HomeMy WebLinkAbout8.1 Consideration of Ballot Measure to Amend the General Plan Regarding the Livbor-Manning LLC Property East of the City LimitsAgenda Item 8.1
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DUBLIN
CALIFORNIA
STAFF REPORT
CITY COUNCIL
DATE: .Lily 16, 2024
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SU B.ECT : Consideration of Ballot Measure to Amend the General Plan Regarding the
Livbor-Manning LLC Property East of the City Limits
Prepared by: Linda Smith, City Manager and John Bakker, City Attorney
EXECUTIVE SUMMARY:
The City Council will consider placing a measure on the ballot to amend a provision of the Dublin
General Plan added by the Open Space Initiative of 2014 in a manner that would allow future
approval by the City of limited commercial development on certain property east of the City limits
owned by Livbor-Manning LLC. If enacted, the measure would not affect current voter restrictions
on new housing development.
STAFF RECOMMENDATION:
Adopt the Resolution Ordering the Submission to the Qualified Electors of the City of Dublin an
Ordinance Amending a Provision of the Dublin General Plan That was Added by the Dublin Open
Space Initiative of 2014; Calling for an Election to be Consolidated with the Statewide Election to
be Held on November 5, 2024; Fixing the Date and Manner of the Election and the Procedure for
Voting Therein; and Providing for Notice Therefor.
FINANCIAL IMPACT:
The actions relating to the placement of the item on the ballot will result in costs associated with
the Alameda County Registrar of Voters of approximately $5,000 for the costs of printing the ballot
materials in the Voters Information Pamphlet.
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DESCRIPTION:
Background
Open Space Initiative of 2014
The Dublin Open Space Initiative of 2014 (OSI) was adopted by the Dublin City Council on June 3,
2014. The stated purpose of the initiative was to protect the open spaces and agriculture of the
Doolan and Collier Canyons area (which is the subject of this Staff Report) and the Western
Extended Planning Area. Doolan-Collier Canyons is the area enclosed by the Dublin Eastern Urban
Limit Line, Interstate 580, the Livermore city boundary, the eastern boundary of Collier Canyon,
and the Alameda County -Contra Costa County boundary as shown in Figure 1 below. This area is
located outside the City Limits and Sphere of Influence and is not in any of the City's Planning
Areas. The policies, regulations, and development standards adopted as part of the OSI apply only
when property in the designated area is annexed into Dublin. Furthermore, these policies,
regulations, and development standards can only be repealed or amended by the voters of Dublin.
Much of the Doolan-Collier Canyons area depicted in Figure 1 is also permanently protected as
habitat mitigation banks or public agency ownership.
Figure 1: Doolan and Collier Canyons
Li Eastem Extended Planning Area Boundary
I I
Open Space initiative Protection Area
The OSI established certain development standards including minimum parcel sizes, maximum
floor areas, limitations on use, and prohibited development under certain circumstances where it
would degrade biological resources, or not have adequate, safe, and sustainable water supply.
Section 2.8.8 of the General Plan identifies permissible uses. Among other uses, the OSI does allow
an arterial road (i.e., the Dublin Boulevard extension) for the stated purpose of connecting Dublin
Boulevard and North Canyons Parkway (Section 2.8.8.11).
Section 2.8.8 of the General Plan further states the following: "Ten years after June 3, 2014, the
City Council shall study commercial development along the extension of Dublin Boulevard to
North Canyons Parkway up to 1,200 feet north of interstate Highway 580. The Council should
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consider, among other matters, whether commercial development is needed to fund the
construction or maintenance of the extension, and if water supply and wastewater service is
assured for any development. The Council may put a measure on the ballot to authorize
development in the designated area."
Dublin Boulevard Extension
Dublin Boulevard serves as the primary east -west route in the City and is a key piece of
infrastructure, serving motorists as well as the long-term needs of the transit, bicycle, and
pedestrian communities. Extending Dublin Boulevard beyond its current terminus at Fallon Road
requires significant public investment, currently estimated at more than $150 million. The 1.5-
mile extension has been part of the long-term development plan for about 30 years and is being
planned by the Alameda County Transportation Commission, in consultation with the City of
Dublin and the City of Livermore. An environmental impact report (EIR) was certified and a
mitigation monitoring and reporting program for the Dublin Boulevard extension was approved in
August 2019. It is expected that Dublin's share for the extension will be approximately $124
million, and Livermore's share will be approximately $27.5 million, based on the roadway length
in each jurisdiction and a split of the portion of the roadway in unincorporated Alameda County,
known as the Crosby property (owned by Livbor-Manning LLC).
The Dublin Boulevard Extension will result in many key benefits to the community, including
improved fire and medical 911 response times, a new public transportation corridor to Livermore,
as well as a more convenient northside route for Dublin residents wishing to travel to and from
Livermore to places like Las Positas College. In addition to benefits to motorists, the extension will
include a robust new bicycle network and safe pedestrian access for recreational community
needs.
Within the City's current boundaries, the Dublin Boulevard extension will open multiple
properties for limited commercial development adjacent to the extension. Entitlements are being
sought by all but one of the properties currently within the City limits and are part of the City
Council's Fallon East Economic Development Zone. The Fallon East Economic Development Zone
is a key component to the City's economic development efforts and will provide incentives to
users in the research and development, life science, advanced manufacturing, automation and
robotics, startups, incubators, and clean/green technology industries. The area, once constructed,
will primarily be home to future commercial and business park uses, creating more than 14,000
permanent, high -wage jobs. The Fallon East Economic Development Zone requires the completed
extension of Dublin Boulevard to ensure its long-term success.
Beyond the City's current boundary, which the extension crosses to connect to North Canyons
Parkway, is the Crosby property. The property includes two parcels of land totaling approximately
180 acres and accounts for a half mile of frontage along the new extension. Road costs associated
with this section of the Dublin Boulevard extension are estimated at over $54 million. Currently, it
is assumed that Livermore and Dublin would equally share in the cost of improvements, and there
is no current funding source for these expenses by either agency. Limited commercial, non-
residential development along the Dublin Boulevard extension could provide an opportunity to
offset certain costs associated with the extension, including right of way and mitigation lands, as
well as create a sustainable revenue source for the ongoing maintenance of the roadway. It should
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be noted that within the City's boundaries, the City Council authorized a funding plan for its share
of costs, totaling nearly $80 million. This plan includes advancing future traffic impact fees from
the City's General Fund reserves and establishing reimbursement payments from benefiting
property owners for the City's upfront costs associated with indirect mitigation of the road.
Open Space Initiative Studies and Analysis
As part of the assessment required by the OSI 10 years after its adoption, the City conducted a
market and feasibility analysis with Keyser Marston in 2023. (Attachment 2). In summary, the
report indicates that commercial development of the portion of the property directly adjacent to
the extension would yield economic benefit to the City. The property would create nearly $1.1
million in annual new revenue to maintain the extension, provide additional funding for the City's
operations, and produce nearly $16 million in one-time construction -related revenues. The
analysis suggests that the limited area for development could yield up to 1.2 million square feet of
industrial/business park development (based on a FAR of .35), resulting in the creation of more
than 2,000 full-time jobs and a total of more than 3,700 jobs (both direct and indirect) throughout
the County.
As part of its assessment, the City engaged in discussions with the Dublin San Ramon Services
District (DSRSD) to determine whether water and wastewater service is assured. Given that this
first step of asking the voters is not an annexation request, DSRSD was unable to provide the
analysis until such a request is made to the Local Agency Formation Commission (LAFCO). This
evaluation would occur after the voters of Dublin decide whether to amend the current
boundaries.
Staff requested and received biological resource information from the property owner, Livbor
Manning, LLC. This information suggests there is some value to certain species on the property,
particularly the area surrounding Cottonwood Creek.
As previously mentioned, a benefit of the Dublin Boulevard extension is improved fire and medical
911 response times. To that end, the City evaluated 911 fire and medical emergency response
times to the area. Currently, there are properties in the City of Dublin just west of the Crosby
property accessed only from Collier Canyon Road. Emergency response to those areas requires
responders to leave Dublin and access the property from the east, typically using the Airway
Boulevard -Collier Canyon Rd. Interchange. Staff worked with Alameda County Fire Department
staff assigned to Dublin to determine current and future response times from Station 18 in Dublin.
(Attachment 3) The current response time to the Crosby property along Collier Canyon Road via
Highway 580 is approximately five minutes. Future response times to this property via the Dublin
Boulevard extension would be three minutes, creating a time savings of approximately two
minutes for fire and medical response.
Ballot Measure
Staff has prepared the attached Resolution (Attachment 1) submitting to the Dublin voters
consideration of an amendment to the Dublin General Plan as follows (material deleted from the
General Plan is in strikeout type):
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"Ten y ars after June 3, 2014, the City Council shall study commercial dcvclopmcnt along
the eaters en „ Publi, zzo.,lev,rdt„ n-erth C-,ryo.,sParkwayup to 1,200 feet north of
Interstate Highway 580. The Council should consider, among other matters, whether
extension, and if water supply and wastewater service is assured for any dcvclopmcnt. The
C^., cil ..t „ th b.,n t t„ .,.,th or ,^ d'evelopmentin the designated area.
Notwithstanding anything to the contrary in the Dublin Open Space Initiative of2014 and
this Section 2.8, the City shall not be prevented from designating for commercial
development, consistent with what is permitted on the lands to the immediate west and
within the City limits, the portion of the property east of the Dublin Eastern Urban Limit
Line up to the Livermore city boundary and along the proposed extension of Dublin
Boulevard to North Canyons Parkway, up to 1,200 feet north of Interstate 580 (the "1,200
foot line'). Notwithstanding the geographic limitations in the previous sentence,
commercial development may be approved in the portion north of the 1,200 foot line to the
west of Cottonwood Creek, so long as the total area of developed land does not exceed 80
acres, thus ensuring that at least 100 acres of the property are preserved as open space.
The City Council in determining whether to give such authorization shall be required to
find that the proposed commercial development would contribute substantially to the
funding of the construction and/or maintenance of the Dublin Boulevard extension, and
that water supply and wastewater service is assured for any development. If such future
commercial development is authorized by the Council, the other provisions of the Dublin
Open Space Initiative of2014 and this section 2.8 shall not apply to it"
If approved, the measure would allow the City Council, in the future, to approve development of
the site. Future development approvals would require, potentially among other things,
environmental review under CEQA, general plan amendment, prezoning/zoning, amendment of
the City's sphere of influence, annexation, and site development review.
ENVIRONMENTAL DETERMINATION:
The City Council's approval of the resolution is not a project under the California Environmental
Quality Act. The measure, if approved by the Dublin electorate, would merely authorize the City
Council to designate, in the future and in its future exercise of discretion, certain open space lands
for commercial development as a means of financing the Dublin Boulevard extension project. As
such, it will not cause a direct physical change in the environment or cause a reasonably
foreseeable indirect physical change in the environment. Of course, any such potential future
exercise of discretion will be subject to the California Environmental Quality Act's requirements.
STRATEGIC PLAN INITIATIVE:
None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council Agenda was posted.
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ATTACHMENTS:
1) Resolution Ordering the Submission to the Qualified Electors of the City of Dublin an
Ordinance Amending a Provision of the Dublin General Plan that was added by the Dublin
Open Space Initiative of 2014; Calling for an Election to be Consolidated with the Statewide
Election to be Held on November 5, 2024; Fixing the Date and Manner of the Election and the
Procedure for Voting Therein; and Providing for Notice Therefor
2) Keyser Marston Report - Commercial Development Opportunities and Fiscal and Economic
Benefits of Dublin Blvd. Extension - East of City Limits to Doolan Road
3) Fire Response Exhibits
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Attachment 1
RESOLUTION NO. XX - 24
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
ORDERING THE SUBMISSION TO THE QUALIFIED ELECTORS OF THE CITY OF DUBLIN
AN ORDINANCE AMENDING A PROVISION OF THE DUBLIN GENERAL PLAN THAT WAS
ADDED BY THE DUBLIN OPEN SPACE INITIATIVE OF 2014; CALLING FOR AN ELECTION
TO BE CONSOLIDATED WITH THE STATEWIDE ELECTION TO BE HELD ON NOVEMBER
5, 2024; FIXING THE DATE AND MANNER OF THE ELECTION AND THE PROCEDURE FOR
VOTING THEREIN; AND PROVIDING FOR NOTICE THEREFOR
WHEREAS, in 2014, the voters of the City of Dublin adopted the Dublin Open Space
Initiative of 2014 (the "OSI"), which among other things limits development to the west of the City's
eastern boundary; and
WHEREAS, despite the limitations, the OSI expressly allowed for the construction of Dublin
Boulevard to connect to North Canyons Parkway in Livermore (the "Dublin Boulevard extension")
and required the City Council to study in 2024 the possibility of commercial development along
the extension of Dublin Boulevard, including considering whether the development is necessary
to fund construction or maintenance of the Dublin Boulevard extension; and
WHEREAS, the City conducted market and feasibility analysis as well as analyzing
emergency response times; and
WHEREAS, this Resolution proposes a ballot measure that would amend the General Plan
to authorize limited commercial development in the area contemplated by the OSI (the
"measure"); and
WHEREAS, the Dublin Boulevard extension would improve traffic flow and 911 emergency
response times in Eastern Dublin; improve public transit from Dublin to Livermore; and reduce
carbon emissions and traffic on 1-580; and
WHEREAS, the City has an expressed interest in the environmental protection and
preservation of open space on this property, including the preservation of endangered species
and the expansion of local wildlife habitats; and
WHEREAS, the Dublin Boulevard extension will create transit, bicycle and pedestrian
connectivity to the City of Livermore, thus making all modes of travel more convenient providing
Dublin students easier and more direct access to Las Positas College; and
WHEREAS, the measure supports additional job creation in the Fallon East Development
Zone, focused on bringing life sciences, biotech, research and development, and clean tech
businesses in East Dublin; and
WHEREAS, the limited commercial, non-residential development that this measure would
authorize Dublin to consider, in the future, would create the necessary funding to maintain the
Dublin Boulevard extension, as well as add to Dublin's fiscal stability, improve fire and medical
response times, provide more local open spaces, parks, and improve quality of life.
Reso. No. XX-24, Item X.X, Adopted 07/16/2024 Page 1 of 5
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY
RESOLVE AND ORDER AS FOLLOWS:
Section 1. That pursuant to the requirements of the Elections Code of the State of
California and other applicable law, there is called and ordered to be held in the City of Dublin,
California, on November 5, 2024, an election at which it shall submit to the qualified voters of
the City, the Dublin Traffic Relief, Clean Air/Open Space Preservation Measure, which would
adopt an ordinance amending a provision of the Dublin General Plan that was added by the
Open Space Initiative of 2014 so as to assist with funding the construction and maintenance of
the Dublin Boulevard extension.
Section 2. The ballot question for the proposed ordinance shall be as follows:
"Dublin Traffic Relief, Clean Air/Open Space Preservation Measure. Shall an ordinance be
adopted amending the Open Space Initiative of 2014, at no cost to taxpayers, allowing Dublin to
accept land donation to connect Dublin Boulevard 1.5 miles east to North Canyons Parkway,
including bike lanes, pedestrian access, improved 911 response/ traffic flow, and preserve 100
acres of open space while maintaining voter approved housing development restrictions, in
exchange for potential limited commercial development on the adjacent 80 acres?"
Section 3. The Ordinance to be considered by the voters pursuant to Section 2 of this
Resolution is as set forth in Exhibit A.
Section 4. (a) An election on the measure set forth in Section 2 shall be held in
consolidation with the statewide election to be held on November 5, 2024 and shall be held
and conducted in the manner prescribed in section 10418 of the Elections Code of the State of
California.
(b) The election on the measure set forth in Section 2 shall be held and conducted,
the votes canvassed and the returns made, and the results ascertained and determined as
provided for herein and within the Elections Code.
(c) The election for the measure set forth in Section 2 shall be held as required by law,
and the Alameda County Registrar of Voters is authorized to canvas the returns of that election
with respect to the votes cast in the City of Dublin.
(d) At the next regular meeting of the City Council of the City of Dublin occurring after
the returns of the election for the measure set forth in Section 2 have been canvassed and the
certification of the results provided to the City Council, the City Council shall cause to be entered in
its minutes a statement of the results of the election.
Section 5. (a) In accordance with Elections Code sections 9282 and 9283, arguments
submitted for or against the measure shall not exceed 300 words in length, and shall be printed
upon the same sheet of paper and mailed to each voter with the sample ballot for the election
and may be signed by not more than five persons.
(b) In accordance with Elections Code section 9282, the following headings, as
appropriate, shall precede the arguments' wording, but shall not be counted in the 300 word
maximum: "Argument Against Measure " or "Argument In Favor of Measure " (the blank
spaces being filled only with the letter or number, if any, designating the measure).
Reso. No. XX-24, Item X.X, Adopted 07/16/2024 Page 2 of 5
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(c) In accordance with Elections Code section 9283, printed arguments submitted to
voters in accordance with section 9282 of the Elections Code shall be filed with the City Clerk,
accompanied by the printed name(s) and signature(s) of the author(s) submitting it or, if submitted
on behalf of an organization, the name of the organization and the printed name and signature of
at least one of its principal officers. Arguments are due in the office of the City Clerk prior to 4:00
p.m., on August 2, 2024.
(d) The City Council may authorize, by motion, a member or members to prepare a draft
argument against the measure and to return the draft for consideration and adoption by the City
Council at a duly noticed meeting of the City Council. In accordance with Elections Code section
9282, any councilmembers authorized by the City Council to do so may sign the argument against
the measure.
Section 6. (a) Pursuant to Elections Code section 9285, when the City Clerk has selected the
arguments for and against the measure, that will be printed and distributed to the voters, the
City Clerk shall send copies of the argument in favor of the measure to the authors of the
argument against, and copies of the argument against to the authors of the argument in favor.
Rebuttal arguments shall be printed in the same manner as the direct arguments. Each rebuttal
argument shall immediately follow the direct argument that it seeks to rebut.
(b) Rebuttal arguments shall not exceed 250 words and shall not be signed by more
than five persons. The persons that sign the rebuttal arguments may be different persons than the
persons that signed the direct arguments.
(c) The last day for submission of rebuttal arguments for or against the measure shall
be by 4:00 p.m. on August 13, 2024.
Section 7. In accordance with Elections Code section 9280, the City Attorney is directed to file
with the City Clerk an impartial analysis of the measure, not to exceed 500 words, showing the
effect of the measure on the existing law and the operation of the measure.
Section 8. The City of Dublin recognizes that additional costs may be incurred by the County
by reason of the measure and agrees to reimburse the County for such costs. The City Manager
is hereby authorized and directed to appropriate the necessary funds to pay for the City's cost of
placing the measure on the election ballot.
Section 9. (a) The City Clerk is directed to file a certified copy of this resolution with the Board
of Supervisors of Alameda County and the Alameda County Elections Department. The City
Clerk is hereby authorized and directed to take all steps necessary to place the measure on the
ballot and to cause a synopsis of the measure attached as Section 10 to be published once in a
newspaper of general circulation in accordance with California Elections Code. A copy of the
measure shall be made available to any voter upon request. The City Clerk is authorized and
directed to give further additional notice of the measure in the time, form, and manner required
by law.
(b) In all particulars not recited in this Resolution, the election shall be held and conducted
as provided by law for holding municipal elections.
Section 10. This Resolution and the measure are not a project under the California
Reso. No. XX-24, Item X.X, Adopted 07/16/2024 Page 3 of 5
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Environmental Quality Act (CEQA). The measure, if approved by the Dublin electorate, would
merely authorize the City Council to consider designating, in the future and in -through its future
exercise of discretion, certain open space lands for potential commercial development as a
means of financing the Dublin Boulevard Extension project. As such, it will not cause a direct
physical change in the environment or cause a reasonably foreseeable indirect physical change
in the environment. Even if the Resolution and measure considered to be a "project" under
CEQA, it would be exempt under the "common sense" exception (Cal. Code Regs., tit. 14,
section 15061(b)(3)) because it can be seen with certainty that there is no possibility that this
action may have a significant effect on the environment, as the Resolution and measure do not
propose or permit any new development. Any action by the City that may be taken pursuant to
the authority afforded by the measure is speculative and uncertain, will require the future
exercise of discretion, and will be subject to CEQA's requirements.
PASSED, APPROVED AND ADOPTED this 16th day of July 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Reso. No. XX-24, Item X.X, Adopted 07/16/2024 Page 4 of 5
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Exhibit A
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING A PROVISION OF THE DUBLIN GENERAL PLAN THAT WAS ADDED
BY THE DUBLIN OPEN SPACE INITIATIVE OF 2014
The People of the City of Dublin do ordain as follows:
Section 1. The last paragraph of Section 2.8.8 of the Dublin General Plan (which
was added pursuant to the Dublin Open Space Initiative of 2014) is amended to read as
follows (material deleted from the General Plan is in strikeout type):
"Ten years after June 3, 2011, the City Council shall study commercial
development along the extension of Dublin Boulevard to North Cantons
Parkway up to 1,200 feet north of Interstate Highway 580. The Council
should consider, among othor matters, whcthcr commercial development
is needed to fund the construction or maintenance of the extension, and if
wator oupply and wastewater service ;o aov :red for any developmont. The
Council may put a measure on the ballot to authorize developmont in the
designated area. Notwithstanding anything to the contrary in the Dublin
Open Space Initiative of 2014 and this Section 2.8, the City shall not be
prevented from designating for commercial development, consistent with
what is permitted on the lands to the immediate west and within the City
limits, the portion of the property east of the Dublin Eastern Urban Limit Line
up to the Livermore city boundary and along the proposed extension of
Dublin Boulevard to North Canyons Parkway, up to 1,200 feet north of
Interstate 580 (the "1,200 foot line"). Notwithstanding the geographic
limitations in the previous sentence, commercial development may be
approved in the portion north of the 1,200 foot line to the west of
Cottonwood Creek, so long as the total area of developed land does not
exceed 80 acres, thus ensuring that at least 100 acres of the property are
preserved as open space. The City Council in determining whether to give
such authorization shall be required to find that the proposed commercial
development would contribute substantially to the funding of the
construction and/or maintenance of the Dublin Boulevard extension, that at
least 100 acres of open space will be permanently protected, that the
portion of the right of way for Dublin Boulevard on the property was provided
by the property owner without cost to the City (either through
reimbursement for acquisition costs or dedication), and that water supply
and wastewater service is assured for any development. If such future
commercial development is authorized by the Council, the other provisions
of the Dublin Open Space Initiative of 2014 and this section 2.8 shall not
apply to it.
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Attachment 2
KEYSER MARSTON ASSOCIATES
Commercial Development Opportunities and
Fiscal and Economic Benefits
Dublin Blvd. Extension- East of City Limits to
Doolan Road
City of Dublin
Prepared for:
City of Dublin
Prepared by:
Keyser Marston Associates, Inc.
August 29, 2023
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TABLE OF CONTENTS
I. INTRODUCTION
Page
1
II. EXECUTIVE SUMMARY 2
A. Supported Commercial Development 2
B. Fiscal Benefits to the City of Dublin 2
C. Economic Benefits 3
III. FISCAL IMPACTS 5
A. Recurring Annual General Fund Revenues upon Buildout 5
B. One-time Construction -related General Fund Revenues to City of Dublin 6
IV. METHODOLOGY AND ASSUMPTIONS 8
V. LIMITING CONDITIONS 11
VI. ATTACHMENTS 12
Figure 1. Revenues 3
Figure 2. Construction and Permanent Jobs 4
Figure 3. Employee Income 4
Figure 4. Recurring Annual General Fund Revenues upon Buildout 5
Figure 5. Composition of Total Annual General Fund Revenues upon Buildout 6
Figure 6. One-time General Fund Sales/Use Tax Revenues from Construction 6
Figure 7. One-time Initial Property Transfer Tax Revenues 7
Figure 8. One-time Development Impact and In -Lieu Fees 7
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EXHIBITS
Exhibit 1
Exhibit 2a
Exhibit 2b
Exhibit 2c
Exhibit 3a
Exhibit 3b
Exhibit 3c
Exhibit 4a
Exhibit 4b
Exhibit 4c
Exhibit 4d
Dublin 1-580 Corridor Map
Total Rentable Building Area Developed Along Dublin Blvd Corridor in
Land Use
Cumulative Rentable Building Area Developed Along Dublin Blvd Corr
Dublin by Land Use
Total Rentable Building Area Developed Along Dublin Blvd Corridor in
Land Use
Average Annual Acreage Developed Along Dublin Blvd Corridor in the
Use
Land Use Mix Rentable Building Area Developed Along Dublin Blvd in
the Past 10 Years
Average Annual Rentable Building Area Developed Along Dublin Blvd
Dublin
Total Rentable Building Area Developed Along Dublin Blvd Corridor in
Dublin, and Livermore by Land Use
Total Rentable Building Area Developed Along Dublin Blvd Corridor in
and Livermore by Land Use
Average Annual Rentable Building Area Developed Along Dublin Blvd
Pleasanton, Dublin, and Livermore by Land Use
Average Annual Rentable Building Area Developed Along Dublin Blvd
Pleasanton, Dublin, and Livermore by Land Use
the City of Dublin by
idor in the City of
the City of Dublin by
City of Dublin by Land
the City of Dublin over
Corridor in the City of
Pleasanton,
Pleasanton, Dublin,
Corridor in
Corridor in
TABLES
Table 1: Summary of Fiscal Revenues to the City of Dublin
Table 2: Estimated Mix of Land Uses
Table 3: Estimated Employment
Table 4: Estimated Assessed Value
Table 5: Estimate of Annual Base Property Tax Revenues
Table 6: Estimate of Annual City General Fund Property Transfer Tax Revenues
Table 7: Estimate of Annual City General Fund Property Tax In -Lieu of Vehicle License Fee Revenues
Table 8: Estimate of Annual Sales Tax Revenues from Retail Sales and Employee Spending
Table 9: Estimate of Annual City General Fund Transient Occupancy Tax (TOT) Revenues
Table 10: Estimate of Annual City General Fund Business License Registration Fees
Table 11: Estimate of Annual City General Fund Franchise Fee Revenues
Table 12: Estimate of One-time Sales and Use Tax and Employment Created by Construction Activities
Table 13: Estimate of One-time Property Transfer Tax from Sale of Land for Development
Table 14: Estimate of Development Impact Fees
Table 15: FY 2022/23 General Fund Budget Summary
Table 16: City of Dublin Demographics, 2022
Table 17: Summary of Assessed Value of Recently Built Warehouse and Distribution Industrial Parks in
the East Bay
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I. INTRODUCTION
The following report has been prepared by Keyser Marston Associates, Inc. (KMA) for the City
of Dublin (the City). The report presents estimates of the commercial development opportunities
for 80-acres of land along the proposed extension of Dublin Boulevard, from the City's eastern
boundary to Doolan Road' and the fiscal and economic benefits that would be generated by the
annexation of the property and the supported new development. The findings of this report will
be used to evaluate the capacity of fiscal revenues to be generated by the new development to
fund the costs of expanding and maintaining Dublin Boulevard. The principal objectives of the
analysis are to estimate:
■ the quantity of new commercial development and the land use mix of development that
could be supported by the 80-acres of developable land along the proposed extension of
Dublin Boulevard, from the City's current eastern boundary to Doolan Road;
■ the recurring annual tax revenues to the City's General Fund that could be generated by
the supported new commercial development;
■ the magnitude of construction -related tax revenues to the City's General Fund that could
be generated by the supported new commercial development; and
■ the economic benefits that the supported new development could generate to the City of
Dublin and to Alameda County.
1 The property is located within the area referenced in the City's General Plan as the "Doolan-Collier
Canyons Area." A discussion of the area is provided in Chapter 2.8 of the City of Dublin General Plan.
Page 1
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II. EXECUTIVE SUMMARY
A. Supported Commercial Development
The Dublin Boulevard /1-580 corridor is an important center of commercial development in the
Tri-Valley region. Approximately 30 million square feet of commercial development has been
built along the 12,000 acres that span the corridor, from Pleasanton to Livermore2. Office and
retail development are the primary land uses along the corridor, representing 37% and 29% of
development, respectively, followed by industrial and other uses. Over 50% of the space was
built between 1980 and 2000, with the rate of development declining by approximately 50%
since 2000.
The portion of the corridor within the city limits of Dublin has captured approximately 23% of the
corridor's development, totaling 7 million square feet of space, with retail being the dominant
land use at 45% of development, followed by office at 30%, and industrial space at 15%.
Development in Dublin is newer, relative to the entire corridor, with over 50% of its space being
built since 1990. Average annual development in Dublin's portion of the corridor reached a high
point of over 135,000 square feet during the decade from 1990 through 2000, declining to
approximately 90,000 square feet per year since 2013.
With the extension of Dublin Boulevard to the property, the subject 80-acre annexation area
would be ideally located to capture future industrial park development. Freeway access is not
immediately adjacent to the property but is available at Fallon Road to the west and Airway
Boulevard to the east. While the annexation area is well -suited for future industrial use,
industrial development would require an amendment to the General Plan as well as annexation
to the City of Dublin.
Based on the attributes of the site and development patterns, we estimate that the 80-acre area
would support approximately 1.2 million square feet of industrial park development.
The time frame for development is difficult to precisely predict. Based on historic trends, the
area is likely to be absorbed within the next 20 years.
B. Fiscal Benefits to the City of Dublin
Future development of the 80-acre area will generate significant revenues to the City of Dublin.
It is estimated that development will annually generate approximately $1.1 million of annual tax
revenues to the City's General Fund, with property taxes comprising the largest source of tax
revenue.
2 A map of the Dublin Boulevard / 1-580 corridor is provided in Exhibit 1, page 13.
Page 2
16
It is estimated that development will generate over $16 million of one-time construction -related
revenues, which includes $15.6 million of restricted development impact fees and $500,000 of
new tax revenue to the General Fund.
Fi • ure 1. Revenues
I. Annual Recurrin • General Fund Revenues Upon Buildout
Revenues
Property Tax
Property Transfer Tax
Property Tax In -lieu of VLF
Sales Tax
Transient Occupancy Tax
Business Registration Fee
Franchise Fees
Total Annual Revenues Upon Buildout
Reference
Table 5 $861,000
Table 6 $10,000
Table 7 $154,000
Table 8 $2,000
Table 9 $0
Table 10 $2,000
Table 11 $66,000
$1,095,000
II. One-time Construction Related Revenues
Sales and Use Tax Generated from Construction
Material Purchases
Initial Prop. Transfer Tax from sale of land
Development Impact Fees and In -lieu fees
Total One-time Construction Related Revenues
Figures rounded
C. Economic Benefits
1. Job Generation
Table 12
Table 13
Table 14
$530,000
$33,000
$15, 596, 000
$16,159,000
KMA has estimated the number of full-time equivalent direct construction jobs and permanent
jobs to be created by future development. As shown below, it is estimated that construction will
generate 1,350 full-time equivalent construction jobs, assuming a one-year construction period.
The businesses are estimated to create approximately 2,000 full-time equivalent positions. The
actual job count will vary, depending on the number of part time versus full-time positions.
The additional jobs throughout Alameda County that will be indirectly supported by the suppliers
of construction materials, the on -going purchases of the Project's businesses, and the on -going
expenditures by residents and employees have been estimated using the RIMS II multipliers. As
shown below, it is estimated that jobs that are linked to construction period activity will total 894,
resulting in a total of 2,244 job years in Alameda County generated by construction activity. On-
going operation of the businesses are estimated to generate 1,768 jobs through indirect and
induced impacts, resulting in a total of 3,732 permanent jobs created throughout the County.
Page 3
17
Fi •ure 2. Construction and Permanent Jobs
Direct Jobs
Construction Jobs
(one-year period)
1,350
Permanent Jobs
1,964
Indirect and Induced Jobs, Countywide
Total Jobs
2. Employee Income
894
2,244
1,768
3,732
Direct construction employee income is estimated to total $106.7 million. Indirect and induced
construction income is estimated to total $56.8 million, yielding total countywide construction -
related income of $163.5 million. On -going annual direct employee income is estimated to total
$242.4 million. Annual employee income throughout the County generated from indirect and
induced impacts is estimated to total $180.1 million, yielding total on -going annual employee
income of $422.5 million.
Fi
ure 3. Em
to ee Income
Direct Employee Income
Indirect and Induced
Income, Countywide
Total Employee income
Construction Employee Permanent Job Employee
Income Income
$79,040 (average wage)
$106.7million
$56.8 million
$163.5 million
$242.4 million
$180.1 million
$422.5 million
Page 4
18
III. FISCAL IMPACTS
A. Recurring Annual General Fund Revenues upon Buildout
Upon build -out, the annexation area is estimated to generate approximately $1.1 million of
annual revenues to the City of Dublin's General Fund. Property tax revenues are anticipated to
be the largest source of General Fund revenues, estimated to total $861,000 per year (or 79%
of total revenues). The second largest revenue source is property taxes in -lieu of motor vehicle
license fees of $154,000 (or 14% of total revenues).
Both property taxes and property taxes in -lieu of motor vehicle license fees are driven by the
assessed valuation of the new development upon buildout. The anticipated future assessed
value of new development within the 80-acre annexation area has been calculated based on the
assessed values of other recently completed industrial and warehouse parks in the Bay Area.
The total assessed value upon completion is estimated at $375 million. Per a 1992 agreement
between Dublin and Alameda County, Dublin will receive 23.98% of the base 1 % property tax
levy net of ERAF on property within the annexation area.
Some industrial businesses may also generate significant sales and use tax revenues.
However, the amount varies from business to business, and cannot be predicted without
knowing the specific businesses that will be occupying the space. A conservative approach has
been taken in this analysis and sales/use tax revenues have not been included.
Remaining revenue sources are anticipated to generate $80,000 of annual tax revenue to the
City and include: franchise fees, business registration fees, property transfer taxes and sales
taxes generated by the purchases of employees. Franchise fee revenues are based on per
capita figures derived from revenue data from the City's 2022/23 adopted budget and the City's
current employment and population base.
Figure 4. Recurring Annual General Fund Revenues upon Buildout
Revenue Source
Total Annual
Impacts
Property Tax
Franchise Fees
Property Tax In -lieu of VLF
Other Revenues'
Total Recurring Annual General Fund Revenues upon Buildout
See Table 1 for details
$861,000
$66,000
$154,000
$14,000
$1,095,000
Page 5
19
Figure 5. Composition of Total Annual General Fund Revenues upon Buildout
1%
❑ Property Tax
❑ Franchise Fees
❑ Property Tax In -lieu of VLF
❑ Other Revenues
B. One-time Construction -related General Fund Revenues to City of Dublin
Use tax revenues will be generated by construction material purchases. For the purpose of this
analysis, it has been assumed that the City of Dublin is designated as the point of sale by the
general and sub -contractors for 50% of the materials purchased for construction, and the cost of
construction materials is equal to 50% of the total estimated hard cost. Use tax revenues from
the purchase of construction materials are estimated to total $530,000.
It is likely that the annexation area will be developed by both existing property owners and new
property owners. For purposes of this analysis, it has been assumed that 50% of the
developable land is sold for development, which will generate approximately $33,000 of transfer
tax revenues to the City.
Development within the annexation area will also generate over $15 million of development
impact fees. These fees will be used to fund improvements to mitigate the impacts of new
industrial development.
Figure 6. One-time General Fund Sales/Use Tax Revenues from Construction
$ Total
Total Hard Cost
Estimated Construction Material Cost as a percentage of Hard Costs
Estimated Share with Dublin as a point of Sale
$213,400,000
50%
50%
Estimated Construction Material Sales in City of Dublin $53,350,000
Local Sales and Use Tax Rate 1 %
Total One-time Sales/Use Tax Revenues During Construction $530,000
See Table 12 for details
Page 6
20
Figure 7. One-time Initial Property Transfer Tax Revenues
Initial Property Transfer Tax from Land Sale Transaction
Total Initial Property Transfer Tax from the Sale of Land
See Table 13 for details
Figure 8. One-time Development Impact and In -Lieu Fees
$33,000
$33,000
$ Total
Development Impact Fees from Commercial Development
Total One-time Development Impact Fee Revenue
See Table 14.
$15,596,073
$15, 596, 000
Page 7
21
IV. METHODOLOGY AND ASSUMPTIONS
The fiscal impact analysis provides an order of magnitude estimate of the annual recurring fiscal
revenues that new development within the annexation area will generate to the General Fund of
the City of Dublin upon buildout, as well as one-time revenues generated during construction.
General Fund revenues are the focus of the fiscal analysis because these revenues are the
major sources of discretionary spending for key city services, including police and fire services,
public works, and administrative services.
The revenue projections are based on the assumption that the annexation area will be
developed with industrial park uses, which is consistent with the land uses permitted within the
Eastern Extended Planning Area and the development east of the annexation area that is within
the City of Livermore. Industrial park development is not, however, consistent with the land uses
that are currently permitted by the City's General Plan for the subject area. Per Section 2.8 of
the City's General Plan, development would be very limited, with a minimum parcel size of 100
acres and permitted uses are limited to:
■ One single family dwelling unit on a parcel;
■ Home occupations;
■ Agriculture;
■ Processing, packaging or storage of agricultural produce or plants;
■ Low intensity outdoor recreation, such as campgrounds;
■ Government and public utility uses;
■ Small non-profit uses, such as a convalescent home serving no more than 6 patients;
■ Occasional short-term events related to agriculture, animals or outdoor recreation; and
■ An arterial road for the purpose of connecting Dublin Blvd. and North Canyons Parkway.
Per the General Plan, the City Council is directed to study in 2024 amending the list of permitted
uses along the Dublin Blvd. extension to include commercial development. This fiscal analysis is
being prepared to address this requirement of the General Plan.
The analysis is presented in attached tables. The key assumptions of the analysis and
methodologies used to calculate the revenue impacts are summarized below.
■ Industrial Park Land Use — KMA reviewed the land use designations for surrounding
properties, development patterns, and freeway access points to evaluate development
opportunities for the annexation area. The area to the east of the site within the City of
Livermore is developed with industrial park use. The area west of the site is designated
for industrial park in the City's General Plan. The annexation area's freeway location and
market demand for logistics space make it ideally situated to accommodate an industrial
park, with a focus on warehouse and distribution space.
Page 8
22
■ Development Program — The City's General Plan identifies a maximum floor to area
(FAR) ratio for industrial parks at .35. Based on this limit, KMA estimated that the 80-
acre annexation area could support approximately 1.2 million square feet of industrial
space. See Table 2.
■ Existing City of Dublin Demographics — The source for population and household
demographic data is ESRI Business Analyst Demographic Estimates for 2022. See
Table 16.
■ Project Demographics —The number of employees has been estimated based on the
General Plan's density factor of 590 square per employee for industrial parks. KMA has
assumed a vacancy level of 5% for this analysis. See Table 3.
■ Inflation of Revenue and Expenses — The analysis is a static analysis of conditions
upon buildout of the Project. Revenues are presented in 2023 dollars.
■ Continuity of Legal and Institutional Constraints — The revenue structure of the City
is based on the adopted FY 2022/23 budget. The projection assumes that the revenue
sources will remain constant.
■ Rounding — In some cases the calculated summations presented in the tables do not
precisely match the summations presented in the body of the report. These differences
are due to rounding.
■ Service Population — The estimate of Franchise Fees revenues is calculated based on
a modified per capita measure known as "Service Population." This approach combines
residents and employees to form a single service population. The Service Population
approach weights an employee as 0.50 of a resident, such that two employees are
viewed as having the same impact as one resident. See Table 16.
■ Assessed Property Value — The assessed value of future industrial development has
been estimated based on the assessed improvement value of other recently completed
industrial buildings. See Table 17.
■ City of Dublin General Fund's Portion of Property Tax Revenues — The City of
Dublin and Alameda executed an agreement in 1992 stating that following annexation,
the City of Dublin will receive 25.4 % of the base 1 % property tax levy generated by
property within the annexation area. See Table 5.
■ Property Transfer Tax — The City receives $0.55 for every $1,000 of assessed value of
properties upon sale. This analysis assumes that the average holding period for
industrial properties is 20 years. See Table 6.
Page 9
23
■ Property Tax In -Lieu of Motor Vehicle License Fees — Property tax in -lieu of VLF has
been estimated in accordance with SB 1096, based on data from the California State
Controller's Office and projected assessed values. It is estimated based on $0.41 per
$1,000 growth in projected assessed values. See Table 7.
■ Sales/Use Tax Revenues — The City receives 1 % of taxable sales. While some of the
industrial businesses within the future industrial park may generate taxable sales, this
analysis has taken a conservative approach and does not reflect any sales tax revenue
attributable to the sales of the industrial businesses.
Off -site taxable spending by project employees is estimated based on weekly retail
spending by suburban workers, as reported in the ICSC report, "Office Worker Retail
Spending in a Digital Age" (2012). Figures have been adjusted to 2022 dollars using the
national CPI. KMA has assumed that 40% of the taxable employee retail spending is
captured on -site, 10% is captured off -site in other retail locations in City of Dublin, while
remaining 50% is captured by retail located outside the City. See Table 6.
■ Business Registration Fees — The current annual renewal rate for business licenses is
$28. The total number of businesses upon buildout is estimated based on the
assumption that businesses will average 15,000 average square feet per business. See
Appendix 11.
■ Franchise Fees — The estimate of Franchise Fees is based on the per capita (service
population) figure derived from revenue data from the City's 2022/23 budget. See
Appendix 12.
Page 10
24
V. LIMITING CONDITIONS
1. The analysis contained in this document is based, in part, on data provided by third
parties and published data sources. While Keyser Marston Associates, Inc. (KMA)
believes that the sources consulted are reliable, we cannot guarantee their accuracy.
2. A projection of economic and fiscal impacts is inherently based on judgment. The
projections contained herein are based on the best information available at the time that
this document was prepared. Actual impacts are likely to vary from the estimates
contained in this report.
3. The analysis assumes that the economy will continue to grow at a moderate rate.
4. Revenue projections are based on the best data available when the report was prepared
as well as experience with comparable projects. Material changes to costs, development
program, or project performance may render the conclusions contained herein invalid.
5. Revenue estimates are based on the assumption that sufficient market support exists for
the proposed uses and that the Project will achieve industry standard productivity levels.
6. It is assumed that all applicable laws and governmental regulations in place as of the
date of this document will remain unchanged throughout the projection period. In the
event that this does not hold true, for example, if any tax rate changes, the analysis
would need to be revised.
7. KMA is not liable for the accuracy of any abstracts, excerpts or summaries of this report
that are not prepared by KMA.
Page 11
25
VI. ATTACHMENTS
EXHIBITS
Exhibit 1
Exhibit 2a
Exhibit 2b
Exhibit 2c
Exhibit 3a
Exhibit 3b
Exhibit 3c
Exhibit 4a
Exhibit 4b
Exhibit 4c
Exhibit 4d
Dublin 1-580 Corridor Map
Total Rentable Building Area Developed Along Dublin Blvd Corridor in
Land Use
Cumulative Rentable Building Area Developed Along Dublin Blvd Corr
Dublin by Land Use
Total Rentable Building Area Developed Along Dublin Blvd Corridor in
Land Use
Average Annual Acreage Developed Along Dublin Blvd Corridor in the
Use
Land Use Mix Rentable Building Area Developed Along Dublin Blvd in
the Past 10 Years
Average Annual Rentable Building Area Developed Along Dublin Blvd
Dublin
Total Rentable Building Area Developed Along Dublin Blvd Corridor in
Dublin, and Livermore by Land Use
Total Rentable Building Area Developed Along Dublin Blvd Corridor in
and Livermore by Land Use
Average Annual Rentable Building Area Developed Along Dublin Blvd
Pleasanton, Dublin, and Livermore by Land Use
Average Annual Rentable Building Area Developed Along Dublin Blvd
Pleasanton, Dublin, and Livermore by Land Use
the City of Dublin by
idor in the City of
the City of Dublin by
City of Dublin by Land
the City of Dublin over
Corridor in the City of
Pleasanton,
Pleasanton, Dublin,
Corridor in
Corridor in
TABLES
Table 1: Summary of Fiscal Revenues to the City of Dublin
Table 2: Estimated Mix of Land Uses
Table 3: Estimated Employment
Table 4: Estimated Assessed Value
Table 5: Estimate of Annual Base Property Tax Revenues
Table 6: Estimate of Annual City General Fund Property Transfer Tax Revenues
Table 7: Estimate of Annual City General Fund Property Tax In -Lieu of Vehicle License Fee Revenues
Table 8: Estimate of Annual Sales Tax Revenues from Retail Sales and Employee Spending
Table 9: Estimate of Annual City General Fund Transient Occupancy Tax (TOT) Revenues
Table 10: Estimate of Annual City General Fund Business License Registration Fees
Table 11: Estimate of Annual City General Fund Franchise Fee Revenues
Table 12: Estimate of One-time Sales and Use Tax and Employment Created by Construction Activities
Table 13: Estimate of One-time Property Transfer Tax from Sale of Land for Development
Table 14: Estimate of Development Impact Fees
Table 15: FY 2022/23 General Fund Budget Summary
Table 16: City of Dublin Demographics, 2022
Table 17: Summary of Assessed Value of Recently Built Warehouse and Distribution Industrial Parks in
the East Bay
Page 12
26
Exhibit 1
Dublin 1-580 Corridor
❑ Dublin Polygon - 1580 Corridor
Livermore
Pleasanton
Dublin
Corridor: 18.55 square miles (11,872 acres)
Dublin portion: 3.94 square miles (2,522 acres)
Pleasanton portion: 5.13 square miles (3,283 acres)
Livermore portion: 9.48 square miles (6,067 acres)
Page 13
27
Exhibit 2a. Total Rentable Building Area Developed Along Dublin Blvd Corridor in the City of Dublin by Land Use
Dublin Blvd Extension
Dublin, CA
2,500,000
2,000,000
a
c 1,500,000
m
1.000.000
10
C
C
To 500,000
O
F
0
Total Rentable Building Area Developed Along Dublin Blvd Corridor in the City of
Dublin by Land Use
•
■
Before 1960 1961-1980 1981-1990 1991-2001 2002-2012 2013-2022
Years
• Retail Office Indus. & Flex
Nate: "Other" includes the following property types Land, Hospitality, Sports/Ent, Healthcare and Specialty.
• Other
Under
Construction
In Planning
Source: Costar
Exhibit 2b. Cumulative Rentable Building Area Developed Along Dublin Blvd Corridor in the City of Dublin by Land
Use
Dublin Blvd Extension
Dublin, CA
Cumulative Rentable Building Area Developed Along Dublin Blvd Corridor in the
City of Dublin by Land Use
3,500,000
3,000,000
2,500,000
2,000,000
1,500,000
1,000,000
500,000
0
1980 1990 2001
Years
• Retail ■ Office ■ Indus. & Flex • Other
Note: "Other" includes the following property types Land, Hospitality, Sports/Ent, Healthcare and Specialty.
2012
2022
Source: Costar
Exhibit 2c. Total Rentable Building Area Developed Along Dublin Blvd Corridor in the City of Dublin by Land Use
Dublin Blvd Extension
Dublin, CA
Year Built Retail Office Indus. & Flex Other 1 Total
Before 1960 9,216 0 0 0 9,216
1961 - 1980 897,322 429,702 538,373 207,693 2,073,090
1981- 1990 307,989 343,198 177,327 76,440 904,954
1991 - 2001 710,545 484,093 22,360 285,556 1,502,554
2002 - 2012 787,314 560,479 54,607 1,464 1,403,864
2013 - 2022 411,243 220,000 208,650 63,298 903,191
Total Through '22 3,123,629 2,037,472 1,001,317 634,451 6,796,869
After 2022
Under Construction 9,998 0 0 300,000 309,998
In Planning 409,380 0 0 0 409,380
Total 3,543,007 2,037,472 1,001,317 934,451 7,516,247
'This category includes the following property types: Land, Hospitality, Sports/Ent, Healthcare and Specialty.
Source: Costar
Page 14
28
Exhibit 3a. Average Annual Acreage Developed Along Dublin Blvd Corridor in the City of Dublin by Land Use
Dublin Blvd Extension
Dublin, CA
Avg Acreage Developed
8.00
7.00
6.00
5.00
4.00
3.00
2.00
1.00
Average Annual Acreage Developed Along Dublin Blvd Corridor in the City of Dublin
by Land Use
1961 - 1980
1981-1990
2002 - 2012
Years
■ Retail ■ Office ■ Indus. & Flex ■ Other
1991-2001
Note 'Other" includes the following property types Land, Hospitality, Sports/Ent, Healthcare and Specialty.
2013 - 2022
Source: Costar
Exhibit 3b. Land Use Mix Rentable Building Area Developed Along Dublin Blvd in the City of Dublin over the Past 10
Years
Dublin Blvd Extension
Dublin, CA
Land Use Mix Rentable Building Area Developed Along Dublin Blvd Corridor in
the City of Dublin over the Past 10 Years
Other
Indus. & Flex
23%
Retail
46%
Office
24%
Note: "Other" includes the following property types Land, Hospitality, Sports/Ent, Healthcare and Specialty.
Source: Costar
Exhibit 3c. Average Annual Rentable Building Area Developed Along Dublin Blvd Corridor in the City of Dublin
Dublin Blvd Extension
Dublin, CA
Year Built Retail Office Indus. & Flex Other 1 Total
1961- 1980 44,866 21,485 26,919 10,385 103,655
1981- 1990 30,799 34,320 17,733 7,644 90,495
1991- 2001 64,595 44,008 2,033 25,960 136,596
2002 - 2012 71,574 50,953 4,964 133 127,624
2013 - 2022 41,124 22,000 20,865 6,330 90,319
'This category includes the following property types: Land, Hospitality, Sports/Ent, Healthcare and Specialty.
Source: Costar
Page 15
29
Exhibit 4a. Total Rentable Building Area Developed Along Dublin Blvd Corridor in Pleasanton,
Dublin, and Livermore by Land Use
Dublin Blvd Extension
Dublin, CA
Total Rentable Building Area (Sq. ft)
9,000,000
8,000,000
7,000,000
6,000,000
5,000,000
4,000,000
3,000,000
2,000,000
1,000,000
Total Rentable Building Area Developed Along Dublin Blvd Corridor in Pleasanton,
Dublin, and Livermore by Land Use
Before 1960 1961 - 1980
■
■
1981- 1990 1991 - 2001 2002 - 2012 2013 - 2022
Years
• Retail Office • Indus. & Flex • Other
Note: "Other" includes the following property types Land, Hospitality, Sports/Ent, Healthcare and Specialty. Source: Costar
Under In Planning
Construction
Exhibit 4b. Total Rentable Building Area Developed Along Dublin Blvd Corridor in Pleasanton, Dublin, and
Livermore by Land Use
Dublin Blvd Extension
Dublin, CA
Year Built Retail Office Indus. & Flex Other 1 Total
Before 1960 29,616 0 15,052 3,468 48,136
1961 - 1980 1,724,670 515,687 945,786 283,791 3,469,934
1981 - 1990 1,566,394 4,182,284 1,890,549 867,480 8,506,707
1991 - 2001 1,964,841 3,922,571 1,100,426 1,294,947 8,282,785
2002 - 2012 1,811,852 1,405,500 568,105 317,550 4,103,007
2013 - 2022 1,318,458 764,733 208,650 2,516,406 4,808,247
Total Through '22 8,415,831 10,790,775 4,728,568 5,283,642 29,218,816
After 2022
Under Construction 14,819 0 163,500 562,500 740,819
In Planning 409,380 0 231,062 0 640,442
Total 8,840,030 10,790,775 5,123,130 5,846,142 30,600,077
'This category includes the following property types: Land, Hospitality, Sports/Ent, Healthcare and Specialty.
Source: Costar
Page 16
30
Exhibit 4c. Average Annual Rentable Building Area Developed Along Dublin Blvd Corridor in Pleasanton, Dublin, and
Livermore by Land Use
Dublin Blvd Extension
Dublin, CA
Avg Rentable Building Area (Sq. ft)
460,000
410,000
360,000
310,000
260,000
210,000
160,000
110,000
60,000
10,000
Average Annual Rentable Building Area Developed Along Dublin Blvd Corridor in
Pleasanton, Dublin, and Livermore by Land Use
1961 - 1980 1981 - 1990 1991 - 2001
Years
Retail Office Indus. & Flex • Other
Note: "Other" includes the following property types Land, Hospitality, Sports/Ent, Healthcare and Specialty.
il
2002-2012
1
2013 - 2022
Source: Costar
Exhibit 4d. Average Annual Rentable Building Area Developed Along Dublin Blvd Corridor in Pleasanton, Dublin,
and Livermore by Land Use
Dublin Blvd Extension
Dublin, CA
Year Built
1961 - 1980
1981 - 1990
1991-2001
2002 - 2012
2013 - 2022
Retail
86,234
156,639
178,622
164,714
131,846
'This category includes the following property types:
Source: Costar
Office
25,784
418,228
356,597
127,773
76,473
Indus. & Flex
47,289
189,055
100,039
51,646
20,865
Other 1 Total
14,190 173,497
86,748 850,671
117,722 752,980
28,868 373,001
251,641 480,825
Land, Hospitality, Sports/Ent, Healthcare and Specialty.
Page 17
31
Table 1: Summary of Fiscal Revenues to the City of Dublin
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Donlan Road
I. Annual Recurring General Fund Revenues Upon Buildout
Revenues Reference
Property Tax Table 5 $861,000
Property Transfer Tax Table 6 $10,000
Property Tax In -lieu of VLF Table 7 $154,000
Sales Tax Table 8 $2,000
Transient Occupancy Tax Table 9 $0
Business Registration Fee Table 10 $2,000
Franchise Fees Table 11 $66,000
Total Annual Revenues Upon Buildout $1,095,000
II. One-time Construction Related Revenues
Sales and Use Tax Generated from Construction
Material Purchases
Initial Prop. Transfer Tax from sale of land
Development Impact Fees and In -lieu fees
Total One-time Construction Related Revenues
Figures rounded
Table 12
Table 13
Table 14
$530,000
$33,000
$15,596,000
$16,159,000
6/22/2023
Page 18
32
Table 2: Estimated Mix of Land Uses
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Doolan Road 6/22/2023
Net Non -Res. Hotel
Estimated Land Use Mix' Acres2 Sq. Ft. Rooms
Non -Residential 80.0 1,219,680 0
Retail 0
Office 0
Industrial Park 1,219,680
Hotel 0 0
Total 80.0 1,219,680 0
' Mix is based on the zoning of properties, locational attributes, and historic development trends.
2 Per City staff.
Page 19
33
Table 3: Estimated Employment
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Doolan Road
Commercial Employment
Non -Residential Vacancy'
6/22/2023
5%
Area (SF)/ SF/ Employee or Total
Land Use Rooms Rooms/Emp.2 Employees
Retail 0 SF 350 0
Medical Office 0 SF 260 0
Industrial Park 1,219,680 SF 590 4 1,964
Hotel 0 rooms 0.9 0
Total Employees 1,964
Service Population3 982
Industry standard vacancy rate for underwriting new development.
2 KMA estimates.
3 Service Population calculated as resident population plus half of employment.
4 City of Dublin General Plan
Page 20
34
Table 4: Estimated Assessed Value
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Doolan Road 6/22/2023
Total Estimated AV upon buildout $374,563,000
See below for calculations
Assessed Value of Privately Owned Commercial Properties upon Buildout
Est. Improvement
Direct Cost
Commercial Product Type GBA /sf/room Direct Cost' Soft Cost2 Value3
Retail 0 $ 375 $0 $0.0 $0
Medical Office 0 $ 800 $0 $0.0 $0
Industrial Park 1,219,680 $ 175 $213,400,000 $42,680,000.0 $256,080,000
Hotel - 393 Keys 0 $ 215,000 $0 $0.0 $0
Total Estimated Improvement Value of Commercial Development $256,080,000
Estimated Land Value Land Area (SF) Value per SF
Land Area 3,484,800 $34 4 $118,483,200
Total Estimated Assessed Value of Commercial Developments $374,563,000
Reflects assumption that hard costs = 80% of improvement value.
2 KMA estimates that a portion of soft costs would be included in assessed values. The portion assumed is equivalent to 20%
of hard costs.
3 Values reflect values of newly constructed projects in the market area.
4 Reflects recent land sales for industrial development.
5 Excludes the value of unsecured assessed value in this analysis.
Page 21
35
Table 5: Estimate of Annual Base Property Tax Revenues 6/22/2023
Fiscal Revenue Analysis of Future Commercial Development Potential Along the Extension of Dublin
Boulevard East of Current City Limit to Doolan Road
Total Estimated Assessed Value
Base 1 % Property Tax Levy
Total
$374,563,000
$3,745,630
Tax Rate Area 26-023
City of Dublin General Fund's portion of Base 1 % Property Tax (Post-ERAF)1 22.98%
Estimate of Annual Property Tax Revenues $861,000
1 Property tax share is in accordance with 1992 agreement between the City of Dublin and Alameda County. Rate
before ERAF shift is 25.4%.
Page 22
36
Table 6: Estimate of Annual City General Fund Property Transfer Tax Revenues
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Doolan Road
Transfer Tax Rate per $1,000 of Assessed Value' $0.55
Holding Period Assumptions
Commercial 20 years
Est. Assessed Property
Land Use Value Transfer Tax
Commercial $374,563,000 $10,300
Total $375,000,000 $10,000
Estimate of Annual City Property Transfer Tax Revenues $10,000
Note: Figures rounded
6/22/2023
Page 23
37
Table 7: Estimate of Annual City General Fund Property Tax In -Lieu of Vehicle License Fee Revenues
Fiscal Revenue Analysis of Future Commercial Development Potential Along the Extension
of Dublin Boulevard East of Current City Limit to Doolan Road
2004-05 Vehicle License Fee Adjusted Amount''2
2004-05 Assessed Valuation''2
VLF per $1,000 in AV Growth
$2,278,846
$5,553,452,954
$0.41
Estimated Assessed Value Upon Buildout $374,563,000
Estimate of Annual Property Tax In -Lieu of VLF Revenues $154,000
Note: Figures rounded to closest 1,000s
As per SB 1096, growth of property tax in lieu of VLF is proportional to growth in AV since 2004/05.
2 VLF distribution in 2004/05 per the California State Controller's Office.
6/22/2023
Page 24
38
Table 8: Estimate of Annual Sales Tax Revenues from Retail Sales and Employee Spending 6/22/2023
Fiscal Revenue Analysis of Future Commercial Development Potential Along the Extension of Dublin Boulevard
East of Current City Limit to Doolan Road
City of Dublin's share of sales tax of total taxable Sales' 1.00%
Sales Tax from Retail Shops and Restaurants
Estimated Taxable Retail Sales per Square Foot2 $430
Total Retail Square Feet 0
Estimated Total Taxable Retail Sales $0
Assumed % of Sales that are Net New to City 90%
Estimated Sales Tax from Retail $0
Sales Tax from Off -Site Employee Spending
Weekly Employee Spending on Retail3 $17
Weeks at Work per Year 50
Average Annual Retail Spending per Employee $827
City of Dublin (off -site) Capture Rate4 10%
Onsite Capture Rate4 40%
Employee Spending Captured Outside City of Dublin' 50%
100%
Annual Income Spent on off -site Retail Sales in Dublin per Employee $83
New Employment 1,964
Estimated Off -site Taxable Sales from Employee Spending $162,000
Estimated Sales Tax from Off -site Employee Spending $1,620
Estimate of Annual Sales Tax Revenues from Retail Sales and Employee Spending $2,000
Note: Figures rounded to closest 1,000s.
1 Source: Dublin Municipal Code
z This is based on average per square foot taxable sales generated by Persimmon Place in Dublin (includes vacancy).
3 Based on weekly employee restaurant spending in the vicinity of the workplace, as reported in the ICSC report,
"Office Worker Retail Spending in a Digital Age" (2012), for suburban workers, assuming 50 weeks at work per year.
Figures adjusted to $2023 using national CPI.
4 KMA has assumed that 40% of the taxable employee retail spending is captured on -site, 10% is captured off -site in
other retail locations in City of Dublin, while remaining 50% is captured by retail located outside the City.
Page 25
39
Table 9: Estimate of Annual City General Fund Transient Occupancy Tax (TOT) Revenues
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Doolan Road
Upscale Select Service Hotels
Estimated Number of Rooms (Keys) 0
Annual Room Nights 0
Average Daily Rate (ADR in $2023)1 $184
Occupancy upon Stablization 75%
Hotel Revenue Generated $0
TOT
Revenues
Total Hotel Revenue Generated $0
City of Dublin TOT Rate2 8%
Estimate of Annual Transient Occupancy Tax Revenues $0
Note: Figures rounded to closest 1,000s
' Rate reflects current average daily rate of newer hotels in the East Bay.
2 Source: Dublin Municipal Code (section 3.16.030).
6/22/2023
Page 26
40
Table 10: Estimate of Annual City General Fund Business License Registration Fees
Fiscal Revenue Analysis of Future Commercial Development Potential Along the Extension of
Dublin Boulevard East of Current City Limit to Doolan Road
Annual Business License Registration Fee per business' $28
Estimated Avg. # of Business
Commercial Program SF per Business2 Businesses Reg. Fees
Office 0 SF 20,000 0 $0
Industrial Park 1,219,680 SF 15,000 81 $2,268
Retail 0 SF 0 0 $0
Hotel (est. 393 keys) 0 keys 0
81 $2,268
Estimate of Annual Business Registration Fees $2,000
Note: Figures rounded to closest 1,000s
1. Source: City of Dublin; Initial fee amount is $102 per business, but thereafter the annual renewal fee is $28 per
business.
2. KMA estimate.
6/22/2023
Page 27
41
Table 11: Estimate of Annual City General Fund Franchise Fee Revenues
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Doolan Road
Franchise Fee FY 2022/231'2
FY 2022/23 Service Population3
Estimated Franchise Fee per Service Population
New Service Population in Fallon Road Area
Estimate of Annual Franchise Fee Revenues
Note: Figures rounded to closest 1,000s
'Source: City of Dublin, Adopted Budget FY 2022/23; See Table 15 for details.
2 Includes Electric, Gas, Garbage and Cable Franchise Taxes.
3 See Table 16
$5,760,000
86,000
$67
982
$66,000
6/22/2023
Page 28
42
Table 12: Estimate of One-time Sales and Use Tax and Employment Created by Construction Activities
Fiscal Revenue Analysis of Future Commercial Development Potential Along the Extension of
Dublin Boulevard East of Current City Limit to Doolan Road 06/22/23
Total Hard Cost Factor
Retail 0 SF $375/SF $0
Medical Office 0 SF $800/SF $0
Industrial Park 1,219,680 SF $175/SF $213,400,000
Hotel 0 keys $215,000/key
Total Hard Cost $213,400,000
Estimated Construction Material Cost as a percentage of Hard Costs' 50%
Estimated Share with Dublin as a point of Sale2 50%
Estimated Construction Material Sales in City of Dublin
Local Sales and Use Tax Rate
$53,350,000
1%
Total One-time Sales and Use Tax Revenues During Construction $530,000
Construction Jobs
Esimated Labor Cost as a percentage of Hard Costs 50%
Estimated Construction Labor Costs $106,700,000
Average Annual Wage for Construction Occupations in Alameda and Contra Costa
Counties, 20213 $79,040
Estimated Full-time Equivalent One -Year Construction Jobs4 1,350
Note: Figures rounded to closest 10,000s
1. KMA assumption.
2. For the purpose of this analysis it is assumed that 50% of the material costs will generate sales/use tax revenue
to the city of Dublin, by general and sub -contractors designating the job site in Dublin as the point of sale for the
materials.
3. Source: Occupational Employment Statistics Survey (OES), May 2021 (most current data available).
4. Based on convention, employment counts reflect a one-year construciton period.
Page 29
43
Table 13: Estimate of One-time Property Transfer Tax from Sale of Land for Development
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Doolan Road
Transfer Tax Rate per $1,000 of Assessed Value $0.55
I. Property Transfer Tax from Purchase of Site
Assumed Land SF to be Sold
Sale Price'
Transfer Tax generated from the land sale transaction
3,484,800
$59,241,600
$32,583
Transfer Tax generated from Land Sale Transaction' $32,583
Note: Figures rounded.
KMA estimate reflects a conservative assumption of a 50% discount from average price of recent land sales.
6/22/2023
Page 30
44
Table 14: Estimate of Development Impact Fees
Fiscal Revenue Analysis of Future Commercial Development Potential Along the Extension of Dublin Boulevard East of Current City
Limit to Doolan Road
6/22/2023
SF Land Use
EDTIF Trip
Rate*
Impact Fee
Rate Amount
0 Anchor 2.75 Public Facility Impact Fees varies $1,974,662
0 Shops 2.48 Fire Impact Fee varies $47,568
0 Fast Casual Restaurant 6.35 Eastern Dublin Transportation Impact Fee $13,751 $6,708,728 *
0 Fast Food without Drive Thru 18.42 Eastern Dublin Freeway Interchange Fee $36.25 $44,213
0 Office 1.50
1,219,680 Industrial Park 0.40 *
0 Hotel (140 rooms) 0.60 Tri Valley Transportation Development Fee Varies $6,061,810
1,219,680 0.40 * Eastern Dublin Noise Mitigation Fee varies $2,891
Affordable Housing In Lieu Fee Varies $756,202
Public Art In Lieu Fee
TOTAL IMPACT FEES $15,596,073
*EDTIf trip generation rate and fee per PM Peak hour trip were provided by City staff.
***Public Art In Lieu Fee: Is based on building size and the development project's building valuation, which are unknown at this time.
***
Page 31
45
Table 15: FY 2022/23 General Fund Budget Summary
Fiscal Revenue Analysis of Future Commercial Development Potential Along the Extension
of Dublin Boulevard East of Current City Limit to Doolan Road
General Fund Revenues
Included in the Analysis
Property Taxes
Sales Tax
Property Transfer Tax
Transient Occupancy Tax
Franchise Taxes
Business licenses
Subtotal
FY 2022-23 Basis of KMA Projection
$55,163,000
$26,400,000
$800,000
$1,400,000
$5,760,000
$150, 000
$89,673,000
Revenues that are Deducted from Expenditures
Licenses & Permits
Fines and Penalties
Leased property
General Revenue
Charges for Services
Intergovernmental
Subtotal
Rev. Sources Ex. From Analysis
Intergovernmental
Balance of licenses and permits
Transfers In
General Revenue
Sales Tax Reimbursements
Interest Earnings
Environmental Services
Fines & Penalties
Subtotal
Total General Fund Revenue
Total Gas Tax Revenue to PW
$3,836,514
$85,000
$522,987
$0
$10,006,833
$0
$14,451,334
6/22/2023
assessed value, City share of 1 % tax
est. project sales, empl. and resid. spending
assessed value (AV), $0.55 per $1,000 of AV
avg. daily room rate, and hotel occupancy
per capita based on service population
based on number of businesses
Allocation by Department
$3,801,518 Community Dev.
$34,996 Fire Services
$0 Police Services
$0 Public Works
$85,000 Police Services
$522,987 Parks & Community Svcs.
$0 Public Works
$0 Parks & Community Svcs.
$0 Public Works
$27,000 General and Admin.
$4,028,816 Community Development
$1,160,713 Fire Services
$20,750 Police Services
$4,769,554 Parks & Community Svcs.
$0 Public Works
$0 Human Resources
Reason for Exclusion
$290,000 independent of project
$38,377 minor source of funds
$77,900 independent of project
$1,534,036 independent of project
$0 independent of project
-$405,555 independent of project
$1,510,000 independent of project
$1,618,571 independent of project
$0 independent of project
$4, 663, 329
$108, 787, 663
$1,140,543 Allocated to Public Works for Street Maint.
Page 32
46
Table 16: City of Dublin Demographics, 2022
Fiscal Revenue Analysis of Future Commercial Development Potential Along the
Extension of Dublin Boulevard East of Current City Limit to Doolan Road
2022
Population' 75,325
Households' 24,174
Employment' 22,125
6/22/2023
Service Population2 86,000 rounded
Average Household Income'
Average Household Size'
1 Source: ESRI, 2022
2 Service Population calculated as 50% of employment population.
$212,601
2.81
Page 33
47
oo
Attachment 3
Station 18 to 1421 Collier Canyon — Dublin Blvd Extension Response
3 minutes, 1.9 miles
Route: Station 18 - 1421 Collier Canyon
Start at Station 18
♦ Go southeast on FALLON RD toward BENT
I TREE DR
0.7mi-<1min
1� Make a sharp left
I 42 ft - < 1 min
Bear right on DUBLIN BLVD
Al rni - 2 min
Finish at 1421 Collier Canyon
Total Time 3 min
Total Distance:1.9 mi
saw v `salnu!w s
Station 18 to 1421 Collier Canyon — 580 Response
49
Ballot Measure Amending the
General Plan East of the City
Limits
City Council Meeting — Item 8.1
July 16, 2024
II
DUBLIN
CALIFORNIA
50
Open Space Initiative of 2014
• Purpose was to protect
open spaces of Doolan
and Collier Canyons and
Western Dublin
Extended Planning Area.
= J Eastern Extended Planning Area Boundary
0 Open Space Initiative Protection Area
CALIFORNIA
Open Space Initiative of 2014
• Established development standards (minimum parcel
sizes, maximum floor areas, limitations on use).
• Prohibited development when it would degrade
biological resources or without adequate water supply.
• Identified permissible uses, including an arterial road
connecting Dublin Blvd. and North Canyons Pkwy.
Open Space Initiative of 2014
• Specified that:
— The CC shall study commercial development along the
Dublin Blvd. extension up to 1,200 feet north of 1-580 and
whether such development is needed to fund the road.
— The CC may put a measure on the ballot to authorize
development in the designated area.
Dublin Blvd. Extension
• 1.5-miles contemplated for 30 years
• Requires significant public investment
($I50M+)
• Being planned by Alameda County
Transportation Commission, with Dublin
and Livermore
• EIR completed, mitigation monitoring
plan in 2019
• Dublin ($ 1 24M); Livermore ($27.5M) —
based on splitting property in
unincorporated AC
54
Dublin Blvd. Extension
• Key benefits
— Improved fire and medical response times
— New transportation corridor
— Robust new bicycle network
55
Dublin Blvd. Extension
• Within current City boundaries
— Opens multiple properties for limited commercial development
next to the road
— Part of Fallon East Economic Development Zone
• Incentives to R&D, life science, advanced manufacturing, automation and
robotics, startups, incubators, clean/green energy tech
• 14,000+ new jobs
• Requires the DBE to ensure long-term success
— Funding plan in place for this portion of the DBE
Dublin Blvd. Extension
• Beyond current City boundaries
— Two parcels (180 acres, half a mile)
— $54M for this section; current assumption splits this
between Dublin and Livermore
— No funding source for this portion of the DBE
— Limited commercial development along the road could offset
costs
OSI study
• Market and feasibility analysis completed in 2023
— Commercial development along this portion of the DBE would
create:
• SLIM in annual revenue
• $I6M in one-time revenue
• I . I M sq. ft. industrial/business park development
• 2,000 FT jobs / 3,700 total jobs (direct and indirect)
— Water/wastewater service analysis to be completed later with
LAFCO
Emergency response times improved by 2 minutes
58
Ballot Measure
• Asks voters if they want to amend the General Plan to give the
City Council discretion to approve limited development of the site
in the future.
— Placing the measure on the ballot and the voters' approval of it is not a
project approval.
• Future development approvals would require:
— Environmental review (CEQA)
— Amendment of Dublin's Sphere of Influence
— Annexation of the property into Dublin
— Site development review
Proposed Amendments to the General Plan
"Ten years after June 3, 2014, the City Council shall study commercial development along the extension of Dublin Boulevard to North
Canyons Parkway up to 1,200 feet north of Interstate Highway 580. The Council should consider, among other matters, whether
commercial development is needed to fund the construction or maintenance of the extension, and if water supply and wastewater service is
assured for any development. The Council may put a measure on the ballot to authorize development in the designated
area. Notwithstanding anything to the contrary in the Dublin Open Space Initiative of 2014 and this Section 2.8, the City shall not be
prevented from designating for commercial development, consistent with what is permitted on the lands to the immediate west and within
the City limits, the portion of the property east of the Dublin Eastern Urban Limit Line up to the Livermore city boundary and along the
proposed extension of Dublin Boulevard to North Canyons Parkway, up to 1,200 feet north of Interstate 580 (the "1,200 foot line").
Notwithstanding the geographic limitations in the previous sentence, commercial development may be approved in the portion north of the
1,200 foot line to the west of Cottonwood Creek, so long as the total area of developed land does not exceed 80 acres, thus ensuring that
at least 100 acres of the property are preserved as open space. The City Council in determining whether to give such authorization shall be
required to find that the proposed commercial development would contribute substantially to the funding of the construction and/or
maintenance of the Dublin Boulevard extension, that at least 100 acres of open space will be permanently protected, that the portion of the
right of way for Dublin Boulevard on the property was provided by the property owner without cost to the City (either through
reimbursement for acquisition costs or dedication), and that water supply and wastewater service is assured for any development. If such
future commercial development is authorized by the Council, the other provisions of the Dublin Open Space Initiative of 2014 and this
section 2.8 shall not apply to it."
60
Map of Proposed Area
CALIFORNIA
61
Recommendation
Adopt the Resolution Ordering the Submission to the Qualified
Electors of the City of Dublin an Ordinance Amending a Provision
of the Dublin General Plan That was Added by the Dublin Open
Space Initiative of 2014; Calling for an Election to be Consolidated
with the Statewide Election to be Held on November 5, 2024; Fixing
the Date and Manner of the Election and the Procedure forVoting
Therein; and Providing for Notice Therefor.
62
ThankYou!
Vt
DUBLIN
CALIFORNIA
July 16, 2024
SB 343
Senate Bill 343 mandates supplemental materials
that have been received by the City Clerk's office that
relate to an agenda item after the agenda packets
have been distributed to the City Council be available
to the public.
The attached documents were received in the City
Clerk's office after distribution of the July 16, 2024,
Regular City Council meeting agenda packet.
Item 8.1
64
IP
DUBLIN
CALIFORNIA
THE NEW
AMERICAN
BACKYARD
CITY MANAGER'S OFFICE
MEMORANDUM
DATE: July 16, 2024
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Item 8.1: Consideration of Ballot Measure to Amend the General Plan Regarding
the Livbor-Manning LLC Property East of the City Limits
The July 16, 2024, City Council Meeting includes the consideration of placing a measure on the ballot to
amend a provision of the Dublin General Plan added by the Open Space Initiative of 2014.
The attached shows a change to the staff report on Item 8.1. It shows revisions to the ballot measure
text that staff added to the resolution (Attachment 1) after the staff report had already been readied for
publication. The staff report quoted the previous language.
65
Agenda Item 8.1
II
DUBLIN
CALIFORNIA
STAFF REPORT
CITY COUNCIL
DATE: July 16, 2024
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT: Consideration of Ballot Measure to Amend the General Plan Regarding
the Livbor-Manning LLC Property East of the City Limits
Prepared by: Linda Smith, City Manager and John Bakker, City Attorney
EXECUTIVE SUMMARY:
The City Council will consider placing a measure on the ballot to amend a provision of the
Dublin General Plan added by the Open Space Initiative of 2014 in a manner that would allow
future approval by the City of limited commercial development on certain property east of the
City limits owned by Livbor-Manning LLC. If enacted, the measure would not affect current
voter restrictions on new housing development.
STAFF RECOMMENDATION:
Adopt the Resolution Ordering the Submission to the Qualified Electors of the City of Dublin
an Ordinance Amending a Provision of the Dublin General Plan That was Added by the Dublin
Open Space Initiative of 2014; Calling for an Election to be Consolidated with the Statewide
Election to be Held on November 5, 2024; Fixing the Date and Manner of the Election and the
Procedure for Voting Therein; and Providing for Notice Therefor.
FINANCIAL IMPACT:
The actions relating to the placement of the item on the ballot will result in costs associated
with the Alameda County Registrar of Voters of approximately $5,000 for the costs of printing
the ballot materials in the Voters Information Pamphlet.
Page 1 of 6
66
DESCRIPTION:
Background
Open Space Initiative of 2014
The Dublin Open Space Initiative of 2014 (OSI) was adopted by the Dublin City Council on
June 3, 2014. The stated purpose of the initiative was to protect the open spaces and
agriculture of the Doolan and Collier Canyons area (which is the subject of this Staff Report)
and the Western Extended Planning Area. Doolan-Collier Canyons is the area enclosed by the
Dublin Eastern Urban Limit Line, Interstate 580, the Livermore city boundary, the eastern
boundary of Collier Canyon, and the Alameda County -Contra Costa County boundary as
shown in Figure 1 below. This area is located outside the City Limits and Sphere of Influence
and is not in any of the City's Planning Areas. The policies, regulations, and development
standards adopted as part of the OSI apply only when property in the designated area is
annexed into Dublin. Furthermore, these policies, regulations, and development standards
can only be repealed or amended by the voters of Dublin. Much of the Doolan-Collier
Canyons area depicted in Figure 1 is also permanently protected as habitat mitigation banks
or public agency ownership.
Figure 1: Doolan and Collier Canyons
Li Eastern Extended Planning Area Boundary
0 Open Space Initiative Protection Area
The OSI established certain development standards including minimum parcel sizes,
maximum floor areas, limitations on use, and prohibited development under certain
circumstances where it would degrade biological resources, or not have adequate, safe, and
sustainable water supply. Section 2.8.8 of the General Plan identifies permissible uses. Among
other uses, the OSI does allow an arterial road (i.e., the Dublin Boulevard extension) for the
stated purpose of connecting Dublin Boulevard and North Canyons Parkway (Section
2.8.8.11).
Page 2 of 6
67
Section 2.8.8 of the General Plan further states the following: "Ten years after June 3, 2014, the
City Council shall study commercial development along the extension of Dublin Boulevard to
North Canyons Parkway up to 1,200 feet north of interstate Highway 580. The Council should
consider, among other matters, whether commercial development is needed to fund the
construction or maintenance of the extension, and if water supply and wastewater service is
assured for any development. The Council may put a measure on the ballot to authorize
development in the designated area."
Dublin Boulevard Extension
Dublin Boulevard serves as the primary east -west route in the City and is a key piece of
infrastructure, serving motorists as well as the long-term needs of the transit, bicycle, and
pedestrian communities. Extending Dublin Boulevard beyond its current terminus at Fallon
Road requires significant public investment, currently estimated at more than $150 million.
The 1.5-mile extension has been part of the long-term development plan for about 30 years
and is being planned by the Alameda County Transportation Commission, in consultation
with the City of Dublin and the City of Livermore. An environmental impact report (EIR) was
certified and a mitigation monitoring and reporting program for the Dublin Boulevard
extension was approved in August 2019. It is expected that Dublin's share for the extension
will be approximately $124 million, and Livermore's share will be approximately $27.5
million, based on the roadway length in each jurisdiction and a split of the portion of the
roadway in unincorporated Alameda County, known as the Crosby property (owned by
Livbor-Manning LLC).
The Dublin Boulevard Extension will result in many key benefits to the community, including
improved fire and medical 911 response times, a new public transportation corridor to
Livermore, as well as a more convenient northside route for Dublin residents wishing to
travel to and from Livermore to places like Las Positas College. In addition to benefits to
motorists, the extension will include a robust new bicycle network and safe pedestrian access
for recreational community needs.
Within the City's current boundaries, the Dublin Boulevard extension will open multiple
properties for limited commercial development adjacent to the extension. Entitlements are
being sought by all but one of the properties currently within the City limits and are part of
the City Council's Fallon East Economic Development Zone. The Fallon East Economic
Development Zone is a key component to the City's economic development efforts and will
provide incentives to users in the research and development, life science, advanced
manufacturing, automation and robotics, startups, incubators, and clean/green technology
industries. The area, once constructed, will primarily be home to future commercial and
business park uses, creating more than 14,000 permanent, high -wage jobs. The Fallon East
Economic Development Zone requires the completed extension of Dublin Boulevard to
ensure its long-term success.
Page 3 of 6
68
Beyond the City's current boundary, which the extension crosses to connect to North Canyons
Parkway, is the Crosby property. The property includes two parcels of land totaling
approximately 180 acres and accounts for a half mile of frontage along the new extension.
Road costs associated with this section of the Dublin Boulevard extension are estimated at
over $54 million. Currently, it is assumed that Livermore and Dublin would equally share in
the cost of improvements, and there is no current funding source for these expenses by either
agency. Limited commercial, non-residential development along the Dublin Boulevard
extension could provide an opportunity to offset certain costs associated with the extension,
including right of way and mitigation lands, as well as create a sustainable revenue source for
the ongoing maintenance of the roadway. It should be noted that within the City's boundaries,
the City Council authorized a funding plan for its share of costs, totaling nearly $80 million.
This plan includes advancing future traffic impact fees from the City's General Fund reserves
and establishing reimbursement payments from benefiting property owners for the City's
upfront costs associated with indirect mitigation of the road.
Open Space Initiative Studies and Analysis
As part of the assessment required by the OSI 10 years after its adoption, the City conducted a
market and feasibility analysis with Keyser Marston in 2023. (Attachment 2). In summary, the
report indicates that commercial development of the portion of the property directly adjacent
to the extension would yield economic benefit to the City. The property would create nearly
$1.1 million in annual new revenue to maintain the extension, provide additional funding for
the City's operations, and produce nearly $16 million in one-time construction -related
revenues. The analysis suggests that the limited area for development could yield up to 1.2
million square feet of industrial/business park development (based on a FAR of .35), resulting
in the creation of more than 2,000 full-time jobs and a total of more than 3,700 jobs (both
direct and indirect) throughout the County.
As part of its assessment, the City engaged in discussions with the Dublin San Ramon Services
District (DSRSD) to determine whether water and wastewater service is assured. Given that
this first step of asking the voters is not an annexation request, DSRSD was unable to provide
the analysis until such a request is made to the Local Agency Formation Commission
(LAFCO). This evaluation would occur after the voters of Dublin decide whether to amend the
current boundaries.
Staff requested and received biological resource information from the property owner, Livbor
Manning, LLC. This information suggests there is some value to certain species on the
property, particularly the area surrounding Cottonwood Creek.
As previously mentioned, a benefit of the Dublin Boulevard extension is improved fire and
medical 911 response times. To that end, the City evaluated 911 fire and medical emergency
response times to the area. Currently, there are properties in the City of Dublin just west of
the Crosby property accessed only from Collier Canyon Road. Emergency response to those
areas requires responders to leave Dublin and access the property from the east, typically
Page 4 of 6
69
using the Airway Boulevard -Collier Canyon Rd. Interchange. Staff worked with Alameda
County Fire Department staff assigned to Dublin to determine current and future response
times from Station 18 in Dublin. (Attachment 3) The current response time to the Crosby
property along Collier Canyon Road via Highway 580 is approximately five minutes. Future
response times to this property via the Dublin Boulevard extension would be three minutes,
creating a time savings of approximately two minutes for fire and medical response.
Ballot Measure
Staff has prepared the attached Resolution (Attachment 1) submitting to the Dublin voters
consideration of an amendment to the Dublin General Plan as follows (material deleted from
the General Plan is in strikcout type):
"Ten years after June 3, 2014, the City Council shall study commercial development along the
extension of Dublin Boulevard to North Canyons Parkway up to 1,200 feet north of Interstate
Highway 580. The Council should consider, among other matters, whether commercial
development is needed to fund the construction or maininaiwo of the extension, and if water
supply and wastewater service is assured for any development. The Council may put a
measure on the ballot to authorize development in the designated area. Notwithstanding
anything to the contrary in the Dublin Open Space Initiative of 2014 and this Section 2.8, the
City shall not be prevented from designating for commercial development, consistent with
what is permitted on the lands to the immediate west and within the City limits, the portion of
the property east of the Dublin Eastern Urban Limit Line up to the Livermore city boundary
and along the proposed extension of Dublin Boulevard to North Canyons Parkway, up to
1,200 feet north of Interstate 580 (the "1,200 foot line"). Notwithstanding the geographic
limitations in the previous sentence, commercial development may be approved in the portion
north of the 1,200 foot line to the west of Cottonwood Creek, so long as the total area of
developed land does not exceed 80 acres, thus ensuring that at least 100 acres of the property
are preserved as open space. The City Council in determining whether to give such
authorization shall be required to find that the proposed commercial development would
contribute substantially to the funding of the construction and/or maintenance of the Dublin
Boulevard extension, that at least 100 acres of open space will be permanently protected. that
the portion of the right of way for Dublin Boulevard on the property was provided by the
property owner without cost to the City (either through reimbursement for acquisition costs or
dedication). and that water supply and wastewater service is assured for any development. If
such future commercial development is authorized by the Council, the other provisions of the
Dublin Open Space Initiative of 2014 and this section 2.8 shall not apply to it."
If approved, the measure would allow the City Council, in the future, to approve development
of the site. Future development approvals would require, potentially among other things,
environmental review under CEQA, general plan amendment, prezoning/zoning, amendment
of the City's sphere of influence, annexation, and site development review.
Page 5 of 6
70
ENVIRONMENTAL DETERMINATION:
The City Council's approval of the resolution is not a project under the California
Environmental Quality Act. The measure, if approved by the Dublin electorate, would merely
authorize the City Council to designate, in the future and in its future exercise of discretion,
certain open space lands for commercial development as a means of financing the Dublin
Boulevard extension project. As such, it will not cause a direct physical change in the
environment or cause a reasonably foreseeable indirect physical change in the environment.
Of course, any such potential future exercise of discretion will be subject to the California
Environmental Quality Act's requirements.
STRATEGIC PLAN INITIATIVE:
None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council Agenda was posted.
ATTACHMENTS:
1) Resolution Ordering the Submission to the Qualified Electors of the City of Dublin an
Ordinance Amending a Provision of the Dublin General Plan that was added by the Dublin
Open Space Initiative of 2014; Calling for an Election to be Consolidated with the Statewide
Election to be Held on November 5, 2024; Fixing the Date and Manner of the Election and
the Procedure for Voting Therein; and Providing for Notice Therefor
2) Keyser Marston Report - Commercial Development Opportunities and Fiscal and
Economic Benefits of Dublin Blvd. Extension - East of City Limits to Doolan Road
3) Fire Response Exhibits
Page 6 of 6
71
CITY OF
LIVEIW®RE
C A L I F O R N 1 A
July 15, 2024
Michael McCorriston
Mayor — City of Dublin
Via email: michaeLmccorriston@dublin.ca.gov
Re: My Reaction to Dublin's Proposed Ballot Measure to Annex and Develop Properties
Separating Dublin and Livermore
Dear Mayor McCorriston -
I reviewed the materials prepared by Dublin city staff for item 8.1 on tomorrow's Dublin City
Council agenda. I must say I was shocked with how misleading this item is, given the history of
negotiations between our cities.
Last summer, you came to Livermore's City Council meeting to read a letter from then Mayor
Hernandez about the Dublin Boulevard Extension. As we stated then and as demonstrated in
several MOUs between our cities, Livermore still favors the construction of the road extension,
but there must be a demonstrated benefit for Livermore residents along with prioritizing
Livermore's interests to preserve open space and maintain a considerable visual buffer
between our communities.
The Dublin staff report states that Livermore will provide a contribution of $27 million for the
road. Since the road, as presented in the staff report, will be wholly inside Dublin urban
boundaries after the proposed annexation, per the existing agreements between our cities,
Livermore's contribution to the road will be zero. The voters of Dublin should be provided
some sense of security that the road will actually be built.
These are cynical times and distrust of elected officials is at an all-time high. 1 am therefore
concerned that the video that you are using to convince your residents to support the
extension shows it bounded by open space, with no obvious development until Livermore.
Even more cynical is the name, "Dublin Open Space Initiative" since it eliminates the open
space. At the same time, Dublin's staff maintains that in order to fund this expressway, there
will be solid industrial and commercial buildings from Fallon Road to Doolan Road. Why doesn't
the video show the voters what this will really look like?
The staff report reflects but does not explain the significance of the proposed measure's
attempt to eliminate Dublin voter approval for development along the roadway, nor does the
measure clearly reflect that language is also being added to the existing citizens' initiative.
City Hall
1052 South Livermore Ave., Livermore, CA 94550 www LivermoreCA.gov
Phone: (925) 960-4000 TDD: (925) 960-4104
Letter to Michael McCorriston — Mayor, City of Dublin
July 15, 2024
Page 2 of 2
Also, the ballot question states that a land donation will be made in exchange for development,
but that agreement is not explained anywhere. Those substantive details matter and their
absence is even more noticeable in light of the pandering statement "at no cost to the voters"
that was injected at the beginning of the question. Those actions breed distrust and feed
cynicism.
Our cities jointly approached LAFCO in December 2023 about preserving a portion of the Crosby
property to create a compromise that balances interests of both of our communities.
Livermore still wishes to preserve a reasonable open space buffer between our cities to ensure
there is a visible space instead of urban sprawl, and I would hope that the staff of our two cities
can work together to accomplish, what I see, as a mutually beneficial goal. In the meantime, it
is important that Dublin voters not be misled by the information in the staff report and ballot
measure.
Thank you,
7/7taxxisotoe
Mayor John Marchand
City of Livermore
CITY U1'
LIVE1®RE
CALIF ❑ R N I A
July 15, 2024
Linda Smith
City Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Via email: linda.smith@dublin.ca.gov
Re: Request to Leave a Considerable Portion of the Crosby Properties Undeveloped with Clear Notation in
the Proposed Ballot Measure Language
Dear Linda,
This letter follows up on the discussions between Livermore and Dublin staff concerning Dublin's plans to
develop the unincorporated area between our two cities, comprised of two parcels ("western" and
"eastern") both owned by Mr. Crosby (refer to Attachment 1). I am formally requesting, in line with the
direction given to staff by the Livermore City Council in November 2023, that the City of Dublin continue
negotiations with the City of Livermore to identify a reasonable open space separator between the two
communities to responsibly address priorities of the Livermore residents as outlined in our General Plan and
confirmed through a poll conducted in October -November 2023, and to satisfy requirements of the Alameda
County Measure D that calls for preservation of agricultural lands and protection of open space, watersheds,
and wildlife habitat.
Background
The Cities of Dublin and Livermore have been working cooperatively for a number of years on the Dublin
Boulevard Extension Project ("Project"). The Project includes an approximately 1.6-mile extension of Dublin
Boulevard from Fallon Road in the City of Dublin to North Canyons Parkway in the City of Livermore. This
coordination has included several discussions related to the future land use of the surrounding properties,
namely the properties comprising approximately 180 acres (commonly referred to as the "Crosby
Properties") located in Alameda County, west of Doolan Road and north of Interstate 580 (Assessor Parcel
Numbers [APNs] 905-1-1-2 and 905-1-3-2). Approximately 0.6-mile of the roadway would traverse through
the Crosby Properties.
On May 3, 2016, the Cities of Dublin and Livermore entered into a memorandum of understanding (MOU),
which stated that only development consistent with Alameda County Measure D would be allowed within
this unincorporated area (refer to Attachment 2). On September 25, 2020, Alameda County Transportation
City Hall
1052 South Livermore Ave., Livermore, CA 94550 www.LivermoreCA.gov
Phone: (925) 960-4000 TDD: (925) 960-4104
74
Letter to Dublin re: Crosby Properties
July 15, 2024
Page 2of5
Commission and the Cities of Dublin and Livermore entered into an MOU, which acknowledged that
development in this unincorporated area is subject to Alameda County's land use authority and regulations,
including Measure D (Attachment 3). This unincorporated area is designated by Alameda County as Resource
Management. Measure D limits Resource Management -designated lands to a maximum building intensity
for non-residential uses of .01 Floor Area Ratio (FAR) and a minimum size of 20,000 square feet. One single
family home and associated residential accessory buildings is permitted per parcel, up to a maximum of
12,000 square feet. It should be noted that the Resource Management designation is "intended mainly for
land designated for long-term preservation as open space but may include low intensity agriculture, grazing,
and very low density residential use."
In September 2023, the cities of Dublin and Livermore submitted individual requests to the Alameda County
Local Agency Formation Commission (LAFCo) as part of LAFCo's Municipal Service Review (MSR). The
requests included amending each city's Sphere of Influence (SOI) to include the Crosby Properties within
each respective city's SOI. On May 9, 2024, the Draft MSR was presented to LAFCo for discussion and
feedback. The Draft MSR included a recommendation to LAFCo to not make any changes to the SOI
boundaries surrounding the Crosby Properties at this time. The Draft MSR will be released for a 30-day
public review period prior to returning to LAFCo for final action at their September 12, 2024 meeting.
At the October 9, 2023, Livermore City Council meeting, Livermore staff was directed to conduct a citywide
poll to reaffirm Livermore residents' interests in preserving open space and the scenic corridor in Doolan
Canyon, consistent with the Livermore General Plan policies. Livermore General Plan Policy CC-1.1 P1
prohibits structural development in hillside areas involving skylines, ridgelines, or silhouettes and Policy CC-
1.1 P2 prohibits intensive development of the hills and requires development to be located, sited and
designed to fit and be subordinate to the natural landforms. In addition, Livermore's City's General Plan
includes goals and policies to maintain a greenbelt between the City of Dublin and City of Livermore and
preserve open space and agricultural uses. Specifically, Policy CC-1.1 P6 states that the City shall maintain an
area of non -urbanized land surrounding Livermore to serve as a buffer between communities. Uses that are
considered compatible with this area include agriculture, grazing, open space, recreation, and reclaimed
sand and gravel extraction. Please refer to Attachment 4 for the City Council staff report, which outlines the
long-standing open space preservation policies.
A citywide poll was conducted by the City of Livermore from October 30 through early November 2023, and
the results were shared publicly at the November 13, 2023, Livermore City Council meeting. Through the
poll, Livermore residents reaffirmed a high level of support for maintaining open space between the two
cities with a majority of residents strongly supporting maintaining this area as open space. As a result, the
Livermore City Council directed staff to negotiate with the City of Dublin to address Livermore residents'
preferences and approved the negotiating priorities which included preserving an adequate open space
buffer between the two cities. Please refer to Attachment 5 for the City Council staff report.
Consistent with the above direction, the existing Livermore General Plan policies, polling results and County
Measure D restrictions, City of Livermore staff met with Mr. Crosby in November 2023 to discuss limitation
of development of the Crosby Properties. Mr. Crosby made it clear that he was interested in developing both
parcels by annexing them into the City of Dublin and indicated that he had been negotiating the
development with the City of Dublin since 2011.
75
Letter to Dublin re: Crosby Properties
July 15, 2024
Page 3 of 5
Staff from the cities of Livermore and Dublin have had several discussions about the Crosby Properties. On
December 26, 2023, the Cities of Dublin and Livermore submitted a joint letter to Alameda County LAFCo to
inform LAFCo staff that the cities are working collaboratively to reach a compromise related to land use
planning for the Crosby Properties (Attachment 6). The joint letter included a commitment for the cities to
achieve a compromise by Summer 2024.
Livermore's Request
The City of Livermore has reviewed the language of the ballot measure proposed by Dublin staff for
November 2024, with the intent of annexing and developing both Crosby properties. The proposed measure
language, included in the staff report, is as follows:
"Notwithstanding anything to the contrary in the Dublin Open Space Initiative of 2014 and
this Section 2.8, the City shall not be prevented from designating for commercial
development, consistent with what is permitted on the lands to the immediate west and
within the City limits, the portion of the property east of the Dublin Eastern Urban Limit
Line up to the Livermore city boundary and along the proposed extension of Dublin
Boulevard to North Canyons Parkway, up to 1,200 feet north of Interstate 580 (the "1,200
foot line"). Notwithstanding the geographic limitations in the previous sentence,
commercial development may be approved in the portion north of the 1,200 foot line to the
west of Cottonwood Creek, so long as the total area of developed land does not exceed 80
acres, thus ensuring that at least 100 acres of the property are preserved as open space.
The City Council in determining whether to give such authorization shall be required to
find that the proposed commercial development would contribute substantially to the
funding of the construction and/or maintenance of the Dublin Boulevard extension, and
that water supply and wastewater service is assured for any development. If such future
commercial development is authorized by the Council, the other provisions of the Dublin
OpenSpace Initiative of 2014 and this section 2.8 shall not apply to it."
We are disappointed that the proposed ballot language does not take into consideration Livermore's
interests and find this inconsistent with our mutual commitment to negotiate as expressed in our joint letter
to LAFCo.
In addition, it is our interpretation that the Dublin City Council's action would be subject to compliance with
the California Environmental Quality Act (CEQA) because it may result in an effect on the environment. The
ballot question approves language for Dublin to accept a land donation in exchange for commercial
development. However, the proposed ballot language does not include any environmental analysis, nor is it
accompanied by a development proposal. Environmental analysis would allow Dublin and Livermore
residents and the City of Livermore staff to better understand the proposed measure and the associated
development of the Crosby properties, the potential impacts and tradeoffs, and provide an opportunity to
provide comments. That CEQA analysis is required now because there is a casual link between the
development opportunities being exchanged for the land being donated and the financial effect of the
development anticipated by the Keyser Marston report.
76
Letter to Dublin re: Crosby Properties
July 15, 2024
Page 4 of 5
Lastly, we find Dublin's staff report misleading in noting that Livermore would be contributing financially to
the cost of the Dublin Boulevard extension if the Crosby properties are annexed into Dublin. As clearly
stipulated in the MOUs related to the Dublin Boulevard extension and confirmed by you verbally during our
meetings, Livermore's contribution to the project would go away if the properties are annexed into Dublin.
In addition, Dublin would be required to reimburse Livermore for the costs of PS&E currently estimated at
$135,270. Lastly, ongoing maintenance of the road would be solely Dublin's responsibility.
As noted above, multiple City of Livermore policies, as well as residents' expectations recently verified
through a citywide poll, support maintaining an adequate greenbelt separating the two communities. In
addition, Dublin and Livermore's joint letter to LAFCo contains a mutual pledge to work on a compromise
concerning the Crosby properties. Therefore, the City of Livermore is formally requesting that the City of
Dublin commit to continuing negotiations to identify an adequate open space separator between our two
communities. The City of Livermore is open to exploring property acquisition with Mr. Crosby to preserve
the land identified through these negotiations as open space.
We request that the City of Dublin continue negotiations with the City of Livermore, specifically mention
the preservation of a considerable portion of the Crosby Property in its proposed ballot measure, clarify
how annexation would shift the entire financial responsibility for Dublin Boulevard extension construction
and maintenance to Dublin, and provide an opportunity for the City of Livermore and other interested
parties to analyze and comment on the impacts of this proposal through a required environmental
analysis. With this balanced approach that addresses Dublin's interest in development and Livermore and
Alameda County's interests in open space preservation, we look forward to preparing a joint request to
LAFCo in the coming months. Please include a copy of this letter for the record with item 8.1 on the July 16th
Dublin City Council agenda.
We look forward to continuing our monthly meetings with you and your staff to implement the above
strategy, and to continue working together on planning the Dublin Boulevard extension. As always, please
let me know if I can answer any questions.
Sincerely,
Marianna Marysheva
City Manager
77
Letter to Dublin re: Crosby Properties
July 15, 2024
Page 5of5
Attachments:
1. Map of the Crosby Properties
2. Memorandum of Understanding between the Cities of Dublin and Livermore dated May 3, 2016
3. Memorandum of Understanding between Alameda County Transportation Commission and the Cities
of Dublin and Livermore dated September 25, 2020
4. Livermore City Council staff report dated October 9, 2023
5. Livermore City Council staff report dated November 13, 2023
6. City of Dublin and City of Livermore Joint Letter to Alameda County LAFCo dated December 26, 2023
78
Attachment 1
• 'p.E
t
, 1 Prwq!ar!si, rely 4 itt.#^e
4
City of Dublin
Alameda County -
Crosby Properties
Eastern
Parcel
Western
Parcel
City of
Livermore
Dublin City Limits
Livermore
City Limits
Crosby Propeilies
79
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ATTACHMENT 2
MEMORANDUM OF UNDERSTANDING
BETWEEN CITY OF LIVERMORE AND CITY OF DUBLIN
FOR THE DUBLIN BOULEVARD/NORTH CANYONS PARKWAY EXTENSION PROJECT
(INITIAL PRELIMINARY DESIGN PHASE)
Al
This MEMORANDUM OF UNDERSTANDING, dated as of the day of f}t'-y ,
2016 (this "MOU"), is entered into by the City of Livermore, a Municipal Corporation
("LIVERMORE") and the City of Dublin, A Municipal Corporation ("DUBLIN").
SECTION I - RECITALS
A. The Dublin Boulevard/North Canyons Parkway Extension Project is a project to
connect existing Dublin Boulevard in DUBLIN to North Canyons Parkway in
LIVERMORE (the "ROADWAY"), an approximate distance of 8,100 feet, shown in
FIGURE 1 attached hereto and incorporated herein by reference (the "PROJECT").
B. DUBLIN's general plan reflects an ultimate six lane configuration within the
PROJECT limits. LIVERMORE's general plan . reflects four lanes within the
PROJECT limits. Both Livermore and Dublin would like to reconcile the planned
number of lanes within the PROJECT limits to meet future transportation needs.
C. The PROJECT is included in DUBLIN's Eastern Dublin Traffic Impact Fee program,
which has been accumulating partial funding for the PROJECT.
D. The PROJECT is included in LIVERMORE's Traffic Impact Fee Program, which has
been accumulating partial funding for the PROJECT.
E. The PROJECT is included in the Alameda Countywide Transportation Plan and the
Plan Bay Area, a transportation blueprint of Countywide and 9 Bay Area Counties,
respectively.
F. LIVERMORE and DUBLIN have been coordinating regarding the extension of the
ROADWAY, and agree that the ROADWAY will generally follow a horizontal
alignment parallel to 1-580. The precise alignment is expected to he developed as
part of the PROJECT.
G. The PROJECT will require a traffic study be completed and a preliminary design be
drafted prior to any construction.
H. The ROADWAY alignment will traverse through lands within unincorporated
Alameda County between the LIVERMORE and DUBLIN jurisdictional boundaries.
LIVERMORE and DUBLIN understand that on -going support will be required from
Alameda County in the implementation of the PROJECT and agree that the
PROJECT will be coordinated with Alameda County prior to the City Council of either
DUBLIN or LIVERMORE taking any action to approve construction of the PROJECT.
I. LIVERMORE and DUBLIN recognize that the lands within unincorporated Alameda
County between the LIVERMORE and DUBLIN jurisdictional boundaries are outside
of either jurisdiction's urban growth boundary. Development of this area is governed
by Alameda County Measure D.
ATTACHMENT 1
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J. The parties intend to define herein the understanding by which LIVERMORE and
DUBLIN are to implement the initial preliminary design phase of the PROJECT.
SECTION 11- UNDERSTANDING
Now, therefore, in exchange for DUBLIN's promises to undertake the studies and design
work for the portions of the PROJECT located within LIVERMORE pursuant to the provisions
below, and for LIVERMORE'S promises to authorize and reimburse DUBLIN to undertake such
studies and design work pursuant to the provisions below, LIVERMORE and DUBLIN agree as
follows:
1. PURPOSE. The purpose of this MOU is to set forth the parties' goals and expectations with
respect to implementing the initial preliminary design phase (the "Preliminary Engineering")
of the PROJECT. The Preliminary Engineering will be accomplished through the completion
of a Traffic Study and the Initial Preliminary Design, as further explained under Section 11.2
and 11.3 of this MOU. This MOU shall only be construed to create the specific rights and
obligation set forth herein, and is not intended, and shall not be construed, to create any
rights or obligations beyond those that do not otherwise exist under the law.
2. TRAFFIC STUDY. DUBLIN'S General Plan recommends six lane capacity for the
PROJECT. Livermore's General Plan recommends four lane capacity for the PROJECT.
Due to the changes to land uses in the PROJECT vicinity, it is possible that a different
capacity is now needed. DUBLIN will conduct a traffic study for the PROJECT to determine
the ultimate capacity (number of lanes) of the ROADWAY to be located in the entire
PROJECT area which includes portions of DUBLIN, LIVERMORE and unincorporated
portions of Alameda County. The scope of work, fee, and selection of consultants for the
traffic study will be approved by LIVERMORE's City Engineer prior to DUBLIN'S
commencement of the study. Where the study is conducted within the jurisdictional
boundaries of LIVERMORE the study will be conducted to the satisfaction of LIVERMORE,
in accordance with LIVERMORE standards and requirements. Parties to this MOU
understand that changes to the PROJECT capacity (number of lanes) may require
amendments to the General Plans and any associated planning documents. Any necessary
General Plan amendments will be processed and funded exclusively by the jurisdiction(s)
performing the amendments. Furthermore, parties to this MOU understand that certain lands
within the PROJECT limits are under the jurisdiction of the Alameda County and any
changes to the land use in this area must be approved by the Alameda County. Such
approval will be coordinated by both parties to this MOU. This MOU does not commit either
DUBLIN or LIVERMORE to construct any aspect of the PROJECT and does not commit
either DUBLIN or LIVERMORE to alter their General Plans or make any other changes to
land use regulations. As such, this MOU does not reasonably have the potential to impact
the environment and does not constitute a project for the purposes of the California
Environmental Quality Act (CEQA). Before approvals to move forward with construction of
the PROJECT occurs and before any land use regulation of either DUBLIN or LIVERMORE
is altered, each City will ensure that any requirements of CEQA are fulfilled.
3. INITIAL PRELIMINARY DESIGN. DUBLIN will complete the initial preliminary design for the
PROJECT within LIVERMORE and DUBLIN. The scope of work, fee, and selection of
consultants for the initial preliminary design will be approved by LIVERMORE prior to
DUBLIN'S commencement of the design work. The initial preliminary design of the
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PROJECT will determine the street cross -sections, preferred horizontal and vertical
ROADWAY alignment, generate a right-of-way base map, and develop a planning level cost
estimate. The initial preliminary design shall accommodate the planned extension of BART
to Livermore. The initial preliminary design shall identify appropriate access points to land
fronting the PROJECT. Abutters' rights shall be restricted along the roadway through
unincorporated Alameda County to only allow development consistent with Alameda County
Measure D. All engineering and design work performed in or regarding work to be
performed in LIVERMORE shall be performed to the satisfaction of LIVERMORE.
4. INVOICING AND PAYMENT.
a. DUBLIN will invoice LIVERMORE for reimbursement of DUBLIN'S consultant
costs incurred in performing the traffic study and initial preliminary design phase tasks under
this MOU no less than quarterly. LIVERMORE will reimburse DUBLIN twenty percent (20%)
of the cost for traffic study and initial preliminary design of the PROJECT no later than 30
days after receipt of an invoice from DUBLIN. DUBLIN and LIVERMORE agree that this
twenty percent cost allocation is a rough reflection of the PROJECT area contained in each
of their respective jurisdictions, as demonstrated in FIGURE 1 attached hereto.
b. If either party is successful in receiving grant funding for the traffic study and
preliminary design phase, grant funding will be used first for this work and will be shared on
the basis of the ratio of cost sharing under Section II.4.a. Each party will provide the local
match, if required, on the basisof the cost sharing ratio outlined in Section II.4.a,
c. Excluding the costs of the traffic study and initial preliminary design phase,
LIVERMORE and DUBLIN will divide the remaining costs for the PROJECT as follows:
DUBLIN and LIVERMORE will split all costs of the PROJECT related to construction in
Alameda County on a 50-50 basis. DUBLIN will be responsible for all costs associated with
the PROJECT in its jurisdiction. LIVERMORE will be responsible'for all costs associated
with the PROJECT in its jurisdiction.
5. FUTURE PROJECT PHASES. LIVERMORE and DUBLIN agree to jointly seek funding for
future PROJECT phases, including, but not limited to, preliminary engineering, right-of-way,
and construction phases. Potential grant funding includes Alameda County Transportation
Commission Measure BB. At the time DUBLIN and LIVERMORE intend to proceed with
future PROJECT phases, DUBLIN and LIVERMORE shall enter into an agreement for future
PROJECT phases.
6. HOLD HARMLESS.
a. Nothing in this MOU is intended to affect the legal liability of any party by
imposing any standard of care, with respect to the work performed hereunder, different from
the standard of care imposed by law.
b. DUBLIN shall defend, hold harmless, and indemnify LIVERMORE, and its
officers, agents and employees, against any and all claims, demands, damages, costs,
expenses or liability related to or arising out of DUBLIN'S performance of this MOU, except
for liability arising out of the sole negligence or willful misconduct of LIVERMORE, or its
officers, agents or employees.
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c. LIVERMORE shall defend, hold harmless, and indemnify DUBLIN, and its
officers, agents and employees, against any and all claims, demands, damages, costs,
expenses or liability related to or arising out of LIVERMORE'S performance of this MOU,
except for liability arising out of the sole negligence or willful misconduct of DUBLIN, or its
officers, agents or employees.
d. DUBLIN will ensure that each contract it enters into with a consultant or
contractor for work on the PROJECT requires the contractor or consultant to defend, hold
harmless, and indemnify LIVERMORE, and its officers, agents and employees, against any
and all claims, demands, damages, costs, expenses or liability related to or arising out of the
contractor's or consultant's work on the PROJECT, except for liability arising out of the sole
negligence or willful misconduct of LIVERMORE, or its officers, agents or employees.
7. TERM OF MOU. This MOU shall expire upon the completion of the tasks set forth in Section
11.2 and 11.3 of the MOU or within five (5) years of the date this MOU is fully executed,
whichever comes first.
8. MOU MODIFICATION. This MOU shall be subject to modification only with the written
consent of each party hereto. No party shall unreasonably withhold its consent to
modification for the implementation and accomplishment of the overall purpose for which
this MOU is made.
9. ACCOUNTABILITY. The parties shall provide strict accountability of any and all funds and
shall report to each other all receipts and disbursements.
10. USE OF FUNDS. Funds contributed for the PROJECT shall be used solely for the
PROJECT.
11. MOU CONSTRUCTION. The section headings and captions of this MOU are, and the
arrangement of this instrument is, for the sole convenience of the parties to this MOU. The
section headings, captions and arrangement of this instrument do not in any way affect,
limit, amplify or modify the terms and provisions of this MOU.
12. ENTIRE MOU. This MOU contains the entire understanding of the parties relating to the
subject matter of this MOU. No promise, representation, warranty or covenant not included
in this MOU has been or is relied upon by any party.
13. COUNTERPARTS. This MOU may be executed in any number of counterparts, each of
which when executed and delivered shall be deemed to be an original with all counterparts
constituting but one and the same instrument. The execution of this MOU will not become
effective until counterparts have been executed by both parties. Faxed signatures on this
MOU or any notice, consent, or amendment required under this MOU are binding.
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14. NOTICES. All correspondence regarding this MOU, including invoices, payments, and
notices shall be directed to the following persons at the following addresses and facsimile
numbers, which may be changed by written notice from one party to the other:
LIVERMORE:
Bob Vinn, Assistant City Engineer
1052 S. Livermore Avenue
Livermore, CA 94550
FAX: (925) 960-4504
Cc: City Attorney, City Engineer
DUBLIN:
Gary Huisingh, Public Works Director
100 Civic Plaza
Dublin, CA 94568
Fax: (925) 833-6628
15. GOVERNING LAW: VENUE. This MOU will be governed and construed in accordance with
California law. The venue of any litigation arising out of this MOU will be Alameda County.
[Signatures appear on following page.]
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ATTACHMENT 2
IN WITNESS WHEREOF, the parties have each executed this MOU as of the date first
• set forth above.
LIVER ►! ,! RE: DUBLIN:
By: �/" �/�." _ _ By:
Roberts, Manager Christopher L. Foss, City Manager
APPROVED AS TO FORM: t' APPROVED AS TO FORM:
By:
Robert Mahlowitz,
Attomey
Assistant City
6
By:
Jotin Bakker, City Attorney
ATTACHMENT 1
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Figure 1. Proposed Extension of Dublin Boulevard — North Canyons Parkway
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Planning Area
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DocuSign Envelope ID: 6433A7B9-4C34-4F08-93DD-BE4955FFDD6F
ATTACHMENT 3
COOPERATIVE AGREEMENT FOR THE
DUBLIN BOULEVARD/NORTH CANYONS PARKWAY EXTENSION PROJECT'S
PS&E PHASE BETWEEN ALAMEDA COUNTY TRANSPORTATION COMMISSION,
CITY OF LIVERMORE, AND CITY OF DUBLIN
This COOPERATIVE AGREEMENT, dated as of the day of , 2020 (this
"AGREEMENT"), is entered into by, among, and between the Alameda County Transportation
Commission, a joint powers agency ("Alameda CTC"), the City of Livermore, a municipal
corporation ("LIVERMORE"), and the City of Dublin, a municipal corporation ("DUBLIN").
Alameda CTC, LIVERMORE and DUBLIN are each individually referred to as a "PARTY"
and collectively referred to as the "PARTIES."
RECITALS
A. DUBLIN proposes to extend Dublin Boulevard from its current terminus at Fallon Road
for an approximate distance of 8,300 feet to connect to North Canyons Parkway in
LIVERMORE as further defined in this AGREEMENT ("PROJECT").
B. The PARTIES agree that the PROJECT will generally follow a horizontal alignment
parallel to 1-580. The PROJECT alignment from Fallon Road to North Canyons
Parkway will traverse through an unincorporated area of Alameda County between the
jurisdictional boundaries for DUBLIN and LIVERMORE. PARTIES acknowledge that
the unincorporated area of Alameda County between the jurisdictional boundaries for
LIVERMORE and DUBLIN is outside their respective urban growth boundaries, and
that development in that area is subject to Alameda County's land use authority and
regulations, including Measure D.
C. The PROJECT is included in the Alameda Countywide Transportation Plan and in the
Plan Bay Area 2040.
D. The PROJECT is included in DUBLIN's Eastern Dublin Traffic Impact Fee program,
which has accumulated partial funding for the PROJECT.
E. The PROJECT is included in LIVERMORE's Traffic Impact Fee Program, which has
accumulated partial funding for the PROJECT.
F. The PROJECT consists of the following four key implementation phases that are
defined in this AGREEMENT:
• PE Phase
• PS&E Phase
• Right -of -Way Certification Phase
• Construction Phase
G. DUBLIN is and has served as the PROJECT SPONSOR, as defined in this
AGREEMENT, for the PROJECT and is the IMPLEMENTING AGENCY, as defined in
this AGREEMENT, for the PE Phase for the Project.
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H. Alameda CTC will be the IMPLEMENTING AGENCY for the PS&E Phase, as defined
in this AGREEMENT, for the PROJECT.
I. On May 3, 2016, DUBLIN and LIVERMORE entered into a Memorandum of
Understanding ("MOU") attached hereto as Attachment 1, to complete the PE Phase
for the PROJECT.
J. In coordination with Alameda CTC and LIVERMORE, DUBLIN is completing the PE
Phase for the PROJECT. The PE Phase has progressed successfully and is
anticipated to be completed in 2020. DUBLIN retained a consultant for the PE Phase
work (see DUBLIN City Council Resolution 161-16 attached as Attachment 2). As
provided for in section 4 of the MOU, LIVERMORE is reimbursing DUBLIN for 20% of
the consultant's costs paid by DUBLIN for work on the PE Phase.
K. The PARTIES have secured adequate funding from various sources for the PS&E
Phase for the PROJECT.
L. Alameda CTC supports this PROJECT and on April 27, 2017, agreed to provide
Measure BB funding, staff, and resources for both the PE Phase and for the upcoming
PS&E Phase. On March 28, 2019, Alameda CTC agreed to be the IMPLEMENTING
AGENCY, as that term is defined in this AGREEMENT.
M. The PARTIES now wish to enter into this AGREEMENT to confirm their joint
commitment to the PROJECT and to establish the general terms, the various roles
and responsibilities each PARTY will perform, and actions needed to be taken to
complete the PS&E Phase of the PROJECT.
N. The PARTIES are interested in continuing to work together in good faith to define the
assignment and coordination of the various tasks and responsibilities needed to
effectuate the PS&E Phase of the PROJECT.
O. The PARTIES have not yet identified or secured funding for the Right -of -Way
Certification Phase and the Construction Phase for the PROJECT, as those phases
are defined in this AGREEMENT. Nevertheless, PARTIES desire to work in
coordination to secure local and regional funding for those remaining phases.
P. The PARTIES understand that they will need to enter into a future agreement to define
their respective roles and responsibilities related to Right -of -Way Certification Phase
and Construction Phase before that work can proceed.
AGREEMENT
NOW, THEREFORE, the PARTIES hereby agree that the aforementioned recitals are true
and correct, and further agree as follows:
SECTION I - DEFINITIONS
The following terms in this AGREEMENT shall have the following meanings:
"Alameda Countywide Transportation Plan" means the long-range policy document
approved by Alameda CTC in July 2016 that guides decisions and articulates the vision
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for Alameda County's transportation system over a 25-year planning horizon.
"DSRSD" means the Dublin San Ramon Services District, the agency that provides
wastewater collection and treatment for DUBLIN, Pleasanton, and the southern portion of
San Ramon.
"FUTURE PROJECT PHASES" means the PS&E Phase, Right -of -Way Certification
Phase, and Construction Phase for the PROJECT, as those phases are defined herein.
"1-580" means Interstate 580.
"LOCAL SUPPORT COST" means staff and consultant costs incurred respectively by
DUBLIN and LIVERMORE to review and inspect the PROJECT plans, specification and
estimates for the PROJECT, as well as their respective fees and costs for encroachment
permits, investigations, reviews, inspections, and certifications for those portions of the
PROJECT in their respective jurisdictions.
"MATCHING FUNDS" means the monies that must be provided by grant applicants from
other sources as a condition to receive grant funds from an awarding agency.
"Measure BB" means the measure approved by Alameda County voters in November
2014 authorizing an extension of the previously approved transportation sales tax,
Measure B, and authorizing an additional'/ cent sales tax.
"Measure D" means the initiative approved by Alameda County voters approved in
November 2000, also known as "Save Agriculture and Open Space Lands Initiative."
"Plan Bay Area 2040" means the nine -county regional transportation plan approved by the
Association of Bay Area Governments and the Metropolitan Transportation Commission
in July 2017 that guides decisions and articulates the vision for the nine -County Bay Area
region's transportation system over a 25-year planning horizon.
"PROJECT" means the Dublin Boulevard/North Canyons Parkway Extension Project to
connect Dublin Boulevard in Dublin from its terminus at Fallon Road to North Canyons
Parkway in Livermore with an approximate distance of 8,300 feet, as shown in FIGURE 1
and detailed in Attachment 3.
"PROJECT ENVIRONMENTAL DOCUMENTS" means the documents that were prepared
during the PE PHASE, and that include the Environmental Impact Report (EIR) prepared
pursuant to the California Environmental Quality Act, and the Environmental Assessment
(EA) prepared pursuant to the requirements of National Environmental Policy Act.
"PROJECT MAINTENANCE" means all activities to maintain, repair, and replace the
PROJECT, and any parts thereof after the PROJECT is completed, which includes but is
not limited to, the following: street rehabilitation; traffic signals, street lighting, and
electrical equipment; utility costs and charges for operating electrical equipment for the
PROJECT; the Cottonwood Creek Bridge and associated structures; landscaping,
watering, weed abatement; the associated stormwater treatment and conveyance system;
and PROJECT mitigation monitoring.
"PROJECT PHASES" means the following four key phases of the PROJECT:
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"PE Phase" means the phase during which the preliminary engineering for the
PROJECT is completed, including: the completion of a traffic study to determine
the required number of travel lanes; certification and/or approval of the PROJECT
environmental documents; finalization of the PROJECT alignment; and
preparation of preliminary engineering level plans and estimates.
"PS&E Phase" means the phase during which the plans, specifications, and
estimates for the PROJECT will be determined and produced. Right -of -Way
design, appraisal and engineering work will also be completed during this phase.
The PS&E Phase scope of work to be performed by the IMPLEMENTING
AGENCY is defined in Attachment 4.
"Right -of -Way Certification Phase" means the phase during which the acquisition
and certification of land needed for the PROJECT will be performed.
"Construction Phase" means the phase during which the PROJECT will be
constructed.
"Traffic Impact Fee Program" means the respective programs in DUBLIN and
LIVERMORE for a planned approach to collect fees from new or proposed development
projects to pay for all or a portion of the costs of providing transportation infrastructure.
"Urban growth boundary" means the respective regional boundaries established for
DUBLIN and LIVERMORE to control urban sprawl, mandating that the area inside the
boundary be used for urban development and the area outside be preserved in its natural
state or used for agriculture.
SECTION II — COOPERATION ON THE PROJECT
1. PURPOSE. The purpose of this AGREEMENT is to define the PROJECT PHASES and the
respective duties and responsibilities for each PARTY to implement the PS&E Phase for the
PROJECT. This AGREEMENT is not intended to, and shall not be interpreted to, create any
specific duties or responsibilities for a PARTY that is not set forth herein or that does not
otherwise exist under the law independent from this AGREEMENT. This AGREEMENT is
intended solely for the benefit of the PARTIES and shall not be construed to create any rights
in any other persons or entities.
2. DUTIES AND RESPONSIBILITIES. The PARTIES have the following duties and
responsibilities, respectively:
a. IMPLEMENTING AGENCY. Alameda CTC is the IMPLEMENTING AGENCY for the
PROJECT during the PS&E Phase. As the IMPLEMENTING AGENCY, Alameda CTC will
implement the PROJECT and control all aspects of project management, including
selecting consultants, overseeing PARTIES' commitments, and implementing all day-to-
day PROJECT control elements for the PS&E Phase. Prior to the completion of the PS&E
Phase, the PARTIES shall meet and confer to identify which PARTY will be the
IMPLEMENTING AGENCY for the Right -of -Way Certification Phase and the Construction
Phase for the PROJECT.
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b. PROJECT SPONSOR. DUBLIN is the PROJECT SPONSOR for the PROJECT and for
all FUTURE PROJECT PHASES for the PROJECT. As the PROJECT SPONSOR, Dublin
will coordinate the PROJECT, ensure all PROJECT activities are completed in a timely
manner by the IMPLEMENTING AGENCY (including those portions of the PROJECT
located within unincorporated area of Alameda County and LIVERMORE), and is
responsible for coordinating the work for the PROJECT and all FUTURE PROJECT
PHASES. As the PROJECT SPONSOR, DUBLIN is responsible for advocating for the
PROJECT during any future updates to the regional, state and federal planning
documents for the PROJECT. As the PROJECT SPONSOR, DUBLIN is also the PARTY
primarily responsible for finding PROJECT funding.
c. LOCAL SUPPORT COSTS. DUBLIN and LIVERMORE will fund their respective shares
of any LOCAL SUPPORT COSTS to implement the PS&E Phase for the Project.
3. ROADWAY CAPACITY. DUBLIN, in coordination with the other PARTIES, has completed a
traffic study for the PROJECT for the PROJECT ENVIRONMENTAL DOCUMENTS, and has
determined the needed capacity of ROADWAY is as follows, as shown in Figure 1 attached
to this AGREEMENT: a six -lane segment from Fallon Road to Croak Road in DUBLIN ; and,
a four -lane segment from Croak Road and through the unincorporated area of Alameda
County to North Canyons Parkway in LIVERMORE.
4. PROJECT MAINTENANCE. PARTIES acknowledge that PROJECT MAINTENANCE will be
required after the PROJECT's completion. DUBLIN and LIVERMORE will be responsible for
PROJECT MAINTENANCE costs for those portions of the PROJECT in their respective
jurisdictions after the PROJECT is accepted as complete. Prior to the completion of the
PROJECT CONSTRUCTION PHASE, the PARTIES shall meet and confer to identify who will
be responsible for the costs to maintain that portion of the PROJECT in the unincorporated
area of Alameda County.
5. FUTURE AMENDMENT OR A NEW AGREEMENT. The PARTIES agree to meet and confer
to define the roles and responsibilities of each PARTY related to Right -of -Way Certification
Phase and the Construction Phase for the PROJECT.
6. PROJECT FUNDING AND COST SHARING. The PARTIES shall fund the PROJECT
PHASES as set forth below and as outlined in Table 1:
a. PE Phase funding has been secured and no additional funding is needed.
b. DUBLIN, as a PROJECT SPONSOR and the implementing agency for the PE phase, has
received Measure BB funding for the PE Phase and PS&E Phase through Alameda CTC's
2018 Comprehensive Investment Plan approved on April 27, 2017, and DUBLIN shall
commit that portion of the Measure BB funding to the PS&E Phase for the PROJECT.
c. Work for right-of-way design, appraisal and engineering, as part of the PS&E Phase, will
be in support of the right-of-way identified in Dublin's Ordinance 10-19 (Attachment 4)
including supporting easements in order to construct and operate the roadway as defined
in the PROJECT ENVIRONMENTAL DOCUMENTS.
d. Alameda CTC acknowledges that MATCHING FUNDS are not required for the PS&E
Phase of the PROJECT. Alameda CTC will be responsible to administer funds awarded
in the 2018 Comprehensive Investment Plan.
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e. Funding for the Right -of -Way Certification Phase and Construction Phase for the Project
has not been secured by the PARTIES. It is understood and agreed by the PARTIES that
additional funding is required to complete the Right -of -Way Certification Phase and
Construction Phase for the PROJECT. The PARTIES agree to work collaboratively to
pursue regional, state, and federal funding and support efforts by the PROJECT
SPONSOR and IMPLEMENTING AGENCY to secure needed PROJECT funding for
Right -of -Way Certification Phase and Construction Phase for the PROJECT.
f. DUBLIN and LIVERMORE will independently or jointly seek grant funding for the Right -
of -Way Certification Phase and Construction Phase for the PROJECT. All funding
requests will be coordinated among the PARTIES.
g.
It is agreed by DUBLIN and LIVERMORE that LOCAL SUPPORT COSTS will be funded
by each jurisdiction through its own funding sources and separate from the funds already
allocated to the PROJECT.
h. The PARTIES agree that any changes to the PS&E Phase scope of work set forth in
Attachment 5 must be unanimously approved in writing by all PARTIES. If the PARTIES
agree to a change that triggers a need for additional funding beyond what is available for
the PS&E Phase costs as defined in Table 1, then the PARTIES shall meet and confer to
determine how to secure funding for those additional costs.
i. The PS&E Phase costs are associated with utility related improvements may be funded
by the respective utility company. For the purpose of this AGREEMENT, such costs are
included in the PS&E Phase cost (Table 1). The PARTIES agree that consultation with the
utility companies will be needed during the PS&E Phase. If there are any changes to the
PS&E scope of work related to utilities that results in additional costs for the PS&E Phase,
then the PARTIES shall meet and confer to determine how to secure funding for those
additional costs.
j.
The PARTIES agree that DUBLIN will be responsible for negotiating the costs associated
with DSRSD services inside DUBLIN jurisdiction during the PS&E Phase and if such costs
are determined to be DSRSD's responsibility to fund, then PS&E Phase costs in Table 1
will be reduced by the same amount without the need for an amendment to this
AGREEMENT. If the DSRSD related utility work costs exceed the PS&E Phase costs
(Table 1), then the PARTIES shall meet and confer to determine how to secure funding
for those additional costs.
k. The PARTIES agree that DUBLIN and LIVERMORE shall be responsible for any fees for
encroachment permits, investigations, reviews, inspections, and certifications for those
portions of the PROJECT in their respective jurisdictions. The PARTIES further agree to
meet and confer prior to the completion of the PROJECT CONSTRUCTION PHASE to
determine how to apportion among and between the PARTIES any fees for encroachment
permits, investigations, reviews, inspections, and certifications imposed by Alameda
County for those portions of the PROJECT in the unincorporated area of Alameda County.
7. PROJECT COST SHARING FOR LOCAL MATCH FOR RIGHT-OF-WAY CERTIFICATION
PHASE AND CONSTRUCTION PHASE FOR THE PROJECT. LIVERMORE and DUBLIN
agree that any requirements for MATCHING FUNDS associated with grant funding for the
Right -of -Way Certification Phase or the Construction Phase for the PROJECT shall be divided
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between themselves as follows: DUBLIN and LIVERMORE will split MATCHING FUND
requirements for work in the unincorporated area of Alameda County on a 50-50 basis.
DUBLIN and LIVERMORE will be responsible for MATCHING FUND requirements for work
associated with the Right -of -Way Certification Phase and Construction Phase for the
PROJECT in their respective jurisdictions. The PARTIES agree to meet and confer to
memorialize details associated with the PROJECT cost sharing for MATCHING FUND
requirements for the Right -of -Way Certification Phase and the Construction Phase for the
PROJECT.
8. HOLD HARMLESS.
a. Nothing in this AGREEMENT is intended to affect the legal liability of any PARTY by
imposing any standard of care, with respect to the work performed hereunder, different
from the standard of care imposed by law.
b. The PARTIES agree that they shall mutually defend, hold harmless, and indemnify each
other and their respective elected and appointed officials, officers, agents, and employees,
against any and all claims, demands, damages, costs, expenses, or liability related to or
arising out of each PARTY's own individual performance of this AGREEMENT, except for
liability arising out of the PARTY's sole negligence or willful misconduct of DUBLIN,
LIVERMORE, and/or ALAMEDA CTC, and/or any officer, agent, or employee of the
respective PARTY.
c. Each PARTY will ensure that any contract it enters into with a consultant or contractor for
work on PROJECT requires the contractor or consultant to defend, hold harmless, and
indemnify all other PARTIES, and their officers, agents, and employees, against any and
all claims, demands, damages, costs, expenses, or liability related to or arising out of the
contractor's or consultant's work on the PROJECT, except for liability arising out of the
sole negligence or willful misconduct of said PARTY, or its officers, agents, or employees.
9. TERM OF AGREEMENT. This AGREEMENT shall expire upon the completion of the PS&E
Phase, but may be terminated earlier by a written mutual consent signed by all of the
PARTIES.
10. AGREEMENT MODIFICATION. This AGREEMENT shall be subject to modification only with
the written consent of each PARTY hereto. No PARTY shall unreasonably withhold its consent
to modification for the implementation and accomplishment of the overall purpose for which
this AGREEMENT is made.
11. ACCOUNTABILITY. The PARTIES shall provide strict accountability of any and all funds and
shall report to each other all receipts and disbursements.
12. USE OF FUNDS. Funds contributed for the PROJECT, as shown in Table 1, shall be used
solely for the PROJECT.
13. AGREEMENT CONSTRUCTION. The section headings and captions of this AGREEMENT
are, and the arrangement of this instrument is, for the sole convenience of the PARTIES to
this AGREEMENT. The section headings, captions, and arrangement of this instrument do
not in any way affect, limit, amplify, or modify the terms and provisions of this AGREEMENT.
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14. ENTIRE AGREEMENT. This AGREEMENT contains the entire understanding of the
PARTIES relating to the subject matter of this AGREEMENT. No promise, representation,
warranty, or covenant not included in this AGREEMENT has been or is relied upon by any
PARTY.
15. COUNTERPARTS. This AGREEMENT may be executed in any number of counterparts, each
of which when executed and delivered shall be deemed to be an original with all counterparts
constituting but one and the same instrument. The execution of this AGREEMENT will not
become effective until counterparts have been executed by all PARTIES. Faxed or emailed
signatures on this AGREEMENT or any notice, consent, or amendment required under this
AGREEMENT are binding.
16. NOTICES. All correspondence regarding this AGREEMENT, including invoices, payments,
and notices shall be directed to the following persons at the following addresses and facsimile
numbers, which may be changed by written notice from one party to the other:
Alameda CTC
Tess Lengyel
Executive Director
1111 Broadway, Suite 800
Oakland, CA 94607
FAX: (510) 208-7499
DUBLIN:
Andrew Russell
Public Works Director
100 Civic Plaza
Dublin, CA 94568
Fax: (925) 833-6628
LIVERMORE:
Bob Vinn
Assistant City Engineer
1052 S. Livermore Avenue
Livermore, CA 94550
FAX: (925) 960-4504
Cc: City Attorney, City Engineer
17. GOVERNING LAW: VENUE. This AGREEMENT will be governed and construed in
accordance with California law. The venue of any litigation arising out of this AGREEMENT
will be Alameda County.
[Signatures appear on following page.]
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IN WITNESS WHEREOF, the parties have each executed this AGREEMENT as of the
date first set forth above.
Alameda CTC:
By: Cby
fiaszsea By By.
LIVERMORE:
DUBLIN:
Tess Lengyel, Executive Director Marc Roberts, City Manager Linda Smith, City Manager
APPROVED AS TO LEGAL
FORM: APPROVED AS TO FORM: APPROVED AS TO FORM:
.t A�b>,�s�
By:o By: By:
Wendel Rosen LLP J..:nla, CiAttorney= --- John Bakker, City Attorney
Legal Counsel to Alameda CTC
Attachments:
Figure 1
Attachment 1
Attachment 2
Attachment 3
Attachment 4
Attachment 5
Table 1
Project Location
MOU between DUBLIN and LIVERMORE
DUBLIN City Council Resolution 161-16
PROJECT Description
Dublin ROW Ordinance
PS&E Phase Scope of Work
Funding allocation Local Support Costs
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ATTACHMENT 4
L1VEP®RE
CAL 1 F O R N 1 A
CITY COUNCIL STAFF REPORT ITEM NO. 7.1
DATE: October 9, 2023
TO: Honorable Mayor and City Council
FROM: Paul Spence, Community Development Director
SUBJECT: Discussion of staffs response to the Municipal Services Review Survey administered by
the Alameda County Local Agency Formation Commission including a proposed
amendment to Livermore's Sphere of Influence; and direction on conducting a citywide
poll to reaffirm Livermore's interests to preserve open space and scenic corridor above
highway 580.
RECOMMENDED ACTION
Staff recommends the City Council:
1. Receive information regarding a potential amendment to Livermore's Sphere of Influence related
to the Municipal Services Review Survey response to the Alameda County Local Agency
Formation Commission; and
2. Direct staff to conduct a citywide poll to reaffirm Livermore's interests to preserve open space and
scenic corridor above highway 580.
SUMMARY
The Cortese -Knox -Hertzberg Local Government Reorganization Act of 2000 requires Local Agency
Formation Commissions (LAFCos) to conduct special studies known as Municipal Service Reviews
(MSRs) every 5 years. The MSRs examine future growth and how local agencies are planning for that
growth with regards to municipal services and infrastructure systems. Staff completed the MSR survey
and submitted responses on behalf of the City on September 18, 2023. As part of that response, staff
included a request to amend the City's Sphere of Influence (SOI) boundaries and note the City's intent to
annex the "Crosby Properties" in Doolan Canyon between the City of Dublin and the City of Livermore.
Including the Crosby Properties in the City of Livermore's SOI will ensure that the existing greenbelt
buffer between the City of Dublin and the City of Livermore will be maintained and the agricultural and
open space lands within the buffer will be preserved. In addition, preserving this area in Doolan Canyon
is consistent with the City of Livermore's General Plan, Alameda County's General Plan, and Alameda
County Measure D.
97
ATTACHMENT 4
Staff is requesting the City Council discuss the MSR survey response and direct staff to conduct a
citywide poll to reaffirm our residents' desire to maintain a greenbelt buffer between the City of Dublin
and the City of Livermore.
DISCUSSION
Backaround
The Dublin Boulevard Extension project was initiated in 1984. The project includes an approximately 1.6-
mile extension of Dublin Boulevard at Fallon Road in the City of Dublin to North Canyons Parkway in the
City of Livermore. The Dublin Boulevard Extension is currently in the final design phase with construction
estimated to occur in 2026, provided that the project is fully funded. The project is estimated to cost
approximately $160,000,000. Current funding sources include Alameda County Transportation
Commission Measure BB, Tri-Valley Transportation Council, and Local Traffic Impact Fee funds for a
total of approximately $111,000,000 in local funding. The remaining balance will require funding from
federal, state, and other grant sources.
In November 2000, Alameda County voters passed Measure D. The purpose of Measure D is to
preserve agricultural lands and protect open space, watersheds, and wildlife habitat. Measure D set a
County urban growth boundary that restricts County subdivisions on the farms and ranches of eastern
Alameda County, including North Livermore and the South Livermore Valley. Generally, Measure D
applies only to unincorporated lands under the land use jurisdiction of Alameda County. The Alameda
County General Plan and Livermore General Plan land use designation for the properties is Resource
Management.
In December 2002, the Livermore City Council adopted the North Livermore Urban Growth Boundary
Initiative, which limits urbanization and preserves open space, habitat, and agriculture. The City of
Livermore's 2003 General Plan includes the Initiative. In addition, the City of Livermore's 2003 General
Plan includes policies for establishing a greenbelt buffer surrounding the City, preserving agriculture, and
protecting open space. Doolan Canyon serves as a significant open space buffer between the City of
Livermore and the City of Dublin. Consistent with the General Plan, the City has made significant
investments in Doolan Canyon for habitat and open space preservation, including preservation and
management of nearly 1,000 acres in Doolan Canyon.
In June 2014, the Dublin City Council adopted the Open Space Initiative, creating an Urban Growth
Boundary for the City of Dublin. The initiative is incorporated into the City of Dublin's General Plan and
states that within ten years of the Open Space Initiative adoption, the Dublin City Council shall study
commercial development along the Dublin Boulevard Extension up to 1,200 feet north of 1-580. The
Dublin City Council will evaluate if the commercial development is needed to fund the construction or
maintenance of the Dublin Boulevard Extension, and if water supply and wastewater service is assured
for any development. In addition, the Dublin City Council may put a measure on the ballot to authorize
development in the designated area. City of Dublin staff have informed City of Livermore staff that they
have completed the commercial study; however, the results of the study have not been made public at
the time of writing this report.
In May 2023, the City of Dublin released a community survey that included questions related to the
Dublin Boulevard Extension project. The survey results were presented at an August 2023 City Council
Special Meeting. Specifically, the survey asked if Dublin residents support or oppose expanding Dublin
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ATTACHMENT 4
Boulevard to connect to Livermore. Approximately 71 percent of respondents supported or somewhat
supported the extension, 24 percent of respondents somewhat opposed or strongly opposed the
expansion, and 5 percent of respondents did not know if they supported or opposed the extension.
Respondents were then provided additional background information about annexing approximately 180
acres in Alameda County known as the "Crosby Properties" into the City of Dublin. This included a
proposal to permit industrial and commercial development in order to fund the City of Dublin's remaining
cost for the Dublin Boulevard Extension. Respondents were then asked if they supported or opposed this
approach to extending Dublin Boulevard to connect to Livermore. This additional background information
reduced overall respondent support to 59 percent of respondents supporting or somewhat supporting the
extension. Approximately 33 percent of respondents somewhat opposed or strongly opposed the
extension, and 7 percent of respondents did not know if they supported or opposed the extension.
City of Livermore staff have requested from City of Dublin staff to enter into an agreement to protect our
different interests with regards to the Crosby Properties. However, City of Dublin staff have indicated that
do not have City Council authorization for such an agreement.
Municipal Services Review Survey
The Cortese -Knox -Hertzberg Local Government Reorganization Act of 2000 requires Local Agency
Formation Commissions (LAFCOs) to conduct special studies known as Municipal Service Reviews
(MSRs) every 5 years. The MSRs examine future growth and how local agencies are planning for that
growth with regards to municipal services and infrastructure systems. In August 2023, LAFCO's
consultant, RSG, Inc. sent surveys to 27 Alameda County agencies, including the City of Livermore, to
begin the initial phases of the MSR.
On September 18, 2023, staff responded to the MSR survey. As part of the MSR survey process, each
agency has the opportunity to request a Sphere of Influence (SOI) amendment. The request must be
submitted with a map and justification statement. Livermore's submittal included a request to amend the
City's SOI boundaries and noted the City's intent to annex the "Crosby Properties" in Doolan Canyon
between the City of Dublin and the City of Livermore. Refer to Attachment 1 for the Doolan Canyon SOI
amendment request.
The SOI request is consistent with the City's General Plan policies related to preserving and enhancing
the City's scenic corridor. For example, Policy CC-1.1 P1 prohibits structural development in hillside
areas involving skylines, ridgelines, or silhouettes. In addition, Policy CC-1.1 P2 prohibits intensive
development of the hills and requires development to be located, sited and designed to fit and be
subordinate to the natural landforms. This SOI request is also consistent with the City's General Plan
goals and policies to maintain a greenbelt between the City of Dublin and City of Livermore and preserve
open space and agricultural uses. Specifically, Policy CC-1.1 P6 states that the City shall maintain an
area of non -urbanized land surrounding Livermore to serve as a buffer between communities. Uses that
are considered compatible with this area include agriculture, grazing, open space, recreation, and
reclaimed sand and gravel extraction. In addition, the SOI request is consistent with Alameda County's
Measure D to preserve agricultural lands and limit the amount of development on these parcels.
Citywide Poll
Staff is requesting City Council direct staff to engage a consultant to conduct a citywide poll related to
this SOI request. The purpose of the poll will be to determine if Livermore residents still support
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ATTACHMENT 4
maintaining a greenbelt buffer between the City of Dublin and the City of Livermore, consistent with
existing General Plan policies. The poll would include email, text message, and telephone response
collection. Staff anticipates returning to City Council to summarize the poll results in November 2023 and
discuss annexing the Crosby Properties into the City of Livermore.
FISCAL AND ADMINISTRATIVE IMPACTS
Staff will engage a consultant to facilitate the preparation of survey questions and release the poll to the
City's residents via email, text message, and telephone polling methods. This effort will require staff
resources and departmental coordination. The contract for polling services can be approved under the
City Manager's signing authority and will be funded from existing funds in the contract services budget.
COMMUNITY PILAR
5. A City that Works
GOAL
14. Develop, operate, and maintain the City's infrastructure
ATTACHMENTS
1. Doolan Canyon SOI Amendment
Prepared by: Ashley Vera
Senior Planner
Approved by:
nnn ) r~-
Fiscal Review by:
Marianna Marysheva Tina Olson
City Manager Administrative Services Director
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ATTACHMENT 5
L1VEP®RE
CAL 1 F O R N 1 A
CITY COUNCIL STAFF REPORT ITEM NO. 7.1
DATE: November 13, 2023
TO: Honorable Mayor and City Council
FROM: Paul Spence, Community Development Director
SUBJECT: Update on the citywide poll results and preliminary priorities for negotiations with Dublin
regarding open space and scenic corridor preservation in Doolan Canyon.
RECOMMENDED ACTION
Staff recommends the City Council receive an update on the citywide poll results and preliminary
priorities for negotiations with Dublin regarding open space and scenic corridor preservation in Donlan
Canyon.
SUMMARY
At the October 9, 2023, City Council meeting, staff provided an update on staff's responses to Alameda
County Local Agency Formation Commission's Municipal Service Review (MSR) Survey. As part of the
MSR process, each agency can request a Sphere of Influence (SOI) amendment. The City of Dublin
informed Livermore staff that they submitted a request to amend the SOI in the Doolan Canyon area, so
that the properties fronting the freeway, the "Crosby Properties," would be within Dublin's SOI. Dublin
further expressed that it is their intent to develop the Crosby Properties in the future. In response to
Dublin's SOI amendment request, staff requested an SOI amendment to include this same area within
the City of Livermore's SOI to preserve this area as open space.
In addition, staff requested the City Council direct staff to engage a consultant to conduct a citywide poll
related to this SOI request. The City Council directed staff to proceed with the poll and update the City
Council on the poll results at a future meeting. The City Council also directed staff to continue
negotiations with the City of Dublin to come to a resolution regarding the land use on the Crosby
Properties. At the time of writing this report, staff is coordinating a meeting with City of Dublin staff to
continue discussions regarding the Crosby Properties.
The citywide poll was conducted from October 30 through early November 2023. The poll included 18
questions, including questions related to the open space area between the City of Dublin and the City of
Livermore and the Dublin Boulevard Extension project. The poll included email, text message, and
telephone response collection. A summary of the community response to the poll, along with preliminary
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ATTACHMENT 5
priorities for negotiations with Dublin, will be provided as a supplemental packet item in advance of the
City Council meeting.
DISCUSSION
The Cortese -Knox -Hertzberg Local Government Reorganization Act of 2000 requires Local Agency
Formation Commissions (LAFCOs) to conduct special studies known as Municipal Service Reviews
(MSRs) every 5 years. The MSRs examine future growth and how local agencies are planning for that
growth with regards to municipal services and infrastructure systems. In August 2023, LAFCO's
consultant, RSG, Inc. sent surveys to 27 Alameda County agencies, including the City of Livermore, to
begin the initial phases of the MSR.
On September 18, 2023, staff responded to the MSR survey. As part of the MSR process, each agency
can request a Sphere of Influence (SOI) amendment. City of Dublin staff informed Livermore staff that
they submitted a request to amend the SOI in Doolan Canyon to be within the City of Dublin's SOI, with
the intent to develop the Crosby Properties in the future. In response to Dublin's SOI amendment
request, staff requested a SOI amendment to include this same area within the City of Livermore's SOI
to preserve this area as open space.
At the October 9, 2023, City Council meeting, staff provided an update on the LAFCO MSR Survey
responses and SOI amendment request. In addition, staff requested the City Council direct staff to
engage a consultant to conduct a citywide poll. The City Council directed staff to proceed with the poll
and update the City Council on the poll results at a future meeting. The City Council also directed staff to
continue negotiations with City of Dublin staff to come to a resolution regarding future use of the Crosby
Properties. At the time of writing this report, staff is coordinating a meeting with City of Dublin staff to
continue discussions regarding the Crosby Properties.
The citywide poll was conducted from October 30 through early November 2023. The poll included 18
questions, with a focus on opinions regarding the existing open space area between the Cities of
Livermore and Dublin (the Crosby Properties) and a proposed roadway project to connect North
Canyons Parkway to Dublin Boulevard through this area. The poll included email, text message, and
telephone response collection. A summary of the community response to the poll, along with preliminary
priorities for negotiations with Dublin, will be provided as a supplemental packet item in advance of the
City Council meeting.
FISCAL AND ADMINISTRATIVE IMPACTS
This informational update to the City Council will not impact City revenues and expenses.
COMMUNITY PILLAR
4: Inclusive and Inviting Space and Places
GOAL
7: Work with local and county partners on physical infrastructure improvements
ATTACHMENTS
102
ATTACHMENT 5
Prepared by: Ashley Vera
Senior Planner
Approved by:
aann4 )41-4641A--
Fiscal Review by:
Marianna Marysheva Tina Olson
City Manager Administrative Services Director
103
Item 7.1
Sup ttIVIMI ii6
LIVER4®RE
CAL 1 F O R N 1 A
INTEROFFICE MEMORANDUM
Date: November 13, 2023
To: Honorable Mayor and City Council
From: Marianna Marysheva, City Manager
Via: Paul Spence, Community Development Director
Subject: Agenda item 7.1
Citywide Poll
The citywide poll was conducted from October 30 through November 5, 2023. The poll was a
statistically valid poll and included 18 questions, including questions related to the open space area
between the City of Dublin and the City of Livermore and the Dublin Boulevard Extension project. The
poll included email, text message, and telephone response collection.
The poll results showed a high level of support for maintaining open space between the two cities with a
majority of residents strongly supporting maintaining this area as open space.
In addition, the majority of respondents strongly support or somewhat support the Dublin Boulevard
Extension project and were more likely to support the roadway connection if the surrounding land
remained as open space. However, respondents were much less likely to support the Dublin Boulevard
Extension project if commercial and industrial development were constructed. The poll results showed
that there is limited support for commercial and industrial development with landscape screening applied
to the site.
Negotiations with City of Dublin
The City of Dublin's General Plan calls for potential development of this open space area between the
two cities. Livermore's goal is to develop an agreement regarding the open space between the two cities
no later than summer 2024. The two cities will engage Alameda County in the negotiations. Livermore
staff will provide updates to the City Council and seek direction as needed. Livermore's staff will utilize
the following priorities to guide negotiations:
• Continued collaboration on the Dublin Boulevard Extension project
• Preserving an adequate open space buffer between the two cities
• Livermore reviewing and providing input on any open space development contemplated by Dublin
• Providing opportunities for public access to Doolan Canyon open space
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ATTACHMENT 6
DUBLIN
CALIFORNIA
THE NEW
AMERICAN
BACKYARD
I [TY OF
L1VER/I®RE,
December 26, 2023
Rachel Jones, Executive Officer
Alameda Local Agency Formation Commission
224 West Winton Avenue, Suite 110
Hayward, CA 94544
Re: Crosby Property - Cities of Dublin and Livermore Collaboration
Dear Rachel:
The Cities of Dublin and Livermore are writing jointly to inform you that the two cities are
working collaboratively to reach a compromise in planning for the area known as the Crosby
property including the development of a roadway extension to connect the two communities.
In September 2023, the Cities of Dublin and Livermore independently submitted a response to
Municipal Service Review (MSR) surveys. Each jurisdiction requested a Sphere of Influence
change for the same territory, known as the Crosby property. The cities are committed to
facilitating the extension of Dublin Boulevard and North Canyons Parkway to link the two
communities and provide an opportunity to meet shared mobility goals. As such, we are
negotiating the most effective ways to achieve our shared goals of:
1. building the road
2. maintaining open space and an appropriate view corridor
3. ensuring orderly and visually attractive development in the most practical areas
We are committed to achieving a compromise by Summer of 2024 which includes identifying
which areas to annex into Dublin or Livermore's jurisdictional boundaries and/or remain in
unincorporated Alameda County.
Please continue to inform the Cities of Dublin and Livermore of the status of the MSR, the
evaluation process, and any other related notices, documents, or meetings. If you have any
questions or need additional information regarding the ongoing negotiations described above,
please contact either:
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ATTACHMENT 6
Rachel Jones
December 36, 2023
Page ;2 of 2
Hazel L.'Wetherfoird
(Deputy City Manager
City of IDiublli°In
(925)•452-'2158
h,azelLwetherford@diulbIiin.ca..gov
Paul Spence,,
Assistant City IMainager
City of Livermore
(9:25) 960-4474.,
Iprsipeirnce @Iliverm'oireca,.gov
Sincerely,
•_in a im rn.rn nvv iR-t.>sn
Li.nd,a Smith
City M,anrager
City of Dublin
Marianna Marysheva
City Manager
City of Livermore
cc: Jason Alcala, City Attorney
Ashley Vera, Senior Planner
106
MARTIN W. INDERBITZEN
Attorney at Law
July 16, 2024
Honorable Michael McCorriston, Mayor
And Members of the Dublin City Council
Re: RESOLUTION AMENDING A PROVISION OF THE
DUBLIN GENERAL PLAN THAT WAS ADDED BY THE DUBLIN OPEN SPACE
INITIATIVE OF 2014; Item 8.1
Dear Mayor McCorriston and members of the City Council,
I represent the Branaugh Family, owners of approximately 40 acres of land on the eastern
edge of the City along the future extension of Dublin Boulevard. Your council approved
a 97 unit residential project and up to 527,773 square feet of industrial development on
the property on March 21, 2023. Pursuant to your approvals the Branaugh's committed to
dedicate a portion of the property in fee as right of way for the Dublin Boulevard
Extension. Both before and since the approval of the Branaugh project the Branaugh's
have been working in concert with the City's planning for the Dublin Boulevard
Extension. The Dublin Boulevard Extension is an essential piece of infrastructure for the
successful development of the properties in the area designated by the City as the Fallon
East Economic Development Zone; By establishing this zone the City laid the
groundwork for "... establishing an Economic Development Zone for properties east of
Fallon Road to encourage private investment in the targeted industry sectors as
prioritized by the City Council and ... an Incentives Package to assist with the attraction
ofjob-rich and/or high -wage businesses within the Economic Development Zone's
targeted industries".
In order to fully realize the established goals of the City for this area it is essential that the
Dublin Boulevard extension be completed beyond the City's current boundary to connect
to North Cantons Parkway in the City of Livermore. The resolution before you tonight is
a necessary first step in that process.
On behalf of myself and the Branaugh family we urge the City Council to support the
staff recommendation and adopt the above captioned resolution.
Very Truly yours,
Martin W lnderbitzen
P.O. Box 1537 Pleasanton, CA 94566 Phone 925 485 1060 Fax 925 485 1061
107