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Special tax district formed for I-15 housing project


Supervisors finalize arrangement for Horse Creek Ridge


Thursday, March 13th, 2014
Issue 11, Volume 18.
Joe Naiman
Village News Correspondent
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The Community Facilities District (CFD) for the Horse Creek Ridge development now officially exists. Horse Creek Ridge is a proposed development in the Interstate 15 corner near the intersection of State Route 76.

A 5-0 San Diego County Board of Supervisors vote Feb. 26 declared the results of the mail ballot election to form the CFD. D.R. Horton is the sole property owner of the currently-uninhabited land and cast the supporting ballot. The supervisors’ vote also included officially adopting the ordinance to create the special district and levy the appropriate taxes.

"The CFD is formed," said Michele Stress, the special districts program coordinator for the county’s Department of Public Works.

The election and its results declaration date were approved by a 5-0 Board of Supervisors vote Jan. 29 which also approved the introduction and first reading of the ordinance to create the district and levy the tax and approved the execution and delivery of Joint Community Facilities Agreements with the North County Fire Protection District and the San Diego County Flood Control District.

The supervisors also found that the actions are within the scope of the project’s Environmental Impact Report adopted in May 2011. The Jan. 29 action also included a public hearing on the creation of the district and the assessment of the tax, although no members of the public spoke.

"This was just the follow-up action," Stress said of the Feb. 26 final approval.

The Horse Creek Ridge development is the residential segment of the Campus Park project approved by the Board of Supervisors in May 2011. The approved map calls for 521 single-family residences and 230 condominium dwelling units.

The one percent base property tax will not be sufficient to cover county, San Diego County Flood Control District, or North County Fire Protection District services which will be needed to serve the district. The County of San Diego and D.R. Horton (who purchased the residential component of Campus Park from Passarelle, LLC) worked to create a Community Facilities District which includes a special tax to pay for services not funded by the regular property tax.

The revenue will be distributed through a Joint Community Facilities Agreement which stipulates the collection process as well as the distribution process.

The CFD allows for the collection of three special taxes: one for county services, one for flood control services (although the county supervisors also serve as the board of the San Diego County Flood Control District and the flood control district is administered by the Department of Public Works, it is a separate legal district), and one for fire and emergency medical services.

The initial tax for county services is $655 per single-family residential unit, $496 per multi-family residential unit, and $5,256 per acre of undeveloped property. The base tax to fund flood control needs is $267 per single-family unit, $203 per multi-family unit, and $2,144 per undeveloped acre.

There is no levy for fire protection and emergency medical services on the undeveloped property. Each single-family unit will initially be assessed $201 for the fire and emergency medical services tax while each multi-family dwelling unit is $153.

The initial tax amount is for fiscal year 2014-15. The taxes will increase by two percent annually to cover the increased cost of services.

The property will also be part of Zone A of the San Diego County Street Lighting District and property owners will pay that annual assessment, which is currently $6.48 per benefit unit.

In 2007, the county supervisors adopted Board Policy I-136 which outlines how potential Community Facilities District projects will be evaluated, ensures that CFDs are created for the public good, and stipulates disclosure requirements which notify prospective property owners of the assessment.

Policy I-136 also defines credit requirements to protect bondholders from default for CFDs which issue bonds for reimbursement of constructed infrastructure, although Horse Creek Ridge will fund services only and will not use long-term bonds. Horse Creek Ridge is the second CFD in unincorporated San Diego County; the first is in Harmony Grove.

The first step required to form a CFD is a petition from the developer, which was received along with the proposed boundary map. The supervisors’ 5-0 vote Dec. 4 to adopt an intent to form a CFD was the next step, followed by the noticed public hearing and adoption of a resolution forming the CFD.

On Oct. 22, the North County Fire Protection District board voted 5-0 to approve the Joint Community Facilities Agreement for Horse Creek Ridge. Seven percent of the one percent base property tax assessed on the land will be provided to the fire district along with the CFD assessment.


 

7 comments

Comment Profile ImageSo... when?
Comment #1 | Thursday, Mar 13, 2014 at 7:41 pm
When do they start construction? And when will it be completed? I also heard there will be commercial buildings constructed. Is that true?
Comment Profile ImageRay (the real one)
Comment #2 | Thursday, Mar 13, 2014 at 9:21 pm
Tax.... Tax and more Tax...
Comment Profile ImageMe
Comment #3 | Saturday, Mar 15, 2014 at 9:36 am
Just what we need....more traffic on I-15.
Comment Profile ImageLee
Comment #4 | Saturday, Mar 15, 2014 at 2:42 pm
@ #2 Ray (the real one) & #3 Me

I couldn't agree more!
Comment Profile ImageAvo
Comment #5 | Saturday, Mar 15, 2014 at 7:13 pm
And where? Hey Village News, would it kill you to include a map every once in awhile? You could put it in all the space currently used by extraneous detail in most of your articles.

***VILLAGE NEWS REPLIES*** - We have been reporting on this project for months and referred to it's location multiple times, but sorry you missed it. There are multiple housing developments in the works for the large area of vacant land that lies east of Interstate 15 and directly north of State Route 76. If that still draws a blank for you, I could say if you were at Pala Mesa Resort, Nessy Burger, etc. look across the Interstate 15 freeway (to the east like you are looking toward Palomar Mountain) and that is the area. Hope that helps. Horse Creek Ridge is merely the first of several developments in the pipeline - residential and commercial.
D. Ramsey
Comment Profile ImageLee
Comment #6 | Monday, Mar 17, 2014 at 9:32 am
We don't have enough water yet we stuff in more homes.

Brilliant.

Money (taxes) is what matters, of course.
Comment Profile ImageTony V
Comment #7 | Wednesday, Mar 19, 2014 at 11:58 am
What ever happened to the Palomar College site. I thought it was passed several years ago but nothing is happening. Ist that in the same area?

***
VILLAGE NEWS COMMENTS - Yes, you are correct. We are having a hard time getting updates from Palomar College. The consensus we have heard is they are seeking funding for their project in that area.

Article Comments are contributed by our readers, and do not necessarily reflect the views of The Fallbrook Village News staff. The name listed as the author for comments cannot be verified; Comment authors are not guaranteed to be who they claim they are.

 

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