,600,000 $37,284,792 $52,884,792
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Impacts'
$67,312,413 Elementary School $10,428,53 1
Junior High School $22,493,114 $21,636,386
High School $52,884,792 0.92 $48,586,808
:::: F! E Total' NA NA -1
1 Numbers may not total due to rounding.
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/Item)- Detached Ittached m Total' hhFl Junior High School
High School $36,514,254 $12,072,554 $48,586,808
Total' $106,590,719 I $30> 944,889 -(I
' Numbers may not total due to rounding.
Single Family Multi-Family
Elementary School
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Single Family Multi-Family .TI Detached Attach e d 771
Junior High School $1,377
High School $2,863 $2,947
Total' $8,358 $7,555
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Single Family Multi-Family jheml Detached Attached
Elementary School
Junior High School $0.49 $0.71
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High School $2.11
Total' $2.95 $5.40
' Numbers may not total due to rounding.
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EXHIBIT A
SCHOOL FACILITY COSTS
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ESTIMATED ELEMENTARY SCHOOL CONSTRUCTION ALLOWANCE
OFFICE OF PUBLIC SCHOOL CONSTRUCTION
MAXIMUM ALLOWABLE SQUARE FOOTAGE
ELEMENTARY SCHOOL
Teaching Loading Tota! Square Footage
Grade Lebel Stations Standards Students Per Student Total Area
Primmy Alhtmenf:
3 29 87 55 4,785
Grade I 4 29 116 55 6,380
Grade 2 4 29 116 55 6.380
3 29 87 55 4,785 Grade 3
Grades 4-5 7 33 23 1 55 12,705
Special Education 2 12 24 90 2,160
Sub-total 23 NA 66 I NA 37,195
Secondary Allotment:
7% Bonus NA NA 637 4 2,548
3% Bonus NA NA 637 3 1,911
RSP Allowance NA NA NA NA 480
Class Size Red. [ 11 5 NA NA NA 4,800
Grand Total 28 NA 66 I NA 46,934
[I] 4sswnes class size reduction for Grades I, 2 & 3
Project. 80031 07/20/98 - 02143 PM David Taussig & Associates. Inc.
I CARLS 1) AD UNIFIED SCHOOL DISTRICT 0
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OFFICE OF PUBLIC SCHOOL CONSTRUCTION
COST ALLOWANCE CONSTRUCTION I ELEMENTARY SCHOOL
Cost Per Number of r 1 Usage Teaching Stations Square Feet Square Foot [I] Total Cost
14,400 $100.96 S 1,453,758
Kindergarten 3 1,966 $102.30 $201,116
Relocatable Classrooms 8 7,680 $78.13 $600,000
RSP NA 480 $103.38 $49,623
Special Education 2 2,160 $1 11.17 $240,132
Open Shelter NA 1,02 1 544.74 445,677
Multipurpose I NA 4,673 $113.96 $532,529
Office NA 1,976 61 13.48 $224,239
Ext. Cov. Walkways NA 1,559 $44.74 669,745
Toilets NA 1,872 $232.77 $435,741 I StorlCustodianlAV NA 1,526 S84.25 $128,565
Corridors Closed NA 156 $89.00 $13,884
Kitchen NA 296 $169.96 $50,307
Food Service NA 220 $99.15 $2 1,s 13
Multipurpose I1 NA 4,944 $97.63 $482,669
Reg. Permanent. Classrooms 15
Library NA 2,005 $109.83 $220,2 10
Sub-Total NA 46,934 NA 84,770,OO 7
[I] Includes Construction Cost Index Adjustment. 29%
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David Taussig & Associates, Inc. Project: 80031 07120198 - 02143 PM
Q e CARLS AD UNIFIED SCHOOL DISTRICT
ARCHITECT FEE SCHEDULE ELEMENTARY SCHOOL
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Construction Fees: 56,140,108
Contract Amount Steps Rate Fees Fees r Architects Construction
first $500,000 I 0.090 $500,000 $45,000
next $500,000 2 0.085 $500,000 $42,500
580.000
next $4,000,000 4 0.070 $4,000,000 $280,000
excess 6 10,000,000 6 0.050 so SO
next $1,000,000 3 0.080 $1,000,000
5 0.060 $1 40,108 58,406 1 next $4,000,000
Total NA $6,140, IO8 $455,906
Project: 80031 07/20/98 - 02:43 PM David Taussig & Associates, Inc.
e CARL !P AD UNIFIED SCHOOL DISTRICT
SUMMARY OF ESTIMATED COSTS ELEMENTARY SCHOOL
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[ Utility Services 5100.000
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I E. ISSPECTION 58-+,000
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.A. SITE 53,133,500
Purchase Price of Property $3,100,000 r Acres [I]: 10.00
CosVAcre: 53 10,000
EIR $10.000
Appraisals S7.000
EscrowlT'itle s1.500
$10,000 Surveys
Other Sj7000 - 5535.906 B. PLASS
Architect's Fee (see Architect Fee Schedule worksheet) $455.906
DSNSDE Plan Check $45,000
Other 55,000
Preliminary Tests $20,000
Energy Fee Analysis s 10,000
C. CONSTRUCTION S6,140,108
Construction (see Cost Allowance Construction worksheet) $4,770.007
Off-Site Development $200,000
5300.000
$53 1,60 I
$238.500
Service Site Development
General Site Development (8% of Construction + $15.000 per acre)
Technology (5% of Construction)
Unconventional Energy $0 D D.TESTS S50,OOO
(S7,OOO per month for 12 months)
F. FURNITURE AND EQUIPMENT S328,930
($5 x Regular Education SF + $10 x Special Education SF,
includes Cost Index Adjustment of 34%) 1
G. CONTINGENCY S156,087
--- (52.000 + I .~YO of items A - F)
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Total Estimated Cost $10,428,531
Facility Facility Cost Per
Student 1 School Facilities Utilization - Traditional Calendar 66 I $10.428.531 S15.171
Summary Capacity cost
I [I] .Assumes 10 00 Net Usable Acres.
J KIESTS CARLSEIAD USD'FEESTLDY OI'DhTA COSTS \VU I
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07/20/98 - 02143 PM David Taussig & Associates, Inc. Project: 80031
I CARL m AD UNIFIED SCHOOL DISTRICT e
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ESTIMATED SCHOOL CONSTRUCTION ALLOWANCE
OFFICE OF PUBLIC SCHOOL CONSTRUCTION
JUNIOR HIGH
MAXIMUM ALLOWABLE SQUARE FOOTAGE
Regular Regular Loading r Total Square Feet
Grade Level Classrooms Labs Standards Students Per Student Total Area
Primary Allotment:
Grades 7-8 11 0 30 330 75 24,750
Mathematics 8 0 30 240 75 18,000
General Science 0 7 26 182 75 13,650
An I 0 30 30 75 2,250
0 1 26 26 75 1,950
Consumer Studies 0 3 26 78 75 5,850
4 0 30 120 75 9,000 Foreign Language
Technology 0 2 26 52 75 3,900
BandChorus 1 0 30 30 75 2,250
BandiChorus 0 2 26 52 75 3,900
Special Education 3 0 12 36 90 3,240 I- Sub-total 28 15 1Y-I I,I 76 840 88,740
Secondary Allotment:
7% Bonus (G 7-8) NA NA HA 1,140 5 5,700
3% Bonus NA NA NA 1,140 3 3,420
RSP Allowance NA NA “4 NA NA 960 I Grand Total NA NA .VA 1,176 IVA 98,820
07/20/98 - 02143 PM David Taussig & Associates, inc. Project: 80031
CARL saa D UNIFIED SCHOOL DISTRICT 0
ESTIiMATED SCHOOL CONSTRUCTION COST ALLOWANCE
OFFICE OF PUBLIC SCHOOL CONSTRUCTION
MAXIMUM ALLOWABLE SQUARE FOOTAGE
JUNIOR HIGH
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I Number of r Teaching Cost Per
Csage Stations Square Feet Square Foot [l] Total Cost
Reg. Permanent Classroom I2 1 1,520 $96.63 $1,113,223
Reg. Relocatable Classroom 13 12,480 $78.13 S975,OOO
NA 960 $103.38 $99,245
3 3,240 $96.63 $3 13,094
I RSP
Special Education
7 9,450 S145.95 SL379.233
1 1,720 6101.73 $1 74,975
3 5,625 $1 14.62 S644,7 18 Homemaking
2 6,400 $106.90 $684,175
MusicBand 2 4,490 $1 14.32 $5 13,296
Gymnasium NA 11,795 $138.40 $1,632,476
NA 407 1 $109 83 $447,120 Library
Ext. Cov. Walkways NA 7,393 $44.74 $330,742
Shob erkocker NA 2,107 $125.83 $265, I 17
Toilets NA 4,163 $232.77 $969,012
StodCustodiadAV NA 3,274 $84.25 $275,834
Corridors Closed NA 816 $89.00 $72,622
Kitchen NA 97 1 S169.96 $165,029
Food Service NA 390 $99.15 $38,668
Office NA 5,138 987.97 $45 1,990
Multipurpose I NA 2,817 $1 13.96 $321,021
Science (lab) ! Art
I Shop
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Total NA 98,820 NA 810,866,589
29% [I] Includes Construction Cos1 Index Adjustmen1
David Taussig & Associates, Inc. Project: 80031 07/20/98 - 02143 PM
1 CARL @ AD UNIFIED SCHOOL DISTRICT 0
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ARCHITECT FEE SCHEDULE
JUNIOR HIGH
Construction Fees: S13,779,2-16
Contract Amount Steps Rate Fees Fees
Construction Architects r
first S500,OOO I 0.090 %500,000 645.000
next S500,OOO 2 0.085 $500,000 $42,500
next S1,OOO.OOO 3 0.080 61,000,000 $80.000
next S4,000,000 4 0.070 $4,000,000 s280,OQQ
next S1,000,000 5 0.060 $4,000,000 6240.000
excess S10,000,000 6 0.050 $3,779,246 $188,942
Total NA 813,779,246 8876,462
07/20/98 - 02:43 PM David Taussig & Associates, Inc. Project: 80031
i CARL @ AD UNIFIED SCHOOL DISTRICT 0
1 SUMMARY OF ESTIMATED COSTS
JUNIOR HIGH
B A. SITE 56,253,000
I CostlAcre: 53 10,000
Purchase Price of Property $6,200,000
r Acres [I]: 20.00
EIR $20,000
Appraisals $8,000
EscrowTTi tle $7,500
Surveys $7,500
Other $10,000
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S1,041,462 B. PLANS
Architect's Fee (see Architect Fee Schedule worksheet) $876,462
Preliminary Tests $~0,000
Energy Fee Analysis $30,000
DSiWSDE Plan Check $75,000 I Other $30,000 , C. CONSTRUCTION S13,779,216
Construction (see Cost Allowance Construction worksheet) $10,866,589
Utility Services $200,000
Off-Site Development $400,000
Service Site Development $600,000
General Site Development (8% of Construction + $15,000 per acre) $1,169.327
Technology (5% of Construction) $543.329
Unconventional Energy SO
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I D-TESTS s100,000 I E. INSPECTION S168,QQb
F. FLR\;ITURE ASD EQUIPMEXT S817,025
($7.000/monfh x 23 months)
(66 x Regular Education SF + $10 x Special Education SF)
(Includes Cost index Factor of 1.34) 1
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1 C. CONTINGENCY S331,381
(S2.000 + 1.5% of items A - F)
Total Estimated Cost S22,493,114
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Facility Facility Cost Per
Summary Capacity cost Student
School Facilities Utilization - Traditional Calendar 1.176 $23.493.1 14 $19.127
[I] 4ssurncs 20 00 \et Lsnblc acres
I CLIE\TSCVU.SBIDLSDFEESTLD\ vJD~TACOSTS WKI
David Taussig & Associates, Inc. Project: 80031 07/20/98 - 02:43 PM
CAR B AD UNIFIED SCHOOL DISTRICT 0
ESTIMATED SCHOOL CONSTRUCTION ALLOWANCE
OFFICE OF PUBLIC SCHOOL CONSTRUCTION
MAXIMUM ALLOWABLE SQUARE FOOTAGE
HIGH SCHOOL
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Regular Regular Loading * Total Square Feet
Grade Le\ el Classrooms Labs Standards Students Per Student Total Area
Primary /ii/otment:
EngiishLang. Arts 14 0 28 392 85 33.320
Foreign Language 9 0 28 252 85 2 1,420
Social Science 12 0 28 336 85 28,560
Mathematics 12 0 28 336 85 28,560
Science 0 11 24 264 85 22,440
Fine Arts 2 0 28 56 85 4,760
Fine Arts 0 4 24 96 85 8,160
Performing Arts 1 0 28 28 85 2,380
Performing Arts 0 3 24 72 85 6,120
CareerNocat. Ed. 8 0 28 224 85 19,040
CareerNocat. Ed. 0 9 24 216 85 18,360
P.E./Health 2 0 28 56 85 4,760
P.E.RIealth 0 3 24 12 85 6,120
Assoc. Stud. Body 1 0 28 28 85 2,380
Special Education 7 0 12 84 90 7,560
Sub-total 68 30 IVA 2,512 NA 213,940
Secondan. Allotment:
7% Bonus NA NA NA 2.428 6 14.447
3% Bonus NA NA NA 2,428 3 7,284
RSP Allowance NA NA NA NA NA 1,920
Grand Total IVA NA IVA 2,512 "4 237,591
David Taussig & Associates, Inc. Project: 80031 07/20/98 - 02:43 PM
C*.jBAD UNIFIED SCHOOL DISTRICT 0
OFFICE OF PUBLIC SCHOOL CONSTRUCTION
COST ALLOWANCE CONSTRUCTION
HIGH SCHOOL
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Numberof ,r
Teaching Cost Per c
L'sage Stations Square Feet Square Foot [I] Total Cost
Reg. Permanent Classroom 30 28.800 696.63 62.783.056
Reg. Relocatable Classroom 29 27,840 678.13 82,175,000
NA 1,920 6 103.38 5198.49 1
1 7,560 696.63 6730,552 Special Education
Science (lab) 11 12.570 6145.95 61.834.555
ArtsKrafts (lab) 4 5,170 $101.73 6525,941
Homemaking (lab) [2] 2 2,453 61 14.62 6281,154
Shop (lab) (21 4 5,6 18 5106.90 6600,577
Business Machines (lab) 121 5 5,05 1 $ IO I .54 $5 12,858
Performing Arts (Lab) 3 12,454 SI 14.32 S 1,423,739
Gymnasium (lab) 3 24.145 5138.40 $3.343.761 I Multipurpose 11 NA 13,345 297.62 61,302.835
Library NA 12,745 5109.83 5 1,399.79 1
Ext. Cov. Walkways NA 20,54 1 644.74 6918,947
ShoweriLocker NA 6,189 6125.83 5854.237
Toilets NA 7,086 S232.77 S 1.649,39 1
StoriCustodid AV NA 16,159 584.25 S 1.36 1.394
Corridors Closed NA 4,335 689.00 5385,802
5832. I I2 Kitchen NA 4.896
Multipurpose I NA 3,585 SI 13.96 $408,542
Office NA 12.288 5113.48 $1.394.458
NA 2,24 1 S108.46 5243,066
1VA
B RSP
S 169.96
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23 7,59 I NA S25Ij8.266 Total
29% , ,I includes Construction Cost Index ,Adjustment:
::] Pm oithe Cu:er md V~arion31 Educarion lab allotmenr.
S, ,20/98 - 02:43 PM David Taussig & Associates, Inc. Project: 8002
CARLSBA Q?I.lED SCHOOL DISTRICT 0 OFFICE OF PU LIC SCHOOL CONSTRUCTION
COST ALLOWANCE CONSTRUCTION
HIGH SCHOOL
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Teaching x Cost Per
s Stations Square Feet Square Foot [ 11 Total Cost
596.63 52,783,056 . Relocatable Classroom 29 27,840 $78.13 52,175,000
NA 1,920 $103.38 $198,491
pecial Education 7 7,560 $96.63 5730,552
S ‘ence (lab) 11 12,570 $145.95 S 1.834.555
Crafts (lab) 4 5,170 $101.73 $525,941
emaking (lab) [2] 2 2,453 $1 14.62 $281,154
Shop (lab) [2] 4 5,618 $106.90 $600,577
5 5,05 1 $101.54 5512,858
Reg. Permanent Classroom 30 28,800 f k
Jay Ex. Cov. Walkways
iness Machines (lab) [2]
orming Arts (lab) 3 12,454 $1 14.32 $1,423,739
Gymnasium (lab) 3 24,145 $138.40 $3.34 1.767
NA 13,345 $97.63 $1,302.835 tipurpose I1
NA 12,745 $109.83 S1,399,791
NA 20,54 1 $44.74 $9 18,947
NA 6,789 $125.83 5854,237 Shower/Locker
NA 7,086 $232.77 31,649,391
:k&odiadAV NA 16,159 $84.25 SlJ6 1,394
Comdors Closed NA 4,335 $89.00 5385,802
NA 4.896 $169.96 $832.1 12
8;rpose I NA 3,585 61 13.96 $408,542
NA 12.288 $1 13 48 51394,458 Office
NA 2,24 1 $108.46 $243,066
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NA 237,591 RA SZj,138,266
29% i: 1 s Construction Cost Index -\djustmcnt
in of the Career and Vocational Education lab allotment
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I/ d - 02143 PM David Taussig & Associates, Inc. Project: 80031
CAR B AD UNIFIED SCHOOL DISTRICT 0
ARCHITECT FEE SCHEDULE
HIGH SCHOOL
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Construction Fees: S31,578,840
Contract Amount Steps Rate Fees Fees
Construction Architects r
first 5,100,000 1 0.090 $500,000 S45.000
next $500,000 2 0.085 $500,000 $42,500
next S 1,000,000 3 0.080 5 1,000,000 S80,OOO
next $4,000,000 4 0.070 $4,000,000 S280,OOO
next $4,000,000 5 0.060 $4,000,000 S240,OOO
excess S10,000,000 6 0.050 $21,578,840 S1,078,942
Total NA $3 1,s 78,840 Sl, 766,442
David Taussig & Associates, Inc. Project: 80031 07/20/98 - 02:43 PM
CA a - BAD UNIFIED SCHOOL DISTRICT a
SUMMARY OF ESTIMATED COSTS
HIGH SCHOOL
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I D.TESTS
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A. SITE S15,600,00C
Purchase Price of Property $ 15.500,OOO
Acres [I]: 50.00 r
Cost/Acre : S3 10,000
S40,000
S10,OOO Appraisals
EscrowiTitle Si5,OOO
Surveys 61 5?000
$20,000
' EIR
Other
B. PLASS - S2,061,441
Architect's Fee (see Architect Fee Schedule worksheet) 5 1,766,442
Preliminary Tests S36,OOO
DSNSDE Plan Check S 137,000
Energy Fee Analysis $62,000
Other S60,OOO
C. CONSTRUCTION s3i,m,83a
Construction (see Cost Allowance Construction worksheet) 625,158,266
Utility Services S400~000
Off-Site Development 5800,000
Service Site Development S1.200,000
General Site Development (8% of Construction + $15,000 per acre) $2.762,661
Technology (5% of Construction) $1,237,913
S350,OOO
S252,OOO E. ISSPECTIOX
($7,00O/month x 36 months)
F. FURXITURE AXD EQUIPMENT S2,258,991
($7 x Regular Education SF + $10 x Special Education SF)
(Includes Cost Index Factor of 1.34)
G. CO3TlNGENCY S783,519
($2,000 + 1.5% of items A - F)
Total Estimated Cost 652,884,792
Cost Per
Summary Capacity Cost Student
School Facilities Utilization - Traditional Calendar 2,512 S52.SS4.792 S2 I .05;
Facility Facility
[I J .Assumes 50 00 Net Usable .Acres ' 07/20/98 - 02:43 PM David Taussig & Associates, Inc. Project: 8003
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Elementary School Attendan ceanside Unified (K-12
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