HomeMy WebLinkAbout5.3 Approval of Preliminary Engineer’s Reports, Declaring the City Council’s Intention to Levy and Collect Assessments for Fiscal Year 25-26, Street Lighting Maintenance DistrictsSTAFF REPORT
CITY COUNCIL
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Agenda Item 5.3
DATE:April 15,2025
TO:Honorable Mayor and City Councilmembers
FROM:Colleen Tribby, City Manager
SUBJECT:Approval of Preliminary Engineer’s Reports, Declaring the City Council’s Intention to Levy and Collect Assessments for Fiscal Year 2025-26 and Appointing a Time and Place for Hearing Protests for Street Lighting Maintenance District 1983-1, Landscape and Lighting District 1983-2, Landscape and Lighting District 1986-1, Landscape and Lighting District 1997-1, and Street Lighting Maintenance District 1999-1Prepared by: Julius Pickney, Management Analyst II
EXECUTIVE SUMMARY:The City Council will consider approving the Fiscal Year 2025-26 preliminary Engineer's Reports, declaring its intention to levy and collect assessments, and scheduling a public hearing date of May 20, 2025, for the five assessment districts.
STAFF RECOMMENDATION:Adopt the Resolution Approving the Preliminary Engineer’s Reports, Declaring Intent to Levy and Collect Assessments, and Appointing a Time and Place for Hearing Protests for Street Lighting Maintenance District 1983-1, Landscape and Lighting District 1983-2, Landscape and Lighting District 1986-1, Landscape and Lighting District 1997-1, and Street Lighting Maintenance District 1999-1.
FINANCIAL IMPACT:The cost of preparing the Engineer's Reports is included in the annual budget and is paid by each respective assessment district. A summary of revenues, expenditures, and reserve balances of each assessment district is shown in the following table.
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Proposed Fiscal Year 2025-26Assessment District Revenues, Expenditures, and ReservesDistrict1983-1(Citywide)District1983-2(Stagecoach)District1986-1(Willow Creek)District1997-1(Santa Rita)District1999-1(Dublin Ranch)Projected Revenue $327,670 $136,324 $218,480 $415,393 $433,035 Estimated Expenditures ($439,545)($100,623)($113,180)($727,179)($415,603)Operating Impact ($111,875)$35,701 $105,300 ($311,786)$17,432 Reserve BalancesEstimated Beginning Balance1 $562,821 $335,307 $521,848 $1,221,303 $504,592 (Use of) / Addition to Reserves ($111,875)$35,701 $105,300 ($311,786)$17,432 Ending Balance Fiscal Year 2025-26 $450,946 $371,008 $627,148 $909,517 $522,024 1The Fund Balances shown in the table above represent amounts held for both operating reserves and capital replacement.
DESCRIPTION:The procedure for establishing annual maintenance assessments is governed by the Landscaping and Lighting Act of 1972, which is State Law codified in the Streets and Highways Code. The procedure first requires that the City Council direct preparation of Engineer’s Reports, which the City Council did on January 14, 2025 with the adoption of Resolution 01-25. Then the City Council must consider approval of the Engineer’s Reports for the City of Dublin’s two street lighting maintenance assessment districts and three landscaping and lighting districts for Fiscal Year 2025-26, as described on the following pages. The City Council must also set a public hearing date to hear any protests prior to approving the levy of assessments in each district. Staff proposes that the public hearing be set for May 20, 2025, at 7:00 p.m. in the Peter W. Snyder Council Chamber at 100 Civic Plaza, Dublin.The five assessment districts formed under the Landscaping and Lighting Act of 1972 are briefly described below. More detailed information about each district, including a map showing the boundary of each district, can be found in Attachments 2 through 6.Street Lighting Maintenance District 1983-1This District was established to replace the County Service Area, which had paid maintenance and energy costs for public streetlights within the City of Dublin. This assessment district encompasses the entire City, except for the Dublin Ranch area, the Clifton Park development in the western hills, Tracts 7067, 8024, 8073 and 8074, and the Jordan Ranch, Boulevard, Tassajara Hills, and Francis Ranch developments. The City Council approved formation of this District on August 2, 1983, with the initial assessment in the 1984-85 tax year.The maximum assessment allowed under the authorizing documents is $19.34 per unit for
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residential uses and $106.37 per acre for commercial uses. The maximum assessment has been levied since Fiscal Year 2007-08. There is no provision in the formation documents to increase the per-unit levy. As noted in the Engineer’s Report, any increase would require the approval of the property owners subject to the assessment.In Fiscal Year 2025-26, there is an increase in the budgeted utilities cost due to increasing electricity rates. Overall, District costs are projected to exceed annual revenues, resulting in a draw on District fund balance to continue operations. Since there is no authorized annual escalator for the assessments, the District is anticipated to continue drawing from available fund balance in future years to cover costs. It is projected that the District has sufficient fund balance to cover costs through Fiscal Year 2028-29. At that point, absent any voter-approved increase to the assessments, the General Fund will need to cover the difference (about $150,000 in Fiscal Year 2029-30) on an annual basis. The proposed assessment amount for Fiscal Year 2025-26 remains the same as the prior year, as shown in the table below.Street Lighting Maintenance District 1983-1
Property Type CurrentFiscal Year ProposedFiscal Year2025-26 AnnualChangeEquivalent Dwelling Unit (EDU)$19.34 $19.34 $0Commercial Per Acre $106.37 per acre $106.37 per acre $0Landscaping and Lighting District 1983-2 (Stagecoach Road)This District provides funds for the maintenance of certain landscape improvements in the Dublin Hills Estates and Amador Lakes developments along Stagecoach Road. The District's boundaries include all of Tract 4719 and cover the 150-unit single-family Dublin Hills Estates development and the Amador Lakes development. The City Council approved formation of this District on January 23, 1984, with the initial assessment in the 1985-86 tax year.The spread of assessments assigns 61.6% of the total assessment to the single-family homes of Dublin Hills Estates and 38.4% to the Amador Lakes Apartments. Details related to the budgeted expenditures can be found within the Fiscal Year 2025-26 Engineer’s Report.The assessment methodology approved in Fiscal Year 2003-04 by property owners in the District includes an escalation clause that allows for adjustments to the assessment according to the Consumer Price Index and the utility cost increases. These factors are updated in the Engineer’s Report on an annual basis. The maximum assessment in the Engineer’s Report for Fiscal Year 2025-26 is $531.10 per single family residence and $89.81 per multi-family residence. The assessments for Fiscal Year 2025-26 are proposed to be increased 1.95% over the prior yearto the maximum allowed, as shown in the table below. This will fund routine operations as well as needed repairs to irrigation.
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Stagecoach Road Assessments (District 1983-2)
Property Type CurrentFiscal Year ProposedFiscal Year2025-26 AnnualChangeDublin Hills Estate -Single Family Homes $520.93 $531.10 $10.17Amador Lakes -Apt/Condominiums $88.08 $89.81 $1.73Landscaping and Lighting District 1986-1 (Villages at Willow Creek)This District was formed with the initial assessment in the 1987-88 tax year and encompasses the Villages at Willow Creek development off Dougherty Road and north of Amador Valley Boulevard. The surrounding homes are apartment complexes, condominiums, and the 145-unit single family development (Ridgecreek).The work performed by this District includes litter pickup, maintenance of sound walls, and landscaping along Dougherty Road between Amador Valley Boulevard and Fall Creek Road, along Amador Valley Boulevard between Dougherty Road and Wildwood Road, and along Wildwood Road, Fall Creek Road, Shady Creek Drive, and Willow Creek Drive. Landscaping within the condominium and apartment developments is the responsibility of the homeowners' association or property owners for those individual developments. The landscaping along and within the Alamo Creek channel area is not included in the assessment district as it is the responsibility of the Alameda County Flood Control and Water Conservation District (Zone 7). The assessment methodology approved in 2001 by property owners in the District includes an escalation clause that allows for adjustments to the assessment according to the Consumer Price Index and the utility cost increases. These factors are updated in the Engineer’s Report on an annual basis. The maximum assessment in the Engineer’s Report for Fiscal Year 2025-26 is $320.00 per single family residence, $160.00 per multi-family residence, and $1,280.00 for commercial property.The assessments for Fiscal Year 2025-26 are proposed to be increased 1.64% over the prior yearto the maximum assessments allowed, as shown in the table below.Villages at Willow Creek Assessments (District 1986-1)
Property Type CurrentFiscal Year ProposedFiscal Year2025-26 AnnualChangeSingle Family Homes $314.83 $320.00 $5.17Amador Lakes -Apt/Condominiums $157.42 $160.00 $2.58Commercial$1,259.32 $1,280.00 $20.68Landscaping and Lighting District 1997-1 (Santa Rita Area)This District was formed in 1996 at the request of the Alameda County Surplus Property Authority. The initial assessment was levied in Fiscal Year 1997-98. The area covered by this District is bound by Gleason Drive on the north, Interstate 580 on the south, Arnold Road on the west, and Tassajara Road on the east.
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The District maintains portions of roadside landscaping for Dublin Boulevard, Hacienda Drive, Central Parkway, Arnold Road, Tassajara Road (westerly portion), and Gleason Drive. The District also maintains the trail and landscaping along the Tassajara Creek channel. Median landscape maintenance is not included in this District.As provided in the Engineer’s Report, individual lots in residential subdivisions are assessed based on density. The original Engineer’s Report for this District provided for an initial maximum assessment of $710.00 per acre, which is updated annually based on the change in the Consumer Price Index as well as actual increases in the cost of utilities. The maximum assessment per acre in the Engineer’s Report for Fiscal Year 2025-26 is $1,771.56 per acre.In Fiscal Year 2025-26, Public Works plans to perform a beautification project along Central Parkway’s north and south planter strips, which will include irrigation repairs, transitioning to drought-tolerant landscaping, and adding mulch. The project is estimated to cost approximately $350,000.The assessments for Fiscal Year 2025-26 are proposed to be increased by 2.30% over the prior year to $924.54 per acre, as shown below. This is approximately 52% of the maximum allowable assessment. The Fiscal Year 2025-26 proposed budget includes the one-time use of $311,786 inreserve funds in addition to the annual assessments.Santa Rita Area Assessments (District 1997-1)
Property Type CurrentFiscal Year ProposedFiscal Year2025/26 AnnualChangeCaliforniaCreeksideSingle‐Family Residential (SFR)$128.52 $131.46 $2.94California Brookside Multi‐Family Residential (MFR)$55.69 $56.96 $1.27Summer Glen ‐Richmond American (North) Lots $112.54 $115.12 $2.58Summer Glen ‐Richmond American (South) Lots $123.85 $126.68 $2.83Summer Glen ‐Kaufman & Broad Lots $172.36 $176.30 $3.94Summer Glen ‐Pulte Lots $216.24 $221.19 $4.95Dublin Greene Tract 7084 Single Family Residential $136.13 $139.25 $3.12Dublin Greene Tract 7149 Single Family Residential $102.50 $104.85 $2.35Dublin Greene Tract 7149 Condominiums $53.43 $54.65 $1.22Other Parcels Including Retail, Office, and Industrial $903.85 $924.54 $20.69Street Lighting Maintenance District 1999-1 (Dublin Ranch)This District funds the electric energy, maintenance, and repair costs associated with street lighting that has been installed in the Dublin Ranch area and Tracts 7067, 7586, 8024, 8073, 8074, 8102 and 8563. The City Council approved formation of this District on June 1, 1999, with the initial assessment in the 1999-2000 tax year. The District also includes a Capital Improvement Fund (CIF) reserve, which has been used to fund pole painting and conversion of older lights to energy-efficient light emitting diode (LED) technology. The LED project is funded and underway, as part of the Citywide Energy Improvements project, CIP No. GI0121.
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The assessment methodology in the original Engineer’s Report for this District includes an escalation clause that allows for adjustments to the assessment according to the Consumer Price Index and utility cost increases. These factors are updated in the Engineer’s Report on an annual basis. The maximum assessment in the Engineer’s Report for Fiscal Year 2025-26 is $82.68 per single family residence and $454.74 per acre for commercial parcels. To keep pace with electricity costs, the City is proposing to increase the assessment by 15% over the prior year as shown in the table below, which is below the Fiscal Year 2025-26 maximum.Dublin Ranch Street Lighting Assessments (District 1999-1)
Property Type CurrentFiscal Year ProposedFiscal Year2025-26 AnnualChangeEquivalentDwellingUnit(EDU)$41.57 $47.80 $6.24CommercialPerAcre$228.62 $262.91 $34.29Upon City Council adoption of the resolution approving the respective Engineer’s Reports, a public hearing will be held on May 20, 2025, at 7:00 p.m. on the proposed assessments.
STRATEGIC PLAN INITIATIVE:None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:The City Council Agenda was posted.
ATTACHMENTS:1) Resolution Approving the Preliminary Engineer’s Reports, Declaring Intent to Levy and Collect Assessments, and Appointing a Time and Place for Hearing Protests for Street Lighting Maintenance District 1983-1, Landscape and Lighting District 1983-2, Landscape and Lighting District 1986-1, Landscape and Lighting District 1997- 1, and Street Lighting Maintenance District 1999-12) Preliminary Engineer's Report for Street Lighting Maintenance District 1983-13) Preliminary Engineer's Report for Landscaping and Lighting District 1983-24) Preliminary Engineer's Report for Landscaping and Lighting District 1986-15) Preliminary Engineer's Report for Landscaping and Lighting District 1997-16) Preliminary Engineer's Report for Street Lighting Maintenance District 1999-1
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Attachment 1
Reso. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 1 of 3
RESOLUTION NO. XX – 25
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE PRELIMINARY ENGINEER’S REPORTS, DECLARING INTENT TO LEVY
AND COLLECT ASSESSMENTS, AND APPOINTING A TIME AND PLACE FOR HEARING
PROTESTS FOR STREET LIGHTING MAINTENANCE DISTRICT 1983-1, LANDCAPE AND
LIGHTING DISTRICT 1983-2, LANDSCAPE AND LIGHTING DISTRICT 1986-1, LANDSCAPE
AND LIGHTING DISTRICT 1997-1, AND STREET LIGHTING MAINTENANCE DISTRICT
1999-1
WHEREAS,by its Resolution 01-25, directing preparation of annual reports for City of
Dublin Street Lighting Maintenance Districts and Landscape and Lighting Districts (the "Districts"),
the City Council designated the City Engineer, or their designee, as Engineer of Work and ordered
said Engineer to make and file a report in writing in accordance with and pursuant to the
Landscaping and Lighting Act of 1972 (the “Act”); and
WHEREAS,said Engineer of Work has made and filed with the City Clerk preliminary
reports in writing as called for in said Resolution and under and pursuant to said Act, which reports
have been presented to this Council for consideration; and
WHEREAS,the City Council has duly considered said reports and finds that each and
every part of said reports is sufficient and that said reports neither require nor should be modified
in any respect.
NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED, PURSUANT
TO CHAPTER 3 OF THE ACT, AS FOLLOWS:
Section 1: That the Engineer's estimate of the itemized and total costs and expenses of the
acquisition of improvements and maintaining said improvements and of the incidental expenses
in connection therewith, as contained in said reports be, and each of them are hereby preliminarily
approved and confirmed by the City Council.
Section 2: That the diagrams showing the assessment districts, description of the improvements
to be acquired and maintained, and the boundaries and dimensions of the respective lots and
parcels of land within said Districts, as contained in said reports be, and it is hereby preliminarily
approved and confirmed by the City Council.
Section 3: That the assessment of the total amount of the cost and expenses of the proposed
maintenance of said improvements be apportioned upon the several lots and parcels of land in
said Districts in proportion to the estimated benefits to be received by such lots and parcels,
respectively, from said maintenance, and of the expenses incidental thereto, as contained in said
reports be, and they are hereby preliminarily approved and confirmed by the City Council.
Section 4: The City Council hereby declares that it is its intention to seek the Annual Levy of the
Districts pursuant to the Act, over and including the land within the District boundaries, and to levy
and collect assessments on all such land to pay the annual costs of the improvements. The City
Council finds that the public’s best interest requires such levy and collection.
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Reso. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 2 of 3
Section 5: The boundaries of the Districts are described as the boundaries previously defined in
the formation and annexation documents of the Districts, within the boundaries of the City of
Dublin, within the County of Alameda, State of California.
Section 6: The improvements within the Districts may include, operation, maintenance,
acquisition, and servicing of street lighting, landscaping, and appurtenant facilities within the
boundaries of the Districts. Services provided include all necessary service, operations,
administration, and maintenance required to keep the improvements in a satisfactory operating
condition.
Section 7: For Fiscal Year 2025-2026, the proposed assessments are outlined in the Engineer’s
Reports which details any changes or increases in the annual assessment.
Section 8: The City Council hereby declares its intention to conduct a Public Hearing annually
concerning the levy of assessments for the Districts in accordance with Chapter 3, Section 22626
of the Act.
Section 9: The City Clerk is hereby directed to give notice of said hearing to all property owners
in the Districts by causing the publishing of this Resolution once in a local newspaper published
and circulated in the City, not less than ten (10) days before the date of the Public Hearing, and
by posting a copy of this Resolution in official posting locations customarily used by the City
Council for the posting of notices. Any interested person may file a written protest with the City
Clerk prior to the conclusion of the Public Hearing, or, having previously filed a protest, may file a
written withdrawal of that protest. A written protest shall state all grounds of objection and a protest
by a property owner shall contain a description sufficient to identify the property owned by such
property owner. At the Public Hearing, all interested persons shall be afforded the opportunity to
hear and be heard.
Section 10: Notice is hereby given that a Public Hearing on Street Lighting Maintenance District
1983-1, Landscape and Lighting District 1983-2, Landscape and Lighting District 1986-1,
Landscape and Lighting District 1997-1, and Street Lighting Maintenance District 1999-1, and
these matters will be held by the City Council on Tuesday, May 20, 2025, at 7:00 p.m. or as soon
thereafter as feasible in the Peter W. Snyder Council Chamber, located at 100 Civic Plaza, Dublin.
Section 11: The City Clerk is hereby authorized and directed to give notice of such hearing as
provided by law.
{Signatures on the following page}
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Reso. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 3 of 3
PASSED, APPROVED AND ADOPTED this 15th day of April 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
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Street Lighting Maintenance
District No. 1983-1
Fiscal Year 2025-26
Preliminary Engineer’s Report
April 15, 2025
Attachment 2
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 TABLE OF CONTENTS
i
Table of Contents
Page No.
Certificate ......................................................................................... ii
Section I - Introduction ..................................................................... 1
Section II – Engineer’s Report ......................................................... 3
Part A – Plans and Specifications ......................................... 5
Part B – Estimate of Cost ...................................................... 7
Part C – Assessment District Diagram ................................ 10
Part D – Method of Apportionment of Assessments ............ 12
Part E - Assessment Roll .................................................... 17
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 CERTIFICATE
ii
ENGINEER'S REPORT
CITY OF DUBLIN
STREET LIGHTING MAINTENANCE DISTRICT NO. 1983-1
FISCAL YEAR 2025-26
The undersigned, acting on behalf of Francisco & Associates respectfully submits the
enclosed Engineer's Report as directed by the Dublin City Council pursuant to the
provisions of Article XIIID, Section 4 of the California Constitution, provisions of the
Landscaping and Lighting Act of 1972 and Section 22500 et al of the California Streets
and Highways Code. The undersigned certifies that he is a Professional Engineer,
registered in the State of California.
Dated: March 17, 2025 By:
Eduardo Espinoza, P.E.
RCE # 83709
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 INTRODUCTION
1
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within the
City of Dublin Street Lighting Maintenance Assessment District No. 1983-1 (“District”) to
maintain the public street lighting improvements. The District was initially formed in 1983
to provide a dedicated source of funding for the ongoing maintenance of street lighting
improvements within the boundaries of the District.
The assessments and method of apportionment described in this Engineer’s Report
(“Report”) utilize commonly accepted assessment engineering practices and have been
calculated and proportionately spread to each parcel based on the special benefits
received as approved by the City Council at the time the District was formed.
General Description of the District
The District was created in 1983 to replace the County of Alameda Lighting Service Area
within the City of Dublin and to fund the maintenance and servicing costs for the City’s
street lighting system. In Fiscal Year 1995-96, the City of Dublin acquired the PG&E
owned streetlights within the District to reduce maintenance costs. The District includes
all parcels that were within the County of Alameda Lighting Service Area which includes
all parcels within the City except for Dublin Ranch, the Clifton Park development in the
western hills, Tracts 7067, 8024, 8073 and 8074, the Jordan Ranch development, the
Tassajara Hills development, and the Francis Ranch development.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the
District is provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and
Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code
(“1972 Act”). All assessments described in this Report and approved by the City Council
are prepared in accordance with the 1972 Act and are compliant with the provisions of
the California Constitution Article XIIID (“Article XIIID”), which was enacted with the
passage of Proposition 218 in November 1996. Pursuant to Article XIIID Section 5,
certain existing assessments are exempt from the substantive and procedural
requirements of Article XIIID Section 4. Specifically, Article XIIID Section 5(a) exempted:
“Any assessment imposed exclusively to finance the capital costs or
maintenance and operation expenses for sidewalks, streets, sewers,
water, flood control, drainage systems or vector control. Subsequent
increases in such assessments shall be subject to the procedures and
approval process set forth in Section 4.”
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 INTRODUCTION
2
The City has determined that the annual assessments originally established for the
District were for the maintenance and operation of streetlights within the public street
rights-of-way. As such, pursuant to Article XIIID Section 5(a), the pre–existing
assessment amount has been exempted from the procedural requirements of Article
XIIID Section 4 since the amount of the assessment has not increased since the
passage of Proposition 218.
Any future increase in the assessment rate or substantial changes in the services
provided would require that the District be brought into compliance with all the
requirements of Article XIIID and would require the approval of the property owners
subject to the assessment based upon a mailed ballot which would be sent to each
property owner.
Summary of District
The table below summarizes the assessments to be levied for each property type. As
shown in Part B of this Report, the estimated expenditures are anticipated to exceed the
projected revenues in Fiscal Year (FY) 2025-26 and FY 2026-27, requiring transfers from
the available fund balance to cover the annual operation and maintenance costs. If
expenditures continue to exceed assessment revenues, ongoing fund balance transfers
will be necessary, potentially depleting reserves over time. Should this circumstance
occur, this may require a significant reduction in service levels in future years so that
expenditures match assessment revenues or the City will need to contribute to the
District from other available funds or increase the current assessment rate by receiving
approval by property owners within the District.
Property Type Assessment Rate
Single Family Residential (SFR)$19.34 per Parcel
Condominium $19.34 per Parcel
Duplex, Multi
‐
Family Residential $38.68 per Parcel
Triplex, Multi
‐
Family Residential $58.02 per Parcel
Fourplex, Multi
‐
Family Residential $77.36 per Parcel
Apartments, Multi
‐
Family Residential $116.04 per Parcel
Commercial/Industrial/Institutional $106.37 per Acre
Vacant Commercial/Industrial/Institutional $53.18 per Acre
Rural $9.67 per Parcel
Exempt, Cemeteries, Common Open Space $0.00 per Parcel
TABLE 1: ASSESSMENTS TO BE LEVIED
Street Lighting Maintenance District No. 1983-1
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 ENGINEER’S REPORT
3
SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS
OF LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500
THROUGH 22679 OF THE CALIFORNIA
STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
STREET LIGHTING MAINTENANCE DISTRICT NO. 1983-1
FISCAL YEAR 2025-26
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets
and Highways Code of the State of California, commencing with Section 22500), and in
accordance with the Resolution of Intention, adopted by the City Council of the City of
Dublin on April 15, 2025, I, Eduardo Espinoza, the duly appointed Engineer of Work,
Assessment Engineer for the City of Dublin Street Lighting Maintenance District No.
1983-1 (the “District”) submit the following Report, consisting of Section I (Introduction),
and this, Section II (Engineer’s Report), which consists of five (5) parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications
for the improvements are on file in the Office of the Director of Public Works of the City of
Dublin and are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be maintained
for Fiscal Year 2025-26, including incidental costs and expenses in connection therewith.
The estimate is attached hereto and is on file in the Office of the Director of Public Works
of the City of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the
District, the boundaries of any zones within the District and the lines and dimensions of
each lot or parcel of land within the District. This Diagram has been prepared by the
Engineer of Work and is on file in the Office of the Director of Public Works of the City of
Dublin.
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 ENGINEER’S REPORT
4
The lines and dimensions of each lot or parcel within the District are those lines and
dimensions shown on the maps of the Alameda County Assessor for the year when this
Report was prepared. The Assessor’s maps and records are incorporated by reference
herein and made a part of this Report.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each
parcel’s land use classification within the District in proportion to the estimated special
benefits to be received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements apportioned
to each benefited parcel of land within the District. The Assessment Roll is filed in the
Office of the City Clerk of the City of Dublin and is incorporated in this Report. The list is
keyed to the records of the Alameda County Assessor, which are incorporated herein by
reference.
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 PLANS AND SPECIFICATIONS
5
PART A
PLANS AND SPECIFICATIONS
The District provides for the continued installation, maintenance, and servicing of street
lighting improvements within the public right-of-way which provide special benefit to
parcels and properties within the District.
As generally defined in the 1972 Act, maintenance and servicing of the street lighting
improvements may include one or any combination of the following:
1) The installation or construction of public lighting facilities, including, but not limited
to streetlights and traffic signals.
2) The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing
thereof; including but not limited to, grading, removal of debris, the installation or
construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation,
drainage, or electrical facilities.
3) The maintenance or servicing, or both, of any of the foregoing including the
furnishing of services and materials for the ordinary and usual maintenance,
operation, and servicing of any improvement, including, but not limited to:
a) Repair, removal, or replacement of all or any part of any improvements;
b) Grading, clearing, removal of debris, the installation, repair or
construction of curbs, gutters, walls, sidewalks, or paving, or water,
irrigation, drainage, or electrical facilities;
c) The cleaning, sandblasting, and painting of walls and other improvements
to remove or cover graffiti;
d) Electric current or energy, gas, or other agent for the lighting or operation
of any other improvements.
4) Incidental expenses associated with the improvements including, but not limited to:
a) The cost of preparation of the report, including plans, specifications,
estimates, diagram, and assessment;
b) The costs of printing, advertising, and publishing, posting, and mailing of
notices;
c) Compensation payable to the County for collection of assessments;
d) Compensation of any engineer or attorney employed to render services;
e) Any other expenses incidental to the construction, installation, or
maintenance and servicing of the improvements; and,
f) Costs associated with any elections held for the approval of a new or
increased assessment.
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 PLANS AND SPECIFICATIONS
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Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for the
ordinary and usual maintenance, operation, and servicing of any improvement,
including repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or
other illuminating agent for any public lighting facilities or for the lighting or
operation of any other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s
Public Works Department and are made a part of this report by reference.
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STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 ESTIMATE OF COSTS
7
PART B
ESTIMATE OF COSTS
All public streetlights and other eligible improvements within the District are maintained
and serviced on a regular basis, using assessment revenues. Current assessment
revenues have not always been sufficient to fund 100% of the annual operations and
maintenance costs of street lighting in past years. Increasing assessment rates require
property owner approval following the passage of Proposition 218 in 1996. In years where
the revenues were less than the costs to maintain the District improvements, the District
transferred funds from the District’s existing fund balances to fund the shortfall in
assessment revenues. Although the District has seen an increase in revenue because of
new development, the increases in costs have increased much more quickly than the
increase in assessment revenue because of growth.
The proposed cost estimate for the District is shown in Table 2. This includes an
estimate of the costs of utilities, operations, services, administration, and maintenance
associated with the improvements, including all labor, personnel, equipment, materials,
and administrative expenses for the next two (2) fiscal years. The summary also shows
the estimated fund balance, and the projected reserve collection increase/(decrease) that
will be required from the fund balance based upon the estimated expenditures and
assessment revenue. Projected cost estimates are also shown for two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Operating Supplies – The cost of supplies for ongoing maintenance and servicing of the
street lighting improvements including street light repair parts and the labor associated
with performing the repair work. In addition, a portion of this cost is set aside as a
contingency amount for both large scheduled and unscheduled, but necessary repairs.
Contract with Alameda County – The cost of street light maintenance provided by
the County of Alameda based on the current fiscal year contract.
California Street Light Association – The cost of Street Light Association dues
based on the relative number of streetlights within the District.
Utilities Electricity – The cost of streetlight electrical energy use, including miscellaneous
utility charges.
Improvements (Not Building) – The cost of improvements (not building) includes costs
associated with the maintenance, construction, and rehabilitation of authorized
improvements.
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STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 ESTIMATE OF COSTS
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Miscellaneous Expenses – Costs that cannot easily be categorized into any of the
other District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and
publishing of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide
services specific to the annual levy administration, including preparation of the
Engineer’s Report, resolutions, and levy submittal to the County. These fees can also
include any additional administrative, legal, or engineering services specific to the District
such as the cost to prepare and mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs
derived by the City’s Public Works Department or other department in relation to the
administration and management of the District.
County Collection Fee – The cost to the District for the County to collect assessments on
the annual secured property tax bills. Alameda County charges 1.7% of the total amount
levied.
The following page shows the cost estimates for Fiscal Year 2025-26 and 2026-27.
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STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 ESTIMATE OF COSTS
9
Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be
collected for capital improvement projects. Capital improvement projects generally include
the repair and replacement of public improvements authorized to be maintained by the
District. These funds are collected and often accumulated in a separate fund and are not
considered to be a part of the regular maintenance of the improvements.
Following is a list of capital improvement projects the City plans to address utilizing District
funds in the upcoming fiscal years and thereafter as funds allow.
Citywide Streetlight Replacement: As needed replacement of streetlights that are
at the end of their service life or that have been damaged due to automobile
accidents.
District Revenues
FY 2025-26
Cost Estimate
Projected
FY 2026-27
Cost Estimate
Estimated Assessment Revenues $314,670 $314,670
Contributions from Other Revenue Sources $13,000 $13,000
Total Revenues:$327,670 $327,670
Estimated Expenditures
Operating Supplies $20,000 $20,000
Contract with Alameda County $95,000 $95,000
California Street Light Association $1,210 $1,331
Utilities - Electricity $308,879 $324,323
Improvements (Not Building)$0 $0
Miscellaneous $0 $0
Legal Notices $628 $647
District Administration $7,272 $7,490
Public Works Administration $0 $0
County Collection Fee $6,556 $6,753
Total Annual Expenditures:$439,545 $455,544
Fund Balance Information
Beginning Balance - Projected July 1, 2025 $562,821 $450,946
FY 2025-26 Reserve Collection Increase/(Decrease)($111,875)($127,874)
Ending Balance - Projected June 30, 2026 $450,946 $323,072
Recommended Operating Reserves $219,773 $227,772
Available Operating Reserves $219,773 $227,772
Available Capital Reserves $231,173 $95,300
Table 2: Cost Estimate Table
Streetlighting Maintenance District No. 1983-1
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STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 ASSESSMENT DIAGRAM
10
PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel
within the District are those lines and dimensions shown on the maps of the Alameda
County Assessor for the year in which this Report was prepared and are incorporated by
reference herein and made part of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
53
City of DublinStreet Lighting Maintenance District No. 1983-1Assessment Diagram
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CITY OF DUBLIN FISCAL YEAR 2025-26
STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 METHOD OF APPORTIONMENT
12
PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the
purpose of providing certain public improvements which include the construction,
maintenance and servicing of public lights, landscaping, and appurtenant facilities. The
1972 Act further requires that the cost of these improvements be levied according to
benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment
district may be apportioned by any formula or method which fairly
distributes the net amount among all assessable lots or parcels in
proportion to the estimated benefits to be received by each such lot or
parcel from the improvements.”
The formula used for calculating assessments in the District therefore reflects the
composition of the parcels, and the improvements and services provided, to fairly
apportion the costs based on estimated benefit to each parcel. In addition, pursuant to
Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the
reasonable cost of the proportional special benefit conferred on that
parcel. Only special benefits are assessable, and an agency shall
separate the general benefits from the special benefits conferred on a
parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the
corresponding assessments have been proportionately spread to each parcel based on
special benefits received from the improvements as determined at the time the District
was established.
General Benefits – In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well
as the reasons for installing and constructing such improvements, it is evident that the
improvements are solely the result of developing properties within the District and the
ongoing maintenance and operation of these improvements will directly affect the
properties within the District. Although the improvements include public areas,
easements, rights-of-way, and other amenities available or visible to the public at large,
the construction and installation of these improvements were only necessary for the
development of properties within the District and were not required, nor necessarily
desired by any properties or developments outside the District boundary and any public
access or use of the improvements by others is incidental. Therefore, it has been
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STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 METHOD OF APPORTIONMENT
13
determined that the improvements and the ongoing maintenance, servicing and
operation of those improvements provide no measurable general benefit to properties
outside the District or to the public at large, but clearly provide distinct and special benefits
to properties within the District.
Special Benefits – The method of apportionment (method of assessment) outlined
herein is based on the premise that each assessed parcel within the District receives
special benefits from the improvements and the desirability and security of those
properties as enhanced by the presence of public lighting near those properties.
The special benefits conferred on property from street lighting and other public lighting
facilities include the convenience, safety, and security of property, improvements, and
goods. Specifically:
1) Enhanced deterrence of crime and the aid to police protection.
2) Increased nighttime safety on roads, streets, and public areas.
3) Improved ability of pedestrians and motorists to see.
4) Improved ingress and egress to property.
5) Reduced vandalism and other criminal acts and damage to improvements or
property.
6) Improved traffic circulation and reduced nighttime accidents and personal
property loss.
The preceding special benefits contribute to the aesthetic value and desirability of each
of the assessed parcels within the District and thereby provide a special enhancement of
the properties. Furthermore, it has been determined that the lack of funding to properly
service and maintain the District improvements would have a negative impact on the
properties within the District.
All the preceding special benefits contribute to a specific enhancement and desirability
of each of the assessed parcels within the District.
Non-Assessable Properties – Within the boundaries of the District, there are several
types of properties that are considered to receive no special benefit from the District
improvements and are therefore not assessed. These parcels include:
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STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 METHOD OF APPORTIONMENT
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1) Publicly owned parcels that are reserved as public open space or are developed as
City parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with
an adjacent larger parcel. The adjacent larger parcels, of which these "sliver"
parcels are a part, are assessed at the residential rate
Assessment Methodology
The special benefits received by each parcel within the District and each parcel’s
proportional annual assessment are calculated based on a formula that utilizes
Equivalent Dwelling Units. The Equivalent Dwelling Unit (EDU) method of apportionment
establishes a proportional benefit relationship between the various parcels within the
District and the improvements maintained by the District. The typical single family
residential parcel is assigned 1.00 Equivalent Dwelling Unit (EDU) since it represented
more than 73% of the total parcels within the District.
EDUs are assigned to the other land uses based upon the property’s development
status, type of development (County of Alameda land use code) and property size as
shown in the table below. Parcels determined to be vacant will be assessed at a reduced
rate of 50%, by multiplying the parcel’s assigned EDU factor by 0.5 (or 50%).
Single-Family Residential (SFR) – (County land use 1x) this land use identifies
properties that are developed for single family residential use and are assigned a factor
of 1.00 EDU per parcel. This is the base value that all other land use types are compared
and weighted against (i.e., Equivalent Dwelling Unit “EDU”). This land use classification
may include, but is not limited to, lots or parcels identified as single-family residential
homes, planned development (tract or townhouse type), and modular/manufactured
single family residential units.
Property Type EDU Factor
Single Family Residential (SFR)1.00 per Parcel
Condominium 1.00 per Parcel
Duplex, Multi
‐
Family Residential 2.00 per Parcel
Triplex, Multi
‐
Family Residential 3.00 per Parcel
Fourplex, Multi
‐
Family Residential 4.00 per Parcel
Apartments, Multi
‐
Family Residential 6.00 per Parcel
Commercial/Industrial/Institutional 5.50 per Acre
Vacant Commercial/Industrial/Institutional 2.75 per Acre
Rural 0.50 per Parcel
Exempt, Cemeteries, Common Open Space 0.00 per Parcel
TABLE 3: ASSESSMENT METHODOLOGY
Street Lighting Maintenance District No. 1983-1
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STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 METHOD OF APPORTIONMENT
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Condominium Unit – (County land use 73) this land use identifies properties that are
subdivided residential parcels that have more than one residential unit developed on the
property. This land use is assigned 1.00 EDU per unit.
Duplex, Multi-Family Residential – (County land use 22) this land use identifies
properties that are developed for multi-family residential use and are assigned a factor of
2.00 EDU per parcel. This land use classification includes double or duplex units.
Triplex, Multi-Family Residential – (County land use 23) this land use identifies
properties that are developed for multi-family residential use and are assigned a factor of
3.00 EDU per parcel. This land use classification includes triplex units; or double or
duplex units together with a single-family home.
Fourplex, Multi-Family Residential – (County land use 24) this land use identifies
properties that are developed for multi-family residential use and are assigned a factor of
4.00 EDU per parcel. This land use classification includes four living units; a fourplex, a
triplex and a single-family home, two doubles or duplexes, or a combination thereof.
Apartment Complex, Multi-Family Residential – (County land use 7x, except 73) This
land use identifies properties that are developed for multi-family residential use of five (5)
or more units and are assigned a factor of 6.00 EDU per parcel. This land use
classification may include, but is not limited to, lots or parcels identified as vacant
apartment land capable of supporting 5 or more units, residential property converted to 5
or more units, cooperatives, restricted income properties, fraternities, sororities, church
homes, multiple residential (5 or more units), and residential high-rise (7 or more units).
Commercial – (County land use 3x, 8x, 9x) this land use identifies properties that are
considered improved for commercial use and are assigned a factor of 5.50 EDU per gross
acre. This land use classification may include, but is not limited to, lots or parcels
identified as car washes, commercial garages, automotive dealerships, parking lots,
parking garages, service stations, funeral homes, nursing or boarding homes, hospitals,
hotels/motels, banks, medical-dental, single and multi-story office buildings, commercial
land, department stores, discount stores, restaurants, shopping centers, or supermarkets.
Industrial – (County land use 4x) this land use identifies properties that are developed for
industrial use and are assigned a factor of 5.50 EDU per gross acre. This land use
classification may include, but is not limited to lots, or parcels identified as vacant
industrial land, warehouses, light and heavy industrial, nurseries, sand and gravel
quarries, salt ponds, trucking and distribution terminals, wrecking yards, and
miscellaneous industrial.
Institutional – (County land use 6x, except 65) this land use identifies properties that are
developed for institutional use and are assigned a factor of 5.50 EDU per gross acre. This
land use classification may include, but is not limited to, lots or parcels identified as
vacant land that is a necessary part of an institutional property, improved government-
owned property, low income housing (secured P.I.’s only), golf courses, private schools,
churches, lodge-halls, clubhouses, and other institutional properties.
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STREET LIGHTING MAINTENANCE DISTRICT No. 1983-1 METHOD OF APPORTIONMENT
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Rural Property – (County land use 5x) this land use identifies properties that are defined
as rural lands and are assigned a factor of 0.50 EDU per parcel. This land use
classification may include, but is not limited to, lots or parcels identified as rural residential
home sites, one or more mobile homes on rural home sites, rural property with significant
commercial or industrial use, property used for agriculture (more than 10 acres), rural
land in transition to higher land use classification, and rural land under non-renewal of the
Williamson Act.
Exempt Property, Cemeteries & Common Open Space – (County land use 0, 03-05,
65) this land use identifies properties that are exempt from assessment and are assigned
0.00 EDU. This land use classification may include, but is not limited to, lots or parcels
identified as exempt public agencies; property leased or owned by public utilities,
cemeteries, and planned development common areas.
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PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or
parcel, as shown on the latest roll at the Assessor’s Office, are on file under separate
cover with the City Clerk. Furthermore, the description of each lot or parcel is part of the
records of the Assessor of the County of Alameda and those records are, by reference,
part of this report. The assessments shown will be submitted to the County
Auditor/Controller and included on the property tax roll for each parcel shown in the
assessment roll for Fiscal Year 2025-26.
Parcel identification, the lines and dimensions of each lot, parcel, and subdivision of
land within the District, are inclusive of the parcels as shown on the Alameda County
Assessor's Parcel Maps as they existed at the time of the passage of the Resolution of
Intention, and shall include subsequent subdivisions, lot line adjustments or parcel
changes therein. Reference is hereby made to the Alameda County Assessor’s maps for
a detailed description of the lines and dimensions of each lot and parcel of land within
the District.
60
Landscape and Lighting
District No. 1983-2
Fiscal Year 2025-26
Preliminary Engineer’s Report
April 15, 2025
Attachment 3
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CITY OF DUBLIN FISCAL YEAR 2025-26
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 TABLE OF CONTENTS
i
Table of Contents
Page No.
Certificate ......................................................................................... ii
Section I - Introduction ..................................................................... 1
Section II – Engineer’s Report ......................................................... 3
Part A – Plans and Specifications ......................................... 5
Part B – Estimate of Cost ...................................................... 7
Part C – Assessment District Diagram ................................ 10
Part D – Method of Apportionment of Assessments ............ 12
Part E - Assessment Roll .................................................... 17
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CITY OF DUBLIN FISCAL YEAR 2025-26
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 CERTIFICATE
ii
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING ASSESSMENT DISTRICT NO. 1983-2
FISCAL YEAR 2025-26
The undersigned, acting on behalf of Francisco & Associates respectfully submits the
enclosed Engineer's Report as directed by the Dublin City Council pursuant to the
provisions of Article XIIID, Section 4 of the California Constitution, provisions of the
Landscaping and Lighting Act of 1972 and Section 22500 et al of the California Streets
and Highways Code. The undersigned certifies that he is a Professional Engineer,
registered in the State of California.
Dated: March 17, 2025 By:
Eduardo Espinoza, P.E.
RCE # 83709
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CITY OF DUBLIN FISCAL YEAR 2025-26
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 INTRODUCTION
1
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within the City
of Dublin Landscape and Lighting Assessment District No. 1983-2 (“District”) to maintain the
landscaping and irrigation improvements within the District.
The assessments and methods of apportionment described in this Report utilize commonly
accepted assessment engineering practices and have been calculated and proportionately
spread to each parcel based on the special benefits received as approved by the City
Council at the time the District was formed.
General Description of the District
The District was initially formed in 1983 to provide a dedicated source of funding for the
ongoing maintenance of street landscaping within Tract 4719. The District originally included
the maintenance of Stagecoach Park and the landscaping along Stagecoach Road north of
the City Limit; however, those improvements are no longer funded by the District. Currently,
the District includes only the roadway landscaping along Stagecoach Road and on the
"interior slopes" (Coral Way and Agate Way) within the Dublin Hills Estates development.
The maintenance cost of Stagecoach Park, as well as the undeveloped Dougherty Hills Park,
is paid by the City through the Park Maintenance Operating Budget and is not a part of this
Assessment District.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the District is
provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and Lighting
Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”).
All assessments described in this Report and approved by the City Council are prepared in
accordance with the 1972 Act and are in compliance with the provisions of the California
Constitution Article XIIID (“Article XIIID”), which was enacted with the passage of Proposition
218 in November 1996.
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 INTRODUCTION
2
Pursuant to Article XIIID Section 5, certain existing assessments were exempt from the
substantive and procedural requirements of Article XIIID Section 4. Specifically, Article XIIID
Section 5(a) exempted:
“Any assessment imposed exclusively to finance the capital costs or maintenance
and operation expenses for sidewalks, streets, sewers, water, flood control,
drainage systems or vector control. Subsequent increases in such assessments
shall be subject to the procedures and approval process set forth in Section 4.”
The City determined that the annual assessments originally established for the District were
for the maintenance and operation of landscaping within the public street rights-of-way or
public easements.
However, in Fiscal Year 2003-04, the City conducted a public hearing that included a mailed
ballot to all the property owners in this District proposing an increased assessment to
maintain and replace certain landscaping improvements. In accordance with the
requirements of Proposition 218, the property owners approved a 10% increase in
assessment rates and the addition of an escalation clause for succeeding years that allows
the maintenance cost to increase according to the Consumer Price Index and the utility cost
to increase according to the actual cost of utilities.
Any future increase in the assessment rate more than the maximum allowable rate or
substantial changes in the services provided would require the approval of the property
owners subject to the assessment based upon a mailed ballot which would be sent to each
property owner pursuant to the provisions of the California Constitution Article XIIID.
Summary of District
A summary of the assessments to be levied in Fiscal Year 2025-26 for each property type is
shown in the table below.
Property Type
Single Family Residential (SFR)$531.10 per Parcel
Multi Family Residential (MFR)$89.81 per Units
Exempt, Cemeteries, Common Open Space $0.00 per Parcel
TABLE 1: SUMMARY OF PROPOSED ASSESSMENTS
Landscape and Lighting District No. 1983-2
Assessment Rate
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ENGINEER’S REPORT
3
SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF
LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH
22679 OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1983-2
FISCAL YEAR 2025-26
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets and
Highways Code of the State of California, commencing with Section 22500), and in
accordance with the Resolution of Intention, adopted by the City Council of the City of
Dublin on April 15, 2025, I, Eduardo Espinoza, the duly appointed Engineer of Work,
Assessment Engineer for the City of Dublin Landscape and Lighting District No. 1983-2 (the
“District”) submit the following Report, consisting of Section I (Introduction), and this, Section
II, which consists of five (5) parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications
for the improvements are on file in the Office of the Director of Public Works of the City of
Dublin and are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be maintained
for Fiscal Year 2025-26, including incidental costs and expenses in connection therewith.
The estimate is attached hereto and is on file in the Office of the Director of Public Works of
the City of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the
District, the boundaries of any zones within the District and the lines and dimensions of each
lot or parcel of land within the District. This Diagram has been prepared by the Engineer of
Work and is on file in the Office of the Director of Public Works of the City of Dublin.
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ENGINEER’S REPORT
4
The lines and dimensions of each lot or parcel within the District are those lines and
dimensions shown on the maps of the Alameda County Assessor for the year when this
Report was prepared. The Assessor’s maps and records are incorporated by reference
herein and made a part of this Report.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each parcel’s
land use classification within the District in proportion to the estimated special benefits to be
received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements apportioned to
each benefited parcel of land within the District. The Assessment Roll is filed in the Office of
the City Clerk of the City of Dublin and is incorporated in this Report. The list is keyed to the
records of the Alameda County Assessor, which are incorporated herein by reference.
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 PLANS AND SPECIFICATIONS
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PART A
PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and servicing of the landscaping and
irrigation improvements within the public right-of-way and public easement along
Stagecoach Road between the limits of Amador Valley Boulevard and the northerly City
Limit. In addition, the District also provides for the maintenance of the slopes, including
landscaping and irrigation, within the public right-of-way for the slope areas along the rear of
Lots 80 through 86, and 37 through 60 within Tract 4719.
As generally defined in the 1972 Act, maintenance and servicing of the improvements may
include one or any combination of the following:
1) The installation or planting of landscaping. The installation or construction of statuary,
fountains, and other ornamental structures and facilities.
2) The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing
thereof; including but not limited to, grading, removal of debris, the installation or
construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation,
drainage, or electrical facilities.
3) The maintenance or servicing, or both, of any of the foregoing including the furnishing
of services and materials for the ordinary and usual maintenance, operation, and
servicing of any improvement, including, but not limited to:
a. Repair, removal, or replacement of all or any part of any improvements;
b. Grading, clearing, removal of debris, the installation, repair or construction of
curbs, gutters, walls, sidewalks, paving, or water, irrigation, drainage, or
electrical facilities
c. Providing for the life, growth, health, and beauty of landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or
injury;
d. The removal of trimmings, rubbish, debris, and other solid waste;
e. The cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti;
f. Electric current or energy, gas, or other agent for the lighting or operation of
any other improvements; and
g. Water for the irrigation of any landscaping, the operation of any fountains,
or the maintenance of any other improvements.
4) Incidental expenses associated with the improvements including, but not limited to:
a. The cost of preparation of the report, including plans, specifications, estimates,
diagram, and assessment;
b. The costs of printing, advertising, and the publishing, posting, and mailing of
notices;
c. Compensation payable to the County for collection of assessments;
d. Compensation of any engineer or attorney employed to render services;
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 PLANS AND SPECIFICATIONS
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e. Any other expenses incidental to the construction, installation, or
maintenance and servicing of the improvements; and
f. Costs associated with any elections held for the approval of a new or
increased assessment.
Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for the
ordinary and usual maintenance, operation, and servicing of any improvement,
including repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or
other illuminating agent for any public lighting facilities or for the lighting or
operation of any other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s Public
Works Department and are made a part of this report by reference.
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CITY OF DUBLIN FISCAL YEAR 2025-26
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ESTIMATE OF COSTS
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PART B
ESTIMATE OF COSTS
All landscape and other eligible improvements within the District are maintained and
serviced on a regular basis. The proposed cost estimate for the District is shown on a
following page herein. This includes an estimate of the costs of utilities, operations,
services, administration, and maintenance associated with the improvements, including all
labor, personnel, equipment, materials, and administrative expenses. The summary also
shows the estimated fund balance, and the projected reserve collection
increase/(decrease) based upon the estimated expenditures and assessment revenue.
Projected cost estimates are also shown for the next two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Maintenance Landscape – The cost of maintenance and repair of the landscaping and
open space areas within the District.
Utilities Water – The cost of furnishing water for maintenance of landscape and irrigation
systems within the District.
Utilities Electricity – The cost of electricity for maintenance of landscape, powering of
irrigation systems, and entry lighting within the District.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the other
District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and
publishing of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide services
specific to the annual levy administration, including preparation of the Engineer’s Report,
resolutions, and levy submittal to the County. These fees can also include any additional
administrative, legal, or engineering services specific to the District such as the cost to
prepare and mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs
derived by the City’s Public Works Department or other department in relation to the
administration and management of the District.
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ESTIMATE OF COSTS
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County Collection Fee – The cost to the District for the County to collect assessments on
the annual secured property tax bills. Alameda County charges 1.7% of the total levy
amount.
The table below shows the cost estimates for Fiscal Year 2025-26 and 2026-27.
Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be
collected for capital improvement projects. Capital improvement projects generally include
the repair and replacement of public improvements authorized to be maintained by the
District. These funds are collected and often accumulated in a separate fund and are not
considered to be a part of the regular maintenance of the improvements.
District Revenues
FY 2025-26
Cost Estimate
Projected
FY 2026-27
Cost Estimate1
Estimated Assessment Revenues $129,324 $131,911
Contributions from Other Revenue Sources $7,000 $7,000
Total Revenues:$136,324 $138,911
Estimated Expenditures
Maintenance - Landscape (MCE)$69,165 $71,240
Utilities - Electricity $2,077 $2,181
Utilities - Water $23,100 $24,255
Miscellaneous Expenses $0 $0
Legal Notices $628 $647
District Administration $3,726 $3,838
Public Works Administration $0 $0
County Collection Fee $1,927 $1,985
Total Annual Expenditures:$100,623 $104,146
Fund Balance Information
Beginning Balance - Projected July 1, 2025 $335,307 $371,008
FY 2025-26 Reserve Collection Increase/(Decrease)$35,701 $34,765
Ending Balance - Projected June 30, 2026 $371,008 $405,773
Recommended Operating Reserves $50,312 $52,073
Available Operating Reserves $50,312 $52,073
Available Capital Reserves $320,697 $353,700
1The Maximum Assessment Revenue for Fiscal Year (FY) 2026/27 was estimated to be equal to the
FY 2025/26 Maximum Assessment Revenues and escalated by 2%.
Table 2: Cost Estimate Table
Landscape & Lighting District No. 1983-2
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ESTIMATE OF COSTS
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Following is a list of capital improvement projects the City plans to address utilizing District
funds in the upcoming fiscal years and thereafter as funds allow.
General Improvements: The City has identified the need for repairs to irrigation,
which fall outside the scope of the regular maintenance budget for the District.
Repairs will be addressed based upon need and available fund balance in the
upcoming two-year cycle.
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ASSESSMENT DIAGRAM
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PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel
within the District are those lines and dimensions shown on the maps of the Alameda
County Assessor for the year in which this Report was prepared and are incorporated by
reference herein and made part of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the
purpose of providing certain public improvements which include the construction,
maintenance and servicing of public lights, landscaping, and appurtenant facilities. The
1972 Act further requires that the cost of these improvements be levied according to benefit
rather than assessed value:
“The net amount to be assessed upon lands within an assessment
district may be apportioned by any formula or method which fairly
distributes the net amount among all assessable lots or parcels in
proportion to the estimated benefits to be received by each such lot or
parcel from the improvements.”
The formula used for calculating assessments in the District therefore reflects the
composition of the parcels, and the improvements and services provided, to fairly
apportion the costs based on estimated benefit to each parcel. In addition, pursuant to
Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the
reasonable cost of the proportional special benefit conferred on that
parcel. Only special benefits are assessable, and an agency shall
separate the general benefits from the special benefits conferred on a
parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the
corresponding assessments have been proportionately spread to each parcel based on
special benefits received from the improvements as determined at the time the District
was established.
General Benefits – In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well
as the reasons for installing and constructing such improvements, it is evident that the
improvements are solely the result of developing properties within the District and the
ongoing maintenance and operation of these improvements will directly affect the
properties within the District. Although the improvements include public areas,
easements, rights-of-way, and other amenities available or visible to the public at large,
the construction and installation of these improvements were only necessary for the
development of properties within the District and were not required, nor necessarily
desired by any properties or developments outside the District boundary and any public
access or use of the improvements by others is incidental. Therefore, it has been
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
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determined that the improvements and the ongoing maintenance, servicing and
operation of those improvements provide no measurable general benefit to properties
outside the District or to the public at large, but clearly provide distinct and special benefits
to properties within the District.
Special Benefits – The method of apportionment (method of assessment) established
herein is based on the premise that each assessed parcel within the District receives
special benefits from the improvements and the desirability of those properties enhanced
by the presence of well-maintained landscaping near those properties.
The special benefits associated with landscape improvements are specifically:
1) Enhanced desirability of properties through association with the improvements.
2) Improved aesthetic appeal of properties providing a positive representation of
the area and properties.
3) Enhanced adaptation of the urban environment within the natural environment
from adequate green space and landscaping.
4) Environmental enhancement through improved erosion resistance, dust and
debris control, and fire prevention.
5) Increased sense of pride in ownership of property within the District resulting from
well-maintained improvements associated with the properties.
6) Enhanced quality of life through well-maintained green space and landscaped
areas.
7) Reduced criminal activity and property-related crimes (especially vandalism)
against properties in the District through well-maintained surroundings and
amenities including abatement of graffiti.
8) Enhanced environmental quality of the parcels by moderating temperatures,
providing oxygenation, and attenuating noise.
The preceding special benefits contribute to the aesthetic value and desirability of each of
the assessed parcels within the District and thereby provide a special enhancement of the
properties. Furthermore, it has been determined that the lack of funding to properly service
and maintain the District improvements would have a negative impact on the properties
within the District.
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
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Non-Assessable Properties – Within the boundaries of the District, there are several
types of properties that are considered to receive no special benefit from the District
improvements and are therefore not assessed. These parcels include:
1) Publicly owned parcels that are reserved as public open space or are developed
as City Parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with
an adjacent larger parcel. The adjacent larger parcel, of which these "sliver"
parcels are a part, are assessed at the residential rate.
Assessment Methodology
The special benefits received by each parcel within the District and each parcel’s
proportional annual assessment are calculated as follows:
• Sixty-one and six tenths’ percent (61.6%) spread equally to the 150 single family
homes of Dublin Estates; and
• Thirty-eight and four tenths’ percent (38.4%) spread equally among the 553
apartments/condominiums of Amador Lakes Complex.
Maximum Assessment Rate
It is recognized that the cost of maintaining the District improvements increases slightly
every year because of inflation. In Fiscal Year 2003-04, the property owners approved a
formula for increasing assessments for each future fiscal year to offset increases in costs
due to inflation.
The maximum assessment amount for each property type shall be increased each fiscal
year in an amount equal to the annual percentage increase of the local San Francisco
Oakland San Jose Area Consumer Price Index (“Index”) for “All Urban Wage Earners and
Clerical Workers” which is applied to all costs except utilities (water and electricity), plus
the actual percentage increase in utility costs (collectively, “Annual Escalation Factor”).
In order to implement the District’s Annual Escalation Factor annually, two rates were
developed based on the cost estimate that was prepared at the time the property owners
approved the annual escalator. The first rate (the “CPI Rate”) was created to encompass
the annual District cost increases except for utilities. The second rate (the “Utility Rate”)
was created to encompass the annual utility cost increases.
The Index is to be applied annually to the prior year’s maximum CPI Rate for each
property type to pay for all costs except utilities. The maximum Utility Rate was
established to pay for all utility costs for each property type and is to be increased annually
by the percentage change in the budgeted amount for utilities as shown in the District’s
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
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annual fiscal year Engineer’s Reports. The increase in utility costs shall be calculated by
taking the upcoming fiscal year’s budgeted amount for utilities and subtracting the
District’s previous highest yearly budgeted amount for utilities. This difference is used to
calculate the annual increase in the Utility Rate for each property type. The combination
of the maximum CPI Rate and maximum Utility Rate (collectively, “Maximum Assessment
Rate”) shall equal the Maximum Assessment Rate for the upcoming fiscal year. Please
see Table 3 for details regarding the Maximum Assessment Rate for Fiscal Year 2025-26.
The timing of the annual percentage increase of the Index was changed beginning in 2018
and for each year thereafter for administrative purposes, to ensure the City is allowed the
time necessary to have all annual documents prepared and approved by the City Council
by June of each year, and to meet both County submittal and statutory requirements. Each
fiscal year, the City shall identify the annual percentage difference in the Index between
the most recent calendar year and that of the prior calendar year; more specifically, the
annual percentage change used to escalate the prior year’s assessment rates for Fiscal
Year 2025-26 was determined based on the difference using the annual amount for
calendar years 2024 and 2023. Should the Bureau of Labor Statistics revise such Index or
discontinue the preparation of such Index, the City shall use the revised index or
comparable index as approved by the City Council for determining fluctuations in the cost
of living. The following table shows the Maximum Assessment Rates allowable for Fiscal
Year 2025-26.
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
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If the City Council determines that an inflation adjustment is not required for a given fiscal
year, the City Council may authorize the ensuing fiscal year’s assessment without applying
the adjustment formula to the amount levied. If the cost estimate and assessments for the
District require an increase greater than the adjustment set forth in the formula, then the
proposed increase would be subject to approval by the District property owners. Each
fiscal year, the maximum assessment rate shall increase at the maximum amount
allowable regardless of whether the increase is levied to the parcels within the District.
CPI for 2023 Calendar Year1 334.66
CPI for 2024 Calendar Year1 343.89
% Change in CPI - Increase 2.76%
Fiscal Year 2024/25 Maximum Rate per SFR - CPI Rate $368.90
Fiscal Year 2024/25 Maximum Rate per MFR - CPI Rate $62.38
Fiscal Year 2025/26 Maximum Rate per SFR - CPI Rate $379.07
Fiscal Year 2025/26 Maximum Rate per MFR - CPI Rate $64.10
Prior Year Maximum Utility Budget2 $37,020
Utility Budget for FY 2025/26 $25,177
% Change in Utilities Rate - Increase3 0.00%
Fiscal Year 2024/25 Maximum Rate per SFR - Utility Rate $152.03
Fiscal Year 2024/25 Maximum Rate per MFR - Utility Rate $25.71
Fiscal Year 2025/26 Maximum Rate per SFR - Utility Rate $152.03
Fiscal Year 2025/26 Maximum Rate per MFR - Utility Rate $25.71
Fiscal Year 2024/25 Maximum Assessment Rate per SFR $520.93
Fiscal Year 2024/25 Maximum Assessment Rate per MFR $88.08
Fiscal Year 2025/26 Maximum Assessment Rate per SFR4 $531.10
Fiscal Year 2025/26 Maximum Assessment Rate per MFR4 $89.81
1 CPI is based off of the All Urban Wage Earners and Clerical Workers.
2 The FY 2020/21 Budget Amount for Utilities was the previous highest
amount budgeted for utility costs.
3 Equals the % difference between the FY 2024/25 and FY 2025/26
Maximum Utility Rate. If the Utility Budget does not increase, no increase
will be realized.
4 Equals the FY 2025/26 Maximum CPI Rate + Maximum Utility Rate.
TABLE 3: MAXIMUM ASSESSMENT RATE
Landscape and Lighting District No. 1983-2
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LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ASSESSMENT ROLL
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PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or
parcel, as shown on the latest roll at the Assessor’s Office, are on file under separate
cover with the City Clerk. Furthermore, the description of each lot or parcel is part of the
records of the Assessor of the County of Alameda and those records are, by reference,
part of this report. The assessments shown will be submitted to the County
Auditor/Controller and included on the property tax roll for each parcel shown in the
assessment roll for Fiscal Year 2025-26.
Parcel identification, the lines and dimensions of each lot, parcel, and subdivision of land
within the District, are inclusive of the parcels as shown on the Alameda County
Assessor's Parcel Maps as they existed at the time of the passage of the Resolution of
Intention, and shall include subsequent subdivisions, lot line adjustments or parcel
changes therein. Reference is hereby made to the Alameda County Assessor’s maps for a
detailed description of the lines and dimensions of each lot and parcel of land within the
District.
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Landscape and Lighting
District No. 1986-1
Fiscal Year 2025-26
Preliminary Engineer’s Report
April 15, 2025
Attachment 4
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CITY OF DUBLIN FISCAL YEAR 2025-26
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 TABLE OF CONTENTS
i
Table of Contents
Page No.
Certificate ......................................................................................... ii
Section I - Introduction ..................................................................... 1
Section II – Engineer’s Report ......................................................... 3
Part A – Plans and Specifications ......................................... 5
Part B – Estimate of Costs .................................................... 6
Part C – Assessment District Diagram .................................. 9
Part D – Method of Apportionment of Assessments ............ 11
Part E - Assessment Roll .................................................... 16
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CITY OF DUBLIN FISCAL YEAR 2025-26
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 CERTIFICATE
ii
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1986-1
FISCAL YEAR 2025-26
The undersigned, acting on behalf of Francisco & Associates respectfully submits the
enclosed Engineer's Report as directed by the Dublin City Council pursuant to the
provisions of Article XIIID, Section 4 of the California Constitution, provisions of the
Landscaping and Lighting Act of 1972 and Section 22500 et al of the California Streets
and Highways Code. The undersigned certifies that he is a Professional Engineer,
registered in the State of California.
Dated: March 17, 2025 By:
Eduardo Espinoza, P.E.
RCE # 83709
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 INTRODUCTION
1
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within
Landscape and Lighting District No. 1986-1 (“District”) to maintain the improvements
within the Villages in the Willow Creek area.
The assessments and method of apportionment described in this Report utilize
commonly accepted assessment engineering practices and have been calculated and
proportionately spread to each parcel based on the special benefits received as approved
by the City Council at the time the District was formed.
General Description of the District
The District was initially formed in 1986 to provide a dedicated source of funding for the
ongoing maintenance of landscaping, including fencing and sound walls, along the west
side of Dougherty Road from Amador Valley Boulevard to the northerly City Limit, along
Amador Valley Boulevard from Dougherty Road to Wildwood Road, along Wildwood Road
and Fall Creek Road, and certain landscaped areas within the Ridgecreek single-family
home development. Landscaping within the condominium and apartment developments is
the responsibility of the homeowners' association(s) or property owner(s) for those
individual developments.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the
District is provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and
Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code
(“1972 Act”). All assessments described in this Report and approved by the City Council
are prepared in accordance with the 1972 Act and are in compliance with the provisions of
the California Constitution Article XIIID (“Article XIIID”), which was enacted with the
passage of Proposition 218 in November 1996.
In Fiscal Year 2001-02, the assessments in the District were increased by 54% with the
approval of property owners in compliance with the requirements of Proposition 218. The
increase in the assessment rate was required as the reserve funds had become depleted
and could no longer be used to offset utility and maintenance cost increases. The property
owners also approved an escalation clause for future years that allows the assessment to
increase according to the annual percentage change of the Consumer Price Index and the
utility cost to increase according to the actual cost of utilities.
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 INTRODUCTION
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Any future increase in the assessment rate in excess of the maximum allowable rate or
substantial changes in the services provided would require the approval of the property
owners subject to the assessment based upon a mailed ballot which would be sent to
each property owner.
Summary of District
A summary of the assessments to be levied in Fiscal Year 2025-26 for each property type
is shown in the table below.
Property Type EDU Factor
Single Family Residential (SFR)1.00 per Parcel $320.00 per Parcel
Multi Family Residential (MFR)0.50 per Unit $160.00 per Unit
Commercial 4.00 per Parcel $1,280.00 per Parcel
Exempt, Cemeteries, Common Open Space 0.00 per Parcel $0.00 per Parcel
Assessment Rate
TABLE 1: SUMMARY OF PROPOSED ASSESSMENTS
Landscape and Lighting District No. 1986-1
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ENGINEER’S REPORT
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SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS
OF LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500
THROUGH 22679 OF THE CALIFORNIA
STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1986-1
FISCAL YEAR 2025-26
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets
and Highways Code of the State of California, commencing with Section 22500), and in
accordance with the Resolution of Intention, adopted by the City Council of the City of
Dublin on April 15, 2025, I, Eduardo Espinoza, the duly appointed Engineer of Work,
Assessment Engineer for the City of Dublin Landscape and Lighting District No. 1986-1
(the “District”) submit the following Report, consisting of Section I (Introduction), and this,
Section II, which consists of five (5) parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and
specifications for the improvements are on file in the Office of the Director of Public
Works of the City of Dublin and are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be
maintained for Fiscal Year 2025-26, including incidental costs and expenses in
connection therewith. The estimate is attached hereto and is on file in the Office of the
Director of Public Works of the City of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the
District, the boundaries of any zones within the District and the lines and dimensions of
each lot or parcel of land within the District. This Diagram has been prepared by the
Engineer of Work and is on file in the Office of the Director of Public Works of the City of
Dublin.
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ENGINEER’S REPORT
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The lines and dimensions of each lot or parcel within the District are those lines and
dimensions shown on the maps of the Alameda County Assessor for the year when this
Report was prepared. The Assessor’s maps and records are incorporated by reference
herein and made a part of this Report.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each
parcel’s land use classification within the District in proportion to the estimated special
benefits to be received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements
apportioned to each benefited parcel of land within the District. The Assessment Roll is
filed in the Office of the City Clerk of the City of Dublin and is incorporated in this Report.
The list is keyed to the records of the Alameda County Assessor, which are incorporated
herein by reference.
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 PLANS AND SPECIFICATIONS
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PART A
PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and servicing of landscaping,
including fencing and sound-walls within the public rights-of-way and within public
easements within private streets, which provide special benefit to parcels and properties
within the District. The specific improvements maintained by the District include:
a. The median and roadside landscaping along the north side of Willow Creek Drive.
b. Roadside landscaping along Shady Creek Drive within Lots 1, 2, 3, 4, 5, 6, 15, 16,
37, 38, and south of Lot 145, all within Tract 5511.
c. Roadside landscaping, wall, fence, and pathway improvements along the west side
of Dougherty Road, between Amador Valley Boulevard and the northerly City l imit,
and along the north side of Amador Valley Boulevard, between Dougherty Road
and Wildwood Road.
d. Roadside landscaping, fence, and pathway improvements on the west side of
Wildwood Road.
e. Roadside landscaping, fence, wall, and pathway improvements on the west side of
Dougherty Road and the south side of Amador Valley Boulevard, adjacent to Lot
150.
f. Roadside landscaping, fence, and pathway improvements on the west and north
sides of Fall Creek Road.
g. Roadside landscaping and emergency access surfacing at the north end of
Crossridge Road within the street right-of-way.
Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for
the ordinary and usual maintenance, operation, and servicing of any improvement,
including repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or
other illuminating agent for any public lighting facilities or for the lighting or
operation of any other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s
Public Works Department and are made a part of this report by reference.
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ESTIMATE OF COSTS
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PART B
ESTIMATE OF COSTS
All landscaping and other eligible improvements within the District are maintained and
serviced on a regular basis. The proposed cost estimate for the District is shown on a
following page herein. This includes an estimate of the costs of utilities, operations,
services, administration, and maintenance associated with the improvements, including all
labor, personnel, equipment, materials, and administrative expenses. The summary also
shows the estimated fund balance, and the projected reserve collection
increase/(decrease) based upon the estimated expenditures and assessment revenue.
Projected cost estimates are also shown for the next two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Maintenance Landscape – The cost of maintenance and repair of the landscaping and
open space areas within the District.
Utilities Water – The cost of furnishing water for maintenance of landscape and irrigation
systems within the District.
Utilities Electricity – The cost of electricity for maintenance of landscape and
powering of irrigation systems within the District.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the
other District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and
publishing of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide
services specific to the annual levy administration, including preparation of the Engineer’s
Report, resolutions, and levy submittal to the County. These fees can also include any
additional administrative, legal, or engineering services specific to the District such as the
cost to prepare and mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs
derived by the City’s Public Works Department or other department in relation to the
administration and management of the District.
County Collection Fee – The cost to the District for the County to collect assessments on
the annual secured property tax bills. Alameda County charges 1.7% of the total levy
amount.
The following page shows the cost estimates for Fiscal Year 2025-26 and 2026-27.
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ESTIMATE OF COSTS
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Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be
collected for capital improvement projects. Capital improvement projects generally include
the repair and replacement of public improvements authorized to be maintained by the
District. These funds are collected and often accumulated in a separate fund and are not
considered to be a part of the regular maintenance of the improvements.
Following is a list of capital improvement projects the City plans to address utilizing
District funds in the upcoming fiscal year and thereafter.
General Improvements: The City has identified the need for additional plantings
as well as sidewalk repairs, which fall outside of the regular maintenance budget for
this District. Repairs will be addressed based upon need and available fund balance
in the upcoming two-year cycle.
District Revenues
FY 2025-26
Cost Estimate
Projected1
FY 2026-27
Cost Estimate
Estimated Assessment Revenues $208,480 $212,650
Contributions from Other Revenue Sources $10,000 $10,000
Total Revenues:$218,480 $222,650
Estimated Expenditures
Maintenance - Landscape (MCE Base Amount)$50,586 $52,104
Maintenance - Landscape (MCA Additional)$0 $0
Utilities - Electricity $2,625 $2,756
Utilities - Water $52,500 $55,125
Miscellaneous Expenses $0 $0
Legal Notices $628 $647
District Administration $3,726 $3,838
Public Works Administration $0 $0
County Collection Fee $3,115 $3,208
Total Annual Expenditures:$113,180 $117,678
Fund Balance Information
Beginning Balance - Projected July 1, 2025 $521,848 $627,148
FY 2025-26 Reserve Collection Increase/(Decrease)$105,300 $104,972
Ending Balance - Projected June 30, 2026 $627,148 $732,120
Recommended Operating Reserves $56,590 $58,839
Available Operating Reserves $56,590 $58,839
Available Capital Reserves $570,558 $673,281
1The Maximum Assessment Revenue for Fiscal Year (FY) 2026/27 was estimated to be equal
to the FY 2025/26 Maximum Assessment Revenues and escalated by 2%.
Table 2: Cost Estimate Table
Landscape & Lighting District No. 1986-1
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ESTIMATE OF COSTS
8
Alamo Creek Park and Assessment District - Fence Replacement: The City has
identified the need to remove, replace, and/or repair tubular steel fencing
throughout the District and around and within Alamo Creek Park. The project’s
costs associated with Alamo Creek Park fencing are not funded by the District, but
are funded by the City’s General Fund. The funding needed for the project is
currently estimated to be greater than $400,000.
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ASSESSMENT DIAGRAM
9
PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel
within the District are those lines and dimensions shown on the maps of the Alameda
County Assessor for the year in which this Report was prepared and are incorporated by
reference herein and made part of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
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City of DublinLandscape and Lighting District No. 1986-1Assessment Diagram
W i l l o w C r e e k D r
DOugherty Rd
A m a d o r V a ll e y B l v d
F a l l C r e e k R d
¯
0 640 1,280320
Feet
Legend
!
!!
!!LLAD 1986-1 Boundary
City Limit
Parcel Lines
Parcels within LLAD 1986-1
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the
purpose of providing certain public improvements which include the construction,
maintenance and servicing of public lights, landscaping, and appurtenant facilities. The
1972 Act further requires that the cost of these improvements be levied according to benefit
rather than assessed value:
“The net amount to be assessed upon lands within an assessment district
may be apportioned by any formula or method which fairly distributes the
net amount among all assessable lots or parcels in proportion to the
estimated benefits to be received by each such lot or parcel from the
improvements.”
The formula used for calculating assessments in the District therefore reflects the
composition of the parcels, and the improvements and services provided, to fairly
apportion the costs based on estimated benefit to each parcel. In addition, pursuant to
Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the
reasonable cost of the proportional special benefit conferred on that parcel.
Only special benefits are assessable, and an agency shall separate the
general benefits from the special benefits conferred on a parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the
corresponding assessments have been proportionately spread to each parcel based on
special benefits received from the improvements as determined at the time the District
was established.
General Benefits – In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well
as the reasons for installing and constructing such improvements, it is evident that the
improvements are solely the result of developing properties within the District, and the
ongoing maintenance and operation of these improvements will directly affect the
properties within the District. Although the improvements include public areas,
easements, rights-of-way, and other amenities available or visible to the public at large,
the construction and installation of these improvements were only necessary for the
development of properties within the District and were not required, nor necessarily
desired by any properties or developments outside the District boundary and any public
access or use of the improvements by others is incidental. Therefore, it has been
determined that the improvements and the ongoing maintenance, servicing and
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
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operation of those improvements provide no measurable general benefit to properties
outside the District or to the public at large, but clearly provide distinct and special benefits
to properties within the District.
Special Benefits – The method of apportionment (method of assessment) established
herein is based on the premise that each assessed parcel within the District receives
special benefits from the improvements and the desirability of those properties is
enhanced by the presence of well-maintained landscaping near those properties.
The special benefits associated with landscape improvements are specifically: 1) Enhanced desirability of properties through association with the improvements.
2) Improved aesthetic appeal of properties providing a positive representation of the
area and properties.
3) Enhanced adaptation of the urban environment within the natural environment from
adequate green space and landscaping.
4) Environmental enhancement through improved erosion resistance, dust and debris
control, and fire prevention.
5) Increased sense of pride in ownership of property within the District resulting from
well-maintained improvements associated with the properties.
6) Enhanced quality of life through well-maintained green space and landscaped
areas.
7) Reduced criminal activity and property-related crimes (especially vandalism) against
properties in the District through well-maintained surroundings and amenities
including abatement of graffiti.
8) Enhanced environmental quality of the parcels by moderating temperatures,
providing oxygenation, and attenuating noise.
The preceding special benefits contribute to the aesthetic value and desirability of each
of the assessed parcels within the District and thereby provide a special enhancement of
the properties. Furthermore, it has been determined that the lack of funding to properly
service and maintain the District improvements would have a negative impact on the
properties within the District.
Non-Assessable Properties – Within the boundaries of the District, there are several
types of properties that are considered to receive no special benefit from the District
improvements and are therefore not assessed. These parcels include:
1) Publicly owned parcels that are reserved as public open space or are developed as
City parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with
an adjacent larger parcel.
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
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Assessment Methodology
The special benefits received by each parcel within the District and each parcel’s
proportional annual assessment are calculated on the basis of a formula that utilizes
Equivalent Dwelling Units. The Equivalent Dwelling Unit (EDU) method of apportionment
establishes a proportional benefit relationship between the various parcels within the
District and the improvements maintained by the District. The typical single family
residential parcel is assigned 1.00 EDU.
EDUs are assigned to the other land uses based upon the property’s development status,
and type of development (County of Alameda land use code) as shown in the table below.
Single-Family Residential (SFR) – (County land use 1x) This land use identifies
properties that are developed for single-family residential use and are assigned a factor of
1.00 EDU per parcel. This is the base value that all other land use types are compared
and weighted against using EDUs.
Multi-Family Residential – This land use identifies properties that are developed for multi-
family use and are assigned a factor of 0.50 EDU per unit.
Commercial – This land use identifies properties that are classified for commercial use
and are assigned a factor of 4.00 EDU per parcel/lot.
Common Open Space, Cemeteries & Other Exempt Property – This land use identifies
properties that are exempt from assessment and are assigned 0.00 EDU.
The following formulas are used to calculate each property’s assessment:
Total Balance to Levy / Total EDUs = Levy per EDU (Rate)
Parcel EDU x Levy per EDU = Parcel Levy Amount
Property Type EDU Factor
Single Family Residential (SFR)1.00 per Parcel
Multi Family Residential (MFR)0.50 per Unit
Commercial 4.00 per Parcel
Exempt, Cemeteries, Common Open Space 0.00 per Parcel
TABLE 3: ASSESSMENT METHODOLOGY
Landscape and Lighting District No. 1986-1
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
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Maximum Assessment Rate
It is recognized that the cost of maintaining the District improvements increases slightly
every year because of inflation. In Fiscal Year 2001-02, the property owners approved a
formula for increasing assessments for each future fiscal year to offset increases in costs
due to inflation.
The maximum assessment amount for each property type shall be increased each fiscal
year in an amount equal to the annual percentage increase of the local San Francisco-
Oakland-San Jose Area Consumer Price Index (“Index”) for “All Urban Wage Earners and
Clerical Workers” which is applied to all costs except utilities (water and electricity), plus
the actual percentage increase in utility costs (collectively, “Annual Escalation Factor”).
In order to implement the District’s Annual Escalation Factor annually, two rates were
developed based on the cost estimate that was prepared at the time the property owners
approved the annual escalator. The first rate (the “CPI Rate”) was created to encompass
the annual District cost increases except for utilities. The second rate (the “Utility Rate”)
was created to encompass the annual utility cost increases.
The Index is to be applied annually to the prior year’s maximum CPI Rate for each
property type to pay for all costs except utilities. The maximum Utility Rate was
established to pay for all utility costs for each property type and is to be increased annually
by the percentage change in the budgeted amount for utilities as shown in the District’s
annual fiscal year Engineer’s Reports. The increase in utility costs shall be calculated by
taking the upcoming fiscal year’s budgeted amount for utilities and subtracting the
District’s previous highest yearly budgeted amount for utilities. This difference is used to
calculate the annual increase in the Utility Rate for each property type. The combination
of the maximum CPI Rate and maximum Utility Rate (collectively, “Maximum Assessment
Rate”) shall equal the Maximum Assessment Rate for the upcoming fiscal year. Please
see Table 3 for details regarding the Maximum Assessment Rate for Fiscal Year 2025-26.
The timing of the annual percentage increase of the Index was changed beginning in 2018
and for each year thereafter for administrative purposes, to ensure the City is allowed the
time necessary to have all annual documents prepared and approved by the City Council
by June of each year, and to meet both County submittal and statutory requirements.
Each fiscal year starting in 2018, the City shall identify the annual percentage difference in
the Index between the most recent calendar year and that of the prior calendar year; more
specifically, the annual percentage change used to escalate the prior year’s assessment
rates for Fiscal Year 2025-26 was determined based on the difference using the annual
amount for calendar years 2024 and 2023. Should the Bureau of Labor Statistics revise
such Index or discontinue the preparation of such Index, the City shall use the revised
index or comparable index as approved by the City Council for determining fluctuations in
the cost of living. The following table shows the Maximum Assessment Rates allowable
for Fiscal Year 2025-26.
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
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If the City Council determines that an inflation adjustment is not required for a given fiscal
year, the City Council may authorize the ensuing fiscal year’s assessment without
applying the adjustment formula to the amount levied. If the cost estimate and
assessments for the District require an increase greater than the adjustment set forth in
the formula, then the proposed increase would be subject to approval by the District
property owners. Each fiscal year, the maximum assessment rate shall increase at the
maximum amount allowable regardless of whether the increase is levied to the parcels
within the District.
CPI for 2023 Calendar Year1 334.66
CPI for 2024 Calendar Year1 343.89
% Change in CPI - Increase 2.76%
Fiscal Year 2024/25 Maximum Rate per EDU - CPI Rate $187.13
Fiscal Year 2025/26 Maximum Rate per EDU - CPI Rate $192.29
Prior Year Maximum Utility Budget2 $83,200
Utility Budget for FY 2025/26 $55,125
% Change in Utility Rate - Increase3 0.000%
Fiscal Year 2024/25 Maximum Rate per EDU - Utility Rate $127.71
Fiscal Year 2025/26 Maximum Rate per EDU - Utility Rate $127.71
Fiscal Year 2024/25 Maximum Assessment Rate per EDU $314.83
Fiscal Year 2025/26 Maximum Assessment Rate per EDU4 $320.00
1 CPI is based off of the All Urban Wage Earners and Clerical Workers.
2 The Fiscal Year 2017/18 Budget Amount for Utilities was the previous highest
amount budgeted for utility costs.
3 Equals the % difference between the Fiscal Year 2024/25 and FY 2025/26
Maximum Utility Rate. If the Utility Budget does not increase, no increase
will be realized.
4 Equals the FY 2025/26 Maximum CPI Rate + Maximum Utility Rate.
TABLE 4: MAXIMUM ASSESSMENT RATE
Landscape and Lighting District No. 1986-1
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LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ASSESSMENT ROLL
16
PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or
parcel, as shown on the latest roll at the Assessor’s Office, are on file under separate
cover with the City Clerk. Furthermore, the description of each lot or parcel is part of the
records of the Assessor of the County of Alameda and those records are, by reference,
part of this report. The assessments shown will be submitted to the County
Auditor/Controller and included on the property tax roll for each parcel shown in the
assessment roll for Fiscal Year 2025-26.
Parcel identification, the lines and dimensions of each lot, parcel, and subdivision of
land within the District, are inclusive of the parcels as shown on the Alameda County
Assessor's Parcel Maps as they existed at the time of the passage of the Resolution of
Intention, and shall include subsequent subdivisions, lot line adjustments or parcel
changes therein. Reference is hereby made to the Alameda County Assessor’s maps for
a detailed description of the lines and dimensions of each lot and parcel of land within the
District.
99
Landscape and Lighting
District No. 1997-1
Fiscal Year 2025-26
Preliminary Engineer’s Report
April 15, 2025
Attachment 5
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 TABLE OF CONTENTS
i
Table of Contents
Page No.
Certificate ......................................................................................... ii
Section I - Introduction ..................................................................... 1
Section II – Engineer’s Report ......................................................... 3
Part A – Plans and Specifications ......................................... 5
Part B – Estimate of Costs .................................................... 7
Part C – Assessment District Diagram ................................ 10
Part D – Method of Apportionment of Assessments ............ 12
Part E - Assessment Roll .................................................... 18
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 CERTIFICATE
ii
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1997-1
FISCAL YEAR 2025-26
The undersigned, acting on behalf of Francisco & Associates respectfully submits the
enclosed Engineer's Report as directed by the Dublin City Council pursuant to the provisions
of Article XIIID, Section 4 of the California Constitution, provisions of the Landscaping and
Lighting Act of 1972 and Section 22500 et al of the California Streets and Highways Code.
The undersigned certifies that he is a Professional Engineer, registered in the State of
California.
Dated: March 17, 2025 By:
Eduardo Espinoza, P.E.
RCE # 83709
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 INTRODUCTION
1
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within the City
of Dublin Landscape and Lighting District No. 1997-1 (“District”) to maintain the landscaping
and irrigation improvements within the Santa Rita area.
The assessments and method of apportionment described in this Report utilize commonly
accepted assessment engineering practices and have been calculated and proportionately
spread to each parcel based on the special benefits received as approved by the City
Council at the time the District was formed.
General Description of the District
The District was formed to fund street landscape maintenance and utility costs for the
Santa Rita development area, also known as Emerald Park. The total District area is
approximately 422 developed acres bounded by Arnold Road on the west, Gleason Drive on
the north, Tassajara Road on the east, and Interstate 580 on the south. A diagram of the
District is included within this report.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the District
is provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and Lighting
Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”).
All assessments described in this Report and approved by the City Council are prepared in
accordance with the 1972 Act and are in compliance with the provisions of the California
Constitution Article XIIID (“Article XIIID”), which was enacted with the passage of
Proposition 218 in November 1996.
In accordance with the requirements of Proposition 218, the property owners approved a
formula for increasing assessments in succeeding years that allows the maintenance cost to
increase according to the Consumer Price Index and the utility cost to increase according to
the actual cost of utilities.
Any future increase in the assessment rate in excess of the maximum allowable rate or
substantial changes in the services provided would require the approval of the property
owners subject to the assessment based upon a mailed ballot which would be sent to each
property owner pursuant to the provisions of the California Constitution Article XIIID.
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 INTRODUCTION
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Summary of District
A summary of the assessments to be levied in Fiscal Year 2025-26 for each property type
is shown in the table below.
Development/Property Type
California Creekside Single
‐
Family Residential (SFR)$131.46 per Parcel
California Brookside Multi
‐
Family Residential (MFR)$56.96 per Unit
Summer Glen
‐
Richmond American (North) Lots $115.12 per Parcel
Summer Glen
‐
Richmond American (South) Lots $126.68 per Parcel
Summer Glen
‐
Kaufman & Broad Lots $176.30 per Parcel
Summer Glen
‐
Pulte Lots $221.19 per Parcel
Dublin Greene Tract 7084 Single Family Residential $139.25 per Parcel
Dublin Greene Tract 7149 Single Family Residential $104.85 per Parcel
Dublin Greene Tract 7149 Condominiums $54.65 per Unit
Other Parcels Including Retail, Office, and Industrial1 $924.54 per Acre
1 Other Parcels includes all other land uses including commercial, retail, office, industrial,
and all other parcels that do not fall into one of the developments/property types referenced
above.
TABLE 1: SUMMARY OF PROPOSED ASSESSMENTS
Landscape and Lighting District No. 1997-1
Assessment Rate
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ENGINEER’S REPORT
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SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF
LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH
22679 OF THE CALIFORNIA
STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1997-1
FISCAL YEAR 2025-26
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets
and Highways Code of the State of California, commencing with Section 22500), and in
accordance with the Resolution of Intention, adopted by the City Council of the City of
Dublin on April 15, 2025, I, Eduardo Espinoza, the duly appointed Engineer of Work,
Assessment Engineer for the City of Dublin Landscape and Lighting District No. 1997-1
(the “District”) submit the following Report, consisting of Section I (Introduction), and this,
Section II (Engineer’s Report), which consists of five (5) parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications
for the improvements are on file in the Office of the Director of Public Works of the City of
Dublin and are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be
maintained for Fiscal Year 2025-26, including incidental costs and expenses in
connection therewith. The estimate is attached hereto and is on file in the Office of the
Director of Public Works of the City of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the
District, the boundaries of any zones within the District and the lines and dimensions of
each lot or parcel of land within the District. This Diagram has been prepared by the
Engineer of Work and is on file in the Office of the Director of Public Works of the City of
Dublin.
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ENGINEER’S REPORT
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The lines and dimensions of each lot or parcel within the District are those lines and
dimensions shown on the maps of the Alameda County Assessor for the year when this
Report was prepared. The Assessor’s maps and records are incorporated by reference
herein and made a part of this Report.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each
parcel’s land use classification within the District in proportion to the estimated special
benefits to be received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements to be
apportioned to each benefited parcel of land within the District. The Assessment Roll is
filed in the Office of the City Clerk of the City of Dublin and is incorporated in this Report.
The list is keyed to the records of the Alameda County Assessor, which are incorporated
herein by reference.
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 PLANS AND SPECIFICATIONS
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PART A
PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and servicing of the landscaping
and open space areas within the following areas:
1. Portions of the northerly and southerly street frontages for Dublin Boulevard, from
Arnold Road to Tassajara Road.
2. The northerly and southerly street frontages for Central Parkway from Hacienda
Drive to Tassajara Road, excluding the elementary school and Emerald Glen Park
frontage landscaping.
3. The southerly street frontage for Gleason Drive, from Arnold Road to Tassajara
Creek.
4. The easterly street frontage for Arnold Road, from Central Parkway to Gleason
Drive.
5. The easterly street frontage for Hacienda Drive from Summer Glen Drive to Gleason
Drive, and westerly street frontage for Hacienda Drive from Central Parkway to
Gleason Drive.
6. Tassajara Creek and trail, from I-580 to the northerly property boundary of the
Alameda County Surplus Property Authority property (APN 986-1-1-10).
7. Street median landscaping is not part of this District.
As generally defined in the 1972 Act, maintenance and servicing of the improvements may
include one or any combination of the following:
1. The installation or planting of landscaping. The installation or construction of statuary,
fountains, and other ornamental structures and facilities.
2. The installation or construction of any facilities which are appurtenant to any of the
foregoing, or which are necessary or convenient for the maintenance or servicing
thereof; including but not limited to, grading, removal of debris, the installation or
construction of curbs, gutters, walls, sidewalks, paving, or water, irrigation,
drainage, or electrical facilities.
3. The maintenance or servicing, or both, of any of the foregoing including the furnishing
of services and materials for the ordinary and usual maintenance, operation, and
servicing of any improvement, including, but not limited to:
a. Repair, removal, or replacement of all or any part of any improvements;
b. Grading, clearing, removal of debris, the installation, repair or construction
of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or
electrical facilities;
c. Providing for the life, growth, health, and beauty of landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or
injury;
d. The removal of trimmings, rubbish, debris, and other solid waste;
e. The cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti;
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f. Electric current or energy, gas, or other agent for the lighting or operation of
any other improvements; and
g. Water for the irrigation of any landscaping, the operation of any
fountains, or the maintenance of any other improvements.
4. Incidental expenses associated with the improvements including, but not limited to:
a. The cost of preparation of the report, including plans, specifications,
estimates, diagram, and assessment;
b. The costs of printing, advertising, and the publishing, posting, and mailing of
notices;
c. Compensation payable to the County for collection of assessments;
d. Compensation of any engineer or attorney employed to render services;
e. Any other expenses incidental to the construction, installation, or
maintenance and servicing of the improvements; and
f. Costs associated with any elections held for the approval of a new or
increased assessment.
Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for the
ordinary and usual maintenance, operation, and servicing of any improvement,
including repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or
other illuminating agent for any public lighting facilities or for the lighting or
operation of any other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s
Public Works Department and are made a part of this report by reference.
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ESTIMATE OF COSTS
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PART B
ESTIMATE OF COSTS
All landscaping and other eligible improvements within the District are maintained and
serviced on a regular basis. The proposed cost estimate for the District is shown on a
following page herein. This includes an estimate of the costs of utilities, operations,
services, administration, and maintenance associated with the improvements, including all
labor, personnel, equipment, materials, and administrative expenses. The summary also
shows the estimated fund balance, and the projected reserve collection
increase/(decrease) based upon the estimated expenditures and assessment revenue.
Projected cost estimates are also shown for the next two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Maintenance Landscape – The cost of maintenance and repair of landscaping and open
space areas.
Utilities Water – The cost of furnishing water for maintenance of landscape and irrigation
systems.
Utilities Electricity – The cost of electricity for maintenance of landscape, powering of
irrigation systems, and entry lighting within the District.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the
other District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and
publishing of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide
services specific to the annual levy administration, including preparation of the Engineer’s
Report, resolutions, and levy submittal to the County. These fees can also include any
additional administrative, legal, or engineering services specific to the District such as the
cost to prepare and mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs
derived by the City’s Public Works Department or other department in relation to the
administration and management of the District.
County Collection Fee – The cost to the District for the County to collect assessments on
the annual secured property tax bills. Alameda County charges 1.7% of the total levy
amount.
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The following page shows the cost estimates for Fiscal Year 2025-26 and 2026-27.
District Revenues
FY 2025-26
Cost Estimate
Projected1
FY 2026-27
Cost Estimate
Estimated Assessment Revenues $389,393 $397,181
Contributions from Other Revenue Sources $26,000 $26,000
Total Revenues:$415,393 $423,181
Estimated Expenditures
Maintenance - Landscape (MCE Base Amount)$241,489 $248,734
Maintenance - Landscape (MCE Additional)$350,000 $0
Utilities - Electricity $1,087 $1,141
Utilities - Water $105,000 $110,250
EBRPD Annual Trail Maintenance Fee $17,600 $19,360
Legal Notices $628 $647
District Administration $3,726 $3,838
Public Works Administration $0 $0
County Collection Fee $7,649 $7,878
Total Annual Expenditures:$727,179 $391,848
Fund Balance Information
Beginning Balance - Projected July 1, 2025 $1,221,303 $909,517
FY 2025-26 Reserve Collection Increase/(Decrease) ($311,786)$31,333
Ending Balance - Projected June 30, 2026 $909,517 $940,850
Recommended Operating Reserves $363,590 $195,924
Available Operating Reserves $363,590 $195,924
Available Capital Reserves $545,927 $744,926
1The Maximum Assessment Revenue for Fiscal Year (FY) 2026/27 was estimated to be equal
to the FY 2025/26 Maximum Assessment Revenues and escalated by 2%.
Table 2: Cost Estimate Table
Landscape & Lighting District No. 1997-1
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Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be
collected for capital improvement projects. Capital improvement projects generally include
the repair and replacement of public improvements authorized to be maintained by the
District. These funds are collected and often accumulated in a separate fund and are not
considered to be a part of the regular maintenance of the improvements.
Following is a list of capital improvement projects the City plans to address utilizing District
funds in the upcoming fiscal year and thereafter.
General Improvements: The City has identified the need for additional plantings
and irrigation repairs, which fall outside the scope of the regular maintenance budget
for the District. Efforts will be addressed based upon need and available fund
balance in the upcoming two-year cycle.
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PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel
within the District are those lines and dimensions shown on the maps of the Alameda
County Assessor for the year in which this Report was prepared and are incorporated by
reference herein and made part of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
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City of DublinLandscape and Lighting District No. 1997-1Assessment Diagram
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the
purpose of providing certain public improvements which include the construction,
maintenance and servicing of public lights, landscaping, and appurtenant facilities. The
1972 Act further requires that the cost of these improvements be levied according to
benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district
may be apportioned by any formula or method which fairly distributes the
net amount among all assessable lots or parcels in proportion to the
estimated benefits to be received by each such lot or parcel from the
improvements.”
The formula used for calculating assessments in the District therefore reflects the
composition of the parcels, and the improvements and services provided, to fairly
apportion the costs based on estimated benefit to each parcel. In addition, pursuant to
Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the
reasonable cost of the proportional special benefit conferred on that parcel.
Only special benefits are assessable, and an agency shall separate the
general benefits from the special benefits conferred on a parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the
corresponding assessments have been proportionately spread to each parcel based on
special benefits received from the improvements as determined at the time the District
was established.
General Benefits – In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well
as the reasons for installing and constructing such improvements, it is evident that the
improvements are solely the result of developing properties within the District and the
ongoing maintenance and operation of these improvements will directly affect the
properties within the District. Although the improvements include public areas,
easements, rights-of-way, and other amenities available or visible to the public at large,
the construction and installation of these improvements were only necessary for the
development of properties within the District and were not required, nor necessarily
desired by any properties or developments outside the District boundary and any public
access or use of the improvements by others is incidental. Therefore, it has been
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determined that the improvements and the ongoing maintenance, servicing and
operation of those improvements provide no measurable general benefit to properties
outside the District or to the public at large, but clearly provide distinct and special benefits
to properties within the District.
Special Benefits – The method of apportionment (method of assessment) established
herein is based on the premise that each assessed parcel within the District receives
special benefits from the improvements and the desirability of those properties enhanced
by the presence of well–maintained landscaping in close proximity to those properties.
The special benefits associated with landscape improvements are specifically:
1) Enhanced desirability of properties through association with the improvements.
2) Improved aesthetic appeal of properties providing a positive representation of
the area and properties.
3) Enhanced adaptation of the urban environment within the natural environment
from adequate green space and landscaping.
4) Environmental enhancement through improved erosion resistance, dust and
debris control, and fire prevention.
5) Increased sense of pride in ownership of property within the District resulting from
well-maintained improvements associated with the properties.
6) Enhanced quality of life through well-maintained green space and landscaped
areas.
7) Reduced criminal activity and property-related crimes (especially vandalism)
against properties in the District through well-maintained surroundings and
amenities including abatement of graffiti.
8) Enhanced environmental quality of the parcels by moderating temperatures,
providing oxygenation, and attenuating noise.
The preceding special benefits contribute to the aesthetic value and desirability of each
of the assessed parcels within the District and thereby provide a special enhancement of
the properties. Furthermore, it has been determined that the lack of funding to properly
service and maintain the District improvements would have a negative impact on the
properties within the District.
Non-Assessable Properties – Within the boundaries of the District, there are several
types of properties that are considered to receive no special benefit from the District
improvements and are therefore not assessed. These parcels include:
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1) Publicly owned parcels that are reserved as public open space or are developed as
City parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with
an adjacent larger parcel.
Assessment Methodology
The initial Engineer’s Report provided for a maximum assessment of $710 per
developed acre, based on a total of 389,400 square feet of street improvements and a
total of 957,000 square feet of creek improvements and 440.08 acres of developed
property anticipated at the time of formation for build-out of all property within the District.
The cost of the improvements was divided equally among the total number of developed
properties within the boundaries of the District on a per acre basis.
“Developed acres” shall include property having a recorded final map or parcel map as of
July 1st of each year.
The following formulas are used to calculate each property’s assessment:
1. Cost of maintenance of installed improvements (“M”).
2. Total amount of developed acres (“A”).
3. The annual assessment for the developed acres for that year (“M”) shall be spread
on a per-acre basis (“M” ÷ “A”) based on the following:
a. Commercial, retail, office, industrial, and all other parcel classifications not
referenced herein’ developed area, per acre basis.
b. Single-family residential area, per acre basis.
c. Multi-family residential area, per acre basis.
4. The single-family and multi-family residential area per acre assessment will be
further spread on a per lot basis based on the number of lots on the final map,
parcel map, or condominium map for each development.
5. If the initial assessment in any year would exceed $710 per acre, the amount in
excess of $710 shall be assessed to the remaining undeveloped acres on a per
acre basis, subject to the maximum developed acre amount.
6. The maximum developed acre assessment of $710 per year will be increased
annually by the percentage increase in the San Francisco-Oakland-San Jose Area
Consumer Price Index for “All Urban Consumers and Clerical Workers” (applies to
all costs except water and electricity), plus any budgeted increase in the cost for
water and electricity.
7. If the square footage cost of the improvements will be less than the amount set
forth herein (after adjustment), the assessment shall be reduced proportionately to
reflect the reduced cost of improvements in that year.
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Rate Classifications
Single and Multi-family residential subdivisions within the District will be assigned a rate
on a per lot basis. To determine the assessment per lot, the number of acres within the
subdivision will be divided by the number of lots within the subdivision.
Commercial (including retail, office, and industrial uses, as well as apartment properties) are
assessed based on the per acre figure of $930.96 multiplied by the number of acres per
individual lot for Fiscal Year 2025-26.
Maximum Assessment Rate
It is recognized that the cost of maintaining the District improvements increases slightly
every year because of inflation. At the time the District was formed, the property owners
approved a formula for increasing assessments for each future fiscal year to offset
increases in costs due to inflation.
The maximum assessment amount for each development/property type shall be
increased each fiscal year in an amount equal to the annual percentage increase of the
local San Francisco-Oakland-San Jose Area Consumer Price Index (“Index”) for “All
Urban Wage Earners and Clerical Workers” which is applied to all costs except utilities
(water and electricity), plus the actual percentage increase in utility costs (collectively,
“Annual Escalation Factor”).
In order to implement the District’s Annual Escalation Factor annually, two rates were
developed based on the cost estimate that was prepared at the time the property owners
approved the annual escalator. The first rate (the “CPI Rate”) was created to encompass
the annual District cost increases except for utilities. The second rate (the “Utility Rate”)
was created to encompass the annual utility cost increases.
The Index is to be applied annually to the prior year’s maximum CPI Rate for each
development/property type to pay for all costs except utilities. The maximum Utility Rate
was established to pay for all utility costs for each development/property type and is to be
increased annually by the percentage change in the budgeted amount for utilities as
shown in the annual District’s fiscal year Engineer’s Reports. The increase in utility costs
shall be calculated by taking the upcoming fiscal year’s budgeted amount for utilities and
subtracting the District’s previous highest yearly budgeted amount for utilities. This
difference is used to calculate the annual increase in the Utility Rate for each
development/property type. The combination of the maximum CPI Rate and maximum
Utility Rate (collectively, “Maximum Assessment Rate”) shall equal the Maximum
Assessment Rate for the upcoming fiscal year. Please see Table 3 for details regarding
the Maximum Assessment Rate for Fiscal Year 2025-26.
The timing of the annual percentage increase of the Index was changed beginning in
2018 and for each year thereafter for administrative purposes, to ensure the City is
allowed the time necessary to have all annual documents prepared and approved by the
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City Council by June of each year, and to meet both County submittal and statutory
requirements. Each fiscal year starting in 2018, the City shall identify the annual
percentage difference in the Index between the most recent calendar year and that of the
prior calendar year; more specifically, the annual percentage change used to escalate the
prior year’s assessment rates for Fiscal Year 2025-26 was determined based on the
difference using the annual amount for calendar years 2024 and 2023. Should the
Bureau of Labor Statistics revise such Index or discontinue the preparation of such Index,
the City shall use the revised index or comparable index as approved by the City Council
for determining fluctuations in the cost of living. The following table shows the Maximum
Assessment Rates allowable for Fiscal Year 2025-26.
CPI for 2023 Calendar Year1 334.662
CPI for 2024 Calendar Year1 343.886
% Change in CPI - Increase 2.76%
Fiscal Year 2024/25 Maximum Rate per Acre - CPI Rate $1,438.45
Fiscal Year 2025/26 Maximum Rate per Acre - CPI Rate $1,478.10
Prior Year Maximum Utility Budget2 $122,616
Utility Budget for FY 2025/26 $106,087
% Change in Utilities Rate - Increase3 0.000%
Fiscal Year 2024/25 Maximum Rate per Acre - Utility Rate $293.46
Fiscal Year 2025/26 Maximum Rate per Acre - Utility Rate $293.46
Fiscal Year 2024/25 Maximum Assessment Rate per Acre $1,731.91
Fiscal Year 2025/26 Maximum Assessment Rate per Acre4 $1,771.56
1 CPI is based off of the All Urban Wage Earners and Clerical Workers.
2 The Fiscal Year 2023/24 Budget Amount for Utilities was the previous highest
amount budgeted for utility costs.
3 Equals the % difference between the Prior Year Utility Budget and the
Current Year Utility Budget. If the Utility Budget does not increase, no
increase will be realized.
4 Equals the Fiscal Year 2025/26 Maximum CPI Rate + Maximum Utility Rate.
TABLE 3: MAXIMUM ASSESSMENT RATE
Landscape and Lighting District No. 1997-1
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If the City Council determines that an inflation adjustment is not required for a given fiscal
year, the City Council may authorize the ensuing fiscal year’s assessment without
applying the adjustment formula to the amount levied. If the cost estimate and
assessments for the District require an increase greater than the adjustment set forth in
the formula, then the proposed increase would be subject to approval by the District
property owners. Each fiscal year, the maximum assessment rate shall increase at the
maximum amount allowable regardless of whether the increase is levied to the parcels
within the District.
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PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or
parcel, as shown on the latest roll at the Assessor’s Office, are on file under separate
cover with the City Clerk. Furthermore, the description of each lot or parcel is part of the
records of the Assessor of the County of Alameda and those records are, by reference,
part of this report. The assessments shown will be submitted to the County
Auditor/Controller and included on the property tax roll for each parcel shown in the
assessment roll for Fiscal Year 2025-26.
Parcel identification, the lines and dimensions of each lot, parcel, and subdivision of
land within the District, are inclusive of the parcels as shown on the Alameda County
Assessor's Parcel Maps as they existed at the time of the passage of the Resolution of
Intention, and shall include subsequent subdivisions, lot line adjustments or parcel
changes therein. Reference is hereby made to the Alameda County Assessor’s maps for
a detailed description of the lines and dimensions of each lot and parcel of land within
the District.
120
Street Lighting
District No. 1999-1
Fiscal Year 2025-26
Preliminary Engineer’s Report
April 15, 2025
Attachment 6
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STREET LIGHTING DISTRICT No. 1999-1 TABLE OF CONTENTS
i
Table of Contents
Page No.
Certificate ......................................................................................... ii
Section I - Introduction ..................................................................... 1
Section II – Engineer’s Report ......................................................... 3
Part A – Plans and Specifications ......................................... 5
Part B – Estimate of Costs .................................................... 7
Part C – Assessment District Diagram ................................ 10
Part D – Method of Apportionment of Assessments ............ 12
Part E - Assessment Roll .................................................... 17
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STREET LIGHTING DISTRICT No. 1999-1 CERTIFICATE
ii
ENGINEER'S REPORT
CITY OF DUBLIN
STREET LIGHTING MAINTENANCE DISTRICT NO. 1999-1
FISCAL YEAR 2025-26
The undersigned, acting on behalf of Francisco & Associates respectfully submits the
enclosed Engineer's Report as directed by the Dublin City Council pursuant to the provisions
of Article XIIID, Section 4 of the California Constitution, provisions of the Landscaping and
Lighting Act of 1972 and Section 22500 et al of the California Streets and Highways Code.
The undersigned certifies that he is a Professional Engineer, registered in the State of
California.
Dated: March 17, 2025 By:
Eduardo Espinoza, P.E.
RCE # 83709
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STREET LIGHTING DISTRICT No. 1999-1 INTRODUCTION
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SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within the
City of Dublin Street Lighting Maintenance District No. 1999-1 (“District”) to maintain the
public street lighting improvements within the District.
The assessments and method of apportionment described in this Report utilize commonly
accepted assessment engineering practices and have been calculated and proportionately
spread to each parcel based on the special benefits received as approved by the City
Council at the time the District was formed.
General Description of the District
The District was initially formed in 1999 to provide a dedicated source of funding for the
ongoing maintenance of public street lighting improvements within the boundaries of the
Dublin Ranch development (excluding the golf course). Tract 7067, which is the Clifden
Parc development off Mountain Rise Place in the western hills of the City was annexed to
the District in 2000, and Dublin Ranch Areas A and G were annexed in 2001. The remaining
portions of Dublin Ranch, including areas B, C, F and H were annexed to the District in
December 2005. Fallon Village (Tract 7586) was annexed to the District in 2007, and Jordan
Ranch (Tract 8024, 8073 & 8074) was annexed to the District in 2011. Tract 8102, which is
the Tassajara Hills Phase 1 development was annexed to the District in 2017. Tract 8563,
which is the Francis Ranch development, was annexed to the District in 2023. One reason
for the formation of the District was that a special decorative lighting fixture was designed
and installed throughout the area to create a community element as part of the
development. A Diagram showing the exterior boundaries of the District is provided within
this Report.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the District
is provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and Lighting
Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”).
All assessments described in this Report and approved by the City Council are prepared in
accordance with the 1972 Act and are in compliance with the provisions of the California
Constitution Article XIIID (“Article XIIID”), which was enacted with the passage of
Proposition 218 in November 1996.
The formation of this District was initiated by petition from the developer, and the City has
determined it is compliant with the substantive and procedural requirements of Proposition
218 and the 1972 Act. At the time the District was formed, the property owners agreed to
the inclusion of a formula for increasing assessments for each fiscal year to offset increases
due to inflation as described in the assessment methodology.
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Any future increase in the assessment rate in excess of the maximum allowable rate or
substantial changes in the services provided would require the approval of the property
owners subject to the assessment based upon a mailed ballot which would be sent to each
property owner.
Summary of District
A summary of the assessments to be levied in Fiscal Year 2025-26 for each property type
is shown in the table below.
Property Type EDU Factor
Single Family Residential (SFR)1.00 per Parcel $47.80 per Parcel
Commercial 5.50 per Acre $262.91 per Acre
Exempt, Cemeteries, Common Open Space 0.00 per Parcel $0.00 per Parcel
TABLE 1: SUMMARY OF PROPOSED ASSESSMENTS
Street Lighting District No. 1999-1
Assessment Rate
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STREET LIGHTING DISTRICT No. 1999-1 ENGINEER’S REPORT
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SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF
LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH
22679 OF THE CALIFORNIA
STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
STREET LIGHTING MAINTENANCE DISTRICT NO. 1999-1
FISCAL YEAR 2025-26
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets
and Highways Code of the State of California, commencing with Section 22500), and in
accordance with the Resolution of Intention, adopted by the City Council of the City of
Dublin on April 15, 2025, I, Eduardo Espinoza, the duly appointed Engineer of Work,
Assessment Engineer for the City of Dublin Street Lighting Maintenance District No.
1999-1 (the “District”) submit the following Report, consisting of Section I (Introduction),
and this Section II (Engineer’s Report), which consists of five (5) parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications
for the improvements are on file in the Office of the Director of Public Works of the City of
Dublin and are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be maintained
for Fiscal Year 2025-26, including incidental costs and expenses in connection therewith.
The estimate is attached hereto and is on file in the Office of the Director of Public Works
of the City of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the
District, the boundaries of any zones within the District and the lines and dimensions of
each lot or parcel of land within the District. This Diagram has been prepared by the
Engineer of Work and is on file in the Office of the Director of Public Works of the City of
Dublin.
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The lines and dimensions of each lot or parcel within the District are those lines and
dimensions shown on the maps of the Alameda County Assessor for the year when this
Report was prepared. The Assessor’s maps and records are incorporated by reference
herein and made a part of this Report.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each
parcel’s land use classification within the District in proportion to the estimated special
benefits to be received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements to be
apportioned to each benefited parcel of land within the District. The Assessment Roll is
filed in the Office of the City Clerk of the City of Dublin and is incorporated in this Report.
The list is keyed to the records of the Alameda County Assessor, which are incorporated
herein by reference.
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PART A
PLANS AND SPECIFICATIONS
The District provides for the continued installation, maintenance, and servicing of street
lighting improvements within the public rights-of-way and within public easements within
private streets which provide special benefit to parcels and properties within the District.
For the first several years after the formation of the District, this District did not incur a
significant maintenance cost; however, as the streetlights age, the number of repairs are
increasing. In addition, a portion of the funds collected from the annual assessments of the
District are being set aside for future capital improvement project costs in a separate
improvement fund referred to as a Capital Improvement Fund (CIF). The CIF was
established for proposed improvements and expenditures that are greater than can be
conveniently raised from a single annual assessment. Anticipated projects include LED
conversions and pole painting. These funds are not considered part of the regular
maintenance of the improvements or a part of the Operating Reserve Fund.
In Fiscal Year 2012-13, 321 streetlights in the District were retrofitted with new light emitting
diode (LED) fixtures. The total construction cost for these improvements was $283,800. As
part of this retrofit, the district received a one–time rebate amount of $39,950 from Pacific
Gas & Electric (PG&E).
As generally defined in the 1972 Act, maintenance and servicing of the street lighting
improvements may include one or any combination of the following:
1) The installation or construction of public lighting facilities, including, but not limited to
streetlights and traffic signals.
2) The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing
thereof; including but not limited to, grading, removal of debris, the installation or
construction of curbs, gutters, walls, sidewalks, paving, or water, irrigation, drainage,
or electrical facilities.
3) The maintenance or servicing, or both, of any of the foregoing including the furnishing
of services and materials for the ordinary and usual maintenance, operation, and
servicing of any improvement, including, but not limited to:
a) Repair, removal, or replacement of all or any part of any improvements;
b) Grading, clearing, removal of debris, the installation, repair or construction of
curbs, gutters, walls, sidewalks, paving, or water, irrigation, drainage, or
electrical facilities;
c) The cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti; and
d) Electric current or energy, gas, or other agent for the lighting or operation of
any other improvements.
4) Incidental expenses associated with the improvements including, but not limited to:
a) The cost of preparation of the report, including plans, specifications, estimates,
diagram, and assessment;
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b) The costs of printing, advertising, and the publishing, posting, and mailing of
notices;
c) Compensation payable to the County for collection of assessments;
d) Compensation of any engineer or attorney employed to render services;
e) Any other expenses incidental to the construction, installation, or maintenance
and servicing of the improvements; and
f) Costs associated with any elections held for the approval of a new or increased
assessment.
Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for
the ordinary and usual maintenance, operation, and servicing of any improvement,
including repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or
other illuminating agent for any public lighting facilities or for the lighting or
operation of any other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s Public
Works Department and are made a part of this report by reference.
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PART B
ESTIMATE OF COSTS
All public streetlights and other eligible improvements within the District are maintained and
serviced on a regular basis. The proposed cost estimate for the District is shown on a
following page herein. This includes an estimate of the costs of utilities, operations,
services, administration, and maintenance associated with the improvements, including all
labor, personnel, equipment, materials, and administrative expenses. The summary also
shows the estimated fund balance, and the projected reserve collection
increase/(decrease) based upon the estimated expenditures and assessment revenue.
Projected cost estimates are also shown for the next two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Operating Supplies – The cost of supplies for ongoing maintenance and servicing of the
street lighting improvements including street light repair parts and the labor associated with
performing the repair work. In addition, a portion of this cost is set aside as a contingency
amount for both large scheduled and unscheduled, but necessary repairs.
Contract with Alameda County – The cost of street light maintenance provided by the
County of Alameda based on the current fiscal year contract.
California Street Light Association – The cost of Street Light Association dues based on
relative number of lights within the District.
Utilities Electricity – The cost of streetlight electrical energy use, including miscellaneous
utility charges.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the
other District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and
publishing of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide
services specific to the annual levy administration, including preparation of the Engineer’s
Report, resolutions, and levy submittal to the County. These fees can also include any
additional administrative, legal, or engineering services specific to the District, such as the
cost to prepare and mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs
derived by the City’s Public Works Department or other department in relation to the
administration and management of the District.
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STREET LIGHTING DISTRICT No. 1999-1 ESTIMATE OF COSTS
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County Collection Fee – The cost to the District for the County to collect assessments on
the annual secured property tax bills. Alameda County charges 1.7% of the total levy
amount.
The following table shows the cost estimates for Fiscal Year 2025-26 and 2026-27.
District Revenues
FY 2025-26
Cost Estimate
Projected1
FY 2026-27
Cost Estimate
Estimated Assessment Revenues $426,035 $434,555
Contributions from Other Revenue Sources $7,000 $7,000
Total Revenues:$433,035 $441,555
Estimated Expenditures
Operating Supplies $30,000 $30,000
Contract with Alameda County $84,000 $88,200
California Street Light Association $484 $532
Utilities - Electricity $289,800 $304,290
Miscellaneous Expenses $0 $0
Legal Notices $628 $647
District Administration $4,244 $4,371
Public Works Administration $0 $0
County Collection Fee $6,447 $6,640
Total Annual Expenditures:$415,603 $434,680
Fund Balance Information
Beginning Balance - Projected July 1, 2025 $504,592 $522,024
FY 2025-26 Reserve Collection Increase/(Decrease)$17,432 $6,875
Ending Balance - Projected June 30, 2026 $522,024 $528,899
Recommended Operating Reserves $207,802 $217,340
Available Operating Reserves $207,802 $217,340
Available Capital Reserves $314,222 $311,559
1The Maximum Assessment Revenue for Fiscal Year (FY) 2026/27 was estimated to be equal
to the FY 2025/26 Maximum Assessment Revenues and escalated by 2%.
Table 2: Cost Estimate Table
Street Lighting District No. 1999-1
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Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be
collected for capital improvement projects. Capital improvement projects generally include
the repair and replacement of public improvements authorized to be maintained by the
District. These funds are collected and often accumulated in a separate fund and are not
considered to be a part of the regular maintenance of the improvements.
Citywide Energy Improvements: The City identified the need to upgrade streetlights to
energy-efficient light emitting diode (LED) technology. The LED project is funded and
underway, and no further funding from the District is needed.
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PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel
within the District are those lines and dimensions shown on the maps of the Alameda
County Assessor for the year in which this Report was prepared and are incorporated by
reference herein and made part of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
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City of DublinStreet Lighting District No. 1999-1Assessment Diagram
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the
purpose of providing certain public improvements which include the construction,
maintenance and servicing of public lights, landscaping, and appurtenant facilities. The
1972 Act further requires that the cost of these improvements be levied according to benefit
rather than assessed value:
“The net amount to be assessed upon lands within an assessment
district may be apportioned by any formula or method which fairly
distributes the net amount among all assessable lots or parcels in
proportion to the estimated benefits to be received by each such lot
or parcel from the improvements.”
The formula used for calculating assessments in the District therefore reflects the
composition of the parcels, and the improvements and services provided, to fairly
apportion the costs based on estimated benefit to each parcel. In addition, pursuant to
Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the
reasonable cost of the proportional special benefit conferred on that
parcel. Only special benefits are assessable, and an agency shall
separate the general benefits from the special benefits conferred on a
parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the
corresponding assessments have been proportionately spread to each parcel based on
special benefits received from the improvements as determined at the time the District
was established.
General Benefits – In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well
as the reasons for installing and constructing such improvements, it is evident that the
improvements are solely the result of developing properties within the District and the
ongoing maintenance and operation of these improvements will directly affect the
properties within the District. Although the improvements include public areas, easements,
rights-of-way, and other amenities available or visible to the public at large, the
construction and installation of these improvements were only necessary for the
development of properties within the District and were not required, nor necessarily
desired by any properties or developments outside the District boundary and any public
access or use of the improvements by others is incidental. Therefore, it has been
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determined that the improvements and the ongoing maintenance, servicing and operation
of those improvements provide no measurable general benefit to properties outside the
District or to the public at large, but clearly provide distinct and special benefits to
properties within the District.
Special Benefits – The method of apportionment (method of assessment) established
herein is based on the premise that each assessed parcel within the District receives
special benefits from the improvements and the desirability and security of those properties
is enhanced by the presence of public lighting in close proximity to those properties.
The special benefits of street lighting and other public lighting facilities are for the
convenience, safety, and security of property, improvements, and goods. Specifically:
1) Enhanced deterrence of crime and to aid police protection.
2) Increased nighttime safety on roads, streets, and public areas.
3) Improved ability of pedestrians and motorists to see.
4) Improved ingress and egress to property.
5) Reduced vandalism and other criminal acts and damage to improvements or
property.
6) Improved traffic circulation and reduced nighttime accidents and personal property
loss.
The preceding special benefits contribute to the aesthetic value and desirability of each of
the assessed parcels within the District and thereby provide a special enhancement of the
properties. Furthermore, it has been determined that the lack of funding to properly service
and maintain the District improvements would have a negative impact on the properties
within the District.
All the preceding special benefits contribute to a specific enhancement and desirability of
each of the assessed parcels within the District.
Non-Assessable Properties – Within the boundaries of the District, there are several
types of properties that are considered to receive no special benefit from the District
improvements and are therefore not assessed. These parcels include:
1) Publicly owned parcels that are reserved as public open space or are developed as
City parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with
an adjacent larger parcel. The adjacent larger parcel, of which these "sliver"
parcels are a part, are assessed at the residential rate.
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Assessment Methodology
The special benefits received by each parcel within the District and each parcel’s
proportional annual assessment are calculated on the basis of a formula that utilizes
Equivalent Dwelling Units (EDU). The EDU method of apportionment establishes a
proportional benefit relationship between the various parcels within the District and the
improvements maintained by the District. The typical single-family residential parcel is
assigned 1.00 EDU since it represented more than 85% of the total parcels within the
District.
EDUs are assigned to the other land uses based upon the property’s development
status, type of development (County of Alameda land use code) and property size as
shown in the table below.
Single-Family Residential (SFR) – (County land use 1x, 2x, 7x) This land use identifies
properties that are developed for single-family residential use and are assigned a factor of
1.00 EDU per parcel. This is the base value that all other land use types are compared
and weighted against (i.e., EDU). This land use classification may include, but is not
limited to, lots or parcels identified as single-family residential homes, condominium,
vacant residential land zoned for four units or less, planned development (tract or
townhouse type), and modular/manufactured single-family residential units. Developed
apartments are assigned a factor of 1.00 EDU per dwelling unit. Parcels with a vacant
apartment land use are treated like commercial and assessed 5.50 EDU per acre.
Commercial – (County land use 3x, 8x, 9x) This land use identifies properties that are
considered improved for commercial use and are assigned a factor of 5.50 EDU per gross
acre. This land use classification may include, but is not limited to, lots or parcels identified
as car washes, commercial garages, automotive dealerships, parking lots, parking
garages, service stations, funeral homes, nursing or boarding homes, hospitals,
hotels/motels, banks, medical-dental, single and multi-story office buildings, bowling
alleys, theaters, vacant commercial land, department stores, discount stores, restaurants,
shopping centers, supermarkets, commercial or industrial condominium prior to sale of
one unit, and miscellaneous commercial. In addition, institutional property, such as
schools and other types of public property are identified within this category.
Common Open Space – (County land use 0, 03-05, 65) This land use identifies properties
that are exempt from assessment and are assigned 0.00 EDU. This land use
classification may include, but is not limited to, lots or parcels identified as exempt public
agencies, property leased or owned by public utilities, cemeteries, and planned
development common areas.
Property Type EDU Factor
Single Family Residential (SFR)1.00 per Parcel
Commercial 5.50 per Acre
Exempt, Cemeteries, Common Open Space 0.00 per Parcel
TABLE 3: ASSESSMENT METHODOLOGY
Street Lighting District No. 1999-1
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The following formulas are used to calculate each property’s assessment:
Total Balance to Levy / Total EDUs = Levy per EDU (Rate)
Parcel EDU x Levy per EDU = Parcel Levy Amount
Maximum Assessment Rate
It is recognized that the cost of maintaining the District improvements increases slightly
every year because of inflation. At the time the District was formed, the property owners
approved a formula for increasing assessments for each future fiscal year to offset
increases in costs due to inflation.
The maximum assessment amount for each property type shall be increased each fiscal
year in an amount equal to the annual percentage increase of the local San Francisco-
Oakland-San Jose Area Consumer Price Index (“Index”) for “All Urban Wage Earners and
Clerical Workers” which is applied to all costs except utilities (water and electricity), plus
the actual percentage increase in utility costs (collectively, “Annual Escalation Factor”).
In order to implement the District’s Annual Escalation Factor annually, two rates were
developed based on the cost estimate that was prepared at the time the property owners
approved the annual escalator. The first rate (the “CPI Rate”) was created to encompass
the annual District cost increases except for utilities. The second rate (the “Utility Rate”)
was created to encompass the annual utility cost increases.
The Index is to be applied annually to the prior year’s maximum CPI Rate for each
property type to pay for all costs except utilities. The maximum Utility Rate was
established to pay for all utility costs for each property type and is to be increased
annually by the percentage change in the budgeted amount for utilities as shown in the
annual District’s fiscal year Engineer’s Reports. The increase in utility costs shall be
calculated by taking the upcoming fiscal year’s budgeted amount for utilities and
subtracting the District’s previous highest yearly budgeted amount for utilities. This
difference is used to calculate the annual increase in the Utility Rate for each property
type. The combination of the maximum CPI Rate and maximum Utility Rate (collectively,
“Maximum Assessment Rate”) shall equal the Maximum Assessment Rate for the
upcoming fiscal year. Please see Table 3 for details regarding the Maximum Assessment
Rate for Fiscal Year 2025-26.
The timing of the annual percentage increase of the Index was changed beginning in
2018 and for each year thereafter for administrative purposes, to ensure the City is
allowed the time necessary to have all annual documents prepared and approved by the
City Council by June of each year, and to meet both County submittal and statutory
requirements. Each fiscal year starting in 2018, the City shall identify the annual
percentage difference in the Index between the most recent calendar year and that of the
prior calendar year; more specifically, the annual percentage change used to escalate the
prior year’s assessment rates for Fiscal Year 2025-26 was determined based on the
difference using the annual amount for calendar years 2024 and 2023. Should the
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Bureau of Labor Statistics revise such Index or discontinue the preparation of such Index,
the City shall use the revised index or comparable index as approved by the City Council
for determining fluctuations in the cost of living. The following table shows the Maximum
Assessment Rates allowable for Fiscal Year 2025-26.
If the City Council determines that an inflation adjustment is not required for a given fiscal
year, the City Council may authorize the ensuing fiscal year’s assessment without
applying the adjustment formula to the amount levied. If the cost estimate and
assessments for the District require an increase greater than the adjustment set forth in
the formula, then the proposed increase would be subject to approval by the District
property owners. Each fiscal year, the maximum assessment rate shall increase at the
maximum amount allowable regardless of whether the increase is levied to the parcels
within the District.
CPI for 2023 Calendar Year1 334.662
CPI for 2024 Calendar Year1 343.886
% Change in CPI - Increase 2.76%
Fiscal Year 2024/25 Maximum Rate per EDU - CPI Rate $45.36
Fiscal Year 2025/26 Maximum Rate per EDU - CPI Rate $46.61
Prior Year Maximum Utility Budget2 $276,000
Utility Budget for FY 2025/26 $289,800
% Change in Utility Rate - Increase3 5.000%
Fiscal Year 2024/25 Maximum Rate per EDU - Utility Rate $34.36
Fiscal Year 2025/26 Maximum Rate per EDU - Utility Rate $36.07
Fiscal Year 2024/25 Maximum Assessment Rate per EDU $79.71
Fiscal Year 2025/26 Maximum Assessment Rate per EDU4 $82.68
1 CPI is based off of the All Urban Wage Earners and Clerical Workers.
2 The Fiscal Year 2024/25 Budget Amount for Utilities was the previous highest
amount budgeted for utility costs.
3 Equals the % difference between the Fiscal Year 2024/25 and FY 2025/26
Maximum Utility Rate. If the Utility Budget does not increase, no increase
will be realized.
4 Equals the Fiscal Year 2025/26 Maximum CPI Rate + Maximum Utility Rate.
TABLE 4: MAXIMUM ASSESSMENT RATE
Street Lighting District No. 1999-1
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PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or
parcel, as shown on the latest roll at the Assessor’s Office, are on file under separate
cover with the City Clerk. Furthermore, the description of each lot or parcel is part of the
records of the Assessor of the County of Alameda and those records are, by reference,
made part of this report. The assessments shown will be submitted to the County
Auditor/Controller and included on the property tax roll for each parcel shown in the
assessment roll for Fiscal Year 2025-26.
Parcel identification, the lines and dimensions of each lot, parcel, and subdivision of land
within the District, are inclusive of the parcels as shown on the Alameda County
Assessor's Parcel Maps as they existed at the time of the passage of the Resolution of
Intention, and shall include subsequent subdivisions, lot line adjustments or parcel
changes therein. Reference is hereby made to the Alameda County Assessor’s maps for a
detailed description of the lines and dimensions of each lot and parcel of land within the
District.
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