The city of San Marcos refinanced municipal bonds in June to save some San Elijo property owners $120 to $450 per year in Mello-Roos taxes.“We are trying to be prudent, and whenever we can, with any of our (community facilities districts,) make sure we are getting the best interest rate and moving forward for our taxpayers,” said Finance Director Laura Rocha. Mello-Roos districts are authorized by a 1982 California law which allowed local governments to finance infrastructure improvements and services through special districts. Facilities covered by those bonds include roads, sidewalks, water and sewer lines, police and fire stations. Those special taxes are usually included annually in property tax bills issued by the county. Benefiting from favorable bond markets this year, the San Marcos Public Financing Authority reduced interest rates on $20.6 million in bonds for a number of San Elijo neighborhoods, slashing net interest from 4.82 percent to 3.55 percent, officials said. That produced total savings of about $3.9 million to 882 property owners in the San Elijo communities of Saverne, Azure, Cambria, Woodley’s Glen, Crest View, Waterford, Village Square and Westridge. Savings to individual property owners vary, based on the square footage of their homes, with condominiums typically paying a lower tax rate than single-family homes, said Fiscal Services/Debt Manager Roque Chiriboga. The 31-year Mello-Roos bonds covered the cost of sidewalks, lighting and other infrastructure for the communities, and will mature in 2035. The refinancing reduces annual payments, but will not extend the term of the bond, officials said.The new bond issue, which closed June 6, marks the final step in a series of refinancing efforts to bring down rates in the city’s Mello-Roos districts, Chiriboga said.“Our previous refinances started in 2012, when we initially started seeing the market come down,” he said.As districts became eligible for refinancing, the city issued new bonds at lower rates. It completed three bond refinancing efforts in 2012, one in 2014, and the final one this summer, he said. Those efforts cut bond rates for 5,533 property owners by a total of $23,543,126, officials said.“We try to be very diligent in making sure we are capturing any savings throughout the term of the bond,” Rocha said.
Tag Archives: San Elijo Hills
EVERBOWL TO OPEN 15TH LOCATION THIS FRIDAY IN SAN ELIJO HILLS
Everbowl is a rapidly expanding new option in San Diego’s fast-casual, healthy food scene featuring a streamlined counter-service menu of build-your-own acai and other “craft superfood” bowls and smoothies. Everbowl is currently in the midst of a massive SoCal expansion. Each Everbowl location features a menu of “build your own” acai and other superfood based “bowls,” with unlimited toppings of fresh fruit and healthy “add ins.” They will be opening the doors to their fifteenth location this Friday.
Everbowl San Elijo Hills will be part of the long-awaited San Elijo Town Center, a five-acre retail and residential hub, along with fitness studios, restaurants and retailers including CycleBar, Starbuck’s and Lourdes Mexican. On opening day, Everbowl will be passing out samples of their popular bowls, while supplies last.
Friday, October 5, 2018
Everbowl (San Elijo Hills)
1646 San Elijo Road, #107
San Marcos, CA 92078
Each Everbowl location offers a focused quick-serve menu of “craft superfoods” – fresh fruit-laden, layered parfaits that allow the consumer to choose from one of four superfood base options: acai, pitaya, graviola or acerola. Customers can choose the liquid which is blended into the base and select from an extensive list of fruit toppings to create a custom bowl with healthy “super stuff” add-ins such as spirulina and bee pollen. Each bowl is priced at $8, and includes unlimited ingredients. They also offer smoothies, as well as a focused menu of grab-and-go salads.
Supervisors Hearing September 12: SD15 -Copper Hills (362 units on San Elijo Road at entrance to San Elijo Hills)
Op-Ed opposing County rezoning of 69-acre lot west of the landfill (sent to San Elijo Life by Friends of Copper Creek)
Urgent Appeal to Save San Elijo Hills Quality of Life: Deadline September 12!
A huge increase in zoning is currently being proposed that, if approved, will permanently change San Elijo Hills. The 69-acre property is just west of the closed San Marcos Landfill, south of San Elijo Road. This project is called SD15 in the County and Copper Hills in the City of San Marcos.
The developer could have named this project “Toxic Hills” as this land never produced copper and County reports document (1) on site signs of landfill leachate and/or landfill gas intrusion and (2) possible health risks to future residents and tenants.
This will change the community forever by
- harming the character of the community;
- dramatically increasing traffic;
- impeding emergency evacuation and diverting fire resources; and
- causing environmental harm to Copper Creek and neighboring habitat preserves.
Right now, this property is in the unincorporated County. An amendment to the County General Plan proposes increasing SD15’s maximum density almost six-fold from 61 dwelling units (SR-1 zoning) to 362 dwelling units plus a large amount of commercial space (C-1, SR-0.5, VR-10.9 zoning).
This project will be heard at a Board of Supervisors meeting on September 12 and will be approved unless San Elijo Hills and other neighbors vocally protest. While the San Dieguito Planning Group voted against this project, County staff and the Planning Commission are recommending approval. Nonetheless, this project can be stopped by our elected representatives if residents speak up.
If this property is rezoned, County studies report there will be an additional 16,231 average daily trips. That is approximately a 27-fold increase over the number of trips allowed under current zoning. This will negatively affect the quality of life.
Impedes Emergency Evacuation
Existing roads and connectors are already inadequate to provide a safe exit from San Elijo Hills. In the 2014 Cocos fire, there was traffic gridlock causing people to wait hour(s) to evacuate. The proposed residential and commercial density will make this problem much worse.
Diversion of Fire Resources
This property will primarily rely on the San Marcos Fire Department and will divert fire protection resources from San Elijo Hills. This property will be very difficult to defend on up to three sides from a fire. Because of the proposed density concentration, fire departments would likely prioritize this property over single family homes.
Harms to Copper Creek/Escondido Creek/San Elijo Lagoon
Copper Creek (leading to Escondido Creek and San Elijo Lagoon) is already suffering from siltation, sedimentation, scouring and flooding from projects such as this that did not adequately mitigate the impacts. The intensity of this proposed development/hardscape will only increase the harms to the Creek and property downstream.
This project is opposed by the Escondido Creek Conservancy.
This Project Is Harmful to Habitat, Including Nearby Preserved Lands
This property serves as an important connector/corridor from the County Core to the San Marcos habitat areas. Development of this property as proposed will fragment the habitat and decrease habitat connectivity between the County and San Marcos. Edge effects will harm neighboring habitats and fuel modification arrangements will cut into the habitat. Light and glare effects will affect neighboring preserves and decrease resident’s quality of life.
This project is opposed by neighboring land managers, including the Center for Natural Lands Management.
County Neighbors were Held to a Double Standard
Before the County’s 2020 General Plan Update, this property and its neighbors were all zoned 1 dwelling unit per 2 acres. As a result of General Plan 2020, this property was already doubled in density to 1 dwelling unit per 1 acre while its County neighbors lost their density and are now zoned 1 dwelling unit per 10 acres. That means this project will have 52.5 times the density of its County neighbors. This just isn’t fair!
There have long been concerns with the San Marcos landfill. The landfill is mostly unlined and took 18.75 million tons of material between 1979 and 1997. The landfill reportedly accepted residential, commercial and agricultural waste including paint and paint thinners, oil, treated sewage sludge and medical waste. No laws prevented “certain types of low level radioactive waste, known as decommissioned materials” from disposal in the San Marcos Landfill.
A 2017 letter from the County about SD15 states, “While the San Marcos Landfill has closed, it can be expected to remain biologically active and generate landfill gas and leachate for more than 30-50 years after closure.” Monitoring may need to continue forever.
The County writes that “Landfill gas represents a health and safety issue” and gas can “migrate off-site.” Landfill gases “can pose an explosion and human health threat.”
SD15’s onsite groundwater monitoring wells are detecting toxic chemicals of concern (“COCs”). According to the County, there are two likely sources: landfill leachate and landfill gases. Per County documents, “[t]he source of COCs outside the waste area is likely due to migration of [landfill gas] and, to a lesser degree, leachate.” County letters concerning SD15 state that “Landfill gas has been documented to travel in the subsurface 1,000 feet or more from the source. The underlying geology of [SD15] is fractured rock, which adds another layer of complexity to potential gas migration.”
County maps show that most of the groundwater from the landfill flows towards the west, towards SD15/Copper Hills.
News articles report that the San Marcos landfill “is leaching chemicals known to cause cancer, reproductive harm and other health problems.” It continues, “officials said that because these chemicals don’t occur naturally, any leak exceeds standards set for those sites” and “[a]ny volatile (organic compound) that’s detected in groundwater is an indication of release from the landfills” (emphasis added).
Unfortunately, the County has limited ability to protect residents/tenants from landfill gases and landfill gases. The County has stated that the Solid Waste Local Enforcement Agency “has no regulatory authority to require [this] Project to be constructed with measures to mitigate the effects of the landfill” (emphasis added).
The County has only the power to request Department of Environmental Health monitoring of residents, resident notification of landfill proximity, and installation of landfill gas mitigation measures such as explosion-proof conduits/sealing, use of a gas migration barrier with passive venting and hard-wired methane detectors. Will this developer follow the County’s requests?
In 1999, eighty acres of San Elijo Hills was condemned by the County as a landfill buffer. News reports state the condemned land was located 1000 feet to 1.5 miles away from the landfill. SD15/Copper Hills is within 1000 feet of the landfill.
This property should not be aggressively developed and this project should be stopped.
Doesn’t this project include a Boys and Girls Club?
As the property is currently zoned for 61 homes only, with no commercial zoning, it is highly unlikely that there is any definite plan for any specific commercial tenant. I have seen real estate developers frequently make big promises to push through their projects. Often these promises are not kept and communities disappointed.
Real Estate Speculators Should Not Benefit at the Expense of Neighbors
This property was purchased by the developer, Steven A. Bieri, for only $48,755 per acre. That price reflects that this land is not suitable for intensive development. Now, these real estate speculators want to benefit themselves at the expense of the San Elijo Hills, Harmony Grove and Elfin Forest communities.
We can build a better world for our families and children by speaking up because every voice matters in local politics. The more public input, using different communications methods, the greater the likelihood that we can preserve the community:
- Oppose this in person at the Board of Supervisors Meeting on September 12, 2018 at County Administration Center (CAC), Room 310 (Board Chambers), 1600 Pacific Highway, San Diego;
- Contact all five County Supervisors via Email, Facebook and Twitter opposing the project;
|Supervisor’s email address||Supervisor’s Chief of Staff email address|
- Sign a petition;
- Share this information with your family and friends and encourage them to take action;
- Read more and sign up to the mailing list. The developer is also processing this project in the City of San Marcos that will also need public input.
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Our office is located in the San Elijo Town Center at 1215 San Elijo Rd, San Marcos, CA 92078. With the convenience of location for our San Elijo Hills residents, you can visit us anytime whether you have questions or just want to stop by! We want to be your go-to builder or cabinet maker, San Elijo Hills!
You can visit us at www.highpointbuildersinc.com or call now at (760) 473-5110 to receive an estimate so we can start building your dream home, together!
Good New Update from The City of San Marcos – This summer, the City of San Marcos refinanced $20.6 million of bonds that will save some property owners money on their Mello-Roos taxes that help pay for important things like grading, streets, utilities, parks, and trails.
Property owners in the San Elijo communities of Saverne, Azure, Cambria, Woodley’s Glen, Crest View, Waterford, Village Square and Westridge will see an average annual savings of $120 to $450 per residence on a portion of their property tax bill next year. The bond refinancing will collectively save residents in these neighborhoods about $3.9 million over the life of the bonds.
The refunding reduced the net interest cost from 4.82 percent to 3.55 percent and was accomplished without extending the term of the bonds.
Rear about your CFD/Mello Roos here
$1200 FREE ADT SYSTEM, 3 MONTHS FREE MONITORING AND FREE MONITORED SMOKE DETECTOR – San Elijo Hills Offer from ADT Steve Levine
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Today’s buyers and sellers need a trusted resource that can guide them through the complex world of real estate, who you work with matters. With my extensive local San Elijo Hills knowledge and commitment to providing an exceptional real estate experience to my clients, I’m your go-to source for San Elijo Hills real estate insight, advice, and results. I am the publisher of San Elijo Life and enjoy connecting and building our fantastic community.
Covering North County San Diego from “The Hills to The Coast”
Ed Philbrick: REALTOR®
3295 Business Park Dr. Suite C, Vista, CA 92081
DRE # 01967137
Coastal Premier Properties DRE # 01861547
San Elijo Hills Community Association Updates:
San Elijo Hills Women’s Club Women’s Fair
Make plans now to join friends, neighbors, and members of the surrounding communities on Saturday, April 28, for the 3rd Annual Women’s Fair, hosted by the San Elijo Hills Women’s Club. This free family event, which will be held from 10 am- 2 pm in the San Elijo Hills Town Center Park, has something for everyone—fitness and yoga classes; an on-trend fashion show; abundant opportunities for purchasing Mother’s Day, teacher appreciation, and other special gifts; active games, crafts, and face painting for the kids; and a convenient way to explore services and programs available within the community, including summer camps. For additional information, please visit www.sehwc.weebly.com. If interested in participating in this year’s event as a vendor, please email SEHWCwomensfair@gmail.com.
Trails Clean-Up Day
The California Coastal Cleanup Day (CCD) is back! The San Elijo Hills trails system is a designated California Coastal Clean-up Day (CCD) area, and we need volunteers! The trail system within San Elijo Hills is such a beloved feature of our community! Please join us on Saturday, April 21st from 9:00AM-12:00PM to help clean up the trails! Volunteers will meet in the Town Square (by the fountain) of San Elijo Hills at 9:00AM. Walk-ups are welcome but pre-registration helps us with site logistics, so if you know for sure you want to help, please register online in advance. To register beginning April 1st, simply go to www.creektobay.organd then look for San Marcos – San Elijo Trails under the Cleanup Sites link. Special Instructions: All volunteers should wear comfortable closed toed shoes and sun protection. You can help reduce waste by bringing your own reusable water bottle, and gardening or work gloves. Note: every participant in CCD needs to sign a waiver; anyone under the age of 18 needs a parent or guardian signature to participate! Students are eligible for community service hours, and prizes will be given out for the most trash collected! Together we can all make a difference!
Yee-haw! Dust off your boots because the 2018 Country Fair hosted by San Elijo Elementary is back and better than ever before! The community of San Elijo has grown and so has the fair!! This year’s shindig will be held Friday, April 20th from 5pm – 8pm and Saturday, April 21st 11am – 5pm. Twice the fun! The Fair will be open Friday night from 5 p.m. to 8 p.m. and again on Saturday from 11 a.m. to 5 p.m. Seek thrills on your favorite carnival rides like the Cliffhanger, Crazy Plane, Umbrella Cars, Cycle Jump, Alligator Alley and more. Plus enjoy food and live music on Friday night. Saturday will feature the new rides. Plus the same fun activities from the past including Pony Rides and Petting Zoo. The Country Fair committee needs new ranchers (Sponsors) and ranch hands (volunteers for the committee) to help make their biggest fundraiser of the year a good ole-fashioned success. If you would like more information on how to become a sponsor or volunteer; please contact email@example.com.
San Elijo Hills Association Board of Directors Meeting
The next General Session Board of Directors meeting is scheduled for Tuesday, April 17, 2018, 6:00 pm at the San Elijo Hills onsite office (1277 San Elijo Rd. S, San Marcos, CA 92078).
Please pick up after your pets and remind your children to do so as well if they are responsible for the dog-walking duties. Pet waste is probably the #1 complaint amongst our residents so please be diligent and keep San Elijo Hills looking and smelling beautiful!
Open House Signs
The San Elijo Hills Community Association has a very specific sign policy in place regarding Open House signs in the community implemented to keep our community beautiful! The San Elijo Hills Community Association’s governing documents prohibit the display of any non-Association signs in the Common Area. The intent of the San Elijo Hills Open House Sign Policy is to (1) provide an acceptable means for homeowners to market homes for sale within the community; (2) reduce the number of open house signs used in the community; and (3) discourage the ‘alternative’ means of signage that have been used in the past (sign spinners, signs on cars, etc.). We are seeing an increasing number of unapproved signs, signs with balloons, flags, and riders that are directly in conflict with our policy. Here are some highlights:
*Approved Open House signage is allowed for use on Saturday’s and Sundays from 1:00 – 4:00 pm only. No riders, balloons, flags or other attention generating devises may be used with the sign. Only one sign directing traffic either left or right may be installed at each corner. The first homeowner or agent to reach an intersection on route to their open house will place their sign at the given location. If another homeowner or agent has an open house along the same route, an additional sign is not needed. Homeowners or agents should continue to the next intersection on route to the open house and place their sign as necessary. In many cases, several open houses can be served by the same directional sign.
*It is your responsibility as the homeowner to notify your agent of the policy prior to putting out their signage. If it does not follow the guidelines, it will be removed and disposed of.
The Open House Policy can be found on our website www.sanelijohills.net for your convenience. Thank you for your anticipated cooperation.
**Since 2006 SanElijoLife.com provides community news, photos, videos, and a directory of resources for residents of San Elijo Hills. The site is independent from the developer and the HOA and is run by local homeowners.