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HomeMy WebLinkAbout2022-02-08; City Council; ; Annexation of the Marja Acres Development to Street Lighting and Landscaping District No. 2Meeting Date:Feb. 8, 2022 To:Mayor and City Council From:Scott Chadwick, City Manager Staff Contact:Roxanne Muhlmeister, Assistant Finance Director roxanne.muhlmeister@carlsbadca.gov, 760-602-2417 Subject:Annexation of the Marja Acres Development to Street Lighting and Landscaping District No. 2 Districts:2 Recommended Action Adopt a resolution declaring the intention, approving the engineer’s report, ordering the initiation of assessment ballot procedures and setting April 5, 2022 as the date for the public hearing to annex the Marja Acres development to Street Lighting and Landscaping District No. 2. Executive Summary City Council approval is needed to begin the annexation process of the Marja Acres development into the city’s Street Lighting and Landscaping District No. 2in compliance with the procedures described in the California Streets and Highways Code. Discussion The City Council formed Street Lighting and Landscaping District No. 2in 2003. The district was formed for new developments to help pay for the cost and maintenance of streetlights, street trees, and medians within the district. Streetlights, street trees, and medians in the previously developed parts of the city are funded from assessments within Street Lighting and Landscaping 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 its own assessment based on the costs for that particular area of the city. There are currently 15 zones in District No. 2.1 1 The zones are 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, Quarry Creek and Robertson Ranch West Village Feb. 8, 2022 Item #1 Page 1 of 26 As a condition of its development, the Marja Acres property is required to be annexed into District No. 2, as the newly created Zone 16. Marja Acres is located on the south side of El Camino Real between Kelly Drive and Julie Place. The 20.65-acre property has been approved as the site for 248 townhomes and 46 apartments. The development will include varying types of land uses that receive special benefit from the street trees, street lighting and medians that are directly adjacent to the property. The city’s assessment engineer has prepared a report for Zone 16. This report identifies the special benefit each individual parcel will derive in proportion to the total capital costs and maintenance and operational expenses of the public improvements. It also separates the general benefits each parcel receives from the improvements from the benefits that will be specially conferred on the parcel, because only the costs of special benefits can be assessed on property owners. With the City Council’s approval, an assessment ballot will be mailed to the property owner, Marja Dawn Selna, trustee of the Hoffman Legacy Trust. A completed ballot must be received by the City Clerk at or before the close of the public hearing, which will be scheduled for April 5, 2022. Under state law, if a majority of the affected property owners protest, the City Council may not annex the property into District No. 2 or assess the property’s owners for the public improvements. In this case, there is only one property owner, and the annexation is an already agreed upon condition of the development. Options Staff recommends the City Council approve the engineer’s report and set April 5, 2022 as the public hearing date for the annexation of the Marja Acres development to District No. 2. This public hearing and annexation to the district is required under state law before the district can levy and collect assessments from property owners in this development. Staff have identified no drawbacks to this action. Not annexing the development would mean that one of the conditions of approval for the project will not be satisfied and future assessments to property owners would not be levied and collected, which would result in District No. 2 not receiving $14,275.54 in projected annual revenue. Fiscal Analysis If annexation is approved, the parcels within this development will not be assessed until the improvements have been built. The maximum annual assessment rate that can be assessed on a particular parcel is calculated by adding up all the annual costs of maintenance and replacement of the improvements. The annual assessment is then charged to property owners through their property tax statement. The maximum annual assessment rate per equivalent dwelling unit for Zone 16 is calculated at $59.48 for fiscal year 2021-22 for a total of $14,275.54 in annual assessments. The maximum assessment rate may be adjusted by the change in the San Diego County Consumer Price Index for area on an annual basis. Feb. 8, 2022 Item #1 Page 2 of 26 Next Steps With the City Council’s approval, an assessment ballot will be mailed to the property owner and a public hearing for the adoption of the annexation of the development into District No. 2 will be set for April 5, 2022. Environmental Evaluation This informational report does not constitute a “project” within the meaning of the California Environmental Quality Act under California Public Resources Code Section 21065. It has no potential to cause either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment. Public Notification This item was noticed in keeping with the Ralph M. Brown Act and it was available for public viewing and review at least 72 hours before the scheduled meeting date. Exhibits 1. City Council resolution Feb. 8, 2022 Item #1 Page 3 of 26 RESOLUTION NO. 2022-033 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 SETTING APRIL 5, 2022 AS THE DATE FOR THE PUBLIC HEARING TO ANNEX THE MARJA ACRES DEVELOPMENT TO STREET LIGHTING AND LANDSCAPING DISTRICT NO. 2 Exhibit 1 WHEREAS, the City Council of the City of Carlsbad, California, has undertaker proceedings to form and did form a special maintenance district, known and designated as the Street Lighting and Landscaping District No. 2 ("Maintenance District") and to authorize the levy of assessments 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. (Cal. Sts. & Hy. Code, § 22500 et seq.; "Landscaping Act"), Article XIIID of the California Constitution ("Article XIIID"), and the Proposition 218 Omnibus Implementation Act (Cal. Gov. Code, § 53750 et seq; "Implementation Act") (Landscaping Act, Article XIIID and the Implementation Act collectively referred to as "Assessment Law"); and WHEREAS, the provisions of Sections 22605 through 22608 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 Maintena~ce 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 maintained and serviced and the extent of the maintenance and service work, an estimate of the cost of the maintenance and servicing of the improvements for the Maintenance District for Fiscal Year 2021-22, a diagram for the Feb. 8, 2022 Item #1 Page 4 of 26 Maintenance District, showing the area and properties proposed to be assessed, a maximum annu~ 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 them for maintenance, assessing the net amount upon all assessable lots and/or parcels within the Maintenance District in proportior .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 Jan. 31, 2022, as presented, is approvec and is ordered to be filed in the Office of the City Clerk as a permanent record and tc 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 Zone 16 and to levy and collect assessments to finance the payment of the annual costs and expenses for the maintenance and servicing of certain improvements including both landscaping improvements and appurtenances and street lighting improvements and appurtenances. Such improvements are generally described in Attachment A and incorporated by this reference. 4. That a public hearing is scheduled in the regular meeting place ofthe City Council on the following date: Tuesday, April 5, 2022 Feb. 8, 2022 Item #1 Page 5 of 26 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, alsc determine whether assessment ballots submitted pursuant to the Assessment Law ir opposition to the proposed assessments within the Maintenance District exceec 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 of Carlsbad, City Clerk 1200 Carlsbad Village Drive, Carlsbad, CA 92008 An assessment ballot which is delivered by mail with a postmark which is prior to the date and time of the public hearing but which is not received by the City Clerk until after the public hearing is closed will not be counted. 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 Feb. 8, 2022 Item #1 Page 6 of 26 CITY OF CARLSBAD ENGINEER’S REPORT ANNEXATION OF ZONE 16 STREET LIGHTING AND LANDSCAPING DISTRICT NO. 2 January 31, 2022 PREPARED BY Anna Tan-Gatue, P.E. R.I.E. No. 4356 Exp. 06/30/23 www.WeAreHarris.com 06/30/23 Feb. 8, 2022 Item #1 Page 8 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 ii TABLE OF CONTENTS Introduction ........................................................................................................................................................ 1 Certificates .......................................................................................................................................................... 2 Statement of Assessment Engineer .................................................................................................................... 3 Part A – Plans and Specifications ........................................................................................................................ 5 Part B – Estimate of Costs................................................................................................................................... 7 Part C – Method of Apportionment ................................................................................................................... 8 Part D – Assessment Roll .................................................................................................................................. 15 Part E – Assessment Diagram ........................................................................................................................... 15 Feb. 8, 2022 Item #1 Page 9 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 1 INTRODUCTION 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 provisions 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 include the adoption by the City Council of resolutions initiating the annexation proceedings, ordering the preparation of a report described below and declaring the intention of the 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 Marja Acres Development into SLLD No. 2. There are currently 15 Zones of Benefit within the SLLD No. 2, with each zone having different types of Improvements to be maintained and serviced. The Marja Acres development is located on the south side of El Camino Real between Kelly Drive and Julie Place and is comprised of varying types of land uses that receive special benefit from the street trees, street lighting, and medians directly adjacent to the development. Feb. 8, 2022 Item #1 Page 10 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 2 CERTIFICATES CITY OF CARLSBAD ANNEXATION INTO STREET LIGHTING AND LANDSCAPING DISTIRCT NO. 2 ZONE 16 (MARJA ACRES) 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: January 31, 2022 BY: Anna C. Tan-Gatue, PE RIE I4356 I HEREBY CERTIFY that the enclosed Engineer’s Report, together with Assessment Roll and Assessment Diagram thereto attached, was filed with me on the ____ day of _____________, 2022. City Clerk City of Carlsbad San Diego County, California By I HEREBY CERTIFY that the enclosed Engineer’s Report, together with Assessment Roll and Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City of Carlsbad California, on the ____ day of _____________, 2022. City Clerk City of Carlsbad San Diego County, California By 06/30/23 Feb. 8, 2022 Item #1 Page 11 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 3 STATEMENT OF ASSESSMENT ENGINEER FISCAL YEAR 2021-22 ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF THE LANDSCAPING AND LIGHTING 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 IMPLEMENTATION ACT (GOVERNMENT CODE SECTION 53750 ET SEQ.) Pursuant to Landscaping and Lighting Act of 1972 (Part 2 of Division 15 of the Streets and Highways Code) (the “1972 Act”), Article XIIID of the California Constitution ("Article XIIID") 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 LIGHTING AND LANDSCAPING DISTRICT NO. 2 ZONE 16 (MARJA ACRES) 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 COSTS Identifies the estimated costs 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 special benefits to be received by such lots and parcels from the improvements to be maintained and serviced. Feb. 8, 2022 Item #1 Page 12 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 4 PART D – ASSESSMENT ROLL Identifies the maximum assessment to be levied on each lot or parcel of land within the Maintenance District to receive special benefits from the improvements to be maintained and serviced. PART E – ASSESSMENT DIAGRAM Contains a Diagram of the Maintenance District Boundaries showing the exterior boundaries of the Maintenance District, the boundaries of any zones within the Maintenance District, including new Zone 16, and the lines and dimensions of each lot or parcel of land within the Maintenance District. Feb. 8, 2022 Item #1 Page 13 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 5 PART A – PLANS AND SPECIFICATIONS 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. 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 Feb. 8, 2022 Item #1 Page 14 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 6 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 16 – Encompasses the Marja Acres Development 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 city’s Public Works Department and are by reference herein made a part of this report. Feb. 8, 2022 Item #1 Page 15 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 7 PART B – ESTIMATE OF COSTS 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 2021-22. 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 (EDUs) 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 newly created Zone 16 (Marja Acres) for FY 2021-22 are calculated as follows: ZONE 16 FY 2021-22 MAXIMUM BUDGET O&M Repl. Total Maximum Unit Unit O&M/Repl. Admin. Annual Cost Cost Costs Costs Costs Zone 16 (Marja Acres) * 100W Light 2 each $149.94 $173.84 $648 $8 $656 $2.73 / EDU + Arterial Trees 37 each $76.89 $0.00 $2,845 $35 $2,880 $12.00 / EDU Medians 10,162 sf $0.46 $0.58 $10,610 $130 $10,740 $44.75 / EDU $14,276 * These lights are on arterial roadways, therefore the O&M and Repl. costs have been multiplied by 88.66% (This is to account for the 11.34% General Benefit for Arterial Roadways) + These trees are on arterial roadways, therefore the O&M costs have been multiplied by 89% (This is to account for the 11% General Benefit for Street Trees on Arterial Roadways) Maximum Assessed Annual Quantity Cost / EDU Feb. 8, 2022 Item #1 Page 16 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 8 PART C – METHOD OF APPORTIONMENT GENERAL 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 require 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 provide 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 typically consists of 40 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. General Benefit. There are no general benefits associated with local lighting. Feb. 8, 2022 Item #1 Page 17 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 9 Arterial Lighting. 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 typically consists of 100 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 following table shows the calculation of the cost estimate for general benefit for streetlights. Feb. 8, 2022 Item #1 Page 18 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 10 FY 2021-22 COST ESTIMATE COMPARISON OF ELECTRICAL COSTS FOR THE VARIOUS STREET LIGHTS WITHIN THE CITY Therefore, 11.34% of the Street Lighting Improvements on the city’s arterial roadways are considered general benefit, and only 88.66% 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. · Street trees within the public street parkways provide special benefit to those properties directly adjacent to those tree-lined parkways. Lamp Size Number Monthly Monthly Annual Annual General (Watts)Lights Rate Amount Amount Cost per Benefit Low wattage lights for collector streets: 40 4,846 $2.51 $12,163.46 $145,961.52 $30.12 $0.00 Subtotal-1 4,846 $145,961.52 $0.00 High wattage lights for arterial streets: 70 103 $4.29 $441.87 $5,302.44 $51.48 $2,200.08 85 43 $5.27 $226.61 $2,719.32 $63.24 $1,424.16 100 2,344 $6.28 $14,720.32 $176,643.84 $75.36 $106,042.56 150 15 $9.41 $141.15 $1,693.80 $112.92 $1,242.00 200 0 $12.53 $0.00 $0.00 $150.36 $0.00 250 13 $16.24 $211.12 $2,533.44 $194.88 $2,141.88 Subtotal-2 2,518 $188,892.84 $113,050.68 Total 7,364 $334,854.36 $113,050.68 General Benefit = $113,050.68 FY 2021-22 Lighting Budget Amount $1,025,247 FY 2021-22 Public Parcel Contribution $28,000 Total Est. Cost Less Public Parcel Contribution*$997,247 General Benefit Percentage 11.34% * Based on preliminary budget estimates Feb. 8, 2022 Item #1 Page 19 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 11 · 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. · There are no general benefits associated with local street trees. · 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. · 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 is one zone of benefit included in this Annexation. Zone 16 – Marja Acres The Marja Acres development is located on the south side of El Camino Real between Kelly Drive and Julie Place and is comprised of varying types of land uses that receive special benefit from the street trees, street lighting, and medians directly adjacent to the development. There are a 46-unit affordable senior housing complex (“APT”), 248 single-family attached units (“SFA”), 1.95 acres of designated commercial areas (“Non-Res”), and 1.54 acres of designated recreation areas (“Park”) that are on private streets, and therefore are not considered to have any local street lights or trees directly adjacent to them. The entire development receives special benefit from the arterial street trees and arterial street lighting on El Camino Real. The entire development also benefits from medians in El Camino Real. There will be approximately 20,323 square feet of medians in El Camino Real along the north side of the development. The developments on the opposite side of El Camino Real will benefit from the improved aesthetics of the medians directly adjacent to this property; therefore 50% of the benefit Feb. 8, 2022 Item #1 Page 20 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 12 for the medians in El Camino Real is apportioned to the Marja Acres development (10,162 sf of medians in El Camino Real). ASSESSMENT APPORTIONMENT AND RATES Equivalent Dwelling Units 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 (“EDUs”) 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. Feb. 8, 2022 Item #1 Page 21 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 13 EDU FORMULA The following tables provide the EDUs for the various types of special benefits associated with each Zone, FY 2021-22 budget rates and the maximum assessment rates for FY 2021-22. The budget rates are the calculated assessment rates that are required to generate revenue equal to the annual budget costs. The maximum assessment rates are the maximum amounts allowed to be collected as established during formation/annexation of the zone into District. The maximum assessment rate increases each year by the Consumer Price Index (CPI) for the San Diego County area. The FY 2021-22 assessment rate will be the lesser of the budget rate and the maximum rate. Land Use Single Family Detached Res (SFD)1.0 / DU Single Family Detached Res (SFD-Estates) 1.0 / DU Single Family Attached Res (SFA)0.8 / DU Apartments (APT)0.6 / DU Developed Non-Residential (Non-Res)6.0 / acre Vacant / Park 1.5 / acre Open Space 0.0 / acre EDU Rate DU = Dwelling Unit Feb. 8, 2022 Item #1 Page 22 of 26 Final Engineer’s Report Street Lighting and Landscaping District No. 2, Zone 16 City of Carlsbad Fiscal Year 2021-22 14 ESTIMATED FY 2021-22 MAXIMUM ASSESSMENT RATES 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 to the methodology of the Assessment must be submitted for property owner approval.) Arterial Arterial Maximum Light Tree Median Asmt Rate Total Development DU Acres EDU EDU EDU ($/EDU) Max Asmt Zone 16 - Marja Acres APT 46 27.6 27.6 27.6 $59.48 1,641.62$ Non-Res 1.95 11.7 11.7 11.7 $59.48 695.90$ Park 1.54 2.3 2.3 2.3 $59.48 137.40$ SFA 248 198.4 198.4 198.4 $59.48 11,800.62$ 240.0 240.0 240.0 14,275.54$ Feb. 8, 2022 Item #1 Page 23 of 26 15 PART D – ASSESSMENT ROLL The Assessment Roll below is a listing of the proposed maximum assessment for Fiscal Year 2021-22 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. 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 Zone. PART E – ASSESSMENT DIAGRAM An Assessment Diagram for the Maintenance District is provided on the following page. www.WeAreHarris.com Anna Tan-Gatue, PE Project Manager Anna.Tan-Gatue@WeAreHarris.com P: 949.536.2507 Current FY21-22 Assessor's Parcel Land Maximum Estimated Parcel No. Zone Acres Use Asmt * Asmt 207-101-35-00 16 14.39 Vacant $9,996.35 $0.00 207-101-37-00 16 6.16 Vacant $4,279.19 $0.00 Total: $14,275.54 $0.00 Feb. 8, 2022 Item #1 Page 24 of 26 ELCAMINOREAL VIAHINTONAMBERWOODCT LISA STCINDY AVJULIE PLWELLSPRINGSTHILLS ID E DR WEST RANCH STPARK DR LAPAZCT ROBERTSON RD LOMALAGUNADRVIAAREQUIPAKELLYDRVIAMARTAMarja Acres Lighting and Landscaping District No. 2Proposed Zone 16 SITE MAP JPALOMARAIRPORTRDELCAMREALELCAMINOREAL LA CO STAAVCARLSBA D B LMELRO SE DRCOLLEGEBLAVI ARAPY RANCHO S ANTAFERDSITE Feb. 8, 2022 Item #1 Page 25 of 26 PACIFIC OCEAN Zone 12La CostaTownSquare Zone 11The Oaks NorthResidential Zone 3The Oaks South Zone 13Fair Oaks Valley Zone 8The Ridge Zone 7The Greens Zone 4Thompson/Tabata Zone 6Bressi Ranch Zone 5PalomarForum\Raceway Zone 9The OaksNorthIndustrial Zone 2Kelly Ranch Zone 1CalaveraHills Zone 15RobertsonRanch West Zone 14QuarryCreek Zone 10RobertsonRanch East Zone 16Marja Acres!"^$ELC A MINOREALCARLSBAD BLC A N NONRDLACOSTA AV PALOMARAIRPORTRD ALGA RD A V IARAPY ME L R OSEDRRANCHO S A N T A F E R D C A R L S B A D V ILL AGEDR POINSETTIA LN C O L L E G E B LOLIVE N H A I N R D COLLE GEBLP O IN S E TTI A L N TAM ARACKAV BATIQUITOSLAGOON AGUAHEDIONDALAGOON BUENAVISTALAGOON Document Path: J:\cbgis\products\Standard Maps\FINANCE\2021\LandscapeLightingDistrict_8x11.mxdLighting and LandscapeDistrict 2for Fiscal Year 2021-22 Development Names: Zone 1 - Calavera Hills Zone 2 - Kelly Ranch Zone 3 - The Oaks South Zone 4 - Thompson/Tabata Zone 5 - Palomar Forum/Raceway Zone 6 - Bressi Ranch Zone 7 - The Greens Zone 8 - The Ridge Zone 9 - The Oaks North Industrial Zone 10 - Robertson Ranch East Zone 11 - The Oaks North Residential Zone 12 - La Costa Town Square Zone 13 - Fair Oaks Valley Zone 14 - Quarry Creek Zone 15 - Robertson Ranch West Zone 16 - Marja Acres Map created by the City of Carlsbad GIS. I 0 1 MilesFeb. 8, 2022 Item #1 Page 26 of 26