HomeMy WebLinkAboutReso 214-02 PublicFacilityFee
RESOLUTION NO. 214 - 02
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********
REVISING THE PUBLIC FACILITIES FEE
FOR FUTURE DEVELOPMENTS WITmN THE CITY OF DUBLIN
RECITALS
WHEREAS, the City Council of the City of Dublin has adopted Dublin Municipal Code Chapter
7.78 creating and establishing the authority for imposing and charging a Public Facilities Fee ("Fee") to
pay for municipally owned public facilities within "Eastern Dublin" and within the jurisdictional limits of
the City of Dublin (excluding areas within Eastern Dublin); and
WHEREAS, the Eastern Dublin General Plan Amendment ("GP A") and Specific Plan ("SP") were
adopted by the City in 1993; and
WHEREAS, the GP A outlines future land uses for approximately 4176 acres within the City's
eastern sphere of influence including approximately 13,906 dwelling units and 9.737 million square feet
of commercial, office, and industrial development; and
WHEREAS, the SP provides more specific detailed goals, policies and action programs for
approximately 3313 acres within the GP A area nearest to the City; and
WHEREAS, the GP A and SP areas ("Eastern Dublin") are depicted on the Land Use Map
contained in the General Plan (attached hereto as Exhibit A); and
WHEREAS, a Program Environmental Impact Report ("EIR") was prepared for the GP A and SP
(SCHNo. 91103604) and certified by the Council on May 10,1993 by Resolution No. 51-93, and two
Addenda dated May 4, 1993 and August 22, 1994 ("Addenda") have been prepared and considered by the
Council; and
WHEREAS, the Parks and Recreation Master Plan was adopted by the Council on July 25, 1994,
by Resolution No. 77-94, and the Emerald Glen Park Master Plan was approved by the City Council on
June 16, 1998 ("Park Master Plans");
WHEREAS, the City approved a Library Planning Task Force Report, dated April 1993, and a
subsequent Library Planning Task Force Report dated September 1998 ("Library Reports"); and
WHEREAS, the City has approved a Civic Center Programming Document ("Civic Center
Report") dated November 1986; and
WHEREAS, the City has approved a Dublin Senior Center Feasibility Study ("Senior Center
Study"), dated February 4, 2002; and
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WHEREAS, the Park Master Plans, Library Reports, Civic Center Report, Senior Center Study,
SP, EIR and Addenda describe the municipal public facilities necessary for implementation of the GP A
and SP, including completion of City office space, construction of a library, acquisition and construction
of parks and community facilities;
WHEREAS, the EIR and Addenda assumed that certain municipal public facilities would be
constructed and that development within Eastern Dublin would pay its proportionate share of such
facilities; and
WHEREAS, the City Council adopted a "Mitigation Monitoring Program: Eastern Dublin Specific
Plan/General Plan Amendment" by Resolution No. 53-93 which includes mitigation measures to assure
that development within Eastern Dublin pays its proportionate share of municipal public facilities
necessary to mitigate impacts caused by development within Eastern Dublin; and
WHEREAS, the Park Master Plans, Library Reports, Civic Center Report, Senior Center Study,
GP A, SP, EIR and Addenda describe the impacts of contemplated future development on existing public
facilities in the City of Dublin and Eastern Dublin through the year 2025, and contain an analysis of the
need for new municipal public facilities required by future development within Dublin and Eastern
Dublin; and
WHEREAS, the City Council adopted Resolution No. 32-96 on March 26, 1996 establishing a
"Public Facilities Fee" for development within Dublin and Eastern Dublin; and
WHEREAS, Resolution No. 32-96 relies upon and incorporates a report prepared for the City of
Dublin by Recht Hausrath & Associates, in a document dated March 1996 and entitled "City of Dublin
Public Facilities Fee Justification Study" (hereafter "Study"); and
WHEREAS, in 1999, the City Council adopted Resolution No. 60-99 revising the Public Facilities
Fee" to reflect changes since the adoption of resolution No. 32-96; and
WHEREAS, Resolution No. 60-99 superceded Resolution No. 32-96 and incorporated and relied
on a report prepared by Hausrath Economics Group, dated October 14, 2002 and entitled "Public Facilities
Fee Study, 1998 Update" (hereafter "1998 Study Update"); and
WHEREAS, Section 9 of Resolution No. 60-99 provides that the City will periodically review the
Public Facilities Fee and make revisions as appropriate; and
WHEREAS, the City has retained MuniFinancial to assist the City in again reviewing and
updating the Public Facilities Fee; and
WHEREAS, MuniFinancial prepared a report dated October 14, 2002 and entitled "City of Dublin
Public Facilities Fee Study Update" (hereafter "Study Update"), which is attached as Exhibit B; and
WHEREAS, Resolution Nos. 32-96 and 60-99, in reliance on the Study and the 1998 Study
Update, set forth the relationship between future development in Dublin and Eastern Dublin, the needed
public facilities and improvements, and the estimated cost of those public facilities and improvements;
and
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WHEREAS, the Study Update relies on previous studies and demonstrates the appropriateness of
modifying the Public Facilities Fee in certain respects, primarily (1) to update cost information for
parkland acquisition, (2) to update cost information for parkland development; and (3) to update cost
information for community buildings, such as the aquatic center, library building, and civic center
expansion; and
WHEREAS, the Study Update was available for public inspection and review for ten days prior to
this public hearing; and
FINDINGS
WHEREAS, the City Council finds as follows:
A. The purpose of the Public Facilities Fee (hereafter "Fee") is to finance municipal public
facilities to reduce the impacts caused by future developments in the City of Dublin and in Eastern
Dublin. Such facilities, which are specifically described in the study, include the following: completion
of the Civic Center office space; construction of a new library; relocation and expansion of the existing
senior center; acquisition and construction of neighborhood and community parks and community
buildings (including a community theater, a community center, a recreation center and an aquatic center).
The public facilities described in the study are hereinafter referred to as the "Facilities".
B. The Fees collected pursuant to this resolution shall be used to finance the Facilities.
C. After considering the Study, the Study Update, the testimony received at this noticed public
hearing, the Agenda statements, the General Plan, the Park Master Plans, the Library Reports, the Civic
Center Report, the Senior Center Study, the GPA, the SP, the EIR and Addenda, and all correspondence
received (hereafter "record") the Council approves and adopts the Study Update, and incorporates such
herein, and further finds that the future development in the City of Dublin and in Eastern Dublin will
generate the need for the Facilities and the Facilities are consistent with the City's General Plan, the Park
Master Plans, the Library Reports, the Civic Center Report, the Senior Center Study, the GPA and the
Eastern Dublin Specific Plan.
D. The adoption of the Fee as it relates to development within Eastern Dublin is within the
scope of the EIR and Addenda. The Facilities were all identified in the EIR as necessary to accommodate
development in Eastern Dublin. The impacts of such development, including the Facilities, were
adequately analyzed at a Program level in the EIR. Since the certification of the EIR there have been no
substantial changes in the projections of future development as identified in the EIR, no substantial
changes in the surrounding circumstances, and no other new information of substantial importance so as
to require important revisions in the EIR's analysis of impacts, mitigation measures, and alternatives.
Subsequent project-specific environmental review under CEQA of the Facilities will be required before
any such Facilities are approved. It is not feasible to provide project specific environmental review of the
Facilities at this stage, as they will be implemented over at least a 30-year period and specific details as to
their timing, construction and precise location are not presently known.
E. The adoption of the Fee as it relates to development within the City of Dublin (excluding
Eastern Dublin) is to obtain funds for capital projects necessary to maintain service within the existing
service areas; that the City currently provides neighborhood and community park services, community and
recreation facilities services, and civic center services; that the City and the Alameda County Library
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System currently provide library services; that the public facilities fee will be used to maintain current
service levels; and that existing deficiency costs are not included in the fee. As such, the Fee as it relates
to development within the City (excluding Eastern Dublin) is not a "project" within the meaning of CEQA
(public Resources Code § 21080(b)(8)(D)).
F. In adopting the Fee, the Council is exercising its powers under Article XI, section 7 of the
California Constitution.
G. The record establishes:
1. That there is a reasonable relationship between the need for the Facilities and the
impacts of the types of development for which the corresponding fee is charged in that new development
in the City of Dublin and in Eastern Dublin - both residential and non-residential- will generate
persons who live, work and/or shop in Dublin and Eastern Dublin and who generate or contribute to the
need for the Facilities; and
2. That there is a reasonable relationship between the Fee's use (to pay for the
construction of the Facilities) and the type of development for which the Fee is charged in that all
development in the City of Dublin and in Eastern Dublin - both residential and non-residential-
generates or contributes to the need for the Facilities; and
3. That there is a reasonable relationship between the amount of the Fee and the cost
of the Facilities or portion thereof attributable to development in the City of Dublin and in Eastern Dublin
in that the Fee is calculated based on the number of residents or employees generated by specific types of
land uses, the total amount it will cost to construct the Facilities, and the percentage by which
development within the City of Dublin and within Eastern Dublin contributes to the need for the
Facilities; and
4. That the cost estimates set forth in the Study Update, the September 1998 Library
Planning Task Force Report, the Park Master Plans, and the Senior Center Study are reasonable cost
estimates for constructing the Facilities, and the Fees expected to be generated by future development will
not exceed the projected costs of constructing the Facilities; and
5. The method of allocation of the Fee to a particular development bears a fair and
reasonable relationship to, and is roughly proportional to, each development's burden on, and benefit
from, the Facilities to be funded by the Fee, in that the Fee is calculated based on the number of residents
or employees each particular development will generate.
H. The Study Update is a detailed analysis of how public services will be affected by
development in the City of Dublin and in Eastern Dublin, the existing deficiencies and the public facilities
required to accommodate that development and those deficiencies.
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ADOPTION OF FEE
NOW THEREFORE, the City Council ofthe City of Dublin does RESOLVE as follows:
1. Definitions.
a. "Commercial" shall mean any development constructed or to be constructed on
land having a General Plan land use or zoning designation for facilities for the purchase and sale of
commodities and services and the sales, servicing, installation, and repair of such commodities and
services and other space uses incidental to these activities. Commercial land uses include but are not
limited to: apparel and clothing stores; auto dealers and malls; auto accessories stores; banks and savings
and loans; beauty salons; book stores; discount stores and centers; dry cleaners; drug stores; eating and
drinking establishments; furniture stores and outlets; general merchandise stores; hardware stores; home
furnishings and improvement centers; hotel/motels; laundromats; liquor stores; restaurants; service
stations; shopping centers; supermarkets; and theaters.
b. "Development" shall mean the construction, alteration or addition of any building
or structure within the City of Dublin and within Eastern Dublin.
c. "Eastern Dublin" shall mean all property east of the "Eastern Extended Planning
Area Boundary" on the Land Use Map (Exhibit A hereto).
d. "Facilities" shall include those municipal public facilities as are described in the
Study, the 1998 Study Update, and the Study Update and as described in the Park Master Plans, the
September 1998 Library Planning Task Force Report, the Civic Center Report, the Senior Center Study,
SP, EIR and Addenda. "Facilities" shall also include comparable alternative facilities should later
changes in projections of development in the region necessitate construction of such alternative facilities;
provided that the City Council later determines (1) that there is a reasonable relationship between
development within the City of Dublin and within Eastern Dublin and the need for the alternative facilities
(2) that the alternative facilities are comparable to the facilities in the Study Update, and (3) that the
revenue from the Fee will bè used only to pay new development's fair and proportionate share ofthe
alternative facilities.
e. "Industrial" shall mean any development constructed or to be constructed on land
having a General Plan land use or zoning designation for the manufacture, production, assembly, and
processing of consumer goods and other space uses incidental to these activities. Industrial land uses
include but are not limited to: assembly; concrete and asphalt batching plants; contractor's storage yards;
fabrication; lumber yard; manufacturing; outdoor stockyards and service yards; printing; processing;
warehouse and distribution; and wholesale and heavy commercial uses.
f. "Multiple Family" shall mean any dwelling unit as defined in the Uniform Building
Code, as adopted by the City, which is constructed on property designated in the General Plan or SP for
6.1 or more units (whether attached or detached) per acre.
g. "Office" shall mean any development constructed or to be constructed on land
having a General Plan land use or zoning designation for general business offices, medical and
professional offices, administrative or headquarters offices for large wholesaling or manufacturing
operations, and research and development and other space uses incidental to these activities. Office land
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uses include but are not limited to: administrative headquarters; business park; finance offices; insurance
offices; legal offices; medical and health services offices; offices and office buildings; professional and
administrative offices; professional associations; real estate offices; research and development and travel
agencies.
h. "Single Family" shall mean a dwelling unit as defined in the Uniform Building
Code (UBC), as adopted by the City of Dublin, which is constructed or to be constructed on property
designated in the General Plan or SP for 6 or fewer units (whether attached or detached) per acre.
i. "Western Dublin" shall mean only the property within the Schaefer Ranch General
Plan Amendment area.
2. Public Facilities Fee Imposed.
a. A Public Facilities Fee ("Fee") shall be charged and paid for each Single Family
and Multiple Family residential unit within the City of Dublin and within Eastern Dublin when the
Certificate of Occupancy for the unit is issued, provided that the Fee shall be payable when the building
permit is issued for any such unit from and after the date the City Council approves a Capital
Improvement Program for the Facilities.
b. A Fee shall be charged and paid for non-residential buildings or structures within
the City of Dublin and within Eastern Dublin when the building permit is issued for construction of such
building or structure.
c. A fee shall be charged and paid for non-residential development for any addition to
an exiting building or structure if the addition exceeds 500 square feet.
d. Any use of land which is not included in the definition of "Commercial,"
"Industrial," or "Office" shall be allocated by the Community Development Director to one of the three
categories, maintaining as much consistency as possible with the definitions of such terms.
3. Amount of Fee.
The amount of the Fee shall be as set forth on Exhibit C attached hereto and incorporated
herein. Each component ofthe Fee shall be considered to be a separate fee.
4. Exemptions From Fee.
a. The Fee shall not be imposed on any of the following:
(1 ) Any alteration or addition to a residential structure, except to the extent that
a residential unit is added to a single family residential unit or another unit is added to an existing
multi-family residential unit;
(2) Any replacement or reconstruction of an existing residential structure that
has been destroyed or demolished provided that the building permit for reconstruction is obtained within
one year after the building was destroyed or demolished unless the replacement or reconstruction
increases the square footage of the structure fifty percent or more.
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(3) Any replacement or reconstruction of an existing non-residential structure
that has been destroyed or demolished provided that the building permit for new reconstruction is obtained
within one year after the building was destroyed or demolished and there is no change in the land use
designation of the property (as between Commercial, Office and Industrial).
(4) Any non-residential building or structure constructed on property on which
a building or structure was demolished for which the Fee had been paid within the prior ten year period,
provided the exemption shall be in the amount of the previously-paid Fee only and the applicant shall pay
any additional amount based on the then-current Fee.
5. Use of Fee Revenues.
a. The revenues raised by payment of the Fee shall be placed in the Capital Project
Fund. Separate and special accounts within the Capital Project Fund shall be used to account for such
revenues, along with any interest earnings on each account. The revenues (and interest) shall be used for
the following purposes:
(1) To pay for design, engineering, right-of-way or land acquisition and
construction of the Facilities and reasonable costs of outside consultant studies related thereto;
(2) To reimburse the City for the Facilities constructed by the City with funds
from other sources including funds from other public entities, unless the City funds were obtained from
grants or gifts intended by the grantor to be used for the Facilities.
(3) To reimburse developers who have designed and constructed Facilities
which are oversized with supplemental size, length, or capacity; and
(4) To pay for and/or reimburse costs of program development and ongoing
administration of the Fee program.
b. Fees in these accounts shall be expended only for the Facilities and only for the
purpose for which the Fee was collected.
6. Standards.
The standards upon which the needs for the Facilities are based are the standards of the City of
Dublin, including the standards contained in the General Plan, the Park Master Plans, the Library Reports,
the Civic Center Report, the Senior Center Study, the GPA, SP, EIR, and Addenda.
7. Existing Deficiencies.
The Study and 1998 Study Update identify existing deficiencies and calculate the
deficiency for community parks, community buildings, and library space. The City Council shall by
resolution identify funding sources for the existing deficiencies.
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8. Periodic Review.
a. During each fiscal year, the City Manager shall prepare a report for the City
Council, pursuant to Government Code section 66006, identifying the balance of Fees in each account.
b. Pursuant to Government Code section 66002, the City Council shall also review, as
part of any adopted Capital Improvement Program each year, the approximate location, size, time of
availability and estimates of cost for all Facilities to be financed with the Fee. The estimated costs shall
be adjusted in accordance with appropriate indices of inflation. The City Council shall make findings
identifying the purpose to which the existing Fee balances are to be put and demonstrating a reasonable
relationship between the Fee and the purpose for which it is charged.
9. Subsequent Analysis and Revision of the Fee.
The Fee established herein is adopted and implemented by the Council in reliance on the
record identified above. The City will continue to conduct further study and analysis to determine
whether the Fee should be revised. When additional information is available, the City Council shall
review the Fee to determine that the amounts are reasonably related to the impacts of development within
the City of Dublin and within Eastern Dublin. The City Council may revise the Fee to incorporate the
findings and conclusions of further studies and any standards in the GP A, SP, Park Master Plans, Library
Reports, Civic Center Report, Senior Center Study and General Plan, as well as increases due to changes
in construction costs and land values. The City will evaluate land values through an appraisal at least
every three (3) years.
10. Automatic Adjustment in Fee.
The purpose of this section is to provide for an automatic annual adjustment to the Fee in
years when the City Council does not revise the Fee pursuant to Section 9 above.
The City Manager shall adjust the Fee automatically, effective July 1, 2003 and each July 1
thereafter, as follows:
a. The costs of construction ofthe Facilities (as shown on Table 3.7 for parks; Table
4.4 for community/recreation facilities (including the aquatic center); Table 5.4 for library facilities; Table
6.3 for Civic Center expansion in the Study Update shall be increased by the annual percentage increase in
the Engineering News Record's Construction Cost Index (20-city average) for the month of April over the
same Construction Cost Index for the month of April of the prior year. The City Manager may round the
Fee adjustment to whole dollars.
b. The Land Cost per acre for the Facilities as shown on Table 3.4 for Neighborhood
and Community Parks and Table 5.4 for library land in the Study Update shall be increased/decreased
annually by the percentage increase/decrease between the land cost per acre in the most recent land
appraisal (prepared for the City for purposes of adjusting the Fee) over the land cost per acre in the
immediately preceding appraisal (prepared for the City for purposes of adjusting the Fee and using the
same methodology), calculated as an annual increase/decrease. For example, if the appraised land value
in year 1 is $lO/acre and in year 2 is $ll1acre, that is an annual increase of 10% which will result in a
yearly increase of $10, until the Fee is revised by the Council pursuant to Section 9 above. The City
Manager may round the Fee adjustment to whole dollars.
8
11. Administrative Guidelines.
The Council shall, by resolution, adopt administrative guidelines to provide procedures for
calculation, reimbursement, credit or deferred payment and other administrative aspects ofthe Fee. Such
guidelines shall include procedures for construction of designated Facilities by developers.
The amount of any reimbursement or credit shall be determined by the Public Works
Director using the costs of construction and value of right-of-way used by the City in calculating and
establishing the Fee. The amount of any reimbursement or credit, once established, shall not be increased
for inflation nor shall interest accrue on such amount. No credit or reimbursement shall be given unless
the improvements constructed are the Improvements and Facilities described herein. Reimbursement shall
only be from revenues raised by payment ofthe Fee.
12. Effective Date.
This resolution shall become effective immediately. The Fee provided in Sections 2 and 3
of this resolution shall be effective sixty (60) days from the effective date ofthe resolution and shall
supersede the Fee established by Resolution No. 60-99 sixty (60) days from the effective date ofthis
resolution.
13. Severability.
Each component ofthe Fee and all portions ofthis resolution are severable. Should any
individual component of the Fee or other provision ofthis resolution be adjudged to be invalid and
unenforceable, the remaining component or provisions shall be and continue to be fully effective, and the
Fee shall be fully effective except as to that component that has been judged to be invalid.
PASSED, APPROVED AND ADOPTED this 19th day of November, 2002, by the following vote:
AYES: Councilmembers McCormick, Oravetz, Sbranti and Zika and Mayor Lockhart
NOES: None
ABSENT: None
ABSTAIN: None
ATIEST: ~~
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CIT C RK
K2/G/11-19-02/reso-fee-pubfac.doc (Item 6.2)
9
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DUBLIN GENERAL PLAN
LAND USE MAP *
(Figure 1-1 a)
as amended through November Sf 2002
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EXHIBIT A
Lines
City Lbnit
. I.' II .... I.' t.,l. Primary Planni:Dg .Ãreð Boundary
- - - - I. Ea-.!IIte-rn E:rLe~nd-e'd' "1111nDin.¡ Aft.a Boundary
- - - - - - Sphere of lnfluence
_.. - Urban Um.1:L -Une
Western. Extended PJannmg Are.e Boundary
Amendments:
Note Future
Residential
Runl Res-.idenUal/ .Açicwlure
0.0 unit pet'" 100 &CTft
~.~t.e_ ~~~] per aeJ"e')
~d=y{[jcr:e ~~~ per acre)
.I..o'w Dens-lly Residential
~sidentia {O.O - 6.0 units per &ere)
r~"!. ~r~nj~~D~~)
rl"~!fDn8~u ~~~)
MT~2~~h un~~ ~~)DUal
~O ~en:~ ~~~~t
~:smid~~r Park/Nedium DeDSÎtJ
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-1
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=
PubliclSemi-Publicl
Open Space Commercial/I ndustriaJ
_ Public/Semj-Public Pa<:'ility !,~;¢.1j C~J Comm~.iaJ
ã! Ble-menu.ry SchooJ i -~-r;q R!ta.il/Off!Ce
Ii!:! Junior Hi,¡h School j ~::4~1;f Jie'.i.e:hborbood CommereiaJ
!!iI High School _ ~!.ail/Onjc:e &: AutDmoUve
-1 ?arks/Pub]ic- ReeTellltion i<~-~:--.------i Cl!mpl1::S Office
ŒJ Clly ParJr .i£::J IndU8lriaJ Park
§ Cammunity Park _ Business Paric:¡']ntiuslrial
Ii!! Nejgh bcrbood Park _ Business Park/)nduslrjal:
Outdoor Storage
...~ OpeD Space _ Industrial Park/Cempus Off"1Ce
.J.i.J Stre!!m Corridor __ Alt=d/Bifih Re'SideIltiaJ
. . &:"R:ri.B OlrK!e
.2J Public Lands- _ Gene:nd Comrnerc-~ /Campus Ofr.lC'e
--I )feighbcrhDod Sq~ ;k-i/t::'1 Jíixed Use
com binlng
lb.
The EasLern Extend~ Planning Area Land Use Me.:p
(f"igure 2B of the Eøslern DDbUn Geœn.1 Plan
Amendment}. !ind
All Generel P]an AmeJ:Idmenls a ppro~ by City C:oum:.il
bet. ~en the date of 1.he original Cen.emJ PJan adapüoD
an February 11. 1985 o.nd ·:November 05 2002".
C'entreJ F'I!U".Ioray is proposed lo co:nnect with Dublin
Bouli!'".rd ""I'ritbin the c:.ity lJmils in lbe f'Uture. HO'¥l'e'ger.
the eXllc!. lllllignment -..ill be delerm.ined fDJlo....iog further
alignment studies.
Properües noted with duaJ ðsterisks 'IrilI -C'On~rt to Iu lure-
study 1!U"ei!ll/!:IIgricwtu:re ..hen- detoermi;oed il]con.si3t.eut 'With
the Liwnnore Ab-port P1annm¡¡: Are".
Area
The Genera] Plan Land Use Yap was corea Led by
into .one map:
The- orig.inA! land Use and C'in:uJ..ilticn Wap for
Prim.l!ry PJsnning ATee 'Figure' 1-] in the 1985
Genor81 ·PlaD);
(;<JI\ m,. C:Osr A C.otf<ry
4lA>.tED4 CO¡¡..,¡T'(
Westem Extended Planning
Churches, Parks, Public Schools
and Ci Faciliües
L -vaUey ChrisLisn Center
2... John KDox PresbyterilllJl C'bnrch
3. tf.æ.l3en Elementary SchooJ
.... st. Raymood:·.s CathoUc Ch'W"'O"b
5.. St. PhDjp·s LuLhenm Cbureb
5. NWTIIY f:Ieme¡¡tery Sobaol
7. Dublh:l Ell9nentllll")" School
8. J...ulbl!-ran Church of tbe Rest.1rrection
9. BART P-arkinl
1-0. D1.'I b1in C¡...,je Cl!'nler I!IM Poljce SeT"U'kes
.l1. Valley Hil'h Sc:hooJ and Stage;.- C-ommunily Gym
12. 'Weill Yiðdle- School
13; Pa_y Baptist Cbun:b
]4. Fredenc.kMn Elementary Sc:booi
15. DubliD High School
16. Ch~h of Jesus Christ of the L.a t ~ [' 'Ds}' 5Dints
17. Alamo Cne);: P-e.rk
15. IJougborly HiIb Opon Spa..
19. Slllsecoach Parle
:!O. Dublin Sports Ground.
21. Site of the former CroniD Park
Z2. 'DubiiD Community Swim CeDter
23. KDlb Pari<
2"4. Shannon Park aDd: Comm un] Ly Ce n le!'"
Z5.. DoJ;eEl Park
28.. },[ape He:mørilli Park
z:1. Dablio Herì.tsp Center
2ð. EmuaJd Glen Park
~. "Ted hirf""ieId 'Pllrlc
'30. Dublin Library 'clCJSinI rIEl ill!'l". 2003)
31. Dublin LLDrery (opening Win leol'". 2003)
32:. DubJin Senior Cenler
33.. Dub1in F.irI!- staUon Mo. 113
34. Dublin Fire Station :No. 17
36. Dublbl Fin:' Station ND. 18
36. Doughe-rty Elemenhr.ry School
Notes:
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1be Genem Plan Luuj Us-e Yap was a:ppro'lô"le'd aIDi" adopted
b-y CRy Councll on No'ftmlber 05 2tI02.
G:eDenl Plan land Use Map sbouJd be used .in cClmbmation 'With
tl1e General P1:aD and applicable Spec-Uie pjlIDJ that C'ODtð.in
PDUCjes .and. development standards f.or specjfic pla.n.n.in¡ aJ"eu.
While the Ge-Dera! PlaD l..and Use Yap shO'li'Sl 1!:J:is:I.b':I,g developmen L
and llIyoul only lh-eo .Land use desicnai.ions ror lhe land an which
such de\l'll!:lopme.a i I!')::ids are perl of lhe- Gene-nIIJ P.tAn.
CITY OF DUBLIN
PUBLIC FACILITIES FEE STUDY
UPDATE
OCTOBER 14,· 2002
Oakland Office
1736 Franklin Street
Suite 450
Oakland, CA 94612
Tel: (510) 832-0899
Fax. (510) 832-0898
Temecula, CA
Industry, CA
Jacksonville, FL
Lancaster, CA
Oakland, CA
www.muni.com
EXHIBIT B
Phoenix,AZ
San Diego, CA
Seattle, WA
Washington, DC
TABLEOF CONTENTS
Introduction...:.....I....I. .............. ... ...... ............................. .............. 2
Neighborhood and Community Parks........................................ 3
Parkland Acquisition and Development Costs Per Acre .................................3
Cost Allocation .. ................... ... ...... .... ... ....... ..... ....................... .... .................. ..3
Total Cost of Expanding Parks...... ..;........... ......... ........ ....... ............ ........ ........4
Community and Recreation Facilities ........................................ 6
Facility Standards and Needs. ...... ....... ...................... ......... ... ....... .............. ....6
Cost Allocation ..... ..... ........ ... ...... ... ..... ................. ... ...... ........... ................ ........6
Li braries ............. ...................................... ............ I.~.... ............ ....... 8
Facility Standards and New Development Needs ...........................................8
Cost Allocation .. ... ..... ...... ..... ............ ....... .... ........ ............ ..... ........... ........ ........ 8
C·ivic Center... I........... '... ..... ...... 1.....-............ ............. ..... ..... I... .....1.. 1 0
Cost Allocation..... .... ...................... ... ..................... ...................... ....... ..........10
Calculations of Fees and Program Implementation................ 11
Summary of Costs. ........... ..... ....... .... ... ........... ....... ...... ........... ...... .... ........ ....11
Costs by Land Use Type...... ....... ......... ...... ................... ............. ... ............... .12
Relationship Between Park Facilities Fee Program and Quimby Ordinance 13
MuniFinancial
Page i
INTRODUCTION
MuniFinancial was retained by the City of Dublin to complete an update of the
City's public facilities fees. This report is an update of Public Facilities Fee Study
1998 Update, completed by HausrathEconomics Group in March 1999 and
. adopted by City Council. It reflects changes in cost information since the previous
analysis was completed.
The imposition of development impact fees typically requires updates to cost
information on an annual basis. This enables the fee to be adjusted for the effects
of inflation so that fee revenue is sufficient to cover the costs of expanding facilities
to serve new development. This report includes updated cost information
provided by the City based on recent data for:
· Parkland acquisition cost per acre;
· Parkland development cost per acre;
· Community building costs;
· Aquatic Center costs;
· Library building costs; and
· Civic Center expansion costs.
MuniFinancial reconstructed the impact fee model used to develop the previous
update by Hausrath Economics Group to reflect the new information. Only those
tables that changed from the previous analysis are shown within this report. Please
refer to the Hausrath Economics Group report for additional information. The
current report does not substantively affect the findings made in the Hausrath
report and required by state law to justify the imposition of the public facility fees.
Updated costs are provided by fee type in the sections that follow. Tables are
numbered to correspond with the Hausrath report. The final section of the report
presents the updated fee schedule.
MuniFinancial
Page 2
------------~
/
NEIGHBORHOOD AND COMMUNITY PARKS
This section presents the updated cost data for the neighborhood and community
parks fee.
The Public Facilities Fee Ordinance states that land cost per acre shall be increased
or decreased annually by the percentage difference of the most recent land
appraisal. The most recent appraisals were done in July 1998 and December 2000.
The resulting annual mcrease applied to the value adopted July 1,2001 by the City
Council is eight percent for community parkland and six percent for neighborhood
parkland.
Table 3.4 presents the updated land and development costs for neighborhood and
community parks.
Table 3.4: Parkland Acquisition and Development Cost
Land Cost, per Devel. Cost,
Parkland Type Acre 1 Per Acre2
Neighborhood
Community
$
670,000 $
538,000
316,000
370,200
1 Land costs based on most recent land appraisal prepared for the purpose of adjusting the fee.
Appraisals were done In July 1998 and December 2000, resulting in an annualized increase of
eight percent for community parkland and six percent for neighborhood parkland. These
inflation factors were applied to 2001 land values in the existing fee program.
2 Park development costs based on recent experience with construction of Emerald Glen Park
at $370,000 per acre. Neighborhood park costs based on a recent developer-funded project
with a cost of $316.000 per acre.
Sources: City of Dublin; Hausrath Economics Group; MuniFinancial.
Cost Allocation ' ,
Table 3.5 summarizes the updated park expansion cost per resident based on Table
3.4. Table 3.6 provides the equivalent cost per worker.
MuniFinancial
Page 3
( Table 3.5: Expansion Cost Per Resident
EIW Dublin Community
N'hood Parks Parks
Acreage Required 50.2 120.3
Service Population Growth 33,460 40.700
Per Capita Service Standard (ac)' 0.001500 0.002955
Acquisition Cost Per Acre 670.000 538.000
Land Acquisition Cost per Resident~ $ 1,005 $ 1,590 $
Per Capità Service Standard (ac)' 0.001500 0.002955
Development Cost Per Acre $ 316.000 370.200
Land Development Cost per Residene $ 474 $ 1,094 $
Total Cost Per Capita $ 1,479 $ 2,684 $
Total
2,595
1,568
4,163
1 Equals Acreage Required divided by Service Population Growth.
2 Equals Per Capita Service Standard multiplied by Acquisition Cost Per Acre.
3 Equals Per Capita Service Standard multiplied by Development Cost Per Acre.
Sources: Tables 3.2, 3.3, and 3.4; Hausrath Economics Group; MuniFinancial.
Table 3.6: Community Park Expansion Cost Per Worker
Cost per Worker Cost Per
Resident Equivalent Worker
$
1,590
1.094
2,684
0.23 $
0.23
$
366
252
617
Land
Improvements
Total Cost of Expansion
$
Source: Tables 3.3 and 3.6; Hausrath Economics Group; MuniFinancial.
Total Cost of Ex. andin. Parks
Table 3.7 shows the total updated cost of expanding park facilities to meet the
requirements to serve new development~ Land and improvement costs total
$158.7 million for both neighborhood and community parks.
MuniFinancial
Page 4
Table 3.7: Cost to Expand Parks1 L
Neighborhood
E. Dublin W. Dublin Parks, Community Total
N'hood Parks N'hood Parks Combined Parks Expansion Cost
Land
Acres Required 47.9 2.3 50.2 120.3
Land Cost Per Acre $ 670.000 $ 670.000 $ 670.000 $ 538.000
Total Land Costs $ 32,099,700 $ 1,527,600 $ 33,627,300 $ 64,699,880 $ 98,327,180
ImDrovements
Acres Required 47.9 2.3 50.2 120.3
improvement Cost Per Acre 316.000 316.000 316.000 370.200
Total Improvement Cost $ 15,139,600 $ 720,500 $ 15,860,000 $ 44,520,300 $ 60,380,300
Total C'ost of Expansion $ 47,239,300 $ 2,248,100 $ 49,487,300 $ 109,220,180 $ 158,707,480
, Assuming all land is puíchased. Land dedications will actually decrease the total cost to the CitY. but will not affect the calculated fee to be paid by
developers who do not dedicate land. The fee schedule takes land dedication into account by discounting the fee for development that included parldand
dedication. .
Sources: Tables 3.2 and 3.4; Hausrath Economics Group; MuniFinancial.
MuniFinancial
Page 5
COMMUNITY AND RECREATION FACILITIES
,"'\
The following section updates the Community and Recreation Facilities fee to
reflect updated cost information. -
Facility Standards and Needs
A recently completed Senior Center Feasibility Study determined å cost of $441
per square foot for facilities. In addition, the City's Aquatic consultant recently
updated costs related to the proposed Aquatic Center in Eastern Dublin.
Estimated costs for this project amount to $3,888,231. Table 4.4 summarizes the
cost to expand community/recreation facilities within the City of Dublin.
Table 4.4: Cost to Expand Communityl Recreation
Facilities
Expansion Needed to Serve Growth
Cost Per Square Foot'
Expansion Cost
58,200
$ 441
$ 25,666,200
Aquatic Center Case
$ 3,888.231
Total Cost of Expansion
$ 29,554,431
1 Based on recently completed Senior Center Feasiblity Study and the cost of $477
per square fool
2 Based on recently updated costs by the City's Aquatic consultant.
S,ources; Tables 4.2 and 4.3; City of Dublin; Hausrath Economics Group;
MuniFinancial.
Cost Allocation
Table 4.5 presents the updated community/recreation facilities expansion cost per
capita.
MuniFinancial
Page 6
Table 4.5: Community/Recreation Facilities Expansion Cost
Per Capita
Community
Buildings
(Citywide)
Aquatic Center
(Eastern Dublin
Only)
Total Cost of Expansion
Service Population Growth*
Cost Per Resident
$ 25,666,200 $
35.700
$ 719 $
0.05
$ 36 $
Worker Equivalent
Cost Per Worker
3,888,231
31.940
122
0.05
6
*Service population growth for Aquatic Center equivalent to Eastem Dublin residential
growth (see Table 2.1)
Sources: Tables 2.1, 4.2 and 4.4; Hausrath Economics Group; MuniFinancial.
MuniFinancial
Page 7
LIBRARIES
. This section updates the land and building cost per square foot for the library
facilities fee. The cost data per volume remains unchanged.
Facili Standards and New Development Needs
The new City of Dublin Library is under construction adjacent to the Civic
Center. Construction costs amount to $401 per square foot for the building and
$17.50 per square foot for land. Table 5.4 updates the cost to expand library
facilities.
Table 5.4: Cost to Expand Library Facilities
Land Square Feet Required 81,600
Cost Per Square Foot' $ 17.50
Land Cost $ 1,428,000
Building Square Feet Required 20,600
Cost Per Square Foot $ 401
Building Cost $ 8,260,600
Volumes Required 78,300
Cost Per Volume $ 25
Volume Cost $ 1,957,500
Total Cost of Expansion $11,646,100
1 Based on December 2000 appraisal provided by the City of Dublin.
Sources: Table 5.3; City of Dublin; Hausrath Economics Group;
MuniFinancial.
Cost Allocation
Table 5.5 updates the cost per capita for library expansion.
MuniFinancial
Page 8
~
Table 5.5: Library Cost Per Capita
Total Cost of Expansion
Service Population Growth
Cost Per Resident
$11,646,100
41.200
$ 283
0.25
71
Worker Equivalent
Cost Per Worker
$
Sources: Tables 5.2 and 5.4; Hausrath Economics Group;
MuniFinancial.
MuniPinancial
Page 9
CIVIC CENTER
The Civic Center public facilities fee has been updated to reflect actual project costs
and the most recent estimates for the second phase of construction.
Cost Allocation
The first phase of the Civic Center expansion project was completed for a total
cost of $2,149,988. Of the total cost, $1,746,858 was funded from public facility fee
revenue. The second phase of the project is estimated at $1,777,750. The total cost
of the Civic Center expansion amounts to $3,524,608. Table 6.3 present the Civic
Center expansion cost per capita.
Table 6.3: Civic Center Total Expansion Cost and
Cost Per Capita
Total Expansion Cost 1
New Development Service Population
Cost Per Resident
$
3,524,608
40.900
86
$
Worker Equivalent
Cost Per Worker
$
0.24
21
1 The first phase on the Civic Center Expansion was completed with a cost of
$1,746,858 allocated from fee revenues. The second phase is estimated at
$1,777,750. '
Sources: Table 6.2; Hausrath Economics Group; MuniFinanciaJ.
MuniFinancial
Page 10
~
CALCULATIONS OF FEES AND PROGRAM IMPLEMENTATION
The following section presents the updated public facilities fees.
Summa of Costs '
Table 7.1 summarizes the updated total cost of expanding facilities to serve growth,
divided into three areas: citywide, Eastern Dublin, and Western Dublin.
i
I
I
I Cost Per Cost Per
·
I Resident Worker
,
·
I
I
I
I
I
$ 64,699,880! $
44,520,300 I
25,666,200 ¡
11,646,100 ¡
·
3.524.608 ¡
$ 150,057,088 ! $
I
I
-------------------------------------------------------------------------~------~-----------------------
Eastern Dublin ¡
Neighborhood Parks, Land $ 32,099,700 ¡ $
. I
Neighborhood Parks, Improvements 15,139,600 ¡
Aquatic Center 3.888.231 ¡
Total $ 51.127,531: $
I
I
I
:$
I
I
I
:$
I
I
I
-------------------------------------------------------------------------~------------------------------
Western Dublin i
Neighborhood Parks, Land $ 1,527,600: $ 1,005 $
I
Neighborhood Parks, Improvements 720.500 : 474
Total $ 2,248,1001$ 1,479 $
I
I
I
i$
I
I
I
i$
I
·
·
I
Table 7.1: Total Expansion Cost to Serve Growth
Total
Expansion
Cost
Facility Type by Area
Citywide
Community Parks, Land
Community Parks, Improvements
Community Buildings
Libraries
Civic Center
Citywide Cost Per Capita Total
Citywide Cost Per Capita
Eastern Dublin Cost Per Capita
Eastern Dublin Per Capita Total
Citywide Cost Per Capita
Western Dublin Cost Per Capita
Western Dublin Per Capita Total
1,590 $
1,094
719
283
86
3,771 $
1 ,005 $
474
122
1,601
3,771 $
1.601
5,372 $
3,771 $
1.479
5,250 $
Sources: Tables 3.5, 3.6, 3.7,4.4,4.5,5.4,5.5. and 6.3; Hausrath Economics Group; MuniFinancial.
366
252
36
71
21
744
$
6
6
744
6
750
744
744
MuniFinancial
Page 11
Costs by Land Use Type
Updated per capita costs are converted to fees per land use unit in Tables 7.2 and
7.3.
Table 7.2: Impact Fee By Residential Land Use
. Facility Type by Area
Cost Per
Resident
Fee Per Unie
Single Multi
Family Family
i
I
I
I
I
I
I
I
I
I
I
I
1 ,590 ¡ $
1,094 !
719 ¡
283 i
I
86 ¡
I
3,771 ! $
I
I
I
----------------------------------------------------------------------~------------------------------'
Eastern Dublin . I
I
Neighborhood Parks, Land $ 1,005 : $ 3,216 $ 2,010
Neighborhood Parks, Improvements 4741 1,517 948
Aquatic Center 122 ¡ 390 243
Subtotal $ 1,601 ¡ $ 5,122 $ 3,201
I
I
I
3,771 ¡ $
1.601 ¡
5,372 ! $
I
I
I
-~eištë;rï1-i>ü¡;iiï7----------------------------~---------------------1~-----------------------------·
Neighborhood Parks, Land $ 1,005! $ 3,216 $ 2,010
Nèighborhood Parks, Improvements 474 ¡ 1,517 948
Subtotal $ 1,479 ! $ 4,733 $ 2,958
I
I
I
3,771 ¡ $
1.479 ¡
5,250 ! $
I
I
I
Average Residents Per Unit
Citywide
Community Parks, Land
Community Parks, Improvements
Community Buildings
Libraries
Civic Center
Citywide Total Fee
$
$
Citywide Costs
Eastern Dublin
Eastern Dublin Total Fee
$
$
Citywide Cost Per Capita
Western Dublin Cost Per Capita
Western Dublin Total Fee
$
$
3.20
5,087 $
3,500
2,301
905
276
12,068 $
12,068 $
5,122
17,191
12,068 $
4.733
16,801 $
2.00
3,179
2,188
1 ,438
565
172
7,543
$
7,543
3.201
10,744
7,543
2.958
10,501
1 "Single Family" shall mean a dwelling unit which is constructed or to be constructed on property
designated in the General Plan or Specific Plan for six or fewer units per acre. "Multi Family" shall mean a
dwelling unit which is constructed or to be constructed on property designated in the General Plan or
Specific Plan for more than six units per acre.
Sources: Tables 2.1 and 7.1; Hausrath Economics Group; MuniFinancial.
MuniFinancial
Page 12
~
------
Table 7.3: Impact Fee By Commercial. Office. and Industrial Land Use
i Fee Per 1.000 SQuare Feet
I
I
Cost Per I
·
·
Facility Type by Area Worker ! Commercial Office Industrial
I
I
Occupancy Density (sq. ft. per worker)* , 505 260 590
I
·
I
·
·
·
Citywide ·
·
Community Parks, Land $ 366 $ 724 $ 1 ,406 $ 620
Community Parks, Improvements 252 498 968 426
Community Buildings 36 71 138 61
Libraries 71 140 272 120
Civic Center 21 41 79 35
Citywide Total Fee $ 744 $ 1,474 $ 2,863 $ 1,262
-- -----------------------------------..------..---- -------_.._----------~--------_.----_._------- ------------------ --..-..-----.
Eastern Dublin ¡
Neighborhood Parks, Land $ - ! $ - $ - $
Neighborhood Parks, Improvements
Aquatic Center
Subtotal
$
6
6 $
12
12 $
23
23 $
10
10
Citywide Costs
Eastern Dublin
Eastern Dublin Total Fee
$
$
744 $
6
750 $
1,474 $
12
1 ,486 $
2,863 $
23
2,886 $
1,262
10
1,272
--------------'-------------------------------------------------------~-------------------------------------------------.
Western Dublin I
Neighborhood Parks, Land $ - ! $ - $ - $
Neighborhood Parks, Improvemellts - ¡
Subtotal $ - ¡ $
I
I
744 ¡ $
,
- ,
744 ¡ $
I
I
I
,
- $
- $
Citywide Cost Per Capita
Western Dublin Cost Per Capita
Western Dublin Total Fee
$
1,474 $
2,863 $
1,262
$
1,474 $'
2,863 $
1,262
'Occupancy density expressed in square feet per worker.
Sources: Tables 2.1 and 7.1; Hausrath Economics Group; MuniFinancial.
Relationship Between Park Facilities Fee Program and
Quimb Ordinance . .
Three examples are shown in Table 7.4 for a single-family residence that illustrate
how impact fees, parkland dedications, and Quimby deductions would be applied
in different parts of the City under different options to pay in-lieu fees or dedicate
land.
MuniFinancial
Page 13
Table 7.4: Park Impact Fee Per Single Family Residence
Dedicate Pay In-Lieu Infill
Parkland Fees Development
Community Parkland* $ $ 5,087 $ 5,087
Community Park Improvements 3,500 3,500 3,500
Neighborhood Parkland* 3,216 NA
Neighborhood Park Improvements 1.517 1.517 NA
Total $ 5,017 $ 13,320 $ 8,587
NA = Fee no applicable to this area of the City.
* Assumes the amount of the Quimby Act fee per Municipal Code Chapter 9.28 is equal to the public facilities fee.
. Sources: Hausrath Economics Group; MuniFinancìal.
Table 7.5 shows the updated sample fee calculations for single and multi-family
residences in Eastern Dublin, Western Dublin, artd infill areas.
Table 7.5: Example Fee Calculations Including Park Dedication
E.Dublin E. Dublin W. Dublin W Dublin Infill Area Infill Area
SF Unit MF Unit SF Unit MF Unit SF Unit MF Unit
Community Parks, Land $ 5,087 $ 3,179 $ 5,087 $ 3,179 $ 5,087 $ 3,179
Community Parks, Improvements 3,500 2,188 3,500 2,188 3,500 2,188
Community Buildings 2,301 1 ,438 2,301 1 ,438 2,301 1,438
Libraries 905 565 905 565 905 565
Civic Center 276 172 276 172 276 172
Neighborhood Parks, Land 3,216 2,010 3,216 2,010
Neighborhood Parks, Improvements 1,517 948 1,517 948
Aquatic Center 390 243
Total $ 17,191 $ 10,744 $ 16,801 $ 10,501 $ 12,068 $ 7,543
Dedicatè Parkland
Community Parks, Land $ (5,087) $ (3,179) $ (5,087) $ (3,179) $ (5,087) $ (3,179)
Neighborhood Parks, Land 13.216) 12,010) 13.216) 12.010)
Total Fees Due $ 8,888 $ 5,555 $ 8,498 $ 5,311 $ 6,981 $ 4,363
SF Unit = single family dwelling unit.
MF Unit = multi family dwelling unit.
Sources: Table 7.2; Hausrath Economics Group; MuniFinancial.
MuniFinancial
Page 14
~--
CITY OF DUBLIN
PUBLIC FACiliTIES FEE
Fee by land Use Type and Area
RESIDENTIAL NON-RESIDENTIAL
(per Dwelling Unit) (per 1,000 Sq. Ft.)
SINGLE MUL TI-
Facility Type by Area FAMILY FAMILY COMM'L OFFICE INDUSTR'L
Citywide
Community Parks, Land $5,087 $3,179 $724 $1 ,406 $620
Community Parks, Improvements 3,500 2,188 498 968 426
Community Buildings 2,301 1 ,438 71 138 61
Libraries 905 565 140 272 120
Civic Center 276 172 41 79 35
Citywide Total Fee $12,069 $7,542 $1,474 $2,863 $1,262
._~._------._---_._--------------------------------------------------------------------------------------.------------------------------.--------.-
Eastern Dublin
Neighborhood Parks, Land $3,216 $2,010 $0 $0 $0
Neighborhood Parks, Improvements 1,517 948 0 0 r
,
Aquatic Center ¡
390 243 12 23 1\..
Subtotal $5,123 $3,201 $12 $23 $10
Citywide Costs $12,069 $7,542 $1,474 $2,863 $1,262
Eastern Dublin Costs 5,123 3,201 12 23 10
Eastern Dublin Total Fee $17,192 $10,743 $1 ,486 $2,886 $1,272
---------------------------------------------------------------------------------------------------------------------------------------------------
Western Dublin
Neighborhood Parks, Land $3,216 $2,010 $0 $0 $0
Neighborhood Parks, Improvements 1,517 948 0 0 0
Subtotal $4 ;733 $2,958 $0 $0 $0
Citywide Costs $12,069 $7,542 $1,474 $2,863 $1,262
Western Dublin Costs 4,733 2,958 0 0 0
Western Dublin Total Fee $16,802 $10,500 $1,474 $2,863 $1,262
EXHIBIT C