HomeMy WebLinkAbout2023-06-06; City Council; ; Initiation of Proceedings for the Annual Levy of Assessments within Street Lighting and Landscaping District No. 2, a Special Assessment DistrictCA Review JRT
Meeting Date: June 6, 2023
To: Mayor and City Council
From: Scott Chadwick, City Manager
Staff Contact: Katie Schroeder, Senior Accountant
katie.schroeder@carlsbadca.gov, 442-339-5246
Subject: Initiation of Proceedings for the Annual Levy of Assessments within Street
Lighting and Landscaping District No. 2, a Special Assessment District
Districts: 2, 3, & 4
Recommended Action
Adopt a resolution initiating the proceedings, approving the preliminary engineer’s report for
fiscal year 2023-24 and setting a public hearing for July 11, 2023, for the annual levy of
assessments within Street Lighting and Landscaping District No. 2, a special assessment district.
Executive Summary
The City Council's approval of this state-mandated report and the scheduling of a public hearing
is needed to initiate the proceedings for the annual levy of assessments within the city's Street
Lighting and Landscaping District No. 2 for fiscal year 2023-24, under the procedures set forth in
California Streets and Highways Code sections 22620-22641.
Explanation & Analysis
Street Lighting and Landscaping District No. 2 assesses fees that pay for the maintenance and
replacement costs of streetlights, street trees and medians within the district. Streetlights,
street trees and medians in the other developed parts of the city are funded by assessments
from a separate district. California Streets and Highways Code Section 22622 requires that the
City Council order an engineer to prepare and file a report each fiscal year for which
assessments are to be levied.
This report is to contain:
a)Plans and specifications for the improvements
b)An estimate of the costs of the improvements
c)A diagram of the assessment district
d)An assessment of the estimated costs of the improvements
e)If bonds or notes will be issued, an estimate of their principal amount
The report can be found as Attachment A to Exhibit 1.
June 6, 2023 Item #8 Page 1 of 41
Each development within the district is considered a separate development zone, each with its
own assessment based on the costs for that area of the city. There are 16 zones in the district. A
maximum and actual assessment rate is calculated in each zone on an annual basis. The
maximum actual assessment rate is the maximum annual rate that can be assessed on a parcel
and is calculated by adding up all the costs of maintenance and replacements, assuming that
the improvements in each zone are fully maintained by the city.
Several zones have a portion of their improvements maintained by their homeowners
associations. The calculated cost of maintaining any improvement that will be borne by a
homeowners association has been subtracted from the maximum annual assessment to
determine the actual annual assessment. The maximum assessments can increase is by the
amount of the increase in the consumer price index on an annual basis. The change in the San
Diego County consumer price index from March 2022 to March 2023 was 5.3% and is reflected
in the maximum assessment rates for fiscal year 2023-24.
The actual annual assessment is the amount that will be charged to each property owner on
their annual property tax statement. If the city determines the homeowners association is not
maintaining the improvements to the city’s standard, the city has the authority to take this task
on and charge the property owner as much as the maximum annual assessment to recover the
city’s cost of maintaining the improvements.
As shown in the table on the following page, the proposed assessment rates per year for a
single-family residential parcel range from a low of $4.89 per parcel to a high of $197.18 per
parcel. These assessments vary between developments depending on the density of each
development, the amount of improvement and the types of improvements being maintained in
each development.
June 6, 2023 Item #8 Page 2 of 41
Development zone
Maximum
annual
assessment
rate
fy 2023-24
Actual
annual
assessment
rate
fy 2022-23
Proposed
annual
assessment
rate
fy 2023-24
Explanation of proposed change
to assessment rates for fy 2023-24
Calavera Hills II $276.83 $130.45 $136.11 Increase due to increase in lighting
maintenance and operation costs
Kelly Ranch $167.83 $136.31 $142.56 Increase due to increase in lighting
maintenance and operation costs
The Oaks South $587.77 $4.84 $4.89 Increase due to increase in lighting
maintenance and operation costs
Thompson/Tabata $309.89 $171.13 $178.16 Increase due to increase in lighting
maintenance and operation costs
Palomar Forum/
Carlsbad Raceway
(no residential)
$229.52 $116.18 $121.44 Increase due to increase in lighting
maintenance and operation costs
Bressi Ranch $304.82 $62.80 $61.64 Decreased due to increased
number of units
La Costa Greens $547.30 $56.82 $59.36 Increase due to increase in lighting
maintenance and operation costs
La Costa Ridge $96.58 $32.02 $33.65 Increase due to increase in lighting
maintenance and operation costs
Oaks North
Industrial (no
residential)
$73.48 $48.60 $54.32 Increase due to increase in lighting
maintenance and operation costs
Robertson Ranch
East $334.70 $179.16 $175.51 Decreased due to increased
number of units
Oaks North
Residential $467.09 $8.98 $9.08 Increase due to increase in lighting
maintenance and operation costs
La Costa Town
Square $567.60 $189.35 $197.18 Increase due to increase in lighting
maintenance and operation costs
Fair Oaks Valley $603.14 $0.00 $0.00 No assessment, HOA is
maintaining all improvements
Quarry Creek $159.23 $24.83 $17.56 Decreased due to increased
number of units
Robertson Ranch
West $358.18 $111.25 $117.27 Increase due to increase in lighting
maintenance and operation costs
Marja Acres $66.20 $0.00 $0.00
No assessment for fy 2023-24 as
development is still under
construction
June 6, 2023 Item #8 Page 3 of 41
Fiscal Analysis
The collection of assessments will cover all maintenance, operation and future replacement
costs for the district.
The total assessments for the 16 zones in the district are projected to be $761,587. The
assessment rates in each zone of the district have been set so that the maintenance,
operations, and replacement costs will be funded entirely through the property owners who
benefit from the improvements. Of the total projected assessments $355,242 will be spent on
maintenance operations and $406,345 will be set aside for future replacement of
improvements.
Next Steps
With the City Council’s approval, the Finance Department will work with the assessment
engineer to complete the final report for fiscal year 2023-24 to be presented at the public
hearing for the adoption of the annual levy of assessments to be held on July 11, 2023.
Environmental Evaluation
In keeping with California Public Resources Code Section 21065, this action does not constitute
a project within the meaning of the California Environmental Quality Act in that it has no
potential to cause either a direct physical change in the environment, or a reasonably
foreseeable indirect physical change in the environment, and therefore does not require
environmental review.
Exhibits
1. City Council resolution
June 6, 2023 Item #8 Page 4 of 41
RESOLUTION NO. 2023-149
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, INITIATING THE PROCEEDINGS, APPROVING THE PRELIMINARY
ENGINEER'S REPORT FOR FISCAL YEAR 2023-24 AND SETTING A PUBLIC
HEARING FOR JULY 11, 2023, FOR THE ANNUAL LEVY OF ASSESSMENTS
WITHIN STREET LIGHTING AND LANDSCAPING DISTRICT NO. 2, A SPECIAL
ASSESSMENT DISTRICT
WHEREAS, the City Council of the City of Carlsbad, California previously formed a special
assessment district pursuant to the terms of the Landscaping and Lighting Act of 1972 (California
Streets and Highways Code Section 22500 et seq.}, known and designated as City of Carlsbad Street
Lighting and Landscaping District No. 2 ("Assessment District"); and
WHEREAS, the Assessment District is an existing assessment district in which assessments are
not proposed to be increased as defined by Article XIIID of the California Constitution (Proposition 218}
and the Proposition 218 Omnibus Implementation Act (California Government Code Section 53750 et
seq.), and is therefore exempt from the Proposition 218 procedures and requirements pursuant to
California Constitution Article XIIID Section 5, subdivision (a); and
WHEREAS, the City Council wishes to initiate proceedings to provide for the annual levy of
assessments for fiscal year 2023-24 to provide for the annual costs for maintenance of improvements,
defined as existing street lighting, median landscaping and street trees ("Improvements"), within the
Assessment District; and
WHEREAS, a preliminary Engineer's Report ("Report") has been prepared and is presented to
the City Council and is attached as Attachment A, as required by law, and the City Council desires to
continue with the proceedings for the annual levy; and
WHEREAS, the Improvements to be maintained shall consist of all originally designated and
authorized improvements, as well as certain new and additional improvements; and
WHEREAS, the City Council has carefully examined and reviewed the Report as presented, and
is satisfied with each and all of the items and documents as set forth within it, and is satisfied that the
EXHIBIT 1
June 6, 2023 Item #8 Page 5 of 41
assessments, on a preliminary basis, have been distributed in accordance with the benefits received
from the improvements to be maintained, as set forth in the Report.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1.
2.
That the above recitations are true and correct.
That the public interest and convenience require, and it is the intention of this legislative
body to levy and collect assessments to pay the annual costs and expenses for the
maintenance and/or servicing of the Improvements for the Assessment District, with the
Improvements generally described as follows: the maintenance of certain street lighting
improvements, street trees, and median landscaping improvements, as set forth and
described in the Report. The proposed new improvements to be maintained and
serviced caused generally by new development within the Assessment District are
described as follows: the maintenance of certain additional street lighting
improvements and additional landscaping improvements, including replacement of
street trees and median landscaping improvements, all as set forth and described in the
Report.
3.That the Improvements are of direct benefit to the properties within the boundaries of
the Assessment District, which the legislative body previously declared to be the area
benefited by the Improvements, as identified and referenced in the boundary map
previously approved by the City Council, a copy of which is on file in the office of the City
Clerk and open for public inspection, and which is designated by the name of this
Assessment District.
4.That the Improvements are referred to Harris & Associates, who is directed to make and
file the Report generally containing the following:
A.Plans and specifications describing the general nature, location and extent of
the Improvements within the Assessment District;
June 6, 2023 Item #8 Page 6 of 41
B.A diagram for the Assessment District, showing the area and properties
proposed to be assessed;
C.An estimate of the cost of the maintenance and/or servicing of the
Improvements for the Assessment District for the Fiscal Year commencing July 1, 2023
and ending June 30, 2024;
D.An assessment of the estimated costs of the maintenance and/or servicing,
assessing the net amount upon all assessable lots and/or parcels within the Assessment
District in proportion to the benefits received.
5.That the Report, as presented, is approved on a preliminary basis, and is ordered to be
filed in the office of the City Clerk as a permanent record and to remain open to public
inspection. Reference is made to the Report for a full and detailed description of the
improvements to be maintained, the boundaries of the Assessment District and any
zones within it, and the proposed assessments upon assessable lots and parcels of land
within the Assessment District. The Assessment District is an existing assessment district
in which assessments are not proposed to be increased as defined by Article XIIID of the
California Constitution (Proposition 218) and the Proposition 218 Omnibus
Implementation Act.
6.Notice is hereby given that a public hearing is scheduled for 5 p.m. at the City Council
Chambers located at 1200 Carlsbad Village Drive in Carlsbad, California on the following
date:
Tuesday, July 11, 2023
At that time this legislative body will hear protests or objections in reference to the
annual levy of assessments and to any other matters contained in this resolution. Any
persons who wish to object to the proceedings or the annual levy should file a written
June 6, 2023 Item #8 Page 7 of 41
protest with the City Clerk prior to the time set for the public hearing. If there is a
majority protest against the levy of an annual assessment that is increased from the
previous year, the proposed increase in the assessments shall be abandoned. A majority
protest exists if, upon the conclusion of the hearing, written protests filed and not
withdrawn, represent property owners owning more than 50% of the assessable area of
land within the Assessment District.
7.That the City Clerk is authorized and directed to give notice as required by law by causing
a copy of this Resolution to be published in a newspaper of general circulation within
the City of Carlsbad, not less than 10 days prior to the date set for the public hearing.
8.For any and all information relating to these proceedings, including information relating
to protest procedure, your attention is directed to the persons designated below:
and
CITY OF CARLSBAD, CITY CLERK
1200 CARLSBAD VILLAGE DRIVE, CARLSBAD, CA 92008
ANNA TAN-GATUE, PROJECT MANAGER
HARRIS & ASSOCIATES
TELEPHONE: (800) 827-4901 EXT. 2344
Owners of property within the Assessment District may mail written protests to the
following address:
CITY OF CARLSBAD, CITY CLERK
1200 CARLSBAD VILLAGE DRIVE, CARLSBAD, CA 92008
June 6, 2023 Item #8 Page 8 of 41
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 6th day of June, 2023, by the following vote, to wit:
AYES:
NAYS:
ABSTAIN:
ABSENT:
Blackburn, Bhat-Patel, Acosta, Burkholder, Luna.
None.
None.
None.
KEITH BLACKBURN, Mayor
SHERRY FREISINGER, City Clerk
(SEAL)
June 6, 2023 Item #8 Page 9 of 41
CITY OF CARLSBAD
PRELIMINARY ENGINEER’S REPORT
FISCAL YEAR 2023-24
STREET LIGHTING AND LANDSCAPING
DISTRICT NO. 2
May 31, 2023
PREPARED BY
Anna Tan-Gatue, P.E.
R.I.E. No. 4356 Exp. 06/30/23
www.WeAreHarris.com
June 6, 2023 Item #8 Page 10 of 41
I
.. • & Associates 1111 Harns
~
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
ii
TABLE OF CONTENTS
Statement of Assessment Engineer .................................................................................................................... 1
Part A – Plans and Specifications ........................................................................................................................ 3
Part B – Estimate of Costs................................................................................................................................... 6
Part C – Method of Apportionment ................................................................................................................. 11
Part D – Assessment Roll .................................................................................................................................. 29
Part E – Assessment Diagram ........................................................................................................................... 29
June 6, 2023 Item #8 Page 11 of 41
■ I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
1
STATEMENT OF ASSESSMENT ENGINEER
FISCAL YEAR 2023-24
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:
STREET LIGHTING AND LANDSCAPING DISTRICT NO. 2
Hereinafter referred to as the "Maintenance District" or "District", I, Anna Tan-Gatue, P.E., the authorized
representative of Harris & Associates, the duly appointed ASSESSMENT ENGINEER, submit herewith the
"Report" consisting of five (5) parts as follows:
PART A – PLANS AND SPECIFICATIONS
Contains a description of the improvements that are to be maintained or serviced by the District.
PART B – ESTIMATE OF COST
Identifies the estimated cost of the services or maintenance to be provided by the District, including
incidental costs and expenses in connection therewith.
PART C – METHOD OF APPORTIONMENT
Describes the basis on which the costs have been apportioned to each parcel of land within the
Maintenance District, in proportion to the estimated special benefits to be received by such lots and parcels
from the improvements to be maintained and serviced.
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.
June 6, 2023 Item #8 Page 12 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
2
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 and the lines and
dimensions of each lot or parcel of land within the Maintenance District.
June 6, 2023 Item #8 Page 13 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
3
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
June 6, 2023 Item #8 Page 14 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
4
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 Zones of Benefit within the Maintenance District:
Zone 1 – Encompasses the Calavera Hills II Development and funds the operation and maintenance
of street lighting, street trees, and medians.
Zone 2 – Encompasses the Kelly Ranch Core Development and funds the operation and maintenance
of street lighting and medians.
Zone 3 – Encompasses the Oaks South Development and funds the operation and maintenance of
street lighting, street trees and medians.
Zone 4 – Encompasses the Thompson/Tabata Development and funds the operation and
maintenance of street lighting, street trees, and medians.
Zone 5 – Encompasses the Palomar Forum Development and the Carlsbad Raceway Development
and funds the operation and maintenance of street lighting and medians.
Zone 6 – Encompasses the Bressi Ranch Development and funds the operation and maintenance of
street lighting, street trees, and medians.
Zone 7 – Encompasses the La Costa Greens Development and funds the operation and maintenance
of street lighting, street trees, and medians.
Zone 8 – Encompasses the La Costa Ridge Development, including Village 2.6, and funds the
operation and maintenance of street lighting, street trees, and medians.
Zone 9 – Encompasses the Oaks North Business Park Development and funds the operation and
maintenance of street lighting and street trees.
Zone 10 – Encompasses the east village of the Robertson Ranch Development and funds the
operation and maintenance of street lighting, street trees, and medians.
Zone 11 – Encompasses the Oaks North Residential Development and funds the operation and
maintenance of street lighting, street trees, and medians.
Zone 12 – Encompasses the La Costa Town Square Development and funds the operation and
maintenance of street lighting, street trees, and medians.
Zone 13 – Encompasses the Fair Oaks Valley Development and funds the operation and maintenance
of street lighting and street trees.
Zone 14 – Encompasses the Quarry Creek Development and funds the operation and maintenance of
street lighting and street trees.
June 6, 2023 Item #8 Page 15 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
5
Zone 15 – Encompasses the west village of the Robertson Ranch Development and funds the
operation and maintenance of street lighting, street trees, and medians.
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.
June 6, 2023 Item #8 Page 16 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
6
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 2023-24. The 1972 Act provides that the total cost of the maintenance and services, together
with incidental expenses, may be financed from the assessment proceeds. The incidental expenses may
include engineering fees, legal fees, printing, mailing, postage, publishing, and all other related costs
identified with the district proceedings.
Please see Part C of this Report for a description of Equivalent Dwelling Units (EDU’s) and the
apportionment formula.
The Assessment Law requires that a special fund be set-up for the revenues and expenditures of the
District. Funds raised by assessment shall be used only for the purpose as stated herein. The city may
advance funds to the District, if needed, to ensure adequate cash flow, and will be reimbursed for any such
advances upon receipt of assessments. Any surplus or deficit remaining on June 30 must be carried over to
the next fiscal year.
FY 2023-24 BUDGET
O&M Repl. Total Form-FY 23-24
Unit Unit O&M/Repl. ation Admin. Annual
Cost Cost Costs Costs Costs Costs
Zone 1 (Calavera Hills II)
40W LED Light 46 each $133.91 $222.77 $16,407 $0 $207 $16,614 $50.81 / EDU
* 100W IND Light 10 each $162.71 $184.19 $3,469 $0 $44 $3,513 $5.75 / EDU
* 111W LED Light 14 each $182.46 $184.19 $5,133 $0 $65 $5,198 $8.51 / EDU
** Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
*** Medians 37,558 sf $0.48 $0.66 $42,864 $0 $540 $43,404 $71.04 / EDU
Zone 2 (Kelly Ranch Core)$68,728
40W LED Light 51 each $133.91 $222.77 $18,191 $0 $229 $18,420 $41.07 / EDU
* 111W LED Light 8 each $182.46 $184.19 $2,933 $0 $37 $2,970 $6.28 / EDU
Medians 38,250 sf $0.48 $0.66 $43,654 $0 $550 $44,203 $95.21 / EDU
Zone 3 (The Oaks South)$65,593
** 100W IND Light 0 each $196.79 $222.77 $0 $0 $0 $0 $0.00 / EDU
* 100W IND Light 7 each $162.71 $184.19 $2,428 $0 $31 $2,459 $4.89 / EDU
** Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
** Medians 0 sf $0.48 $0.66 $0 $0 $0 $0 $0.00 / EDU
$2,459
* These lights are on arterial roadways, therefore the O&M and Repl. costs have been multiplied by 84.55%
(This is to account for the 17.32% General Benefit for Arterial Roadways)
** These budgets are $0 due to HOA maintenance and servicing
*** Portion of total median area attributable only to Calavera Hills II
**** 40W, 100W, 111W lights are local to Non-Res properties in Zones 5 and 6 and costs are spread to those parcels only
Assessed
Quantity
FY 23-24
Annual
Cost / EDU
June 6, 2023 Item #8 Page 17 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
7
FY 2023-24 BUDGET (CONT’D)
O&M Repl. Total Form-FY 23-24
Unit Unit O&M/Repl. ation Admin. Annual
Cost Cost Costs Costs Costs Costs
Zone 4 (Thompson/Tabata)
40W IND Light 45 each $131.63 $222.77 $15,948 $0 $201 $16,149 $64.29 / EDU
* 111W LED Light 8 each $182.46 $184.19 $2,933 $0 $37 $2,970 $11.83 / EDU
** Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
Medians 22,180 sf $0.48 $0.66 $25,313 $0 $319 $25,632 $102.04 / EDU
Zone 5 (Palomar Forum/Carlsbad Raceway)$44,751
40W IND Light 15 each $131.63 $222.77 $5,316 $0 $67 $5,383 $7.96 / EDU
**** 111W LED Light 4 each $220.67 $222.77 $1,774 $0 $22 $1,796 $11.75 / EDU
* 100W IND Light 14 each $162.71 $184.19 $4,857 $0 $61 $4,918 $5.93 / EDU
Medians 77,211 sf $0.48 $0.66 $88,119 $0 $1,109 $89,228 $107.55 / EDU
Zone 6 (Bressi Ranch)$101,325
** 100W Light 0 each $196.79 $222.77 $0 $0 $0 $0 $0.00 / EDU
**** 40W IND Light 25 each $131.63 $222.77 $8,860 $0 $112 $8,972 $10.06 / EDU
**** 100W IND Light 24 each $196.79 $222.77 $10,070 $0 $127 $10,196 $11.43 / EDU
*100W IND Light 15 each $162.71 $184.19 $5,204 $0 $66 $5,269 $3.27 / EDU
** Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
Medians 81,510 sf $0.48 $0.66 $93,025 $0 $1,171 $94,196 $58.37 / EDU
Zone 7 (La Costa Greens)$118,633
** 100W Light 0 each $196.79 $222.77 $0 $0 $0 $0 $0.00 / EDU
** Collector 100W Light 0 each $196.79 $222.77 $0 $0 $0 $0 $0.00 / EDU
* 100W IND Light 21 each $162.71 $184.19 $7,285 $0 $92 $7,377 $6.09 / EDU
** Local Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
** Collector Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
Medians 55,917 sf $0.48 $0.66 $63,817 $0 $803 $64,620 $53.27 / EDU
Zone 8 (La Costa Ridge)$71,997
Collector 100W Light 0 each $196.79 $222.77 $0 $0 $0 $0 $0.00 / EDU
* 111W LED Light 2 each $182.46 $184.19 $733 $0 $9 $743 $2.34 / EDU
Collector Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
Medians 8,579 sf $0.48 $0.66 $9,790 $0 $123 $9,914 $31.31 / EDU
Zone 9 (Oaks North Business Park)$10,656
40W IND Light 18 each $131.63 $222.77 $6,379 $0 $80 $6,460 $6.41 / EDU
100W IND Light 8 each $196.79 $222.77 $3,357 $0 $42 $3,399 $3.38 / EDU
111W LED Light 9 each $220.67 $222.77 $3,991 $0 $50 $4,041 $4.01 / EDU
Trees 455 each $88.56 $40,297 $0 $507 $40,804 $40.52 / EDU
Zone 10 (Robertson Ranch East Village)$54,704
40W IND Light 70 each $131.63 $222.77 $24,808 $0 $312 $25,120 $45.36 / EDU
* 111W LED Light 17 each $182.46 $184.19 $6,233 $0 $78 $6,312 $9.88 / EDU
** Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
Medians 66,500 sf $0.48 $0.66 $75,895 $0 $955 $76,850 $120.27 / EDU
$108,282
* These lights are on arterial roadways, therefore the O&M and Repl. costs have been multiplied by 84.55%
(This is to account for the 17.32% General Benefit for Arterial Roadways)
** These budgets are $0 due to HOA maintenance and servicing
*** Portion of total median area attributable only to Calavera Hills II
**** 40W, 100W, 111W lights are local to Non-Res properties in Zones 5 and 6 and costs are spread to those parcels only
Assessed
Quantity Cost / EDU
Annual
FY 23-24
June 6, 2023 Item #8 Page 18 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
8
FY 2023-24 BUDGET (CONT’D)
O&M Repl. Total Form-FY 23-24
Unit Unit O&M/Repl. ation Admin. Annual
Cost Cost Costs Costs Costs Costs
Zone 11 (The Oaks North Residential)
**100W Light 0 each $196.79 $222.77 $0 $0 $0 $0 $0.00 / EDU
** Collector 100W Light 0 each $196.79 $222.77 $0 $0 $0 $0 $0.00 / EDU
* 100W IND Light 12 each $162.71 $184.19 $4,163 $0 $52 $4,215 $9.08 / EDU
** Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
** Collector Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
** Medians 0 sf $0.48 $0.66 $0 $0 $0 $0 $0.00 / EDU
** Collector Medians 0 sf $0.48 $0.66 $0 $0 $0 $0 $0.00 / EDU
Zone 12 (La Costa Town Square)$4,215
40W IND Light 11 each $131.63 $222.77 $3,898 $0 $49 $3,948 $62.66 / EDU
Collector 40W IND Light 7 each $131.63 $222.77 $2,481 $0 $31 $2,512 $8.35 / EDU
* 111W LED Light 7 each $182.46 $184.19 $2,567 $0 $32 $2,599 $7.81 / EDU
** Local Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
** Collector Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
** Arterial Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
Medians 34,105 sf $0.48 $0.66 $38,923 $0 $490 $39,413 $118.37 / EDU
Zone 13 (Fair Oaks Valley)$48,472
** 40W Light 0 each $131.63 $222.77 $0 $0 $0 $0 $0.00 / EDU
** Collector 100W Light 0 each $196.79 $222.77 $0 $0 $0 $0 $0.00 / EDU
** Local Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
** Collector Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
Zone 14 (Quarry Creek )$0
Collector 40W LED Light 30 each $133.91 $222.77 $10,700 $0 $135 $10,835 $17.56 / EDU
** Collector Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
Zone 15 (Robertson Ranch West Village)$10,835
40W LED Light 23 each $133.91 $222.77 $8,204 $0 $103 $8,307 $47.07 / EDU
Collector 40W LED Light 10 each $133.91 $222.77 $3,567 $0 $45 $3,612 $6.05 / EDU
Collector 100W IND Light 3 each $196.79 $222.77 $1,259 $0 $16 $1,275 $2.13 / EDU
* 40W LED Light 1 each $110.72 $184.19 $295 $0 $4 $299 $0.49 / EDU
* 100W IND Light 7 each $162.71 $184.19 $2,428 $0 $31 $2,459 $4.04 / EDU
** Local Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
** Collector Trees 0 each $88.56 $0 $0 $0 $0 $0.00 / EDU
+ Arterial Trees 104 each $78.91 $8,207 $0 $103 $8,310 $13.65 / EDU
Medians 23,083 sf $0.48 $0.66 $26,344 $0 $332 $26,676 $43.83 / EDU
Zone 16 (Marja Acres)$50,936
* 100W Light 0 each $162.71 $184.19 $0 $0 $0 $0 $0.00 / EDU
+ Arterial Trees 0 each $78.91 $0 $0 $0 $0 $0.00 / EDU
Medians 0 sf $0.48 $0.66 $0 $0 $0 $0 $0.00 / EDU
$0
Subtotal Annual Costs: $752,118 $0 $9,469 $761,587
* These lights are on arterial roadways, therefore the O&M and Repl. costs have been multiplied by 84.55%
(This is to account for the 17.32% General Benefit for Arterial Roadways)
** These budgets are $0 due to HOA maintenance and servicing
*** Portion of total median area attributable only to Calavera Hills II
+ These trees are on arterial roadways, therefore to O&M costs have been multiplied by 89%
(This is to account for the 11% General Benefit for Street Trees on Arterial Roadways)
FY 23-24
Quantity Cost / EDU
Assessed Annual
June 6, 2023 Item #8 Page 19 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
9
FY 2023-24 BUDGET (CONT’D)
The O&M Unit Cost is the operation and maintenance cost per improvement unit. These amounts are
derived from the FY 2023-24 city wide budget amounts and improvement totals shown in Landscape and
Lighting District No. 1.
· For the light improvements, this unit cost is calculated by dividing the total budgeted cost by the
total number of street lightings within the city plus the annual energy cost. There is an annual cost
per light that is calculated for each light wattage. For lights located on arterial roadways, the O&M
Unit Costs have been reduced by 17.32% to account for general benefit, as calculated on the table
shown on Page 12.
· For the street tree improvements, the unit cost is calculated by dividing the total budget by the
number of trees.
· For the median improvements, the unit cost is calculated by dividing the total median budget
amount by the total square footage of medians.
The Replacement Unit Cost is the cost to replace each improvement unit. These amounts were established
in FY 2004-05 when the District was formed and increased for cost of living each year according to the
change in Consumer Price Index (CPI) for the San Diego County area.
The Administrative Costs have been allocated to each Zone based on the improvements being maintained
by the District in each Zone. There are no administration costs associated with Zone 13 (Fair Oaks Valley)
because the HOA is maintaining all improvements within the Fair Oaks Valley Development. There are no
administration costs associated with Zone 16 (Marja Acres) because the zone is currently in construction
and improvements of the district have not yet been completed. The Administrative Costs consists of the
following:
· The Annual Administration cost of $8,800 for the tracking and administration of the 16 zones within
the District.
· The County Levy Fee of $669 for submitting the assessments of approximately 6,686 parcels at
$0.10 to the County of San Diego for inclusion on the Tax Bills.
Administrative Costs
District Formation $0
Annual Administration $8,800
County Levy Fee $669
Replacement Reserve $406,345
Fund Balance as of July 1 of Current FY ($406,345)
Subtotal Administrative Costs: $9,469
FY 23-24 Annual Assessment: $761,587
June 6, 2023 Item #8 Page 20 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
10
The Replacement Reserve amount consists of the following:
· A total of $406,275 in replacement costs calculated by multiplying the Assessed Quantity by the
Replacement Unit Cost for each Improvement.
· A total of $69.70 is associated with exceeding costs not included in the FY 2023-24 assessment rate.
For Zone 4, the calculated budgeted rate exceeds the maximum rate, therefore the FY 2023-24
Assessment Rate was limited to the maximum rate. The difference of $69.70 has been added to the
total Replacement Reserve amount to be covered by the city’s General Fund.
June 6, 2023 Item #8 Page 21 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
11
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 requires that a parcel’s assessment may not exceed
the reasonable cost for the proportional special benefit conferred on that parcel. Article XIIID and the
Implementation Act further provides that only special benefits are assessable and the city must separate
the general benefits from the special benefits. They also require that publicly owned properties which
specially benefit from the improvements be assessed.
SPECIAL BENEFIT ANALYSIS
Proper maintenance and operation of the streetlights, street trees and street medians provides special
benefit to adjacent properties by providing security, safety, and community character and vitality.
Local Lighting.
Special Benefit. The operation, maintenance and servicing of lighting along local streets in close
proximity to certain lots or parcels provides a special benefit to such lots or parcels by providing
illumination resulting in: 1) improved security of such lots or parcels, 2) improved ingress and
egress from such lots or parcels by illuminating access after sunset, and 3) improved nighttime
visibility for the local access of emergency vehicles. Local lighting 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.
June 6, 2023 Item #8 Page 22 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
12
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.
June 6, 2023 Item #8 Page 23 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
13
FY 2023-24 COST ESTIMATE COMPARISON OF ELECTRICAL
COSTS FOR THE VARIOUS STREET LIGHTS WITHIN THE CITY
Therefore, 17.32% of the Street Lighting Improvements on the city’s arterial roadways are
considered general benefit, and only 82.68% 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.
Lamp Size Lamp Number Monthly Monthly Annual Annual Cost General
(Watts)Type Lights Rate Amount Amount per Light Benefit
Low wattage lights for collector streets:
40 IND 4,234 $3.62 $15,327.08 $183,924.96 $43.44 $0.00
40 LED 678 $3.81 $2,583.18 $30,998.16 $45.72 $0.00
Subtotal-1 4,912 $214,923.12 $0.00
High wattage lights for arterial streets:
70 LED 101 $6.75 $681.75 $8,181.00 $81.00 $3,563.28
85 IND 13 $7.70 $100.10 $1,201.20 $92.40 $636.48
85 LED 31 $8.27 $256.37 $3,076.44 $99.24 $1,659.12
100 IND 694 $9.05 $6,280.70 $75,368.40 $108.60 $45,221.04
100 LED 121 $9.74 $1,178.54 $14,142.48 $116.88 $8,610.36
111 LED 813 $11.04 $8,975.52 $107,706.24 $132.48 $70,535.88
120 LED 668 $11.72 $7,828.96 $93,947.52 $140.64 $63,406.56
150 IND 14 $14.66 $205.24 $2,462.88 $175.92 $1,854.72
250 IND 13 $24.56 $319.28 $3,831.36 $294.72 $3,266.64
Subtotal-2 2,468 $309,917.52 $198,754.08
Total 7,380 $524,840.64 $198,754.08
General Benefit = $198,754.08
FY 2023-24 Lighting Budget Amount $1,175,700
FY 2023-24 Public Parcel Contribution $28,000
Total Est. Cost Less Public Parcel Contribution*$1,147,700
General Benefit Percentage 17.32%
* Based on preliminary budget estimates
June 6, 2023 Item #8 Page 24 of 41
B I Harris & Associates
I I l
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Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
14
Street Landscaping.
Special Benefit. Trees, landscaping, hardscaping and appurtenant facilities, if well maintained,
provide beautification, shade and enhancement of the desirability of the surroundings, and
therefore increase property value.
· Street trees within the public street parkways provide special benefit to those properties
directly adjacent to those tree-lined parkways.
· 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 are currently 16 zones of benefit in this District.
Zone 1 – Calavera Hills II
The Calavera Hills II development is located in and around the intersection of Carlsbad Village Drive
and College Boulevard and is comprised of villages of varying types of land uses that will receive
special benefit from the street lighting, street trees and medians within and directly adjacent to the
development. It is anticipated that the Home Owners Association ("HOA") will maintain the street
trees. The city and the owners of the land within Calavera Hills II have an agreement to provide for
the maintenance of the street trees by the HOA; therefore, annual assessments will be levied
June 6, 2023 Item #8 Page 25 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
15
within Zone 1 for the maintenance of street trees only if (a) the HOA fails to maintain such street
trees pursuant to the Agreement, (b) as a result of the failure of the HOA to maintain such street
trees, the city is required to undertake such maintenance and (c) the HOA has failed to reimburse
the city for the cost of such maintenance as required pursuant to the Agreement.
Villages K, L-2, W and X are comprised of single family detached (“SFD”) units and have local
streetlights and street trees within the public streets. Village X also has a 0.08-acre of non-
residential (“Non-Res”) land use that takes access off of College Boulevard. This property is a utility
with no local streetlights or street tress adjacent to it.
Villages E, U and Y are comprised of single family attached (“SFA”), apartment (“APT”) units, and 1
acre of Non-Res land use, and do not have any local lighting or street trees. Village “Y” also has a
1.05-acre of Non-Res use.
Village H is comprised of 2 acres of Non-Res use and does not have local lighting and street trees.
All of the villages receive special benefit from the arterial street lighting on Carlsbad Village Drive,
College Boulevard and Tamarack Avenue that is directly adjacent to these village areas.
The entire Calavera Hills development (not just Calavera Hills II) benefits from the medians within
College Boulevard and Carlsbad Village Drive within the boundaries of the development. An analysis
has been performed to allocate the appropriate share of the medians to the Calavera Hills II
development based on the assessment apportionment methodology shown in this Report.
Zone 2 – Kelly Ranch Core
The Kelly Ranch Core development is located southeast of the intersection of Cannon Drive and
Faraday Avenue and is comprised of varying types of land uses that receive special benefit from the
street lighting and medians within and directly adjacent to the development.
The core development consists of SFD and APT units, 2.61 acres of Non-Res, a park and vacant
property (future development details have not been determined) that have local streetlights in the
public streets directly adjacent to them. All of these properties benefit from the local lights within
this core development. There are an additional 6 SFD units planned for the Kirgis development,
which is directly adjacent to Kelly Ranch and takes access through the development. A 2.63 acres
site of Non-Res does not have local lighting. Part of this development also includes a city-owned
1.48-acre wastewater pumping plant site taking access off of Cannon Road. This property is
considered Non-Res utility property that has no local streetlights adjacent to it. Although this
property is a utility with essentially no value, it does receive the arterial lighting special benefits;
however, this utility property is not deemed to benefit from the landscaped median improvements.
All of the development receives special benefit from the arterial street lighting and medians on
Cannon Road.
Zone 3 – The Oaks South
The Oaks South development is located to the northeast of the intersection of Rancho Santa Fe
Road and Camino de los Coches and is comprised of varying types of land uses that receive special
June 6, 2023 Item #8 Page 26 of 41
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Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
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benefit from the street lighting, street trees and medians within and directly adjacent to the
development. It is anticipated that the HOA will maintain the street trees, local street lights and
medians. The city and the owners of the land within the Oaks South have an Agreement to provide
for the maintenance of such improvements by the HOA; therefore, annual assessments will be
levied within Zone 3 for the maintenance of such improvements only if (a) the HOA fails to maintain
any such improvements pursuant to the Agreement, (b) as a result of the failure of the HOA to
maintain any such Improvements, the city is required to undertake such maintenance and (c) the
HOA has failed to reimburse the city for the cost of such maintenance as required pursuant to the
Agreement.
The development consists of SFD units, and 1.62 acres of Non-Res property that have local street
lights and street trees in the public streets directly adjacent to them.
All of the development receives special benefit from the arterial street lighting and medians on
Rancho Santa Fe Road. The median improvements on Rancho Santa Fe Road extend into an open
space area that separates The Oaks South from The Oaks North development. This median provides
an aesthetic link between the two developments and therefore 50% of the costs of the medians
within the open space area to the north of The Oaks South is apportioned to The Oaks South, and
50% is apportioned to The Oaks North.
Zone 4 – Thompson / Tabata
The Thompson/Tabata development is located along Poinsettia Lane west of Aviara Parkway and is
comprised of varying types of land uses that benefit from the operation and maintenance of street
lighting, street trees and medians within and directly adjacent to the development. It is anticipated
that the HOA will maintain the street trees. The city and the owners of the land within the
Thompson/Tabata property have an Agreement to provide for the maintenance of such
improvements by the HOA; therefore, annual assessments will be levied within Zone 4 for the
maintenance of street trees only if (a) the HOA fails to maintain such street trees pursuant to the
Agreement, (b) as a result of the failure of the HOA to maintain such street trees, the city is
required to undertake such maintenance and (c) the HOA has failed to reimburse the city for the
cost of such maintenance as required pursuant to the Agreement.
The development consists of SFD units that have local street lights and street trees in the public
streets directly adjacent to them, and SFA units that take access off streets with local streetlights
but do not have street trees directly adjacent to them.
All of the development receives special benefit from the arterial street lighting and medians on
Poinsettia Lane.
The existing SFD property, Assessor’s Parcel Number 214-170-81-00, is already assessed in Street
Lighting and Landscaping District No. 1 and is therefore exempted from this District.
Zone 5 – Palomar Forum / Carlsbad Raceway
Zone 5 includes two non-residential developments that are directly adjacent to each other, Palomar
Forum and Carlsbad Raceway.
June 6, 2023 Item #8 Page 27 of 41
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City of Carlsbad
Fiscal Year 2023-24
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The Palomar Forum development is located along the northerly side of Palomar Airport Road, east
of Melrose Drive, and is comprised of 51.63 acres of Non-Res and 1.71 acres of Park that have 40
watt local street lights in the public streets directly adjacent to them.
The Carlsbad Raceway development is located north of Palomar Airport Road and west of Business
Park Drive and is comprised of 86.22 acres of Non-Res that has 40 watt and 111 watt local street
lights in the public street directly adjacent to them.
Both developments receive special benefit from the arterial street lighting and medians on Melrose
Drive and Palomar Airport Road.
Zone 6 – Bressi Ranch
The Bressi Ranch development is located on the southeast corner of Palomar Airport Road and El
Camino Real. It is comprised of varying types of land uses that receive special benefit from the
street trees, medians, street lighting within and directly adjacent to the development. The entire
development benefits from the street lighting within and directly adjacent to the development,
except the residential estate area that has private streets and so does not have any local public
street light benefits. It is anticipated that the HOA will maintain the local streetlights and the street
trees within the residential areas and the medians in Poinsettia Lane. The city and the owners of
the land within Bressi Ranch have an Agreement to provide for the maintenance of such
improvements by the HOA; therefore, annual assessments will be levied within Zone 6 for the
maintenance of the local street lights only if (a) the HOA fails to maintain any such street lights
pursuant to the Agreement, (b) as a result of the failure of the HOA to maintain any such
Improvements, the city is required to undertake such maintenance and (c) the HOA has failed to
reimburse the city for the cost of such maintenance as required pursuant to the Agreement.
The development consists of SFD units and 8 Parks that have trees and local street lights in the
public streets directly adjacent to them. There are SFA units that have local street lights adjacent to
them, but do not have street trees directly adjacent to them. There are 25 SFD estate units on
private streets, with no public local street lights or street trees. There are also 148.71 acres of Non-
Res development that have 40 watt and 111 watt local lighting adjacent to them.
All of the development receives special benefits from medians in Palomar Airport Road, El Camino
Real, and Poinsettia Lane.
Zone 7 – La Costa Greens
The Greens development is located on the northeast corner of Alga Road and El Camino Real. It is
comprised of varying types of land uses that receive special benefit from the street trees, medians,
street lighting within and directly adjacent to the development.
There is a 12.77 acre School, a total of 7.6 acres of Park, 86 SFA units, and 591 SFD units that all
have local trees and local street lights in the public streets directly adjacent to them. There is 14.96
acres of Non-Res and 38 SFA units that have local street trees, but do not have local street lights, in
the streets directly adjacent to them. There are 64 SFD units on private streets, with no public local
street lights or street trees. There are 180 APT units, a Pump Station, and a Golf Course that are
June 6, 2023 Item #8 Page 28 of 41
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City of Carlsbad
Fiscal Year 2023-24
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within the development and are taken into consideration when spreading the special benefits, but
are not part of this district and are assessed in Street Lighting and Landscaping District No. 1.
Street trees and street lights along Alicante Road are classified as Collector Trees and Collector
100W Lights. The annual cost to maintain these trees and street lights will be spread among the
development areas that are directly adjacent to and take access from Alicante Road.
It is anticipated that the HOA will maintain the local streetlights and the street trees within the
residential areas and the medians within Poinsettia Lane. The city and the owners of the land
within the Greens have an Agreement to provide for the maintenance of such improvements by the
HOA; therefore, annual assessments will be levied within Zone 7 for the maintenance of the local
street lights and the medians only if (a) the HOA fails to maintain any such street lights and medians
pursuant to the Agreement, (b) as a result of the failure of the HOA to maintain any such
Improvements, the city is required to undertake such maintenance and (c) the HOA has failed to
reimburse the city for the cost of such maintenance as required pursuant to the Agreement.
The entire development receives special benefit from the arterial street lighting on El Camino Real,
Alga Road, and Poinsettia Lane.
All of the development receives special benefits from medians in El Camino Real, Alga Road, and
Poinsettia Lane.
Zone 8 – La Costa Ridge
The Ridge development is located east of El Fuerte Street, south of Alga Road, west of Rancho
Santa Fe Road, and northwest of San Marcos Creek. It is comprised of residential land uses that
receive special benefit from the medians and street lighting directly adjacent to the development.
There are 263 SFD units on private streets, with no public local street lights or street trees directly
adjacent to them. In Village 2.6, there are 53 SFD units and a 0.18 acre park on private streets, with
no public local street lights or street trees within this area. There are also 2 acres of Non-Res
parcels within the development that are taken into consideration when spreading the special
benefit, but are not part of this district and are assessed in Street Lighting and Landscaping District
No. 1.
Though the streets within the Ridge development are private, the entire development receives
special benefit from the collector street lighting directly adjacent to the development on El Fuerte
Street along the westerly side of the development and the public portion of Corintia Street on the
easterly side of the development.
Village 2.6 is the only portion of the Ridge development that benefits from the street trees on the
public portion of Corintia Street on the westerly side of Village 2.6.
It is anticipated that the HOA will maintain the local streetlights and the street trees within the
residential areas. The city and the owners of the land within the Ridge have an Agreement to
provide for the maintenance of such improvements by the HOA; therefore, annual assessments will
be levied within Zone 8 for the maintenance of the local street lights and street trees only if (a) the
HOA fails to maintain any such street lights pursuant to the Agreement, (b) as a result of the failure
June 6, 2023 Item #8 Page 29 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
19
of the HOA to maintain any such Improvements, the city is required to undertake such maintenance
and (c) the HOA has failed to reimburse the city for the cost of such maintenance as required
pursuant to the Agreement.
All of the development receives special benefit from the arterial street lighting and medians in Alga
Road and Rancho Santa Fe Road.
Zone 9 – Oaks North Business Park
The Oaks North Business Park is located north of Palomar Airport Road, abutting the City of Vista on
the north and east sides of the development. It is comprised of industrial and commercial land uses
that receive special benefit from the street lighting and street trees within and directly adjacent to
the development.
There are 167.83 acres of non-residential use parcels with public local street lights and street trees
within and directly adjacent to them. There is also 219.50 acres of open space.
The development is not adjacent to any arterial roads, and therefore does not receive special
benefit from arterial street lights or medians.
Zone 10 – Robertson Ranch East Village
The Robertson Ranch East Village development is located on the north east corner of Cannon Road
and College Boulevard. It is comprised of varying types of land uses that receive special benefit
from the street trees, street lighting, and medians within and directly adjacent to the development.
The development consists of 78 APT units, 84 SFA units, 320 SFD units, a total of 2.02 acres of
designated recreation areas, and a 15.51 acre Fire Station that all have local trees and local street
lights in the public streets directly adjacent to them. There are anticipated to be 23 SFD units and a
0.44 acre Park that is part of the Robertson Ranch West Village, but will be directly adjacent to the
East Village and take access off of Cannon Road and Wind Trail Way. There is a 98 unit senior
apartment building, a 0.55 acre unplanned area and a 2.84 Water Quality Facility that do not have
public local street lights or street trees.
It is anticipated that the HOA will maintain the local street trees. The city and the owners of the
land within Robertson Ranch have an Agreement to provide for the maintenance of such
improvement by the HOA; therefore, annual assessments will be levied within Zone 10 for the
maintenance of the local street trees only if (a) the HOA fails to maintain any such street trees and
medians pursuant to the Agreement, (b) as a result of the failure of the HOA to maintain any such
Improvements, the city is required to undertake such maintenance and (c) the HOA has failed to
reimburse the city for the cost of such maintenance as required pursuant to the Agreement.
The entire development receives special benefit from the arterial street lighting and medians on
College Blvd and Cannon Rd.
June 6, 2023 Item #8 Page 30 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
20
Zone 11 – Oaks North Residential
The Oaks North Residential Development is located south west of the intersection at Rancho Santa
Fe Rd and Questhaven Road, abutting the open space area that separates the Oaks North
development from the Oaks South development. It is comprised of residential and non-residential
land uses that receive special benefit from the street lighting, street trees, and medians within and
directly adjacent to the development.
It is anticipated that the HOA will maintain the local streetlights and the street trees, and the
medians within the residential areas. The city and the owners of the land within the Oaks North
have an Agreement to provide for the maintenance of such improvements by the HOA; therefore,
annual assessments will be levied within Zone 11 for the maintenance of the local street lights and
street trees only if (a) the HOA fails to maintain any such street lights pursuant to the Agreement,
(b) as a result of the failure of the HOA to maintain any such Improvements, the city is required to
undertake such maintenance and (c) the HOA has failed to reimburse the city for the cost of such
maintenance as required pursuant to the Agreement.
There are 283 SFD units and a 2.26 acre park on public streets, with local street lights and street
trees within and directly adjacent to them. There are a total of 168 APT units, a 5.71 acre RV
Parking lot, and 43 SFD units on private streets, with no public local street lights or street trees.
All of the development receives special benefit from the collector street lighting, street trees, and
medians on San Elijo Road and Avenida Soledad.
All of the development receives special benefit from the arterial street lighting and medians on
Rancho Santa Fe Road. The median improvements on Rancho Santa Fe Road extend into an open
space area that separates The Oaks South from The Oaks North development. This median provides
an aesthetic link between the two developments and therefore 50% of the costs of the medians
within the open space area to the south of The Oaks North is apportioned to The Oaks North, and
50% is apportioned to The Oaks South.
Zone 12 – La Costa Town Square
The La Costa Town Square development is located on the north east corner of La Costa Avenue and
Rancho Santa Fe Road. It is comprised of varying types of land uses that receive special benefit from
the street trees, street lighting, and medians within and directly adjacent to the development.
There are 64 SFDs and 39.66 acres Non-Res development that all have local street lights and trees
in the public streets directly adjacent to them. There is are 32 SFDs that do not have public local
street lights or street trees.
Street trees and street lights along La Costa Avenue are classified as Collector Trees and Collector
40W lights. The La Costa Town Square development is on the north side of La Costa Avenue and will
benefit from the street lights along La Costa Avenue, therefore 50% of the street lights along La
Costa Avenue have been apportioned to the La Costa Town Square. All the trees in La Costa Avenue
directly adjacent to the La Costa Town Square have been apportioned to the La Costa Town Square.
June 6, 2023 Item #8 Page 31 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
21
The annual cost to maintain these trees and street lights will be spread among the development
areas that are directly adjacent to and take access from La Costa Avenue. These include the SFD
and Non-Res development areas.
It is anticipated that the HOA will maintain the street trees. The city and the owners of the land
within La Costa Town Square have an Agreement to provide for the maintenance of such
improvements by the HOA; therefore, annual assessments will be levied within Zone 12 for the
maintenance of the trees only if (a) the HOA fails to maintain any such street lights and trees
pursuant to the Agreement, (b) as a result of the failure of the HOA to maintain any such
Improvements, the city is required to undertake such maintenance and (c) the HOA has failed to
reimburse the city for the cost of such maintenance as required pursuant to the Agreement.
The entire development also benefits from arterial lighting and medians Rancho Santa Fe Road.
There will be approximately 1,795 linear feet of medians in Rancho Santa Fe Road along the south
east side of the development (which equals approx. 34,105 sf of medians based on a typical 19’
width). The La Costa Town Center development is on both the north and south side of Rancho
Santa Fe Road and will benefit from the improved aesthetics of the medians; therefore the entire
benefit from the medians in Rancho Santa Fe Road is apportioned to the La Costa Town Square.
Zone 13 – Fair Oaks Valley
The Fair Oaks Valley development is located to the east of the La Costa Oaks development. It is
comprised of residential land uses that receive special benefit from the street trees and street
lighting within the development.
There are 49 SFDs that all have local 40W street lights and trees in the public streets directly
adjacent to them.
Street trees and street lights along Camino Junipero are classified as Collector Trees and Collector
100W lights. The annual cost to maintain these trees and street lights will be spread among the
entire development because the entire development takes access from Camino Junipero. However,
should the street be extended beyond the Fair Oaks Valley development, then the benefits to the
development will be revaluated.
It is anticipated that the HOA will maintain the street trees and street lights. The city and the
owners of the land within Fair Oaks Valley have an Agreement to provide for the maintenance of
such improvements by the HOA; therefore, annual assessments will be levied within Zone 13 for
the maintenance of the trees and lights only if (a) the HOA fails to maintain any such street lights
and trees pursuant to the Agreement, (b) as a result of the failure of the HOA to maintain any such
Improvements, the city is required to undertake such maintenance and (c) the HOA has failed to
reimburse the city for the cost of such maintenance as required pursuant to the Agreement.
Zone 14 – Quarry Creek
The Quarry Creek development is located south of Haymar Road. It is comprised of residential land
uses that receive special benefit from the street trees and street lighting within the development.
June 6, 2023 Item #8 Page 32 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
22
There are anticipated to be an 89 unit APT, 352 SFD and SFA units, 0.9 acre parking lot and 5.17
acres of Parks that will benefit from street trees and street lights located in the public collector
roadways within the development.
Street trees and street lights along Hayward Street and Street A, Street B, Street D, Street E are
classified as Collector Trees and Collector 100W lights. The annual cost to maintain these trees and
street lights will be spread among the entire development because the entire development takes
access from these streets.
It is anticipated that the HOA will maintain the street trees. The city and the owners of the land
within Quarry Creek have an Agreement to provide for the maintenance of such improvements by
the HOA; therefore, annual assessments will be levied within Zone 14 for the maintenance of the
trees only if (a) the HOA fails to maintain any such trees pursuant to the Agreement, (b) as a result
of the failure of the HOA to maintain any such Improvements, the city is required to undertake such
maintenance and (c) the HOA has failed to reimburse the city for the cost of such maintenance as
required pursuant to the Agreement.
Zone 15 – Robertson Ranch West Village
The Robertson Ranch West Village development is located on the north east corner of El Camino
Real and Tamarack Avenue. It is comprised of varying types of land uses that receive special benefit
from the street trees, street lighting, and medians within and directly adjacent to the development.
There are anticipated to be a total of 1.66 acres of designated recreation areas in Planning Area 6
and a total of 174 SFD units in Planning Areas 3 and 6 that have local street lights and trees in the
public streets directly adjacent to them. There are anticipated to be a total of 364 APT units in
Planning Areas 7 and 8, 14.85 acres of Non-Res in Planning Area 11, 1.20 acres of designated
recreation areas in Planning Area 4 are on designated collector streets, and therefore are not
considered to have any local street lights or street trees directly adjacent to them. There are
anticipated to be 0.40 acres of Park in Planning Area 9/10 and 111 SFD units in Planning Areas 5 and
9/10 that are on private streets, and therefore are not considered to have any local street lights or
trees directly adjacent to them. There is anticipated to be a 1.87 acres of designed Non-Res in
Planning Area 2 that is located off of El Camino Real that does not benefit from local or collector
street lighting or trees.
Robertson Road (from Tamarack Avenue to the landscaping circle and from Wellspring Street to
West Ranch Street), West Ranch Street, and the public portion of Gage Drive are designated as
Collector Streets. The street lights and street trees along these streets are classified as Collector
40W Lights, Collector 100W Lights, and Collector Trees. The annual cost to maintain these collector
improvements will be spread among the development areas that are directly adjacent to and take
access from the Collector Streets. The Non-Res in Planning Area 2 does not receive special benefit
from the trees and lights on the Collector Streets.
It is anticipated that the HOA will maintain the street trees. The city and the owners of the land
within Robertson Ranch have an Agreement to provide for the maintenance of such improvements
by the HOA; therefore, annual assessments will be levied within Zone 15 for the maintenance of the
June 6, 2023 Item #8 Page 33 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
23
local street trees only if (a) the HOA fails to maintain any such street trees pursuant to the
Agreement, (b) as a result of the failure of the HOA to maintain any such Improvements, the city is
required to undertake such maintenance and (c) the HOA has failed to reimburse the city for the
cost of such maintenance as required pursuant to the Agreement.
The entire development receives special benefit from the arterial street lighting on El Camino Real
and Tamarack Avenue.
The entire development also benefits from medians in El Camino Real and Tamarak Avenue. There
will be approximately 44,726 square feet of medians in El Camino Real along the south side of the
development and approximately 1,440 square feet of medians in College Blvd along the easterly
side of the development. The Roberson Ranch West Village is on the north side of El Camino Real
and the east side of Tamarak Avenue. The developments on the opposite sides of El Camino Real
and Tamarak Avenue will benefit from the improved aesthetics of the medians directly adjacent to
this property; therefore 50% of the benefit for the medians in El Camino Real and Tamarak Avenue
is apportioned to the Robertson Ranch West Village (22,363 sf of medians in El Camino Real and
720 sf of medians in Tamarak Avenue).
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 SFA units, 1.95 acres of Non-
Res development, and 1.54 acres of Park improvements 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
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
June 6, 2023 Item #8 Page 34 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
24
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.
EDU FORMULA
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
June 6, 2023 Item #8 Page 35 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
25
The following tables provide the EDU’s for the various types of special benefits associated with each Zone,
FY 2023-24 budget rates and the maximum assessment rates for FY 2023-24. 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 in 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 2023-24 assessment rate will be the
lesser of the budget rate and the maximum rate.
For Zone 4, the budget rate for the SFA units exceeds the maximum rate due to an increase in the annual
costs for the improvements within the zone. Therefore, the FY 2023-24 Assessment Rate has been limited
to the FY 2023-24 Maximum Rate per EDU.
The total amount not collected due to maximum budget limitations for FY 2023-24 is approximately $69.70.
June 6, 2023 Item #8 Page 36 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
26
ESTIMATED FY 2023-24 ASSESSMENT ALLOCATION AND RATES
Collector
Local Local Arterial Collector Arterial Collector
Light Light Light Tree Tree Tree Median Median CPI
Development DU Acres EDU EDU EDU EDU EDU EDU EDU EDU Adj.
Zone 1 - Calavera Hills II
Village E - SFA (NLL) 117 93.6 93.6 $85.30 $85.30 $90.95 5.3% $95.77
Village H - Non-Res (NLL)2.00 12.0 12.0 $85.30 $85.30 $90.95 5.3% $95.77
Village K - SFD 84 84.0 84.0 84.0 84.0 $136.11 $136.11 $262.90 5.3% $276.83
Village L-2 - SFD 14 14.0 14.0 14.0 14.0 $136.11 $136.11 $262.90 5.3% $276.83
Village U - SFA (NLL) 135 108.0 108.0 $85.30 $85.30 $90.95 5.3% $95.77
Village W - SFD 114 114.0 114.0 114.0 114.0 $136.11 $136.11 $262.90 5.3% $276.83
Village X - Non-Res (NLL) utility 0.08 0.5 0.5 $85.30 $85.30 $90.95 5.3% $95.77
Village X - SFD 115 115.0 115.0 115.0 115.0 $136.11 $136.11 $262.90 5.3% $276.83
Village Y - APT (NLL) 106 63.6 63.6 $85.30 $85.30 $90.95 5.3% $95.77
Village Y - Non-Res (NLL)1.05 6.3 6.3 $85.30 $85.30 $90.95 5.3% $95.77
327.0 611.0 327.0 611.0
Zone 2 - Kelly Ranch Core
SFD 147 147.0 147.0 147.0 $142.56 $142.56 $159.38 5.3% $167.83
APT 451 270.6 270.6 270.6 $142.56 $142.56 $159.38 5.3% $167.83
Non-Res 2.61 15.7 15.7 15.7 $142.56 $142.56 $159.38 5.3% $167.83
Non-Res (NLL)2.63 15.8 15.8 $101.49 $101.49 $97.77 5.3% $102.95
Non-Res (NLL) utility 1.48 8.9 $3.83 $3.83 $7.09 5.3% $7.47
Park 0.49 0.7 0.7 0.7 $142.56 $142.56 $159.38 5.3% $167.83
SFD (NAP)6 6.0 6.0 6.0 $142.56 $142.56 $159.38 5.3% $167.83
Vacant (NAP)5.67 8.5 8.5 8.5 $142.56 $142.56 $159.38 5.3% $167.83
448.5 473.2 464.3
Zone 3 - The Oaks South
SFD 494 494.0 494.0 494.0 494.0 $4.89 $4.89 $558.19 5.3% $587.77
Non-Res 1.62 9.7 9.7 9.7 9.7 $4.89 $4.89 $558.19 5.3% $587.77
503.7 503.7 503.7 503.7
Zone 4 - Thompson/Tabata
SFD 232 232.0 232.0 232.0 232.0 $178.16 $178.16 $294.29 5.3% $309.89
SFA 24 19.2 19.2 19.2 $178.16 $174.53 $165.75 5.3% $174.53
251.2 251.2 232.0 251.2
Zone 5 - Palomar Forum/Carlsbad Raceway
Park 1.71 2.6 2.6 2.6 $121.44 $121.44 $217.97 5.3% $229.52
Non-Res-40W 112.36 674.2 674.2 674.2 $121.44 $121.44 $217.97 5.3% $229.52
Non-Res-100W 25.49 152.9 152.9 152.9 $125.23 $125.23 $130.95 5.3% $137.89
829.7 829.7 829.7
Zone 6 - Bressi Ranch
Non-Res 148.71 892.3 892.3 892.3 $83.13 $83.13 $96.60 5.3% $101.72
Park 12.38 18.6 18.6 18.6 18.6 $61.64 $61.64 $289.48 5.3% $304.82
SFD 498 498.0 498.0 498.0 498.0 $61.64 $61.64 $289.48 5.3% $304.82
SFA 225 180.0 180.0 180.0 $61.64 $61.64 $189.34 5.3% $199.38
SF Estates 25 25.0 25.0 $61.64 $61.64 $74.83 5.3% $78.80
1588.8 1613.8 516.6 1613.8
Zone 7 - The Greens
Non-Res-NLL 14.96 89.8 89.8 89.8 $59.36 $59.36 $340.91 5.3% $358.98
Non-Res 12.77 76.6 76.6 76.6 76.6 $59.36 $59.36 $421.58 5.3% $443.92
Park 5.88 8.8 8.8 8.8 8.8 8.8 8.8 $59.36 $59.36 $519.75 5.3% $547.30
Park-NC 1.72 2.6 2.6 2.6 2.6 $59.36 $59.36 $421.58 5.3% $443.92
Park-NLT 32.11 48.2 48.2 48.2 48.2 $59.36 $59.36 $259.35 5.3% $273.10
SFA 86 68.8 68.8 68.8 68.8 $59.36 $59.36 $421.58 5.3% $443.92
SFA-NLL 38 30.4 30.4 30.4 $59.36 $59.36 $340.91 5.3% $358.98
SFD 484 484.0 484.0 484.0 484.0 484.0 484.0 $59.36 $59.36 $519.75 5.3% $547.30
SFD-NC 107 107.0 107.0 107.0 107.0 $59.36 $59.36 $421.58 5.3% $443.92
SF Estates 64 64.0 64.0 64.0 64.0 $59.36 $59.36 $259.35 5.3% $273.10
APT (NAP)180 108.0 108.0 108.0 108.0 $59.36 $59.36 $421.58 5.3% $443.92
Non-Res (NAP)0.65 3.9 3.9 3.9 3.9 $59.36 $59.36 $421.58 5.3% $443.92
Park-NLL (NAP)80.81 121.2 121.2 $59.36 $59.36 $161.13 5.3% $169.67
859.7 605.0 1213.3 979.9 605.0 1213.3
Zone 8 - The Ridge
PARK 0.18 0.3 0.3 0.3 0.3 $33.65 $33.65 $91.72 5.3% $96.58
SFA 53 42.4 42.4 42.4 42.4 $33.65 $33.65 $91.72 5.3% $96.58
SFD-NCT 262 262.0 262.0 262.0 $33.65 $33.65 $50.08 5.3% $52.73
Non-Res (NAP)2.00 12.0 12.0 12.0 $33.65 $33.65 $50.08 5.3% $52.73
316.7 316.7 42.7 316.7
NC = No Collector Lights/Trees NLL = No Local Lights NLT = No Local Trees DU = Dwelling Unit NAP = Not a Part
*The FY 2023-24 Assessment Rate will be the lesser of the Budget Rate and the Maximum Rate
FY 23-24
($/EDU)
FY 23-24
Rate
Budget
FY 22-23 FY 23-24
Maximum
Rates Rates
Maximum
($/EDU) ($/EDU)
Asmt
Rate*
($/EDU)
June 6, 2023 Item #8 Page 37 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
27
ESTIMATED FY 2023-24 ASSESSMENT ALLOCATION AND RATES (CONT’D)
Collector
Local Local Arterial Collector Arterial Collector
Light Light Light Tree Tree Tree Median Median CPI
Development DU Acres EDU EDU EDU EDU EDU EDU EDU EDU Adj.
Zone 9 - Oaks North Business Park
Non-Res 167.83 1,007.0 1,007.0 $54.32 $54.32 $69.78 5.3% $73.48
1,007.0 1,007.0
Zone 10 - Robertson Ranch East Village
APT 78 46.8 46.8 46.8 46.8 $175.51 $175.51 $317.85 5.3% $334.70
SFA 84 67.2 67.2 67.2 67.2 $175.51 $175.51 $317.85 5.3% $334.70
SFD (PA 16, 17, 18) 304 304.0 304.0 304.0 304.0 $175.51 $175.51 $317.85 5.3% $334.70
Park 2.02 3.03 3.03 3.03 3.03 $175.51 $175.51 $317.85 5.3% $334.70
SFD (PA 14)16 16.0 16.0 16.0 16.0 $175.51 $175.51 $317.85 5.3% $334.70
Non-Res (Util)2.84 17.04 17.04 $130.15 $130.15 $160.22 5.3% $168.71
APT-NLL 98 58.80 58.80 $130.15 $130.15 $160.22 5.3% $168.71
Vacant 0.55 0.83 0.83 $130.15 $130.15 $160.22 5.3% $168.71
Non-Res (PA 12 - Fire Station) 15.51 93.06 93.06 93.06 93.06 $175.51 $175.51 $317.85 5.3% $334.70
SFD (PA13)23 23.00 23.00 23.00 23.00 $175.51 $175.51 $317.85 5.3% $334.70
Park (PA13)0.44 0.66 0.66 0.66 0.66 $175.51 $175.51 $317.85 5.3% $334.70
Vacant (NAP)5.70 8.55 8.55 $130.15 $130.15 $160.22 5.3% $168.71
553.8 639.0 553.8 639.0
Zone 11 - Oaks North Residential
SFD 283 283.0 283.0 283.0 283.0 283.0 283.0 283.0 $9.08 $9.08 $443.58 5.3% $467.09
SFD (NLL)43 43.0 43.0 43.0 43.0 43.0 $9.08 $9.08 $240.15 5.3% $252.88
APT 168 100.8 100.8 100.8 100.8 100.8 $9.08 $9.08 $240.15 5.3% $252.88
Park 2.26 3.39 3.39 3.39 3.39 3.39 3.39 3.39 $9.08 $9.08 $443.58 5.3% $467.09
Non-Res (NLL)5.71 34.26 34.26 34.26 34.26 34.26 $9.08 $9.08 $240.15 5.3% $252.88
286.4 464.5 464.5 286.4 464.5 464.5 464.5
Zone 12 - La Costa Town Square
SFD 63 63.0 63.0 63.0 63.0 63.0 63.0 63.0 $197.18 $197.18 $539.03 5.3% $567.60
Non-Res 39.66 238.0 238.0 238.0 238.0 238.0 $134.52 $134.52 $182.08 5.3% $191.73
SFD (NLL)32 32.0 32.0 32.0 $126.18 $126.18 $145.18 5.3% $152.87
63.0 301.0 333.0 63.0 301.0 333.0 333.0
Zone 13 - Fair Oaks Valley
SFD 49 49.0 49.0 49.0 49.0 $0.00 $0.00 $572.78 5.3% $603.14
49.0 49.0 49.0 49.0
Zone 14 - Quarry Creek
APT 342 342.0 342.0 $17.56 $17.56 $151.22 5.3% $159.23
SFD 59 59.0 59.0 $17.56 $17.56 $151.22 5.3% $159.23
SFA 238 190.4 190.4 $17.56 $17.56 $151.22 5.3% $159.23
Non-Res 2.99 17.9 17.9 $17.56 $17.56 $151.22 5.3% $159.23
Park 5.17 7.8 7.8 $17.56 $17.56 $151.22 5.3% $159.23
617.1 617.1
Zone 15 - Robertson Ranch West Village
APT (PA 7)96 57.6 57.6 57.6 57.6 57.6 $70.20 $70.20 $105.71 5.3% $111.31
APT (PA 8)268 160.8 160.8 160.8 160.8 160.8 $70.20 $70.20 $105.71 5.3% $111.31
Non-Res-NC (PA 2)1.87 11.2 11.2 11.2 $62.02 $62.02 $64.88 5.3% $68.32
Non-Res (PA 11)14.85 89.1 89.1 89.1 89.1 89.1 $70.20 $70.20 $105.71 5.3% $111.31
Park (PA 6)0.73 1.1 1.1 1.1 1.1 1.1 1.1 1.1 $117.27 $117.27 $340.15 5.3% $358.18
Park (PA 6)0.92 1.4 1.4 1.4 1.4 1.4 1.4 1.4 $117.27 $117.27 $340.15 5.3% $358.18
Park-NLL (PA 4)1.20 1.8 1.8 1.8 1.8 1.8 $70.20 $70.20 $105.71 5.3% $111.31
Park-NLL (PA 9/10)0.40 0.6 0.6 0.6 0.6 0.6 $70.20 $70.20 $105.71 5.3% $111.31
SFD (PA 3 & 6)174 174.0 174.0 174.0 174.0 174.0 174.0 174.0 $117.27 $117.27 $340.15 5.3% $358.18
SFD-NLL (PA 5 & 9/10) 111 111.0 111.0 111.0 111.0 111.0 $70.20 $70.20 $105.71 5.3% $111.31
176.5 597.4 608.6 176.5 597.4 608.6 608.6
Zone 16 - Marja Acres
APT 46 27.6 27.6 27.6 $0.00 $0.00 $62.87 5.3% $66.20
Non-Res 1.95 11.7 11.7 11.7 $0.00 $0.00 $62.87 5.3% $66.20
Park 1.54 2.3 2.3 2.3 $0.00 $0.00 $62.87 5.3% $66.20
SFA 248 198.4 198.4 198.4 $0.00 $0.00 $62.87 5.3% $66.20
240.0 240.0 240.0
NC = No Collector Lights/Trees NLL = No Local Lights NLT = No Local Trees DU = Dwelling Unit NAP = Not a Part
*The FY 2023-24 Assessment Rate will be the lesser of the Budget Rate and the Maximum Rate
FY 23-24
Budget
Rate
($/EDU)($/EDU)
FY 22-23 FY 23-24
Rates Rates
($/EDU)
MaximumMaximumAsmt
($/EDU)
FY 23-24
Rate*
June 6, 2023 Item #8 Page 38 of 41
B I Harris & Associates
Preliminary Engineer’s Report
Street Lighting and Landscaping District No. 2
City of Carlsbad
Fiscal Year 2023-24
28
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.)
No assessments will be collected in FY 2023-24 for Zone 13 (Fair Oaks Valley) because the HOA is
maintaining all improvements within the Fair Oaks Valley development.
No assessments will be collected in FY 2023-24 for Zone 16 (Marja Acres) because none of the
improvements have been installed within the Marja Acres development as this project is still under
development.
June 6, 2023 Item #8 Page 39 of 41
B I Harris & Associates
29
PART D – ASSESSMENT ROLL
The Assessment Roll is a listing of the proposed maximum assessment for Fiscal Year 2023-24 apportioned
to each lot or parcel, as shown on the last equalized roll of the Assessor of the County of San Diego. The
Assessment Roll is on file in the city’s Finance Department and is incorporated by reference herein and
made part of this Report.
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.
PART E – ASSESSMENT DIAGRAM
An Assessment Diagram for the Maintenance District is provided on the following page.
The lines and dimensions of each lot or parcel within the Maintenance District are those lines and
dimensions shown on the maps of the Assessor of the County of San Diego, for the year when this Report
was prepared, and are incorporated by reference herein and made part of this Report.
www.WeAreHarris.com
Anna Tan-Gatue, PE
Project Manager
Anna.Tan-Gatue@WeAreHarris.com
P: 949.536.2507
June 6, 2023 Item #8 Page 40 of 41
■ Harris & Associates
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!"^$
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Lighting and LandscapeDistrict 2for Fiscal Year 2023-24
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
MilesJune 6, 2023 Item #8 Page 41 of 41
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