HomeMy WebLinkAbout2013-06-18; City Council; 21265; Community Facilities Annexation Quarry CreekCITY OF CARLSBAD - AGENDA BILL
AB#
MTG.
DEPT.
21.265
06/18/13
FIN
COMMUNITY FACILITIES DISTRICT NO. 1
ANNEXATION NO. 12/13-01
QUARRY CREEK
DEPT. DIRECTOR
CITY ATTY.
CITY MGR.
04^
r3^
RECOMMENDED ACTION:
Adopt Resolution No. 2013-150 certifying and adding property to an existing Community Facilities
District.
ITEM EXPLANATION;
Background
Property owners of vacant land in Carlsbad and the City worked together to form Community Facilities
District (CFD) No. 1. Council formed CFD No. 1 in 1991 following an election by the property owners. The
property owners agreed to have a special tax levied on their properties to fund the construction or
acquisition of capital improvements. As such, the CFD provides funding for a variety of infrastructure
projects which will be necessary to meet the requirements of the Growth Management Program.
Pursuant to Council Policy No. 33, CFD financing is not intended to relieve any developer of the
responsibility to provide funding for infrastructure improvements related to a single development.
Further, to the extent that a CFD has been formed to finance the construction of public infrastructure,
Council Policy No. 33 states that any and all future tax obligations related to a residential parcel will be
discharged in full at the time building permits are issued for the construction of a residential unit.
Because Council Policy No. 33 ensures the obligation on a residential unit is paid in full when the building
permit is issued, the CFD does not affect homeowners in Carlsbad. As such, a Carlsbad homeowner will
not pay City-imposed Mello-Roos taxes. However, per Council Policy No. 33 developers of non-residential
property are provided the option of discharging their future tax obligation at the time building permits are
issued or assuming the tax liability basis.
Many Local Facilities Management Zones were not included in CFD No. 1. Annexation proceedings were
anticipated to occur as each zone progressed through the development process. With the exception of
the more developed areas, each zone plan requires annexation to the CFD or developer funding of all
required facilities.
In April 1993, Council authorized the future annexation ofthe remaining undeveloped land into CFD No.
1. This action permits developers to use the simplified annexation procedure and allows development to
proceed without additional public hearings or special elections. The simplified annexation procedure lets
DEPARTMENT CONTACT: Aaron Beanan 760-602-2414 Aaron.Beanan(5)carlsbadca.gov
FOR CLERK USE.
COUNCIL ACTION: APPROVED CONTINUED TO DATE SPECIFIC •
DENIED • CONTINUED TO DATE UNKNOWN •
CONTINUED • RETURNED TO STAFF •
WITHDRAWN • OTHER - SEE MINUTES •
AMENDED • REPORT RECEIVED •
PAGE 2
property owners administratively petition to annex into CFD No. 1. Upon Council approval, property will
be annexed into CFD No. 1 which will fulfill their obligation to contribute towards certain public facilities.
Annexation No. 12/13-01 - Quarry Creek
As a condition of approval for discretionary actions received February 6, 2013, parcels 167-040-11-00 and
167-040-21-00 are required to annex into CFD No. 1. The applicant, Hanson Aggregates Pacific
Southwest, Inc., a Delaware Corporation, has completed the required Consent and Waiver to Shortening
of Time for Conducting a Special Election in Property Proposed to be Annexed (Exhibit 2) and cast a
positive ballot for the annexation of property and the levy of the special tax. The election was held on
May 30, 2013. The City Clerk completed a Statement of Votes Cast showing 151 votes cast in favor of the
proposition and zero votes cast against the proposition (included with Exhibit 1). Council may formally
authorize the annexation by certifying and adding the property into the original Community Facilities
District. After Council authorization, a Notice of Annexation (Exhibit 3) will be filed with the County
Recorder as a lien against the property.
FISCAL IMPACT:
When CFD No. 1 was established, it was anticipated that all vacant, undeveloped, or underdeveloped land
would annex as it developed. This process ensured the necessary cash flow was available to finance the
construction of certain public facilities. The following estimates are based on the CFD No. 1 actual tax
rates for FY 2012-13.
Annexation No. 12/13-01 - Quarry Creek
The property being annexed has been approved for the subdivision and development of two parcels
comprised of approximately 151 acres, according to the San Diego County Assessor parcel maps. The
project consists of a master plan development for approximately 656 residential dwelling units and
Community Facility type uses which include a day care site, community recreation site and a park-and-
ride site. The remaining area will be open space which makes up approximately 60 percent of the master
plan area. The property will be subject to CFD No. 1 Special Tax - Undeveloped Property beginning in
Fiscal Year 2013-14. Using the Fiscal Year 2012-13 tax rates, the levy will be approximately $0. The
property is also subject to the CFD No. 1 Special Development Tax - One-Time, payable at the time of
building permit issuance. Using the Fiscal Year 2012-13 tax rates, this tax is estimated at $1,404,311 for
residential developed land use. The CFD No. 1 Special Development Tax - One-Time for Non-residential
developed land use using the Fiscal Year 2012-13 tax rates is estimated at $16,632 and assumes the
developer elects to pay the Special Development Tax - One-Time at building permit issuance.
Using the simplified annexation procedure saves the City and the owner election costs and additional
time delays. A fee of $1,752 to cover annexation processing, map preparation, and filing costs has been
paid by the applicant.
ENVIRONMENTAL IMPACT:
Pursuant to Public Resources Code section 21065 and CEQA Guideline section 15738, this does not
constitute a "project" within the meaning of CEQA and therefore, does not require an environmental
review.
z
PAGE 3
EXHIBITS:
1. Resolution No. 2013-150 certifying and adding property to an existing Community Facilities
District No. 1.
2. Consent and Waiver to Shortening of Time for Conducting a Special Election in Property Proposed to
be Annexed to City of Carlsbad Community Facilities District No. 1 and Appointment of Authorized
Representative Annexation No. 12/13-01 - Quarry Creek.
3. Notice of Annexation No. 12/13-01.
4. Community Facilities District No. 1, 2012-13 actual tax rates.
Exhibit 1
RESOLUTION NO. 2013-150
1
2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CAUFORNIA, CERTIFYING THE RESULTS OF AN ELECTION AND
4 ADDING PROPERTY TO COMMUNITY FACILITIES DISTRICT NO. 1
WHEREAS, the CITY COUNCIL of the CITY OF CARLSBAD, CAUFORNIA (the "City Council"),
5
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7 has previously formed a Community Facilities District pursuant to the provisions of the "Mello-
8 Roos Community Facilities Act of 1982", being Chapter 2.5, Part 1, Division 2, Title 5 of the
9
Government Code of the State of California, said Article 3.5 thereof. The existing Community
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Facilities District being designated as COMMUNITY FACILITIES DISTRICT NO. 1 (the "District");
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and,
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1^ WHEREAS, the legislative body has also established a procedure to allow and provide for
14 future annexations to the District and the territory proposed to be so annexed In the future was
15 designated as COMMUNITY FACIUTIES DISTRICT NO. 1, FUTURE ANNEXATION AREA; and
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2Q WHEREAS, less than twelve (12) registered voters have resided within the territory of
21 Annexed Area for each of the ninety (90) days preceding May 30, 2013, therefore, pursuant to
the Act the qualified electors of the Annexed Area shall be the "landowners" of such Annexed
Area as such term is defined in Government Code Section 53317(f) and each such landowner
who is the owner of record as of May 30, 2013, or the authorized representative thereof, shall
have one vote for each acre or portion of an acre of land that she or he owns within such
WHEREAS, at this time the unanimous consent to the annexation of certain territory to
the District has been received from the property owner or owners of such territory, and such
territory has been designated as ANNEXATION NO. 12/13-01 (the "Annexed Area"); and
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27 Annexed Area; and
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Exhibit 1
1 WHEREAS, the time limit specified by the Act for conducting an election to submit the
^ levy of the special taxes on the property within the Annexed Area to the qualified electors of
the Annexed Area and the requirements for impartial analysis and ballot arguments have been
waived with the unanimous consent of the qualified electors of the Annexed Area; and
WHEREAS, the City Clerk of the City of Carlsbad has caused ballots to be distributed to
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7 the qualified electors of the Annexed Area, has received and canvassed such ballots and made a
8 report to this City Council regarding the results of such canvas, a copy of which is attached as
o
Exhibit A hereto and incorporated herein by this reference; and
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WHEREAS, at this time the measure voted upon and such measure did receive the
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favorable 2/3's vote of the qualified electors, and this City Council desires to declare the results
12
of the election; and
14 WHEREAS, a map showing the Annexed Area and designated as Annexation No. 12/13-
15 01 (the "Annexation Map"), a copy of which is attached as Exhibit B hereto and incorporated
herein by this reference, has been submitted to this legislative body.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California
as follows:
RECITALS
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21 SECTION 1. The above recitals are all true and correct
22 FINDINGS
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27 in the Office of the City Clerk
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SECTION 2. That this legislative body does hereby further determine as follows:
A. The unanimous consent to the annexation of the Annexed Area to the District
has been given by all of the owners of the Annexed Area and such consent shall be kept on file
s
Exhibit 1
1 B. Less than twelve (12) registered voters have resided within the territory of
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Annexed Area for each of the ninety (90) days preceding May 30, 2013, therefore, pursuant to
the Act the qualified electors of the Annexed Area shall be the "landowners" of such Annexed
Area as such term is defined in Government Code Section 53317(f).
C. The qualified electors of the Annexed Area have unanimously voted in favor of
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7 the levy of special taxes within the Annexed Area upon its annexation to the District
8 ANNEXED AREA
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legislative body.
SECTION 3. The boundaries and parcels of territory within the Annexed Area and on which
special taxes will be levied in order to pay for the costs and expenses of authorized public
facilities are shown on the Annexation Map as submitted to and hereby approved by this
14 DECLARATION OF ANNEXATION
15 SECTION 4. This legislative body does hereby determine and declare that the Annexed Area
is now added to and becomes a part of the District. The City Council of the City, acting as the
legislative body of the District, is hereby empowered to levy the authorized special tax within
the Annexed Area.
NOTICE
21 SECTION 5. Immediately upon adoption of this Resolution, notice shall be given as follows:
22 A. A copy of the annexation map as approved shall be filed in the Office of the
County Recorder no later than fifteen (15) days after the date of adoption of this Resolution.
B. An Amendment to the Notice of Special Tax Lien (Notice of Annexation) shall be
recorded in the Office of the County Recorder no later than fifteen (15) days after the date of
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27 adoption of this Resolution
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PASSED, APPROVED AND ADOPTED at a Special Meeting ofthe City Council ofthe City of
Carlsbad on the 18*^ day of June, 2013, by the following vote to wit:
AYES:
NOES:
Council Members Hall, Packard, Wood, Blackburn and Douglas.
None.
ABSENT: None.
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MATT HALL, Mayor
ATTEST:
BARBARA ENGLESON
(SEAU\»»""//,,
iC^yci erk
Exhibit A
Certificate of Election Official and Statement of Votes Cast
EXHIBIT "A"
CERTIFICATE OF ELECTION OFFICIAL
AND STATEMENT OF VOTES CAST
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO
CITY OF CARLSBAD
)
) ss.
)
The undersigned, ELECTION OFFICIAL OF THE CITY OF CARLSBAD, COUNTY OF SAN
DIEGO, STATE OF CALIFORNL\, DOES HEREBY CERTIFY that pursuant to the provisions of
Section 53326 of the Govemment Code and Division 12, commencing with Section 17000 of the
Elections Code of the State of California, I did canvass the returns of the votes cast at the
CITY OF CARLSBAD
COMMUNITY FACILITIES DISTRICT NO. 1
SPECLAL ELECTION
ANNEXATION NO. 12/13-01
in such City, held May 30, 2013.
I FURTHER CERTIFY that this Statement of Votes Cast shows the whole number of votes cast in the
area proposed to be annexed to Community Facilities District No. 1 of such City for or against the
Measure are fiill, true and correct.
VOTES CAST ON PROPOSITION 1: YES 151
NO 0
WITNESS my hand this 30th day of May 20 13.
CUYC
ELECTION OFFICIAL
CITY OF CARLSBAD
STATE OF CALIFORNIA
^ ^^^^ J
Exhibit B
Annexation Map
5
BOUNDARY MAP
ANNEXATION NO. 12/13-01
COMMUNITY FACILITIES DISTRICT NO. 1
CITY OF CARLSBAD
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA
SHEET 1 OF 1
I£GEND:
ANNEXED AREA
SUeOMSMN BOUNDARY
PROPERTY UNES
EXSIMG STREETS
ASSESSOR PARCEL NUMBERS:
® 167.040-11-00 (56.66AC.)
(D 167-040-21-00 (94.21 AC.)
FUD M nc OFFKX OF UC CriY OERK OF DC OTY OF CARLSBAD Ite
DAY OF .Mia.
OTYOERK OF THE
CnY OF CARLSBAD
I HEREBY CER1FY 1HAT THIS MAP SHOHIMG BOUHOARCS OF ANNEXATION
Na 12/13-01 COWMNriY FACU1ES DISTRICT Na 1. COY OF CARLSBAD,
IMS APPRO«D BY THE CriY COUNCi. OF IHE OTY OF CARLSBAD. STATE OF
CAUFORNIA AT A REOJLAR MEETING HELD ON THE DAY OF ,
2013 BY THE ADOPTION OF RESCUTTION Na .
OTY CLEW OF TNE
OTY OF CARLSBAD
, 2013 AT THE HOUR 0F_ JDF COMMUMTY FACUTES nsmCTS M THE OFFICE OF THE COUNTY RECORDER OF SAN DEGO COUNTY,
STATE OF CAUFORNM.
ERNEST J. DRONENBURG JR.
COUNTY RECORDER
DEPUTY COUNTY RECORDER
REFEREME THE SAN DCOO COUNTY ASSESSORS MAPS FOR A ICTAUD OESCRPTMN OF PARCa UNES AND
Exhibit 2
CONSENT AND WAIVER TO SHORTENING OF TIME
FOR CONDUCTING A SPECIAL ELECTION IN
PROPERTY PROPOSED TO BE ANNEXED TO
CITY OF CARLSBAD
COMMUNITY FACILITIES DISTRICT NO. 1
AND APPOINTMENT OF AUTHORIZED REPRESENTATIVES
ANNEXATION NO. 12/13-01
TO: CITY COUNCIL
COMMUNITY FACILITIES DISTRICT NO. 1
OF THE CITY OF CARLSBAD
THE UNDERSIGNED DOES HEREBY CERTIFY UNDER PENALTY OF PERJURY
AS FOLLOWS:
1. The undersigned is the owner, or the duly authorized representative of such owner, of the
real property described in Exhibit "A" attached hereto and incorporated herein by reference (the
"Property"), and, in such capacity, possesses all legal authority necessary to execute this Consent
and Waiver as and on behalf of the owner of the Property (the "Owner") in connection with the
annexation of the Property to the District (as defined below).
2. The Owner is aware of and understands the following:
A. The City of Carlsbad has conducted proceedings pursuant to the "Mello-Roos
Community Facilities Act of 1982", (Govemment Code §53311 and following)
(the "Act") to form a community facilities district knovm and designated as
Community Facilities District No. 1 (the "District") to finance the following
described public facilifies (the "Public Facilities"):
(1) Public facilities generally described as new library facility, major addition
to an existing library building, a City Hall complex, and the addition of
office and warehouse facilities at the public safety center;
(2) Park improvements generally described as the Macario Canyon Park;
(3) Major street improvements in portions of the following designated public
streets:
(a.) Faraday Avenue;
(b.) Cannon Road;
(c.) La Costa Avenue;
(d.) Olivenhain/Rancho Santa Fe Road; and
(e.) Leucadia Boulevard.
(4) Major bridge and overpass facilities generally described as:
(a.) La Costa Interchange;
(b.) Poinsettia Interchange; and
(c.) Palomar Airport Road Interchange.
B. The City and the qualified electors of the District did authorize the issuance of
bonds ofthe District in an aggregate principal amount of $130,000,000 subject to
inflation to finance the acquisition or construction of the Public Facilities and the
levy of the special tax set forth in Exhibit "B" hereto (the "Special Tax") within
the District to pay for the Public Facilities, to pay debt service on bonds of the
District, or both.
C. The City Council of the City (the "City Council") has also undertaken
proceedings pursuant to Article 3.5 of the Act to provide for the future aimexation
of certain territory, including the Property, to the District. On May 18, 1993, the
City Council held a public hearing as required by the Act to consider the future
annexation of such territory, including the Property, to the District. Notice of
such public hearing was given in the form and maimer as required by law. A
protest to such future annexation was not received from 50% or more of the
registered voters, or six registered voters, whichever is more, residing in the
territory proposed to be annexed in the future or the ovmers of one-half or more of
the area of land in the territory proposed to be annexed in the future. At the
conclusion of such public hearing, the City Council did approve and provide for
the annexation ofthe territory, including the Property, proposed for annexation in
the future upon the unanimous approval of the ovmer or owners of each parcel or
parcels at the time that such parcel or parcels are annexed, without additional
hearings.
D. The Act ftirther requires, as a prerequisite to the levy of any special taxes within
the Property or the issuance of bonds secured by such special taxes, that the City
Council must submit the question of whether or not to levy any special tax within
the Property to the qualified electors of the Property at a special election. The Act
ftirther provides that 2/3's of the qualified electors must vote in favor ofthe levy
of the special tax.
E. The Act provides that the qualified electors of the Property shall be the voters
registered to vote within Property if at least twelve (12) persons, who need not
necessarily be the same twelve (12) persons, have been registered to vote within
the Property for each of the ninety (90) days preceding the close of the public
hearing to consider the annexation of the Property to the District. Otherwise, the
Act provides that the vote shall be by the landowners of the Property with each
such landovmer who is the owner of record at the close of such public hearing, or
the authorized representative of such ovmer, having one vote for each acre or
portion of an acre of land that such landovmer ovms within the Property.
IS
F. The provisions ofthe Act require that such special election be held at least ninety
(90) but not more than one hundred eighty days (180) following the date ofthe
submission of the question of levying the special tax to the qualified electors of
the Property; provided, however, any such special election time limit specified by
the Act or requirement pertaining to the conduct of such a special election may be
waived with the unanimous consent of the qualified electors of the Property and
the concurrence of the official conducting the election. As is stated below, it is
proposed that the special election shall be held on Thursday, May 30, 2013 at
10:00 a.m. or such other date upon which all of the qualified electors of the
Property and the official conducting the election may concur.
3. The Owner consents to and expressly approves the annexation of the Property to the
District and the authorization for the levy of the Special Tax within the Property without further
public hearing conducted pursuant to the provisions of the Act. The Owner waives any right
which the Ovmer may have to make any protest or complaint or undertake any legal action
challenging the validity of the proceedings of the City to authorize the fiiture annexation ofthe
Property to the District or any necessity, requirement, right or entitlement for further public
hearing pertaining to the annexation of the Property to the District and the levy of the Special
Tax within the Property.
4. Ovmer certifies that there have been no persons residing within the Property for each of
the ninety (90) days preceding the date of this Consent and Waiver.
5. Owner desires that the special election be held on Thursday, May 30, 2013 at 10:00 a.m.
or such other date as the qualified electors and the City Clerk of the City, acting as the official
conducting the election ("City Clerk"), may mutually agree.
6. Owner expressly consents to the following:
A. To the conduct of the special election on Thursday, May 30, 2013 at 10:00 a.m. or
such other date as the qualified electors and the City Clerk may mutually agree.
B. Owner expressly waives any right which owner may have to have the special
election conducted within the time periods specified in Govemment Code Section
53326.
C. Ovmer waives any requirement for the mailing of the election ballot.
D. Ovmer further waives any right or entitlement which Owner may have to have the
ballot for such election accompanied by arguments for or against the ballot
measure and the impartial analysis as otherwise required by Govemment Code
Section 53327, and/or the statement required by Elections Code Section 5300 and
following pertaining to the issuance of bonds.
E. Ovmer waives any protest, complaint or legal action of any nature whatsoever
pertaining to the procedures to be undertaken for the conduct of such election,
including but not limited to, the shortening of all time periods pertaining to the
special election, including but not limited to, the time for holding the special
election and the necessity and requirement for any newspaper publication of the
notice of such special election and the lack of arguments and impartial analysis.
[Remainder of this page intentionally left blank.]
PROPERTY OWNER APPOINTMENT OF AUTHORIZED REPRESENTATIVES
The owner hereby appoints Oa\cJ&v<fag,l \^K.^p^^\i<<^fc2^\_Ajtr^
altematively, as its authorized representative to vote in the subject special election, and the
owner certifies that the tme and exact signature of each altemative representative is set forth
below:
(Type or Print Name of Representative)
Signature of Representative (Type or Print Name of Representative)
PROPERTY OWNER DESIGNATION OF ADDRESS FOR MAILING OF MATERIALS
The ovmer requests that all materials related to this annexation be mailed to the following
address:
The owner waives any right or requirement to have such materials mailed to the address shown
on the assessor's roll of the Coimty of San Diego.
THIS CONSENT AND WAIVER AND APPOINTMENT OF AUTHORIZED
REPRESENTATIVES was executed this ^ day of N\^j, 20 [2, in
^^l'^ TV. . ^ '
(Signature]
Type or P^nt >}ame of Signor
If the person executing this document is not the ovmer of the property for which this document is
being submitted but is signing for and on behalf of such owner, please fill in the name of the
owner ofthe property on the line provided below:
(TjTJe or print name of the Owner)
CERTIFICATE OF ASSISTANT SECRETARY
OF
HANSON AGGREGATES PACIFIC SOUTHWEST. INC.
I, AMY C. YI, Assistant Secretary of HANSON AGGREGATES PACIFIC
SOUTHWEST, INC., a Delaware corporation (the "Company"), do hereby certify as follows:
1. The following individuals are duly elected, qualified, and acting officers of the Company in
the capacity indicated, and the signatures set forth opposite their names and titles are their true
and genuine signatures.
NAME
Michael H. Hyer
James L. Wallmann
Amy C. Yi
TITLE
Vice President
Assistant Secretary
Assistant Secretary
SIGNATURE
IN WITNESS WHEREOF, I have executed this Certificate at hving, Texas, on May 16,
2013.
Amy C. Yi, Assi^St Secretary
I, JAMES L. WALLMANN, Assistant Secretary of the Company, hereby certify that
Amy C. Yi, is a duly elected, qualified, and acting Assistant Secretary of the Company, and the
signature appearing above is such officer's true and genuine signature.
IN WITNESS WHEREOF, I have executed this Certificate at Irving, Texas, on May 16,
2013.
1 .VJMC^
es L. Wallmann, Assistant Secretary
EXHIBIT A
DESCRIPTION OF PROPERTY
The Property is identified and described as:
Ovmership: Assessor Parcel Number(s): Acreage:
Hanson Aggregates Pacific Southwest, Inc., a
Delaware Corporation, formerly knovm as Sim
J. Harris Company, a Delaware Corporation,
successor by Merger to South Coast Materials
Company, a Califomia Corporation, formerly
knovm as South Coast Asphah Products Co., a
Califomia Corporation
167-040-11-00
167-040-21-00
56.66
94.21
Total: 2 Parcels 150.87
1"^
EXHIBIT "B"
RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
COMMUNITY FACILITIES DISTRICT NO. 1
CITY OF CARLSBAD
B 10
EXHIBIT "B"
RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
COMMUNITY FACILITIES DISTRICT NO. 1
CITY OF CARLSBAD
PROPERTY CATEGORIES AND MAXIMUM TAX
All taxable property within the boundaries of the Future Annexation Area shall be
subject to ANNUAL SPECIAL TAXES as applicable based upon the rates as
established for the original Community Facilities District No. 1 and further based upon
the property categories, maximum tax rates, increases and status of the issuance of
building permits, all as hereinafter set forth. Improvement Area I refers to all properties
within the boundaries of the City of Carlsbad Bridge and Thoroughfare District.
Improvement Area II is for all remaining properties within the Community Facilities
District, not within the Bridge and Thoroughfare District.
RESIDENTIAL PROPERTY
ANNUAL SPECIAL TAX - UNDEVELOPED PROPERTY
All taxable property prior to the issuance of a building permit shall be subject to the
following maximum annual special taxes, subject to increases as set forth herein:
M/\XIMUM ANNUAL SPECIAL TAX - UNDEVELOPED PROPERTY
PER DEVELOPABLE ACRE FOR FISCAL YEAR 1990/1991
IMPROVEMENT IMPROVEMENT
PROPERTY CATEGORY AREA I AREA II
Residential Low $ 281.00 $ 277.00
Residential Low to Medium 772.00 760.00
Residential Medium 1,294.00 1,217.00
Residential Medium to High 1,984.00 11868.00
Residential High 2,793.00 2,739.00
SPECIAL DEVELOPMENT TAX - ONE TIMF
Upon the issuance of a building permit, all Residential properties shall be subject to the
following described SPECIAL DEVELOPMENT TAX - ONE TIME, also subject to
increases as set forth herein, as follows:
B-1
MAXIMUM SPECIAL DEVELOPMENT TAX - ONE TIME PER
RESIDENTIAL DWELLING UNIT FOR FISCAL YEAR 1990/1991
IMPROVEMENT IMPROVEMENT
PROPERTY CATEGORY AREA I AREA II
Residential Low $4,452.00 $3,835.00
Residential Low to Medium 4,452.00 3,835.00
Residential Medium 2,810.00 2i312'oo
Residential Medium to High 2,810.00 2,312^00
Residential High 2,810.00 2,312.00
COMMERCIAL, INDUSTRIAL AND OTHER PROPERTY
ANNUAL SPECIAL TAX - UNDEVELOPED PROPERTY
All taxable Commercial and Industrial Property prior to the issuance of a building permit
shall be subject to the following maximum annual special taxes, also subject to
increases as set forth herein:
MAXIMUM ANNUAL SPECIAL TAX - UNDEVELOPED PROPERTY
PER DEVELOPABLE ACRE FOR FISCAL YEAR 1990/1991
IMPROVEMENT IMPROVEMENT
AREA I AREA II
Commercial Property $2,400.00 $1,600.00
Industrial Property 1,200.00 960.00
Agricultural Property -O- -0-
All Commercial and Industrial Property, upon the issuance of a building permit shall
have the option to (1) pay the SPECIAL DEVELOPMENT TAX - ONE TIME or (2)
assume the ANNUAL SPECIAL TAX - DEVELOPED PROPERTY for a period of not to
exceed twenty-five (25) years, generally in the amounts per property category as
follows:
B-2
1^
MAXIMUM SPECIAL DEVELOPMENT TAX - ONE TIME FOR FISCAL
YEAR 1990/91 PER SQUARE FOOT OF BUILDING AREA
PROPERTY CATEGORY
COMMERCIAL USE
DESIGNATIONS
IMPROVEMENT
AREA I
IMPROVEMENT
AREA II
Restaurant - Fast Food
Outdoor Tennis Courts
Convenience Market
Bank with Drive-thru
Campground
Restaurant - Sit Down
Marina
Bank - Walk In
Auto - Gasoline
Grocery Store
S & L with Drive-thru
Bowling Center
Restaurant - Quality
Neighborhood Shopping Center
Auto Car Wash
S & L - Walk In
Race Track
Library
Community Shopping Center
Hospital - General
Hotel - Conv. Fac/Comm.
Auto - Repair & Sales
Regional Shopping Center
Discount Store
Golf Course
Church
Office - Government
Commercial Shops
Health Club
Motel
Office - High Rise
Office - Commercial, 100,000 SF
Lumber/Hardware Store
Office - Medical
Hospital - Convalescent
Indoor Sports Arena
$ 28.46
28.14
27.31
18.06
17.51
15.17
14.85
12.83
8.11
7.78
7.59
6.63
6.57
6.46
6.31
5.51
5.10
4.26
4.24
3.88
3.47
3.41
3.35
3.22
3.06
2.99
2.93
2.90
2.89
2.69
2.67
2.56
2.47
2.42
2.33
2.33
$ 7.58
7.26
6.74
5.72
4.99
4.73
4.41
4.60
2.89
2.56
3.48
2.83
3.09
2.27
2.52
3.03
2.33
2.86
1.80
3.18
2.52
1.58
1.61
1.58
2.14
1.94
1.88
1.58
1.85
2.06
1.84
1.75
1.58
2.07
2.23
2.23
B-3
PROPERTY CATEGORY
COMMERCIAL USE
DESIGNATIONS
Resort Hotel
University
Junior College
All other Commercial Properties
not identified above
IMPROVEMENT
AREA I
IMPROVEMENT
AREA II
$ 2.30
2.26
2.19
2.14
$ 1.98
1.91
1.90
1.44
INDUSTRIAL USE
DESIGNATIONS
Heliports
Industrial-Commercial
Business Park
All other Industrial Properties
not identified above
IMPROVEMENT
AREA I
$
IMPROVEMENT
AREA II
10.63
2.14
1.74
$ 3.67
1.51
1.42
OR, IN THE ALTERNATE,
ANNUAL SPECIAL TAX
The "Maximum Annual Special Tax - Developed Property" for any Fiscal Year shall not
exceed 13.81% of the authorized "Maximum Special Development Tax - One Time" for
the various Commercial and Industrial Property categories as set forth above in the
amount applicable and annually adjusted for each Fiscal Year.
ANNUAL TAX INCREASE
The above SPECIAL TAXES for the taxable properties are applicable for the fiscal year
1990/91, and are all subject to annual increases to reflect Increases in construction
costs. The Construction Cost Index of the Engineering News-Record, titled "ENR Cost
Indexes in 22 Cities" will be used. The Index published for the month of April for the
City of Los Angeles under the column heading of "Percentage Change from Last Year"
will annually inflate each of the Maximum Annual Taxes for each year for properties as
follows:
B-4
A. PROPERTIES WITHIN THE DISTRICT: Not to exceed 50% of the
above-referenced increase.
B. PROPERTIES TO BE SUBSEQUENTLY ANNEXED: Not to exceed 100%
ofthe above-referenced increase until annexed.
TERM OF TAX
The above taxes shall be levied until all bonds have been discharged and facilities
funded and/or guaranteed, and the SPECIAL DEVELOPMENT TAX - ONE TIME has
been paid; however, the ANNUAL SPECIAL TAX - DEVELOPED PROPERTY shall not
be levied for a period in excess of twenty-five (25) years per parcel.
Residential:
Once a building permit has been issued for Residential property and the SPECIAL
DEVELOPMENT TAX - ONE TIME has been paid, the property no longer will be subject
to any annual special tax.
Commercial and Industrial:
The Commercial and Industrial properties, upon the issuance of a building permit have
the option to (1) pay the SPECIAL DEVELOPMENT TAX - ONE TIME or (2) assume the
ANNUAL SPECIAL TAX - DEVELOPED PROPERTY, as set forth above. Upon the
issuance of any building permit, no further increase or escalation is authorized.
ALLOCATION OF COST AND TAX
Total capital costs for all authorized facilities shall be allocated as follows: 65% to
Residential property, 35% to Commercial and Industrial property. The above costs
exclude costs of issuance as needed.
Residential property shall be taxed In an amount sufficient to meet the 65% share of
facilities, which tax will include costs of issuance, interest and other costs, including
sinking fund payments for future construction as applicable.
Commercial and Industrial property shall be taxed in an amount sufficient to meet the
35% share of facilities, which tax will include costs of issuance, interest and other costs
including sinking fund payments for future construction as applicable.
B-5
COLLECTION OF ANNUAL TAX
Residential:
Determine monies necessary to make payment on bond debt service, replenish reserve,
call bonds, pay bonds and Community Facilifies District No. 1 administrative costs, and
pay for public capital facilifies. FIRST: Reduce this amount by the funds collected from
Special Development Tax - One Time levied against residenfial properties. SECOND:
The remaining funds needed are to be collected by the levy of the annual Special Tax -
Undeveloped Property on undeveloped taxable residential acreage, in the proportional
amounts of each property category as required, not to exceed the maximum authorized
tax.
Commercial and Industrial:
Determine monies necessary to make payment on bond debt service, replenish reserve,
call bonds, pay bonds, and Community Facilities District No. 1 administrative costs, and
pay for current or future public capital facilifies. FIRST: Reduce this amount by the
funds collected from Special Development Tax - One Time and annual Special Tax -
Developed Property levied against Commercial and Industrial properties. SECOND:
Levy the annual Special Tax - Undeveloped Property on undeveloped taxable
Commercial and Industrial acreage in the proportional amounts for each property
category as required, not to exceed the maximum tax.
B-6
Exhibit 3
WHEN RECORDED, RETURN TO:
CITY CLERK
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE
CARLSBAD, CA 92008
AMENDMENT TO THE NOTICE OF SPECIAL TAX LIEN
(NOTICE OF ANNEXATION NO. 12/13-01)
Pursuant to the requirements of Section 3117.5 ofthe Streets and Highways Code and Section
53339.8 ofthe Govemment Code, the undersigned City Clerk ofthe City of Carlsbad, acting for
and on behalf of Community Facilities District No. 1 (the "District"), State of California,
HEREBY GIVES NOTICE that a lien is hereby imposed on certain real property annexed to the
District to secure payment of a special tax which the City Council of the City of Carlsbad,
County of San Diego, State of Califomia, acting in its authority as the legislative body of the
District, is authorized to annually levy for the following purpose:
To pay for certain public capital facilities including the payment of principal and interest on
bonds, said facilities generally described as follows:
(1) Public facilities generally described as new library facility, major addition
to an existing library building, a City Hall complex, and the addition of
office and warehouse facilities at the public safety center;
(2) Park improvements generally described as the Macario Canyon Park;
(3) Major street improvements in portions of the following designated public
streets:
(a.) Faraday Avenue;
(b.) Cannon Road;
(c.) La Costa Avenue;
(d.) Olivenhain/Rancho Santa Fe Road; and
(e.) Leucadia Boulevard.
(4) Major bridge and overpass facilities generally described as:
(a.) La Costa Interchange;
(b.) Poinsettia Interchange; and
(c.) Palomar Airport Road Interchange.
n
The special tax is authorized to be levied on the property described in Exhibit "A" attached
hereto (the "Annexed Property") which has been annexed to Community Facilities District No.
1, and the lien ofthe special tax is a continuing lien which shall secure each annual levy ofthe
special tax and which shall continue in force and effect until the special tax obligation is prepaid,
permanently satisfied and cancelled in accordance with law or until the special tax ceases to be
levied and a notice of cessation of special tax is recorded in accordance with Section 53330.5 of
the Govemment Code.
The rate and method of apportionment of the authorized special tax is as shown on the attached,
referenced and incorporated Exhibit "B", and the special tax shall be collected in the same
manner as ordinary ad valorem property taxes are collected and shall be subject to the same
penahies and the same procedure, sale and lien priority in case of delinquency as is provided for
ad valorem taxes. Conditions under which the obligation to pay the special tax may be prepaid
and permanently satisfied and the lien of the special tax cancelled are as follows:
Any special tax may be prepaid and satisfied by the payment
ofthe maximum present value of the special tax obligation.
Notice is further given that upon the recording of this notice in the Office of the County
Recorder, the obligation to pay the special tax levy shall become a lien upon the Annexed
Property in accordance with Section 3115.5 ofthe Streets and Highways Code.
The names of the owner(s) of the Annexed Property as they appear on the last secured
assessment roll as of the date of recording of this Notice and the Assessor's tax parcel(s)
numbers of all parcels or any portion thereof which are included within the Annexed Property
are as set forth on the attached, referenced and incorporated Exhibit "A".
Reference is made to the following:
1. Notice of Special Tax Lien for the original Community Facilities District recorded May
20, 1991 as Document No. 91-236959, in the Office ofthe County Recorder for the County of
San Diego, State of Califomia, which Notice is amended by the recordation of this document.
2. Boundary map of the original District recorded at Book 24, Page 56, Document No. 90-
674118, Maps of Assessment and Community Facilities Districts in the Office ofthe County
Recorder for the County of San Diego, State of Califomia.
3. Boundary map of Annexation Area No. 12/13-01 recorded at Book , Page
, Document No. Maps of Assessment and Community
Facilities Districts in the Office of the County Recorder for the County of San Diego, State of
Califomia.
For further information conceming the current and estimated future tax liability of owners or
purchasers of real property subject to this special tax lien, interested persons should contact the
following designated person:
Charles McBride, Finance Director
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
Telephone: (760) 602-2760
DATED: .,2013
Barbara M
City of Carlsba
State of Califomia
CITY OF CARLSBAD
COMMUNITY FACILITIES DISTRICT NO. 1
PROPERTY OWNER NAMES AND ASSESSORS PARCEL NUMBERS
"EXHIBIT A"
Property Owner: Hanson Aggregates Pacific Southwest, Inc., a
Delaware Corporation, formerly known as Sim
J. Harris Company, a Delaware Corporation,
successor by Merger to South Coast Materials
Company, a Califomia Corporation, formerly
known as South Coast Asphalt Products Co.,
a Califomia Corporation
Assessor's Parcel Nos.: 167-040-11 -00
167-040-21-00
CITY OF CARLSBAD
COMMUNITY FACILITIES DISTRICT NO. 1
RATE AND METHOD OF APPORTIONMENT
EXHIBIT "B"
PROPERTY CATEGORIES AND MAXIMUM TAX
All taxable property within the boundaries of the Future Annexation Area shall be
subject to ANNUAL SPECIAL TAXES as applicable based upon the rates as
established for the original Community Facilifies District No. 1 and further based upon
the property categories, maximum tax rates, increases and status of the issuance of
building permits, all as hereinafter set forth. Improvement Area I refers to all properties
within the boundaries of the City of Carlsbad Bridge and Thoroughfare District.
Improvement Area II is for all remaining properties within the Community Facilities
District, not within the Bridge and Thoroughfare District.
RESIDENTIAL PROPERTY
ANNUAL SPECIAL TAX - UNDEVELOPED PROPERTY
All taxable property prior to the issuance of a building permit shall be subject to the
following maximum annual special taxes, subject to increases as set forth herein:
MAXIMUM ANNUAL SPECIAL TAX - UNDEVELOPED PROPERTY
PER DEVELOPABLE ACRE FOR FISCAL YEAR 1990/1991
IMPROVEMENT IMPROVEMENT
PROPERTY CATEGORY AREA I AREA II
Residential Low $ 281.00 $ 277.00
Residential Low to Medium 772.00 760.00
Residential Medium 1,294.00 1,217.00
Residential Medium to High 1,984.00 1,868.00
Residential High 2,793.00 2,739.00
SPECIAL DEVELOPMENT TAX - ONE TIME
Upon the issuance of a building permit, all Residential properties shall be subject to the
following described SPECIAL DEVELOPMENT TAX - ONE TIME, also subject to
increases as set forth herein, as follows:
MAXIMUM SPECIAL DEVELOPMENT TAX - ONE TIME PER
RESIDENTIAL DWELLING UNIT FOR FISCAL YEAR 1990/1991
IMPROVEMENT IMPROVEMENT
PROPERTY CATEGORY AREA I AREA li
Residential Low $ 4,452.00 $ 3,835.00
Residential Low to Medium 4,452.00 3,835.00
Residential Medium 2,810.00 2,312.00
Residential Medium to High 2,810.00 2,312.00
Residential High 2,810.00 2,312.00
COMMERCIAL. INDUSTRIAL AND OTHER PROPERTY
ANNUAL SPECIAL TAX - UNDEVELOPED PROPERTY
All taxable Commercial and Industrial Property prior to the issuance of a building permit
shall be subject to the following maximum annual special taxes, also subject to
increases as set forth herein:
MAXIMUM ANNUAL SPECIAL TAX - UNDEVELOPED PROPERTY
PER DEVELOPABLE ACRE FOR FISCAL YEAR 1990/1991
IMPROVEMENT IMPROVEMENT
AREA I AREA II
Commercial Property $ 2,400.00 $ 1,600.00
Industrial Property 1,200.00 960.00
Agricultural Property -0- -0-
All Commercial and Industrial Property, upon the issuance of a building permit, shall
have the option to (1) pay the SPECIAL DEVELOPMENT TAX - ONE TIME or (2)
assume the ANNUAL SPECIAL TAX - DEVELOPED PROPERTY for a period of not to
exceed twenty-five (25) years, generally in the amounts per property category as
follows:
MAXIMUM SPECIAL DEVELOPMENT TAX - ONE TIME FOR FISCAL
YEAR 1990/91 PER SQUARE FOOT OF BUILDING AREA
PROPERTY CATEGORY
COMMERCIAL USE IMPROVEMENT IMPROVEMENT
DESIGNATIONS AREAI AREA II
Restaurant - Fast Food $ 28.46 $ 7.58
Outdoor Tennis Courts 28.14 7.26
Convenience Market 27.31 6.74
Bank with Drive-thru 18.06 5.72
Campground 17.51 4.99
Restaurant - Sit Down 15.17 4.73
Marina 14.85 4.41
Bank - Walk In 12.83 4.60
Auto - Gasoline 8.11 2.89
Grocery Store 7.78 2.56
S & L with Drive-thru 7.59 3.48
Bowling Center 6.63 2.83
Restaurant - Quality 6.57 3.09
Neighborhood Shopping Center 6.46 2.27
Auto Car Wash 6.31 2.52
S & L - Walk In 5.51 3.03
Race Track 5.10 2.33
Library 4.26 2.86
Community Shopping Center 4.24 1.80
Hospital - General 3.88 3.18
Hotel - Conv. Fac/Comm. 3.47 2.52
Auto - Repair & Sales 3.41 1.58
Regional Shopping Center 3.35 1.61
Discount Store 3.22 1.58
Golf Course 3.06 2.14
Church 2.99 1.94
Office - Government 2.93 1.88
Commercial Shops 2.90 1.58
Health Club 2.89 1.85
Motel 2.69 2.06
Office - High Rise 2.67 1.84
Office - Commercial, 100.000 SF 2.56 1.75
Lumber/Hardware Store 2.47 1.58
Office - Medical 2.42 2.07
Hospital - Convalescent 2.33 2.23
Indoor Sports Arena 2.33 2.23
PROPERTY CATEGORY
COMMERCIAL USE
DESIGNATIONS
Resort Hotel
University
Junior College
All other Commercial Properties
not identified above
IMPROVEMENT
AREAI
2.30
2.26
2.19
2.14
IMPROVEMENT
AREA II
1.98
1.91
1.90
1.44
INDUSTRIAL USE
DESIGNATIONS
Heliports
I ndustrial-Commercial
Business Park
All other Industrial Properties
not identified above
IMPROVEMENT
AREAI
$
IMPROVEMENT
AREA II
10.63
2.14
1.74
$ 3.67
1.51
1.42
OR, IN THE ALTERNATE.
ANNUAL SPECIAL TAX
The "Maximum Annual Special Tax - Developed Property" for any Fiscal Year shall not
exceed 13.81% of the authorized "Maximum Special Development Tax - One Time" for
the various Commercial and Industrial Property categories as set forth above in the
amount applicable and annually adjusted for each Fiscal Year.
ANNUAL TAX INCREASE
The above SPECIAL TAXES for the taxable properties are applicable for the fiscal year
1990/91, and are all subject to annual increases to reflect increases in construcfion
costs. The Construcfion Cost Index of the Engineering News-Record, titled "ENR Cost
Indexes in 22 Cities" will be used. The Index published for the month of April for the
City of Los Angeles under the column heading of "Percentage Change from Last Year"
will annually inflate each of the Maximum Annual Taxes for each year for properties as
follows:
7
A. PROPERTIES WITHIN THE DISTRICT: Not to exceed 50% of the
above-referenced increase.
B. PROPERTIES TO BE SUBSEQUENTLY ANNEXED: Not to exceed 100%
of the above-referenced increase unfil annexed.
TERM OF TAX
The above taxes shall be levied unfil all bonds have been discharged and facilities
funded and/or guaranteed, and the SPECIAL DEVELOPMENT TAX - ONE TIME has
been paid; however, the ANNUAL SPECIAL TAX - DEVELOPED PROPERTY shall not
be levied for a period in excess of twenty-five (25) years per parcel.
Residential:
Once a building permit has been issued for Residential property and the SPECIAL
DEVELOPMENT TAX - ONE TIME has been paid, the property no longer will be subject
to any annual special tax.
Commercial and Industrial:
The Commercial and Industrial properties, upon the issuance of a building permit, have
the option to (1) pay the SPECIAL DEVELOPMENT TAX - ONE TIME or (2) assume the
ANNUAL SPECIAL TAX - DEVELOPED PROPERTY, as set forth above. Upon the
issuance of any building permit, no further increase or escalafion is authorized.
ALLOCATION OF COST AND TAX
Total capital costs for all authorized facilifies shall be allocated as follows: 65% to
Residenfial property, 35% to Commercial and Industrial property. The above costs
exclude costs of issuance as needed.
Residenfial property shall be taxed in an amount sufficient to meet the 65% share of
facilities, which tax will include costs of issuance, interest and other costs, including
sinking fund payments for future construction as applicable.
Commercial and Industrial property shall be taxed in an amount sufficient to meet the
35% share of facilities, which tax will include costs of issuance, interest and other costs,
including sinking fund payments for future construcfion as applicable.
COLLECTION OF ANNUAL TAX
Residenfial:
Determine monies necessary to make payment on bond debt service, replenish reserve,
call bonds, pay bonds and Community Facilifies District No. 1 administrative costs, and
pay for public capital facilifies. FIRST: Reduce this amount by the funds collected from
Special Development Tax - One Time levied against residential properties. SECOND:
The remaining funds needed are to be collected by the levy of the annual Special Tax -
Undeveloped Property on undeveloped taxable residential acreage, in the proportional
amounts of each property category as required, not to exceed the maximum authorized
tax.
Commercial and Industrial:
Determine monies necessary to make payment on bond debt service, replenish reserve,
call bonds, pay bonds, and Community Facilities District No. 1 administrative costs, and
pay for current or future public capital facilities. FIRST: Reduce this amount by the
funds collected from Special Development Tax - One Time and annual Special Tax -
Developed Property levied against Commercial and Industrial properties. SECOND:
Levy the annual Special Tax - Undeveloped Property on undeveloped taxable
Commercial and Industrial acreage in the proportional amounts for each property
category as required, not to exceed the maximum tax.
CITY OF CARLSBAD
COMMUNITY FACILITIES DISTRICT NO. 1
SPECIAL DEVELOPMENT TAX-
ONE-TIME
IMPROVEMENT AREA II
I VALID JULY 1,2012 TO JUNE 30, 2013
Exhibit 4
RATE IF
ANNEXED
FY 2012-13
1 FORMATION OR ANNEXATION DATE: FY 2012-13
RESIDENTIAL DEVELOPED LAND USE: PERDU
NET DENSITY (0-1.5 DU/AC) $3,550.8888
NET DENSITY (1.51 TO 4.0 DU/AC) $3,550.8888
NET DENSITY (4.1 TO 8.0 DU/AC) $2,140.7184
NET DENSITY (8.1 TO 15.0 DU/AC) $2,140.7184
NET DENSITY (15.1 TO 23.0 DU/AC) $2,140.7184
'J-RESIDENTIAL LAND USE: PER SQ.FT.
AUTO - GASOLINE $1.2163
AUTO - REPAIR & SALES $0.6650
AUTO CAR WASH $1.0606
BANK - WALK IN $1.9360
BANK - WITH DRIVE THRU $2.4074
BOWLING ALLEY $1.1911
CAMPGROUND $2.1001
CHURCH $0.8165
COMMERCIAL SHOPS $0.6650
COMMUNITY SHOPPING CENTER $0.7576
CONVENIENCE MARKET $2.8367
DISCOUNT STORE $0.6650
GOLF COURSE $0.9007
GROCERY STORE $1.0774
HEALTH CLUB $0.7786
HELIPORTS $1.5446
HOSPITAL - CONVALESCENT $0.9385
HOSPITAL - GENERAL $1.3384
HOTEL - CONV. FAC/COMM. $1.0606
INDOOR SPORTS ARENA $0.9385
INDUSTRIAL - COMMERCIAL
BUSINESS PARK (NOTE 1) $0.6355
JUNIOR COLLEGE $0.7997
LIBRARY $1.2037
LUMBER/HARDWARE STORE $0.6650
MARINA $1.8560
MOTEL $0.8670
NEIGHBORHOOD SHOPPING CENTER $0.9554
OFFICE - COMMERCIAL (< 100.000 SF) $0.7365
OFFICE - GOVERNMENT $0.7912
OFFICE - HIGH RISE $0.7744
OFFICE - MEDICAL $0.8712
OUTDOOR TENNIS COURT $3.0555
RACE TRACK $0.9806
REGIONAL SHOPPING CENTER $0.6776
RESORT HOTEL $0.8333
RESTAURANT - FAST FOOD $3.1902
RESTAURANT - QUALITY $1.3005
RESTAURANT - SIT DOWN $1.9907
S & L - WALK IN $1.2752
S & L - WITH DRIVE THRU $1.4646
UNIVERSITY $0.8039
ALL OTHER COMMERCIAL USES
NOT IDENTIFIED ABOVE $0.6061
ALL OTHER INDUSTRIAL USES
NOT IDENTIFIED ABOVE (NOTE 2) $0.5976
NOTE 1: THIS CATEGORY OF LAND USE CONTAINS
PM AND CM ZONED PROPERTY.
NOTE 2: THIS CATEGORY OF LAND USE CONTAINS
M AND PU ZONED PROPERTY.
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