HomeMy WebLinkAboutAD 95-01; Carlsbad Ranch; AD No. 95-1, Carlsbad Ranch; 1997-06-03'I
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CITY OF CARLSBAD
ASSESSMENT DISTRICT NO. 95-1
(CARLSBAD RANCH)
FINAL CONFIRMED ENGINEER'S REPORT
JUNE 3,1997
Prepared by:
GALEN N. PETERSON, P.E.
Consulting Engineer
San Diego, California
(61 9) 487-7000
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EN GIN EER’S RE PORT
PART
TABLE OF CONTENTS
PAGE
I 1
2
3
4
5
6
f
PLANS AND SPECIFICATIONS ................................................................ 1-1
COST ESTIMATE ..................................................................................... 2-1
ASSESSMENT ROLL ............................................................................... 3-1
ASSESSMENT DIAGRAM ........................................................................ 4-1
DESCRIPTION OF WORK AND RIGHTS-OF-WAY
TO BE ACQUIRED ................................................................................... 5-1
PROPOSED MAXIMUM ANNUAL ASSESSMENT FOR
ADMINISTRATION AND COLLECTION OF
ASSESSMENTS ....................................................................................... 6-1
CERTIFICATE .OF PURCHASE OF “AS-BUILT IMPROVEMENTS ........ 7-1
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AGENCY:
PROJECT:
TO:
CITY OF CARLSBAD
ASSESSMENT DISTRICT NO. 95-1
(CARLSBAD RANCH)
CITY COUNCIL
CITY OF CARLSBAD
COUNTY OF SAN DIEGO
STATE OF CALIFORNIA
FINAL ENGINEERS REPORT
PURSUANT TO THE PROVISIONS OF SECTION 10204, ET. SEQ.
OF THE STREETS AND HIGHWAYS CODE
Pursuant to the provisions of the "Municipal Improvement Act of 191 3", being
Division 12 of the Streets and Highways Code of the State of California and in
accordance with the Resolution of Intention, being Resolution No. 9741 5, adopted
by the CITY COUNCIL of the CITY OF CARLSBAD, COUNTY OF SAN DIEGO,
STATE OF CALIFORNIA, in connection with the proceedings for;
ASSESSMENT DISTRICT NO. 95-1
(CARLSBAD RANCH)
(hereinafter referred to as the "Assessment District"), I, GALEN N. PETERSON,P.E.
the duly appointed ASSESSMENT ENGINEER, submit herewith the "Report" for the
Assessment District, consisting of seven (7) parts as follows:
PART 1
Plans and specifications for the proposed improvements are filed herewith and
made a part hereof. Said plans and specifications are on file in the Office of the
City Clerk.
PART 2
An estimate of the costs of the proposed works of improvements, including
incidental costs and expenses in connection therewith, is as set forth on the lists
thereof, attached hereto, and are on file in the Office of the City Clerk.
Sheet 1 of 3
PART 3
A proposed assessment of the total amount of the costs and expenses of the
proposed improvements upon the several subdivisions of land within the
Assessment District, in proportion to the estimated benefits to be received by such
subdivisions, respectively, from said improvements, is set forth upon the
assessment roll filed herewith and made a part hereof.
PART 4
A diagram showing the Assessment District, the boundaries and the dimensions of
the subdivisions of land within said Assessment District, as the same existed at the
time of the passage of the Resolution of Intention, is filed herewith and made a part
hereof.
PART 5
A general description of the works of improvement to be installed in said
Assessment District and description of all rights-of-way, easements and lands to be
acquired, if necessary.
PART 6
A proposed maximum annual assessment for administration and collection of
assessments.
PART 7
A Certificate of Purchase of " As-Built" Improvements.
Dated this 3 '-bay of JUJE , 1997.
GALEN N. PETERSON, P.E.
CITY OF CARLSBAD'
COUNTY OF SAN DIEGO
STATE OF CALIFORNIA
Sheet 2 of 3
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PRELIMINARY APPROVAL BY THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, ON THE ~$4 DAY OF PIM.&H , 1997.
CITY CLERK OF THE '
CITY OF CP.RLSBAD
COUNTY OF SAN DIEGO
STATE OF CALIFORNIA
MODIFIED PRELIMINARY APPROVAL BY THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, ON THE /~e DAY OF , 1997.
-
CITY CLERK OF THE
CITY OF CARLSBAD
COUNTY OF SAN DIEGO
STATE OF CALIFORNIA
FINAL APPROVAL BY THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, ON THE ,?A OF
Igg7.
CITY CLERK OF-THE J CITY OF CARLSBAD
COUNTY OF SAN DIEGO
STATE OF CALIFORNIA
Sheet 3 of 3
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ENGINEERS REPORT
PART 1
CITY OF CARLSBAD
(CARLSBAD RANCH)
ASSESSMENT DISTRICT NO. 95-1
PLANS AND SPECIFICATIONS
The plans and specifications for this Assessment District are referenced herein
and incorporated as if attached and a part of this Report.
The improvement plans as well as contract documents and technical
specifications were prepared by the following consultants:
O’Day Consultants
Crosby, Mead, Benton & Associates
Hunsaker & Associates
Nolte and Associates
Part 1-1
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ENGINEERS REPORT
PART 2
CITY OF CARLSBAD
(CARLSBAD RANCH)
ASSESSMENT DISTRICT NO. 95-1
COST ESTIMATE
ITEM
. Public Works of Construction (See Exhibit "A)
Contingencies
Total Construction
'. Acauisition of SDecial Assessment Lien (A.D. 86-1
Land & Right-of-way
. Payments to SDG&E for conversion of overhead to undergound
1. Incidentals
a. Engineering
b. Soils Engineering
c. EnvironrnentaVArchaeology/Paleontology Consultant
d. Construction Management and Administration
e. City Plan Check Fees
f. City InspectionPermit Fees
g. Design Surveys and Construction Staking
h. Grading and Improvement Bonds
i. CQ Administration
j. Assessment Engineering
k. Audit of Acquisition Costs
1. Bond Counsel
rn. Appraisal
n. Financial Advisor
0. Official Statement
p. Fiscalpaying Agent
q. Printing Bonds
r. Publication and Miscellaneous Costs
s. Contingency
Total Incidentals
. Less Interest Earned
. Less City Contributions
. Capitalized Interest
8. Financing Costs
Bond Discount @ 2%
Bond Reserve @ 10%
TOTAL AMOUNT ASSESSED
Total Financing Costs
PRELIMINARY
6 8.444.085 .. 323.321
§ 8,767,406
6 713,968
(
6 947,071
160,420
535,773
224,143
242,372
654,177
626,849
50,000
50,000
25,000
50,000
14,000
50,000
15,000
10,000
10,000
10,000
100.000
6 3,774,805
t
6 301,277
1,506,384 - 6 15,063,840
inODlFlED PRELIM
8.869.697
0
$ 947,07 1
160,420
535,773
224,143
242,372
654,177
626,849
50,000
50,000
25,000
50,000
14,000
50,000
15,000
10,000
10,000
10,000
100.000
$ 3,774,805
0
0
0
$ 31 1,816
1,559,080 - $ 15,590,803
CONFIRMED
$ 8.669.564 s
$ 8,669,564
$ 713,968
n L
252,067
$ 585,964
140,656
331,294
176,575
209,295
374,043
343,638
104,065
100,000
61,232
25,000
50,000
14,000
50,000
15,000
10,000
10,000
10,000
75.000
$ 2,685,762
0 a n
$ 274,302
1.371.51 1
sifGl3 z 13.715.107
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Part 2-1
ENGINEER'S REPORT
EXHIBIT "A TO PART 2
CITY 0F.CARLSBAD
(CARLSBAD RANCH)
, ASSESSMENT DISTRICT NO. 95-1
PUBLIC WORKS 0F.CONSTRUCTION COST ESTIMATE
JOTE: For particulars as to the prices and quantities reference is made to Part 7 of this Report.
Part 2-2
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ENGINEERS REPORT
PART 3
CITY OF CARLSBAD
(CARLSBAD RANCH)
ASSESSMENT DISTRICT NO. 95-1
ASSESSMENT ROLL
WHEREAS, on March 25, 1997, the CITY COUNCIL of the CITY OF
CARLSBAD, CALIFORNIA, did, pursuant to the provisions of the "Municipal
Improvement Act of 191 3", being Division 12 of the Streets and Highways Code
of the State of California, and as amended, adopt its Resolution of Intention No.
97-41 5, for the construction of certain public improvements, together with
appurtenances and appurtenant work in connection therewith, in a special
assessment district known and designated as
ASSESSMENT DISTRICT NO. 95-1
(CARLSBAD RANCH)
(hereinafter referred to as the "Assessment District"); and,
WHEREAS, said Resolution of Intention, as required by law, did direct the
appointed Superintendent of Streets to make and file a "Report", consisting of
the following:
a. Plans;
b. Specifications;
C. Cost estimate;
d.
e.
.
Assessment Diagram showing the Assessment District and the
subdivisions of land contained therein;
A proposed assessment of the costs and expenses of the works of
improvement levied upon the parcels and lots of land within the
boundaries of the Assessment District;
A proposed maximum annual assessment for administration and
collection of assessments.
f.
For particulars, reference is made to the Resolution of Intention as previously
adopted.
Part 3- 1
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NOW, THEREFORE, I, GALEN N. PETERSON, P.E. the duly appointed
ASSESSMENT ENGINEER, pursuant to the "Municipal Improvement Act of
191 3", do hereby submit the following:
1.
2.
3.
4.
5.
Pursuant to the provisions of law and the Resolution of Intention, I have
assessed the costs and expenses of the works of improvement to be
performed in the Assessment District upon the parcels of land in the
Assessment District benefited thereby in direct proportion and relation to
the estimated benefits to be received by each of said parcels. For
particulars as to the identification of said parcels, reference is made to
the Assessment Diagram, a copy of which is attached hereto.
As required by law, a Diagram is hereto attached as Part 4 of this Report,
showing the Assessment District, as well as the boundaries and
dimensions of the respective parcels and subdivisions of land within said
District as the same existed at the time of the passage of said Resolution
of Intention, each of which subdivisions of land or parcels or lots
respectively have been given a separate number upon said Diagram and
in said Assessment Roll.
The subdivisions and parcels of land, the numbers therein as shown on
the respective Assessment Diagram as attached hereto, correspond with
the numbers as appearing on the Assessment Roll as contained herein.
NOTICE IS HEREBY GIVEN that bonds will be issued in accordance with
Division 10 of the Streets and Highways Code of the State of California
(the "Improvement Bond Act of 191 SI), to represent all unpaid
assessments, and the last installment of said bonds shall mature a
maximum of THIRTY-NINE (39) YEARS from the 2nd day of September
next succeeding twelve (12) months from their date. Said bonds shall
bear interest at a rate not to exceed the current legal maximum rate of
12% per annum.
By virtue of the authority contained in said "Municipal Improvement Act of
191 3", and by further direction and order of the legislative body, I hereby
make the following Assessment to cover the costs and expenses of the
works of improvement for the Assessment District based on the costs and
expenses as set forth below:
Part 3- 2
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7- 1 Estimated Cost of
Construction and
Acquisition
~~
Estimated
Incidentals,
Payments, Right of
Way, and Financing
cost
Estimated Total
Project Cost i Less Estimated Cash
I Contributions
Less Interest Earned
During Construction
Balance to
AS PRELIMINARY
APPROVED
~ ~~
$9,481,374.00
$5,582,466.00
$1 5,063,840.00
$0.00
$0.00
$1 5,063,840.00
AS MODIFIED AND
PRELIMINARY
APPROVED
$9,945,102.00
~ ~
$5,645,701 .OO
$15,590,803.00
$0.00
$0.00
$15,590,803.00
II AS
CONFIRMED
I $9,383,532.00 - $0.00
I1
$0.00 11
II
$1 3,7151 07.00 2
For particulars as to the individual assessments and their descriptions,
reference is made to Exhibit "AI to Part 3 attached hereto.
6. The Method and Formula of Assessment Spread is as set forth in Exhibit
"B" to Part 3, which is attached hereto, referenced and so incorporated.
DATED: JOdE 3 , 1997
GALEN N. PETERSON, P.E.
Part 3- 3
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I, LLOYD B. HUBBS, CITY ENGINEER, acting as SUPERINTENDENT OF
STREETS of the CITY OF CARLSBAD, CALIFORNIA, do hereby certify that the
foregoing Assessment, together with the Diagram attached thereto, was filed in
my office on the y-6 a day of M4 g , 1997.
CITY WCARLSBAD
STATE OF CALIFORNIA
I, ALETHA L. RAUTENKRANZ, as CLERK, of the CITY OF CARLSBAD,
CALIFORNIA, do hereby certify that the foregoing Assessment, together with the
Diagram attached thereto, was approved and confirmed by the City Council on
the 3d dayof , 1997.
CITY CLERK I
CITY OF CARLSBAD
STATE OF CALIFORNIA
I, LLOYD B. HUBBS, CITY ENGINEER, acting as the SUPERINTENDENT OF
STREETS of the CITY OF CARLSBAD, CALIFORNIA, do hereby certify that the
foregoing Assessment, together wit the Diagram ttached thereto, was
recorded in my office on the 5 day of -?oA/~ , 1997. c!
CITY ~YCARLSBAD
STATE OF CALIFORNIA
Part 3- 4
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Assessment
Number
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
ENGINEERS REPORT
EXHIBIT "A" TO PART 3
CITY OF CARLSBAD
(CARLSBAD RANCH)
ASSESSMENT ROLL
.
ASSESSMENT DISTRICT NO. 95-1
Owner
CB Ranch Enterprises
Craig Realty Group - Carlsbad. LLC
Carlsbad Ranch Co., L.P.
Carlsbad Ranch Co.. L.P.
Carlsbad Ranch Co., L.P.
Carlsbad Ranch Co., L.P.
Carlsbad Ranch Co., L.P.
Carlsbad Ranch Co.. L.P.
Carlsbad Ranch Co.. L.P.
Carlsbad Ranch Co., L.P.
National Association of Music Merchants, Inc.
Carisbad Ranch Co., L.P.
Carlsbad Ranch Co., L.P.
Carlsbad Ranch Co., L.P.
Carlsbad Ranch Co., L.P.
Carlsbad Ranch Co., L.P.
Carlsbad Estate Holding, Inc.
LEGO Carlsbad AG (LEGO Carlsbad Inc.) a Swiss corp.
LEGO Carlsbad AG (LEGO Carlsbad Inc.) a Swiss corp.
Craig Realty Group - Carlsbad, LLC
Gemological Institute of America, Inc.
Carlsbad Ranch Co., L.P.
TOTAL
Part 3 - Exhibit A-1
Assessment Amount
Prellmlnary Modified Prelim. Confirmed
$ 40,779.00 $ 40,779.00 $ 34,727.00
$ 1,028.416.00 $ 1,221,552.00 $ 990,040.00
$ 34,564.00 $ 34,564.00 $ 29,434.00
$ 864.013.00 $ 864,013.00 $ 779.253.00
$ 102,090.00 $ 102,090.00 $ 84.492.00
$ 520,722.00 $ 523.197.00 8 463,853.00
$ 521,625.00 S 524,104.00 $ 464,657.00
$ 436,793.00 $ 438,869.00 $ 389,090.00
$ 337,465.00 $ 361,654.00 $ 318.336.00
$ 604.491.00 $ 631,656.00 $ 579.031.00
$ 528,176.00 $ 549,831.00 $ 507,015.00
$ 507,211.00 $ 527,352.00 $ 487.230.00
$ -$ -$
$ 285,158.00 $ 305,599.00 $ 268.994.00
$ 291,064.00 $ 311,928.00 $ 274.565.00
9 -$ -$
$ 1,466,432.00 $ 1,466.432.00 $ 1,230,843.00
$ 3,784,506.00 $ 3,914,215.00 $ 3,435,873.00
$ -$ -$
$ 690,001.00 $ 819,583.00 $ 664,254.00
$ 1,466,739.00 $ 1,466,739.00 $ 1,361,644.00 ---
$ 15,063,840.00 $ 15,590,803.00 $ 13,715,107.00
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ENGINEERS REPORT
EXHIBIT "B" TO PART 3 .
CITY OF CARLSBAD
(Carlsbad Ranch)
ASSESSMENT DISTRICT NO. 95-1
METHOD AND FORMULA OF ASSESSMENT SPREAD
The law requires and the statutes provide that assessments, as levied pursuant
to the provisions of the "Municipal Improvement Act of 191 3", must be based on
the special benefit that the properties receive from the works of improvement.
The statute does not specify the method or formula that should be used in any
special assessment district proceedings. That responsibility rests with the
Assessment Engineer, who is appointed for the purpose of making an analysis of
the facts and determining the correct apportionment of the assessment
obligation. For these proceedings, GALEN N. PETERSON, Consulting
Engineer, has been appointed to perform the functions of assessment engineer,
and attached hereto as Exhibit "C" to Part 3 is a statement of his qualifications
and prior experience.
The Assessment Engineer then makes his recommendation at the public hearing
on the Assessment District, and the final authority and decision rests with the
City after hearing all testimony and evidence presented at that public hearing.
Upon the conclusion of the public hearing, the City must make the final decision
in determining whether or not the assessment spread has been made in direct
proportion to the benefits received.
IDENTIFY THE SPECIAL BENEFITS
First it is necessary to clearly identify the public improvements, the beneficiaries
and the properties that will be receiving special benefit from the works of
improvement.
The boundary of the assessment district was selected to encompasses the entire
development of approximately 447.4 acres, known as the Carlsbad Ranch, in the
northwest quadrant of the City of Carlsbad. It is located entirely within the
boundary of Local Facilities Management Zone 13. On January 9, 1996, the
City Council approved by Ordinance No. NS-344 the Carlsbad Ranch Specific
Plan Amendment (Specific Plan 207(A)) for the development of the area within
the assessment district. The Carlsbad Ranch Specific Plan Amendment was
also approved by the Coastal Commission on April 1 1 , 1996. This Specific Plan
Amendment defines the allowable type and intensity of land use and provides
detailed development and design standards and criteria. The proposed land
Part 3 - EXHIBIT B - 1
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uses as well as other development criteria is summarized in the table shown
below.
Assessment No.
1
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20 (2)
21
22
TOTALS
RAN for Roads
2 (2)
Total
Land Use
Ag Retail
Golf
G IA
Golf
R&D/Off ice
R&D/Office
R&D/Office
R&D/Off ice
R&D/Office
R&D/Office
R&D/Office
Street
R&D/Office
R&D/Office
Open Space
Resort
LEGO
LEGO Drive
Retail
G IA
Hotel
Net Acres
53.80
15.95
45.60
10.87
26.45
5.77
5.78
4.84
4.00
4.95
4.04
3.79
1.97
3.38
3.45
10.00
52.88
128.32
0.88
10.70
17.76 - 10.47
425.65
447.40
- 21.75
ADT (1)
0
8,977
0
2,395
600
1,443
1,445
1,210
1,000
1,238
1,010
948
0
845
863
0
7,500
8,182
0
6,023
2,305
3,600
49.582
(7) Average Daily Trips (ADT) is from the Final Program EIR and
per “Traffic Study for the LEGOLAND Carlsbad” by Kaku
Associates, inc. April 1994.
(2) The size of building and amount of ADT was amended and reduced.
The allowable uses of the various properties within the assessment district were
reviewed. In addition, the development standards, requirements and policies of
the City of Carlsbad related to these improvements were considered.
The special benefit derived by the properties within the proposed boundary of
the assessment district is the acquisition and construction of the public
improvements which will enable the properties to be developed. The public
improvements include street, water, sewer, reclaimed water and drainage
improvements. Presently, development is not possible because of the lack of
these facilities.
A portion of the improvements, specifically the construction of the north side of
Cannon Road, is a specific benefit to property that is not within the boundary of
Part 3 - EXHIBIT B - 2
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the assessment district. The cost of this portion of the improvement that will
benefit others has not been included in the assessments.
An “Agreement for the Acquisition, Construction and Financing of Certain Public
Improvements Assessment District No. 95-1 (Carlsbad Ranch)” was entered into
on January 15, 1996, between the City and Carlsbad Ranch Company that
describe the eligible improvements included in this assessment district.
PUBLIC PARCELS
There are no publicly owned parcels within the-boundary of the assessment
district.
APPORTIONMENT OF THE COSTS,
In making this analysis, it is necessary that the property owners receive a
special benefit to their property as distinguished from that of the general public.
The special benefit is different for most parcels in the assessment district
because of several factors including location of the parcel in relation to the
improvements and whether or not they have direct access to the improvements
as well as the development potential of each parcel which determines the benefit
from the improvements. All of these factors have been taken into account in the
apportionment of the cost to each parcel in the assessment district as described
below.
A. Benefit Zones
Five zones of benefit have been established to spread the costs of similar
benefit within each zone. These five benefit zones are shown on the Assessment
Diagram and described as follows:
1. ZONE A includes those parcels in the northern portion of the
assessment district that benefit from the Cannon Road improvements.
2. Zone B includes those parcels in the southern portion of the
assessment district that benefit from the Palomar Airport Road improvements
3. Zone C includes those parcels in the southern portion of the
assessment district that benefit from the acquisition of the existing lien for
previous Assessment District No. 86-1 (Palomar Airport Road West).
Assessment number 18 (formerly identified as Assessor’s parcel numbers 21 1 -
021-19 and 212-041-05) is not included in this zone since it will be responsible
for reimbursement to the City for costs that the City contributed to A.D. No. 86-1
for that assessment number.
Part 3 - EXHIBIT B - 3
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Zone of
Benefit
A
B
C
D
D1
4. Zone D includes those parcels in the central portion of the
assessment district that benefit from the Armada Drive and LEGO Drive common
improvements. The term “common improvements” is used to refer to full width
grading of the roadway, the paved inside lanes, the paved outside lanes that are
not adjacent to parcels in zone D1 , median curbs, water, sewer, reclaimed water,
and the traffic signal at Cannon and LEGO Drive.
Assessment Numbers in Zone
3,4,5,6,7,8,16,17,19,21
1,2,9,10,11,12,13,14,15,18,20,22
1,2,9,10,11 ,12,1 3,14,15,20,22
4,6,7,8,9, 10, 1 1 , 12,13,14,15,18,21,22
4,10,11,12,21,22
5. Zone D1 includes those parcels adjacent to Armada Drive that receive
driveway access from Armada Drive and benefit from the Armada Drive frontage
improvements. The term ”frontage improvements” is used to refer to, the paved
outside lanes adjacent to these parcels, outside curb and gutter, sidewalk, street
lights, landscaping and irrigation, median hardscaping, and other frontage
improvements adjacent to these parcels that would normally be required of
development projects.
The following table summarizes the assessment numbers that are within each
zone identified above.
B. ASSESSMENT CRITERIA
The specific assessment criteria for spreading the cost of the various
improvements within the assessment district is described as follows: I 1. Cannon Road
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Cannon Road is being constructed to major arterial standards with four traffic
lanes and a raised median within a 102 foot right-of-way. Zone A of the
assessment district is within the boundary of a proposed Bridge and
Thoroughfare District described in a report titled “Bridge and Thoroughfare Fee
Study Report for Cannon Road West” which is dated December 11, 1995. This
report makes a recommendation to collect a facility fee based on average daily
trips (ADT) within the boundary of the Bridge and Thoroughfare District for the
“common improvements” as described in the report. The recommended amount
of the facility fee is $73 per ADT. The report also recommends that a developer
who designs and/or constructs any of the improvements covered by the fee
program may be eligible for credit and/or reimbursement, subject to the approval
of the City Council.
Part 3 - EXHIBIT B - 4
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Based on the above, the cost of the Cannon Road improvements will be spread
to the benefiting parcels within Zone A as follows:
The “common improvements” as described in said Bridge and Thoroughfare
District Report will be assessed based on ADT to the parcels in Zone A. These
parcels will receive a credit for the amount of “common improvements” included
in the assessment district. These parcels will pay their remaining fee at the time
of obtaining building permits for the.remaining costs of Cannon Road “common
improvements”.
The cost of “frontage improvements” as described in said report and which are
eligible for assessment district financing that are located on the south side of
Cannon Road will be assessed based on ADT to the parcels in Zone A.
The cost of “frontage improvements” on the north side of Cannon Road are not
assessed since they are the responsibility of adjacent property owners that are
not included in this assessment district.
2. Palomar Airport Road
Palomar Airport Road is proposed to be widened at intersections and for right
turn pockets, a sidewalk is to be constructed, the utilities are to be relocated, the
overhead electric lines are to be located underground, the traffic signals and the
center medians are to be modified and enhanced. These improvements will be
assessed based on ADT to all benefiting parcels in Zone 8.
3. Acquisition of Special Assessment Liens for A. D. No 86-1
Assessment District No. 86-1 previously financed improvements to Palomar
Airport Road. Liens for A.D. No. 86-1 are currently outstanding on several
parcels within the boundary of this Assessment District No. 95-1. These existing
liens will be acquired by this A.D. No. 95-1 and assessed to parcels in Zone C
based on the ADT of the parcels.
4. Armada Drive and LEGO Drive to Roundabout
Armada Drive is proposed to be constructed from the Roundabout in LEGO
Drive to Palomar Airport Road with four traffic lanes, bike lanes, sidewalk, a
raised median in some portions of the roadway, water, sewer, reclaimed water
and storm drain facilities. LEGO Drive, with similar proposed improvements, is
to be constructed from Cannon Road to Armada Drive. The “common
improvements”, as described in Zone D above, will be assessed based on ADT
to all benefiting parcels in Zone D. The “frontage improvements”, as described
in Zone D1 above, that are adjacent to parcels in Zone D1 will be assessed
based on the number of driveways which provide access to each parcel from
Part 3 - EXHIBIT B - 5
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Armada Drive and LEGO Drive. The storm drain improvements are assessed
separately as described in the following paragraph 6.
5. Roundabout and LEGO Drive (Southern portion)
The cost of the Roundabout improvements that pertain to the southern part of
LEGO Drive and the public portion of the southern part of LEGO Drive from
Armada Drive to assessment number 18 will be assessed to assessment number
18 since they are a specific benefit to only this one parcel.
6. Storm Drain
Public storm drain improvements are proposed to be located in Armada Drive
and in an easement in the private portion of LEGO Drive. These storm drain
improvements will benefit all of the parcels, except assessment numbers 2, 4
and 20 which are in a separate drainage basin, and will be assessed on the
basis of the number of acres in each parcel. The number of acres will be further
adjusted for either low runoff or high runoff based on land use as described in
the report titled “Master Drainage and Storm Water Quality Management Plan”
dated March 1994. The cost of the improvements to be assessed will not
exceed the aggregate cost of the Planned Local Drainage Area (PLDA) fees for
these parcels. Parcels not assessed include open space, golf course and
agricultural parcels (assessment numbers 1,3, 5 and 16) and streets
(assessment numbers 13 and 19).
7. Existing Water Line to be Relocated
An existing water line will require relocation during construction of the
improvements. The cost of relocating this water line will be assessed to all
parcels, except streets and open space, based on the number of acres in the
parcel since that is a measure of the amount of water that each parcel benefits
from the water line.
8. Pedestrian Walkway
The pedestrian walkway improvements (wide sidewalk, retaining wall,
landscaping and benches) are located along the western side of Armada Drive
from assessment number 21 to assessment number 22 and continuing in an
easement on the western and southern side of assessment number 22 to the
southeastern corner of assessment number 22 at Armada Drive. The pedestrian
walkway directly benefits those parcels in the immediate vicinity of the walkway.
However, the pedestrian walkway will also be used to view the flower fields that
are grown on assessment number 1 during an eight week period of the year. The
land in assessment number 1 is restricted for use in perpetuity as agricultural.
The attraction of these flower fields and the use of the pedestrian walkway to
Part 3 - EXHIBIT B - 6
view these flower fields will also benefit assessment numbers 2, 3, 4, 5, 17, 18
and 20 for an eight week period during the year. Therefore, these proposed
pedestrian walkway improvements will be assessed to all parcels in the
assessment district based on the ADT of the parcel further adjusted by a factor
of 8/52 times the ADT for assessment numbers 2, 3, 4, 5, 17, 18 and 20; but no
adjustment for the remaining assessment numbers. A credit has been applied to
assessment number 22 for the cost of a portion of the improvements (sidewalk
and sod) that were not completed along the west and south.side of this parcel.
When the owner of this parcel develops, they will be required to complete these
improvements at their own expense.
9. Incidental Expenses
Incidental expenses will be distributed to those appropriate improvements ’
numbered 1 through 8, as identified in the preceding paragraphs, or prorated to
each improvement as applicable in accordance with that improvement’s share of
the total cost.
10. Financinq Costs
Bond Discount, Reserve Fund and Capitalized Interest will be prorated to each
assessment number in accordance with that assessment number’s share of the
total cost.
11. Nil Assessments
Three parcels within the assessment district have been given a zero
assessment. Two of these parcels, assessment numbers 13 and 19, are private
streets used for access to adjoining parcels and can not be built upon. The
remaining parcel, assessment number 16, is an open space parcel which has no
benefit from the improvements.
SUMMARY
In conclusion, it is my opinion that the assessments for the above referenced
assessment district are spread in direct proportion with the special benefits
which each parcel receives from the works of improvement.
Dated this day of Jdd E , 1997. 3d
Part 3 - EXHIBIT B - 7
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ENGINEERS REPORT
EXHIBIT "C" TO PART 3
GALEN N. PETERSON, P.E.
Principal
PROFESSIONAL EXPERIENCE
During his 35-year career, Mr. Peterson has
assumed an increasing amount of manage-
ment responsibilities, culminating in the
establishment of his own engineering firm. He
has assisted many clients throughout
Southern California and Nevada.
Mr. Peterson is a registered Civil Engineer and has been active in all phases of the
planning, design and construction
management of diverse public works facilities.
In addition, he has been instrumental in assist-
ing clients in obtaining project funding through
the formation of special assessment districts
as well as the administration of various
federal, state and local grants and loans.
Representative projects for which Mr.
Peterson has served or is currently sewing as Assessment Engineer, Special Tax Consultant
or Project Manager include:
Assessment Districts
Assessment District No. 93-1 for the Val-
ley Center Municipal Water District to
finance $1.1 million of preliminary expen-
ses, including design costs, of a total
$17.4 million project to expand the Lower
Moosa Canyon Wastewater Treatment
Plant. A second part of the assessment
district will assess the remaining $16.3
million in costs, including construction, to
the benefiting properties.
Assessment District No. 96-1 for the Val-
ley Center Municipal Water District to
fund the wastewater capacity charges for
a new development known as
'Treasurers at Castle Creek".
Assessment District No. 96-2 for the Val-
ley Center Municipal Water District to finance a low pressure sewer collection
system in a hilly area of the District.
Assessment District No. 92-1 (Hacienda
Santa FelRancho Del Rio Sewers) for
the Rancho Santa Fe Community
1
REGISTRATION
California, 1968. Civil Engineer
Registration No. 18364
Nebada, 1996. Civil Engineer
Registration No. 12333
EDUCATION
B.S., 1962. Civil Engineering, South Dakota
State Universtty, Brookings, South Dakota
MEMBERSHIPS
American Society of Civil Engineers
American Public Works Association
Chi Epsilon (Honorary) Sigma Tau (Honorary)
Services District which financed a $7
million sewage collection system.
Assessment District 93-1, (La Zanja
Canyon) located in the Rancho Santa Fe
area, to fund a $4.6 million sewage collection system for the Whispering
Palms Community Services District.
Stonecrest Development Assessment
District for the City of San Diego to fund
backbone facilities, including storm
drains, water and sewer system, street
improvements and a freeway interchange
for industrial, research and development
(R8D) and general office building com- plexes. The project involved a phased
bond issue for an estimated $101.3 mil-
lion in funds.
Tierrasanta Norte Assessment District for
the City of San Diego to fund over $21.0
million of water, sewage collection and
storm drainage and street improvements.
Formation of one assessment district to
provide funding for infrastructure
improvements to the Batiquitos Lagoon
Education Park, a mixed-use community located on 167.9 acres, for the City of
Carlsbad (project was ultimately
suspended by client).
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PETERSON
Assessment engineering services to fund
approximately $5.1 million for street wid-
ening, traffic control, street lighting, water
lines and drainage facilities for Assess-
ment District 86-1, Palomar Airport Road,
for the City of Cartsbad.
Assessment engineering services to fund
approximately $31.2 million for street and
public works improvements for Assess-
ment District 85-1, Cannon Road, for the
City of Carlsbad. Improvements included
widening Cannon Road for approximately
4.5 miles; water, drainage, telephone,
gas and electric facilities; and sewerage
system improvements, including pump
station, force main and 8- to 36-inch
sewer lines.
Assessment District No. 95-1 (Cartsbad
Ranch) to finance approximately $1 5
million of street, water, sewer, reclaimed
water, landscaping, storm drain and
pedestrian walkway improvements for
the development which contains LEG0 LAND in the City of Carlsbad.
1989 Auto Mall Assessment District for
the City of Hemet.
Barton Commercial Center Assessment
District No. 91-1 for the City of Redlands.
Fourteen separate assessment districts
for a sewage collection system and 3.0
MGD regional wastewater treatment
facilities for the Yucaipa Valley Water
District.
Four assessment districts for the Eastern
Municipal Water District providing
approximately $19 million for the con-
struction of water and sewerage facilities
for the Dutch Village, Homeland/Green
Acres, Stagecoach and Pigeon Pass
areas within the District.
2
Refunding Assessment Districts
> Assessment District 85-PD-R for the City
of Rancho Cucamonga.
District 15 for the City of Big Bear Lake.
9 Assessment District 14 and Assessment
> Assessment District 2-R for the Baldy
Mesa County Water District.
City of Corona, Assessment District No.
79-2 (Northeast Area).
Community Facilities Districts
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District-wide capital project financing pro-
gram utilizing 1982 Mello-Roos CFD pro-
ceedings to finance $109 million of public '
works for the Carlsbad Unified School
District.
East Highland Schools CFD to finance
approx. $15.0 million in construction of
new school facilities for the Redlands
Unified School District.
City-wide capital project financing pro-
gram utilizing Mello-Roos CFD Act pro-
ceedings to finance $103.4 million of
public works facilities for the City of
Carlsbad.
Special tax consulting services to finance
over $230 million of public street
improvements, water, wastewater, parks,
schools and fire facilities for Las Flores
Ranch CFD in the City of Hesperia.
Project management services for the City
of San Marcos for the following CFDs:
CFD 91-01, Twin Oaks Valley
Ranch, to improve channel, street
and school facilities to serve a 300-
acre residential development and
golf course.
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PETERSON
CFD 91-02, to provide funding for
police and fire protection services.
CFD 91-3, Costa del Sol, to improve streets, drainage, water, sewer and
park facilities serving a 400-acre
residential development and golf
I course.
Landscaping and Lighting
Maintenance Districts
9 Landscape Maintenance District No. 88-
1, comprised of a total of approximately
53,000 parcels (35,700 of which are as-
sessed), for the Valley-Wide Recreation
and Park District to financing the con-
struction, operation, maintenance and
servicing of landscaping, planting, shrub-
bery, trees, turf, irrigation systems, entry monuments, hardscapes, walls, site light-
ing, playground equipment and public
restrooms.
9 Three separate Landscape Maintenance
Districts for the City of Escondido:
Maintenance District 1, Reidy Creek,
for an irrigation system as well as
aquatic, riparian and upland land-
scaping.
Parkwood Landscape Maintenance
District for various subdivided tracts.
Rancho Verde Landscape Mainte-
nance District for entry way to resi-
dential subdivision.
> City of Corona Landscaping/Street Light-
ing Maintenance District Nos. 84-1 and
84-2.
Financial Plans and
Developer Fee Programs
> South Corona Facilities Plan, Developer Fee Program and formation of two com-
munity facilities district (CFDs 89-1 and
90-1) for the City of Corona to finance
the construction of streets, traffic signals, drainage, water, sewer, parks and emer-
gency facilities (fire protection),
landscaping, Community Facilities Plan (CFP) reimbursement and administration
fees.
Financing alternatives and
implementation plan for the SR-125
Corridor Toll Road Feasibility Study
(subconsultant to prime) for the City of
Chula Vista, including an assessment of the impacts of the proposed toll road on
the community and assistance in identify-
ing possible financing methods.
Financing plans for water and sewerage
facilities for the Mission Springs Water
District (District Engineer, 1969 to Pre-
sent), the most recent of which was for
the Olympus Golf Club (December
1993), and the formation and imple-
mentation of seven separate assessment
district, three of which were financed
through federal and state granvloan pro-
grams.
Various preliminary financing reports and
the formation of eight separate assess-
ment districts for the County of San
Diego as Assessment. Engineer under
three one-year contracts (renewed
consecutively) for public financing ser-
vices.
Financing plan for the acquisition of the
Crestmore Heights Mutual Water Com-
pany by the West San Bemardino County
Water District, which recommended the
formation of an assessment district and a Farmers Home Administration loan.
3 RESUME
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Northeast Area Planning, Technical and
Funding Report for the City of Corona, including project phasing recommenda-
tions for the construction of "backbone"
infrastructure to serve approximately
1,460 acres of land for residential, com-
mercial and light-industrial use, and the
formation and implementation of Assess-
ment District No 79-2.
Two public works financing plans for the
City of San Marcos, including the Heart
of the City Financing Plan (November
1993) and University Village Financing
Plan (September 1993).
Financing plan and special tax consultant
services (CFD 93-3) for Foothill Market Place, a new commercial development
for the construction of $5.0 million of
street, water, sewer, storm drain and
landscaping improvements for the City of
Rancho Cucamonga.
Financing plan and assessment
engineering services for the Rancheros
Road commercial development (AD 1-
1985) for the City of San Marcos.
Financing plan and assessment
engineering services for the Railroad
Street industrial development project (AD
88-1) for the City of Corona.
Bridge and Thoroughfare Districts
9 City of Carlsbad, Bridge and
Thoroughfare District No. 1 within a majority area of the City.
> City of Carlsbad, Bridge and
Thoroughfare District No. 2 for
construction of Aviara Parkway and
Poinsettia Lane.
Tax Roll Billings
with client representatives and legal counsel
throughout the. process. Assignments specific
to Fiscal Year 1996-97 were completed for the
following clients:
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9
9
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9
9
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BearValleyCommunity HealthcareDistrict.
Carlsbad Unified School District
City of Corona
City of Perris
City of San Marcos
Elsinore Valley Municipal Water District
Elsinore Water District
Mission Springs Water District
Rainbow Municipal Water District .
Ramona Municipal Water District
Rancho Santa Fe Comm. Services Dist.
San Dieguito Union High School District
Santa Rosa Community Services District
Mr. Peterson has also directed and supervised the preparation of annual property tax roll
billings for clients throughout Southern Califor-
nia, advising team members and consulting
4 RESUME
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ENGINEERS REPORT
PART 4
CITY OF CARLSBAD
ASSESSMENT DISTRICT NO
(CARLSBAD RANCH)
1. 95-1
ASSESSMENT DIAGRAM
A reduced copy of the Assessment Diagram is attached hereto and is a part of
the Engineer's "Report". A full size copy of the Assessment Diagram is on file
with the City Clerk.
Part 4-1
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ASSESSMENT DIAGRAM
OF
ASSESSMENT DISTRICT NO. 95-1
(CARLSBAD RANCH)
CITY OF CARLSBAD
COUNTY OF SAN DIEGO. STATE OF CALIFORNIA
LEGEND
I I I I I I ASSESSMENT DISTRICT BOUNDARY
PARCEL LINE
I I I I I ZONE BOUNDARY OF ZONES A AND B
I I I I I I I I I BOUNDARY ZONE C
BOUNDARY ZONE D
BOUNDARY ZONE D AND 01 a ASSESSMENT NUMBER
.I SEE SHEET 2
,ind mm w lllL ana w M w m w M am w UIUUD W-CY w
. - . __ . . . . . . __ . - ._
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ASSESSMENT DIAGRAM
OF
ASSESSMENT DISTRICT NO. 95-1
(CARLSBAD RANCH)
CITY OF CARLSBAD
COUNlY OF UN DIEGO. STATE OF CALIFORNIA
1’ - 4w
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ENGINEER'S RE PORT
PART 5
CITY OF CARLSBAD
(CARLSBAD RANCH)
ASSESSMENT DISTRICT NO. 95-1
DESCRIPTION OF WORKS OF IMPROVEMENT
AND RIGHTS-OF-WAY TO BE ACQUIRED
DESCRIPTION OF WORKS OF IMPROVEMENT
The proposed works of improvement are generally described as follows:
Acquisition and construction of the following items including all necessary
appurtenances:
1. Cannon Road, from Car Country Drive to Leg0 Drive, constructed to
major arterial standards with four traffic lanes and a raised median within a 102
foot right-of-way including the following improvements: grading,
roadway/surface improvements, water, sewer and landscaping.
2. Improvements to the north side of existing Palomar Airport Drive, from
Paseo del Norte to Hidden Valley Road, including the following: grading,
roadway/surface improvements including median, traffic signal modification at
Paseo Del Norte and Armada Dr., landscaping, relocation of utilities and
undergrounding of overhead electric lines.
3. Armada Drive, from Leg0 Drive to Palomar Airport Road, and Leg0
Drive, from Cannon Road to Roundabout and end of public right-of-way,
constructed with four traffic lanes and raised median in some areas including
the following improvements: grading, roadway/surface improvements, traffic
signals, streetlights, water, sewer, reclaimed water and landscaping.
4. Storm drain improvements in Armada Drive and in an easement in
Leg0 Drive.
5. The relocation of an existing water line located easterly of Armada
Drive.
Part 5-1
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6. Pedestrian walkway improvements (wide sidewalk, retaining wall,
landscaping and benches) located along the western side of Armada Drive and
in an easement along the western and southern side of assessment number 22.
7. Acquisition of the existing lien for Assessment District No. 86-1
( Palomar Airport Road West).
The proposed work shall also include design engineering services (including
preparation of plans, specifications and cost estimates), environmental,
archaeology, paleontology, planning studies, surveying and staking, construction
management, inspection, financial advisor, assessment engineering, legal and
bond counsel services, City administration services and other expenses
associated with the work effort.
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Part 5-2
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RIGHT-OF-WAY CERTIFICATE
CITY OF CARLSBAD
STATE OF CALIFORNIA
The undersigned, LLOYD B. HUBBS, hereby CERTIFIES UNDER PENALTY OF
PERJURY that the following is all true and correct:
At all times herein mentioned, the undersigned was, and now is, the duly
appointed City Engineer and authorized representative of the City of Carlsbad,
California.
That there have now been instituted proceedings under the provisions of the
"Municipal Improvement Act of 1913", being Division 12 of the Streets and
Highways Code of the State of California, for the construction of certain public
improvements in a special assessment district known and designated as
ASSESSMENT DISTRICT NO. 95-1
(CARLSBAD RANCH)
(hereinafter referred to as the "Assessment District").
THE UNDERSIGNED STATES AND CERTIFIES AS FOLLOWS:
(check one)
a. That all easements, rights-of-way, or land necessary for the
accomplishment of the works of improvement for the above referenced
Assessment District have been obtained and are in the possession of the
City of Carlsbad.
b. That all easements, rights-of-way or land necessary for the
accomplishment of the works of improvement for the above referenced
Assessment District have been obtained and are in the possession of the
City of Carlsbad; EXCEPT FOR THOSE set forth in a separate document
on file with the City Clerk, and made a part hereof as if included herein,
showing the legal descriptions of rights-of-way and easements not yet
obtained at this time.
It is further acknowledged that works of improvement as proposed to be
constructed within said Assessment District must be constructed within public
rights-of-way, land, or easements as owned by said City at the time of the
construction of the works of improvement, and the undersigned hereby further
certifies that all rights-of-way necessary for the works of improvement will be
e
Part 5-3
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obtained and in the possession of the City prior to the commencement of any
construction. rd t/dJ~ ,1997. I EXECUTED THIS 3 DAYOF
CITY & CARLSBAD
STATE OF CALIFORNIA
Part 5-4
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ENGINEER’S REPORT
PART 6
CITY OF CARLSBAD
(CARLSBAD RANCH)
ASSESSMENT DISTRICT NO. 95-1
PROPOSED MAXIMUM ANNUAL ASSESSMENT FOR
ADMINISTRATION AND COLLECTION OF ASSESSMENTS
A proposed maximum assessment of $75.00 per assessed parcel will be levied
upon each of the several subdivisions of land in the district including parcels
representing a division of any parcel to pay costs incurred by the CITY OF
CARLSBAD and not otherwise reimbursed which result from the administration
and collection of assessments or from the administration or registration of any
associated bonds and reserve or other related funds. Said annual assessment
may be increased over the previous year’s assessment to account for inflation.
Said inflation shall be measured by the Consumer Price Index of the Bureau of
Labor Statistics of the United States Department of Labor for all Urban
Consumers, San Diego, California (1 967 = 100)’ as published by the United
States Department of Commerce,
Part 6-1
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ENGl N EER'S REPORT
PART 7
CITY OF CARLSBAD
(CARLSBAD RANCH)
ASSESSMENT DISTRICT NO. 95-1
CERTIFICATE OF PURCHASE
0 F " AS-B U I LT" I M PROVE M E NTS
GENERAL
The improvements are to be purchased by the City from Carlsbad Ranch Company,
the property owner, pursuant to the provisions of the "Agreement for the Acquisition,
Construction and Financing of Certain Public Improvements Assessment District 95-
1 (Carlsbad Ranch)", dated January 15, 1996. A summary of the total eligible costs
for this Assessment District is included as Appendix A. The total eligible cost has
been determined by reviewing the actual costs submitted by the property owner
which consisted of the following:
1. An itemized listing of each bid item of the construction costs on a spread
sheet. This listing, included as Appendix B, shows the eligible cost for each bid
item and each contract change order item.
2. A compilation of the incidental costs (including invoices and canceled
checks) which were bound in three, .3 1/2 inch thick, 3-ring binders with the cost for
each consultant shown following a separate tabbed divider. These three binders
have been delivered to the City with this Report and are included herein by
reference. A summary of these eligible costs as well as backup data for the
consultants is included as Appendix C.
3. . A compilation of the contracts for several of the incidental costs which
were bound in a 2 1/2 inch thick, 3-ring binder. This binder has also been delivered
to the City with this Report and is included herein by reference.
ELIGIBLE COSTS
A. Summary of Total Eligible Costs
A summary of the total eligible costs for this Assessment District is included as
Appendix A.
Part 7-1
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B. Construction Costs ‘
Appendix B shows the eligible construction cost for each bid item and each contract
change order item.
The non-eligible construction costs include improvements to the north side of
Cannon Road, costs for the storm drain’in excess of the Planned Local Drainage
Area (PLDA) fees, the arch culverts undercrossings in Armada Drive and Cannon
Road, the new dry utilities (except for the undergrounding of existing overhead
utilities in Palomar Airport Road), any temporary facilities such as the temporary 16-
inch water line, any overtime work that was not authorized by the City and any work
or improvements for private property owners such as grading that is not specifically
for the public improvements.
C. Incidental Costs
The eligible incidental costs that related to the eligible public improvements are
those that are reasonable and necessary to accomplish the work.
The incidental costs for the Storm Drain were excluded since the PLDA fees include
an allowance of thirty eight percent (38%) for engineering fees as stated on page 65
of the “Master Drainage and Storm Water Quality Management Plan” dated March
1994. However, the developer will be able to submit these excess costs (over and
above the PLDA fees that were assessed) to the City for reimbursement under the
Storm Drain fee reimbursement program.
Adjustments were also made to other consultants costs that provided services to
both eligible and non-eligible improvements. These adjustments are shown in
Appendix C provided herein.
CERTIFICATE
The following certificate indicates the approval by both the Assessment Engineer
and the property owner of the purchase price for the improvements.
Part 7-2
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CERTIFICATE OF PURCHASE OF "AS-BUILT" IMPROVEMENTS
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO CITY OF CARLSBAD
The undersigned hereby CERTIFIES UNDER PENALTY OF PERJURY that the following is all true and
correct.
That at all times herein mentioned, the undersigned was, and now is, the duly appointed ASSESSMENT
ENGINEER of the CITY OF CARLSBAD, CALIFORNIA.
That there have been instituted proceedings under the provisions of the "Municipal Improvement Act of 191 3, being Division 12 of the Streets and Highways Code of the State of California, for the construction
of certain public improvements in a special assessment district known and designated as ASSESSMENT
DISTRICT NO. 95-1 (CARLSBAD RANCH) (hereinafter referred to as the "Assessment District").
That the City did, on the 15th day of January, 1996, enter into an agreement with Carlsbad Ranch
Company (hereinafter referred to as the "Property Owner"), wherein the City agreed to purchase and
Property Owner agreed to sell, certain improvements to the City, said improvements being a part of the Assessment District, and all improvements to be purchased were in place prior to the adoption of the
Resolution of Intention.
That the improvements to be purchased by the City, all being public improvements necessary for the
completion of the Assessment District, are in place. For particulars as to the prices, reference is hereby
made to Appendix A attached hereto, referenced and so incorporated.
That the prices as set forth on Appendix A are true, correct and reasonable, and all of said improvements
are necessary and integral to completing the improvements for the Assessment District. For particulars, reference the plans and Engineer's Report as approved for the Assessment District.
JUJE , 1997, at Carlsbad, California. EXECUTED this rJ 3 - day of
GALEN N. PETERSON CONSULTING ENGINEER
A CITY OF CARLSBAD
STATE OF CALIFORNIA
THE UNDERSIGNED, AS PROPERTY OWNER, HEREBY AGREES TO AND CONSENTS TO THE LISTED PRICES AS SET FORTH IN THIS CERTIFICATIO A
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APPENDIX A
SUMMARY OF ELIGIBLE COSTS
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SUMCOST2.XLS
ENGINEER'S AUDIT REPORT
CITY OF CARLSBAD
(CARLSBAD RANCH)
SUMMARY OF ELIGIBLE COSTS
ASSESSMENT DISTRICT NO. 95-1
SUBMITTED ELIGIBLE
ITEM - . Public Works of Construction
Hazard
SDGBE
Total Construction
!. Incidentals
a. Engineering
O'Day
Hunsaker
KTUBA (Landscape Architecture)
Gillespie (Landscape Architecture)
Civil Engineering - Nolte (Storm Drain)
Civil Engineering - Crosby Mead (Cannon Rd)
Traffic Engineering - Urban Systems
Utiltty Design - Utilty Design Consultants
Leighton 8 Associates
Ctty of Carlsbad - EIR
CottonlBelandAssoc.. Inc.
PBD Technologies
Grace Manues - Coastal
Leighton - Prelim Soils Investigation
Brain F. Smith 8 Associates
Gallegos & Associates
San Diego Natural History Museum
The Harrison Co./JDC Holdings Inc.
Kahr 8 Associates
e. Ctty Plan Check Fees
Crty of Carlsbad
Carlsbad Municipal Water District
(1 )
b. Soils Engineering
c. EnvironmentaVArchaeologylPaleontology Consuttant
d. Construction Management and Administration
f. Ctty InspectiodPermit Fees
g. Design Surveys and Construction Staking
O'Day Consultants
Melchior Land Surveying
h. Grading 8 Improvement Bonds
i. Ctty Administration
j. Assessment Engineering
k. Audit of Acquisition Costs
1. Bond Counsel
m. Appraisal
n. Financial Advisor
0. Official Statement
p. FiscaUPaying Agent
q. Printing Bonds
r. Publication and Miscellaneous Costs
s. Contingency for As-Buitt Drawings
Total Incidentals
TOTAL AMOUNT OF ELIGIBLE COSTS (2)
COST
13,076,635
252.067
13,328,702
621,787
188,912
78.328
16.039
31,371
62,483
29,020
4,241
236,401
92.625
1 14,280
5,098
15,620
196,116
101,405
10,903
123,750
103,843
231,844
10,528
657,177
489.825
198,062
225.180
50,000
10,000
14.000
50.000
3,968,838
COSTS
8,669,564
252.067
8,921,631
405,000
33,845
62,663
2,500
48,695
4,241
140,656
29,020
27,788
39,998
113
7,810
152,301
92,927
10,357
101,775
74,800
199,667
9,628
374,043
235,000
108,638
104,065
50.000
10,000
14,000
50,000
15.ooo 2,404.529
17,297,540 11,326,160
lotes:
(1) Developer will submit this cost to Crty for reimbursement for Storm Drain costs.
(2) The Reimbursement to the developer will equal the "Total amount of Eligible Costs" less
a deduction in assessments, as authorized by the developer and shown on the "paid and
unpaid assessments."
Page 1 6/3/97
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APPENDIX B
ELIGIBLE CONSTRUCTION COSTS
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APPENDIX C
ELIGIBLE INCIDENTAL COSTS
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CARLSBAD RANCH
ClVl L ENGl N EE RI NG
TOTAL UNIT I& II 202,000.00 I
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(Sorted bv check number) I
I I
8084
8092
8093
8094
8095
8096
4/6/95 1,987.50 133 711 1/95 89-1 01 4L
4/25/95 1,790.73 133 711 1/95 89-1014J
4/25/95 237.50 133 711 1/95 89-1 01 4K
4/25/95 61 3.23 133 711 1 195 89-1014N
4/25/95 1,356.82 133 711 1/95 89-1014S1
4/25/95 980.00 133 711 1/95 89-1 014Tl
8097 4/25/95 1,375.81 133
81 08 4/28/95 2,497.70 133
8115 5/4/95 380.00 133
SUMCOST2.XLS
711 1 195 89-1 014U
711 1/95 89-1 01 4L
711 1/95 89-1 01 4K
Page 1 6/3/97
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81 75
81 76
CARLSBAD RANCH
CIVIL ENGINEERING
I 611 3/95 245.51 149 81819 5 89-1 014L I
611 3/95 42.50 149 8/8/95 89-1014L I
IO'DAY CONSULTANTS I I I I I I I
8177; 611 3/95
81 79 I 611 3/95
(Sorted bv check number) I i
190.00 173 911 3/95 89-1014T1 I
190.00 149 8/8/95 89-1 01 4U
81 80 611 3/95 329.97 149 8/8/95
8200 6/22/95 31 5.21 149 8/8/95
8201 6/22/95 552.50 149 8/8/95
8202 6/22/95 42.50 149 8/8/95
8204 6/22/95 171.48 149 8/8/95
8230 711 1 195 190.00 173 911 3/95
89-1 01 4J
89-1014K
89-1 01 4L I
89-1 01 4T1
89-1 01 4N
89-1 01 4J
SUMCOST2.XLS Page 2 6/3/97
CARLSBAD RANCH
I IOVDAY CONSULTANTS I i I / I ! I I
I I
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(Sorted bv check number) I
8789 1 3/22/96 I 87.00 I 377
8790 I 3/22/96 1 1,026.25 I 439
4/24/96 I 89-1014AJ1
- 6/25/96I 89-1014AN1
8829 4/4/96 445.50 377
8830 4/4/96 87.00 377
8831 411 196 2,321.25 439
8832 4/4/96 1,407.00 439
8876 4/5/96 1,029.99 439
8879 4/23/96 221.59 394
SUMCOST2.XLS
I -4/24/96 89-1014AP1
4/24/96 89-1 014AN1
6/25/96 89-1014AQ1
6/25/96 89-1014AR1
6/25/96 89-1 014AG1
511 0196 89-1014AH1
Page 3 6/3/97
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CARLSBAD RANCH I
O'DAY CONSULTANTS I ClVl L EN GIN EERl NG
I I I
(Sorted by check number) I I I
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621,787.70 I 405,000.00 (1) I
~~ Factor
7943 1 10/27/95 2,220 293 111 1/96 MISSING
NOTE: Per consultant's letter of 5/29/97.
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SUMCOST2.XLS Page 4 6/3/97 I
CARLSBAD RANCH
ClVl L ENGl N EERl NG
ODAY CONSULTANTS
I ~~~~~ I I (Sorted by check number) I
I 1 I 1 I I 89-1 014AQ1 PREPARE BASE FOR LANDSCAPE ARCHITECT PROJECT COORDINATION
89-1 014AQ1 PREPARE BASE SHEET FOR LANDSCAPE ARCHITECTS PROJECT COORDINATION
89-1014AR1
89-1 014ASl
89-1 01 4AW1: EARTHWORK CALCULATIONS FOR AD 95-1
89-1014D
89-1 O14El CARLSBAD RANCH-CONSTRUCTION STAKING CARLSBAD RANCHKANNON ROAD
89-1014ElX
PREPARE PLANS FOR G I A ACCESS ROAD AND PROCESS APPROVAL WITH THE CITY
PROVIDE PLANS, COORDINATES, CALCULATIONS AND COORDINATION WITH MELCHIOR SURVEYING
CARLSBAD RANCH - FINAL ENGINEERING
CARLSBAD RANCH SURVEYING - EXTRA WORK
89-1014E2 CARLSBAD RANCH OFFICE CALCULATIONS I
89-1014G CARLSBAD RANCH PHASE II
89-1 01 41: ZONE 13 LOCAL FACILITIES MANAGEMENT
89-1014J: LEG0 TENTATIVE MAP - REVISIONS I
89-1014K: Leg0 T.M. - Meetings, changes, revisions, cost estimate, extra application docs.
89-1 01 4L: CARLSBAD RANCHLEGO ASSESSMENT DISTRICT COST ESTIMATES
89-1014N: EXTRA WORK ON PHASE II
89-1014Sl: CONSTRUCTION CHANGE
89-1014T1: LOT LINE ADJUSTMENT FOR SDGLE SITE
89-1014U: NPDES PERMIT I
89-1 014X: CALRSBAD RANCH MISC. SURVEYING AND ENGINEERING AS REQUESTED
89-1014Y: CARLSBAD RANCH - CONSTRUCTION CHANG TO UNITS I, II AND 111
89-1 0142: PROVIDE ENGINEERING SUPPORT - AS-BUILTS DURING CONSTRUCTION
SUMCOST2.XLS Page 5 6/3/97
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I 1 188.911.94 I I I 33.844.641 1 I
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, , 7720 8130193 2,775.00 2980 9/27/93 2,775.00
7823 9/22/93 5,600.00 3845 . 3/15/94 5,600.00
7824 9/22/93 317.89 3845 3/15/94 317.89
8400 1/27/94 446.03 3677 2/-11/94 446.03
,
- - - - __ - -. . - . - . . . - . . I I I
LANDSCAPE CONSULTANT KTU&A
8342 1 12/30/93
951 5 I 8/25/94
197.96 3512 11141941 197.96
31.04 2288 9/26/94 I 31.04
15,959.38 1 ..
SU MCOST2 .XLS
Page 1 6/3/97
I 62,369.06 I I i
I I I I NOTE: Per consultant's letter dated 5/30/97. I
~~
I INVOICE 8 CANCELED CHECK COPIES PREVIOUSLY SUBMllTED TO G. PETERSON I 1 I
I I 78,328.44 I 62,662.75 ((1) I
Factor1 0.80000 I I
SUMCOST2.XLS
Page 2 6/3/97
GI LLESPl E
CARLSBAD RANCH
LANDSCAPE CONSULTANT -’ GlLLESPlE I
.. ..
Page 1.
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GI LLESP I E
Page 2
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CARLSBAD RANCH
ClVl L E NGI N EERl NG I I INOLTE AND ASSOCIATES 1 I I I I I I
I 1 12/2/96
8703005 I 12/12/96
I 26,983.83 4286 j 2/13/97 26,983.83 I LEGO Drive storm drain .
2.486.99 44301 5/28/97 2.486.99 ILEGO Drive storm drain
8704007 1 /9/97
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1,900.60 4430 5/28/97 1,900.60 LEGO Drive storm drain
' 31,371.42 - (1)
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SBAD RANCH i
""OSBYMEAD .
I 1
293-493
293-591
293-592
294-058
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9/30/93 8,596.13 3336 12/16/93 8,596.13
12/17/93 9,405.27 3660 21 1194 9,351 .OO minus $54.27 repro cost (not paid)
12/17/93 302.00 3660 2/11/94 302.00 1
2/15/94 2.789.69 3972 411 0194 2.789.69 1
62,483.31 .48,694.65
Factor 0.78000
SUMCOST2.XLS
Page 1 6/3/97
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5473
I I 3/6/95 12,520.00 2635 4/13/95 12,520.00 KAKU Assoc. (Crty of Carlsbad)
1/4/96 5,000.00 327 1 1/4/96 5,000.00 Crty of Carlsbad
5/30/96 2,000.00 440 6/25/96 2,000.00 Urban Systems
I9 520 00 I
I I TRAFFIC ENGINEERING - URBAN SYSTEMS I
I II I I I I I 1
5473
1 II I I I I 4931 1 10/8/93 1 I 9,500.00 I 31321 10/28/931 9,500.00 ]Urban Systems I II I I I I I I I I 3/6/95 12,520.00 2635 4/13/95 12,520.00 KAKU Assoc. (Crty of Carlsbad)
1/4/96 5,000.00 327 1 1/4/96 5,000.00 Crty of Carlsbad
5/30/96 2,000.00 440 6/25/96 2,000.00 Urban Systems
I9 520 00 I . - , - - - . - -
29,020.00
I I
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SUMCOST2.XLS
.. Page 1 6/3/97
CARLSBAD RANCH
UNDERGROUND DRY UTILITY CONSULTANT
UTILITY DESIGN CONSULTANTS
1137
1137
I 9/19/96 4,042.50 4221 12/18/96 4,042.50
911 9/96 198.02 4221 12/19/96 198.02 pro-rata reimbursables
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Page 1 6/3/97
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185,275.62
236,401.37 140,656 (1)
~~
NOTES: Per consultant's letter of 5/29/97.
INVOICE & CANCELED CHECK COPIES PREVIOUSLY SUBMITTED TO G PETERSON
CARLSBAD RANCH
CONSTRUCTION SOIL TESTING
ILEIGHTON AND ASSOC. I i I I I I
SUMCOST2.XLS
.. ..
Page .1 6/3/97
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P8D Technologies
CARLSBAD RANCH
EIR
! I ! !
I I I CITY OF CARLSBAD
117561 4191921 53,280.00 I ; 10581 4/9/92
13238 I 6/23/92 1 6,000.00 I 35531 6/23/92
I I I I I I I I I
53,280.00 I I
I 6.000.00 I I
I I ! I I I I I I
I INVOICE & CANCELED CHECK COPIES PREVIOUSLY SUBMITTED TO G. PETERSON
SUMCOST2.XLS
Page 1 6/3/97
COASTAL CONSULTANT I
GRACE MANUES
I
* INVOICE a CANCELED CHECK COPIES PREVIOUSLY SUBMI~ED TOG PETERSON
SUMCOST2.XLS
Page 1 6BB7
CARLSBAD RANCH
INVOICE & CANCELED CHECK COPIES PREVIOUSLY SUBMllTED TO G. PETERSON
I
SUMCOST2.XLS
Page 1 6/3/97
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4 ARCHAEOLOGY CONSULTANT'
BRIAN F. SMITH 8 ASSOC. I
I
196,115.92 1 152,300.92 1
I I I I I I I 1-1
892 I 9/15/95( 19,225.00 I 28012881 12/28/95'& 1/11/96l I
901 1 10/24/951 10,676.13 I 28012881 12/28/95 & 1/11/961
I I I I I I I INVOICE 8 CANCELED CHECK COPIES PREVIOUSLY SUBMllTED TO G. PETERSON
I
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Page 1 6/3/97
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95-87
95-93
95-1 00
CARLSBAD RANCH
ARCHEOLOGIST
GALLEGOS & ASSOCIATES
8130195 9,327.50 201 10/25/95
9/25/95 2,690.00 209 11/7/95
10/31/95 1,612.50 266 12/21/95
13,630.00
t I
1 101,405.10 I I I [ 92.927.34 I
INVOICE 8 CANCELED CHECK COPIES PREVIOUSLY SUBMllTED TO G. PETERSON
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SUMCOST2.XLS
Page 1 6/3/97
CARLSBAD RANCH
PALEONTOLOGY CONSULTANT
SAN DIEGO NATURAL HISTORY MUSEUM
540
554
578
599
620
8/31/95 3,031 .OO 205 10/25/95 3,031 .OO
9/29/95 3,707.10 196 10/12/95 3,707.10
10/23/95 1,134.00 218 11/7/95 1,134.00
11/20/95 1,175.50 257 12/12/95 1,175.50
12/20/95 30.00 285 12/28/95 30.00 *I 9.077.60
723
744
925
1 7/22/96 290.00 41 22 1011 4/96 290.00
8130196 1,260.00 4122 10/14/96 1,260.00
3120197 275.00 4417 5/15/97 275.00
I INVOICE 8 CANCELED CHECK COPIES PREVIOUSLY SUBMIlTED..TO G. PETERSON I
~_____
SU MCOST2 .XLS
1 1,825.00
10,902.60 10,357.47
-Factor 0.95000 (1)
Page 1 6/3/97
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CARLSBAD RANCH
CONSTRUCTION MANAGMENT
THE HARRISON COMPANYlJDC HOLDINGS. INC. I
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I I I I I I I 2001 I 1/4/951 8.250.00 I 2/1/951 8.250.00 I I
*I 67,750.00 I
I INVOICE 8 CANCELED CHECK COPIES PREVIOUSLY SUBMllTED TO G. PETERSON I
SUMCOST2.XLS
Page 1 6/3/97
I CARLSBAD RANCH
CONSTRUCTION ADMINISTRATION
12
13
14
15
I I I I KAHR 8 ASSOCIATES
4/1/96 5,OOO:OO 366 4110196 5,000.00
5/6/96 5,000.00 390 5/10/96 5,000.00
6/3/96 5,109.66 415 6/10/96 5,109.66
7/2/96 5.000.00 4023 7/16/96 5.000.00
161 8/5/961 5,000.00
171 8/31/961 5.000.00
4049 8/15/96 5,000.00 I
4083 9/13/96 5.000.00 I
I I I I 59,572.31 I
I I I I I I I I I I
103,842.63 74.800 (1)
~~
Factor
NOTES: (1) Per 5/29/97 letter from consultant.
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SUM COST2 .XLS
Page 1 6/3/97
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I I I I I I I I I I I I . INVOICE 8 CANCELED CHECK COPIES PREVIOUSLY SUBMITTED TO G. PETERSON
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SUMCOSTZXLS
Page I' m97
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CARLSBAD RANCH
CMWD PLAN CHECK
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31206
ICARLSBAD MUNICIPAL WATER DISTRICT I I I I I
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511 5/96 550.00 397 5/15/96 - 3 " WATER LINE
811 I96 400.00 4036 8/1/96 400.00 WATER EASEMENT
1/8/96 8,303.00 4160 11/8/96 8,303.00 METER 8 SDCWA FEES
9.678.00 I
8/22/96 425.00 4069 8/22/96 425.00 - LANDSCAPE PLAN
747 4/29/93 500.00 1185 4/29/93 500.00
92-503 1011 2/93 350.00 NOT ELIG.
850.00 1 rt I
-9,628;OO I
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10,528.00 I . 1
SUMCOST2.XLS
Page 1 6/3/97
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CARLSBAD RANCH
INSPECTlONlPERMlT FEE
CITY OF CARLSBAD
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I I I I I I I I I I t 52661 12/17/931 *I 108,842.23 I 13761 12/17/93[ 108,842 I ~OC%~~MPROMMENTPLANS~ I II I I I I I I I I I I
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O'DAY CONSULTANTS 1
I 1 I I I I ISURVEYING. STAKING. AS-WILTS
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8098 I 41251951 1.717.75 I 1331 7/11/951 189-1 01 4X
(Sorted bv check number) ! I
SUMCOST2.XLS I
8430 9/22/95 888.50 272 12/21/95
8458 10123195 3,589.09 272 12/21/95
8459 10/23/95 3.152.27 272 12/21/95
Page 1
89-1014ElX
89-1 014X
89-1 0142
6/3/97
CARLSBAD RANCH I
SURVEYING. STAKING. AS-BUILTS -
SUMCOST2.XLS
O'DAY CONSULTANTS
(Sorted bv check number)
Page 2
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6/3/97
O'DAY CONSULTANTS
(Sorted by check number) I
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489,825.1 4 I 235,000 l(1)
INVOICE 8 CANCELED CHECK COPIES PREVIOUSLY SUBMllTED TO G. PETERSON
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8883
9603
8457
I 4/23/96 4,686.81 INVOICE MISSING FROM BOOK
2/11/96 2,315.43 INVOICE MISSING FROM BOOK
10/23/95 595.00 2721 12/21/951
89-1 O14El CARLSBAD RANCH-CONSTRUCTION STAKING. CARLSBAD RANCHlCANNON ROAD
89-1014ElX CARLSBAD RANCH SURVEYING - EXTRA WORK . ' I
NOTE: (1) Per consultant's letter of 5/30/97.
I 89-1014X CARLSBERG RANCH MISC. SURVEYING AND ENGINEERING AS REQUESTED
89-1014Y CARLSBAD RANCH - CONSTRUCTION CHANGE TO UNITS I, II AND Ill I 89-10142 PROVIDE ENGINEERING SUPPORT - AS-BUILTS DURING CONSTRUCTION
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CARLSBAD RANCH
LAND SURVEYING I
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MELCHIOR LAND SURVEYING
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530
1548-1 0
15488E
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I 8/23/96 34,285.00 4142 10/23/96 13,038.50
9/26/96 12,800.00. 41 71 1111 3/96 10,840.00
9/26/96 2,233.00 4171 11/13/96 1,278.50
1548-1 1 1 10/30/96
1548-1 2E 10/30/96
1248-1 4E 1 1120196
1548-13 11/20/96
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4244 .. 1/9/97 5:OlOm ~ 9,837.00
10,123.75 4244 1/9/97 2,596.75
5,284.75 4244 1/9/97 962.50
10.890.00 , 4244 1/9/97 6.681 .OO
6/3/97
1548-1 8A
1548-1 7A
~ , -I-- -- 12/23/96 405.00 I 4288 211 3/97 I 405.00
12/23/96 3.600.00 I 4288 2/13/971 1.800.00
1548-24A 2/21/97 272.00
198,062.01
4409 5/12/97 68.00
108,638
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NBS Lowry
CARLSBAD RANCH
A.D. 95-1 DEPOSITS
CITY OF CARLSBAD
F' 50,000.00 I 50,000.00 Assessment Engineer
124,000.00 1
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2nt deposit
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74,000.00 -1 . . [Check #2873, 711 7/95
124,000.00 1. I
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CARLSBAD RANCH
GRADING 8 IMPROVEMENT BONDS .
SHAW 8 HREN
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- Grading Bonds 23% Eligible
- Improvement Bonds 69% Eligible - Drainage Bonds 0% Eligible - Traffic Signal Bonds 100% Eligible
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