HomeMy WebLinkAbout2022-02-08; City Council; Resolution 2022-033RESOLUTION NO. 2022-033
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, DECLARING THE INTENTION, APPROVING THE ENGINEER'S
REPORT, ORDERING THE INITIATION OF ASSESSMENT BALLOT
PROCEDURES AND SETTING APRIL 5, 2022 AS THE DATE FOR THE PUBLIC
HEARING TO ANNEX THE MARJA ACRES DEVELOPMENT TO STREET
LIGHTING AND LANDSCAPING DISTRICT NO. 2
Exhibit 1
WHEREAS, the City Council of the City of Carlsbad, California, has undertaker
proceedings to form and did form a special maintenance district, known and designated as the Street
Lighting and Landscaping District No. 2 ("Maintenance District") and to authorize the levy of
assessments to finance the annual maintenance and servicing of certain landscaping and lighting
improvements ("Improvements") pursuant to the terms of the Landscaping and Lighting Act of 1972.
(Cal. Sts. & Hy. Code, § 22500 et seq.; "Landscaping Act"), Article XIIID of the California Constitution
("Article XIIID"), and the Proposition 218 Omnibus Implementation Act (Cal. Gov. Code, § 53750 et seq;
"Implementation Act") (Landscaping Act, Article XIIID and the Implementation Act collectively referred
to as "Assessment Law"); and
WHEREAS, the provisions of Sections 22605 through 22608 of the Landscaping Act authorize
and establish procedures for the annexation of territory to the Maintenance District; and
WHEREAS, Article XIIID and the Implementation Act also establish certain procedural
requirements that must be followed in order to authorize the levy assessments within territory
annexed to the Maintena~ce District, including an Engineer's Report; and
WHEREAS, the Engineer's Report as presented consists of the following: plans and specification
describing the general nature, location and extent of the improvements to be maintained and serviced
and the extent of the maintenance and service work, an estimate of the cost of the maintenance and
servicing of the improvements for the Maintenance District for Fiscal Year 2021-22, a diagram for the
Feb. 8, 2022 Item #1 Page 4 of 26
Maintenance District, showing the area and properties proposed to be assessed, a maximum annu~
assessment of estimated costs of the maintenance and servicing of all improvements to ultimately be
installed and/or maintained upon the completion and acceptance of them for maintenance, assessing
the net amount upon all assessable lots and/or parcels within the Maintenance District in proportior
.to the special benefits received; together with a formula pursuant to which such maximum assessment
may be adjusted annually for inflation.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the Engineer's Report (Attachment A) dated Jan. 31, 2022, as presented, is approvec
and is ordered to be filed in the Office of the City Clerk as a permanent record and tc
remain open to public inspection.
3. That the public interest and convenience requires, and it is the intention of the City
Council, to order the annexation of territory to the Maintenance District in Zone 16 and
to levy and collect assessments to finance the payment of the annual costs and expenses
for the maintenance and servicing of certain improvements including both landscaping
improvements and appurtenances and street lighting improvements and appurtenances.
Such improvements are generally described in Attachment A and incorporated by this
reference.
4. That a public hearing is scheduled in the regular meeting place ofthe City Council on the
following date:
Tuesday, April 5, 2022
Feb. 8, 2022 Item #1 Page 5 of 26
All interested persons shall be afforded the opportunity to hear and be heard. The City
Council shall consider all oral statements and all written communications made or filed by
any interested persons. The City Council shall, at the conclusion of the public hearing, alsc
determine whether assessment ballots submitted pursuant to the Assessment Law ir
opposition to the proposed assessments within the Maintenance District exceec
assessment ballots submitted in favor of such proposed assessments. Pursuant to the
provisions of the Assessment Law, each record owner of property proposed to be assessed
has the right to submit an assessment ballot in favor of or in opposition to the proposed
assessment. Assessment ballots will be mailed to the record owner of each parcel located
within the Maintenance District and subject to a proposed assessment. Each such owner
may complete such assessment ballot and thereby indicate their support for or opposition
to the proposed assessment. All such assessment ballots must be received by the City
Clerk at the following address at or before the close of the public hearing:
City of Carlsbad, City Clerk
1200 Carlsbad Village Drive, Carlsbad, CA 92008
An assessment ballot which is delivered by mail with a postmark which is prior to the date
and time of the public hearing but which is not received by the City Clerk until after the
public hearing is closed will not be counted. At the conclusion of the public hearing, the
City Council shall, pursuant to Government Code Section 53753, cause the assessment
ballots timely received to be tabulated. If a majority protest exists, the City Council shall
not impose an assessment within the Maintenance District. A majority protest exists if,
upon the conclusion of the public hearing, assessment ballots submitted in opposition to
the assessments within the Maintenance District exceed the assessment ballots submitted
Feb. 8, 2022 Item #1 Page 6 of 26
CITY OF CARLSBAD
ENGINEER’S REPORT
ANNEXATION OF ZONE 16
STREET LIGHTING AND LANDSCAPING
DISTRICT NO. 2
January 31, 2022
PREPARED BY
Anna Tan-Gatue, P.E.
R.I.E. No. 4356 Exp. 06/30/23
www.WeAreHarris.com
06/30/23
Feb. 8, 2022 Item #1 Page 8 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
ii
TABLE OF CONTENTS
Introduction ........................................................................................................................................................ 1
Certificates .......................................................................................................................................................... 2
Statement of Assessment Engineer .................................................................................................................... 3
Part A – Plans and Specifications ........................................................................................................................ 5
Part B – Estimate of Costs................................................................................................................................... 7
Part C – Method of Apportionment ................................................................................................................... 8
Part D – Assessment Roll .................................................................................................................................. 15
Part E – Assessment Diagram ........................................................................................................................... 15
Feb. 8, 2022 Item #1 Page 9 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
1
INTRODUCTION
The City Council of the City of Carlsbad previously formed Street Lighting and Landscaping District No. 2
("SLLD No. 2") pursuant to the terms of the “Landscaping and Lighting Act of 1972” (the "Act"), which is
Division 15, Part 2 of the Streets and Highways Code of the State of California. The purpose of SLLD No. 2 is
to finance the costs and expenses of the ongoing maintenance of street lights, street trees and/or medians
(the "SLLD No. 2 Improvements") that specially benefit properties within SLLD No. 2 and the costs and
expenses of administering SLLD No. 2. These costs and expenses are financed through the levy of
assessments on properties within SLLD No. 2 which specially benefit from the SLLD No. 2 Improvements.
The provisions of the Act authorize the City Council to undertake proceedings to order the annexation of
territory to SLLD No. 2. The proceedings to annex territory to SLLD No. 2 include the adoption by the City
Council of resolutions initiating the annexation proceedings, ordering the preparation of a report described
below and declaring the intention of the City Council to annex the territory to SLLD No. 2 and setting of a
public hearing on the proposed annexation, the provision of notice of the time and place of such public
hearing, the opportunity for any interested person to be heard at such public hearing and the right of
majority protest to such annexation.
This report constitutes the Engineer’s Report for the Annexation of the Marja Acres Development into SLLD
No. 2. There are currently 15 Zones of Benefit within the SLLD No. 2, with each zone having different types
of Improvements to be maintained and serviced.
The Marja Acres development is located on the south side of El Camino Real between Kelly Drive and Julie
Place and is comprised of varying types of land uses that receive special benefit from the street trees, street
lighting, and medians directly adjacent to the development.
Feb. 8, 2022 Item #1 Page 10 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
2
CERTIFICATES
CITY OF CARLSBAD
ANNEXATION INTO
STREET LIGHTING AND LANDSCAPING DISTIRCT NO. 2
ZONE 16 (MARJA ACRES)
The undersigned acting on behalf of Harris & Associates, respectfully submits the enclosed Engineer’s
Report as directed by City Council pursuant to the provisions of Section 4 of Article XIIID of the California
Constitution, and provisions of the Landscaping and Lighting Act of 1972, Section 22500 et seq. of the
California Streets and Highways Code. The undersigned certifies that she is a Professional Engineer,
registered in the State of California.
Dated: January 31, 2022
BY: Anna C. Tan-Gatue, PE
RIE I4356
I HEREBY CERTIFY that the enclosed Engineer’s Report, together with Assessment Roll and Assessment
Diagram thereto attached, was filed with me on the ____ day of _____________, 2022.
City Clerk
City of Carlsbad
San Diego County, California
By
I HEREBY CERTIFY that the enclosed Engineer’s Report, together with Assessment Roll and Assessment
Diagram thereto attached, was approved and confirmed by the City Council of the City of Carlsbad
California, on the ____ day of _____________, 2022.
City Clerk
City of Carlsbad
San Diego County, California
By
06/30/23
Feb. 8, 2022 Item #1 Page 11 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
3
STATEMENT OF ASSESSMENT ENGINEER
FISCAL YEAR 2021-22
ENGINEER'S REPORT PREPARED PURSUANT
TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTING ACT OF 1972
SECTION 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE,
ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION, AND
THE PROPOSITION 218 OMNIBUS IMPLEMENTATION ACT
(GOVERNMENT CODE SECTION 53750 ET SEQ.)
Pursuant to Landscaping and Lighting Act of 1972 (Part 2 of Division 15 of the Streets and Highways Code)
(the “1972 Act”), Article XIIID of the California Constitution ("Article XIIID") and the Proposition 218
Omnibus Implementation Act (Government Code Section 53750 and following) (the "Implementation Act"
and together with the 1972 Act and Article XIIID, the "Assessment Law") and in accordance with the
Resolution of Initiation, adopted by the City Council of the City of Carlsbad, State of California, in
connection with the proceedings for:
ANNEXATION INTO
STREET LIGHTING AND LANDSCAPING DISTRICT NO. 2
ZONE 16 (MARJA ACRES)
Hereinafter referred to as the "Maintenance District" or "District", I, Anna C. Tan-Gatue, P.E., the
authorized representative of Harris & Associates, the duly appointed ASSESSMENT ENGINEER, submit
herewith the "Report" consisting of five (5) parts as follows:
PART A – PLANS AND SPECIFICATIONS
Contains a description of the improvements that are to be maintained or serviced by the District.
PART B – ESTIMATE OF COSTS
Identifies the estimated costs of the services or maintenance to be provided by the District, including
incidental costs and expenses in connection therewith.
PART C – METHOD OF APPORTIONMENT
Describes the basis on which the costs have been apportioned to each parcel of land within the
Maintenance District, in proportion to the estimated special benefits to be received by such lots and parcels
from the improvements to be maintained and serviced.
Feb. 8, 2022 Item #1 Page 12 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
4
PART D – ASSESSMENT ROLL
Identifies the maximum assessment to be levied on each lot or parcel of land within the Maintenance
District to receive special benefits from the improvements to be maintained and serviced.
PART E – ASSESSMENT DIAGRAM
Contains a Diagram of the Maintenance District Boundaries showing the exterior boundaries of the
Maintenance District, the boundaries of any zones within the Maintenance District, including new Zone 16,
and the lines and dimensions of each lot or parcel of land within the Maintenance District.
Feb. 8, 2022 Item #1 Page 13 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
5
PART A – PLANS AND SPECIFICATIONS
The improvements, which have been constructed or which may be subsequently constructed within and
adjacent to the Maintenance District and that will be serviced and maintained, and the proposed
maintenance and services are generally described as follows:
DESCRIPTION OF IMPROVEMENTS TO BE MAINTAINED AND SERVICED
The proposed improvements (collectively, the "Improvements") proposed to be maintained and serviced
are generally described as follows:
Landscaping and Appurtenant Improvements
Landscaping improvements (collectively, the "Landscaping Improvements") include but are not
limited to: landscaping, planting, shrubbery, trees, irrigation systems, hardscapes and fixtures in
public street and sidewalk rights-of-way, including medians, parkways and other easements
dedicated to the City of Carlsbad within the boundaries of the Maintenance District.
Street Lighting and Appurtenant Improvements
Street lighting improvements (collectively, the "Street Lighting Improvements") include but are not
limited to: poles, fixtures, bulbs, conduits, conductors, equipment including guys, anchors, posts
and pedestals, metering devices and appurtenant facilities as required to provide lighting and
traffic signals in public street and sidewalk rights-of-way and other easements dedicated to the City
of Carlsbad within the boundaries of the Maintenance District.
The public lighting system shall be maintained to provide adequate illumination. Electricity for
streetlights shall be furnished by San Diego Gas & Electric (SDG&E), and it shall be adequate for the
intended purpose. Rates for power shall be those authorized by the California Public Utilities
Commission.
DESCRIPTION OF MAINTENANCE AND SERVICES
Maintenance means the furnishing of services and materials for the ordinary and usual maintenance,
operation and servicing of the Landscaping Improvements and the Street Lighting Improvements facilities
and appurtenant facilities, including repair, refurbishment, removal or replacement of all or part of any of
the Landscaping Improvements and the Street Lighting Improvements or appurtenant facilities; providing
for the life, growth, health and beauty of the Landscaping Improvements, including cultivation, irrigation,
trimming, spraying, fertilizing and treating for disease or injury; the removal of trimmings, rubbish, debris
and other solid waste; and the cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti.
Servicing means the furnishing of water and electrical current or energy for the irrigation of the
Landscaping Improvements and the maintenance of any Street Lighting Improvements or appurtenant
facilities and the furnishing of electric current or energy, gas or other illuminating agent for the Street
Feb. 8, 2022 Item #1 Page 14 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
6
Lighting Improvements, or for the lighting or operation of the Landscaping Improvements or appurtenant
facilities.
The Street Lighting Improvements shall be maintained to provide adequate illumination. Electricity for
streetlights shall be furnished by SDG&E, and it shall be adequate for the intended purpose. Rates for
power shall be those authorized by the California Public Utilities Commission.
The following provides descriptions of the Annexation Zones of Benefit within the Maintenance District:
Zone 16 – Encompasses the Marja Acres Development and funds the operation and maintenance of
street lighting, street trees, and medians.
The plans and specifications for the Improvements, showing the general nature, location and the extent of
the Improvements, are on file in the city’s Public Works Department and are by reference herein made a
part of this report.
Feb. 8, 2022 Item #1 Page 15 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
7
PART B – ESTIMATE OF COSTS
The estimated costs for the operation, maintenance and servicing of the Improvements, shown on the
following page, are the estimated costs of maintenance if the Improvements were fully maintained for
Fiscal Year 2021-22. The 1972 Act provides that the total cost of the maintenance and services, together
with incidental expenses, may be financed from the assessment proceeds. The incidental expenses may
include engineering fees, legal fees, printing, mailing, postage, publishing, and all other related costs
identified with the district proceedings.
Please see Part C of this Report for a description of Equivalent Dwelling Units (EDUs) and the
apportionment formula.
The Assessment Law requires that a special fund be set-up for the revenues and expenditures of the
District. Funds raised by assessment shall be used only for the purpose as stated herein. The city may
advance funds to the District, if needed, to ensure adequate cash flow, and will be reimbursed for any such
advances upon receipt of assessments. Any surplus or deficit remaining on June 30 must be carried over to
the next fiscal year.
The estimated maximum annual maintenance costs for newly created Zone 16 (Marja Acres) for FY 2021-22
are calculated as follows:
ZONE 16 FY 2021-22 MAXIMUM BUDGET
O&M Repl. Total Maximum
Unit Unit O&M/Repl. Admin. Annual
Cost Cost Costs Costs Costs
Zone 16 (Marja Acres)
* 100W Light 2 each $149.94 $173.84 $648 $8 $656 $2.73 / EDU
+ Arterial Trees 37 each $76.89 $0.00 $2,845 $35 $2,880 $12.00 / EDU
Medians 10,162 sf $0.46 $0.58 $10,610 $130 $10,740 $44.75 / EDU
$14,276
* These lights are on arterial roadways, therefore the O&M and Repl. costs have been multiplied by 88.66%
(This is to account for the 11.34% General Benefit for Arterial Roadways)
+ These trees are on arterial roadways, therefore the O&M costs have been multiplied by 89%
(This is to account for the 11% General Benefit for Street Trees on Arterial Roadways)
Maximum
Assessed Annual
Quantity Cost / EDU
Feb. 8, 2022 Item #1 Page 16 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
8
PART C – METHOD OF APPORTIONMENT
GENERAL
The 1972 Act permits the establishment of assessment districts by cities for the purpose of providing
certain public improvements which include the construction, maintenance and servicing of street lights,
traffic signals and landscaping facilities.
Streets and Highways Code Section 22573 requires that maintenance assessments be levied according to
benefit rather than according to assessed value. This section states:
"The net amount to be assessed upon lands within an assessment district may be apportioned by
any formula or method which fairly distributes the net amount among all assessable lots or parcels
in proportion to the estimated benefits to be received by each such lot or parcel from the
improvements.”
The 1972 Act permits the designation of zones of benefit within any individual assessment district if "by
reason of variations in the nature, location, and extent of the improvements, the various areas will receive
different degrees of benefit from the improvements." (Sec. 22574). Thus, the 1972 Act requires the levy of
a true "assessment" rather than a "special tax."
In addition, Article XIIID and the Implementation Act require that a parcel’s assessment may not exceed the
reasonable cost for the proportional special benefit conferred on that parcel. Article XIIID and the
Implementation Act further provide that only special benefits are assessable and the city must separate the
general benefits from the special benefits. They also require that publicly owned properties which specially
benefit from the improvements be assessed.
SPECIAL BENEFIT ANALYSIS
Proper maintenance and operation of the streetlights, street trees and street medians provides special
benefit to adjacent properties by providing security, safety, and community character and vitality.
Local Lighting.
Special Benefit. The operation, maintenance and servicing of lighting along local streets in close
proximity to certain lots or parcels provides a special benefit to such lots or parcels by providing
illumination resulting in: 1) improved security of such lots or parcels, 2) improved ingress and
egress from such lots or parcels by illuminating access after sunset, and 3) improved nighttime
visibility for the local access of emergency vehicles. Local lighting typically consists of 40 watt lights.
Street lights on or associated with traffic signals located at arterial-to-local connectors are
considered to be 100% special benefit to those developments taking direct access at these
intersections.
General Benefit. There are no general benefits associated with local lighting.
Feb. 8, 2022 Item #1 Page 17 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
9
Arterial Lighting.
Special Benefit. The operation, maintenance and servicing of arterial lighting provides a special
benefit to each and every assessable lot or parcel within the development or vicinity which are
adjacent to such lighting resulting in: 1) improved nighttime visibility for the access of emergency
vehicles, and 2) improved safety and traffic circulation to and from parcels. Arterial lighting typically
consists of 100 watt lights; however, special benefit is assigned consistent with local lighting
wattage.
General Benefit. The city recognizes that a portion of the maintenance, operation and servicing of
those Street Lighting Improvements that are a part of the city’s arterial lighting improvements
provide a general benefit to the public at large, which equates to the higher level of lighting
required on arterial roads.
The general benefits associated with Arterial Lighting are attributable to the higher level of lighting
required for an arterial roadway. That higher level of lighting provides a measure of safety for the
additional width of the street. Local and collector roadways require only 9,500 lumen lights
(typically 40 watt lights) and arterial roadways require 22,000 lumen lights (typically 100 watt
lights).
The amount of general benefit is established by multiplying the number of arterial streetlights
currently in the city by the difference between the average annual electrical costs to illuminate a
light on an arterial street and a local street. (Electrical costs are used in this comparison, as the
personnel and replacement costs for the various lumens and wattages of lights are virtually the
same.) The following table shows the calculation of the cost estimate for general benefit for
streetlights.
Feb. 8, 2022 Item #1 Page 18 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
10
FY 2021-22 COST ESTIMATE COMPARISON OF ELECTRICAL
COSTS FOR THE VARIOUS STREET LIGHTS WITHIN THE CITY
Therefore, 11.34% of the Street Lighting Improvements on the city’s arterial roadways are
considered general benefit, and only 88.66% of these Street Lighting Improvements will be used to
estimate the special benefit costs.
Streetlights on or associated with traffic signals located at arterial-to-arterial connectors are
considered to be 100% general benefit.
In addition to the above, streetlights fronting upon open space areas owned by governmental
agencies and/or managed by a non-profit environmental trust and which are considered part of the
major habitat core areas and/or linkages of the city's Habitat Management Plan shall be considered
as having 100% general benefit.
Street Landscaping.
Special Benefit. Trees, landscaping, hardscaping and appurtenant facilities, if well maintained,
provide beautification, shade and enhancement of the desirability of the surroundings.
· Street trees within the public street parkways provide special benefit to those properties
directly adjacent to those tree-lined parkways.
Lamp Size Number Monthly Monthly Annual Annual General
(Watts)Lights Rate Amount Amount Cost per Benefit
Low wattage lights for collector streets:
40 4,846 $2.51 $12,163.46 $145,961.52 $30.12 $0.00
Subtotal-1 4,846 $145,961.52 $0.00
High wattage lights for arterial streets:
70 103 $4.29 $441.87 $5,302.44 $51.48 $2,200.08
85 43 $5.27 $226.61 $2,719.32 $63.24 $1,424.16
100 2,344 $6.28 $14,720.32 $176,643.84 $75.36 $106,042.56
150 15 $9.41 $141.15 $1,693.80 $112.92 $1,242.00
200 0 $12.53 $0.00 $0.00 $150.36 $0.00
250 13 $16.24 $211.12 $2,533.44 $194.88 $2,141.88
Subtotal-2 2,518 $188,892.84 $113,050.68
Total 7,364 $334,854.36 $113,050.68
General Benefit = $113,050.68
FY 2021-22 Lighting Budget Amount $1,025,247
FY 2021-22 Public Parcel Contribution $28,000
Total Est. Cost Less Public Parcel Contribution*$997,247
General Benefit Percentage 11.34%
* Based on preliminary budget estimates
Feb. 8, 2022 Item #1 Page 19 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
11
· Landscaping and hardscaping within medians in the public streets provide special benefit to
those developments that are directly adjacent to the public medians. These medians are
located in the arterial roadways.
General Benefit.
· There are no general benefits associated with local street trees.
· Street trees along the arterial roadways provide aesthetic benefits to people walking through
the city. Per the 2005 Traveler Opinion and Perception Survey conducted by the Federal
Highway Administration, approximately 10.9% of all trips are considered Walking Trips.
Therefore, 10.9% of the Street Tree Improvements of the city’s arterial roadways are
considered general benefit, and only 89.1% of these Street Tree improvements will be used to
estimate the special benefit costs.
· Landscaping and hardscaping within medians in the arterial roadways provide only incidental
aesthetic benefits to motorists travelling to, from or through the city. Therefore, it is deemed
that there are no general benefits associated with the landscaped medians.
Vehicular safety associated with the traffic channelization provided by raised medians is
independent of the landscaping and hardscaping improvements funded through this
Maintenance District. However, median curb replacement costs are included in the overall
replacement costs for the medians. Because raised median curbs are required for both
landscaping and traffic channelization, 50% of the median curb replacement costs have been
removed from the budget.
Benefit Zones
Benefit Zones are used to differentiate between the different types of Improvements to be maintained and
serviced within each such zone. There is one zone of benefit included in this Annexation.
Zone 16 – Marja Acres
The Marja Acres development is located on the south side of El Camino Real between Kelly Drive
and Julie Place and is comprised of varying types of land uses that receive special benefit from the
street trees, street lighting, and medians directly adjacent to the development.
There are a 46-unit affordable senior housing complex (“APT”), 248 single-family attached units
(“SFA”), 1.95 acres of designated commercial areas (“Non-Res”), and 1.54 acres of designated
recreation areas (“Park”) that are on private streets, and therefore are not considered to have any
local street lights or trees directly adjacent to them.
The entire development receives special benefit from the arterial street trees and arterial street
lighting on El Camino Real. The entire development also benefits from medians in El Camino Real.
There will be approximately 20,323 square feet of medians in El Camino Real along the north side
of the development. The developments on the opposite side of El Camino Real will benefit from the
improved aesthetics of the medians directly adjacent to this property; therefore 50% of the benefit
Feb. 8, 2022 Item #1 Page 20 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
12
for the medians in El Camino Real is apportioned to the Marja Acres development (10,162 sf of
medians in El Camino Real).
ASSESSMENT APPORTIONMENT AND RATES
Equivalent Dwelling Units
To establish the special benefit to the individual parcels within the District, an Equivalent Dwelling Unit
system is used. Each parcel of land is assigned Equivalent Dwelling Units (“EDUs”) in proportion to the
estimated special benefit the parcel receives relative to the other parcels within the District from the
streetlights, street trees and medians.
The single-family detached (SFD) residential parcel has been selected as the basic unit for calculation of
assessments; therefore, the SFD residential parcel is defined as one Equivalent Dwelling Unit (EDU). A
methodology has been developed to relate all other land uses to the SFD residential land use as described
below.
Single Family Attached (SFA) Residential. SFA residential uses, including condominiums, are given a factor
of 0.80 EDU per dwelling unit. Based on data from representative cities in Southern California, the SFA
residential factor of 80 percent is determined by the statistical proportion of relative trip generation from
various types of residential uses, in combination with population density per unit.
Apartment (APT) Residential. APT residential uses, also known as multi-family residential uses, are given a
factor of 0.60 EDU per dwelling unit. Based on data from representative cities in Southern California, the
APT residential factor of 60 percent is determined by the statistical proportion of relative trip generation
from various types of residential uses, in combination with population density per unit.
Non-Residential (Non-Res). In converting improved non-residential properties to EDUs, the factor used is
the City of Carlsbad average size for a SFD residential lot, which is 1 dwelling unit per 7,500 sq. ft, or
approximately 6 dwelling units per acre. Therefore, Non-Res parcels will be assessed 6 EDU per acre or any
portion thereof.
Vacant/Parks. Parcels that are designated for parks or parcels that are developable but do not have a
finalized development map are assessed based upon the acreage of the parcel. These properties receive
special benefits based on their land, as this is the basis of their value. Based upon the opinions of
professional appraisers, appraising current market property values for real estate in Southern California,
the land value portion of a property typically ranges from 20 to 30 percent of the property's total value.
Additionally, the utilization of vacant property is significantly less than improved property and vacant
property has a traffic generation rate of 0. Therefore, vacant parcels (and park parcels) will be assessed at
the rate of 25% of Non-Res properties, or 1.5 EDU per acre or any portion thereof.
Open Space. Parcels designated as open space do not receive special benefits from the Improvements and
are therefore exempt from the assessment.
The following table summarizes the EDU formula described above.
Feb. 8, 2022 Item #1 Page 21 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
13
EDU FORMULA
The following tables provide the EDUs for the various types of special benefits associated with each Zone,
FY 2021-22 budget rates and the maximum assessment rates for FY 2021-22. The budget rates are the
calculated assessment rates that are required to generate revenue equal to the annual budget costs. The
maximum assessment rates are the maximum amounts allowed to be collected as established during
formation/annexation of the zone into District. The maximum assessment rate increases each year by the
Consumer Price Index (CPI) for the San Diego County area. The FY 2021-22 assessment rate will be the
lesser of the budget rate and the maximum rate.
Land Use
Single Family Detached Res (SFD)1.0 / DU
Single Family Detached Res (SFD-Estates) 1.0 / DU
Single Family Attached Res (SFA)0.8 / DU
Apartments (APT)0.6 / DU
Developed Non-Residential (Non-Res)6.0 / acre
Vacant / Park 1.5 / acre
Open Space 0.0 / acre
EDU Rate
DU = Dwelling Unit
Feb. 8, 2022 Item #1 Page 22 of 26
Final Engineer’s Report
Street Lighting and Landscaping District No. 2, Zone 16
City of Carlsbad
Fiscal Year 2021-22
14
ESTIMATED FY 2021-22 MAXIMUM ASSESSMENT RATES
The maximum annual maintenance assessment will be increased for cost of living each year according to
the change in Consumer Price Index (CPI) for the San Diego County area. (Any other increases or changes to
the methodology of the Assessment must be submitted for property owner approval.)
Arterial Arterial Maximum
Light Tree Median Asmt Rate Total
Development DU Acres EDU EDU EDU ($/EDU) Max Asmt
Zone 16 - Marja Acres
APT 46 27.6 27.6 27.6 $59.48 1,641.62$
Non-Res 1.95 11.7 11.7 11.7 $59.48 695.90$
Park 1.54 2.3 2.3 2.3 $59.48 137.40$
SFA 248 198.4 198.4 198.4 $59.48 11,800.62$
240.0 240.0 240.0 14,275.54$
Feb. 8, 2022 Item #1 Page 23 of 26
15
PART D – ASSESSMENT ROLL
The Assessment Roll below is a listing of the proposed maximum assessment for Fiscal Year 2021-22
apportioned to each lot or parcel, as shown on the last equalized roll of the Assessor of the County of San
Diego.
The description of each lot or parcel is part of the records of the Assessor of the County of San Diego and
these records are, by reference, made part of this Report.
The maximum annual maintenance assessment will be increased for cost of living each year according to
the change in Consumer Price Index (CPI) for the San Diego County area. (Any other increases or changes in
the methodology of the Assessment must be submitted for property owner approval.)
No assessments will be collected until the improvements have been constructed within the Zone.
PART E – ASSESSMENT DIAGRAM
An Assessment Diagram for the Maintenance District is provided on the following page.
www.WeAreHarris.com
Anna Tan-Gatue, PE
Project Manager
Anna.Tan-Gatue@WeAreHarris.com
P: 949.536.2507
Current FY21-22
Assessor's Parcel Land Maximum Estimated
Parcel No. Zone Acres Use Asmt * Asmt
207-101-35-00 16 14.39 Vacant $9,996.35 $0.00
207-101-37-00 16 6.16 Vacant $4,279.19 $0.00
Total: $14,275.54 $0.00
Feb. 8, 2022 Item #1 Page 24 of 26
ELCAMINOREAL
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LOMALAGUNADRVIAAREQUIPAKELLYDRVIAMARTAMarja Acres
Lighting and Landscaping District No. 2Proposed Zone 16
SITE MAP
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Feb. 8, 2022 Item #1 Page 25 of 26
PACIFIC OCEAN
Zone 12La CostaTownSquare Zone 11The Oaks NorthResidential
Zone 3The Oaks South Zone 13Fair Oaks Valley
Zone 8The Ridge
Zone 7The Greens
Zone 4Thompson/Tabata
Zone 6Bressi Ranch Zone 5PalomarForum\Raceway
Zone 9The OaksNorthIndustrial
Zone 2Kelly Ranch
Zone 1CalaveraHills
Zone 15RobertsonRanch West
Zone 14QuarryCreek
Zone 10RobertsonRanch East
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Document Path: J:\cbgis\products\Standard Maps\FINANCE\2021\LandscapeLightingDistrict_8x11.mxdLighting and LandscapeDistrict 2for Fiscal Year 2021-22
Development Names:
Zone 1 - Calavera Hills
Zone 2 - Kelly Ranch
Zone 3 - The Oaks South
Zone 4 - Thompson/Tabata
Zone 5 - Palomar Forum/Raceway
Zone 6 - Bressi Ranch
Zone 7 - The Greens
Zone 8 - The Ridge
Zone 9 - The Oaks North Industrial
Zone 10 - Robertson Ranch East
Zone 11 - The Oaks North Residential
Zone 12 - La Costa Town Square
Zone 13 - Fair Oaks Valley
Zone 14 - Quarry Creek
Zone 15 - Robertson Ranch West
Zone 16 - Marja Acres Map created by the City of Carlsbad GIS.
I 0 1
MilesFeb. 8, 2022 Item #1 Page 26 of 26