HomeMy WebLinkAboutReso 012-03 Fire Facility Fee Amen
RESOLUTION NO. 12 - 03
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*******
AMENDING THE FIRE FACILITY FEE FOR FUTURE DEVELOPMENT
WITHIN THE CITY OF DUBLIN
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 the jurisdictional limits of the City of Dublin; and
WHEREAS, the Eastern Dublin General Plan Amendment ("E Dublin GP A") and Eastern Dublin
Specific Plan ("SP") were adopted by the City in 1993; and
WHEREAS, the SP was amended in October 1996 by Resolution No. 124-96; and
WHEREAS, the E Dublin GPA 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 E Dublin GP A area nearest to the City; and
WHEREAS, the E Dublin GPA and SP areas ("Eastern Dublin") are shown on the Land Use Map
contained in the GPA and exclude the area shown on the Land Use Map as "Future Study
Areal Agriculture" (Exhibit A attached hereto); and
WHEREAS, a Program Environmental Impact Report ("E Dublin EIR") was prepared for the E
Dublin GPA and SP (SCH No. 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 City's General Plan anticipates new development in several areas, including
Eastern Dublin and Western Dublin, as well as infill development; and
WHEREAS, the City's General Plan has been amended by, among others, the Schaefer Ranch
General Plan Amendment (adopted by the City in July 1996 by Resolution No. 77-96); and Trumark
Homes General Plan Amendment (adopted by the City in May 1996 by Resolution No. 49-96); and
WHEREAS, an Environmental Impact Report ("Schaefer EIR") was prepared for the Schaefer
Ranch General Plan Amendment (SCH No. 95033070) and certified by the Council on July 9, 1996 by
Resolution No. 76-96; and
WHEREAS, on November 20, 1989 the Dougherty Regional Fire Authority approved a "Fire
Station Location Study" ("Station Location Study") prepared by Hughes-Heiss; and
WHEREAS, on November 2, 1999, in Resolution No. 206-99 the City Council approved a "Fire
Station Prototype Study" ("Station Prototype Study") prepared by Dommer Associates; and
WHEREAS, the City's Building Code, as adopted in Dublin Municipal Code section 7.32.260
("Building Code") requires a five-minute fire response time; and
WHEREAS, a goal of the Eastern Dublin Specific Plan (8.3.1) is to ensure that fire protection
services in Eastern Dublin are consistent with standards maintained in the rest of the City, including a
five-minute response time; and
WHEREAS, the Station Location Study, Station Prototype Study, Building Code, SP, E Dublin
ErR and Addenda, and Schaefer ErR describe the municipal public facilities necessary to provide
adequate fire services in the City, including construction of two new fire stations; and
WHEREAS, the General Plan, the Station Location Study, Station Prototype Study, Building
Code, SP, E Dublin GP A, E Dublin EIR and Addenda, and Schaefer EIR describe the impacts of
contemplated future development on existing public facilities in the City of Dublin through the year 2025
and contain an analysis of the need for new municipal public facilities required by future development
within the City of Dublin, including two new fire stations and related necessary equipment; and
WHEREAS, a detailed comprehensive study of the impacts of contemplated future development
on existing fire-related public facilities in the City of Dublin through the year 2025, along with an
analysis of the need for new fire-related public facilities and improvements required by future
developments, was prepared by Hausrath Economics Group, dated March 1997 entitled "Dublin Fire
Facilities Financing Study"; and
WHEREAS, MuniFinancial recently prepared a study, entitled "Fire Facilities Impact Fee
Update," dated January 17, 2003, which updated the Hausrath Study and the 2000 Fire Facilities Impact
Fee Update prepared by MuniFinancial (Exhibit B attached hereto, "MuniFinancial Study"); and
WHEREAS the MuniFinancial Study was based on the General Plan (as amended to include not
only Eastern Dublin but all other general plan amendments to date, including the Schaefer Ranch and
Trumark Homes projects, hereafter the "General Plan"); and
WHEREAS, the MuniFinancial Study sets forth the relationship among contemplated future
development, the needed facilities, and the estimated costs of those improvements; and
WHEREAS, in accordance with the Government Code, at least fourteen (14) days prior to the
public hearing at which this resolution was adopted, notice of the time and place of the hearing was
mailed to eligible interested parties who filed written requests with the City for mailed notice of meetings
on new or increased fees or service charges; and
WHEREAS, the MuniFinancial Study was available for public inspection and review for ten (10)
days prior to the public hearing held on the date hereof; and
FINDINGS
WHEREAS, the City Council finds as follows:
A. The purpose of the Fire Facilities Fee (hereafter "Fee") is to finance municipal public
facilities to reduce the impacts caused by future developments in the City of Dublin. Such facilities,
which are specifically described in the MuniFinancial Study, include the following: land acquisition and
construction of two new fire stations, rolling stock and equipment for two new stations, other associated
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vehicles and equipment, administrative space, and improvements to existing facilities. The public
facilities described in the study are hereinafter referred to as the "Facilities."
B. The Fee collected pursuant to this resolution shall be used to finance the Facilities.
C. After considering the MuniFinancial Study, the testimony received at this noticed public
hearing, the Agenda statements, the General Plan, the SP, the Station Location Study, the Station
Prototype Study, the Building Code, the E Dublin EIR and Addenda, the Schaefer EIR, and all
correspondence received (hereafter "Record"), the Council approves and adopts said MuniFinancial Study
and incorporates such herein; the Council further finds that the future development in the City of Dublin
will generate the need for the Facilities, and that the Facilities are consistent with the City's General Plan,
the Station Location Study, 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 E Dublin EIR and Addenda. The Facilities were 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 E Dublin EIR. Since the certification of the E Dublin
EIR there have been no substantial changes in the projections of future development as identified in the E
Dublin EIR, no substantial changes in the surrounding circumstances, and no other new information of
substantial importance so as to require important revisions in the E Dublin 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 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 area covered by the
Schaefer Project ("Schaefer Ranch Annexation Area") is within the scope of the Schaefer EIR. The
Facilities were all identified in the Schaefer EIR as necessary to accommodate development in Dublin.
The impacts of such development, including the Facilities, were adequately analyzed at a Project level in
the Schaefer EIR. Since the certification of the Schaefer EIR there have been no substantial changes in
the projections of future development as identified in the Schaefer EIR, no substantial changes in the
surrounding circumstances, and no other new information of substantial importance so as to require
important revisions in the Schaefer 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 a 30-year period and specific details as to their
timing, construction and precise location are not presently known.
F. The adoption of the Fee as it relates to development within the City of Dublin (excluding
Eastern Dublin and the Schaefer Annexation Area) is to obtain funds for capital projects necessary to
maintain service within the existing service areas; that the City currently provides fire protection and
suppression services through a contractual relationship with the Alameda County Fire Department, which
operates from three fire stations, two of which are located within the City limits (including the temporary
Santa Rita station); that the Fee will be used to maintain current service levels; and that no existing
deficiencies have been found to exist. As such, the Fee as it relates to development within the City
(excluding Eastern Dublin and the Schaefer Ranch Annexation Area) is not a "project" within the
meaning ofCEQA (Public Resources Code ~ 21080(b)(8)(D)).
G. In adopting the Fee, the Council is exercising its powers under Article XI, S 7 of the
California Constitution, Chapter 7.78 of the Dublin Municipal Code, and Chapter 5 of Division 1 of the
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Government Code, commencing with section 66000 (and section 66018, in particular) collectively and
separately.
H. 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 (hereafter to include Eastern Dublin and the Schaefer Ranch
Annexation Area)-both residential and non-residential-will generate persons who live, work,
and/or shop in 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-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 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 contributes to the need for the Facilities; and
4. That the cost estimates set forth in the MuniFinancial 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 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.
I. The Study is a detailed analysis of how public services will be affected by development in
the City of Dublin, and the public facilities required to accommodate that development.
ADOPTION OF FEE
NOW, THEREFORE BE IT RESOLVED,
1. Defmitions.
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.
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b. "Developed" and "development" shall mean the construction or alteration of or
addition to, other than by the City, any building or structure within the City of Dublin.
c. "Facilities" shall include those municipal public facilities as are described in the
MuniFinancial Study and as described in the Fire Station Location Report, Station Prototype
Report, SP, E Dublin 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 the need for the
alternative facilities (2) that the alternative facilities are comparable to the facilities in the Study,
and (3) that the revenue from the Fee will be used only to pay new development's fair and
proportionate share of the alternative facilities.
d. "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.
e. "Mixed Development" shall mean a development that includes more than one of
the types of development defined in this Section 1. Mixed developments may combine residential
types of development (Single Family and Multiple Family), non-residential types of development
(Commercial, Industrial, and Office), or a combination of residential and non-residential types of
development.
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 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 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. "~ingle 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 per acre.
2. Fire Facilities Fee rmposed.
a. Pursuant to Government Code Sections 66000 et seq., ("Mitigation Fee Act") a Fire
Facilities Fee shall be imposed and paid at the times, and in the amounts, and otherwise apply and
be administered as prescribed in this Resolution on each Single Family and Multiple Family
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residential unit developed within the City of Dublin, including each portion of such residential
development within mixed development.
b. Pursuant to Government Code Sections 66000 et seq., ("Mitigation Fee Act") a Fire
Facilities Fee shall be imposed and paid at the times, and in the amounts, and otherwise apply and
be administered as prescribed in this Resolution on each non-residential building or structure,
including commercial, industrial, and office buildings and structures, developed within the City of
Dublin, including each portion of such non-residential development within mixed development.
c. 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. Time for Imposing Fee for Residential Subdivisions.
In accordance with Government Code Section 65961, the Fee for Single Family and Multiple
Family subdivision development for which tentative or parcel maps are required pursuant to the
Subdivision Map Act (Government Code Sections 66410 et seq.) shall be imposed at the time of
approval of the conditions that apply to the tentative or parcel map for such residential subdivision
development, as applicable. Payment of the Fee shall be deemed to be a condition of all such
tentative or parcel maps. Notwithstanding this Section 3, the time for payment of the Fee for all
development, including Single Family and Multiple Family subdivisions, shall be as specified in
Section 4, below.
4. Time for Fee Payment.
a. In accordance with Government Code Section 66007, a Fee shall be charged and
paid for each Single Family and Multiple Family residential development upon the date of final
inspection or issuance of the certificate of occupancy for such residential development, which ever
is earlier; however, if the Fee is to reimburse the City for expenditures previously made, or if the
City determines that the Fee will be collected for Facilities for which an account has been
established and funds appropriated and for which the City has adopted a proposed construction
schedule prior to issuance of the building permit for such residential development, then the Fee
shall be charged and paid upon issuance of the building permit for such residential development.
b. A Fee shall be charged and paid for each non-residential development, including
commercial, industrial, and office developments, upon issuance of the building permit for such
non-residential development.
c. A Fee shall be charged and paid for each mixed development upon the times
specified in this Section 4 that apply to such mixed development. For example, if a mixed
development includes residential development and non-residential development, and the Fee is to
reimburse the City for expenditures previously made, or the City has made the required
determination to permit requiring payment of the Fee upon issuance of the building permit, the
Fee as applicable to the entire mixed development shall be paid upon issuance of the building
permit for the mixed development. If a mixed development includes residential and non-
residential development, and the Fee is not to reimburse the City for expenditures previously made
or the City has not made the required determination to permit requiring payment of the Fee upon
issuance of the building permit, the Fee as to the residential portion of the mixed development
shall be paid upon the earlier of the date of final inspection or issuance of the certificate of
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occupancy for such residential portion, and the Fee as to the non-residential portion of the mixed
development shall be paid upon issuance of the building permit for such non-residential portion.
5. Amount of Fee.
a. The amount of the Fee for residential and non-residential development shall be as
set forth on Exhibit C attached hereto and incorporated herein.
b.
applicable:
The amount of the Fee for mixed development shall be the sum of the following, as
i. The applicable amount per-unit pursuant to Section 5(a), above, for each
Single Family and Multiple Family development within a mixed development.
ii. The applicable amount per 1,000 sq. ft. pursuant to Section 5(a), above, for
each commercial, office, or industrial development or portion of such development within
a Mixed Development.
6. 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 multiple-family residential unit;
(2) Any replacement or reconstruction of an existing residential structure that
has been destroyed or demolished, if the building permit for reconstruction is obtained
within one year after the building was destroyed or demolished. This subsection shall not
apply if the replacement or reconstruction increases the square footage of the structure by
50 percent or more.
(3) Any replacement or reconstruction of an existing non-residential structure
that has been destroyed or demolished, if the building permit for reconstruction is obtained
within one year after the building was destroyed or demolished, there is no change in the
land use designation of the property, and the square footage of the replacement building
does not exceed the square footage of the building that was destroyed or demolished.
(4) Any non-residential building or structure constructed on property on which
a building or structure was demolished for which a development impact fee to fund fire
facilities has been paid to the City within the prior ten year period. The exemption
provided in this subsection 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) Any addition to an existing non-residential structure of 500 square feet or
less.
b. The City Council, in its discretion, may waive the applicability of the Fee to certain
development constructed or to be constructed by a public entity on land having an
appropriate General Plan land use designation upon findings of the City Council that such
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a waiver is in the interest of the public health, safety, and/or welfare, for reasons specified
in the fmdings. Such reasons may include, but are not limited to, that the Fee, as it would
apply to such development by a public entity, will be sufficiently recovered in whole or in
part from residential development the residents of which may constitute the primary users
of the public entity development.
7. 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 and/or acquisition 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.
8. 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 Station Location Study, Station
Prototype Study, the SP, E Dublin EIR and Addenda and the Schaefer EIR.
9. Existing Deficiencies.
There are no existing deficiencies.
10. 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
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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.
11. Subsequent Analysis 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 areas included in the City's General Plan. The
City Council may revise the Fee to incorporate the findings and conclusions of further studies and
any standards in the SP and General Plan, as well as increases due to inflation and increased
construction costs.
12. Fee Adjustments.
The purpose of this Section 12 is to provide for annual adjustments of the Fee for inflation,
beginning July 1,2003 and each July thereafter.
The Fee shall be adjusted based on the change in construction costs, land acquisition costs, and
equipment costs using the percentage increase/decrease in the three indicators describe in
subsections (a), (b), and (c) below. Those adjustments shall be applied to the Fee rate based on the
relative allocation among the cost estimate for construction of improvements, acquisition of land,
and purchase of equipment included in the MuniFinancial Study. Based on the information
contained in Table 7 of the MuniFinancial Study, 85% of the cost estimate is attributable to
construction, 5% to land acquisition, and 10% to acquisition of apparatus. Accordingly, the
construction cost indicator shall be weighted 85%, the land cost indicator 5%, and the apparatus
acquisition indicator 10%.
a. Construction Cost. Annually each July, the City Manager shall adjust the cost of
construction of the Facilities, as shown in Table 7 in the MuniFinancial Study,
increasing/decreasing such construction cost by the annual percentage increase/decrease reached
by comparing the Engineering News Record Construction Cost Index (20-city average) for the
prior March or April over the same Construction Cost Index for the same month for the prior year.
The City Manager may round the adjusted Facilities construction cost to whole dollars.
b. Land Acquisition Cost. Annually each July, the City Manager shall adjust the cost
of acquiring real property interests for the Facilities, as shown on Table 7 in the MuniFinancial
Study, by calculating the percentage change in land cost per acre within the City, based on a
comparison of the most recent appraisal (prepared for the City for the purpose of adjusting the
Fee) and the immediately preceding appraisal (prepared for the City for the purpose of adjusting.
the Fee and using the same methodology). The City Manager may round the adjusted Facilities
land acquisition cost to whole dollars.
c. Facilities Acquisition Cost. Annually each July, the City Manager shall adjust the
cost of acquiring (through purchase or otherwise) the vehicles, equipment, and furnishings, as
shown on Table 7 in the MuniFinancial Study, by applying the then current Consumer Price Index
for all urban consumers for the San Francisco/Oakland bay area for the months of March or April.
The City Manager may round the adjusted Facilities acquisition cost to whole dollars.
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d. Total Annual Fee Adjustment. Annually each July, the City Manager shall adjust
the Fee by applying the total annual Fee adjustment for that year to the prior year's Fee. The total
annual Fee adjustment shall be reached by apportioning the adjustment in construction cost, land
acquisition cost and facilities acquisition cost calculated according to this Section 12 according to
the percentage each cost comprises of the whole Fee.
13. Administrative Guidelines.
The Council may, by resolution, adopt administrative guidelines to provide procedures for
calculation, credit, reimbursement, or deferred payment and other administrative aspects of the
Fee. Such guidelines may include procedures for construction of designated Facilities by
developers.
14. Effective Date.
This resolution shall become effective immediately. The Fee provided in Section 2 of this
resolution shall be effective 60 days from the effective date of the resolution.
15. Severability.
Each component of the Fee and all portions of this resolution are severable. Should any individual
component of the Fee or other provision of this 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 4th day of February 2003, by the following vote:
AYES:
Councilmembers McCormick, Oravetz, Sbranti and Zika and Mayor Lockhart
NOES:
None
ABSENT:
None
ABSTAIN: None
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Nov. 5, 2002
02-045
205-02
Nov. 5. 2002
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_ General Commucie.l/Ce.mpul
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Publi clSemi -P ublicl
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~ Junior Hlah School
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C0IVTRA COSTA COu/.try
ALA"'EDA:OU'frY
Extended Planning Area
Notes:
* "The C-eneral Plan umd Use W-ap- 'Was cree-toed by combining
into Cone ma:p::
,TIle origJnllll Land UlIe and C.i.n:!ula tion Map for the
Primary PlanniIII Arelll (Jl'lgure 1-1 in the 1985
General Plan},
,The Ell stl:rn. Ex lended Plannlng Arc-a J...m nd Use ~1!I p
(Figure- '28 of lhe E"'Z!I'toe-m Dublin G-eneral Plan
Amendment): and
~ All G~nera! Plan Amendme:n.ls apprDved b-y City Co-une.i.l
b~t w~-en '\.he d-n. t ~ of the origine;l General Plan oBI dopUcn
on Febnlllry U, J 985 I!IIDd :N ovem bel' 5, 2002.
** Fro:pe:rlles no-te--d wI t.b clua t asterlskll .....Ill convert tel futun-
study lll'ea/i!lllrk'ultuTe ..mere determin-ed incClnsist~nl with
Lbe Livermore Airport Planning Area.
*** CenlraJ Park....ay Is prol'01Ied. to -c-onneet with 'D1.lblin
Boulevard within the Clty 1.J..mlts In 11le future. However,
the exact alignment "JIl be determIned folio-wing rurtiler
alignment stud i-es.
Th-e Genera I PJan l.and Use },{a p ll'll.S approved and adopted
by City COllnoe!l on November 5. :aOO:2'.
Gen-e-r-e.l Plan Land. Use Nap- should be use-d In c-om bina tlon .....itb
the- GeneraJ Pian and ap.plicable SpeejJ'je Plens that contain
poHcJe51 and de ve lopml!'nt eta ndards for -SIp'e-cItI~ pJanning a re1!ll5l.
'ifhile the Generel Plan Land Use Yap -shows e:dstlr.Ji d-e-n-Iopment
and 16 fOUt. only the land Ulte de:lliDl!;tions for the land an whicn
:such d~velopmenl exists &n!' pII ri. 01 the Genera! P Jan.
Si!IIinb
'"
l
~~
~
'*
.~
*'
$'
Western
Churches, Parks, Public Schools
and Ci Facilities
1. Valley eh rjl!lUan Center
2. John Knox ?reabyterll!!ln Churcb
3. Nielsen E.lil!'mentary 5e hool
4. St. RayrnQDd'9 Ca.tholic Church
'5.. St. Philip's Lulheran Church
6. ltUM'l!lY E.I~menltlry St:hool
7. Dublin Hlemenlary &:hool
8. Lutheran CbuJ"I::!b 0' the Re'5lurrection
9. BART Pa.rkinl!l:
10. Dublin Ci'Vic Center ElM PoJlce Senj:e-el'
11. VeJley Hill:h Seboal ana Staaer Communlty Gym
12. "Wells- Mid cUe SehaoJ
13.. PeJ"kny Bap.tist Ch-urc-n
14. Fredericksen Elementary School
15. DubJln High SchooJ
:is. Cburch 01 JesWl Chrjst o! the LaLter Do}'
n. Mamo Creek Park
1 B. DoUllfh-e-rl.y Hills Open Space
19, -Stapeaach Park
20. Dublin Spcn-lJo Ground.s
21. Site of the rormer Cronin Park
:2:2'. Oub!ln CommunJty Swim Center
23. Kolb Park
2-4. ShlllJ1non Park and Community C'cnte-'
25. Dola n Park
2.8. Ma:pe Memorial PEll'k
2'7. DubUn HeT'lLa~ Center
28. EmeraJd Glen Park
29. Ted fairfIeld Pad:
30. Dub!iD Libra ry {dosing Win t.er, 2oo3}
3:], Ilublln L1bn,., (opening WInter, 200~)
:):2, DubUn Sen..ior Center
33. D1.lbl.ln Fire Sbticn HD.. ~6i
34. OtIblhl Fire- Sl.alion No.. 17
35. Dublin Fire StostiOt1 No. IS
36. DouSbi!"rty Elementary Sc-.hool
CITY OF DUBLIN
FIRE FACiliTIES IMPACT FEE
UPDATE
JANUARY 17, 2003
MuniFinancial
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
............-........-.....-.-............-............- .....................-...............-..-............- ...................-.....-....... .....-.....-..-....-..............-..-............ ...................-.-.-........-..-............-.-.........-...-...-.........-.-......-............-.....-..-.-........ ...
TABLE OF CONTENTS
Introduction.............................................................................................. ...2
Fire Facilities Service Population................................................................2
Existing and Planned Fire Facilities............................................................3
Fire Facilities Standards............................................................................. 7
Fire Facilities to Accommodate New Development ....................................8
Alternative Funding Sources......................................................................9
Fee Schedule.............................................................................................9
Program Implementation.......................................................................... 1 0
Page i
MuniFinancial
CitY of Dublin
Fire Facilities Impact Fee
Introduction ii H '" j ;'11 ' , ,
MuniFinancial was retained by the City of Dublin to complete an update of the
City's fire facilities impact fee. This report is an update of Fire Facilities Impact Fee,
completed by MuniFinancial in October 2000 and adopted by the City Council.
The City of Dublin contracts with the Alameda County Fire Department for fire
services. The City is responsible for providing all necessary capital facilities. The
City currently imposes an impact fee of $646 per single-family dwelling unit, $404
per multi-family dwelling unit, $0.095 per square foot for commercial, $0.185 per
square foot for office, and $0.081 per square foot for industrial.
Development impact fees should be regularly updated to ensure sufficient funding
of facilities to serve growth. Annual updates typically adjust fees for capital project
cost inflation. More extensive updates incorporate new data on growth projections
as well. This report updates the fee for both of these types of assumptions, and
recalculates the facility standard to ensure new development continues to only pay
its fair share of total system costs. The cost of new facilities attributable to new
development includes financing costs associated with a general fund loan to be
repaid by impact fee revenue.
Fire Facil~ties Service Po ulation ' I '
The City serves both homes and businesses in its service area. Need for the City's
services and associated facilities is measured by its service population, or the
number of residents and workers within its service area. Service population
reasonably represents the need for fire facilities because people requesting medical
assistance generate most calls for service, rather than structure fires requiring
suppression. Hence, the demand for fire service is strongly correlated with the
distribution of residents and workers within the service area.
Table 1 shows the estimated service population for 2002 and 2025. In calculating
the service population, residents are given a weight of 1.0 and workers are weighted
at 0.24 to reflect lower per capita service usage. The 0.24 weighting for workers is
based on the amount of time workers spend in the City compared to residents.
Nonresidential buildings are typically occupied less intensively than dwelling units,
so it is reasonable to assume that average per-worker usage of services is less than
average per-resident usage.
Page 2
MuniFinancial
City of Dublin
Fire Facilities Impact Fee
Table 1: Fire Facilities Service Population
Residents
Workers
Service
Population 1
Existing (2002)
New Development (2002-2025)
Total (2025)
28,200
31,600
59,800
19,500
30,000
49,500
32,900
38.800
71,700
Service Pop. Weighting Factor
1.00
0.24
Note: Workers are weighted at 24% of residents to reflect the amount of time workers spend in the City
compared to residents.
1 Service population equals residents plus workers with each weighted by factor shown at bottom of table.
Sources: Chris Foss, City of Dublin; MuniFinancial.
Existin Clind Planned Fire Facilities 1': ,,: :.
The inventory of existing and cost of planned fire facilities provides a basis for
calculating the City's facility standard based on the total system needed to serve
existing and new development. This standard is used to determine new
development's fair share obligation to expand facilities as growth occurs. The
planning horizon is 2025 that represents substantial build out of the City of
Dublin. The facilities described here serve only the City of Dublin.
The Alameda County Fire Department currently serves the City of Dublin from
two fire stations (Stations 15 and 16). The City leases Station 15 from Alameda
County as part of a joint-use county facility. The City owns Station 16 and
associated equipment. Both stations are staffed entirely by Alameda County Fire
Department personnel. The City plans to build a new station 17 to replace station
15, and a new station 18 to maintain response times as the new areas develop. This
facility plan is shown in Table 2.
Detailed data on the Department's master facilities to serve existing and new
development are shown in Tables 3 and 4. Vehicle cost estimates shown in Table
2 include the fire fighting and emergency medical equipment needed to stock each
vehicle. Table 3 summarizes the Department's existing and partially funded
inventory of land, buildings, and vehicles and equipment as well as new facilities to
be constructed or purchased. The new facilities represent costs to be funded from
the start of the current fiscal year (FY 2002-03).
Page 3
MuniFinancial
City of Dublin
Fire Facilities Impact Fee
The existing and planned facilities summarized in these tables are designed to
prevent a decline in current service standards as discussed in the next section of this
report.
Table 2: Existing and Planned Facilities
Station
Current Use Future Use
15
Single engine company Replaced by Station 17
16
17
18
Double engine company Transfer one truck to
Station 17 and function as
a single engine company
To be built Double engine company
with medical transport
To be built Single engine company
Sources: Alameda County Fire Department staff.
MuniFinancial
Page 4
City of Dublin Fire Facilities Impact Fee
Table 3: Existing and Future Fire Equipment Inventory
Vehicle Type and Make Vehicle Equipment Total
Fire Station 16 (Existing)
1998 Pierce Quantum - Type I Engine $ 350,000 $ 110,000 $ 460,000
1984 Van Pelt - Type I Engine 350,000 110,000 460,000
2002 Ford 4X4 - Patrol 120.000 45.000 165,000
Total Fire Station 16 $ 820,000 $ 265,000 $ 1,085,000
Fire Station 17 (Existing) 1
1999 L TI - Ladder Truck $ 550,000 $ 125,000 $ 675,000
1991 Pierce - Type I Engine 350,000 110,000 460,000
1995 Fire Bann - Type III Engine 300,000 80,000 380,000
Total Fire Station 17 $1,200,000 $ 315,000 $ 1,515,000
Fire Station 18 (New)
Standard GPM Pumper $ 388,000 $ 122,000 $ 510,000
2003 Ford 4X4 - Patrol 117.000 43,000 160.000
Total Fire Station 18 $ 505,000 $ 165,000 $ 670,000
Total All Vehicles & Equipment $ 2,525,000 $ 745,000 $ 3,270,000
Note: Valuation based on current replacement value.
1 Includes truck from Station #16 that will be transferred to future Station #17.
Sources: Alameda County Fire Department staff; MuniFinancial.
Page 5
MuniFimmcial
City of Dublin
Fire Facilities Impact Fee
Table 4: Existing and Future Fire System Facilities
Amount
Unit Cost
Total Cost
ExistinQ and Funded
Fire Station 16 (Existing):
Land1 1.00 acres $ 871,200 $ 871,000
Building 1 8,815 sq.ft. 257 2,265,000
Building Contents & Equipmenf NA $ 60,000 60,000
Vehicles & Equipment NA 1,085,000 1.085,000
Subtotal Existing Facilities $ 4,281,000
Fire Station 17 (Funded as of 6/30/2002): 3
Land NA $ 654,000 $ 654,000
Building NA 322,000 322,000
Vehicles & Equipment NA 1,515,000 1.515,000
Subtotal $ 2,491,000
Fire Station 18 (Funded as of 6/30/2002): 3
Land & Building Development NA $ 308,000 $ 308.000
Subtotal $ 308,000
Total Existing $ 7,080,000
New and To Be Funded
Fire Station 17 (New): 3
Building NA $ 4,010,000 $ 4,010,000
Building Contents & Equipment NA 141,000 141,000
Subtotal $ 4,151,000
Total Station 17 $ 6,642,000
Fire Station 18 (New): 3
Land 0.75 acres NA $ 429,000
Building Development NA $ 3,496,000 3,496,000
Furnishings NA 120,000 120,000
Vehicles & Equipment NA 670,000 670,000
Subtotal $ 4,715,000
Total Station 18 $ 5,023,000
Subtotal New Facilities $ 8.866.000
Total Fire System Facilities $ 15,946,000
NA = Not available or not applicable.
1 land value for Station #16 of $20 per square foot was approximated by City of Dublin staff. Building replacement cost
per square foot based on $2.77 mil. for a 10.800 square foot station.
2 Represents additional equipment not included in building cost (radio, office equipment, telephone, etc). Value based on
current replacement value as estimated by District staff.
3 Costs for Station 17 and 18 based on updated costs from 2002-2007 Capital Improvement Program provided by Chris
Foss, City oID ublin.
Sources:Table 3; Alameda County Fire Department;A lameda County Fire Station Prototype Study, Don Dommer
Associates. February 25, 2000; AR/WS valuation report - Dublin Ranch; 2002-2007 Capital Improvement Program; City
of Dublin staff; MuniFinanciaL
MuniFinancial
Page 6
City of Dublin
Fire Facilities Impact Fee
Fire FaciliJies Standards,' ,:' ", '
The fire facilities standards used'for planning new facilities and to calculate the
impact fee are discussed in this section.
Response Time
Planning for new fire facilities typically uses a response time standard or the time
from service call to arrival of the first-response team. The Alameda County Fire
Department has a five-minute average response time standard. The Department
currently considers that it meets that standard on a citywide basis with an average
response time of five minutes or less. The planned fire facilities will enable the
Department to maintain this response time standard as growth occurs.
ISO Rating
The Insurance Services Organization (ISO) in the form of a rating provides another
standard used for planning fire facilities. The insurance industry uses ISO ratings
to assist in determining insurance premiums for building owners. The ISO rating
is based on travel distance (not travel time) to the nearest fire station, and other
factors such as water availability and communications systems. Any deterioration
in the ISO rating would have an adverse affect on property insurance rates in the
City.
Currently the Alameda County Fire Department, the agency that operates the fire
stations serving the City of Dublin, has an ISO rating of Class 2. The
Department's plans for new facilities are intended to maintain that rating as growth
occurs.
System Costs Per Capita
The impact fee is based on a system cost standard. The system cost standard
incorporates all existing and new development and public facilities designed to
serve that development. The standard equals the average per capita cost of all
facilities to serve the City's service population in 2025. Using this per capita
standard as a basis for the impact fee ensures an equitable distribution of total
system costs between existing and new development.
The City's public facilities system standard is shown in Table 5. The facility
standard before financing costs is the total system facility cost from Table 4 divided
by the total service population from Table 1. Financing for Station 17 is needed
with a loan from the City's General Fund to ensure that it is operational in time to
serve new development while maintaining the Fire Department's response time
standard. For this reason, and because Table 4 did not include financing costs for
Page 7
MuniFinancial
City of Dublin
Fire Facilities Impact Fee
existing stations, these costs are allocated solely to new development. The per
capita cost standard is shown separately for residents and workers because their
respective demand for services is weighted differently, as discussed above in the
"Fire Facilities Service Population" section of this report.
Table 5: Fire Facilities System Cost Standard
Total System Cost
2025 Service Population
Facility Standard per Capita Before Financing
Cost of Financing From General Fund'
Service Population Growth Within City (2002-2025)
Financing Costs per Capita
Facility Standard per Capita Including Financing
$ 15,946,000
71.700
$ 222.40
$ 1,079,000
38.800
27.81
$ 250.21
Cost per Resident
Cost per Worker
$
250.21
60.05
I Assumes $3.671 million borrowed from General Fund with five percent interest for 10 years.
Sources: Tables '1 and 4; MuniFinancial.
Fire Facil,ties to Accommodate New Development
The allocation of system costs to new development within the City is shown in
Table 6. The total cost of facilities associated with growth is based on the facility
standards shown in Tables 5, and represents the maximum amount that could be
funded with an impact fee.
The importance of Table 6 is the bottom line that shows the share of planned
facility costs that must come from revenue sources other than impact fees imposed
within the City. The City plans to loan $3.9 million from the General Fund to
pay for the construction of Station 17. This General Fund loan amount was
reduced $237,000, as shown in Table 6, to $3.671 million to account for existing
developments fair share of the system.
MuniFinancial
Page 8
City of Dublin
Fire Facilities Impact Fee
Table 6: New Development Fair Share
Net Contribution From Other Revenue Sources
$ 250.21
38,800
$ 9,708,000
(8,866,000)
(1 ,079,000)
$ (237,000)
Facility Standard per Capita
Service Population Growth Within City (2002-2025)
New Development Fair Share of System Costs
Cost of Planned Facilities
Cost of Financing From General Fund
Sources: Tables 1 and 5; MuniFinancial.
~Iternativ~ Fundin Sources J,' , ' I; ,
The City plans to use impact fee revenues to complete Station 17 and 18, including
land, buildings, and vehicles and equipment. The City plans to loan $3.9 million
from the General Fund to complete Station 17 to be repaid with impact fee
revenue. The City does not anticipate any alternative funding sources being
available for fire facilities.
Fee Sche~ule' l '\' p" ,; I "",, ,,:' " "
The City is enabling developers to build fire facilities and dedicate them to the
City. In this case the City will grant a credit against the fire impact fee up to the
cost of the facilities dedicated. The credit will be for only that portion of the fee
that otherwise would fund those dedicated facilities Oand, buildings, or vehicles and
equipment). Thus, if the dedicated facilities only include buildings, then the credit
will only be for that portion of the fee needed to fund buildings. To enable the
City to calculate the credit, Table 7 shows the percent of the impact fee
attributable to land, buildings, and equipment. This percentage is applied to the fee
in Table 8.
MuniFinancial
Page 9
City of Dublin
Fire Fadlities Impact Fee
Table 7: Fire Facilities Impact Cost Components
Cost Components
Capital Projects land Bldg Equipment Total
Station 17 $ - $ 4,010,000 $ 141,000 $ 4,151,000
Station 18 429,000 3.496,000 790,000 4,715,000
Total $ 429,000 $ 7,506,000 $ 931,000 $ 8,866,000
Percent of Total 5% 85% 10% 100%
Sources: Table 4; MuniFinancial.
Table 8 shows the fire facilities impact fee for new development based on the
facilities cost per capita as shown in Tables 4. Resident and employment density
assu~ptions are drawn from earlier impact fee studies completed for the City. The
fee represents the maximum justified fee to fully fund all fire facilities needed to
accommodate growth based on the facility system cost standard. Both residential
and nonresidential development would pay the fee based on the service population
for fire facilities.
Table 8: Fire Facilities Impact Fee
Cost Per Fee2
Capita Equip-
land Use Density1 (rounded) land Bldg ment Total
Residential
Single Family 3.20 $ 250 $ 39 $ 677 $ 84 $ 800
Multifamily 2.00 250 24 423 53 500
Nonresidential
Office 260 $ 60 $ 11 $ 196 $ 24 $ 231
Commercial 505 60 6 101 12 119
Industrial 590 60 5 86 11 102
1 Persons per dwelling unit for residential land uses and square feet per employee for nonresidential
land uses.
2 Per dwelling unit for residential uses and per 1,000 square feet for nonresidential land uses.
Sources: Public Facilities Fee Study, 1998 Update prepared by Hausrath Economics Group;
Tables 5 and 7; MuniFinancial.
Pro ram ;Implementation .
The fire facilities impact fee would be collected at time of building permit issuance.
To implement the fee the City should:
MuniFinancial
Page 10
City of Dublin
Fire Facilities Impact Fee
. Maintain an annual Capital Improvement Program budget to indicate
where fees are being expended to accommodate growth;
. Comply with the annual and five-year reporting requirements of
Government Code 66001 and 66006; and
. Identify appropriate inflation indexes in the fee ordinance and allow an
automatic inflation adjustment to the fee annually.
Page 11
MuniFinancial
Residential
Single Family
Multi-Family
Non-Residential
Commercial
Office
Industrial
PROPOSED FIRE FACILITY FEE
(by Land Use Type)
$800 per unit
$500 per unit
$ .119 per square foot
$.231 per square foot
$.102 per square foot
Exhibit C