The URL can be used to link to this page

Home My WebLink AboutAD 88-01; ALGA RD/ POINSETTIA LN & BATIQUITOS LN; PRELIMINARY SPREAD ALTERNATIVES; 1989-09-07I 1, I I I 1 I I I I ENGINEERS & PLANNERS I I I I I I I I I I I I I L I I I I I I I I I I I 1 I CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 88-1 ALGA ROAD 1 PRELIMINARY SPREAD ALTERNATIVES I September 7, 1989 I - I 1 FOR CITY USE ONLY I I I NBS/LOWRY JOB NO: A68-015.027 i. I Prepared by: I NBS/LOWRY INCORPORATED Engineers & Planners San Diego, CA 92128 I, I I TABLE OF CONTENTS I I. METHODOLOGY I I II. COST ESTIMATES I I III. PRELIMINARY ASSESSMENT SPREAD I I I I I I I I I I I I I I CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 88-1 I ALGA ROAD METHODOLOGY I This Preliminary Assessment Spread has been prepared for the I proposed Alga Road Assessment District for the acquisition of I existing improvements and for the construction of the remain- ing street improvements. The improvements to be acquired are I the grading, storm drain system, the sanitary sewer system domestic water system and reclaimed water system. The I remaining street improvements are the curbs, gutters, side- walks, paving, street lights, traffic signals, landscaping- and irrigation. All of these improvements are in Alga Road I and Poinsettia Lane. The proposed assessment spread in this report has been prepared for the Policy 33 Committee of the I City of Carlsbad and the concurrence of the City Council. I The cost estimate included in Section "II." of this report I was taken from documents prepared by the design engineers for the various improvements. The acquisition costs were I determined from copies of the actual contracts, invoices, checks and/or cancelled checks. I The estimated costs for Alga Road and Poinsettia Lane have I been split in proportion to their respective lengths of I I I I roadway improvements, 84% to Alga and 16% to Poinsettia. I This preliminary spread does not include any costs for the I acquisition of right-of-way of Alga Road nor any costs for payments to others. Allowances were made in the proposed I cost estimate for the following: I Incidentals 25% Financing Costs 15% I The acquisition and estimated costs have been combined and spread separately to the properties by phase and land use. Equivalent dwelling units were assigned to the properties based on either approved final maps, tentative maps or I land Average daily determined general use plan. trips were I at the rate of ten trips per day for single family dettached and eight trips per day for single family attached. The I number of dwelling units for Phases Two and Three was determined from forecast data provided by the engineer for I the developer. The commercial areas were assigned average daily trips based I on the rates published in the Engineer's Report for the City of Carlsbad, Bridge and Throughfare Benefit District No. I 1. Commercial trips were reduced to forty per cent, since sixty per cent of the commercial traffic is assumed to come I from within the project area. The trips for the golf course was included in the trips for the clubhouse. I I. - 2 I Li I This preliminary assessment was spread based on adjusted. average daily trips generated for each land use. The I properties in the southwestern area of Local Facilities Management Plan Zone 20, owned by Mendivil, Thompson, Porter I and Tabata, have been assessed for Poinsettia Lane improve- ments only. No costs for the Alga Road improvements have I been assessed to these Zone 20. properties. The total assessment for Phases two and three is based on the latest forecast development plan. Changes in the number of units or type of unit will result in an adjustment of the assessment. If the number of units is decreased, the developer will be required to pay cash to keep the cost per unit equal to Phase One. If the number of units is increased, a portion of the assessment in Phase One would be reduced and moved to Phases Two and Three by a change-of-work proceeding. The preliminary assessment spread is shown in Section "III." of this report. The spread shows the gross acreage, net acreage, equivalent dwelling unit, and adjusted average daily trips for each property, construction phase and land use type. The costs for Alga Road and Poinsettia Lane were spread separately and combined as shown. Assessment per gross acre, per net acre and per equivalent dwelling unit were calculated for each type of use. The assessment per equivalent dwelling unit is the same for each type of use. The variations in assessment per net acre is different for each phase and land use due to the variations in density. I. - 3 I The density for custom lots in Phase One is 3.5 units per net I acre and 4.9 in units per net acre Phases Two and Three; for I single family detached in Phase One, 5.3 units per net acre and 7.6 units per net acre in Phases Two and Three; and for I single family attached in Phase One, 10.7 units per net acre and 20.1 units per net acre in Phases Two and Three. I Adjustments would be made if the 14.00 gross acres, (8.10 net acres) in Phase Two were tobe developed as retail instead of I single family detached. The total assessments in Phase Two I and Three would be segregated to conform to the actual land use at the time of recording of the final tract maps. I I I I I I I Fl F I I 4 I CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 88-1 ALGA ROAD SECTION II. COST ESTIMATE SUMMARY SEPTEMBER 6, 1989 IMPROVEMENTS ACQUISITION COSTS CONSTRUCTION COSTS LAND AND RIGHT-OF-WAY FEE APPRAISAL CONTINGENCIES PAYMENTS SUBTOTAL INCIDENTALS (25Y.) SUBTOTAL FINANCING COSTS TOTAL ESTIMATED COSTS ALGA ROAD POINSETTIA $3,183,814 $606,441 4,7969 400 913,600 C) 2,858,833 0 30,388 0 C) 7,980,214 4,409,262 2,6019 790 495,579 10,582,004 499049841 1,867,412 865,561 ============ =========== $12,449,416 $5,770,402 TOTAL ESTIMATED COSTS --------------- $3,790,255 5,710,000 2,858,833 30,388 0 12,389,476 3O97,369 15,486,845 2,732,973 $18,219,818 ALGA\COSTEST SECTION III. PRELIMINARY ASSESSMENT SPREAD SEPTEMBER 6, 1989 GROSS NET ADJUSTED: ALGA ROAD POINSETTIA TOTAL : ASSMNT/ ASSMNT/ ASSMNT/ OWNER / LAND USE ACREAGE ACREAGE EDU ADT I ASSESSMENT ASSESSMENT 'ASSESSMENT GROSS AC NET AC EDU AVIARA PROPERTIES - ZONE 1 (TOTAL 2,202 DU) aanaaaansnnnnnflflflnaa PHASE ' CUSTOM LOTS 24.69 20.16 70 700 1 $309,859 $137,839 $447,698 1 $18,133 $22,207 $6,396 SF DETACHED 73.77 53.31 281 2,810 1 1,243,862 553,324 1,797,186 1 24,362 33,712 6,396 SF ATTACHED 109.62 58.65 625 5,000 1 2,213,277 984,562 3,197,839 I 29,172 54,524 5,117 HOTEL (ROOMS) 25.44 23.40 560 5,600 1 2,478,870 1,102,710 3,581,580 1 145,059 157,705 6,396 HOTEL (BANQUET) 43 170 I 75,251 33,475 108,726 1 145,059 157,705 2,558 CLUBHOUSE 21.02 7.01 223 894 I 395,557 175,961 571,518 1 27,189 81,529 2,558 SPORTS CENTER 9.06 8.20 155 622 I 275,155 122,401 397,556 1 43,880 48,482 2,558 RESTAURANT 2.56 2.10 174 695 I 307,734 136,894 444,628: 173,683 211,728 2,558 TOTAL PHASE 1 266.16 172.83 2,131 16,490 I $7,299,565 $3,247,166 $10,546,731 IAVG 39,626 61,024 4,949 PHASES 2&3 1 1 CUSTOM LOTS 28.45 16.30 80 BOO I $354,124 $157,530 $511,654 1 17,984 31,390 6,396 SF DETACHED 245.86 109.90 833 8,330 I 3,687,319 1,640,281 5,327,600 1 21,669 48,477 6,396 SF ATTACHED 30.11 15.60 313 2,504 I 1,108,409 ' 493,069 1,601,478 1 53,188 102,659 5,117 RETAIL 0.00 ------- 0.00 ------- 0 ------ 0 -------- I 0 0 0 1 0 0 0 TOTAL PHASES 2 & 3 304.42 141.80 1,226 11,634 I $5,149,852 I ------I $2,290,880 $7,440,732 IAVG 24,442 52,473 6,069 S.W. ZONE 20 OWNERS - ZONE 2 I NENDIVIL (214-170-08) 7.50 7.05 42 420 I $0 $82,703 $82,703 1 11,027 11,731 1,969 THOMPSON (214-170-05) 7.50 4.10 24 240 I 0 47,259 47,259 1 6,301 11,527 1,969 PORTER (214-170-55) 1.12 0.78 1 10 I 0 1,969 1,969 1 1,758 2,524 1,969 TABATA (214-170-66) 21.22 ------- 15.88 ------- 51 ------ 510 -------- I 0 I ------------ 100,425 ----------- 100,425 I ------------- - 4,733 6,324 1,969 TOTAL SW ZONE 20 37.34 27.81 118 1,180 I $0 $232,356 $232,356 IAVG 6,223 ---------------------------- 8,355 1,969 aaaaaaca aa I GRAND TOTAL. TRIPS 29,304 I$12,449,416 $5,770,402 $18,219,818 I COST PER TRIP $442.66 $196.91 $621.74 , f-c1 ALGA\ALT2.1