HomeMy WebLinkAbout2001-05-15; City Council; 16193; Capital Improvement Plan 2001-2002. d
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CITY OF CARLSBAD - AGENDA BILL
AB# TITLE: 1 b! 143
PROPOSED 2001-2002 TO BUILD-OUT
MTG. 05/l s/o1 CAPITAL IMPROVEMENT PROGRAM
DEPT. FIN
RECOMMENDED ACTION:
Accept report. Set public hearing for June 19,200l.
ITEM EXPLANATION:
The Capital Improvement Program (CIP) is a planning document as well as a budget document. It
incorporates the current status of all of the City’s capital funds with the budgets for the upcoming
year and then projects future revenues and expenditures for all known projects until build-out of the
City. This document is reviewed and updated every year during the budget process.
This year during the review process, staff took a close look at the construction schedules for City
facilities and the workloads of the staff needed to complete the projects. Major projects were
prioritized and ranked using growth management and related criteria, and the results provided the
basic framework for the scheduling of projects. Cost estimates were also reviewed more closely,
resulting in some increased costs to reflect the overall cost increases seen in construction. For example, the projected construction cost of several park development projects was increased
based on an analysis of the actual cost of recent park construction projects.
In order to provide sufficient park acres to serve the existing and developing communities, the
importance of parkland acquisition and development is a major area of focus. Funding was set aside in fiscal year 2000-2001 for the purchase of the Alga Norte parkland and for continued
development of the Carrillo Ranch Park, both located in the southeast quadrant. .The proposed
CIP includes funding for Larwin Park, Zone 19 Park, and development of a master plan for the Pine
School site recently acquired by the City.
One of Council’s goals is to “integrate a comprehensive efficient transportation system with quality of life-centered land use decisions.” In line with this goal, street construction projects continue to
receive high priority, making up almost one-third of the new appropriations for next year.
Construction funding for the Ranch0 Santa Fe Road project will be appropriated next year, and
planning will continue for the construction of three major roadways that will add east-west
connections and improve the flow of regional and local traffic throughout the City. These roads are
the extensions of Faraday Avenue and Melrose Drive, Poinsettia Lane east of El Camino Real, and
Cannon Road and College Boulevard east of El Camino Real.
2001-2002 Capital Improvement Proqram
The 2001-2002 proposed budget for the Capital Improvement Program (CIP) totals $76.7 million,
with estimated revenues of $70.8 million. Appropriations estimated at $86.2 million for on-going
capital projects remaining unspent at the end of FY 2000-2001 will be added to the new 2001-2002
CIP appropriations. A sum of $162.9 million will then comprise the total 2001-2002 CIP budget. Major projects scheduled for next year are summarized below.
Street & Traffic Sianal Proiects
Street construction projects are 33% of the total 2001-2002 expenditures at $25.3 million. Of that
amount, $18.2 million is for improvements to Ranch0 Santa Fe Road. This $37 million project is
primarily funded from developer fees, Community Facilities District No. 1, and a Federal Grant. An
PAGE 2 OFAGENDA BILL NO. lb?,/ 193
additional $1.5 million will be appropriated for Cannon Road West to complete the extension to El
Camino Real. Pavement Management and Reconstruction projects are scheduled for a $1.8 million appropriation to maintain the safety and drivability of City streets.
Park Proiects
Park construction projects are 19.1% of the total 2001-2002 expenditures at $14.7 million. The CIP
includes an appropriation of $10.5 million to develop Zone 19 Park including a community facility at
that site. In addition, $1.9 million is included for the acquisition of land in the Northeast quadrant,
and $500,000 is requested for the development of Larwin Park in the next fiscal year. A $700,000
appropriation is scheduled to begin preliminary design of the Pine School park site.
Civic Proiects
Civic projects total 22% or $16.9 million of the 2001-2002 capital appropriation. The Public Works Center, which is currently under design, will receive an additional appropriation of $15.8 million.
Construction of this facility may begin in the fiscal year 2001-2002. Development of the Coastal
Rail Trail continues and an additional $750,000 in grant funding is expected during the next fiscal
year.
Water Proiects
Water and Recycled Water projects total 15.8% of the total 2001-2002 CIP with an additional $12.1
million scheduled for additional projects. An $8.9 million appropriation is scheduled for a new
Recycled Water plant, and funding for the improvements to Lake Calavera Reservoir is budgeted
at $2.4 million. The annual debt service payment on previous potable and recycled water projects
is $1.4 million.
Sewer Proiects
Sewer funding of $5.2 million reflects Carlsbad’s share of costs for the Encina Wastewater Facility
capital improvements and several interceptor projects. The largest scheduled appropriation is $2.5
million for the Encina Flow Equalization Project. This project involves construction of a
reservoir/tank to retain flows that exceed the capacity of the ocean outfall. Retained flows could
then be released during periods of low flow.
Future Facilities . .2001-2002 to Buildout Capital Improvement Program
The largest expenditure category is for street and traffic signal construction projects, which total
$129.4 million or 29.6% of all future projects. Included in this category is construction of several
major roadways which will add east-west connections and improve the flow of regional traffic as
well as local traffic throughout the City. Several of these roads will provide additional routes to the
neighboring cities of Oceanside, Vista and San Marcos.
The following is a list of major street projects in the 2001-2002 to Buildout CIP:
l Faraday Avenue and Melrose Drive Extensions east of El Camino Real
l Poinsettia Lane to El Camino Real
l Poinsettia Lane east of El Camino Real
l Cannon Road to El Camino Real
l Cannon Road and College Boulevard East of El Camino Real
l Ranch0 Santa Fe Road to San Marcos and Encinitas
PAGE 3 OF AGENDA BILL NO. 1 b ,, 19 3
The second largest expenditure category is for park projects, which total $70.7 million, or 16.2%.
Park projects include acquisition and/or development of acreage within all quadrants of Carlsbad.
Future park projects include:
Northwest Quadrant
NW Quadrant Park (Pine School)
Community Facility (Pine School)
Cannon Lake Park
Northeast Quadrant
Larwin Park
Hosp Grove-Buena Vista Lagoon Recreational Improvements
Southwest Quadrant Southeast Quadrant
Poinsettia Park Phase II Alga Norte Park and Swimming Pool
Zone 19 Park Leo Carrillo Park
In addition, Veteran’s Memorial Park, a 100 acre site which is centrally located in the City of
Carlsbad, and a business park recreational facility located in the industrial area are planned.
Environmental permits are continuing to be processed for the City’s 250-acre golf course located in
the industrial corridor directly south of the future Veterans Memorial Park. Development is
currently on hold pending coastal commission review.
Sewer projects are the third largest expenditure category and total almost $76.8 million. Projects
include the construction of the South Agua Hedionda interceptor, the Vista/Carlsbad trunk line
interceptor, cleaning and refurbishment of existing sewer lines and access holes, the repayment of
bonds for the expansion of the Encina Wastewater Facility, and the Encina parallel ocean outfall
and cogeneration projects. The largest of these projects is the Vista/Carlsbad interceptor.
Construction will occur along Jefferson Street from Interstate 5 to Oak Avenue and along Oak Avenue from Jefferson Street to the west side of the railroad right-of-way, and is expected to span
over several years.
Water projects total about $61.2 million (14%) and include reservoir construction and
improvements and recycled and potable pipelines. Some of the major areas in which these
installations or upgrades are planned include segments of College Boulevard, El Fuerte, and along t
El Camino Real. In addition, the City plans to build a recycled water facility at a cost of
approximately $33 million, over half of the total planned expenditures.
Construction of City facilities such as libraries, administrative facilities and police and fire facilities
total $59.6 million, or 13.7% of the total planned capital expenditures to buildout. Exterior
improvements to the Cole library were made this year and are almost complete. The Capital
Improvement Program includes funds to reconstruct and expand this facility in future years. The Public Works Center is currently under design, and construction is expected to begin next fiscal
year (2001-2002). A new City Hall is planned for construction in the future; the timing and location
have not been determined.
Specific timing and cost estimates for all capital projects are identified in the Detail Schedule of Capital Projects (2001-2002 to Buildout).
Staff is requesting that Council set the public hearing for the meeting of June 19, 2001, when input will be received from interested citizens and groups wishing to comment on the proposed capital
budget.
3
PAGE 4 OF AGENDA BILL NO. \ b ! \ 9 3
Development Fees/Affordable Housinq Credits
Each year, several development fees are adjusted by the change in the Engineering News Record Index as required by the respective fee programs. The adjusted fees are attached in Exhibit 2. In
addition, staff is requesting increases to the Park-In-Lieu fees. The Park-In-Lieu fees are based on
the acquisition cost of parkland and have not been adjusted since 1992. Land costs have
escalated substantially since that time as evidenced by the City’s recent land purchases and
appraisals. The fee increases are included in the attached fee schedule (Exhibit 2) and
background information on the proposed increases can be found in Exhibit 3. The fee increases in
Exhibit 2 will become effective 60 days after the public hearing date of June 19,ZOOl.
The cost of an Affordable Housing Credit in the Villa Loma project is also adjusted each year, based on additional interest costs per Council Policy 58. The revised fee is $39,400.
FISCAL IMPACT:
Upon adoption of the Capital Improvement Program budget on June 19, 2001, the total new
appropriations on July 1, 2001 are $76,722,114 from the CIP funds shown on the attached
schedules. Revenue projections are provided to outline the cash flows and balances for each of
the funds. The revenue estimates for the PIL funds were calculated using the revised fees
discussed in the previous section. If the PIL fees were not increased, cash flow schedules would show that sufficient revenue would not be generated to fund the PIL projects as currently shown in
the CIP. The other fee increases shown on Exhibit 2 do not substantially affect total revenues, however, the increases do help the fee programs keep up with the increasing costs of the projects
they fund.
EXHIBITS:
1. 2001-2002 Preliminary Capital Improvement Program.
2. City of Carlsbad Proposed Revisions to the Master Fee Schedules, June 2001.
3. Park In Lieu Fee Revision
projections. This information is compiled and reviewed by the Planning, Building and
Engineering Departments; the Finance Department overlays the economic forecast.
Residential development is expected to slow over the coming years. This slow down is not
projected based on economic constraints, but rather on the development schedules of the
remaining vacant parcels. Residential development for 2000-2001 was projected at 1,065
building permits; however, recent estimates anticipate almost 1,400 units to be permitted by the
end of the current fiscal year. Construction is expected to decrease to about 800 units per year
for the next five years.
Residential Units Trend 1985 to 2006
Permits Issued
- GROWTH ACTUAL ESTIMATED
-MANAGEMENT
RECESSION
In contrast, non-residential development remains strong, and this is expected to continue for the
next 5 years. Projects include several commercial/retail develofients located in or near the
areas where most of the residential development ,has occurred or is planned over the next
several years. In addition, a variety of other projects are planned including industrial
development, hotels, and health care facilities.
The following table shows the number of residential units and non-residential square feet of
development used in calculating estimated revenues for 2001-2002 and subsequent years to
buildout.
Projected Development
Residential and Non-Residential Construction
Year
Residential Non-Residential
Units Sauare Feet
2000-2001 current 1,393 1,174,829
2001-2002 587 586,169
2002-2003 916 1,183,482
2003-2004 992 I,21 5,672
2004-2005 825 1,146,040
2005-2006 625 871,000
Years 6-10 2,898 5,865,lll
Years 1 I-2020 3,027 3,189,420
Total Future 9,870 14,056,894
b
REVENUES
Revenues for Capital Projects from now until buildout total $476.3 million and may be
segregated into four major categories: 1) fees generated by development in Carlsbad, 2) special
district fees and taxes (Community Facilities Districts and Bridge and Thoroughfare Benefit
Districts), 3) Water and Sewer replacement reserves, and 4) other sources including grants,
bond issues, and contributions from other agencies.
Funding Sources 2001-2002 to Buildout
Total Revenue = $476.3 million
Development Special
FWS Districts
Water/Sewer
Replacement
Other
Approximately 49% of all capital revenue is received as a result of development, and is
dependent upon assumptions made about the City’s annual growth in dwelling units and
commercial/industrial square feet. Development revenues include Public Facilities Fees (PFF),
Traffic Impact Fees (TIF), Park-In-Lieu Fees (PIL), Planned Local Drainage (PLD) Fees, Water
Connection Fees (MFF), and Sewer Connection charges. Community Facilities District and
Bridge and Thoroughfare Benefit District revenues comprise 12% of the total. Water and Sewer
replacement revenues generated by user fees equal approximately 17% of total revenues, and
the remaining 22% are related to Federal & State grants, license tax on new construction, the
County sales tax program (Transnet), contributions from other agencies, and possible special
districts which may be formed to fund major road projects. Since the funding for these roads has
not been determined, the associated revenue has been included in this “other” category.
Calculation of Future Fees
The revenue projections of the Capital Improvement Program reflect the growth assumptions
identified in the previous section. The following information delineates how those assumptions
were applied to estimate future development revenues. The mix of multi-family and single-family
residential units is assumed to be 35% and 65% respectively and reflects the anticipated mix of
residential development for each Local Facilities Management Zone. The building permit
valuation used for computing Public Facilities Fees is $154,000 per multi-family dwelling unit,
and $240,800 per single-family dwelling unit. A building permit valuation of $38 per square foot
of construction is used to calculate non-residential Public Facilities Fees.
In order to calculate estimated revenues for Traffic Impact Fees (TIF), the
number of average daily trips was computed for each type of
development use. A multi-family residential dwelling unit is assigned
eight trips per day and a single-family unit is assigned ten trips per day.
Each residential trip is valued at the current TIF of $92. The trips-per-day
value for commercial and industrial buildings are averaged at 32 trips per
1,000 square feet of development, although the actual volume of trips
generated by commercial/industrial building can vary widely depending on the ultimate land use.
The value assigned to each commercial/industrial trip is $37.
The implementation of CFD No. 1 in 1991 reduced the total amount of projected PFF and TIF
revenues, since some projects previously funded from these sources are now funded through
this CFD. CFD No. 2 is proposed to fund Ranch0 Santa Fe Road and Olivenhain Road, but has
not yet been formally established. A prepayment program is in place to enable development to
proceed within this proposed district.
There are two existing Bridge and Thoroughfare Fee Districts (BTD) included in this year’s CIP.
BTD No. 2 (Poinsettia Lane - Aviara Parkway) was formed to finance the construction of
Poinsettia Lane between Aviara Parkway and El Camino Real and Aviara Parkway between
Palomar Airport Road and Poinsettia Lane. BTD No. 3 (Cannon Road West) was formed to fund
portions of Cannon Road from Interstate 5 to El Camino Real. Two additional financing districts
may be formed to fund College Boulevard and Cannon Road extensions east of El Camino Real,
and Melrose Drive and Faraday Avenue extensions.
CAPITAL PROJECTS
The following two sections provide summary expense and revenue data, as well as a description
of the major capital projects. The first section contains information through buildout, and the
second section focuses on the next five years.
CAPITAL PROJECTS 2001-2002 TO BUILDOUT
The CIP for 2001-2002 to buildout outlines approximately 174 future projects at $436.5 million.
CIP Project Statistics
Type of Project Quantity Total Cost
Streets/Circulation 62 $129,354,783
Parks 23 70,693,890
Sewer 31 76,779,150
Water 35 61,182,370
Facilities/Civic 11 59,629,600
Drainage 12 19,136,621
Other (loans) N/A 19,675,548
Total Future 174 $436,451,962
Expenditures by Category
2001/2002 to buildout
Total = $436.5 million
140
120
100
80
60
40
20
0 Civic Drainage Parks Sewer Water Streets Loans
8
The largest expenditure category is for street and traffic signal construction
projects, which total $129.4 million or 29.5% of all future projects. Included in this
category is construction of several major roadways which will add east-west
connections and improve the flow of regional traffic as well as local traffic
throughout the City. Several of these roads will provide additional routes to the
neighboring cities of Oceanside, Vista and San Marcos.
Major street projects in the 2001-2002 to Buildout CIP:
l faraday Avenue and Melrose Drive Extensions east of El Camino Real
l Poinsettia Lane to El Camino Real
l Poinsettia Lane east of El Camino Real
l Cannon Road to El Camino Real
l Cannon Road and College Boulevard East of El Camino Real
l Ranch0 Santa Fe Road to San Marcos and Encinitas
Proposed Major Road Projects
- \[\I; ROAD PRCJECTS
I++ $I! FiCAD
4
The second largest expenditure category is for park projects, which total $70.7
million, or 16.2%. Park projects include acquisition and/or development of acreage
within all quadrants of Carlsbad. Future park projects include:
Northwest Quadrant
NW Quadrant Park (Pine School)
Community Facility (Pine School)
Cannon Lake Park
Northeast Quadrant
Larwin Park
Hosp Grove-Buena Vista Lagoon Recreational Improvements
Southwest Quadrant Southeast Quadrant
Poinsettia Park Phase II Alga None Park & Swimming Pool
Zone 19 Park Leo Carrillo Park
In addition, Veteran’s Memorial Park, a loo-acre site which is centrally located in the City of
Carlsbad, and a business park recreational facility located in the industrial area is planned.
Environmental permits are continuing to be processed for the City’s 250-acre golf course located
in the industrial corridor directly south of the future Veterans Memorial Park. Development is
currently on hold pending coastal commission review.
Sewer projects are the third largest expenditure category and total almost $76.8 million.
Projects include the construction of the South Agua Hedionda interceptor, the VistaKarlsbad
trunk line interceptor, cleaning and refurbishment of existing sewer lines and access holes, the
repayment of bonds for the expansion of the Encina Wastewater Facility, and the Encina parallel
ocean outfall and cogeneration projects. The largest of these projects is the VistalCarlsbad
interceptor; construction will occur along Jefferson Street from Interstate 5 to Oak Avenue and
along Oak Avenue from Jefferson Street to the west side of the railroad right-of-way, and is
expected to span over several years.
Water projects total about $61.2 million (14%) and include reservoir construction and
improvements and recycled and potable pipelines. Some of the major areas in which these
installations or upgrades are planned include segments of College Boulevard, El Fuerte, and
along El Camino Real. In addition, the City plans to build a recycled water facility at a cost of
approximately $33 million, over half of the total planned expenditures.
Construction of City facilities such as libraries, administrative facilities and police and fire
facilities total $59.6 million, or 13.7% of the total planned capital
expenditures to buildout. Exterior improvements to the Cole
library were made this year and are almost complete. The
Capital Improvement Program includes funds to reconstruct and
expand this facility in future years. The Public Works Center is
currently under design, and construction is expected to begin
next fiscal year (2001-2002). A new City Hall is planned for
construction in the future; the timing and location have not been determined.
Specific timing and cost estimates for all capital projects are identified in the Detail Schedule of
Capital Projects (2001-2002 to Buildout) following this narrative.
CAPITAL PROJECTS - THE NEXT FIVE YEARS
Some of the major projects planned for the next five years are discussed below; their locations
can be seen on the map in the previous section.
l Streets - Several large street construction projects are planned for the next 5 years. The
extensions of Cannon Road and Poinsettia Lane to El Camino Real are located west
of El Camino Real and are being constructed primarily as a result of residential
developments in those areas. College Boulevard and Cannon Road extensions to the
east and north, as well as Faraday Avenue and Melrose Drive extensions, are located
east of El Camino Real and will alleviate traffic on Palomar Airport Road. The widening
and realignment of Ranch0 Santa Fe will improve regional and local traffic flow
generated in the southern part of the City.
l Zone 19 Park - Construction is scheduled to begin next year on this
24-acre site located in the southwest quadrant north of Poinsettia
Lane and west of El Camino Real. This park may include ball fields,
soccer/football fields, basketball and tennis courts, tot lots, and picnic
areas.
l Larwin Park - Larwin Park is located on a 22-acre site in the
northeast quadrant of the City. Plans for development of this park
include constructing trails, a tot lot, and other amenities. In addition, a t
portion of this land will be used as a dog park. -
l Alqa Norte Park - This park site consists of 30
acres in the Southeast Quadrant and may
include amenities such as ball fields, soccer
fields, tennis courts, picnic areas, tot lots,
restrooms and parking facilities. The
purchase of the land may occur next fiscal year,
with design and construction in the years to
follow.
l Poinsettia Park Phase II - Within the next five years, development of the final phase of
Poinsettia Park is scheduled. Amenities may include a community centerlgymnasium,
an enclosed soccer field, tot lots, picnic areas, a tennis complex, and additional parking.
l Pine School Park - Prior to development of this 7-acre site, an extensive community
outreach program with local residents and various organizations will be implemented to
gather public input for the ultimate design.
l Public Works Center - Design of a new Public Works Center is underway, and
construction is expected to begin during 2001-2002. This facility will be located next to
the Safety Center and will include a warehouse, general offices, and yard facilities for the
Public Works Departments.
l Fire Station No. 6 Relocation - Fire Station No. 6 is currently located in a temporary
facility in the southeast quadrant of Carlsbad. Relocation of this station to a permanent
facility along the east side of Ranch0 Santa Fe Road is scheduled to occur concurrent
with the road alignment project. This fire station is required to ensure a five-minute
response time within the southeast part of the City as development in that area occurs.
l Drainaqe Facilities - Construction of the South Carlsbad Village Storm Drain from Oak
Avenue to the Agua Hedionda Lagoon along the easterly portion of the northern San
Diego railroad right-of-way will control flooding and standing water along its route. Major
drainage facilities, which coincide with the construction of two major roadway projects,
College Blvd./Cannon Road and Faraday Avenue/Melrose Drive extensions, are also
planned within the next five years.
l VistaKarlsbad Interceptor - The VistalCarlsbad Interceptor project involves installation of
a new and upgraded sewer trunk line through the downtown portion of Carlsbad to the
Encina Water Pollution Control Facility. The interceptor will run along Jefferson Street
from Interstate 5 to Oak Avenue and along Oak Avenue from Jefferson Street to the west
side of the railroad right-of-way. This project is required to handle buildout flows and
replace deteriorated pipeline, and is partially funded by the City of Vista.
l Waterlines - Several major water lines are scheduled for construction
within the next five years:
l along El Camino Real from Cassia to Poinsettia Lane
l along El Fuerte from Poinsettia Lane to Palomar Airport Road
l along Poinsettia Lane from El Camino Real to the “D” Reservoir
l along College Boulevard from Maerkle Reservoir to Agua Hedionda
Creek
l Recycled Water Proqram - The city plans to construct a recycled water facility to increase
the supply of water and reduce dependence on external suppliers.
SUMMARY
The proposed 2001-2002 to Buildout CIP is being driven by the City’s commitment to insure that
facilities are available to service the developing areas as well as the current residents.
Carlsbad’s philosophy has been to build quality capital facilities, which meet, and at times
exceed Growth Management standards. Phasing projects over a period of years to match
funding availability and maximizing the use of available resources are methods used in order to
meet the needs of Growth Management. The 2001-2002 to Buildout Capital Improvement
Program reflects the commitment of Carlsbad’s Council and staff to continue providing its
residents with a better quality of life.
GROWTH MANAGEMENT PLAN
The Growth Management Plan was developed and voted into law by the citizens of Carlsbad in
1986. The plan was established in an effort to manage development within the City by linking
residential, commercial, and industrial development directly to standards for availability of public
services and facilities.
The Growth Management Plan adopted has established precise standards for eleven public
facilities. Standards must be met at all times as growth occurs. Facilities for which standards
have been established are as follows:
- City Administrative
- Wastewater Treatment
- Circulation
- Fire
- Schools
- Water Distribution
- Library
- Parks
- Drainage
- Open Space
- Sewer Collection
The Plan requires that appropriate public facilities be available, in conformance with the adopted
performance standards, as development occurs. Unless each of the eleven public facility
standards have been met, no new development can occur.
The Growth Management Plan impacts both the Operating Budget and the Capital Improvement
Program. The detailed level of planning required by Growth Management has allowed
Carlsbad’s Capital Improvement Program to anticipate the funding needed for capital
improvements through buildout of the City. The timing of construction of facilities is governed by
the rate of development and the 11 performance standards. New public facilities often require
additional staffing and other resources, which affects the Operating Budget. Facilities such as
community centers, parks, and fire stations have been constructed and opened to the public
under this program.
The Capital Improvement Program has been designed to specifically address areas where new
or expanded facilities will be needed to maintain compliance with the adopted performance
standards. With the adoption of the 2000-2001 CIP, compliance with the Growth Management
Plan is assured.
In 1987, the California Legislature passed Assembly Bill 1600 (AB 1600) which set forth the
process a city or county must follow to establish developer fees to finance public facilities. This
legislation applies to fees established, increased, or imposed on or after January 1, 1989, the
effective date of the law. AB 1600 contains four general requirements:
1. A “nexus” or connection must be established between a development project or class of
project and the public improvement being financed with the fee. All AB 1600 fees adopted
by the City have met the nexus test. For example, Traffic Impact, Bridge and Thoroughfare
District and Drainage Sewer Benefit Area Fees were all established under AB 1600.
2. The fee must be segregated from the General fund. Carlsbad segregates all capital funds
not only from the General fund, but also each classification of fee as well.
3. Fees collected by a city or county must be spent or committed to a project within a five-year
period. Funds are viewed to be committed if they are programmed to be spent on a specific
project(s). If the money is not spent, findings must be made describing the continuing need
for that money each fiscal year after the five years has expired. The City of Carlsbad
commits the revenues from these fees through its Capital Improvement Program budget.
This budget, which is adopted by the City Council, sets forth the City’s Capital expenditure
program from the current year to projected build out of the City. The expenditure plan is
updated annually as part of the City’s budget process.
4. Refunds must be made only if the City cannot make the required findings. At this time, no
refunds are due because the City’s Capital Improvement Program commits all AB 1600 fees
to projects to be constructed both in the current year and in the future.
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CITY OF CARISBAD
CAPITAL IMPROVEMENT PROGRAM
ANALYSlS OF AVAILABLE BALANCES
2001 TO BUILDDUT
-
IL”” ’ 2oo’ - 2o02 l
FUND
GENERAL CAPITAL CONST.
GOLF COURSE
PUBLIC FACILITIES FEE
ZONE 5,13,16 PARK FEE
PIL AREA 1 NW
PIL AREA 2 NE
PIL AREA 3 SW
PIL AREA 4 SE
TRAFFIC IMPACT FEE
TRANSNET/LOCAL
TRANSNETIHIGHWAY
TRANSNET/STP
TDA
STATE GRANTS
COUNTY GRANTS
ASSESSMENT DISTRICTS
BTD#2 POINS. LN-AVIARA PKWY
BTD#3 CANNON ROAD WEST
CFD #1
CFD #2
FEDERAL GRANTS
PLANNED LOCAL DRAINAGE
SEWER BENEFIT AREAS
SEWER CONNECTION
SEWER REPLACEMENT
WATER - RECYCLED WATER
WATER CONNECTION
WATER REPLACEMENT
REDEVELOPMENT BONDS
GAS TAX
BEGINNING
BAL 7/l I2001
2,022,199
0
17,646,002
574,141
562,883
1,306,876
715,383
438,671
1,307,009
1,981,702
278,663
244,492
59,177
616,660
1,125,156
208,806
684,220
2,701,049
36,172,625
10,400,975
0
4,694,225
1,717,348
16,460,028
10,366,797
2,399,672
3,358,376
14,046,385
152,006
2,648,982
REVENUE
1,600,OOO
0
l&5,203
131,614
65,239
137,773
406,653
88,886
563,948
1,069,867
905,000
0
0
150,000
(81,018)
0
59,400
0
4,221,523
3,101,646
662,000
324,527
210,600
9,596,291
I ,300,oOO
37,040,000
1,500,306
3.193,ow
0
1,550,000
EXPENDITURES ENDING
2,461,600 1,160,599
0 0
13,537,890 5,955,314
0 705,755
0 628,122
500,000 944,650
0 1,122,036
0 527,557
60.000 1,810,958
1,200,000 1,851,569
905,000 278,663
0 244‘492
0 59,177
763,000 3,660
500,000 544,138
0 208,806
0 743.620
1,500,000 1,201,049
14,835,OOO 25,559,148
ll,317,673 2,184,948
662,000 0
1,131,621 3,887,131
0 1,927,946
4,110,439 21,945,880
3,313,354 8,353,443
9,073,527 30,366,145
2,274,608 2,583,874
6,395,202 10,844,163
0 152,006
1,030,000 3,168,982
OTHER 208,964 1,151,OOo 1,151,ooo 208,984
TOTAL 135,101,492 70,793,457 76,722,114 129,172,835
(1) BEGINNING BALANCE ON 7/l/2001 IS NET OF CONTINUING APPROPRIATIONS.
22.
CITY OF CARLSBAD
CAPITAL IMPROVEMENT PROGRAM
ANALYSIS OF AVAILABLE BALANCES
2001 TO BUILDOUT
YEAR 2 2002 - 2003 I
FUND
GENERAL CAPITAL CONST.
GOLF COURSE
PUBLIC FACILITIES FEE
ZONE 5,13,16 PARK FEE
PIL AREA 1 NW
PIL AREA 2 NE
PIL AREA 3 SW
PIL AREA 4 SE
TRAFFIC IMPACT FEE
TRANSNET/LOCAL
TRANSNET/HIGHWAY
TRANSNETlSTP
TDA
STATE GRANTS
COUNTY GRANTS
ASSESSMENT DISTRICTS
BTD#2 POINS. LN-AVIARA PKWY
BTD#3 CANNON ROAD WEST
CFD #I
CFD #2
FEDERAL GRANTS
PLANNED LOCAL DRAINAGE
SEWER BENEFIT AREAS
SEWER CONNECTION
SEWER REPLACEMENT
WATER - RECYCLED WATER
WATER CONNECTION
WATER REPLACEMENT
REDEVELOPMENT BONDS
GAS TAX
BEGINNING
BAL 7/l/2002
1,160,599
0
5,955,314
705,755
628,122
944,650
1,122,036
527,557
I,81 0,958
1,851,569
278,663
244,492
59,177
3,660
544,138
208,806
743,620
1,201,049
25,559,148
2,184,948
0
3,887,131
1,927,948
21,945,880
8,353,443
30,366,145
2,583,874
10,844,183
152,006
3,168,982
REVENUE EXPENDITURES ENDING
100,000 125,000 1,135,599
0 0 0
3,649,712 1,125,OOO 8,480,026
199,244 0 904,999
210,543 0 838,665
422,209 0 1,366,858
671,089 1 ,ooo,ooo 793,126
37,777 0 565,334
1,172,290 460,000 2,523,248
1,800,000 1,700,000 1,951,569
0 0 278,663
0 0 244,492
0 0 59,177
0 0 3,660
0 0 544,138
0 0 208,806
905,423 0 1,649,043
223,907 0 1,424,956
6,125,848 110,000 31,574,996
1,953,172 0 4,138,120
5,821,600 5,821,600 0
858,819 2,750,OOO 1,995,950
430,600 0 2,358,548
4,980,966 12,221,994 14,704,852
1,300,000 2,556,029 7,097,414
150,000 19,498,527 11,017,618
2,328,424 4,050,232 862,066
2,236,660 345,178 12,735,865
0 0 152,006
1,600,OOO 1,052,OOO 3,716,982
OTHER 208,984 0 0 208,984
TOTAL 129,172,835 37,178,484 52,815,560 113,535,760
CITY OF CARLSBAD
CAPITAL IMPROVEMENT P;ROGRAM
ANALYSIS OF AVAILABLE BALANCES
2001 TO BUILDOUT
tAR 3 2003 - 2004 1 BEGINNING
FUND BAL 7/l/2003 REVENUE EXPENDITURES ENDING
GENERAL CAPITAL CONST. 1,135,599 100,000 0 1,235,599
GOLF COURSE 0 0 0 0
PUBLIC FACILITIES FEE 8,480,026 4,951,947 14,371,000 (939,027)
ZONE 5,13,16 PARK FEE 904,999 120,000 0 1,024,999
PILAREA 1 NW 838,665 432,948 0 1,271,614
PIL AREA 2 NE 1,366,858 711,088 0 2,077,946
PIL AREA 3 SW 793,126 695,533 550,000 938,659
PIL AREA 4 SE 565,334 37,777 0 603,110
TRAFFIC IMPACT FEE 2,523,248 1,378,890 460,000 3,442,138
TRANSNET/LOCAL 1,951,569 1,700,000 1,700,000 1,951,569
TRANSNET/HIGHWAY 278,663 0 0 278,663
TRANSNET/STP 244,492 0 0 244,492
TDA 59,177 0 0 59,177
STATE GRANTS 3,660 0 0 3,660
COUNTY GRANTS 544,138 0 0 544,138
ASSESSMENT DISTRICTS 208,806 0 0 208,806
BTD#2 POINS. LN-AVIARA PKWY l&+9,043 1,093,200 0 2,742,243
BTD#3 CANNON ROAD WEST 1,424,956 96,000 0 1,520,956
CFD #I 31,574,996 6,177,641 110,000 37,642,637
CFD #2 4,138,120 2,250,OOO 0 6,388,120
FEDERAL GRANTS 0 0 0 0
PLANNED LOCAL DRAINAGE 1,995,950 1,497,098 0 3,493,049
SEWER BENEFIT AREAS 2,358,548 404,760 0 2,763,308
SEWER CONNECTION 14,704,852 8,114,694 2,399,666 20,419,880
SEWER REPLACEMENT 7,097,414 1,300,000 2,511,829 5,885,585
WATER - RECYCLED WATER 11,017,618 150,000 2,129,527 9,038,091
WATER CONNECTION 862,066 3,121,589 1,899,428 2,084,227
WATER REPLACEMENT 12,735,865 2,281,597 1,666,272 13,351,190
REDEVELOPMENT BONDS 152,006 0 0 152,006
GAS TAX 3,716,982 1,650,OOO 680,000 4,686,982
OTHER 208,984 0 0 208,984
TOTAL 113.535.760 38.264.763 28.477.722 123.322.800
CITY OF CARLSBAD
CAPITAL IMPROVEMENT PROGRAM
ANALYSIS OF AVAILABLE BALANCES
2001 TO BUILDOUT
kAR 4 2004 2005 - I
FUND
GENERAL CAPITAL CONST.
GOLF COURSE
PUBLIC FACILITIES FEE
ZONE 5,13,16 PARK FEE
PILAREA 1 NW
PIL AREA 2 NE
PIL AREA 3 SW
PIL AREA 4 SE
TRAFFIC IMPACT FEE
TRANSNET/LOCAL
TRANSNET/HIGHWAY
TRANSNETlSTP
TDA
STATE GRANTS
COUNTY GRANTS
ASSESSMENT DISTRICTS
BTD#2 POINS. LN-AVIARA PKWY
BTD#3 CANNON ROAD WEST
CFD #I
CFD #2
FEDERAL GRANTS
PLANNED LOCAL DRAINAGE
SEWER BENEFIT AREAS
SEWER CONNECTION
SEWER REPLACEMENT
WATER - RECYCLED WATER
WATER CONNECTION
WATER REPLACEMENT
REDEVELOPMENT BONDS
GAS TAX
BEGINNING
BAL 7lll2004
1,235,599
0
(939,027)
1,024,999
1,271,614
2,077,946
938,659
603,110
3,442,138
1,951,569
278,663
244,492
59,177
3,660
544,138
208,806
2,742,243
1,520,956
37,642,637
6,388,120
0
3,493,049
2,763,308
20,419,880
5,885,585
9,036,091
2,084,227
13,351,190
152,006
4,686,982
REVENUE
100,000
0
5,193,145
133,600
610,872
466,652
359,988
37,777
1,371,343
1,700,000
0
0
0
0
0
0
1,051,560
147,200
6,267,880
0
0
1,169,212
400,000
2,157,795
1,300,000
150,000
2,822,347
2,327,229
0
1,700,000
EXPENDITURES
0
0
750,000
0
0
0
0
0
1,842,708
1,700,000
0
0
0
0
0
0
0
0
110,000
0
0
0
100,000
11,014,271
2,086,529
2,645,527
300,000
100,000
0
0
ENDING
1,335,599
0
3,504,118
1,158,799
1,882,486
2,544,598
1,298,647
640,887
2,970,773
1,951,569
278,663
244,492
59,177
3,660
544,138
208,806
3,793,803
1,668,156
43,600,517
6,388,120
0
4,662,261
3,063,308
11,563,404
5,099,056
6,542,564
4,606,574
15,578,419
152,006
6,386,982
OTHER 208,984 14,600,OOO 14,790,854 18,130
TOTAL 123,322,800 44,066,800 35,439,889 131,949,711
CITY OF CARLSBAD
CAPITAL IMPROVEMENT PROGRAM
ANALYSIS OF AVAILABLE BALANCES
2001 TO BUILDOUT
F~R52005-2006 1
FUND
GENERAL CAPITAL CONST.
GOLF COURSE
PUBLIC FACILITIES FEE
ZONE 5,13,16 PARK FEE
PILAREA 1 NW
PIL AREA 2 NE
PIL AREA 3 SW
PIL AREA 4 SE
TRAFFIC IMPACT FEE
TRANSNET/LOCAL
TRANSNET/HlGHWAY
TRANSNET/STP
TDA
STATE GRANTS
COUNTY GRANTS
ASSESSMENT DISTRICTS
BTD#2 POINS. LN-AVIARA PKWY
BTD#kJ CANNON ROAD WEST
CFD #I
CFD #2
FEDERAL GRANTS
PLANNED LOCAL DRAINAGE
SEWER BENEFIT AREAS
SEWER CONNECTION
SEWER REPLACEMENT
WATER - RECYCLED WATER
WATER CONNECTION
WATER REPLACEMENT
REDEVELOPMENT BONDS
GAS TAX
BEGINNING
BAL 7/l/2005
1,335,599
0
3,504,118
1,158,799
1,882,486
2,544,598
1,298,647
640,887
2,970,773
1,951,569
278,663
244,492
59,177
3,660
544,138
208,806
3,793,803
1,668,156
43,800,517
6,388,120
0
4,662,261
3,063,308
11,563,404
5,099,056
6,542,564
4,606,574
15,578,419
152,006
6,386,982
REVENUE
890,854
0
4,317,357
168,000
610,872
466,652
146,662
37,777
1,082,476
1,700,000
0
0
0
0
0
0
1,455,240
154,880
1,784,828
0
0
1,088,202
400,000
1,466,660
1,300,000
200,000
1,975,627
3,421,249
0
1,750,000
EXPENDITURES
0
0
7,495,ooo
0
0
0
0
0
460,000
1,700,000
0
0
0
0
0
0
0
0
110,000
0
0
0
355,000
6,080,444
526,531
159,527
1,100,000
0
0
0
ENDING
2,226,453
0
326,475
1,326,799
2,493,358
3,011,249
1,445,309
678,664
3,593,249
1,951,569
278,663
244,492
59,177
3,660
544,138
208,806
5,249,043
1,823,036
45,475,346
6,388,120
0
5,750,463
3,108,308
6,949,620
5,872,525
6,583,037
5,482,200
18,999,668
152,006
8,136,982
OTHER 18,130 0 0 18,130
TOTAL 131.949.711 24.417.335 17.986.502 138,380.545
CITY OF CARLSBAD
CAPITAL IMPROVEMENT PROGRAM
ANALYSIS OF AVAILABLE BALANCES
2001 TO BUILDOUT
tAR 6-10 2007 2011 - I
FUND
GENERAL CAPITAL CONST.
GOLF COURSE
PUBLIC FACILITIES FEE
ZONE 5,13,16 PARK FEE
PIL AREA 1 NW
PIL AREA 2 NE
PIL AREA 3 SW
PIL AREA 4 SE
TRAFFIC IMPACT FEE
TRANSNET/LOCAL
TRANSNET/HlGHWAY
TRANSNETISTP
TDA
STATE GRANTS
COUNTY GRANTS
ASSESSMENT DISTRICTS
BTD#2 POINS. LN-AVIARA PKWY
BTD#3 CANNON ROAD WEST
CFD #I
CFD #2
FEDERAL GRANTS
PLANNED LOCAL DRAINAGE
SEWER BENEFIT AREAS
SEWER CONNECTION
SEWER REPLACEMENT
WATER - RECYCLED WATER
WATER CONNECTION
WATER REPLACEMENT
REDEVELOPMENT BONDS
GAS TAX
BEGINNING
BAL 7/l/2006
2,226,453
0
326,475
1,326,799
2,493,358
3,011,249
1,445,309
678,664
3,593,249
1,951,569
278,663
244,492
59,177
3,660
544,138
208,606
5,249,043
1,823,036
45,475,346
6,388,120
0
5,750,463
3,108,308
6,949,620
53872,525
6,583,037
5,482,200
18,999,668
152,006
8,136,982
REVENUE EXPENDITURES ENDING
2,600,OOO 326,625 4,499,828
0 0 0
16,623,443 16,842,177 2,107,741
1,088,003 0 2,414,803
1,512,354 0 4,005,712
1,819,941 0 4,831 ,I 90
428,875 0 1,874,184
691,089 0 1,369,752
5,821,563 3,190,000 6,224,812
7,800,OOO 7,8W,OOO 1,951,569
0 0 278,663
0 0 244,492
0 0 59,177
0 0 3,660
0 0 544,138
0 0 208,806
1,305,816 3,848,OOO 2,706,859
1,650,816 500,000 2,973,852
4,515,042 39,834,OOO 10,156,388
954,310 0 73342,430
0 0 0
3,854,162 500,000 9,104,625
2,000,000 0 5,108,308
7,696,656 8,908,027 5,738,249
6,500,OOO 2,929,630 9,442,895
1 ,ooo,ooo 797,635 6,785,402
9,773,688 9,528,500 5,727,388
12,000,000 5,214,OOO 25,785,668
0 0 152,006
8,500,OOO 255,000 16,381,962
OTHER 18,130 12,200,000 11,645,ooo 373,130
TOTAL 138,380,545 112,335,759 112,318,594 138,397,709
CITY OF CARLSBAD
CAPITAL IMPROVEMENT PROGRAM
ANALYSIS OF AVAIlABLE BALANCES
2001 TO BUILDOUT
012 to Buildout
FUND
GENERAL CAPITAL CONST.
1 BEGINNING
GOLF COURSE
PUBLIC FACILITIES FEE
ZONE 5,13,16 PARK FEE
PILAREA 1 NW
PIL AREA 2 NE
PIL AREA 3 SW
PIL AREA 4 SE
TRAFFIC IMPACT FEE
TRANSNETILOCAL
TRANSNETIHIGHWAY
TRANSNETISTP
TDA
STATE GRANTS
COUNTY GRANTS
ASSESSMENT DISTRICTS
BTD#I2 POINS. LN-AVIARA PKWY
BTD#IJ CANNON ROAD WEST
CFD #I
CFD #2
FEDERAL GRANTS
PLANNED LOCAL DRAINAGE
SEWER BENEFIT AREAS
SEWER CONNECTION
SEWER REPLACEMENT
WATER - RECYCLED WATER
WATER CONNECTION
WATER REPLACEMENT
REDEVELOPMENT BONDS
GAS TAX
BAL 7/l/2012
4,499,828
0
2,107,741
2,414,803
4,005,712
4,831,190
1,874,184
1,369,752
6,224,812
1,951,569
278,663
244,492
59,177
3,660
544,138
208,806
2,706,859
2,973,852
10,156,388
7,342,430
0
9,104,625
5,108,308
5,738,249
9,442,895
6,785,402
5,727,388
25,785,668
152,006
16,381,982
REVENUE
5,180,OOO
2,737,200
20,358,024
436,849
1,390,773
2,842,130
368,877
819,973
4,641,807
0
0
0
0
0
0
0
6,607,760
1,503,104
2,965,739
295,153
0
5,230,376
9,300,000
7,085,741
18,112,494
2,000,000
8,822,234
25,605,OOO
0
21,700,000
EXPENDITURES
0
2,737,200
10,285,OW
2,626,OOO
4,060,WO
3,535,ooo
1,410,000
2,250,OOO
9,470,ooo
0
0
0
0
0
0
0
8,772,OW
3,664,OOO
10,005,000
0
0
14,315,ooo
7,078,494
9,332,710
6,056,697
2,209,480
0
0
0
13,325,OOO
ENDING
9,679,828
0
12,180,765
225,651
18336,485
4,138,320
833,061
(60,274)
1,396,619
1,951,569
278,663
244,492
59,177
3,660
544,138
208,806
542,619
812,956
3,117,126
7,637,583
0
20,002
7,329,814
3,491,280
21,498,692
6,575,922
14,549,622
51,390,668
152,006
24,756,982
OTHER 373,130 I,21 0,000 1,560,OOO 23,130
TOTAL 138,397,709 149,213,233 112,691,581 174,919,361
CITY OF CARLSBAD
CAPITAL IMPROVEMENT PROGRAM
ANALYSIS OF AVAILABLE BALANCES
2001 TO BUILDOUT
IGRAND ToTALS ALL yEARs 1
FUND
GENERAL CAPITAL CONST.
GOLF COURSE
PUBLIC FACILITIES FEE
ZONE 5,13,16 PARK FEE
PILAREA 1 NW
PIL AREA 2 NE
PIL AREA 3 SW
PIL AREA 4 SE
TRAFFIC IMPACT FEE
TRANSNET/LOCAL
TRANSNET/HIGHWAY
TRANSNETlSTP
TDA
STATE GRANTS
COUNTY GRANTS
ASSESSMENT DISTRICTS
BTD#2 POINS. LN-AVIARA PKWY
BTD#3 CANNON ROAD WEST
CFD #I
CFD #2
FEDERAL GRANTS
PLANNED LOCAL DRAINAGE
SEWER BENEFIT AREAS
SEWER CONNECTION
SEWER REPLACEMENT
WATER - RECYCLED WATER
WATER CONNECTION
WATER REPLACEMENT
REDEVELOPMENT BONDS
GAS TAX
OTHER
BEGINNING TOTAL TOTAL
BALANCE REVENUE EXPENDITURES
2,022,199 10,570,854 2,913,225
0 2,737,200 2,737,200
17,648,002 58,938,831 64,406,067
574,141 2,277,510 2,626,OOO
562,883 4,833,602 4,060,OOO
1,306,876 6,866,444 4,035,ooo
715,383 3,077,678 2,960,OOO
438,671 1,751,054 2,250,OOO
1,307,009 16,032,317 15,942,708
1,981,702 15,769,867 15,800,000
278,663 905,000 905,000
244,492 0 0
59,177 0 0
616,660 150,000 763,000
1,125,156 (81 ,018) 500,000
208,806 0 0
684,220 12,478,399 12,620,OOO
2,701,049 3,775,907 5,664,OOO
36,172,625 32,058,502 65,114,WO
10,400,975 8,554,281 11,317,673
0 6,483,600 6,483,6W
4,694,225 14,022,397 18,696,621
1,717,348 13,145,960 7,533,494
16,460,028 41,098,803 54,067,551
10,366,797 31,112,494 19,980,599
2,399,672 40,690,OOO 36,513,750
3,358,376 30,344,214 19,152,968
14,046,385 51,064,935 13,720,652
152,006 0 0
2,648,982 38,450,OOO 16,342,OOO
208.984 29.161.000 29346.854
ENDING
9,679,828
0
12,180,765
225,651
1,336,485
4,138,320
833,061
(60,274)
1,396,619
1,951,569
278,663
244,492
59,177
3,660
544,138
208,806
542,619
812,956
3,117,126
7,637,583
0
20,002
7,329,814
3,491,280
21,498,692
6,575,922
14,549,622
51,390,668
152,006
24,756,982
23.130
TOTAL 135,101;492 47612691831 436;451;962 174,919;361
EXHIBIT 2
CITY OF CARLSBAD
PROPOSED REVISIONS TO THE MASTER FEE SCHEDULES
JUNE 2001
These fees are increased annually based upon an index as stated in the resolutions or ordinances
establishing the fees.
Current-m
Affordable housing credit $37,400 $39,400 $2,000
License Tax on New Construction-mobile homes
Traffic Impact
Traffic Impact Fee - Residnt’l Cost Per Trip (Out of CFD)
Traffic Impact Fee - Commrc’Ulndust Cost Per Trip (Out of CFD)
Traffi Impact Fee - Residnt’l Cost Per Trip (Inside CFD)
Traffic Impact Fee - CommrcVlndust Cost Per Trip (Instie CFD)
/Planned Local Drainape Area Fees
$1,434 $1,485 $51
Current-Chanae
$92 $94 2
37 38 1
60 61 1
24 25 1
I
Fee per gross acre
Area / Basin Name
Current Revised
Low High Low High
Runoff Runoff Runoff Runoff
A Buena Vista Lagoon
B Agua Hedionda Lagoon
C Encinas Creek
D Batiquitos Lagoon
(Sewer Connection Fees
$1,664 $2.724 $1,733 $262,837
3,570 5.855 3,725 6,097
2,675 4,376 2,786 4,559
36 60 38 62
I
Current-Revised Chanae
General Capacity Fee All Areas $1,959 $2,019 $60
Plus Sewer Benefti Fees shown below
Sewer Benefit Area Fees
Area A
Area B
AreaC
AreeD
AreaE
Area F
Area G
Area H
Area I
Area J
AreaK
Area L
Area M
CurrentRevisedChanae
$340 $360 $12
612 634 22
506 526 18
979 1,014 35
1,002 1,037 35
1,096 1,135 39
95 98 3
641 664 23
355 368 I3
1,225 1,266 43
2,471 2,558 87
968 1,002 34
47 49 2
(Bridge 81 Thoroughfare District Fees Current Revised Change1
Zone 5
Zone 20
Zone 21
$281
504
303
$290 $9
602 I8
312 9
Bridge 4% Thoroughfare District #3 Fees Current Revised Change
Fee per ADT $128 $132 $4
Park-In-Lieu Fees Current Revised Change
NW Quadrant
NE Quadrant
SW Quadrant
SE Quadrant
$1,034-I .755 $2,067-3.251 $1,053-I ,496
$919-1.575 $1.564-2,436 $645-861
$919-1,576 $1,564-2,437 $645662
$919-1.577 $1,564-2.436 $645-663
EXHIBIT 3
April 24, 2001
TO: FINANCE DIRECTOR
FROM: SENIOR MANAGEMENT ANALYST
PARK IN LIEU (PIL) FEE REVISION
RECOMMENDATION:
Process the proposed Park-In-Lieu fee increase and amend the current fee schedule to
incorporate the fee increase as part of the FY 2001-02 annual budget review and
adoption.
In addition, amend municipal code chapter 20,44.040 to reflect the correct density per
dwelling unit as provided by SanDag based upon the 1990 census. Process the code
amendment separately through City Council but concurrent with adoption of the new
Park-In-Lieu fee.
BACKGROUND
Over the past several years, the City’s acquisition of property for parks and recreation
purposes has resulted in the expenditure of substantially more money per acre than
what is collected as authorized under the present Park In Lieu Fee formula.
In an effort to equalize this situation, staff has initiated actions to increase the current
Park-In-Lieu fee to a level which more accurately reflects the actual cost that the City
must pay to acquire parkland.
Although the cost of property in Carlsbad has steadily increased over the past decade,
the Park-In-Lieu fee has not increased since 1992. Accordingly, the following
information is offered as justification to implement an increase to the Park-In-Lieu fee.
In 1991, the City Council approved a significant increase in the City’s Park-In-Lieu Fee.
The increase was established as a result of the City’s then recent acquisition of the
Sherman Parcel at $175,OOO/acre. The Sherman Parcel of 30 acres has since been
developed as Poinsettia Park. The following matrix identifies the existing PIL Fee in
1991, what the approved increase was and what the percentage increase resulted in.
All fees were established per quadrant and based on the cost per acre to acquire
parkland.
1991 INCREASED TO % CHANGE
NW QUAD $87,000 $175,000 101%
NE QUAD $87,000 $175,000 101%
SW QUAD $87,000 $175,000 101%
SE QUAD $109,000 $175,000 61%
In 1992, the City Council approved an amendment to the PIL fee as listed above. The
amendment was based upon the cost incurred by the City to purchase property from the
Carlsbad Unified School District in its effort to construct the Senior Center. As a result,
the PIL fee in the NW Quadrant was increased to $195,00O/ac.
Accordingly, the current PIL fee schedule is based in part on the following cost of land
per acre, and has remained as such since 1992.
NW QUAD $195,OOO/AC
NE QUAD $175,OOO/AC
SW QUAD $175,OOO/AC
SE QUAD $175,0001AC
Within the past couple of years, the City has acquired several lots for park purposes.
Those sites and the actual cost per acre for acquisition were:
1. 10 Acre Industrial
Recreation Park site = $275,OOO/AC
(Total Cost $2,750,000)
2. 2.93 Acres at = $512,OOO/AC
Faraday and Camino Hills Dr. (Total Cost $1,500,000)
3. 7.2 Acres = $486,OOO/AC
Pine School (Total Cost $3,500,000)
In addition to experiencing these actual costs for acquisition, staff has requisitioned an
appraisal report for similar acquisition data throughout all quadrants of the City.
Coupled with the attached Executive Summary of Appraisal Data (Exhibit 1) prepared
for the City of Carlsbad with respect to the City’s Park-In-Lieu fee structure, a
substantial increase to the existing fee schedule is warranted.
A summary of land sale activity within the City of Carlsbad - 1998 thru 2000 indicates
the following cost per acre of land that the city would be required to pay for land that we
typically acquire for park purposes.
NW Quad - $311,929/AC (Qualified @ $321,619)
NE Quad - $302,812/AC
SW Quad - $288,592/AC
SE Quad - $263,158 (Qualified @ $295,83l/AC based on a range
between $382,082 and $209,581)
Based upon the actual costs that the City has experienced in order to purchase
parkland, and the appraisal data received in review of the City Park-In-Lieu structure,
staff suggests that a more appropriate Park-In-Lieu fee would be based on the following
land values;
NW QUADRANT
NEQUADRANT
SW QUADRANT
SE QUADRANT
$PERACRE
$400,000 AC
$300,000 AC
$300,000 AC
$300,000 AC
% INCREASE
105%
71%
71%
71%
DISCUSSION
During the April 16, 2001 Parks and Recreation Commission meeting, the Board was
presented with the information as stated above. By a vote of 4-2 (Cunningham,
Schulberg), the Board directed staff to initiate actions to increase the Park-In-Lieu fee.
Therefore, this report is submitted as a request to increase the fee based upon the cost
per acre of land at $3OO,OOO/AC in the Northeast, Southwest, and Southeast quadrants, and $4OO,OOO/AC in the Northwest quadrant.
In addition to this request, staff is simultaneously processing an amendment to Chapter
20.44 of the Municipal Code, Section .040, specifically, “Dedication of land for
recreational facilities - Standards and formula for dedication of land.” The amendment
will slightly reduce the number of persons per dwelling unit, which is used as a
component of the formula that determines the actual park fee paid per dwelling type.
This reduction in dwelling unit density will bring the Code into conformance with recent
information obtained from SANDAG as based on census data.
The following matrix considers the proposed increase to land values and also
incorporates the density reductions per dwelling unit which will require municipal code
amendment. Accordingly, the matrix reflects the dwelling unit types with corresponding
reduction in density figures and the current and proposed park fee per unit.
CURRENT
DENSlTY
Single-Family
Detached &
Duplex (O-lot
line or
etteched wall)
3.0
Attached
Single Family (4 units or
less)
2.5
Attached
Multiple
Family (more
than 4 units)
2.0
Mobile Homes 1.75
PROposEn DENSITY
2.71
NE, SE, SW
EXISTING
FEE PER UNIT
BASED ON
$175,OOgIAC
$1,575
NE, SE, SW NW NW
PROPO.YED EXISTING PROPOSED
FEE PER UNIT FEE PER UNlT FEE PER UNIT
BASED ON BASED ON BASED ON s3O$OOO/AC $i95,000lAC s4oo,ooo/c4 c
62,436 $1,755 S3,251
81,977 51,463 S2,63 9
If you should have any questions, please contact me at ext. 2827.
Attachment
S2,435
s2,oa7
c: City Manager
Assistant City Manager
Senior Accountant - Stover
Recreation Director
.- .
.-
-
THE TAGG COMPANY
RANlW A. TAGG. MAI
CERTIFIEO GENERAL a.m EsrmhwwsEaua 43mwo
6321 Lemon Avenue
La Mesa, California 91941-5267
(619) 4624763
FAX (619) 462-2166
Mr. Keith Beverly, Senior Management Analyst City of Carl&ad, Community Senices
1200 Carlsbad Village Dr&
Carlsbad, CA 92008 - 1989
RE: Summary of land sale activity 1998 - 2000
City of Carlsbad
. Dear Mr. Beverly,
c
-
-
December 28,200O
In accordance with your request, I have investigated and reviewed the Carl&ad real estate market
for the purpose of reporting vacant hzndprice levels throughout the city, usefid in
re-establishing a park-in-lieu fee structure. My tidings are submitted in the following brief
correspondence.
Carl&ad Real l&ate Market - General
According to city planning stag the 1994 General Plan provides the latest comprehensive
information available on land inventory throughout the city. Currently (2000) the city is about
55% built-out residentially, and 65% built-out in terms of employment-based land uses.
About 80% of available land is in some stage of the planning phase. The inventory offinished
office/industrial Iand within Carlsbad is essentially absorbed, and the availability of additional
acreage to be designated for business park use is 3 to 5 years away. Employment-based land uses
(industrial) are important for the continued economic growth of a region. About 160-acres
currently zoned LC, within the Bressi Ranch area east of El Camino Real, is proposed for an
industrial land use designation. The Carlsbad Raceway property and ownership contiguous south
is currently designated for Planned Industrial use. About 400-acres north of the Carlsbad Oaks
Business Center (known as the “Chang property”), some of which is environmentally constrained,
is proposed for an industrial designation.
The significance of timing on real estate prices can be dramatic, as demonstrated by the following
brief history of industrial land prices surrounding Palomar Airport over the past few years.
Between January 1990 and December 1992, there were a total of*143 industrial acres absorbed
in Coastal North County, with only about lZa&es purchased during 1992. There continued to be
very limited recorded activity involvingfinished industrial lots through 1995, with a-ticient
inventory of lots in various industrial parks to meet the level of demand for several years.
_
._
-
-
city of Carlsbad December 282000
Page 2
The average per-square-foot ma&et price forfinished industrial lots in this submarket in 1991
was about $6.15. During 1992, the average price dropped to about $4.90. Finished lot prices
during 1993-95 ranged fkom $3.00 to $5.00 per-square-foot for parcels typical@ less than j-acres
in size. wholesale purchasefofm&+e fkished lots reflected transaction prices under $2.00 per-
square-foot. In December 1994, the city of Carlsbad purchased 26 final mapped (raw) industrial
lots (about 91 gross acres), located along the north side of Palomar Airport Road at College
Boulevard, from the Huntington Beach Company for $800,000 or about $879 1 per-acre.
‘The city’s industrial land market began a phenomenal recovery in late 1996 which continued
through 1999, with land prices exceeding $14.00 per-square-foot. An improving economy,
increasing population, and a high demand for sites fueled by business and employment growth put
upward pressure on prices. Sale/resale activity of individualparcels reflected appreciation during
this time frame of as much as 14% per month Vii the entire inventory of available finished
parcels within the Carlsbad Research Center were absorbed during 1997. Callaway Golfmade
purchases of parcels, in anticipation of a scarcity of land available for future expansion.
There were permits issued for just over 1.9 million square feet of office/industrial/commercial
space in Carlsbad during 1997, the highest volume of activity in 10 years. About 1.1 million
square feet of industriaVR&D space was completed in the city during 1999. The stabilized
industrial land prices during 2000 is the result of double-digit vacancies. As new space is
absorbed, demand for additional work space should again heat up land prices.
Residential development
Fueled by business, employment and population growth, combined with consumer demand,
increases in median family income and fbvorable interest rates, single-family residential activity has
mushroomed in recent years throughout the county. Growth of the countywide housing supply
has been 7,000 to 8,000 units annually, while demand is 10,000 to 12,000 units.
During 1999, there were 9,993 residential permits issued in the county. The average price of a
resale detached home countywide in 1997 was $225,000; $3 18,000 in early 1999; and increasing
to $376,000 in April 2000. (Source: Board of Realtors)
The city of Carlsbad was the highest volume area in terms of new home sales in the county
during 1996-97, and sales remain brisk during 1999-2000. During mid-2000, there were 25.
projects offering new detached single-e homes for sale witbin Carlsbad. Advertised base
home prices ranged from $249,900 to $867,900. There are about 6,000 homes in the entitlement
pipeline. (Source: Market Proflies) Developer profits are &rea&g, as are residential Ia&
prices.
THE TAGG COMPANY 34
City of Carlabad
December 28,200O
Page 3
A lack of developable land, and affordability are problematic. The average price of afinisIr@
5,000 to 6,000 square foot<eaidential lot in the Coastal North County submarket was $110,000
in 1997, increasing to $199,000 in 1999. Smaller lots have been one result. Currently, about 40%
of a turn-key home price is &ished lot cost, up from 30% to 33% in the recent past.
.-- Carlsbad has been a growth management city since 1986, (when Proposition E was approved by
’ voters) whereby major public fiicihties are planned and tianced to serve an ultimate‘population
. (130,000 residents) and number (55,000) of residential units. Current (2000) population is about
82,000 residents, a 5.7% increase over January 1999. prior to the growth-management plan
residential building permits were being issued in unprecedented numbers and ahead of necessary
municipal facilities. During 1986, a record 3,086 permits were issued. Between 1986 and mid-
1997, about 6,400 additional units were built, bringing the total to just over one-halfthe build-out - limit. Only 52 residential permits were issued during recessionary 1992; rebounding to 612
permits in 1995; 639 in 1996; 1,199 in 1997; 1,424 in 1998; and over 2,140 during 1999.
There were 756 residential permits issued during the First Quarter 2000. There are currently
about 3 1,000 single-family housing units in the city. The Growth Management Plan allows for
54,599 units at build-out.
- A review of current demographic and economic factors indicate a healthy environment within
Carlsbad. New development activity has been very strong in the industrial, office, commercial, and
residential sectors as population and job growth continues. This environment puts upward
pressure on prices as developable land becomes more scarce.
Carlsbad land prices - 1998 thru 2000
The purpose of this assignment is to investigate and document vacant land prices within the city.
IO this study I have used “price-per-acre” as a uuit of comparison. Market data sources utilized in
this assignment include appraiser file data and city-provided information; Experian; Multiple
Listing Service; and Comps, among other commercial providers of sale information. Per client
instruction, parameters for this review include parcels generally between 5 and 50-acres in size,
within the boundaries of the city of Carlsbad occurring over the recent 3-year time frame
between January 1998 and December 2000. Land sales from all land use categories are included
such as industria& commercial and residentiaL There were numerous land sales throughout the
city containing Iess than 5-acres and within this time kame not included in this study.
THE TAGG COMPANY
__ --. , - . -~-S ----, _L- --‘-
1
RA
8 SALES - 78.44-ACRES
RANGE $43,896 TO $766,721 PER-ACRE
AVERAGE = $301.900 PER-ACRE
I .
2 SALES - 18.2-ACRES
RANGE $278.261 TO $344,952 PER-ACRE
AVERAGE = $302,812 PER-ACRE
INDUSTRIAL
1 SALES - 11
JJGE $170.03
AVERAGE =
11 SALES - 197.15-ACRES
RANGE $95.491 TO $561.497 PER-ACRE
AVERAGE = S288.5B2 PER-ACRE
1 SALE - 4.56-ACRE6
$263,158 PER-ACRE
.
. . City of Carlsbad
December 28,200O
. Page 4
For planning purposes, the city has long-been divided into four (4) quadrants with El Cami Real
serving as the north/south axis and Palomar Airport Road as the east/west axis. Sale activity
submitted herein has been%zviewed and referenced with respect to these quadrants. A fit&
quadrant considered iu this assignment is the industrial corridor surrounding Palomar Airport
Road.
.-- Summary of Findings 1
.
1
m
Within the study parameters indicated, this investigation produced 33 recorded land transactions
contaiuing a total 417.88-acres with a combined purchase price of $130,348,795. A Land Sales
Summary in chronological order is enclosed. The average per-acre price cig-wide indicated by
this data is 3311,929. In many cases, the usable or net area of a site is reduced by
slope/topography, open space and/or public road dedication requirements. In this study I have
used gram acres as opposed to net or usable acres. The per-acre price range city-wide, was
$43,896 to $766,721. A vast majority of the sale activity available (20 transactions) occurred
during 1998. There were seven (7) sales in 1999; and six (6) during 2000. All but a few
transactions involved sites which were essentially level, and fronting paved public streets with
utilities installed.
Jndicating only $43,896 per-acre, Sale No. 20-k the lowest priced transaction in the study.
This is a 14.58-acre raw hillside parcel, about’70% of which is in excess of 25% slope. Public
street and utilities must be extended a short distance to the site. When included in the total,
this transaction skews the northwest qua&ant and city-wide average per-acre price indicators,
downward. Excluding this transaction, the city-wide average per-acre price increases to
$321,619.
One of the most active quadrants was the industrial corridor, with eleven (11) recorded
transactions between 5 and 50-acres in size. There were a combined 119.53-acres sold indicating
an average price per-acre of $360,249. Sales occurred between January 1998 and June 2000.
These were all graded pads fronting public street with utilities installed. Price range in the
I industrial corridor was $170,037 to $533,593 per-acre.
I The northwest quadrant had eight (8) transactions with a combined 78.44-acres, and average per-
acre price of $301,900. Excluding Sale No. 20, the average increases to $360,805 per-acre.
Sales occurred between August 1998 and March 2000. Price range iu this quadrant was $43,896
I to $766,721 per-acre.
I TM TAGG COMPANY 38
May 15,200l AlI Receive-Agenda Item # \ !
F~tWlfd~of~
To: CITY MANAGER
Via: FINANCE DIRECTOR
From: Senior Accountant - Helga Stover
Questions from Council Briefings on Capital Improvement Program
During the Council briefings on the Capital Improvement Program, May 14, several questions were raised.
Following is a list of the questions and replies.
1. When is the relocation of Fire Station #6 needed for growth management?
The Growth Management deficiencies of Zones 6,11 and 12 in south Carlsbad occurred in the late
198Os, and were remedied with the construction of the temporary fire facility. The agreement with La
Costa Ranch Company was that they would reimburse the City for construction of the temporary
station, and that the permanent station would be constructed along Ranch Santa Fe Road when the
road was realigned. Therefore, the relocation of Fire Station is not needed for Growth Management.
2. Who owns the Levante building and carries the liability?
Staff is still researching this question.
3. Is the bus turnout legally required to comply with ADA? If so, whose requirement is it?
Based on Bob Johnson’s knowledge of ADA requirements and similar situations addressed by
Engineering in the past, the City has provided ADA access to bus stops that currently don’t meet ADA
standards. ADA compliance of existing bus stops has been addressed on a request basis. There is
not a program in place to actively assess the ADA compliance of existing bus stops.
4. What Is the payback period for the synthetic turf2
The payback on the synthetic field is approximately 17 years, and the approximate life cycle of the
synthetic turf is approximately 15 years. However, after 15 years the field will not require complete
replacement. It is expected that only sections of turf will need to be replaced during this time frame,
and minor repairs to the drainage system would be required.
5. Does the Alga Norte master plan include planning for the pool?
Yes, the master plan will include conceptual planning and programming of the pool. We need to do
that to see where it will go, what configuration it will take, etc.
6. Verify that NCTD did request the bus turnout at Carlsbad Boulevard and Breakwater Road
since that is not what they usually request due to the difficulty getting back into traffic.
Bob Johnson received the request from NCTD and said that it’s NCTD’s practice to request a bus
turnout at new bus stop locations when the travel lane is less than 20 feet wide, which is the case at
the proposed bus stop location on Carlsbad Blvd. A travel lane less than 20 feet wide prohibits, or
makes it unsafe for vehicles to pass the bus when it pulls over to pick up passengers.
HELGA STOVER
May 18,200l
TO: CITY CLERK
FROM: SENIOR MANAGEMENT ANALYST
REVISED MEMO TO ACCOMPANY AB #16,193
The attached memo regarding the Park-In-Lieu (PIL) fee revision has been revised from
a previous copy distributed on April 24. The April 24, 2001 copy was attached as
Exhibit 3 to AB #I 6,193 - “Proposed 2001-2002 To Build-Out Capital Improvement
Program”.
This revised memo accurately reflects information that was relayed to the City Council
as part of the PowerPoint presentation regarding the CIP Budget that evening. More
specifically, the information relates to the PIL Fee increase.
The revisions to the memo appear on page #2 and identify the average land values in
the Northwest Quadrant as $301,90O/ac - qualified at $360,805. The revision also
includes a Citywide average. On page #3, the matrix has been revised to include the
actual fee increase that each dwelling unit type will increase if the proposed fee is
approved. The revised areas on the attached memo are highlighted in yellow.
Again, the revised memo does reflect the information that the council received as part of
the staff presentation. This memo is for your information so that an accurate
recordation of information received by the Council may be documented.
Thank you for your attention to this matter. Azkx &y$ Keith Beverly
Attachment
c: Finance Director
Senior Accountant - Stover
May 16,200l
r
TO: FINANCE DIRECTOR
FROM: SENIOR MANAGEMENT ANALYST
PARK IN LIEU (PIL) FEE REVISION (Revised from April 24,200l)
RECOMMENDATION:
Process the proposed Park-In-Lieu fee increase and amend the current fee schedule to
incorporate the fee increase as part of the FY 2001-02 annual budget review and
adoption.
In addition, amend municipal code chapter 20,44.040 to reflect the correct density per
dwelling unit as provided by SanDag based upon the 1990 census. Process the code
amendment separately through City Council but concurrent with adoption of the new
Park-In-Lieu fee.
?
BACKGROUND
Over the past several years, the City’s acquisition of property SfOr parks and recreation
purposes has resulted in the expenditure of substantially more money per acre than
what is collected as authorized under the present Park In Lieu Fee formula.
In an effort to equalize this situation, staff has initiated actions to increase the current
Park-In-Lieu fee to a level which more accurately reflects the actual cost that the City
must pay to acquire parkland.
Although the cost of property in Carlsbad has steadily increased over the past decade,
the Park-In-Lieu fee has not increased since 1992. Accordingly; the following
information is offered as justification to implement an increase to the Park-In-Lieu fee.
In 1991, the City Council approved a significant increase in the City’s Park-In-Lieu Fee.
The increase was established as a result of the City’s then recent acquisition of the
Sherman Parcel at $175,00O/acre. The Sherman Parcel of 30 acres has since been
developed as Poinsettia Park. The following matrix identifies the existing PIL Fee in
1991, what the approved increase was and what the percentage increase resulted in.
All fees were established per quadrant and based on the costper acre to acquire
parkland. ! i i
1991 INCREASEDJO ; ; % CHANGE
NW QUAD $87,000 $175,OOQ 1 101%
NE QUAD $87,000 $175,000 101%
SW QUAD $87,000 $175,000 101%
SE QUAD $109,000 $175,000 61%
In 1992, the City Council approved an amendment to the PIL fee as listed above. The
amendment was based upon the cost incurred by the City to purchase property from the
f :
I
Carlsbad Unified School District in its effort to construct the Senior Center. As a result,
the PIL fee in the NW Quadrant was increased to $195,0001ac.
Accordingly, the current PIL fee schedule is based in pa:rt on the following cost of land
per acre, and has remained as such since 1992. ~ i
NW QUAD $195,OOO/AC ?.
NE QUAD $175,OOO/AC
SW QUAD $175,OOO/AC
SE QUAD $175,OOO/AC i
Within the past couple of years, the City has acquired several lots for park purposes.
Those sites and the actual cost per acre for acquisition were:
1. 10 Acre Industrial
Recreation Park site = $275,OOO/AC
i (Total Cost $2,75O,Of)OJ
2. 2.93 Acres at = $512,OOO,AC (
Faraday and Camino Hills Dr. I (Total Cost $1,500,0,00,)
3. 7.2 Acres
Pine School
= $486,OOO/AC ’ ^. i (Total Cost $3,500,000)
In addition to experiencing these actual costs for acquisition, staff has requisitioned an
appraisal report for similar acquisition data throughout all quadrants of the City.
Coupled with the attached Executive Summary of Appraisal Data (Exhibit 1) prepared
for the City of Carlsbad with respect to the City’s Park-In-Lieu fee structure, a
substantial increase to the existing fee schedule is warranted.
A summary of land sale activity within the City of Carlsbad - 1998 thru 2000 indicates
the following cost per acre of land that the city would be,required to pay for land that we
typically acquire for park purposes. 4 I
NW Quad - $301,9OO/AC (Qualified@ $360,805)
NE Quad - $302,812/AC
SW Quad - $288,5921AC
\
tj i
SE Quad - $263,158 (Qualified @ $295,83l/AC based on a range
between $382,082 and $209,581) i J
Citywide Average = $311,929 (Qualified @ $321,619)
I I I Based upon the actual costs that the City has experienced in order to purchase
parkland, and the appraisal data received in review of the City Park-In-Lieu structure,
staff suggests that a more appropriate Park-In-Lieu fee would be based on the following
land values;
$PERACRE % INCREASE
NW QUADRANT $400,000 AC i 105%
NE QUADRANT $300,000 AC 71%
SW QUADRANT $300,000 AC 71%
SE QUADRANT $300,000 AC 71%
DISCUSSION
During the April 16, 2001 Parks and Recreation Commission meeting, the Board was
presented with the information as stated above. By a vote of 4-2 (Cunningham,
Schulberg), the Board directed staff to initiate actions to increase the Park-In-Lieu fee.
Therefore, this report is submitted as a request to increase the fee based upon the cost
per acre of land at $3OO,OOO/AC in the Northeast, South;west,land Southeast quadrants,
and $4OO,OOO/AC in the Northwest quadrant.
In addition to this request, staff is simultaneously processing an amendment to Chapter
20.44 of the Municipal Code, Section .040, specifically, “Dedication of land for
recreational facilities - Standards and formula for dedication of land.” The amendment
will slightly reduce the number of persons per dwelling unit, which is used as a
component of the formula that determines the actual park fee paid per dwelling type.
This reduction in dwelling unit density will bring the Code into conformance with recent
information obtained from SANDAG as based on census data.
The following matrix considers the proposed increase to land values and also
incorporates the density reductions per dwelling unit which will require municipal code
amendment. Accordingly, the matrix reflects the dwelling unit types with corresponding
reduction in density figures and the current and proposed park fee per unit.
CURRENT PROPOSED
DENSITY DENSITY
Single-Family
Detached &
Duplex (O-lot line or attached
wall)
3.0 2.71
Attached Single
Family (4 units
or less)
2.5
Attached Multiple Family
(more than 4
units)
2.0 2.03 $1,050 $1,825 !’
Mobile Homes
NE, SE, SW
EXISTING 1 FEEPER
UNIT BASED ON
$175,OOO/AC
NE, SE, SW
PROPOSED
FEE PER
UNIT
BASED ON
$3OojOOO/AC
I I $1.575 $2,436 :
NW
EXISTING
FEE PER
UNIT
BASED ON
$195,0001AC
$1,755
NW
PROPOSED
FEE PER
UNIT
BASED ON
$4OO,OOO/AC
If you should have any questions, please contact me at ext. 2827.
KEITH BEVERLY
Attachment
$3,251
+$1,496
$1,463 $2,639
+$l,Z 76
$1,170 $2,435
+1,265
$1,034 $2,087
+$1,053
c: City Manager
Assistant City Manager
Senior Accountant - Stover
Recreation Director
1SSUE STATEMENT 1
PUBLIC FACILITIES FEES
Scheduling the City’s capital projects requires balancing three major resources:
construction funds, staff time/abilities and operating funds. All three of these must be
available in order to successfully complete a project. This year there were more funding
requests for projects than resources available. For this reason, some projects have been
slated for construction in later years. The schedule proposed by the 2001-02 Capital
Improvement Program (CIP) for the major park projects is shown graphically in the
attached Exhibit A.
The proposed development
schedule reflects the needs
for facilities as required under
the Growth Management Plan
and as prioritized during the
CIP review process using the
1. Needed now for growth management
2. Needed soon for growth management compliance.
3. Needed now for other standards
4. Needed soon for other standards. 5. Basic infrastructure.
6. Other timing or funding opportunity.
criteria above. Even after applying the criteria, there is still a shortfall of the resources
needed for the highest priority projects as shown in the current CIP. The shortfall in
resources is discussed below.
Construction Funding
Staff expects that there will be sufficient funds for the projects as shown in the CIP with
the exception of projects funded by Public Facilities Fees (PFF). Based on revenue
projections, it is possible that PFF will be short of funds in FY 2003/04 by approximately
$900,000 if all PFF funded projects are built according to the proposed schedule. The
PFF projects are shown in blue on Exhibit A.
Some general information on financing methods for capital projects is shown in Exhibit B.
The projected shortfall in PFF revenues could be overcome in a number of ways using
one or a combination of the financing methods. Based on our review of these methods,
Council may want to consider one of the following options:
1. Refinance Faraday building - A resolution to allow the City to do this was approved
when the building was purchased. If Council chooses to pursue this option, tax law
requires the refinancing to be completed no later than May 2002. Repayment of the
loan would come from Public Facilities Fees (PFF) over a period of between IO and 20
years. The loan would be secured by the building so, if sufficient PFF fees were not
available, the City would need to either sell the building or pay the loan payments from
the General fund.
2. General fund balance - Costs could be paid using the general fund balance. The
payment could be structured as either a loan or as a direct payment. If it was a loan,
the balance could be repaid from future PFF funds. If it were a direct payment, future
PFF receipts would be able to be used on other projects as needed. A vote of the
citizens would most likely be required due to the expenditure limitation (Proposition H).
The vote could include the ability to spend the General fund money on a number of
recreational facilities including parks, trails and open space.
l Election Timetable - The next regularly scheduled County election is the
primary in March 2002. The deadline for submittal of the materials is December
7, 2001 and the cost is estimated at $15,000. The next regular municipal
election will occur in November 2002. The deadline for submitting the materials
for this election would be the August ‘I, 2002.
3. Phase development of the community facility at Zone $9 or all or part of the Pine
School park - The community facility in the Zone 19 park and the Pine School park
are not required to meet the growth management park standards. Thus, they could be
scheduled in a later timeframe. Staff recommendation is for the community facility at
Zone 19 Park to be built concurrent with the development of the rest of the park for the
reasons delineated in Exhibit C. However, it could be phased in over time similar to
the Poinsettia community center. Alternatively, the Pine School Park or just the
community facility could be scheduled in later years. Any of these alternatives would
resolve the shortfall in the PFF funds.
Staff Resources and Operating Funds
The other resources that need to be considered are staff time/skills and operating funds;
that is, the financial impact of the facilities on the City’s operating budget. As currently
scheduled, there are two major parks (Leo Carrillo and Zone 19) and the Public Works
Center that could possibly open in fiscal year 2003 or 2004. Those facility openings are
followed a year or two later by Alga Norte and the Pine School park site. The schedule
anticipates five major facilities in five years. Each of these projects will add about
$500,000 annually to the General fund’s operating budget (after netting out revenues),
which may include approximately 25-30 new FTE (full and part-time positions in full time
equivalents).
Current projections show that the General fund will be able to absorb the costs; although,
a recession or a reduction in revenues as a result of the State’s current energy problems
could change the projections quickly. There is a significant risk the City is assuming by
concurrently constructing major facilities. The risk is that the revenues in the General fund
will not continue to grow sufficiently to absorb the increasing costs. When projects are
done one at a time or are phased in over time, there is more flexibility to adjust schedules
to fit the revenue patterns.
The operating budget impacts will be discussed in more detail at the operating budget
workshop on June 12,200l.
a
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I
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Exhibit B
Financing Options for Capital Projects
There are a number of ways in which a municipality can finance construction costs for
capital projects. Some of the more common methods are discussed below.
GO bonds-
’ Can fund acquisition and construction costs only
n Increases the taxes levied on the property owners
* Levy is ad valorem (i.e. based on the value of the property)
l Requires a 213 vote of the citizens
Mello-Roos District-
’ Can finance services as well as acquisition and construction costs
n Places an additional tax on all properties within the District
. Can set tax rate based on an equitable method (not necessarily land value or direct
benefit)
. Can be used as a pay-as-you-go district or issue debt
m Requires a 213 vote
. Current council policy does not allow tax to pass-through to homeowners on
residential properties
1913/l 915 Act Assessment District-
’ Can fund acquisition and construction costs only
. Places an assessment on all properties within the District
9 Requires a vote subject to majority protest
. Costs would be spread based on “special and direct benefit” to each parcel
n Cannot pay for general benefits of the improvements
1972 Landscaping and Lighting Act District-
. Enables assessments to be imposed in order to finance:
o acquisition of land for parks, recreation and open space
o installation or construction of planting and landscaping, street lighting
facilities, ornamental structures, and park and recreational improvements
o maintenance and servicing of any of the above
. Requires a simple majority (>50%) vote
. Maybe difficult to use on a citywide facilities such as trails or parks due to adoption
of Proposition 218. Alleged abuse of the 1972 Act by cities and school districts
was one of the motivating forces behind Proposition 218. The initiative targeted the
allegedly tenuous link between parks and recreation facilities and the benefit they
provided to properties in the area. Prior to Proposition 218, the successful
argument in favor of the Landscaping and Lighting Act was that parks, open space
and recreation facilities benefited properties by increasing their value. As a result
of the strict definition of special benefit created by Proposition 218 (“General
enhancement of property value does not constitute special benefit.“) that
justification no longer exists and this Act will be much harder to use.
Certificates of Participation-
. Can fund acquisition and construction costs only
. Does not provide a new revenue source; repayment is typically from the General
fund - the debt simply spreads the payment over time rather than having to pay it
all at once
. Does not require a vote
Development Impact Fees-
. Imposed only on development
n Requires a reasonable relationship between the amount of the fee being imposed
and the cost of the facility attributable to the development project on which the fee
is imposed
. Government code section 66000 imposes a number of other requirements on the
use and reporting of these fees
General Fund (as used for capital projects)-
. Can be used for acquisition and construction of capital projects
n Projects must compete with other basic governmental needs such as police and
fire
. In Carlsbad, the Expenditure Limitation (Proposition H) restricts the use of General
fund money on many capital projects to those less than $1 million unless approved
by the voters. Proposition H states, “The city shall make no real property
acquisition and/or no improvement to real property the cost of which exceeds one
million dollars in city funds, unless the proposed acquisition and/or improvement
project and the cost in city funds is first placed upon the ballot and approved by a
majority of the voters voting thereon at an election. A project may not be separated
into parts or phases so as to avoid the effects of this chapter.”
Exhibit C
PARK PHASING DIFFICULTIES
The idea of phasing different portions of park projects came into use during the
economic downturns of the 80’s and 90’s. This concept allowed the city to construct
segments of parks to partially meet recreational needs while insuring the integrity of
Growth Management and other standards.
Over the years, the idea of phasing parks has been integrated into the CIP as the rule
rather than the exception.
Over the last 5 years, staff has found that that construction phasing is inherently
problematic. Some issues that have arisen are:
A. Phasing (e.g. Poinsettia Park) has caused major problems in construction
contract administration. Claims arise when “as-built” plans for features
installed in previous phases don’t match what is actually on the ground. The
“phase II” contractor incurs additional expenses (passed on to the City) for the
efforts involved in matching up with previous work.
B. Construction of amenities (especially a major building) in a park that is
already open to the public is problematic, causing inconvenience to the public
and a potential liability situation.
C. Costs are oreater because 1) increases related to inflation for phases that are
put of into the future, 2) by constructing smaller phased projects (i.e. loss of
economy of scale), 3) potential claims as outlined in “A” above, and 4)
additional staff / consultant time involved in managing two separate contracts.
Because of these issues, staff recommends that the idea of “automatic” phasing of park
projects be reevaluated and that the merit of phasing be evaluated a case-by-case
basis and utilized only when a clear and compelling reason exists (e.g. insufficient funds
to develop or to maintain the entire park or facility, etc.). Examples of upcoming CIP
projects for which staff is recommending elimination of phasing include Zone 19 Park
and Pine School.
I Levante Community Center Renovation
Proiect Description: The Levante Community Center is a wood structure
approximately 1,540 square fee located on CUSD property. Renovations are
needed to comply with building codes, repair deferred maintenance and other
improvements. Renovations include ADA compliant restrooms, ADA compliant
stairs, landings and ramps at front entry, replace shake roofing, remove and replace
damaged/rotting trim, remove and replace rear deck and stairs, replace exterior
doors, etc.
Project Cost: $97,500
Requested bv: Recreation Department
Issues: Currently, community groups use this location for general meetings.
Unfortunately, the building is rundown and in need of extensive maintenance and
upgrades. The building was originally intended for temporary use until permanent
facilities were constructed at Stagecoach Park. The Stagecoach Park improvements
are completed, however, the Recreation Department indicates that the existing
facilities do not provide adequate capacity for all the groups and organizations
currently using Levante Community Center.
The Levante Center is not used for Parks and Recreation programs. It serves as a
community meeting room for various private and non-profit programs and functions.
Building maintenance staff is recommending demolition.
Options:
1) Renovate the existing building and continue to maintain and operate ($97,#00)
2) Turn over the existing building to a community group
3) Demolish the building and request that the community groups use other facilities
($30,909)
. .
Carlsbad Blvd.lLanakai Lane Bus Turnout I
Project Description: The project will construct a permanent, ADA compliant bus turnout at
the entrance to the Lanakai Mobile Home Park. The proposed bus turnout project includes
curb, gutter, sidewalk, retaining wall, a storm drain extension, and bus loading/unloading
pavement on the east side of Carlsbad Boulevard.
Proiect Cost: $80,000
Requested by: Private citizen
Issues: The Poinsettia Properties development (at Poinsettia Lane and Carlsbad
Boulevard) was required to relocate Carlsbad Boulevard easterly and construct a new
entrance intersection to the Lanakai Mobile Home Park. At the direction of NCTD, a new
bus turnout and sign were installed near the southern boundary of the mobile home park in
conjunction with the Carlsbad Blvd realignment project. The existing bus stop sign at the
entrance to the mobile home park was relocated approximately 200 feet northerly as a
temporary bus stop location. A resident of the mobile home park has requested that the
temporary bus stop be replaced with a permanent bus turnout facility at the entrance to the
mobile home park. NCTD has agreed to provide bus service to the temporary sign location,
and would prefer a turnout facility to provide safer conditions for vehicles traveling on
Carlsbad Blvd. while the bus is stopped. See the exhibit attached showing existing and
proposed bus stop locations.
Currently, there is no ADA access from Lanakai to the temporary bus stop or the recently
completed bus turnout adjacent to Poinsettia Properties. City crews have constructed an
interim, asphalt access ramp to the temporary bus stop (north of the mobile home park
entrance); however, this access will not fully comply with ADA design standards. ADA
compliance can be achieved by:
l Providing a concrete sidewalk along the west side of Ponto Drive from the Lanakai Lane
entrance southerly to the recently constructed bus turnout; or
l Construction of the proposed CIP project.
Each provision would be an interim solution until Carlsbad Blvd is realigned in the future
along the boundary of the mobile home park.
Options:
1) Build project as described. (estimated cost - $80,000)
2) Construct sidewalk along frontage road leading to a newly installed ADA compliant
bus stop at south end of Mobile Home Park (estimated cost - $40,000).
3) Do not construct the bus turnout. Provide an ADA ramp to the relocated bus stop in
front of the mobile home park entrance. The proposed .
4) project does not include a bus turnout, therefore, requiring the busses to stop in the
travel and bike lanes (estimated cost - $15,000).
5) Refer the project request to NCTD to construct an ADA bus stop at this location
within City right-of-way.
. .
CARLSBAD BLVDILANAKAI LANE BUS TURNOUT \\, \ \\ ,jjo :: ..,., ;;, /
TEMPORARY
BUS STOP
PROPOSED CIP
REALIGNMEN 7 PROJECT COMPLETE)
BUS TURNOUT -_ .-
PA C/F/C
OCEAN
AID1 TO SCALE
\
\\
SUMMARY OF LAND SALE ACTIVITY
WITHIN THE CITY OF CARLSBAD - 1998 THRU 2000
FOR
THE CITY OF CARLSBAD
COMMUNITY SERVICES
L
r
REGARDING
CITY PARK-IN-LIEU FEE STRUCTURE
OUR PILE NO. 00148
DATE OF REPORT
DECEMBER 28,2000
BY
THE TAGG COMPANY
8321 LEMON AVENUE
LAMESA, CALIFORNIA 91941
(619) 462-4753
FAX (619) 462-2156
THE TAG0 COMPANY
THE TAGG COMPANY La Mesa, California 91941-5287 8321 Lemon Avenue
(619) 462-4753 RANW A. TAGG. MN
CERTIFIEDGENERAL FAX (619) 462-2156
REALESTATEAPPRNSERht2AGXW70
Mr. Keith Beverly, Senior Management Analyst
City of Carlsbad, Community Sewices
1200 Carlsbad Village Drive
Carlsbad, CA. 92008 - 1989
December 28,2000
RE: Summary of land sale activity 1998 - 2000
City of Carlsbad
Dear Mr. Beverly,
In accordance with your request, I have investigated and reviewed the Carlsbad real estate market
for the purpose of reporting vacant Iandprice levels throughout the city, usem in
reestablishing a park-in-lieu fee structure. My findings are submitted m the following brief
correspondence.
Carlsbad Real Ertate Market.- General
According to city planning staff, the 1994 General Plan provides the latest comprehensive
information available on land inventory throughout the city. Currently (2000) the city is about
55% built-out residentially, and 65% built-out in terms of employment-based land uses.
About 80% of available land is in some stage of the planning phase. The inventory ofjinished
office/industrial land within Carlsbad is essentially absorbed, and the availability of additional
acreage to be designated for business park use is 3 to 5 years away. Employment-based land uses
(industrial) are important for the continued economic growth of a region. About 160-acres
currently zoned LC, witbin the Bressi Ranch area east of El Camino Red, is proposed for an
industrial land use designation. The Carlsbad Raceway property and ownership contiguous south
is currently designated for Planned Industrial use. About 400-acres north of the Carlsbad Oaks
Business Center (known as the “Chang property”), some of which is environmentally constrained,
is proposed for an industrial designation.
The significance of timing on real estate prices can be dramatic, as demonstrated by the following
brief history of industrial land prices surrounding Palomar Airport over the past few years.
Between January 1990 and December 1992, there were a total of i143 industrial acres absorbed
in Coastal North County, with only about 12-acres purchased during 1992. There continued to be
very limited recorded activity involvingfinished industrial lots through 1995, with a dicient
inventory of lots in various industrial parks to meet the level of demand for several years.
r
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City of Carlsbad
December 28,2000
Page 2
The average per-squarefoot market price forfinished industrial lots m this submarket in 1991
was about $6.15. During 1992, the average price dropped to about $4.90. Finished lot prices
during 1993-95 ranged fiom $3.00 to $5.00 per-squarefoot for parcels typically less than 5-acres
in size. Wholesale purchases of multiple hished lots reflected transaction prices under $2.00 per-
square-foot. In December 1994, the city of Carlsbad purchased 26 final mapped (raw) industrial
lots (about 91 gross acres), located along the north side of Palomar Airport Road at College
Boulevard, fiom the Huntmgton Beach Company for $800,000 or about $8,791 per-acre.
The city's industrial land market began a phenomenal recovery in late 1996 which continued
through 1999, with land prices exceeding $14.00 per-square-foot. An improving economy,
increasing population, and a high demand for sites fiteled by business and employment growth put
upward pressure on prices. Salehesale activity of individualparcels reflected appreciation during
this time erne of as much as 14%per month Virtually the entire inventory of available finished
parcels within the Carlsbad Research Center were absorbed during 1997. Callaway Golfmade
purchases of parcels, in anticipation of a scarcity of land available for fitture expansion.
There were permits issued for just over 1.9 million square feet of office/mdustrial/commercial
space in Carlsbad during 1997, the highest volume of activity in 10 years. About 1.1 million
square feet of industriavR&D space was completed m the city during 1999. The stabilized
industrial land prices during 2000 is the result of double-digit vacancies. As new space is
absorbed, demand for additional work space should again heat up land prices.
Residential development
Fueled by business, employment and population growth, combined with consumer demand,
increases in median fhily income and hvorable interest rates, singlefarnily residential activity has
mushroomed in recent years throughout the county. Growth of the countywide housing supply
has been 7,000 to 8,000 units annually, while demand is 10,000 to 12,000 units.
During 1999, there were 9,993 residential permits issued in the county. The average price of a
resale detached home countywide in 1997 was $225,000; $318,000 in early 1999; and increasing
to $376,000 in April 2000. (Source: Board of Realtors)
The city of Carlsbad was the highest volume area in terms of new home sales in the county
during 1996-97, and sales remain brisk during 1999-2000. During mid-2000, there were 25
projects offering new detached single-fhily homes for sale within Carlsbad. Advertised base
home prices ranged fiom $249,900 to $867,900. There are about 6,000 homes in the entitlement
pipeline. (Source: Market Profiles) Developer profits are increasing, as are residential land
prices.
THETAGG COMPANY
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City of Carlsbad
December 28,2000
Page 3
A lack of developable land, and affordability are problematic. The average price of afinished
5,000 to 6,000 square foot residential lot in the Coastal Noah County submarket was $1 10,000
in 1997, increasing to $199,000 m 1999. Smaller lots have been one result. Currently, about 40%
of a turn-key home price is finished lot cost, up fiom 30% to 33% m the recent past.
Carlsbad has been a growth management city since 1986, (when Proposition E was approved by
voters) whereby major public facilities are planned and financed to serve an ultimate population
(130,000 residents) and number (55,000) of residential units. Current (2000) population is about
82,000 residents, a 5.7% increase over January 1999. Prior to the growth-management plan
residential building permits were being issued in unprecedented numbers and ahead of necessary
municipal facilities. During 1986, a record 3,086 permits were issued. Between 1986 and mid-
1997, about 6,400 additional units were built, bringing the total to just over onehalfthe build-out
limit. Only 52 residential permits were issued during recessionary 1992; rebounding to 612
permits in 1995; 639 m 1996; 1,199 in 1997; 1,424 in 1998; and over 2,140 during 1999.
There were 756 residential permits issued during the First Quarter 2000. There are currently
about 3 1,000 single-- housing units in the city. The Growth Management Plan allows for
54,599 units at build-out.
A review of current demographic and economic factors indicate a healthy environment within
Carlsbad. New development activity has been vgr strong in the industrial, office, commercial, and
residential sectors as population and job growth continues. This environment puts upward
pressure on prices as developable land becomes more scarce.
Carlsbad landprices - I998 thru 2000
The purpose of this assignment is to investigate and document vacant land prices within the city.
In this study I have used "priceper-acre" as a unit of comparison. Market data sources utilized m
this assignment include appraiser He data and city-provided information; Ewperian; MultipZe
Listing Service; and Cornps, among other commercial providers of sale information. Per client
instruction, parameters for this review include parcels generally between 5 and 50-acres in size,
within the boundaries of the city of Carlabad occurring over the recent 3-year time fiame
between January 1998 and December 2000. Land sales fiom all land use categories are included
such as ind- commercial and residential. There were numerous land sales throughout the
city containing Zess than 5-acres and within this time ftame not included m this study.
THETAGG COMPANY
8 SALES - 78.44-ACRES
RANGE $43.896 TO $766.721 PER-ACRE
AVERAGE = $301,900 PER-ACRE 2 SALES - 18.2-ACRES
RANGE $278,261 TO $344.952 PER-ACRE
AVERAGE $302,812 PER-ACRE
INDUSTRIAL CORRIDOR
11 SALES - 119.53-ACRES
RANGE $170.037 TO $533.593
AVERAGE = $360.249
11 SALES - 197.15-ACRm
RANGE $95.491 TO $561,497 PER-ACRE
AVERAGE = $288,592 PER-ACRE
1 SALE - 4.56-ACRES $263.158 PER-ACRE
City of Carlsbad
December 28,2000
Page 4
For planning purposes, the city has long-been divided into four (4) quadrants with El Camino Real
serving as the north/south axis and Palomar Airport Road as the eadwest axis. Sale activity
submitted herein has been reviewed and referenced with respect to these quadrants. A
quadrant considered m this assignment is the industrial corridor surrounding Palomar Airport
Road.
Summary of Findings
Within the study parameters indicated, this investigation produced 33 recorded land transactions
containing a total 417.88-acres with a combined purchase price of $130,348,795. A Land Sales
Summary in chronological order is enclosed. The average per-acre price cifywide indicated by
this data is $311,929. In many cases, the usable or net area of a site is reduced by
slopdtopography, open space and/or public road dedication requirements. In this study I have
used grass acres as opposed to net or usable acres. The per-acre price range city-wide, was
$43,896 to $766,721. A vast majority ofthe sale activity available (20 transactions) occurred
during 1998. There were seven (7) sales in 1999; and six (6) during 2000. All but a few
transactions involved sites which were essentially level, and fionting paved public streets with
utilities installed.
Indicating only $43,896 per-acre, Sale No. 20 is the lowest priced transaction in the study.
This is a 14.58-acre raw hillside parcel, about 70% ofwhich is in excess of 25% slope. Public
street and utilities must be extended a short distance to the site. When included in the total,
this transaction skews the northwmt quu&ant and city-wide average per-acre price indicators,
downward. Excluding this transaction, the city-wide average per-acre price increases to
$321,619.
One of the most active quadrants was the industrial corridor, with eleven (1 1) recorded
transactions between 5 and 50-acres in size. There were a combined 119.53-acres sold indicating
an average price per-acre of $360,249. Sales occurred between January 1998 and June 2000.
These were all graded pads fionting public street with utilities installed. Price range in the
industrial corridor was $170,037 to $533,593 per-acre.
The northwest quaahnt had eight (8) transactions with a combined 78.44-acres, and average per-
acre price of $301,900. Excluding Sale No. 20, the average increases to $360,805 per-acre.
Sales occurred between August 1998 and March 2000. Price range in this quadrant was $43,896
to $766,721 per-acre.
THETAGG COMPANY
City of Carlsbad
December 28,2000
Page 5
The southwest quadrant had eleven (11) transactions with a combmed 197.15-acres, and average
per-acre price of $288,592. Sales occurred between February 1998 and July 2000. Price range in
this quadrant was $95,491 to $561,497 pekacre.
r
The northeast quadrant had two (2) transactions with a combmed 18.2-acres, and average
per-acre price of $302,812. Sales occurred in January 1998 and September 1999. Price range
indicated by the two transactions is $278,261 and $344,952 per-acre.
There was only one (1) transaction in the southeast guadrmzt within the parameters of this study.
Indicated price is $263,158 per-acre. This is an older, or March 1998 sale of a 4.56-acre parcel
located at Rancho SAta Fe Drive and La Costa Avenue. Zoning is RDM. The site is rough-
graded and there were no entitlements. This was a bank REO sale.
There are two (2) active listings involving vacant acreage within the city known to the appraiser,
one in the southeast @ant. Located at the southeast comer of Rancho Santa Fe Road and
Los Coches is a 7.59-acre commercial site listed for $2,900,000, or $382,082 per-acre.
Located near Palomar Airport Road and Melrose Drive is a 50.1-acre tract listed for $10.5
million, or $209,581 per-acre. Land use indicated by the listing is industrial.
The prices indicated by transactions submitted are clearly iduenced by value characteristics such
as topography and map status. For example, a generally level parcel with approved TM will sell
for signiscantly more than a raw hillside parcel with no TM. Land prices in the northwest
quadrant appear to be higher than other quadrants, how&er there is very little data available m
the northeast and southeast quadrants for a usem comparison. Salehesales in the industrial
corridor suggest considerable value appreciation in 1997 and 1998. (See Sale Nos. 5,6 & 12)
Appreciation in the residential landmarket over time is also very apparent (Compare Sale No. 16
& 24), however quantifjhg it with paired-sales is dillicult because value characteristics (ie: topo,
map status and density) between individual parcels vary substantially. There is a relationship
between home prices and land value. According to a bi-annual study by the San Diego Regional
Chamber of Commerce, home prices in the La Costa area of Carlsbad increased 8% between
April 1997 and April 1998; increased another 21% between April 1998 and April 1999; and
another 6% between October 1999 and April 2000. A Land Sales Summary, along with an
individual summay of each market data item (1 thru 33), follows.
(&&ate the oppoltunityfo be of professid service.
Randy A Ta
THE TAGG COMPANY
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ADDENDA
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 1
167-554-01; 02; 03
Page 1107, A-4
Wck Drive at Edgeware Way, in the Calavera Hills area,
City of Carlsbad.
Lots 1,2 and 3 of Carlsbad Tract 85-30, City of Carlsbad,
Map No. 11825
Slightly irregular-shaped tract containing about
6.7-acres.
Rough-graded.
Harwich Drive is 2-lane, paved. Edgeware Way is a
developer expense.
Customary municipal utilities installed at the site.
City of Carlsbad; P-C. General Plan is RMEf, Residential
Medium-High Density, and Open Space.
chuman company, Inc.
Heritage Builders, LLC
Deed Dated December 23,1997
Recorded: January 2, 1998
Instrument No. 00203
$2,311,181
Inspection; public records; fie data
00148
Location is the east Carlsbad area. Surrounding land use is
single-family residential, and open space. 35 detached
residential units completed. Density is 5.22 ddac.
Priceper-acre: $344,952
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING/GENEW PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 2
211-100-01; 02
Page 1126,H-2
West side of Leg0 Drive at Armada Drive in the Carlsbad
Ranch development, City of Carlsbad.
Lots 9 & 10 of Carlsbad Ranch 94-09, Carlsbad Ranch
Units 2 and 3, Map No. 13408, City of Carlsbad.
Slightly irregular-shaped, contiguous interior or comer
parcels containing +5.77 and 5.78-acres = 11.55-acres
usable according to seller.
Level, above grade of Armada Drive.
Street fiontages are paved. Armada Drive is 4-lane, divided
and a primary arterial connecting Cannon Road with
Pdomar Airport Road.
AU customary municipal utilities available at the site.
City of Carlsbad; OP-M, Planned Industrid
General Plan is also Planned Industrial.
Carlsbad Ranch Company, LP
KREG OC, LP
Deed Dated: December 16, 1997
Recorded January 9,1998
Instrument No. 011931
$6,163,000 cash (See comments)
Inspection; public records; John White, seller rep.
00148
This propem is located in the M27-acre mixed-use
Carlsbad Ranch project, which will mclude a Isgo Theme
Park. Sale composed of 2 contiguous tax parcels. Seller rep
confumed sale price on a square foot basis. Lot 9 (comer):
$12.50 s.E; Lot 10 (interior): $12.00 s.E Sold as finished
sites. Buyer assumed assessment amounting to $2.00 per-
squarefoot of site area, increasing unit-price to $14.25 s.E
or $620,730 per-acre. The *184,000 square foot Ocean
Terrace Corporate Center subsequently completed. FAR is
about 37%.
pricepmmnw COMPANY $533,593
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONJNG/GENERAL PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 3
209-083-01; 02; 03 (now 17 & 18)
Page 1127,H-2
Northeast comer Loker Avenue East and Palomar Airport
Road, in the Carlsbad Oaks Business Park, city of Carlsbad.
Lots 32,33 and 34 of Carlsbad Tract No. 74-21, city of
Carlsbad.
Irregular-shaped and contiguous interior parcels containing
17.02-acres gross and *15.7-acres net.
Level, finished pads.
Loker Avenue East is 2-lane, fuuy paved including
curb/sidewalks. Right idout access fiom Palomar Airport
Road. Intersection is not signalized.
All customary municipal utilities available at the site.
City of Carlsbad; P-M, Planned Industrial.
General Plan is also Planned Industrial.
Sun Tech Investments Corp.
Industrial Developments International
Deed Dated January 13, 1998
Recorded Janwuy 15,1998
Instrument No. 021601
$5,107,614
Inspection; public records; Tucker Hohenstein, broker
00148
Sold as finished site. 250,000 square feet in 2 buildings
proposed at time of sale on a portion ofthe site. Visiile
from Palomar Airport Road.
Price-per-acre: $300,095 gross
THE TAG0 COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL. DESCRIF’TION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING/GENERAL PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 4
215-504-11
Page 1127, E-6
Southwest corner El Camino Real and Aviara Parkway at
Manzanita Street, city of Carlsbad.
Lot 1 of Carlsbad Tract No. 72-34, Unit No. 1, city of
Carlsbad.
Generally rectangular-shaped comer parcel containing
5.92-acres gross.
Generally level, below grade of El Camino Real and Aviara
Parkway.
Site access fiom Manzanita Street only. Aviara Parkway
intersection is signalized.
AU customary municipal utilities available at the site.
City of Carlsbad; RM, Medium Density Residential
Ayres Group
AL Investments, LLC
Deed Dated February 3, 1998
Recorded February 4,1998
Instrument No. 056293
$2,200,000
Inspection; public records; file data
00148
“Sullljse” assisted living facility subsequently completed.
El Camino Real and Aviara Parkway are primary arterials.
Surrounding land use is commercial-retail and residential.
Price-per-acre: $371,622
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONTNG/GENElWL PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 5
209-081-22
Page 1127, F-2
Northeast comer Palomar Airport Road and Loker Avenue,
in the Carlsbad Oaks Business Center, city of Carlsbad.
Lot 22 of Carlsbad Tract No. 74-21, city of Carlsbad,
Map No. 10372.
Rectangular-shaped comer parcel, with +397 fiont feet
along Loker Avenue and containing *5.36-acres gross.
Level, at grade with Loker Avenue.
hker Avenue is 2-lane, lily paved including
curb/sidewalks. Palomar Airport Road is a primary arterial.
The T-intersection is not signalized.
All customary municipal utilities available at the site.
City of Carlsbad; P", Planned Industrial. General Plan is
also Planned IndustriaL
Daniel T. Shelley
Palomar Crest LLC
Deed Dated February 24, 1998
Recorded: February 27, 1998
Instrument No.: 102697
$2,358,500
Inspection; public records; Tucker Hohenstein, broker
00148
This property is located in the Carlsbad Oaks Business
Center, just east of Palomar Airport. Sold as finished site.
Property sold previously in November 1994 as one offmr
finished parcels for about $2.10 per-squarefoot ofnet site
area. This latest transaction represents a 388% appreciation
rate over 39 months, or about 10% per month straight line.
An *82,000 square foot 2-story office building subsequently
completed. Right idout only along Palomar Airport Road.
Priceper-acre: $440,019
THETAGG COMPANY
MARKET DATA - ITEM NO. 6
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET I"ENTS
UTILITIES
ZONING/GENERAL PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
209-081-18
Page 1127, G-2
West side of Loker Avenue, west of El Fuerte Street m the
Carlsbad Oaks Business Center, city of Carlsbad.
Lot 18 of Carlsbad Tract No. 74-21, city of Carlsbad,
Map No. 10372.
Slightly irregular- shaped interior parcel, with *3 11 fiont
feet along Loker Avenue and containing *5.22-acres gross.
Level, at grade with Loker Avenue.
Loker Avenue is 2-lane, fdly paved mcluding
curb/sidewalks.
All customary municipal utilities available at the site.
City of Carlsbad; P-M, Planned Industrial. General Plan is
also Planned Industrial.
Hunsaker Investment Company, LLC
COBC Parcel 18, LLC
Deed Dated February 25,1998
Recorded February 26, 1998
Instrument No.: 101730
$2,300,000
Inspection; public records; Dennis Visser, broker
00148
This property is located m the Carlsbad Oaks Business
Center, just east of Palomar Airport. Sold as finished site.
Property sold previously m April 1997 for $6.00 per-square
foot of net site area. This latest transaction represents a
69% appreciation rate over 10 months, or about 7% per
month straight line. A 90,000 square foot spec building
(Carlsbad Tech Center) subsequently completed. FARis
40%. Usable area is 5.21-acres
Priceper-acre: $440,613 gross
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET J"ENTS
UTILITIES
ZONING
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 7
223-170-33
Page 1147, J-2
Southwest comer Rancho Santa Fe Road and La Costa
Avenue, with frontage on Levante Street, city of Carlsbad.
Portion of Lot 249 of La Costa Vale Unit No. 1, Map 7457,
city of Carlsbad.
Slightly irregular-shaped comer parcel containing 4.56-acres.
Level, at grade with Levante Street. Below grade of Rancho
Santa Fe Road.
Fronts 4 paved public streets. Rancho Santa Fe Road and
La Costa Avenue are primary arterials. Site access from
Levante Street. Centella Street is a cul-de-sac.
Customary municipal utilities installed at the site.
Ci of Carlsbad; RDM, Residential Density Multiile
Real Estate Collateral Management Company
Fah S. and Polly Liew
Deed Dated February 25, 1998
Recorded March 2, 1998
Instrument No. 109899
$1,200,000 cash
Inspection; public records; file data.
00148
Rough-graded. This was an REO sale. Portion is temporarily
occupied by a city iire station. Motivation for purchase was
to hold for investment. Surrounding land use is residential,
and a churcWschooL High-end residential growth area.
Price-per-acre: $263,158
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING/GENEW PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 8
212-130-49
Page 1127, C-1
Northwest comer College Boulevard and Faraday Avenue,
in the Carlsbad Research Center, city of Carlsbad.
Parcels 3 & 4 of Parcel Map No. 17971, city of Carlsbad.
Slightly irregular-shaped comer parcel containing
8.95-acres gross and i8.65-acres usable.
Level, at grade with Faraday Avenue. Above grade of
College Boulevard.
Street fiontages are filly paved, curbhidewalks. Signalized
intersection. College Boulevard is a primary arterial
connecting El Camino Real with Palomar Airport Road.
Site access fiom Van Allen Way.
All customary municipal utilities available at the site.
City of Carlsbad; C", Commercial
General Plan is Planned Industrial.
Cklsbad Business Park, LLC
Spieker Properties, L.P.
Deed Dated March 30, 1998
Recorded March 31, 1998
Instrument No. 177644
$4,771,000 cash
Inspection; public records; file data
00148
Proposed oflice project of *135,000 square feet.
Surrounding land use is R&D, motel, and new commercial-
retail project. College Boulevard Assessment currently
outstanding m the amount of $55,741.
Price-per-acre: $533,073 gross
THE TAGG COMPANY
MARKET DATA - ITEM NO. 9
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET I”ENTS
UTILITIES
ZONING/GENERAI. PLAN
GRANTOR
GRANTEE
TRANSACTION
- PRICE
- SOURCE
FILE NO.
r COMMENTS
-
INDICATOR
209-050-29
Page 1127, E- 1
Southeast quadrant El Camino Real and Faraday Avenue,
city of Carlsbad.
Parcel 2 of Parcel Map No. 13958, city of Carlsbad.
Generally triangular-shaped parcel with considerable
fiontage along two streets and containing i25.85-acres
grOSS.
Level to gently sloping. At grade with Faraday Avenue.
Street frontages are idly paved, curb/sidewaks. Signalized
intersection. El Camino Real is a primary arterial. Site
access fiom Faraday Avenue.
All customary municipal utilities available at the site.
City of Carlsbad; M-Q, Industrial
General Plan is PI, bed Industrial.
Beckman Coulter, Inc.
MSGW California II, LLC
Deed Dated April 10, 1998
Recorded April 15, 1998
Instrument No. 210674
$9,500,000 cash
Inspection; public records; iile data
00148
FedEx buildings subsequently built on portion and sold.
Remainder is currently @ec. 2000) being graded.
Priceper-acre: $367,505
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL. DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING/GENER4L PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 10
215-070-26
Page 1127, B-5
Northeast comer Poinsettia Lane and Aviara Parkway,
city of Carlsbad.
Generally descnied as the South Half of the Southwest
Quarter of the Southwest Quarter of Section 22, TlZS,
R4W, SBBM, city of Carlsbad.
Generally rectangular-shaped tract containing i18.85-acres
gross.
Raw site, gently rolling.
Poinsettia Lane has been extended easterly through a
portion of the property subsequent to purchase.
AU customary municipal utilities available at the site.
City of Carlsbad; General F%m is RLM, Residential
Daljit Sarkaria and Elaine Sarkaria
Carlsbad Promenade Partners, LLC
Deed Dated May 12, 1998
Recorded May 15, 1998
Instrument No. 286049
$1,800,000 cash
Inspection; public records; file data
00148
Buyer owns contiguous property. Plan is to change zoning
and develop a i115,680 square feet retail center. Raw site
at purchase. Road dedication (Poinsettia Lane) and open
space requirement substantially reduced usable area to
about 8.5-acres. Site remains vacant.
Priceper-acre: $95,491 gross
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING/GENERAL PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 11
212-130-32
Page 1127, B- 1
South side of Faraday Avenue, opposite Newton Drive m
the Carlsbad Research Center, city of Carlsbad.
Lot 107 of Carlsbad Tract No. 85-24, Unit No. 5 Carlsbad
Research Center, city of Carlsbad, Map No. 12815.
Rectangular-shaped interior parcel containing 8.0-acres
gross and 4.07-acres usable.
Level pad, substantially above grade of Faraday Avenue.
Faraday Avenue is Zlane, My paved including
curb/sidewalks.
All customary municipal utilities available at the site.
City of Carlsbad; C", Commercial
General Plan is Planned IndustriaL
Hermann Enterprises, LLC.
Stephen Hofljnan
Deed Dated May 18, 1998
Recorded May 19, 1998
Instrument No. 294751
$2,216,000 cash
Inspection; public records; file data.
00148
This property is located m the Carlsbad Research Center,
north of Palomar Airport. A i68,OOO square foot 2-story
office building anticipated at time of purchase. Indicated
FAR is 38%. No plans submitted to date. Some view
amenity. Sold as hished site. Well above street grade.
Price-per-acre: $277,000 gross
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET IMF'ROVEhlENTS
UTILITIES
ZONING/GENERAL PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
mT DATA - ITEM NO. 12
212-130-31
Page 1 127, B- 1
South side of Faraday Avenue, near Newton Drive in the
Carlsbad Research Center, city of Carlsbad.
Lot 106 of Carlsbad Tract No. 85-24, Unit No. 5 Carlsbad
Research Center, city of Carlsbad, Map No. 12815.
Triangular-shaped interior parcel containing 7.24-acres
gross and 4.07-acres usable.
Level pad, substantially above grade of Faraday Avenue.
Faraday Avenue is 2-lane, fdly paved including
curblsidewalks.
All customary municipal utilities available at the site.
Ci of Carlsbad; C", Commercial
General Plan is Planned Industrial.
CAC Associates, LLC
Faraday Business Plaza, LLC
Deed Dated June 29, 1998
Recorded July 7,1998
Insirwent No. 419383
$2,216,000
Inspection; public records; Andy Melzer, broker; buyer
00148
This property is located in the Carlsbad Research Center.
A *68,000 square foot 2-story building subsequently
completed. Sold as finished site. Indicated FAR is 38%.
Triangular-shape somewhat diminishes utility. Well above
street grade. Buyer indicated sale price was based on $12.50
per-squarefoot of usable site area. College Boulevard (97-
1) assessment amounting to about $58,000 outstanding at
time of sale. This property was purchased in October 1997
for $5.50 per-squarefoot. Indicated appreciation rate is
about 14.1% per month (straight line) over the 9 month
holding period.
Priceper-acre: $306,077 gross
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING/GENERAL PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 13
212-050-13; 36; 37; 38; 39
Page 1127, C- 1
East side of Camino WS Drive near Faraday Avenue,
on the fringe of the Palomar Airport industrial area, city of
Carlsbad.
Generally descriied as a portion of Lot F of Rancho Agua
Hedionda, city of Carlsbad, Map No. 823
'%"-shaped parcel containing 10-acres gross and about
9-acres usable.
Imegular/undulating with some level portions and
embankment slopes.
Camino WS Drive is 2-lane, paved.
AU customary municipal utilities available.
City of Carlsbad; LC, Limited Control. General Plan is
RLM, Residential Low-Medium. Conflguous land use is
industrial.
Charles Mallon and Dudley Investment Corporation
City of Carlsbad, a Municipal Corporation
Deed Dated August 6,1998
Recorded August 26,1998
Instrument No. 544429
$2,750,000
Inspection; public records; file data
00148
Cultivated acreage at time of purchase. Highest and best use
is industrial development. Purchased by the city for a fiture
public use.
Priceper-acre: $275,000 gross
THE TAG0 COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 14
207-061-07
Page 1106,H-5
Southeast comer Park Drive and Monroe Street, city of
Carlsbad.
Generally demied as a portion of Lot ‘T’ of Rancho Agua
Hedionda, Map 823, city of Carlsbad.
Rectangular-shaped corner parcel containing 4.3-acres.
Generally levelLsli&t slope. Terraced grading a buyer
expense.
Each street fkontage is 2-lane, paved. Intersection not
signalized.
Customa~y municipal utilities available at the site.
City of Carlsbad; RLM, Low Medium Residential. Growth
Control point is 3.2 ddac. Tentative map (CT-24) for 14
homesites approved July 1998.
Jay Douglas May and Patricia Ann May
Carlsbad Estates LLC
Deed Dated August 25,1998
Recorded: August 31, 1998
Instrument No. 554695
$1,881,000
First NationalBank: $1,196,000
Inspection; public records; Diane Faye, selling broker
00148
Sold with approved TM at seller expense. 14 homesites
known as “Carlsbad Park Estates”. Homes prices m the
$500,000 range, per selling broker. View amenity.
Price-per-acre: $437,442
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 15
212-040-41
Page 1127, B-4
Aviara Parkway at Cobblestone Road, city of Carlsbad.
Generally descriied as a portion of Lot "G" of the Rancho
Agua Hedionda, city of Carlsbad.
Irregubshaped tract containing 53.7-acres in one tax parcel.
Previously cuhivated land. Raw/sloping parceL About
10.2-acres on the east side ofthe parcel in excess of 25%
slope. Development will require about 8,805 cu.yd. Of
grading per-acre.
Aviara Parkway dead-ends at this location. Future street
requirements a developer expense.
Customary municipal utilities must be extended to the site.
City of Carlsbad; RM and RLM, Residential. TM approved
October 1997 for 177-units including 150 Single-hdy
residential lots and 27 apartments. Indicated density is 3.3
ddac.
Pacwest Holdings, LLC
Standard Pacific Corporation
Deed Dated August 28,1998
Recorded August 31, 1998
Instrument No. 553443
$16,931,000 cash
Inspection; public records; city planning fle
00148
TM approval at time ofpurchase. SDG&E easement.
Price-per-acre: $315,289
THETAGG COMPANY
MARKET DATA - ITEM NO. 16
r
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGALDESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET I"ENTS
UTILITIES
ZONING
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
208-040-06 thru 10
Page 1107, A-6
South side of El Camino Real, about 0.75 mile east of Kelly
Drive, city of Carlsbad.
Generally descri%ed as a portion of Lot 'T' of the Rancho
Agua Hedionda, city of Carlsbad.
Irregular-shaped tract containing i17.54-acres m five tax
parcels.
Rawlundulating
Fronts El Camino Real. Developer expense mto project.
Customary municipal utilities must be extended into the site.
Ci of Carlsbad; RLM, Residentid
Athalon Properties, Inc.
Carlsbad 35, LLC
Deed Dated September 4,1998
Recorded September 11,1998
Instrument No. 578363
$2,900,000
Inspection; public records; file data
00148
TM approval at time of purchase for 35 single famih, lots.
SDG&E overhead electric transmission line easement
traverses the property.
Price-per-acre: $165,336
THETAGG COMPANY
c
MARKET DATA - KEM NO. 17
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET I”ENTS
UTILITIES
ZONING/GENERAL PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
210-010-38
Page 1126, G2
Northwest quadrant Interstate 5 and Cannon Road, at the
T-intersection with Avenida Encmas, city of Carlsbad.
Generally described as a portion of Lot H of Rancho Agua
Hedionda, city of Carlsbad.
Slightly irregular-shaped comer parcel containing
6.13-acres gross and ~k5.15-acres net. (See comments)
Level, at street grade.
Cannon Road is 4-lane, paved including curb/sidew&.
T-intersection with Avenida Encinas is signalized.
All customary municipal utilities available at the site.
City of Carlsbad; C-T-Q, Tourist Commercial
General Plan is Tourist Commercial.
Cannon Investment Partners, LLC
West Development, Inc.
Deed Dated September 24,1998
Recorded September 29, 1998
Instrument No. 621950
$4,700,000
Inspection; public records; Jim Seifert, SDG&E
00148
Interstate 5 visiile and convenient at Cannon Road.
Encina Power Plant contiguous west. Officeibusiuess park development contiguous south.
Future development of this parcel will require a 60’ wide dedication of R/W for the northerly
extension of Avenida Encinas, reducing usable area to f5.15-acres. According to source, SDG&E
may lease contiguous land for added parking. This vacant site was sold by SDG&E
in 1998 as surplus property, for $4,050,000 or $18.05 s.E usable. Immediately resold in the
above transaction at the higher price. CSurentpropmal (CUP 99-3 1) is a 100-room hotel; 8,000
square foot restaurant; and 16-pump gas statiodcanvash.
INDICATOR Priceper-acre: $766,721 gross
THETAGG COMPANY
ASSESSMENT PARCELNO.
THOMAS BROS.
LOCATION
LEGAL. DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET I"ENTS
UTILITIES
ZONING/GENEW PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 18
214-170-36
Page 1127, B-6
Northern terminus of Rose Drive, near Daisy Avenue,
city of Carlsbad.
Generally described as a portion of Section 28, T12S, R4W,
SBBM, city of Carlsbad
Rectangular-shaped tract containing 10-acres gross.
Level, undulating, cultivated.
Must be extended into the site.
All customary municipal utilities available.
City of Carlsbad; RLM, Residential
DKST Limited Liability Company
Standard Pacjiic Cop.
Deed Dated: October 8, 1998
Recorded October 16, 1998
Instrument No. 667660
$3,717,000
Inspection; public records
00148
Assemblage purchase. Portion of proposed 23 1-lot single
family residential development. CT 98-14 submitted
September 1998.
Priceper-acre: $371,700 gross
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING/GENEW PLAN
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 19
212-062-04
Page 1127, E-2
East side of Priestly Drive, at La Place Court m the
Carlsbad Research Center, city of Carlsbad.
Lot 12 of Carlsbad Tract No. 81-10, city of Carlsbad.
Slightly irregular-shaped interior parcel containing
8.24-acres gross and *7.71-acres usable.
Level, at grade with Priestly Drive.
Street fiontage is paved, curb/sidewalks. Fronts El Camino
Red Site access fiom Priestly Drive.
All customary municipal utilities available at the site.
City of Carlsbad; C", Commercial
General Plan is Planned Industrial.
Callaway GolfCompany
DSK Carlsbad Partners
Deed Dated December 17,1998
Recorded December 28, 1998
Instrument No. 849945
$3,525,000
TD: ScrippsBank
Inspection; public records; tile data
00148
Purchased for htwe development. Site fionts El Camino
Real, a primary arterial.
Price-per-acre: $427,791 gross
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
UTILITIES
ZONING
GRANTOR
GRANTEE
TRANSACTION
PRICE
SOURCE
FILE NO.
COMMENTS
INDICATOR
MARKET DATA - mM NO. 20
207-100-48
Page 1106, J-6
Aura Circle, between Avila Lane and Kelly Drive, city of
Carlsbad.
Generally descriied as a portion of Lot 'T' of Rancho Agua
Hedionda, Map 823, city of Carlsbad.
Slightly irregular-shaped tract containing 14.58-acres.
Moderately sloping hillside, above grade of Kelly Drive.
Aura Circle must be extended.
Customary municipal utilities available. Must be extended.
City of Carlsbad; RLM, Low Medium Residential.
Control point is 23 units. R-1-8,000.
Scott E. Mc Daniel, Inc.
Gary W. and Karen L. Green
Deed Dated December 17,1998
Recorded: December 31,1998
Instrument No. 864288
$640,000 cash
Inspection; public records; Mark Atherton, buyers broker
00148
Unentitled. Planningmapping a buyer expense. CT 99-16.
70% of the site has slopes >25%. 5-acres of Diegan coastal
sage; gnatcatcher. Graded area will be about 7.5-acres.
Cut: 70,700 cy; Fill. 68,600 cy. Plans for 13 units withdrawn
Feb. 2000. Re-submittal will propose 11 homesites. Finished
lot cost *$200,000, including raw land cost. View amenity.
Priceper-acre: $43,896
THE TAGG COMPANY
MARKET DATA - ITEM NO. 2 1
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
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FILE NO.
COMMENTS
INDICATOR
214-150-17
Page 1126, J-6
Northeast quadrant Carlsbad Boulevard and Poinsettia Lane,
city of Carlsbad.
Generally demied as portions of Lots 2 and 3 and the East
Half of the Northeast Quarter m Section 29, T12S, R4W,
SBBM, city of Carlsbad.
Rectangular-shaped tract containing 18.7-acres gross.
Generally level to slight dope.
Fronts both Carlsbad Boulevard and Poinsettia Lane. Primary
access upon development will be a new traffic light at the
north end of the property off Carlsbad Boulevard.
Customary municipal utilities available.
City of Carlsbad; RMH, Residentid Planning Area 7 of
Poinsettia Properties Specific Plan. TM for 117 detached
residential condo's approved July1999. Density is 6.26 ddac.
Poinsettia Investors, LLC
Shea Homes Limited Partnership
Deed Dated March 9,1999
Recorded March 15, 1999
Instrument No. 166170
$10,500,000 cash to seller
Inspection; public records; city platlning file; Shea Homes rep
00148
There was no TM approval at time of purchase, however
about 2 years ofplanning effort allowed for approval soon
after purchase.
Priceper-acre: $561,497
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
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FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 22
215-040-04
Page 1127, C-5
East side of Black Rail Road south of Poinsettia Lane, city of
Carlsbad.
herally deariied as the North Half of the Northwest
Quarter of the Northwest Quater of the Northeast Quarter of
Section 27, T12S, R4W, SBBM, city of Carlsbad.
Rectangular-shaped parcel containing 5.0-acres gross.
Rolling cultivated ag land
Black Rail Road is 2-lane, paved.
Customary municipal utilities available.
City of Carlsbad; RLU, Residential
Akira Tabata and Joyce S. Tabata, Co-Trustees
Brehm-Aviara Group, LLC
Deed Dated March 11,1999
Recorded March 15,1999
Instnunent No. 165358
$1,500,000
Inspection; public records; file data
00148
No entitlements at purchase. CT 00-13 proposes 17 single
My residential lots.
Priceper-acre: $300,000
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
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FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 23
215-050-18; 59
Page 1127, E-5
Just west of El Camino Real along Dove Lane, city of
Carlsbad.
Parcel 2 of Parcel Map 2244; along with a portion of Section
26, T12S, R4W, SBBM, city of Carlsbad
Rectangular-shaped tract containing 36.71-acres gross.
Raw/undulating
Extended into site at developer expense
Customaq municipal utilities available.
City of Carlsbad; LC, Limaed Control. RLM, Residential
Richard Alexander Lohfand Linda Jean Low Trustees
Western Pacific Housing - El Camino, LLC
Deed Dated February 5, 1999
Recorded April 14, 1999
Instrument No. 250680
$4,650,000
Inspection; public records; file data
00148
Included approved TM for 73 residential lots. Indicated
density is 2 ddac. Vidana project. CT 97-15.
Price-per-acre: $126,668
THE TAGG COMPANY
MARKET DATA - ITEM NO. 24
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEAND SHAPE
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FILE NO.
COMMENTS
INDICATOR
167-250-16
Page 1106, G3
Noah side of Carlsbad Village Drive, at Donna Drive,
city of Carlsbad.
Lots 1 thru 9 inclusive, and Lot 12 of Carlsbad Tract
No. 96-03, city of Carlsbad.
Irregular-shaped interior tract containing 8.52-acres gross
m one tax parcel.
Moderately sloping hillside parcel, below grade of
Carlsbad Village Drive.
Aura Cicle must be extended.
Customary municipal utilities available.
City of Carlsbad; RLM, Low Medium Residential.
TM approved June 1997 for 26 shgle-family lots and
4 open space lots. Indicated density is 3.05 ddac.
Pacific View Communities, LLC
LBiL - Concordia Carlsbad - 25 LLC
Deed Dated March 24, 1999
Recorded April 19, 1999
Instrument No. 259576
$3,250,000 cash
Inspection; public records; Michael Cooper, broker
00148
Approved TM at time of purchase. L.FMP Zone 1. Hillside
Review. Detached SFR on *7,500 s.f. lots. Any off-site
mitigation requirement was included m the purchase price.
Finished lot cost +$195,000.
Priceper-acre: $381,455
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
STREET IMPROVEMENTS
umms
ZONING
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FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 25
212-040-25
Page 1127, B-3
South side of Palomar Airport Road east of College
Boulevard, city of carlsbad.
Generally descriied as a portion of Lot "G" of Rancho
Agua Hedionda, city of Carlsbad.
Slightly irregular-shaped interior tract containing
13.4-acres gross in one tax parcel.
Level parcel, below grade of Palomar Airport Road.
Upward grade change along the southerly property
boundary.
Fronts Palomar Airport Road. Future access fiom easterly
extension of Laurel Tree.
Customary municipal utilities available.
City of Carlsbad; PI, Planned Industrial
JT Enterprise% LLC
Atrium Properties, LLC
Deed Dated: May 14, 1999
Recorded May 14, 1999
Instrument No. 331532
$2,278,500 cash
Inspection; public records; file data
00148
Usable area is about 7.5-acres. No access fkom Palomar
Airport Road. Future access must be extended fkom the
east or west.
Price-per-acre: $170,037
THE TAG0 COMPANY
ASSESSMENT PARCEL N
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
0.
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FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 26
206-222-23
Page 1106, F-7
Southern terminus of Harbor Drive, along the noah rim
of Agua Hedionda Lagoon, city of Carlsbad.
Lots 1 & 2 of Carlsbad Tract No. 83-4, city of Carlsbad,
Map 11484
Generally rectangular-shaped mterior tract containing
10.17-acres gross and 5.21-acres net of open space
easements m two tax parcels.
Level pad, wen above lagoon.
Harbor Drive is a paved cul de sac at this location.
Curblsidewalks.
Customary municipal utilities available.
City of Carlsbad; RMH, Residential.
BA Properties
Windsong - Cwlsbad, L.P.
Deed Dated: June 9, 1999
Recorded June 15,1999
Instrument No. 419428
$3,900,000
Inspection; public records; lile data
00148
REO sale. Final Map for 13 1 condo's approved in 1986.
Density is 12.9 ddac. About 50% of the area is designated
open space. Ocean and lagoon view.
Price-per-acre: $383,481 gross
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
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FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 27
168-041-08
Page 1107, B-4
Southeast comer Carlsbad ViUage Drive and Glasgow
Drive, city of Carlsbad.
All of Parcel Map No. 16233, city of Carlsbad.
Generally rectangular-shaped comer tract containing
11.5-acres gross and 10-acresnet.
Level pad.
Each street fiontage is paved. Intersection not signalized.
Customary municipal utilities available.
City of Carlsbad; Commercial (See comments)
Calavera Hills Development Limited Partnership
calavers ws II LLC
Deed Dated September 21,1999
Recorded: September 29, 1999
Instnunent No. 661913
$3,200,000
Inspection; public records; file data
00148
Buyer is processing a remne for cluster residential
development to maximum 15 ddac.
Price-per-acre: $278,261 gross
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL. DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
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FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 28
215-070-06
Page 1127, C-5
West side of Black Rail Road south of Poinsettia Lane,
city of Carlsbad.
The Southeast Quarter of the Southeast Quarter of the
Southwest Quarter of Section 22, T12S, R4W, SBBM,
city of Carlsbad.
Generally rectangular-shaped tract containing
9.59-acres gross.
Rolling, below grade of Black Rail Road
Black Rail Road is 2-lane, paved.
Customary municipal utilities available.
City of Carlsbad; RLM, Remdential
Victoria Femandez
Ryland Homes of California
Deed Dated December 28, 1999
Recorded: January 5,2000
Instrument No. 06695
$3,360,000
Inspection; public records; He data
00148
Approved TM at purchase. CT 98-18 proposed 32 single
fmily residential lots. Site currently (December 2000)
being graded. Indicated density is 3.3 ddac.
Price-per-acre: $350,365 gross
THE TAGG COMPANY
MARKET DATA - ITEM NO. 29
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
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FILE NO.
COMMENTS
INDICATOR
215-020-22
Page 1127, E-4
Southwest comer El Camino Real and Cassia Road, city
of Carlsbad.
Generdy demied as a portion of the South 10-acres of
the Northeast Quarter of the Southwest Quarter of
Section 23, T12S, R4W, SBBM, city of Carlsbad.
Generally rectangular-shaped comer tract containing
5.77-acres gross.
Level, portion is above grade of Cassia Road.
Cassia Road is Zlane, paved. Intersection with El Camino
Real is signalized.
Customary municipal utilities available.
City of Carlsbad; RM, Residential
Anthony Bons and Dicky Koorevaar Bons, Co-Trustees
Manzanaa Partners
Deed Dated Janua~y 12,2000
Recorded January 28,2000
Instrument No. 046923
$925,000
Inspection; public records; file data
00148
Location is contiguous south of Villa Loma Apartments.
A 200' wide SDG&E transmission line corridor traverses
the area on the west side of the site. Apartments proposed
for the site.
Priceper-acre: $160,312
THETAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
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FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 30
215-080-22
Page 1127, C-5
East side of Black Rail Road near Poinsettia Lane, city of
Carlsbad.
Generally descnied as the North Half of the Southwest
Quarter of the Southeast Quarter of Section 22, T12S,
R4W, SBBM, city of Carlsbad.
'%"-shaped tract containing 10.11-acres gross.
Raw/roIling/undulating parcel, partiay. cultivated.
Black Rail Road is 2-lane, paved.
Customary municipal utilities available.
City of Carlsbad; RLM, Residential
Theresa K. Spencer; Thomas J. Kaiser; et. aL
Redeemer By the Sea Lutheran Church
Deed Dated February 24,2000
Recorded. March 13,2000
Instrument No. 126353
$2,200,000
Inspection; public records; fde data
00148
Surrounding land use is single-family residential in the
growth phase of the neighborhood lifecycle, and large
water reservoirs. A church is proposed for the site.
The extension of Poinsettia Lane will reduce the usable
area of this site.
Price-per-acre: $217,606 gross
THE TAGG COMPANY
MARKET DATA - ITEM NO. 3 1
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL. DESCRIPTION
SIZEANDSHAPE
TOPOGRAPHY
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FILE NO.
COMMENTS
INDICATOR
204-100-05
Page 1106, E-5
Northwest comer of Chestnut Avenue and Harding Street,
city of Carlsbad.
Generally described as a portion ofBlocks 45,46,59, and
60 m the city of Carlsbad, Map 775
Irregular-shaped tract containing 7.20-acres gross.
Level, at grade with each street fiontage.
Harding Street and Chestnut Avenue are Zlane, paved
including curb/sidewalks. 20' wide paved alley along the
westerly property boundary.
Customary municipal utilities available.
City of Carlsbad; Open Space and School Site (See
comments)
Carlsbad Unified School District
City of Carlsbad
Deed Dated September 23, 1999
Recorded March 22,2000
Instrument No. 143314
$3,660,000
Inspection; public records; file data
00148
Location is the historic barrio district of Carlsbad just west
of Interstate 5 and south of the commercial core area.
Older Pine School propw. Improvements will be razed
at buyer expense m favor of alternative public use. Absent
the existing zoning, likely land use designation would be multi-hmily residential at a maximum density of 23 ddac.
Price-per-acre: $508,333 gross
THE TAGG COMPANY
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
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FILE NO.
COMMENTS
INDICATOR
MARKET DATA - ITEM NO. 32
212-120-07
Page 1127, B-2
West terminus of Aston Avenue, west of College Boulevard
m the Carlsbad Research Center, city of Carlsbad.
Lot 69 of Carlsbad Tract No. 85-24, Unit No. 4 Map
11811, city of Carlsbad.
Generally rectangular-shaped interior parcel containing
8.7-acres gross, and 4.70-acres usable.
Level pad, at street grade. Unusable slope area.
Aston Avenue is 2-lane, paved, curblsidewalks. Cul de sac.
All customary municipal utilities available.
City of Carlsbad; PI, Planned Industrial
BTINVII, LLC
Aston Views, LLC
Deed Dated: May 17,2000
Recorded June 30,2000
Instrument No. 346570
$2,625,000 cash
Inspection; public records; Kent Moore, broker
00148
Two, 87,000 square foot office buildings proposed.
This colflfrmnity m the growth phase of the neighborhood
lifecycle. Future golf course view amenity. Not fteeway
convenient.
Price-per-acre: $301,724
THETAGG COMPANY
c c
MARKET DATA - ITEM NO. 33
ASSESSMENT PARCEL NO.
THOMAS BROS.
LOCATION
LEGAL. DESCRIPTION
SIZE AND SHAPE
TOPOGRAPHY
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UTILITIES
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GRANTOR
GRANTEE
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SOURCE
FILE NO.
COMMENTS
INDICATOR
214-170-77
Page 1127, B-6
Northern terminus of Rose Drive, near Daisy Avenue,
city of Carlsbad.
Generally descriied as a portion of Section 28, T12S, R4W,
SBBM, city of Carlsbad
Slightly irregular-shaped tract containing 22.80-acres gross.
Level, undulating, cultivated.
Must be extended into the site.
AU custormuy municipal utilities available.
City of Carlsbad; RLM, Residential
DKST Limited Liability Company
Standard Pacific COT.
Deed Dated June 9,2000
Recorded July 3,2000
Instrument No. 351071
$9,113,000
Inspection; public records
00148
Assemblage purchase. Portion of proposed 23 1-single
family residential development. CT 98-14
Priceper-acre: $399,693 gross
THE TAGG COMPANY