HomeMy WebLinkAbout2019-09-24; City Council; ; Community Facilities District No. 1 Annexation No. 19/20-02 (Summit Senior Carlsbad)~ CITY COUNCIL V Staff Report
Meeting Date:
To:
From:
Staff Contact:
Sept. 24, 2019
Mayor and City Council
Scott Chadwick, City Manager
Kevin Branca, Finance Director
Kevin.Branca@carlsbadca.gov or 760-602-2418
CA Review we.-
Subject: Community Facilities District No. 1 Annexation No. 19/20-02
(Summit Senior Carlsbad)
Recommended Action
Adopt a Resolution certifying and adding property to Community Facilities District No. 1 (CFO
No.1).
Executive Summary
Community Facilities District No. 1 was formed in 1991 and originally included undeveloped
property within 18 Local Facilities Management Zones. Additional property was anticipated and
has been annexed into CFD No. 1 after receipt of discretionary approval. The applicant,
Steadfast Carlsbad Senior, LLC, received discretionary approvals for the development of a
professional care facility consisting of a two-story stepped building totaling 84,243 square feet
known as "Summit Senior Carlsbad" (the Project) on June 6, 2018. CFD No. 1 provides funding
for a variety of infrastructure projects which will be necessary to meet the requirements of the
Growth Management Program. These actions will allow the annexation of the Project into CFO
No. 1.
Discussion
Property owners of vacant land in Carlsbad and the city worked together to form Community
Facilities District No. 1 (CFD No. 1). The City Council formed CFO 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, CFD
No. 1 provides funding for a variety of infrastructure projects which will be necessary to meet
the requirements of the Growth Management Program.
Pursuant to City Council Policy No. 33, CFO 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 CFO has been formed to finance the construction of
public infrastructure, City 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 City Council Policy No. 33 ensures the
obligation on a residential unit is paid in full when the building permit is issued, the CFO does
not affect homeowners in Carlsbad. As such, a Carlsbad homeowner will not pay city-imposed
September 24, 2019 Item #2 Page 1 of 34
Mello-Roos taxes. However, per City 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 (Zones 1, 2, 3, 4 and 6), each zone
plan requires annexation to CFD No. 1 or developer funding of all required facilities.
In April 1993, the City Council authorized the future annexation of the 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 property owners administratively petition to annex into
CFD No. 1. Upon City Council approval, property will be annexed into CFD No. 1 which will fulfill
their obligation to contribute towards certain public facilities.
Annexation No. 19/20-02 -Summit Senior Carlsbad
As a requirement of discretionary approvals received June 6, 2018, parcel 209-060-56-00 is
required to annex into CFD No. 1. The applicant, Steadfast Carlsbad Senior, LLC, 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 August 26, 2019. The City
Clerk completed a Statement of Votes Cast showing 3 votes cast in favor of the proposition and
zero votes cast against the proposition (included with Exhibit 1). The City Council may formally
authorize the annexation by certifying and adding the property into the original Community
Facilities District No. 1.
Fiscal Analysis
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 fiscal year 2019-20.
Annexation No. 19/20-02 -Summit Senior Carlsbad
The Project site is located on the northeast corner of El Camino Real and Cougar Drive and
currently contains the Madonna Hill Guest Home buildings, a small assisted living facility that
operated on a portion of the site from the mid-1950's until 2014. The existing Madonna Hill
buildings will be demolished. The proposed professional care facility building consists of a two-
story stepped building design totaling 84,243 square feet. The proposed facility includes 101
units with 122 beds comprised of the following: 1) 78 assisted living units including 50 one-
bedroom units, 7 two-bedroom units and 21 studio units; and 2) 23 memory care units
including 9 one-bedroom units, and 14 two-bedroom units. The property annexing into CFD No.
1 is approximately 2.15 acres. The Project site is approximately 3.44 acres.
September 24, 2019 Item #2 Page 2 of 34
The property being annexed will be subject to CFD No. 1 Special Tax -Undeveloped Property
beginning in fiscal year 2019-20. Using the fiscal year 2019-20 tax rates, the levy will be
approximately $0. The property being annexed 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 2019-20 tax rates, this tax is estimated at $35,807 for residential developed land use.
Using the simplified annexation procedure saves the city and the owner election costs and
additional time delays. A fee of $1,851 to cover annexation processing, map preparation, and
filing costs has been paid by the applicant.
Next Steps
After City Council authorization, a Notice of Annexation (Exhibit 3) and the Boundary Map of
Annexation 19/20-02(Attachment B to Exhibit 1) will be filed with the County Recorder as a lien
against the property.
Environmental Evaluation (CEQA)
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.
Public Notification and Outreach
This item was noticed in accordance with the Ralph M. Brown Act and was available for public
viewing and review at least 72 hours prior to scheduled meeting.
Exhibits
1. City Council Resolution.
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. 19/20-02 -Summit Senior
Carlsbad.
3. Notice of Annexation No. 19/20-02.
4. Community Facilities District No. 1, 2019-20 actual tax rates.
September 24, 2019 Item #2 Page 3 of 34
RESOLUTION NO. 2019-187
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, CERTIFYING THE RESULTS OF AN ELECTION AND ADDING
PROPERTY TO COMMUNITY FACILITIES DISTRICT NO. 1
WHEREAS, the City Council of the City of Carlsbad, California has determined that previous
actions have been taken to form a Community Facilities District pursuant to the provisions of the
"Mello-Roos Community Facilities Act of 1982", being Chapter 2.5, Part 1, Division 2, Title 5 of the
Government Code of the State of California, said Article 3.5 thereof. The existing Community Facilities
District being designated as COMMUNITY FACILITIES DISTRICT NO. 1 (the "District"); and
WHEREAS, the legislative body has also established a procedure to allow and provide for future
annexations to the District and the territory proposed to be so annexed in the future was designated
as COMMUNITY FACILITIES DISTRICT NO. 1, FUTURE ANNEXATION AREA; and
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. 19/20-02 (the "Annexed Area"); and
WHEREAS, less than twelve (12) registered voters have resided within the territory of Annexed
Area for each of the ninety (90) days preceding August 26, 2019, 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 August 26, 2019, 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 Annexed Area; and
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 the
qualified electors of the Annexed Area, has received and canvassed such ballots and made a report to
this City Council regarding the results of such canvas, a copy of which is attached as Attachment A
hereto and incorporated herein by this reference; and
September 24, 2019 Item #2 Page 4 of 34
WHEREAS, at this time the measure voted upon and such measure did receive the favorable
2/3's vote of the qualified electors, and this City Council desires to declare the results of the election;
and
WHEREAS, a map showing the Annexed Area and designated as Annexation No. 19/20-02 (the
"Annexation Map"), a copy of which is attached as Attachment 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:
1. That the above recitations are true and correct.
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 ofthe owners of the Annexed Area and such consent shall be kept
on fil.e in the Office of the City Clerk.
b. Less than twelve (12) registered voters have resided within the territory of Annexed
Area for each of the ninety (90) days preceding August 26, 2019, 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 the
levy of special taxes within the Annexed Area upon its annexation to the District.
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 legislative body.
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.
5. Immediately upon adoption of this Resolution, notice shall be given as follows:
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.
September 24, 2019 Item #2 Page 5 of 34
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 adoption of this Resolution.
PASSED, APPROVED AND ADOPTED at a Regular Meeting ofthe City Council ofthe City of
Carlsbad on the 24th day of September 2019, by the following vote, to wit:
AYES: Hall, Blackburn, Bhat-Patel, Schumacher.
NAYS: None.
ABSENT: Hamilton.
MATT HALL, Mayor u~ llect« mfJl"lez, Def.vi)
{or BARBARA ENGLESON, City Clerk C l°tj
(SEAL)
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September 24, 2019 Item #2 Page 6 of 34
STATE OF CALIFORNIA
CERTIFICATE OF ELECTION OFFICIAL
AND STATEMENT OF VOTES CAST
COUNTY OF SAN DIEGO ) ss.
CITY OF CARLSBAD )
ATTACHMENT A
The undersigned, ELECTION OFFICIAL OF THE CITY OF CARLSBAD, COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, DOES HEREBY CERTIFY that pursuant to the provisions of
Section 53326 of the Government Code and Division I 2, 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 DISTRJCTNO. 1
SPECIAL ELECTION
ANNEXATION NO. 19/20-02
in such City, held August 26, 20 I 9.
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. I of such City for or against the
Measure are full, true and correct.
VOTES CAST ON PROPOSITION I: YES _J
NO _,k)-
WITNESS my hand this ~Ld;h day of ~d vi± , 201!1_.
\±.ff¥b ~f-m JrL~,A CITY CLERK -=
ELECTION OFFICIAL
CITY OF CARLSBAD
STATE OF CALIFORNIA
September 24, 2019 Item #2 Page 7 of 34
BOUNDARY MAP
ANNEXATION NO. 19/20-02
COMMUNITY FACILITIES DISTRICT NO. 1
CITY OF CARLSBAD
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA
LEGEND:
AIHlfD AREA
SUII0MSION IIOUN)ARY
PROP£R1Y I.NS
E>OSTIIG SlREElS
ASSESSOR PARCEL NU}(BERS:
209-060-56-00
ACREAGE
2.15 AC. (GROSS & NET TAXABLE)
SHEET 1 OF 1
FUD IN 11£ 0FflC[ Of 11£ CITY CllRK Of lllE ClY Of CARLSIIAO llllS
--DAY Of-,2019.
CITY CllRK Of 1llE CITY Of CARLSIIAll
I HEREBY CER1FY lllAT 1115 MAP SHOIIING IIOUN)ARES Of ANNEXAllON ND. 19/20--02 COMMINlY FACIUITIS OISffilCT NO. 1, CITY Of CARI.SIi.iD,
WAS APPRCMll BY 11£ ClY COUNCI. Of lllE aTY Of CARLSIIAD, STATE OF
CAURIRNA AT A REtiU.AR MEETtlG JED ON 11£..__ DAY Of __ , 2019 BY 1llE AllOPllON OF RESa..UTION NO. ____ _
CITY CllRK Of 11£ Cl1Y Of CARLSIIAll
FUD 1115 __ DAY or __ , 2019 AT lllE HaJR OF __ IN BOOK
--PAGE __ DOCUMIIIT NO. -----11f OOIIMUNlY FACUTIES
DISTRICTS IN 11£ OFFICE OF 11£ COUNTY RECORDER OF SAN DIEGO OOIMIY,
STATE OF CAU'CRNIA.
EltlEST J. ORONENBUAG .II.
ClllMIY RECORDER
IIY-·------DEPUlY COUNlY RECORDER
REFERENCE 11£ SAN DIEGO COUNTY ASSESSCR's MAPS
FOR A lltTAILm llESCRIPllON OF PARCE. LINES ANO DIMENSIONS. September 24, 2019 Item #2 Page 8 of 34
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. 19/20-02
TO: CITY COUNCIL
COMMUNITY FACILITIES DISTRICT NO. 1
OF THE CITY OF CARLSBAD
EXHIBIT 2
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
11Property"), 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", (Government Code §53311 and following)
(the "Act") to form a community facilities district known and designated as
Community Facilities District No. 1 (the "District") to finance the following
public facilities (the "Public Facilities") originally described and designated as:
(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.
1
September 24, 2019 Item #2 Page 9 of 34
( 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 of the 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 11B" 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 annexation
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 manner 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 owners 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 of the territory, including the Property, proposed for annexation in
the future upon the unanimous approval of the owner or owners of each parcel or
parcels at the time that such parcel or parcels are annexed, without additional
hearings.
D. The Act further 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
further provides that 2/3 's of the qualified electors must vote in favor of the 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 landowner who is the owner of record at the close of such public hearing, or
the authorized representative of such owner, having one vote for each acre or
portion of an acre of land that such landowner owns within the Property.
2 September 24, 2019 Item #2 Page 10 of 34
F. The provisions of the Act require that such special election be held at least ninety
(90) but not more than one hundred eighty days (180) following the date of the
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 ~o 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 Monday, August 26, 2019 at
9:00 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 Owner 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 future annexation of the
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. Owner 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 Monday, August 26, 2019 at 9:00 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 Monday, August 26, 2019 at 9:00 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 Government Code Section
53326.
C. Owner waives any requirement for the mailing of the election ballot.
D. Owner 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 Government Code
Section 53327, and/or the statement required by Elections Code Section 5300 and
following pertaining to the issuance of bonds.
E. Owner 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
3 September 24, 2019 Item #2 Page 11 of 34
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.]
4 September 24, 2019 Item #2 Page 12 of 34
PROPERTY OWNER APPOINTMENT OF AUTHORIZED REPRESENTATIVES
The owner hereby appoints __________ or __________ ,
alternatively, as its authorized representative to vote in the subject special election, and the
owner certifies that the true and exact signature of each alternative representative is set forth
below:
Signature of Representative (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 owner requests that all materials related to this annexation be mailed to the following
address:
stead::@~± C01Y \~bad S-eYJ\O'C, LLC
12)\00 \/OVl \LfaYVVltHIJ, Svt,k '5D6
\y\)\ Y\t , t 'A 9 7..\.0\ 2
The owner waives any right or requirement to have such materials mailed to the address shown
on the assessor's roll of the County of San Diego.
5 September 24, 2019 Item #2 Page 13 of 34
THIS CONSENT AND WAIVER AND APPOINTMENT OF AUTHORIZED
REPRESENTATIVES was e>:_ecuted _ this .2\-day of ---'--'L..:....!...~-!.1--' 20 \Cj, in
\yv\Y\L:: , c.oJ ,-fu'fv-v'-o....-.
(.Signature)
Type or Print Name of Signor
If the person executing this document is not the owner 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 of the property on the line provided below:
(Type or print name of the Owner)
6 September 24, 2019 Item #2 Page 14 of 34
OFFICIAL CALIFORNIA NOTARIAL CERTIFICATE
ACKNOWLEDGEMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document, to which this certificate is attached, and not the truthfulness, accuracy, or validity of
that document.
State of California
County of Oro:n~
On 08/2. \ / \9 before me, C\n=-i\ L..Y\eY\5 , personally
appeared D ,V\eS\n \<.v.mo-r \)O..VC\Y-, who proved to me on
the basis of satisfactory evidence to be the person(-&) whose name~ isfa-Fe subscribed to the
within instrument and acknowledged to me that he/-&fl€/tAey executed the same in
hisfl,t1r/their authorized capacity(-tesj, and that by his/her/tl=teff signature(5-) on the instrument
the person(-5-), or the entity upon behalf of which the person~ acted, executed the
instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
(Seal)
Signature _ ____,_(~~'.:::'.:-~, ===:lk?:J~=::=t===------
September 24, 2019 Item #2 Page 15 of 34
EXHIBIT A
DESCRIPTION OF PROPERTY
The Property is identified and described as:
Ownership: Assessor Parcel Number{s):
Steadfast Carlsbad Senior, LLC 209-060-56-00
Total:
A
Acreage:
2.15
2.15
September 24, 2019 Item #2 Page 16 of 34
EXIDBIT "B"
RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
COMMUNITY FACILITIES DISTRICT NO. 1
CITY OF CARLSBAD
B September 24, 2019 Item #2 Page 17 of 34
EXHIBIT "B"
CITY OF CARLSBAD
RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
COMMUNITY FACILITIES DISTRICT NO. 1
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:
MAXIMUM ANNUAL SPECIAL TAX -UNDEVELOPED PROPERTY
PER DEVELOPABLE ACRE FOR FISCAL YEAR 1990/1991
PROPERTY CATEGORY
Residential Low
Residential Low to Medium
Residential Medium
Residential Medium to High
Residential High
IMPROVEMENT
AREAi
$ 281.00
772.00
1,294.00
1,984.00
2,793.00
IMPROVEMENT
AREA II
$ 277.00
760.00
1,217.00
1,868.00
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:
B-1 September 24, 2019 Item #2 Page 18 of 34
MAXIMUM SPECIAL DEVELOPMENT TAX -ONE TIME PER
RESIDENTIAL DWELLING UNIT FOR FISCAL YEAR 1990/1991
PROPERTY CATEGORY
Residential Low
Residential Low to Medium
Residential Medium
Residential Medium to High
Residential High
IMPROVEMENT
AREAi
$4,452.00
4,452.00
2,810.00
2,810.00
2,810.00
IMPROVEMENT
AREA II
$3,835.00
3,835.00
2,312.00
2,312.00
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
Commercial Property
Industrial Property
Agricultural Property
IMPROVEMENT
AREAi
$2,400.00
1,200.00
-0-
IMPROVEMENT
AREA II
$1,600.00
960.00
-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 September 24, 2019 Item #2 Page 19 of 34
MAXIMUM SPECIAL DEVELOPMENT TAX -ONE TIME FOR FISCAL
YEAR 1990/91 PER SQUARE FOOT OF BUILDING AREA
PROPERTY CATEGORY
COMMERCIAL USE
DESIGNATIONS
IMPROVEMENT
AREAi
Restaurant -Fast Food $ . 28.46
28.14
27.31
18.06
17.51
15.17
14.85
12.83
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. Fae/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
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
B-3
IMPROVEMENT
AREA II
$ 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
September 24, 2019 Item #2 Page 20 of 34
COMMERCIAL USE
DESIGNATIONS
Resort Hotel
University
Junior College
PROPERTY CATEGORY
IMPROVEMENT
AREAi
$ 2.30
2.26
2.19
All other Commercial Properties
not identified above 2.14
INDUSTRIAL USE IMPROVEMENT
DESIGNATIONS AREA I
Heliports
Industrial-Commercial
Business Park
All other Industrial Properties
not identified above
$ 10.63
2.14
1.74
OR, IN THE ALTERNATE,
ANNUAL SPECIAL TAX
IMPROVEMENT
AREAII
$ 1.98
1.91
1.90
1.44
IMPROVEMENT
AREA II
$ 3.67
1.51
1.42
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
September 24, 2019 Item #2 Page 21 of 34
A. PROPERTIES WITHIN THE DISTRICT: Not to exceed 50% of the
above-referenced increase.
8. PROPERTIES TO BE SUBSEQUENTLY ANNEXED: Not to exceed 100%
of the 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 September 24, 2019 Item #2 Page 22 of 34
COLLECTION OF ANNUAL TAX
Residential:
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 public capital facilities. 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.
* * *
B-6 September 24, 2019 Item #2 Page 23 of 34
Re~, t:~; 0~ <"e-c) 4c.-.?t~d ~ :
WHEN RECORDED, RETURN TO:
CITY CLERK
CITY OF CARLSBAD
I 200 CARLSBAD VILLAGE DRIVE
CARLSBAD, CA 92008
DOC# 2019-0439365
1 IIIH 11111 lllll 111111111111111111111111111111111111111111111111 IIII
Oct 02, 2019 02:52 PM
OFFICIAL RECORDS
Ernest J. Dronenburg, Jr.,
SAN DIEGO COUNTY RECORDER
FEES: $41.00 (SB2 Atkins: $0.00)
PAGES: 10
AMENDMENT TO THE NOTICE OF SPECIAL TAX LIEN
(NOTICE OF ANNEXATION NO. 19/20-02)
Pursuant to the requirements of Section 3117.5 of the Streets and Highways Code and Section
53339.8 of the Government Code, the undersigned City Clerk of the City of Carlsbad, acting for
and on behalf of Community Facilities District No. I (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 California, 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:
(I) Public facilities generally described as new I ibrary 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.
September 24, 2019 Item #2 Page 24 of 34
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 of the special tax is a continuing lien which shall secure each annual levy of the
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 Government 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
penalties 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
of the 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 of the 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 of the County Recorder for the County of
San Diego, State of California, 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 of the County
Recorder for the County of San Diego, State of California.
3. Boundary map of Annexation Area No. 19/20-02 recorded at Book 48 , Page
-47 , Document No. 19-7(X"OS,fo. Maps of Assessment and Community
Facilities Districts in the Office of the County Recorder for the County of San Diego, State of
California.
For further information concerning 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:
September 24, 2019 Item #2 Page 25 of 34
Kevin Branca, Finance Director
City of Carlsbad
1635 Faraday A venue
Carlsbad, CA 92008
Telephone: (760) 602-2718
DATED: Sept.ern\?x: 1,,/.P , 2019
~f>JO :m:-
Barbara Engleson, City Clerk
City of Carlsbad
State of California
September 24, 2019 Item #2 Page 26 of 34
CITY OF CARLSBAD
COMMUNITY FACILITIES DISTRICT NO. 1
PROPERTY OWNER NAMES AND ASSESSORS PARCEL NUMBERS
"EXHIBIT A"
Property Owner: Steadfast Carlsbad Senior, LLC
Assessor's Parcel No.: 209-060-56-00
September 24, 2019 Item #2 Page 27 of 34
CITY OF CARLSBAD
COMMUNITY FACILITIES DISTRICT N0.1
RA TE 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 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:
MAXIMUM ANNUAL SPECIAL TAX -UNDEVELOPED PROPERTY
PER DEVELOPABLE ACRE FOR FISCAL YEAR 1990/1991
PROPERTY CATEGORY
Residential Low
Residential Low to Medium
Residential Medium
Residential Medium to High
Residential High
IMPROVEMENT
AREAi
$ 281.00
772.00
1,294.00
1,984.00
2,793.00
IMPROVEMENT
AREA II
$ 277.00
760.00
1,217.00
1,868.00
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:
September 24, 2019 Item #2 Page 28 of 34
MAXIMUM SPECIAL DEVELOPMENT TAX -ONE TIME PER
RESIDENTIAL DWELLING UNIT FOR FISCAL YEAR 1990/1991
PROPERTY CATEGORY
Residential Low
Residential Low to Medium
Residential Medium
Residential Medium to High
Residential High
IMPROVEMENT
AREAi
$ 4,452.00
4,452.00
2,810.00
2,810.00
2,810.00
IMPROVEMENT
AREA II
$ 3,835.00
3,835.00
2,312.00
2,312.00
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
Commercial Property
Industrial Property
Agricultural Property
IMPROVEMENT
AREAi
$ 2,400.00
1,200.00
-0-
IMPROVEMENT
AREA II
$ 1,600.00
960.00
-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:
September 24, 2019 Item #2 Page 29 of 34
MAXIMUM SPECIAL DEVELOPMENT TAX -ONE TIME FOR FISCAL
YEAR 1990/91 PER SQUARE FOOT OF BUILDING AREA
COMMERCIAL USE
DESIGNATIONS
PROPERTY CATEGORY
IMPROVEMENT
AREAi
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. Fae/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
IMPROVEMENT
AREA II
$ 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
September 24, 2019 Item #2 Page 30 of 34
PROPERTY CATEGORY
COMMERCIAL USE IMPROVEMENT
DESIGNATIONS AREA I
Resort Hotel 2.30
University 2.26
Junior College 2.19
All other Commercial Properties
not identified above 2.14
INDUSTRIAL USE IMPROVEMENT
DESIGNATIONS AREA I
Heliports
Industrial-Commercial
Business Park
All other Industrial Properties
not identified above
$ 10.63
2.14
1.74
OR, IN THE AL TERNA TE,
ANNUAL SPECIAL TAX
IMPROVEMENT
AREA II
1.98
1.91
1.90
1.44
IMPROVEMENT
AREA II
$ 3.67
1.51
1.42
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:
September 24, 2019 Item #2 Page 31 of 34
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 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.
September 24, 2019 Item #2 Page 32 of 34
COLLECTION OF ANNUAL TAX
Residential:
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 public capital facilities. 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.
* * *
September 24, 2019 Item #2 Page 33 of 34
CITY OF CARLSBAD
COMMUNITY FACILITIES DISTRICT NO. 1
SPECIAL DEVELOPMENT TAX -
ONE-TIME
IMPROVEMENT AREA I
VALID JULY 1, 2019 TO JUNE 30, 2020
FORMATION OR ANNEXATION DATE:
RES IDENTIAL DEVELOPED LAND USE:
NON
NET DENSITY (0 -1.5 DU/AC)
NET DENSITY (1 .51 TO 4.0 DU/AC)
NET DENSITY (4.1 TO 8.0 DU/AC)
NET DENSITY (8.1 TO 15.0 DU/AC)
NET DENSITY (15.1 TO 23.0 DU/AC)
-RESIDENTIAL LAND USE:
AUTO -GASOLINE
AUTO-REPAIR & SALES
AUTO CAR WASH
BANK -WALK IN
BANK -WITH DRIVE THRU
BOWLING ALLEY
CAMPGROUND
CHURCH
COMMERCIAL SHOPS
COMMUNITY SHOPPING CENTER
CONVENIENCE MARKET
DISCOUNT STORE
GOLF COURSE
GROCERY STORE
HEALTH CLUB
HELIPORTS
HOSPITAL-CONVALESCENT
HOSPITAL-GENERAL
HOTEL -CONV. FAC/COMM.
INDOOR SPORTS ARENA
INDUSTRIAL -COMMERCIAL
BUSINESS PARK (NOTE 1)
JUNIOR COLLEGE
LIBRARY
LUMBER/HARDWARE STORE
MARINA
MOTEL
NEIGHBORHOOD SHOPPING CENTER
OFFICE -COMMERCIAL(< 100,000 SF)
OFFICE -GOVERNMENT
OFFICE -HIGH RISE
OFFICE -MEDICAL
OUTDOOR TENNIS COURT
RACETRACK
REGIONAL SHOPPING CENTER
RESORT HOTEL
RESTAURANT-FAST FOOD
RESTAURANT -QUALITY
RESTAURANT-SIT DOWN
S & L-WALK IN
S & L -WITH DRIVE THRU
UNIVERSITY
ALL OTHER COMMERCIAL USES
NOT IDENTIFIED ABOVE
ALL OTHER INDUSTRIAL USES
NOT IDENTIFIED ABOVE (NOTE 2)
NOTE 1: THIS CATEGORY OF LAND USE
CONTAINS PM AND CM ZONED PROPERTY.
NOTE 2: THIS CATEGORY OF LAND USE
CONTAINS MAND PU ZONED PROPERTY.
Page 1
EXHIBIT 4
FY 2019-20
PER DU.
$5,730.6258
$5,730.6258
$3,617.0392
$3,617.0392
$3,617.0392
PER SQ.FT.
$1.6060
$0.6753
$1 .2496
$2.5407
$3.5764
$1 .3129
$3.4675
$0.5921
$0.5743
$0.8397
$5.4082
$0.6377
$0.6060
$1.5407
$0.5723
$2.1051
$0.4614
$0.7684
$0.6872
$0.4614
$0.4238
$0.4337
$0.8436
$0.4891
$2.9408
$0.5327
$1 .2793
$0.5070
$0.5802
$0.5287
$0.4792
$5.5726
$1 .0100
$0.6634
$0.4555
$5.6360
$1.3011
$3.0041
$1 .0912
$1.5031
$0.4476
$0.4238
$0.3446
September 24, 2019 Item #2 Page 34 of 34