HomeMy WebLinkAbout2016-03-22; City Council; 22245; Declaring the intention ordering initiation of assessment ballot procedures and setting public hearing for annexation of Robertson Ranch West Village and Public Hearing on May 17, 20167
CITY OF CARLSBAD-AGENDA BILL
AB# 22,245 ADOPT RESOLUTION DECLARING THE INTENTION, DEPT. DIRECTOR ~
DATE 03/22/16 APPROVING THE ENGINEER'S REPORT, ORDERING THE CITYATIY. ~~/' /\44 INITIATION OF ASSESSMENT BALLOT PROCEDURES AND ~--·,/'
SETIING A PUBLIC HEARING FOR MAY 17, 2016 FOR THE
ANNEXATION OF THE ROBERTSON RANCH WEST VILLAGE
DEVELOPMENT TO STREET LIGHTING AND LANDSCAPING ./
DEPT. ASD/FIN DISTRICT NO. 2 CITY MGR.
\1/1/~
RECOMMENDED ACTION:
Adopt a Resolution declaring the intention, approving the Engineer's Report, ordering the initiation of
assessment ballot procedures and setting May 17, 2016 as the date for the public hearing to annex the
Robertson Ranch West Village development to Street Lighting and Landscaping District No. 2.
ITEM EXPLANATION:
On November 18, 2003, the City Council formed Street Lighting and Landscaping District No. 2 ("District No.
2"). District No. 2 was formed for new development in the city to pay for the costs of street lights, street
trees, and medians within those areas. Street lights, street trees, and medians in the developed parts of
the city are paid from assessments within Street Lighting and Landscaping District No. 1 (District No. 1).
The city requires developers of larger communities within the city to be annexed into District No. 2 as a
condition for development. Each development within District No. 2 is considered a separate zone with
their own assessment based on the costs for that particular area of the city. There are currently 14 zones
in District No. 2 including Calavera Hills II, Kelly Ranch, the Oaks South, Thompson/Tabata, Palomar
Forum/Carlsbad Raceway, Bressi Ranch, the Greens, the Ridge, the Oaks North Industrial, the Oaks North
Residential, Robertson Ranch East Village, La Costa Town Square, Fair Oaks Valley and Quarry Creek
developments.
The Robertson Ranch West Village development is required to annex into District No. 2 as a condition of
development. All of the planning areas as shown on the map in the Engineer's Report (Attachment A)
except for Planning Area 12 and 13 will be annexed into Zone 15 for Robertson Ranch West Village.
Planning area 13 will be annexed into the existing Lighting and Landscaping District No. 2, Zone 10 for
Robertson Ranch East Village because this area benefits from the improvements from Zone 10 and not from
the improvements in Zone 15. Planning area 12 was previously annexed into Zone 10 for Robertson Ranch
East Village on December 16, 2008.
DEPARTMENT CONTACT: Roxanne Muhlmeister 760-602-2417 Roxanne.Muhlmeister@carlsbadca.gov
FOR CLERK USE. ~ COUNCIL ACTION: APPROVED CONTINUED TO DATE SPECIFIC 0
DENIED 0 CONTINUED TO DATE UNKNOWN 0
CONTINUED 0 RETURNED TO STAFF 0
WITHDRAWN 0 OTHER-SEE MINUTES 0
AMENDED 0 REPORT RECEIVED D
Robertson Ranch West LLD #2 Annexation
03/22/16
Page 2 of 2
There are two property owners within Robertson Ranch West Village: Rancho Costera, LLC and Shapell
SoCal Rental Properties, LLC. The city has prepared an Engineer's Report for Zone 15 and Zone 10 which
identifies the proportional special benefit derived by each individual parcel in relationship to the entirety
of the capital cost and maintenance and operational expenses of the public improvements, and which
separates the general benefits from the special benefits conferred on a parcel.
Assessment ballots will be mailed to the two property owners and all completed ballots must be received
by the City Clerk at or before the close of the public hearing, which will be scheduled for May 17, 2016. If
a majority protest exists, the City Council shall not impose an assessment within the maintenance district.
In tabulating the assessment ballots, the ballots shall be weighted according to the proportional financial
obligation of the affected property.
FISCAL IMPACT:
If annexation is approved, the parcels within this development will not be assessed until the 2016-17 Fiscal
Year. The maximum annual assessment rate is the maximum rate that can be assessed on a particular
parcel. The rate is calculated by adding up all the costs of maintenance and replacements, assuming that
all of the improvements in each zone were fully maintained by the city. However, a portion of the
improvements will be maintained by the homeowners association (HOA). In order to determine the actual
annual assessment, the calculated cost of maintaining any improvement, which is borne by an HOA, will be
subtracted from the maximum annual assessment. The maximum assessment rate can only increase by
the change in the Consumer Price Index (CPI) on an annual basis.
The maximum annual assessment rate per equivalent dwelling unit (EDU) is calculated at $253.32 for
Zone 10 and $271.09 for Zone 15 for Fiscal Year 2015-16. These assessments vary depending on the
amount and types of improvements being maintained in each area.
ENVIRONMENTAL IMPACT:
Pursuant to Public Resources Code Section 21065, this action does not constitute a "project" within the
meaning of CEQA in that it has no potential to cause either a direct physical change in the environment, or
a reasonably foreseeable indirect physical change in the environment, and therefore does not require
environmental review.
EXHIBITS:
1. A Resolution declaring the intention, approving the Engineer's Report (Attachment A) dated
March 8, 2016, ordering the initiation of assessment ballot procedures and setting May 17, 2016
as the date for the public hearing for the annexation of the Robertson Ranch West Village
development to Street Lighting and Landscaping District No. 2.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
RESOLUTION NO. 2016-053
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, DECLARING THE INTENTION, APPROVING THE
ENGINEER'S REPORT, ORDERING THE INITIATION OF ASSESSMENT
BALLOT PROCEDURES AND SETIING MAY 17, 2016 AS THE DATE
FOR THE PUBLIC HEARING FOR THE ANNEXATION OF THE
ROBERTSON RANCH WEST VILLAGE DEVELOPMENT TO STREET
LIGHTING AND LANDSCAPING DISTRICT NO.2
WHEREAS, the CITY COUNCIL of the CITY OF CARLSBAD, CALIFORNIA, has
undertaken proceedings to form and did form a special maintenance district and to authorize the
levy of assessments therein to finance the annual maintenance and servicing of certain
landscaping and lighting improvements ("Improvements") pursuant to the terms of the
Landscaping and Lighting Act of 1972, being Division 15, Part 2 of the Streets and Highways Code
of the State of California ("Landscaping Act"), Article XIIID of the Constitution of the State of
California "Article XIIID" and the Proposition 218 Omnibus Implementation Act (Government
Code Section 53750 et seq.) ("Implementation Act") (Landscaping Act, Article XIIID and the
Implementation Act may be collectively referred to as "Assessment Law"), such special
maintenance district known and designated as STREET LIGHTING AND LANDSCAPING DISTRICT
NO. 2, ("Maintenance District"); and
WHEREAS, the provisions of Article 2 of Chapter 2 of the Landscaping Act authorize and
establish procedures for the annexation of territory to the Maintenance District; and
WHEREAS, Article XIIID and the Implementation Act also establish certain procedural
requirements that must be followed in order to authorize the levy assessments within territory
annexed to the Maintenance District, including an Engineer's Report; and
WHEREAS, the Engineer's Report as presented consists of the following: plans and
specification describing the general nature, location and extent of the improvements to be
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
maintained and serviced and the extent of the maintenance and service work, an estimate of the
cost ofthe maintenance and servicing ofthe improvements for the Maintenance District for Fiscal
Year 2015-16, a diagram for the Maintenance District, showing the area and properties proposed
to be assessed, a maximum annual assessment of estimated costs of the maintenance and
servicing of all improvements to ultimately be installed and/or maintained upon the completion
and acceptance of thereof for maintenance, assessing the net amount upon all assessable lots
and/or parcels within the Maintenance District in proportion to the special benefits received;
together with a formula pursuant to which such maximum assessment may be adjusted annually
for inflation.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California
as follows:
1. That the above recitations are true and correct.
2. That the Engineer's Report (Attachment A) dated March 8, 2016, as presented, is
hereby approved and is ordered to be filed in the office of the City Clerk as a
permanent record and to remain open to public inspection.
3. That the public interest and convenience requires, and it is the intention of the City
Council, to order the annexation of territory to the Maintenance District in Zones 10
and 15 and to levy and collect assessments to finance the payment of the annual
costs and expenses for the maintenance and servicing of certain improvements
includinp both landscaping improvements and appurtenances and street lighting
improvements and appurtenances. Such improvements are generally described in
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
4.
the Engineer's Report dated March 8, 2016, which is attached hereto as Attachment
A and incorporated herein by this reference.
That notice is hereby given that a public hearing is hereby scheduled to be held in
the City Council Chambers located at 1200 Carlsbad Village Drive, Carlsbad,
California 92008 on May 17, 2016 at 6:00 p.m. All interested persons shall be
afforded the opportunity to hear and be heard. The City Council shall consider all
oral statements and all written communications made or filed by any interested
persons. The City Council shall, at the conclusion of the public hearing, also
determine whether assessment ballots submitted pursuant to the Assessment Law
in opposition to the proposed assessments within the Maintenance District exceed
assessment ballots submitted in favor of such proposed assessments. Pursuant to
the provisions of the Assessment Law, each record owner of property proposed to
be assessed has the right to submit an assessment ballot in favor of or in opposition
to the proposed assessment. Assessment ballots will be mailed to the record owner
of each parcel located within the Maintenance District and subject to a proposed
assessment. Each such owner may complete such assessment ballot and thereby
indicate their support for or opposition to the proposed assessment. All such
assessment ballots must be received by the City Clerk at the following address at or
before the close of the public hearing: City Clerk, City of Carlsbad, 1200 Carlsbad
Village Dr., Carlsbad, CA 92008. An assessment ballot which is delivered by mail with
a postmark which is prior to the date and time ofthe public hearing but which is not
received by the City Clerk until after the public hearing is closed will not be counted.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25 Ill
26
Ill
27
28
At the conclusion of the public hearing, the City Council shall, pursuant to
Government Code Section 53753, cause the assessment ballots timely received to
be tabulated. If a majority protest exists, the City Council shall not impose an
assessment within the Maintenance District. A majority protest exists if, upon the
conclusion of the public hearing, assessment ballots submitted in opposition to the
assessments within the Maintenance District exceed the assessment ballots
submitted in favor of such assessments. In tabulating the assessment ballots, the
assessment ballots shall be weighted according to the proportional financial
obligation of the affected property.
5. That the City Clerk is hereby directed to mail, pursuant to the Assessment Law,
notice of the public hearing and the assessment ballot proceedings and of the
adoption of this Resolution of Intention and of the filing of the Engineer's Report,
together with the assessment ballot materials, to the record owners of all real
property proposed to be assessed.
6. That the following staff person is designated to respond to all inquiries for any and
all information related to the proposed annexation to Lighting and Landscaping
District No. 2 and these proceedings, including the assessment ballot procedure:
Roxanne Muhlmeister, Senior Accountant
City of Carlsbad
1635 Faraday Ave.
Carlsbad, CA 92008
760-602-2417
roxanne.muhlmeister@carlsbadca.gov
1 PASSED, APPROVED, AND ADOPTED at a regular meeting of the City Council of
2 the City of Carlsbad, California, held on the 22nd of March, 2016, by the following vote, to wit:
3
AYES: Council Members Hall, Wood, Schumacher, Blackburn, Packard.
4
NOES: None.
5
6 ABSENT: None.
7 ABSTAIN: None.
8
9 MATT HALL, Mayor
10
11 ATTEST:
12
13
14
15 (SEAL)
16
17
18
19
20
21
22
23
24
25
26
27
28
-4-
Attachment A
Engineer's Report
for
Annexation for the City of Carlsbad
Street Lighting and Landscaping District No. 2
Zone 10 (Robertson Ranch East Village)
Zone 15 (Robertson Ranch West Village)
Prepared for the
City of Carlsbad
San Diego County, California
March 8, 2016
City of Carlsbad March 8, 2016
Street lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
TABLE OF CONTENTS
Introduction .................................................................................................................. 1
Certificates .................................................................................................................... 2
Report ........................................................................................................................... 3
Part A-Plans and Specifications ............................................................................ 5
Part B-Estimate of Cost .................................................. : ...................................... 7
Part C-Method of Apportionment of Assessment.. .............................................. 8
Part D-Assessment Roll ....................................................................................... 16
PartE-Assessment Diagram ................................................................................ 17
I Harris & Associates
Page i
City of Carlsbad
Street lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
INTRODUCTION
March 8, 2016
Page 1
The City Council of the City of Carlsbad previously formed Street Lighting and Landscaping District
No. 2 ("SLLD No. 2") pursuant to the terms of the "Landscaping and Lighting Act of 1972" (the
"Act"), which is Division 15, Part 2 of the Streets and Highways Code of the State of California. The
purpose of SLLD No. 2 is to finance the costs and expenses of the ongoing maintenance of street
lights, street trees and/or medians (the "SLLD No. 2 Improvements") that specially benefit
properties within SLLD No. 2 and the costs and expenses of administering SLLD No. 2. These costs
and expenses are financed through the levy of assessments on properties within SLLD No. 2 which
specially benefit from the SLLD No. 2 Improvements.
The prov1s1ons of the Act authorize the City Council to undertake proceedings to order the
annexation of territory to SLLD No. 2. The proceedings to annex territory to SLLD No. 2 includes the
adoption by the City Council of resolutions initiating the annexation proceedings, ordering the
preparation of a report described below and declaring the intention ofthe City Council to annex the
territory to SLLD No. 2 and setting of a public hearing on the proposed annexation, the provision of
notice of the time and place of such public hearing, the opportunity for any interested person to be
heard at such public hearing and the right of majority protest to such annexation.
This report constitutes the Engineer's Report for the Annexation of the Robertson Ranch West
Village Development into SLLD No. 2. There are currently 14 Zones of Benefit within the SLLD No. 2,
with each zone having different types of Improvements to be maintained and serviced.
The Robertson Ranch West Village development is located on the north east corner of El Camino
Real and Tamarack Avenue. It is comprised of varying types of land uses that receive special benefit
from the street trees, street lighting, and medians within and directly adjacent to the development.
Based on the types of improvements and their location, the Robertson Ranch Development will be
annexed in two separate parts.
Planning Area 13 is part of the Robertson Ranch West Village development, however it takes access
off of Cannon Road and Wind Trail within the existing Zone 10 -Robertson Ranch East Village.
Previously Planning Area 13 was excluded from the original Zone 10 annexation into SLLD No. 2.
Now that Planning Area 13 is being developed and includes additional improvements, Planning Area
13 is being annexed into the existing Zone 10-Robertson Ranch East Village.
The remainder of the Robertson Ranch West Village development will be annexed into SLLD No. 2
as Zone 15-Robertson Ranch West Village.
,. Harris & Associates
City of Carlsbad
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
CITY OF CARlSBAD
ANNEXATION INTO
STREET liGHTING AND LANDSCAPING DISTIRCT NO. 2
ZONE 10 (ROBERTSON RANCH EAST)
ZONE 15 {ROBERTSON RANCH WEST)
ENGINEER'S REPORT
CERTIFICATES
March 8, 2016
Page 2
The undersigned acting on behalf of Harris & Associates, respectfully submits the enclosed
Engineer's Report as directed by City Council pursuant to the provisions of Section 4 of Article XIIID
of the California Constitution, and provisions of the landscaping and lighting Act of 1972, Section
22500 et seq. of the California Streets and Highways Code. The undersigned certifies that she is a
Professional Engineer, registered in the State of California.
Dated: March 8, 2016
BY: Anna C. Tan-Gatue, PE
RIE 14356
I HEREBY CERTIFY that the enclosed Engineer's Report, together, with Assessmel)t Roll and
Assessment Diagram thereto attached, was filed with me on the ;J._}:r"~ay of 7'!ku tiL , 2016.
Barbara Engleson, City Clerk
City of Carlsbad
San Diego County, California
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, was approv.ed and confirmed by the City Council of the City
of Carlsbad California, on the 2}1A day of 'fY\brc;;/L , 2016.
Barbara Engleson, City Clerk
City of Carlsbad
San Diego County, California
~~~~Cll.J~u s ('"~-
1 Harris & Associates '
City of Carlsbad
Street lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
FISCAL YEAR 2015-16
ENGINEER'S REPORT PREPARED PURSUANT
TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTII\IG ACT OF 1972
SECTION 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE,
ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION, AND
THE PROPOSITION 218 OMNIBUS I!MPLEMENTATION ACT
(GOVERNMENT CODE SECTION 53750 ET SEQ.)
March 8, 2016
Page 3
Pursuant to Landscaping and lighting Act of 1972 {Part 2 of Division 15 of the Streets and
Highways Code) {the "1972 Act"}, Article XI liD of the California Constitution ("Article XI liD") and
the Proposition 218 Omnibus Implementation Act {Government Code Section 53750 and
following) {the "Implementation Act" and together with the 1972 Act and Article XIIID, the
"Assessment Law") and in accordance with the Resolution of Initiation, adopted by the City
Council of the City of Carlsbad, State of California, in connection with the proceedings for:
ANNEXATION INTO
STREET LIGTHING AND LANDSC.A,PING DISTRICT NO.2
ZONE 10 (ROBERTSON RANCH EAST VILLAGE}
ZONE 15 (ROBERTSON RANCH WEST VILLAGE)
hereinafter referred to as the "Maintenance District" or "District", I, Anna C. Tan-Gatue, P.E.,
the authorized representative of Harris & Associates, the duly appointed ASSESSMENT
ENGINEER, submit herewith the "Report" consisting of five {5) parts as follows:
PART A-PLANS AND SPECIFICATIONS
Contains a description of the improvements that are to be maintained or serviced by the
District.
PART B-ESTIMATE OF COST
Identifies the estimated cost of the services or maintenance to be provided by the District,
including incidental costs and expenses in connection therewith.
PART C-METHOD OF APPORTIONMENT
Describes the basis on which the costs have been apportioned to each parcel of land within the
Maintenance District, in proportion to the estimated benefits to be received by such lots and
parcels.
PART D-ASSESSMENT ROLL
Identifies the maximum assessment to be levied on each benefited lot or parcel of land within
the Maintenance District.
I Harris & Assodates
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTE-ASSESSMENT DIAGRAM
March 8, 2016
Page 4
Contains a Diagram of the exterior boundary of the Maintenance Districts, including the
modified Zone 10 and new Zone 15.
I Harris & Assoc:iates
City of Carlsbad
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
PART A
PLANS AND SPECIFIICATIONS
March 8, 2016
Page 5
The improvements, which have been constructed or which may be subsequently constructed
within and adjacent to the Maintenance District and that will be serviced and maintained, and
the proposed maintenance and services are generally described as follows:
DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED
The proposed improvements {collectively, the "Improvements") proposed to be maintained and
serviced are generally described as follows:
Landscaping and Appurtenant Improvements
Landscaping improvements (collectively, the "Landscaping Improvements") include but are
not limited to: landscaping, planting, shrubbery, trees, irrigation systems, hardscapes and
fixtures in public street and sidewalk rights-of-way, including medians, parkways and other
easements dedicated to the City of Carlsbad within the boundaries of the Maintenance
District.
Street lighting and Appurtenant Improvements
Street lighting improvements (collectively, the "Street Lighting Improvements") include but
are not limited to: poles, fixtures, bulbs, conduits, conductors, equipment including guys,
anchors, posts and pedestals, metering devices and appurtenant facilities as required to
provide lighting and traffic signals in public street and sidewalk rights-of-way and other
easements dedicated to the City of Carlsbad within the boundaries of the Maintenance
District.
The public lighting system shall be maintained to provide adequate illumination. Electricity
for streetlights shall be furnished by San Diego Gas & Electric (SDG&E), and it shall be
adequate for the intended purpose. Rates for power shall be those authorized by the
California Public Utilities Commission.
DESCRIPTION OF MAINTENANCE AND SERVICES
Maintenance means the furnishing of services and materials for the ordinary and usual
maintenance, operation and servicing of the Landscaping Improvements and the Street Lighting
Improvements facilities and appurtenant facilities, including repair, refurbishment, removal or
replacement of all or part of any of the Landscaping Improvements and the Street Lighting
. Improvements or appurtenant facilities; providing for the life, growth, health and beauty of the
Landscaping Improvements, including cultivation, irrigation, trimming, spraying, fertilizing and
treating for disease or injury; the removal of trimmings, rubbish, debris and other solid waste;
and the cleaning, sandblasting, and painting of walls and other improvements to remove or
cover graffiti.
I Harris & Associates
City of Carlsbad
Street lighting and landscaping District No" 2, Zones 10 & 15
Engineer's Report
March 8, 2016
Page 6
Servicing means the furnishing of water and electrical current or energy for the irrigation of the
Landscaping Improvements and the maintenance of any Street Lighting Improvements or
appurtenant facilities and the furnishing of electric current or energy, gas or other illuminating
agent for the Street Lighting Improvements, or for the lighting or operation of the Landscaping
Improvements or appurtenant facilities.
The Street Lighting Improvements shall be maintained to provide adequate illumination.
Electricity for streetlights shall be furnished by SDG&E, and it shall be adequate for the
intended purpose. Rates for power shall be those authorized by the California Public Utilities
Commission"
The following provides descriptions of the Annexation Zones of Benefit within the Maintenance
District:
Zone 10-Encompasses the east village of Robertson Ranch Development, a residential
development located on the north east corner of Cannon Rd and College Blvd, and
funds the operation and maintenance of street lighting, street trees, and medians.
Zone 15-Encompasses the west village of Robertson Ranch Development, a residential
development located on the north east corner of El Camino Real and Tamarack
Avenue, and funds the operation and maintenance of street lighting, street trees,
and medians.
The plans and specifications for the Improvements, showing the general nature, location and
the extent of the Improvements, are on file in the office of the City Engineer and are by
reference herein made a part of this report.
I Harris & Associates
City of Carlsbad
Street lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTB
ESTIMATE OF COST
March 8, 2016
Page 7
The estimated costs for the operation, maintenance and servicing of the Improvements, shown
on the following page, are the estimated costs of maintenance if the Improvements were fully
maintained for Fiscal Year 2015-16. The 1972 Act provides that the total cost of the
maintenance and services, together with incidental expenses, may be financed from the
assessment proceeds. The incidental expenses may include engineering fees, legal fees,
printing, mailing, postage, publishing, and all other related costs identified with the district
proceedings.
Please see Part C of this Report for a description of Equivalent Dwelling Units (EDU's) and the
apportionment formula.
The Assessment Law requires that a special fund be set-up for the revenues and expenditures
of the District. Funds raised by assessment shall be used only for the purpose as stated herein.
The city may advance funds to the District, if needed, to ensure adequate cash flow, and will be
reimbursed for any such advances upon receipt of assessments. Any surplus or deficit
remaining on June 30 must be carried over to the next fiscal year.
The estimated maximum annual maintenance costs for Zone 10 (Robertson Ranch East)
including Planning Area 13 and newly created Zone 15 (Robertson Ranch West Village) for
FY2015-16 are calculated as follows:
Maximum
O&M Rep!. Total Annual Maximum
Assessed Unit Unit O&M/Repl. Admin. Costs FY15-16
Quantity Cost Cost Costs Costs to Asmt Asmt
Zone 10 (Robertson Ranch East Village)
40W Light 72 each $132.26 $168.61 $21,663 $220 $21,883
* 100W Light 23 each $150.15 $150.36 $6,912 $70 $6,982
Trees 633 each $96.74 $0.00 $61,236 $623 $61,859
Medians 66,500 sf $0.44 $0.50 $62,694 $638 $63,332
$154,056 $143.489
Zone 15 (Robertson Ranch West Village)
40W Light 23 each $132.26 $168.61 $6,920 $70 $6,990
Collector 40W Light 10 each $132.26 $168.61 $3,009 $31 $3,040
Collector 1 OOW Light 3 each $168.38 $168.61 $1,011 $10 $1,021
* 40W Light 1 each $117.94 $150.36 $268 $3 $271
* 100W Light 7 each $150.15 $150.36 $2,104 $21 $2,125
Local Trees 264 each $96.74 $0.00 $25,539 $260 $25,799
Collector Trees 170 each $96.74 $0.00 $16.446 $167 $16,613
+ Arterial Trees 104 each $86.19 $0.00 $8,964 $91 $9,055
Medians 23,083 sf $0.44 $0.50 $21,762 $221 $21,983
$86,897 $86,897 .. * These lights are on artenal roadways, therefore the O&M and Repl. costs have been multiplied by 89.2%
(This is to account for the 10.8% General Benefit for Arterial Roadways)
+ These trees are on arterial roadways, therefore the O&M costs have been multiplied by 89.1%
(This is to account for the 10.9% General Benefit for Street Trees on Arterial Roadways)
I Harris & Associates
Contribution
From
City
$10,567
$0
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTC
METHOD OF APPORTIONMENT OF ASSESSMENT
GENERAL
March 8, 2016
Page 8
The 1972 Act permits the establishment of assessment districts by cities for the purpose of
providing certain public improvements which include the construction, maintenance and
servicing of street lights, traffic signals and landscaping facilities.
Streets and Highways Code Section 22573 requires that maintenance assessments be levied
according to benefit rather than according to assessed value. This section states:
"The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among
all assessable lots or parcels in proportion to the estimated benefits to be received by
each such lot or parcel from the improvements."
The 1972 Act permits the designation of zones of benefit within any individual assessment
district if "by reason of variations in the nature, location, and extent of the improvements, the
various areas will receive different degrees of benefit from the improvements." (Sec. 22574).
Thus, the 1972 Act requires the levy of a true "assessment" rather than a "special tax."
In addition, Article XIIID and the Implementation Act requires that a parcel's assessment may
not exceed the reasonable cost for the proportional special benefit conferred on that parcel.
Article XIIID and the Implementation Act further provides that only special benefits are
assessable and the city must separate the general benefits from the special benefits. They also
require that publicly owned properties which specially benefit from the improvements be
assessed.
SPECIAL BENEFIT ANALYSIS
Proper maintenance and operation of the streetlights, street trees and street medians provides
special benefit to adjacent properties by providing security, safety, and community character
and vitality.
Local Lighting.
Special Benefit. The operation, maintenance and servicing of lighting along local streets in
close proximity to certain lots or parcels provides a special benefit to such lots or parcels
by providing illumination resulting in: 1) improved security of such lots or parcels, 2)
improved ingress and egress from such lots or parcels by illuminating access after
sunset, and 3) improved. nighttime visibility for the local access of emergency vehicles.
Local lighting consists of 100 watt lights.
Street lights on or associated with traffic signals located at arterial-to-local connectors
are considered to be 100% special benefit to those developments taking direct access at
these intersections.
., Harris & Associates
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
General Benefit. There are no general benefits associated with local lighting.
Arterial Lighting.
March 8, 2016
Page 9
Special Benefit. The. operation, maintenance and servicing of arterial lighting provides a
special benefit to each and every assessable lot or parcel within the development or
vicinity which are adjacent to such lighting resulting in: 1) improved nighttime visibility
for the access of emergency vehicles, and 2) improved safety and traffic circulation to
and from parcels. Arterial lighting consists of 200 watt lights; however, special benefit is
assigned consistent with local lighting wattage.
General Benefit. The city recognizes that a portion of the maintenance, operation and
servicing of those Street Lighting Improvements that are a part of the city's arterial
lighting improvements provide a general benefit to the public at large, which equates to
the higher level of lighting required on arterial roads.
The general benefits associated with Arterial Lighting are attributable to the higher level
of lighting required for an arterial roadway. That higher level of lighting provides a
measure of safety for the additional width of the street. Local and collector roadways
require only 9,500 lumen lights (typically 40 watt lights) and arterial roadways require
22,000 lumen lights (typically 100 watt lights).
The amount of general benefit is established by multiplying the number of arterial
streetlights currently in the city by the difference between the average annual electrical
costs to illuminate a light on an arterial street and a local street. (Electrical costs are
used in this comparison, as the personnel and replacement costs for the various lumens
and wattages of lights are virtually the same.) The table below shows the calculation of
the cost estimate for general benefit for streetlights.
I Harris & Associates
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
FY 2015-16 COST ESTIMATE COMPARISON OF ELECTRICAL
COSTS FOR THE VARIOUS STREET LIGHTS WITHIN THE CITY
Annual Annual
Amount Cost per Light
$115,704.00 $24.00
$115,704.00
lg wa age 1191 ts or artena s reets:
70 103 $3.52 $362.56 $4,350.72 $42.24
85 19 $4.28 $81.32 $975.84 $51.36
100 1,600 $5.01 $8,016.00 $96,192.00 $60.12
150 553 $7.51 $4,153.03 $49,836.36 $90.12
200 151 $10.03 $1,514.53 $18,174.36 $120.36
250 15 $12.55 $188.25 $2,259.00 $150.60
Subtotal-2 2,441 $171,788.28
Total 7,262 $287,492.28
General Benefit= $113,204.28
FY 2015-16 Lighting Budget Amount $1,073,689
FY 2015-16 Public Parcel Contribution $28,000
Total Est. Cost Less Public Parcel Contribution* $1,045,689
!General Benefit Percentage 10.8%1
* Based on preliminary budget estimates
March 8, 2016
General
Benefit
Page 10
$0.00
$0.00
$1,878.72
$519.84
$57,792.00
$36,564.36
$14,550.36
$1,899.00
$113,204.28
Therefore, 10.8% of the Street Lighting Improvements on the city's arterial roadways are
considered general benefit and only 89.20% of these Street Lighting Improvements will
be used to estimate the special benefit costs.
Streetlights on or associated with traffic signals located at arterial-to-arterial connectors
are considered to be 100% general benefit.
In addition to the above, streetlights fronting upon open space areas owned by
governmental agencies and/or managed by a non-profit environmental trust and which
are considered part of the major habitat core areas and/or linkages of the city's Habitat
Management Plan shall be considered as having 100% general benefit.
Street Landscaping.
Special Benefit. Trees, landscaping, hardscaping and appurtenant facilities, if well
maintained, provide beautification, shade and enhancement of the desirability of the
surroundings, and therefore increase property value.
11 Street trees within the public street parkways provide special benefit to those
properties directly adjacent to those tree-lined parkways.
I Harris & Associates
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
March 8, 2016
Page 11
111 Landscaping and hardscaping within medians in the public streets provide special
benefit to those developments that are directly adjacent to the public medians.
These medians are located in the arterial roadways .
. General Benefit.
11 There are no general benefits associated with local street trees.
11 Street trees along the arterial roadways provide aesthetic benefits to people walking
through the city. Per the 2005 'Traveler Opinion and Perception Survey conducted by
the Federal Highway Administration, approximately 10.9% of all trips are considered
Walking Trips. Therefore, 10.9% of the Street Tree Improvements of the city's
arterial roadways are considered general benefit, and only 89.1% of these Street
Tree improvements will be used to estimate the special benefit costs.
111 Landscaping and hardscaping within medians in the arterial roadways provide only
incidental aesthetic benefits to motorists travelling to, from or through the city.
Therefore, it is deemed that there are no general benefits associated with the
landscaped medians.
Vehicular safety associated with the traffic channelization provided by raised
medians is independent of the landscaping and hardscaping improvements funded
through this Maintenance District. However, median curb replacement costs are
included in the overall replacement costs for the medians. Because raised median
curbs are required for both landscaping and traffic channelization, 50% of the
median curb replacement costs have been removed from the budget.
Benefit Zones
Benefit Zones are used to differentiate between the different types of Improvements to be
maintained and serviced within each such zone. There are two zones of benefit included in this
Annexation.
Zone 10 -Robertson Ranch East Village. The Robertson Ranch East Village development is
located on the north east corner of Cannon Road and College Boulevard. It is comprised
of varying types of land uses that receive special benefit from the street trees, street
lighting, and medians within and directly adjacent to the development. Planning Area 13
is part of the Robertson Ranch West Village development, however it takes access off of
Cannon Road and Wind Trail within the Robertson Ranch East Village. Previously
Planning Area 13 was excluded from the original Zone 10 annexation. Now that Planning
Area 13 is being developed and includes additional improvements, Planning Area 13
being annexed into the existing Zone 10-Robertson Ranch East Village.
There is a 78-unit apartment complex ("APT"L 84 single-family attached units ("SFA''t
320 single-family detached units ("SFD"), a total of 2.02 acres of designated recreation
areas ("Park"), a 15.51 acre Fire Station {"Non-Res") that all have local street lights and
I Harris & Associates
City of Carlsbad
Street Lighting and landscaping District No. 2., Zones 10 & 15
Engineer's Report
March 8, 2.016
Page 12
trees in the public streets directly adjacent to them. There are 23 SFD's and a 0.44 acre
Park that are part of Planning Area 13 that have local street lights and trees in the public
street directly adjacent to them. Both Planning Area 13 and the 15.51 acre Fire Station
("Non-Res") are part of the Robertson Ranch West Village, but are directly adjacent to
the East Village and take access off of Cannon Road and Wind Trail Way. There is a 6.59
acre unplanned area ("Vacant") and a 2.84 acre Water Quality Facility ("Non-Res (Uti!)")
that do not have public local street lights or street trees. A 5.7 acre option parcel
("Vacant-NAP") are within the development and are taken into consideration when
spreading special benefit, but is not part of this annexation.
It is anticipated that the HOA will maintain the local lighting and street trees. The City
and the owners of the land within Robertson Ranch have an Agreement to provide for
the maintenance of such improvements by the HOA; therefore, annual assessments will
be levied within Zone 10 for the maintenance of the local street lights and trees only if
(a) the HOA fails to maintain such any such street lights and trees pursuant to the
Agreement, (b) as a result of the failure of the HOA to maintain any such Improvements,
the City is required to undertake such maintenance and (c) the HOA has failed to
reimburse the City for the cost of such maintenance as required pursuant to the
Agreement.
The entire development receives special benefit from the arterial street lighting on
College Blvd and Cannon Rd. ·
The entire development also benefits from medians in Cannon Road and College Blvd.
There will be approximately 2,350 linear feet of medians in Cannon Road along the
south east side of the development (which equals approx. 44,650 sf of medians based
on a typical 19' width), and approximately 1,150 linear feet of medians ih College Blvd
along the easterly side of the development (which equals approx. 21,850 sf of medians
based on a typical 19' width). The Robertson Ranch development is on both the north
and south side of Cannon Road and the east and west side of College Blvd and will
benefit from the improved aesthetics of the medians; therefore the entire benefit from
the medians in both Cannon Road and College Blvd is apportioned to the Robertson
Ranch development (66,500 sf of medians total in Cannon Road and College Blvd).
Zone 15 -Robertson Ranch West Village. The Robertson Ranch West Village development is
located on the north east corner of El Camino Real and Tamarack Avenue. It is
comprised of varying types of land uses that receive special benefit from the street
trees, street lighting, and medians within and directly adjacent to the development.
There are a total of 1.66 acres of designated recreation areas ("Park") in Planning Area 6
and~a total of 173 single-family detached units ("SFD") in Planning Areas 3 and 6 that
have local street lights and trees in the public streets directly adjacent to them. There
are a total of 364 apartment units ("APT") in Planning Areas 7 and 8, 14.85 acres of
designated commercial areas ("Non-Res") in Planning Area 11, 1.20 acres of designated
recreation areas ("Park-NLL") in Planning Area 4 are on designated collector streets, and
I Harris & Associates
City of Carlsbad
Street lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
March 8, 2016
Page 13
therefore are not considered to have any local street lights or street trees directly
adjacent to them. There are 0.40 acres of Park-NLL in Planning Area 9/10 and 111 single-
family detached units ("SFD-NLL") in Planning Areas 5 and 9/10 that are on private
streets, and therefore are not considered to have any local street lights or trees directly
adjacent to them. There is also 1.78 acres of designed commercial area ("Non-Res-NC")
in Planning Area 2 that is located off of El Camino Real that does not benefit from local
or collector street lighting or trees.
Robertson Road (from Tamarack Avenue to the landscaping circle and from Wellspring
Street to West Ranch Street), West Ranch Street, and the public portion of Gage Drive
are designated as Collector Streets. The street lights and street trees along these streets
are classified as Collector 40W Lights, Collector 100W Lights, and Collector Trees. The
annual cost to maintain these collector improvements will be spread among the
development areas that are directly adjacent to and take access from the Collector
Streets. These include the Park, Park-NLL, SFD, SFD-NLL, APT and Non-Res. The Non-Res-
NC development area does not receive special benefit from the trees and lights on the
Collector Streets.
It is anticipated that the HOA will maintain the local lighting and street trees." The City
and the owners of the land within Robertson Ranch have an Agreement to provide for
the maintenance of such improvements by the HOA; therefore, annual assessments will
be levied within Zone 15 for the maintenance of the local street lights and trees only if
(a) the HOA fails to maintain such any such street lights and trees pursuant to the
Agreement, (b) as a result of the failure of the HOA to maintain any such Improvements,
the City is required to undertake such maintenance and (c) the HOA has failed to
reimburse the City for the cost of such maintenance as required pursuant to the
Agreement.
The entire development receives special benefit from the arterial street lighting on El
Camino Real and Tamarack Avenue.
The entire development also benefits from medians in El Camino Real and Tamarak
Avenue. There will be approximately 44,726 square feet of medians in El Camino Real
along the south side of the development and approximately 1,440 square feet of
medians in College Blvd along the easterly side of the development. The Roberson
Ranch West Village is on the north side of El Camino Real and the east side of Tamarak
Avenue. The developments on the opposite sides of El Camino Real and Tamarak
Avenue will benefit from the improved aesthetics of the medians directly adjacent to
this property; therefore 50% of the benefit for the medians in El Camino Real and
Tamarak Avenue is apportioned to the Robertson Ranch West Village (22,363 sf of
medians in El Camino Real and 720 sf of medians in Tamarak Avenue).
I Harris & Associates
City of Carlsbad
Street Lighting and landscaping District No. 2, Zones 10 & 15
Engineer's Report
ASSESSMENT APPORTIONMENT AND RATES
Equivalent Dwelling Units
March 8, 2016
Page 14
To establish the special benefit to the individual parcels within the District, an Equivalent
Dwelling Unit system is used. Each parcel of land is assigned Equivalent Dwelling Units ("EDUsn)
in proportion to the estimated special benefit the parcel receives relative to the other parcels
within the District from the streetlights, street trees and medians.
The single-family detached (SFD} residential parcel has been selected as the basic unit for
calculation of assessments; therefore, the SFD residential parcel is defined as one Equivalent
Dwelling Unit (EDU). A methodology has been developed to relate all other land uses to the
SFD residential land use as described below.
Single Family Attached (SFA) Residential. SFA residential uses, including condominiums, are
given a factor of 0.80 EDU per dwelling unit. Based on data from representative cities in
Southern California, the SFA residential factor of 80 percent is determined by the statistical
proportion of relative trip generation from various types of residential uses, in combination
with population density per unit.
Apartment (APT) Residential. APT residential uses, also known as multi-family residential uses,
are given a factor of 0.60 EDU per dwelling unit. Based on data from representative cities in
Southern California, the APT residential factor of 60 percent is determined by the statistical
proportion of relative trip generation from various types of residential uses, in combination
with population density per unit.
Non-Residential (Non-Res). In converting improved non-residential properties to EDUs, the
factor used is the City of Carlsbad average size for a SFD residential lot, which is 1 dwelling unit
per 7,500 sq. ft, or approximately 6 dwelling units per acre. Therefore, Non-Res parcels will be
assessed 6 EDU per acre or any portion thereof.
Vacant/Parks. Parcels that are designated for parks or parcels that are developable but do not
have a finalized development map are assessed based upon the acreage of the parcel. These
properties receive special benefits based on their land, as this is the basis of their value. Based
upon the opinions of professional appraisers, appraising current market property values for. real
estate in Southern California, the land value portion of a property typically ranges from 20 to 30
percent of the property's total value. Additionally, the utilization of vacant property is
significantly less than improved property and vacant property has a traffic generation rate of 0.
Therefore, vacant parcels (and park parcels} will be assessed at the rate of 25% of Non-Res
properties, or 1.5 EDU per acre or any portion thereof.
Open Space. Parcels designated as open space do not receive special benefits from the
Improvements and are therefore exempt from the assessment.
The following table summarizes the EDU formula described above.
I Harris & Associates
City of Carlsbad
Street Lighting and Landscaping District No.2, Zones 10 & 15
Engineer's Report
EDU Formula
Land Use
Single Family Detached Res (SFD)
Single Family Attached Res (SFA)
Apartments (APT)
Developed Non-Residential (Non-Res)
Vacant I Park
Open Space
DU = Dwelling Unit
March 8, 2016
Page 15
EDU Rate
1.0 I DU
0.8 I DU
0.6 I DU
6.0 I acre
1.5 I acre
0.0 I acre
The following tables provide the EDU's for the various types of special benefits associated with
each Zone, FY 2015-16 budget rates and the calculated maximum assessment rates for FY 2015-
16. The FY 2015-16 assessment rate will be the lesser of the budget rate and the maximum rate.
Estimated FY 2015-16 Assessment Allocation and Rates
FY 15-16 FY 15-16
Local Collector Arterial Collector Arterial Budget Maximum FY 15-16
Light Light Light Tree Tree Tree Median Rate Rates Maximum
Development DU Acres EDU EDU EDU EDU EDU EDU EDU ($/EDU) ($/EDU) Asmt
Zone 10-Robertson Ranch East Village
*APT 78 46.80 46.80 46.80 46.80 $270.56 $253.32 $11,855.38
* SFA 84 67.20 67.20 67.20 67.20 $270.56 $253.32 $17,023.10
* SFD 304 304.00 304.00 304.00 304.00 $270.56 $253.32 $77,009.28
• Park 2.02 3.03 3.03 3.03 3.03 $270.56 $253.32 $767.56
* SFD 16 16.00 16.00 16.00 16.00 $270.56 $253.32 $4,053.12
• Non-Res (Util) 2.84 17.04 17.04 $119.33 $127.69 $2,033.43
• Vacant 6.59 9.89 9.89 $119.33 $127.69 $1,179.61
• Non-Res (Fire Station) 15.51 93.06 93.06 93.06 93.06 $270.56 $253.32 $23,573.96
SFD (PA13) 23 23.00 23.00 23.00 23.00 $270.56 $253.32 $5,826.36
Park (PA13) 0.44 0.66 0.66 0.66 0.66 $270.56 $253.32 $167.19
• Vacant (NAP) 5.7 8.55 8.55 $119.33 $127.69 $0.00
553.8 589.2 553.8 589.2 $143,488.99
Zone 15-Robertson Ranch West Village
APT (PA 7) 96 57.6 57.6 57.6 57.6 57.6 $84.24 $84.24 $4,852.51
APT(PA 8) 268 160.8 160.8 160.8 160.8 160.8 $84.24 $84.24 $13,546.59
Non-Res-NC (P A 2) 1.87 11.2 11.2 11.2 $51.71 $51.71 $580.15
Non-Res (PA 11) 14.85 89.1 89.1 89.1 89.1 89.1 $84.24 $84.24 $7,506.22
Park (PA 6) 0.74 1.1 1.1 1.1 1.1 1.1 1.1 1.1 $271.09 $271.09 $301.63
Park (PA 6) 0.91 1.4 1.4 1.4 1.4 1.4 1.4 1.4 $271.09 $271.09 $371.91
Park-NLL (PA 4) 1.20 1.8 1.8 1.8 1.8 1.8 $84.24 $84.24 $151.64
Park-NLL (PA 9/10) 0.40 0.6 0.6 0.6 0.6 0.6 $84.24 $84.24 $50.46
SFD (PA 3) 87 87.0 87.0 87.0 87.0 87.0 87.0 87.0 $271.09 $271.09 $23,585.12
SFD (PA 6) 86 86.0 86.0 86.0 86.0 86.0 86.0 86.0 $271.09 $271.09 $23,314.03
SFD-NLL (PA 5) 36 75.0 75.0 75.0 75.0 75.0 $84.24 $84.24 $6,318.37
SFD-NLL (PA 9/10: 75 75.0 75.0 75.0 75.0 75.0 $84.24 $84.24 $6,318.37
175.5 635.4 646.6 175.5 635.4 646.6 646.6 $86,897.00
* Areas already part of Zone 10 and not included as part of this annexation
I Harris & Assodates
City of Carlsbad
Street lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTD
ASSESSMENT ROLL
March 8, 2016
Page 16
The Assessment Roll below is a listing of the proposed maximum assessment for Fiscal Year 15-
16 apportioned to each lot or parcel, as shown on the last equalized roll of the Assessor of the
County of San Diego.
The description of each lot or parcel is part of the records of the Assessor of the County of San
Diego and these records are, by reference, made part of this Report.
Current FY15-16
Assessor's Parcel Land Maximum Estimated
Parcel No. Zone Acres Use Asmt* Asmt
208-010-44-00 (port) 10 4.80 Vacant $5,993.55 $0.00
208-01 0-44-00 (port) 15 199.74 Vacant $86,897.00 $0.00
Total: $92,890.55 $0.00
The maximum annual maintenance assessment will be increased for cost of living each year ·
according to the change in Consumer Price Index (CPI} for the San Diego County area. {Any
other increases or changes in the methodology of the Assessment must be submitted for
property owner approval.)
No assessments will be collected until the improvements have been constructed within the
Zones.
I Harris & Assodates
City of Carlsbad
Street Lighting and Landscaping District No. 2, Zones 10 & 15
Engineer's Report
PARTE
ASSESSMENT DIAGRAM
March 8, 2016
Page 17
Assessment Diagram for the Maintenance District Annexation is provided on the following
page.
I Harris & Associates
~ ~
City of Carlsbad
Street Lighting and landscaping District No. 21 Zones 10 & 15
Engineer's Report
ROBERTSON RANCH -WEST VILLAGE
RANCHO COSTERA
Carlsbad, California
'Y.O"XO a W ~~
I r '.'= C •l I Ranch-West
Village I
Bl Harris & Associates
March 81 2016
PA 8/10
PA 13 is being