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Home My WebLink AboutItem 5.2 City Fees Program Reportor 19 82 /ii � 111 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL December 15, 2015 Honorable Mayor and City Councilmembers CITY CLERK File #600 -70 Christopher L. Foss, City Manager " Informational Report on the City's Development Impact, In- ieu Fees, and Other Fee Programs, including Community Benefits Prepared by John Bakker, City Attorney and Linda Smith, Assistant City Manager EXECUTIVE SUMMARY: The City Council will receive an informational report on the City's fee programs, including the development impact fee and in -lieu programs, as well as community benefit programs. FINANCIAL IMPACT: 1101 RECOMMENDATION: Staff recommends that the City Council receive the report. DESCRIPTION: At the November 3, 2015 meeting, the City Council requested an informational overview regarding the City's development impact fees, in -lieu fees and community benefit programs. In response to the Council request, Staff has prepared the following information item in a question and answer format. As a matter of background, the City Council received an informational report specifically on the City's Public Facility Fee Program in July 2015, which is one of the fees that will be discussed broadly again as part of this report. The report contains some helpful information and has been provided as part of this overview. (Attachment 1) What are Development Impact Fees and In -Lieu Fees? A development impact fee is charged to new development in connection with approval of a development project for the purpose of defraying all or a portion of the costs of public facilities related to the development project. The legal requirements for enactment of a development impact fee program are set forth in Government Code Sections 66000 -66025 (known as the "Mitigation Fee Act "), the bulk of which were as AB 1600 in 1987 and thus are commonly referred to as "AB 1600 requirements." A development impact fee is not a tax or special assessment. By definition, a development impact fee is voluntarily as a condition of development approvals. The amount of the fee must be reasonably related to the cost of the public improvement provided by the local agency. (See Gov. Code, §§ 66001.) Impact fees are Page 1 of 6 ITEM NO. 5.2 highly regulated, requiring the City to provide documentation and make findings to justify that the amount of the fee does not exceed the amount reasonably required to offset the impacts to the public. (See for example Gov. Code, §§ 66001, subds. (a) & (g) [required findings and standards], 66005 [prohibiting the fee amount from exceeding the estimated reasonable cost of the service or facility], 66016 [requiring disclosure of documentation of costs].) Impact fees are distinct from other fees and payments made by developers, such as processing fees and fees paid pursuant to development agreements. Those fees are not subject to the requirements of the Mitigation Fee Act. Processing fees, however, may not exceed the estimated reasonable cost of providing the service for which the fee is charged. (See Gov. Code, § 66014.) An in -lieu fee is a fee pay instead of satisfying some other obligation that the City might otherwise impose. The following two examples are typical. The City's Inclusionary Zoning Regulations require residential developers to produce a certain amount of affordable units but allows developers to pay an in -lieu fee in satisfaction of the portion of the obligation. Similarly, subdividers can under certain circumstances pay a fee in lieu of dedicating park land. What Types of Fees Does by the City Collect in Conjunction with Development? The City collects a variety of fees, including impact and in -lieu fees. The following is a table of fees collected from the City's established fee programs (impact and in- lieu). In addition to the collection of these fees, the City does charge processing fees in relation to work done to support development activity in the community, as well as other fees for services. These charges are set forth in the City's Master Fee Study and the Master Fee Schedule, which was most recently approved by the City Council in 2012 (Attachment 2). Following is a more detailed summary of the major fee categories and what they fund. For illustrative purposes, Staff has attached examples of City - collected fees for three different project types: Mixed -Use Project Downtown; Retail Project in Eastern Dublin; Office Project in Eastern Dublin; and a Residential Project in Eastern Dublin. (Attachment 3) Impact Fees (Attachment 4) Traffic Impact Fees Types- 1 . Downtown Traffic Impact Fee 2. Eastern Dublin Traffic Impact Fee - Category 1 3. Eastern Dublin Traffic Impact Fee - Category 2 Traffic Impact Fees (TIFs) in Dublin include the City's entire cost for the street infrastructure necessary to serve new development through the community's buildout. Projects must pay the fee(s) based on their location and their proportionate share of their impact. Projects west of the Iron Horse Trail are included in the Downtown TIF and projects east of that site are included in the Eastern Dublin TIF, ( EDTIF) which includes two categories for payment. Category 1 fees are for roadway improvements within the geographic boundaries of the EDTIF and Category 2 fees are for improvements to areas outside of the boundary of the EDTIF but are necessary because of development within the Eastern Dublin Specific Plan area. The TIF rates vary significantly between the two TIF areas with the Downtown TIF being less expensive due to the existence of transportation infrastructure as opposed to the east, which required Page 2 of 6 substantial new infrastructure including freeway interchanges. Notably, Dublin Crossing is not part of either TIF, but the project has agreed to pay fees equivalent to the Eastern Dublin TIF as a means of mitigating its impact on the transportation system. Public Facility Fees Types: 1. Neighborhood Parks - Land 2. Community Parks - Land 3. Community Nature Parks — Land 4. Neighborhood Parks - Improvements 5. Community Parks - Improvements 6. Community Nature Parks - Imp. 7. Aquatic Center 8. Community Buildings 9. Library 10. Civic Center New development creates the need for additional community facilities such as parks, libraries, community buildings and administrative space. Facilities standards are used to ensure that the existing level of service is maintained and that development is charged based on the impact to public facilities. The Parks and Recreation Master Plan is the guiding document, adopted by the City Council, which establishes the standards for the parks and community facilities listed above. Other studies have been prepared to determine the need for library and administrative facilities. For example, in the case of parkland, the City Council has established a standard of 5 acres for every 1,000 Dublin residents. Using the Parks and Recreation Master Plan and other plans as the guide, Staff engages the work of a consultant to help determine the fair share costs associated with acquiring and /or building the types of facilities listed above. Those fair share costs are the basis of the Public Facility Fee program. Both the Parks and Recreation Master Plan and the Public Facility Fee were updated in 2015 and were adopted by the City Council earlier this year. Staff plans to conduct a review of these documents again in the next few years, unless there is a compelling reason to revisit them sooner. An example of that may be decisions relating to the relocation or renovation of Police Services from the Civic Center to the Public Safety Complex and the possible re -use of the Police Wing of the Civic Center for cultural arts, which would impact the expenditures assumed in the current fee program. Fire Facilities Fee This fee was created in 1997 and establishes a mechanism to cover the cost associated with the construction of fire stations needed to serve new populations. Fire Stations 17 and 18 were needed prior to the populations they served, so funds were borrowed from the General Fund to cover these expenses and the City has been collecting the fee from development to reimburse the General Fund. Eastern Dublin Noise Mitigation Fee This fee funds noise mitigation measures to mitigate the impacts of Eastern Dublin development on existing development in Dublin. Those impacts arise primarily from roadway noise created by vehicle trips associated with new development. Page 3 of 6 Non - residential Affordable Housing Fee (Linkage Fee) This fee, established in 2005, implements the goals and objectives of the Housing Element of the City's General Plan by mitigating the impacts of nonresidential development on the affordability of housing within the City. In -lieu Fees (Attachment 4 Inclusionary Zoning /Affordable Housing (In -Lieu) Fee The City adopted an ordinance in 2003 which establishes that 12.5% of all new in projects over 20 units (15% within the Eastern Dublin Transit Center area) be considered affordable at the very low, low and moderate income levels. The ordinance required that 7.5% of the units must be built, and that development could pay an in -lieu fee for 5% of the units. The current in -lieu fee is $130,276 per unit. The ordinance also provides that development has the option /right to provide a fee in -lieu of constructing a portion or all of the units within the project. The inclusionary zoning /affordable housing in -lieu fee is updated annually based on a market assessment formula. nthior FPP_,z Eastern Dublin Freeway Interchange Fee The fee is established for new development projects within the Eastern Dublin Area to reimburse City of Pleasanton for the costs of constructing improvements to the interchanges on Interstate 580 that benefit developments in both Pleasanton and new development projects in Eastern Dublin. Tri- Valley Transportation Development Fee This fee is collected by the City but imposed by the counties of Alameda and Contra Costa, cities in the Tri - Valley as part of the Tri - Valley Transportation Commission. The fee supports regional transportation improvements that are necessitated by development in the five -city Tri - Valley region. Are there other fees charged to development by the City? As earlier mentioned, the City Council has an established a Master Fee Schedule based on the Master Fee Study updated in 2012 which establishes all types of fees, including processing fees associated with development and all of the services that are provided by planning, building and engineering services. The Fee Schedule, updated annually, primarily adjusted by the Consumer Price Index, establishes the overhead rate and the billing rates charged for those processing and implementing development projects. It is commonly referred to as charges on a "time and materials" basis. In addition, the City has established fees for permitting of certain planning, building and engineering services such as use permits, building permits, plan check services, just to name a few. Are there other fees charged for development which are not collected by the City? Yes. There are impact fees charged by Dublin Unified School District, Zone 7, and the Dublin San Ramon Services District. These fees are also subject to various legal requirements and must be adopted by those respective boards. The attached examples detail the fee estimate by some recent development projects for illustrative purposes. (Attachment 5) Page 4 of 6 What is a community benefit payment? Community benefit payment is a term used by the City to reference contributions made by developers other than impact fees or processing fees. Most typically, they serve as consideration given the City in exchange for vested rights provided development agreements. They are also provided to the City in exchange for development rights under the Downtown Dublin Development Pool. Until just a few years ago, the City required development agreements in the Eastern Dublin Specific Plan area and offered a five year vesting period, and it was unable to demand any significant consideration in exchange. This aspect of the Specific Plan was amended by the City Council (Attachment 6) so development agreements are no longer required in Eastern Dublin. More recent development agreements have therefore included some consideration in exchange for the vested rights. Unlike impact fees, the use to which the City may put such community benefit is not restricted, unless the agreement places restrictions on it. How is the amount of a community benefit determined? Community benefit payments with respect to development agreements are determined on a case by case basis. In the past, Staff has negotiated community benefit payments and other consideration for vested rights with developers and presented the negotiated agreements to the City Council for approval. Ultimately, the City Council decides whether the consideration for the vested rights is adequate. The negotiated amounts are highly dependent on the rights being sought and other factors (size of project, term of vested rights, market factors). Within the Downtown Dublin Specific Plan, there are specific rules in which a community benefit (not necessarily in payment form) applies. The DDSP established the creation of a Downtown Development Pool, which contains new residential units and non - residential square footage above a certain floor area ratio. Developers interested in sites in the Downtown would need to pull units or square feet out of the Pool, and in exchange for the distribution from the Development Pool, provide a community benefit to the City. These "benefits" can be wide ranging and can include payment to the City for the benefit of the Downtown, assisting the City Council in meeting one of its stated Strategic Goals within the Downtown, or constructing infrastructure improvements in the Downtown beyond what would typically be required by the developer. The determination of whether to accept a payment, achieve a goal or construct improvements is typically negotiated between Staff and the developer and presented to the City Council for approval. The DDSP indicates that "So far as possible, the City shall uniformly apply the community benefits requirement such that the community benefits required are proportionate to the amount of density obtained and the time period that it is made available to the project." (p. 122.) Currently, there are three projects that are subject to the community benefit payment rules established under the DDSP. The community benefit provided by the BayWest project (313 units and 17,000 sf) at the corner of Dublin Blvd. and Golden Gate Dr. was the sale of a 1.3 acre parcel to an affordable developer (nominal fee - $100) for the purposes of constructing a Veteran's Housing project in the Downtown, a stated strategic goal of the City Council. In the case of Avesta, a 40 -unit senior housing project and skilled care facility, Staff is recommending the collection of a payment to put towards future Downtown needs. This community benefit agreement has yet to be finalized by the City Council. Most recently, the City Council adopted a community benefit agreement with Trumark Homes that provides up to $1 million contribution that will take the form of either installation of storm drain facilities that benefit the Downtown or a payment to the Downtown Fund. Trumark would get credit for the improvement completed and would be required to provide the difference in cash into a Downtown Fund. Page 5 of 6 Because community benefit payments are not ongoing revenue, Staff recommends that they not be used for operational purposes. Past community benefit payment examples include $1.8 million from Lennar Homes, developer of the Iron Gate project, which will be used for enhancements to the second phase of Fallon Sports Park. The Jordan Ranch project included funding to assist the Tri- Valley YMCA established its regional presence in Dublin and services to residents in the community. The recent amendments to the Jordan Ranch project included an additional community benefit, valued at $1.6 million, which will be used for the construction of the Jordan Ranch Neighborhood Park by the Developer. Staff has attached a list of the community benefit payments made since 2008. (Attachment 7) What discretion does the City Council (or Staff) have to increase or decrease any of these fees? Theoretically, the City Council could decrease fees below the amount impact caused by development or choose not to collect such fees at all. This would have the impact of imposing additional direct or indirect costs on the General Fund and /or the community. In other words, the level of service in community services would be degraded unless the City's General Fund were used to pay for upgrades to facilities. In practice, though, the City's various environmental impact reports prepared for development relied upon development impact fee programs to mitigate the impacts of projects. If those programs were repealed or the recovery from them substantially reduced, it would result in impacts not being mitigated. NOTICING REQUIREMENTS /PUBLIC OUTREACH: Not applicable. ATTACHMENTS: 1. City Council Staff Report on Public Facility Fees, dated July 2015 2. Master Fee Schedule 3. City Fee Estimates — Mixed Use Project (Downtown); Retail Project (Eastern Dublin); Office Project (Eastern Dublin); and Residential Project (Eastern Dublin) 4. Impact Fees 2015 -2016, Updated October 15, 2015 5. Dublin San Ramon Services District Fee Estimate 6. City Council Staff Report on Development Agreements in Eastern Dublin Specific Plan (2012) 7. Community Benefit Payments Received Since 2008 Page 6 of 6 or r�(r DATE: TO: FROM: STAFF REPORT CITY COUNCIL July 21, 2015 Honorable Mayor and City Councilmembers Christopher L. Foss, City Manager ' .f SUBJECT: Public Facility Fee Program Overview Prepared by Roger Bradley, Assistant to the City Manager and Paul McCreary, Parks and Community Services Director CITY CLERK File #600 -70 EXECUTIVE SUMMARY: The City Council will receive an informational report on the City's Public Facility Fee program. FINANCIAL IMPACT: None. RECOMMENDATION: Staff recommends the City Council receive the report and direct Staff to prepare a policy for reimbursement for General Fund loans to the Public Facilities Fee Program. Reviewed By Assistant City Manager DESCRIPTION: The City Council has received requests from the public to provide an informational overview of the City's Public Facilities Fee (PFF) Program. In response, the City Council asked Staff to make a presentation at a future City Council Meeting regarding the PFF. Staff has prepared an informational report to help answer questions about the impact fee program, such as what the program is designed to accomplish, how fees are collected, what expenses are eligible, as well as provide a discussion of the current fund balance and project priorities. In addition, Staff is seeking direction from the City Council on the development of a policy to ensure the General Fund is reimbursed for any loans made to the program. With the anticipated projects approved in the Capital Improvement Program (CIP), the City Council has authorized borrowing from the General Fund in order to construct facilities included in the PFF Program. Page 1 of 5 ITEM NO. 5.1 What is a Public Facility Fee Program? The Public Facility Fee is one of the City's development impact fees. Development impact fees are fees charged to developers for the purpose of paying all or a portion of the cost of public facilities needed to serve future residents of the development project. Development impact fees are subject to strict requirements. If a development impact fee does not relate to the impact created by development or exceeds the reasonable cost of providing the public facility, then the fee may be declared a special tax and would then be subject to a two- thirds voter approval. In addition, the revenues generated from a development impact fee may only be used for the purpose for which they were collected. In the case of the Public Facilities Fee, this means that the revenues can only be used to fund the proposed public facilities that were used to justify the fee. In 1996, the City of Dublin adopted a Public Facilities Impact Fee program as one means of paying for infrastructure needs due to new development. As part of the program adoption, the City developed a comprehensive public facilities financing plan for public improvements that are necessary through buildout. The objective is to ensure that adequate public facilities will be available to meet the projected needs of the City as it grows and to further ensure that the facilities planned are consistent with the adopted General Plan. It is important to note that the Public Facility Fee is only used for the acquisition or construction of facilities, any maintenance or operational costs associated with such facilities must be borne by other sources of funding, such as the General Fund. Therefore, prior to building new facilities funded by the PFF, the City needs to have a sufficient amount of development to generate the property taxes needed to help fund ongoing operations and maintenance. What Development impact Fees Does the City Collect from New Development? The City can collect impact fees can to fund many types of public facilities. The State law defines public facilities (Government Code section 66000(d )} fairly broadly. For example, public facilities can include public improvements such as fire stations, libraries, sewer plants, traffic improvements, and city administrative buildings, but does not include schools. The City of Dublin collects various impact fees including the Public Facility Fee, Fire Impact Fee, Eastern Dublin Traffic Impact Fee, Downtown Traffic Impact Fee, Tri- Valley Transportation Development Fee, Freeway Interchange Fee, Noise Mitigation Fee, Affordable Housing In -lieu Fee (residential & nonresidential) and Dublin Ranch West & East Side Storm Drain Benefit Districts. This report focuses solely on the City's PFF Program, which collects fees from new development to build parks, recreational, and administrative facilities within the City of Dublin. Currently, the PFF funds five facility types: Parks, Civic Center, Library, Community Buildings, and Aquatics. The parks category is further broken down into four components, with two additional components being proposed as part of the Public Facility Fee Program Update, which the City Council will consider under another agenda item at a separate time. The park fee categories are as follows: Neighborhood Parkland Acquisition Fee, Neighborhood Park Improvement Fee, Community Parkland Acquisition Fee, Community Park Improvement Fee, Natural Community Parkland Acquisition Fee (new), and Natural Community Park Improvement Fee (new). Various studies and plans provide standards for the amount or size of the facilities the City needs to have available to provide adequate services to the population within the community. For example, the Parks and Recreation Master Plan established a standard that for every 1,000 residents, the City will provide five -acres of parkland to provide sufficient recreational and cultural opportunities. As a result, for every new residential unit built within the City the increase in population from that new residential unit has an impact on the City's ability to provide Page 2 of 5 adequate facilities. To mitigate the cumulative impact, the City is justified in charging a public facilities fee so that the new development, both residential and commercial, bears its fair share of the increase in service demands on its facilities. Without this fee, existing Dublin residents would be left to bear the cost of a development's impact otherwise the community's facilities would be overburdened by the expanded population if existing facilities were not expanded. What are Eligible Expenditures? As indicated above, different fee categories have been established to mitigate the impact of new development on the City's public facilities. The City can use the fees to design and construct the facilities identified in the program. This includes construction costs, as well as soft -costs such as staff time for project management, contract services for design, engineering, testing, etc., furnishings, fixtures and equipment; as well as miscellaneous costs such as printing, legal noticing, etc. What Has the Program Funded? Since the adoption of the Public Facilities Fee Program in 1996, the City has acquired 175 -acres of parkland, improved 118 -acres of parks, built the Senior Center, Library, Shannon Community Center, and began construction on the Emerald Glen Recreation and Aquatic Complex. Fund Balance and Project Priorities Funds received under the Public Facility Fee program must be segregated from the General Fund and used solely for the purposes of acquiring and developing new parks and public facilities. When a developer remits PFF fees to the City, the fees are deposited to the Public Facilities Fee Fund, for which the balance is reported in the City's Comprehensive Annual Financial Report. While the fees collected are held in this one fund, within the City's accounting system, Staff tracks the receipts and expenditures of fees by fee category (Library, Civic, Neighborhood Park, Community Park, Community Buildings, etc.). This ensures at build -out the City can account for how the fees were spent on the intended facilities. Since the City receives PFF revenues as development occurs, the PFF cash flow constrains the timeline for constructing facilities funded by the PFF. In some cases —as is detailed below —this has led to the City making loans from the General Fund to the PFF in order to expedite projects that would have otherwise been deferred until adequate PFF funds were collected. Additionally since the PFF is one fund, or pot of money, the nature of the program is such that funds being tracked in one fee category (i.e. parkland acquisition) are available to fund improvements in another category (i.e. community buildings) which is necessary to allow projects to be built throughout the life of the program, rather than at the latter part when the City has approached build -out. If the City waited until adequate funds were collected within each project's category before pursuing projects in that category, it would significantly delay the City's ability to construct many of the amenities that the Program is designed to fund. The City has used this process since the program's inception in order to timely deliver PFF projects. The larger facilities, such as the Library and the Senior Center, have been the most reliant on this mechanism, because, otherwise, residents would have had to wait until build -out occurs before the City would have collected the needed facility fees in that category. For example, in 2000, the City needed a new Library because the existing Library was too small to serve the needs of the community. The City had only begun collecting the PFF in 1998, and, therefore, there was insufficient funding in the library category of the PFF to fund the entire project. However, the sum of all the PFF fees from the various categories in the fund was sufficient to move forward with design and construction (including a $2.0 million gift from the Lin Page 3 of 5 Family). The library project expenditures were tracked in the accounting system and charged against the library fee (not to the other categories). As a result, the costs of the Library have been accurately accounted for in the PFF fund and the library category has been at a deficit balance ever since. As of June 30, 2614, the category had a negative balance of $1.8 million. At the build -out of Dublin, there will be no deficit in that category due to the payment of future PFF fees. The City Council made a similar policy decision when it authorized the Emerald Glen Recreation and Aquatics Complex (EGRAC) and development of the remainder of Emerald Glen Park. At the time, the Public Facilities Fund balance was $29.3 million. This amount included approximately $16.1 million within the project's categories: community park improvements, community buildings, and aquatics. This amount was $13.2 million less than the EGRAC project budget. Therefore, the City needed to use the additional PFF funds from other categories to pursue the project, with a significant portion coming from the neighborhood parks category. This decision was justified by the fact that, at the time, the City was exceeding its park acreage standard in this category and the community need for the aquatics facility (the existing Swim Center is over 40 years old and the water space it provides is insufficient for a community of Dublin's size). Why is the General Fund Making a Loan to the PFF? Project priorities are set by the City Council and are adopted as part of the City's Capital Improvement Program (CIP) on an annual basis at a noticed Public Hearing. The CIP includes projects that Staff recommends for funding and shows the timeline for when certain portions of a project will proceed. Staff recommends certain PFF projects based on the standards outlined within the Parks and Recreation Master Plan (MP) and available PFF funding. Importantly, it is a funding program that is designed to be self- sustaining and separate from the City's other sources of revenue. As reported to the City Council on February 3, 2015, Staff anticipates the total cost of all the projects identified in the current five -year CIP will exceed the PFF fund balance and fees collected. A loan upward of $6.0 million from the General Fund to the PFF will be necessary in order to keep the projects funded in the CIP moving forward. At the June 16, 2015 City Council meeting, the City Council approved the $6.0 million General Fund Reserve to cover that loan, if and when it is necessary. While the PFF program has been established to cover the costs of the impacts related to new development at build -out, cities can loan General Fund monies to advance the timeline to develop facilities. While it would not be prudent to loan large sums of money to the PFF, moderate loans that can be re -paid by development on the near horizon are justifiable because existing residents receive an incidental benefit from the new public improvements. As the City has committed to provide loans to the program from the General Fund to accelerate the development of certain projects, Staff believes it is prudent for the City to develop a reimbursement policy to ensure that the revenue that has been loaned to the program is returned to the General Fund in a responsible manner. Therefore, Staff is seeking direction from the City Council on the development of this policy and will bring back a recommended policy to the City Council at a future meeting for consideration and possible adoption. How is a Loan Different than a "Gift "? It should be noted that, in addition to the anticipated loan, the City Council has committed to allocating $4.8 million as a "gift" from the General Fund to two PFF projects to pay for Page 4 of 5 enhancements to the EGRAC ($3.0 million towards the natatorium) and Fallon Sports Park ($1.8 million toward synthetic turf and field lighting for the soccer fields) that were not anticipated in the PFF program. These contributions were characterized as "gifts" or "grants" because they paid for enhancements to projects in the PFF and, therefore, would not be eligible for repayment from the PFF in the future. NOTICING REQUIREMENTS/PUBLIC OUTREACH: None. ATTACHMENTS: None. Page 5 of 5 a Co x W l0 Ln O N W J W U N W W LL cc W N a 2 O N N a N O N aJ 0 M O N aJ 0 aJ NO m Z L V J a Co � A f� L LL O aJ N r 3 u a cu Ln V o N O N W N aJ \ aJ n LL NO L 3 Vf L O +' M aJ W a! LL I. 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ESTIMATE ONLY-PROPOSED FEES EFFECTIVE OCTOBER 2015 PRO FORMA-NOT FOR PAYMENT PURPOSES THIS ESTIMATE IS PRELIMINARY AS THERE.IS NO BUILDING PERMIT OR SPECIFIC PROJECT PENDING. PROJECTED FEES ARE AN INDICATION BASED ON FEES EFFECTIVE OCTOBER 2015 AND ASSUMPTIONS WHICH MAY DIFFER AT THE TIME OF THE FINAL APPROVAL. DATE: August 17,2015 INVOICE NUMBER: Estimate PROJECT: RESIDENTIAL PROJECT #OF UNITS: 313 IMPACT FEES FEE PER UNIT TOTAL FEES Improvements,Community Parks 5,251.00 1,643.563.00 2 Community Buildings 3,433.00 1,074,529.00 2 Libraries 977.00 305,801.00 2 Civic Center 892.00 279,196.00 2 Improvements,Neighborhood Parks 1,254.00 392,502.00 2 Aquatic Center 496.00 155,248.00 2 Improvements,Community Naturz Parks 1,212.00 379,356.00 2 Traffic Impact Fees 1,568.00 490,784.00 Tri-Valley Transportation Development Fee 2,107.50 659,647.50 Fire Impact Fees 544.00 170.272.00 SUB-TOTAL IMPACT FEES 5,550,898.50 IN-LIEU FEES Community Parks,Land 7,378.00 2,309,314.00 2 Neighborhood Parks,Land 3,113.00 974,369.00 2 Community Nature Parks,Land 438.00 137,094.00 2 Affordable Housing In Lieu Fees I30,276.00 s Public Arts In-lieu Fees SUB-TOTAL IN-LIEU FEES S3,420,777.00 TOTAL ESTIMATED IMPACT FEES&IN-LIEU FEES 58,971,675.50 ` I l'he fees estimated above are based upon 313 High-Density residential units located on Dublin Boulevard at Golden Gate Drive. Total acreage for the project is 4.97 acres. 2 Fee rates are based on new Public Facilities Fee effective October 15,2015 3 Affordable Housing In-Lieu Fee: Developers of projects with 20 units or more,subject to Dublin Municipal Code 8.68.030A shall construct 12.5%of the total timber of dwelling units within the development as affordable units. Upon request of the applicant,the City Council shall pemiit the applicant to pay a fee in lieu of constructing up to 40°%o of the affordable units that the developer would otherwise he required to construct Page 1 of 2 � cat, k ADMINISTRATIVE SERVICES DEPARTMENT 100 CIVIC PLAZA 1 �GiV �� DUBLIN CA 94568 � /�/ TELEPHONE:(925)833-6640 FAX:(925)833-8741 ESTIMATE ONLY-PROPOSED FEES EFFECTIVE OCTOBER 2015 PRO FORMA-NOT FOR PAYMENT PURPOSES THIS ESTIMATE IS PRELIMINARY AS THERE IS NO BUILDING PERMIT OR SPECIFIC PROJECT PENDING. PROJECTED FEES ARE AN INDICATION BASED ON FEES EFFECTIVE OCTOBER 2015 AND ASSUMPTIONS WHICH MAY DIFFER AT THE TIME OF THE FINAL APPROVAL. DATE: August 17,2015 INVOICE NUMBER: Estimate PROJECT: RESIDENTIAL PROJECT #OF UNITS: 313 313 Project Units x 12.5°%o affordable requirement=39 units project affordable obligation. Forty percent of obligation may be met with In-Lieu Fees:39 Unit Obligation x 40%= 16 units( $130,276/unit. Remaining 23 units must be constructed with project. If additional units are constructed with project fee will be less. Actual final terms as an affordable housing project may differ. The estimated Affordable Housing In-Lieu Fee is$2,084,416 has not been included in the above Total Estimated Impact&In Lieu Fees because the proposal for the Veterans Assisted Living with Eden Housing would fulfill the obligation. 4 This estimate does not include Public Arts In-lieu Fees which would result from the Developer opting to make a monetary contribution in lieu of providing public art. Public art in-lieu contribution must he equal to five-tenths percent(0.5%)of the project's building valuation(exclusive of land)for all new residential development projects in excess of 20 residential units. 5 The fees listed above do not include water and sewer impact fees and drainage fees assessed by DSRSD and Zone 7,or School Fees assessed by the Dublin Unified School District. Please contact these agencies to obtain estimates of these fees. It also does not include any Building Permit Fees to be charged by the City. Page 2 of 2 ,��?f INf�� ADMINISTRATIVE SERVICES DEPARTMENT 100 CIVIC PLAZA ill, 1 \\1} 101 ■••• * 62. DUBLIN CA 94568 \`tV � TELEPHONE:(925)833-6640 FAX:(925)833-8741 l(t)# ESTIMATE ONLY-FEES EFFECTIVE 7/1/2015 PRO FORMA-NOT FOR PAYMENT PURPOSES THIS ESTIMATE IS PRELIMINARY AS THERE IS NO BUILDING PERMIT OR SPECIFIC PROJECT PENDING, PROJECTED FEES ARE AN INDICATION BASED ON FEES EFFECTIVE 7/1/2015 AND ASSUMPTIONS WHICH MAY D11.1-hR AT THE TIME OF THE FINAL APPROVAL. DATE: August 17,2015 INVOICE NUMBER: Estimate PROJECT: IMPACT FEES FEE RATE TOTAL FEES Land,Community Parks $1,969.00 $1,772,100.00 Community Parks,Improvements 767.00 690,300.00 Community Buildings 112.00 100,800.00 Libraries 215.00 193,500.00 Civic Center 65.00 58,500.00 Aquatic Center 17.00 15,300.00 Freeway Interchange Fee(Componet 1-Base) 21.46 695,304.00 Freeway Interchange Fee(Componet 2-Esc) 11.98 388,152.00 Traffic Impact Fees-Category 1 718.00 23,263,200.00 2 Traffic Impact Fees-Category 2 194.00 6,285,600.00 2 Tri-Valley Transportation Development Fee 3.41 3,069,000.00 Fire Impact Fees 0.131 117,900.00 2 Noise Mitigation Fee 23.71 21,339.00 Nonresidential Affordable Housing Impact Fee 1.02 918,000.00 SUB-TOTAL IMPACT FEES $37,588,995.00 IN-LIEU FEES Public Arts In-lieu Fees s SUB-TOTAL IN-LIEU FEES $0.00 TOTAL IMPACT FEES&IN-LIEU FEES $37,588,995.00 Notes: 1 The fee estimate is based on a 900,000 square foot Medical-Dental Office Building located in Eastern Dublin with a trip rate of 36.13 trips per 1,000 square feet. 2 Should Developer acquire rights to use Fee Credits(requires executed transfer agreement from Developer holding Credits). Terms of any transfer transactions between Developers are determined by the private parties;the City of Dublin is not a party to the terms of such transactions. However,use of Credits and recording the ownership of the credits are regulated by City Policy. The following are maximum credits allowed for the project: -Traffic Impact Fee Category 1:89% -Traffic Impact Fee Category 2:75% -Fire Impact Fee: 100% 3 This estimate does not include Public Arts In-lieu Fees.The developer of a non-residential development project of more than 50,000 square feet may make a monetary contribution to the City equal to five-tenths percent(0.5%)of the development project's building valuation(exclusive of land). 4 The fees listed above do not include water and sewer impact fees and drainage fees assessed by Dublin San Ramon Services District and Zone 7,or School Fees assessed by the Dublin Unified School District.Please contact these agencies to obtain estimates of these fees. It also does not include any Building Permit Fees to be charged by the City. Review by: Date: Page 1 of 1 L��~OF/)/46 ADMINISTRATIVE SERVICES DEPARTMENT Ni�� 100 CIVIC PLAZA ' ",.— _�82 DUBLIN CA 94568 t, TELEPHONE:(925)833-6640 FAX: (925)833-8741 irot/ ESTIMATE ONLY-PROPOSED FEES EFFECTIVE OCTOBER 2015 PRO FORMA-NOT FOR PAYMENT PURPOSES THIS ESTIMATE IS PRELIMINARY AS THERE IS NO BUILDING PERMIT OR SPECIFIC PROJECT PENDING. PROJECTED FEES ARE AN INDICATION BASED ON FEES EFFECTIVE OCTOBER 2015 AND ASSUMPTIONS WHICH MAY DIFFER AT THE TIME OF THE FINAL APPROVAL. DATE: August 10,2015 PROJECT: #OF UNITS 54 IMPACT FEES FEE PER UNIT TOTAL FEES Community Parks,Improvements 5,251.00 283,554.00 Community Buildings 3,433.00 185,382.00 Libraries 977.00 52,758.00 Civic Center 892.00 48,168.00 Improvements,Neighborhood Parks 1,254,00 67,716.00 Aquatic Center 496.00 26,784.00 Improvements,Community Nature Parks 1,212.00 65,448.00 Freeway Interchange Fee(Component 1-Base) 214.60 11,588.40 Freeway Interchange Fee(Component 2-Esc) 120.76 6,521.04 Traffic Impact Fees-Category 1 7,521.00 406,134.00 2 Traffic Impact Fees-Category 2 1,936.00 104,544.00 2 Traffic Impact Fees-Category 2(Bart) 790.00 42,660.00 Tri-Valley Transportation Development Fee 3,059.50 165,213.00 Fire Impact Fees 544.00 29,376.00 2 Noise Mitigation Fees 4.74 255.96 SUB-TOTAL IMPACT FEES $1,496,102.40 IN-LIEU FEES Community Parks,Land 7,378.00 398,412.00 Neighborhood Parks,Land 3,113.00 168,102.00 4 Community Nature Parks,Land 438.00 23,652.00 Affordable Housing In-lieu Fees 130,276.00 6 Public Arts In-lieu Fees SUB-TOTAL IN-LIEU FEES $590,166.00 TOTAL ESTIMATED IMPACT FEES&IN-LIEU FEES $2,086,268.40 Note: 1 The fees listed above are based on 54 Medium density(6.1 to 14.0 units per acre)single family homes located in Eastern Dublin. Estimate is based on impact fees adjusted on July 1,2015 and new Public Facilities Fee effective October 15,2015. 2 Should Developer acquire rights to use Fee Credits(requires executed transfer agreement from Developer holding Credits). Terms of any transfer transactions between Developers are determined by the private parties;the City of Dublin is not a party to the terms of such transactions. However,use of Credits and recording the ownership of the credits are regulated by City Policy. The following are maximum credit allow for the project: -Traffic Impact Fee Category 1=89% Page I of 2 OF/-3//4,. ADMINISTRATIVE SERVICES DEPARTMENT qc ;` 100 CIVIC PLAZA ;,; /� DUBLIN CA 94568 v TELEPHONE:(925)833-6640 FAX:(925)833-8741 ESTIMATE ONLY-PROPOSED FEES EFFECTIVE OCTOBER 2015 PRO FORMA-NOT FOR PAYMENT PURPOSES THIS ESTIMATE IS PRELIMINARY AS THERE IS NO BUILDING PERMIT OR SPECIFIC PROJECT PENDING. PROJECTED FEES ARE AN INDICATION BASED ON FEES EFFECTIVE OCTOBER 2015 AND ASSUMPTIONS WHICH MAY DIFFER AT THE TIME OF THE FINAL APPROVAL. DATE: August 10,2015 PROJECT: #OF UNITS 54 -Traffic Impact Fee Category 2=75% -Fire Impact Fee=100% 3 Community Park Land In-lieu Fee:parkland dedication requirement of 0.0081 acres per unit or In-lieu fee of$7,378 per unit. Community Parkland Dedication requirement can be met with the transfer of parkland credit from developers with available credits. 4 Neighborhood Park Land In-lieu Fee:parkland dedication requirement of 0.0046 acres per unit or In-lieu fee of $3,113 per unit. Neighborhood Parkland Dedication requirement can be met with the transfer of parkland credit from developers with available credits. 5 Community Nature Park Land In-lieu Fee:parkland dedication requirement of 0.0008 acres per unit or In-lieu fee of $438 per unit. Community Nature Parkland requirement can be met with the transfer of parkland credit from developers with available credits. 6 Affordable Housing In-Lieu Fee:Developers of projects subject to Dublin Municipal Code 8.68.030A shall construct 12.5%of the total number of dwelling units within the development as affordable units. Upon request of the applicant,the City Council shall permit the applicant to pay a fee in lieu of constructing up to 40%of the affordable units that the developer would otherwise be required to construct 54 Project Units x 12,5%affordable requirement=7 units project affordable obligation. Forty percent of obligation may be met with In-Lieu Fees:7 Unit Obligation x 40%=3 units @$130,276lunit. Remaining 4 units must be constructed with project. If additional units are constructed with project fee will be less. Actual final terms as an affordable housing project may differ. The estimated Affordable Housing In-Lieu Fee of$390,828 has not been included in the above Total Estimated Impact&In Lieu Fees. 7 This estimate does not include Public Arts In-lieu Fees which would result from the Developer opting to make a monetary contribution in lieu of providing public art. Public art in-lieu contribution must be equal to five-tenths percent(0.5%)of the project's building valuation(exclusive of land). 8 The fees listed above do not include water and sewer impact fees and drainage fees assessed by DSRSD and Zone 7, or School Fees assessed by the Dublin Unified School District. Please contact these agencies to obtain estimates of these fees. It also does not include any Building Permit Fees to be charged by the City. Page 2 of 2 OF rata CITY OF DUBLIN �_. 82 FISCAL YEAR 2015 -16 IMPACT FEES Effective October 15, 2015 Neighborhood Parks, Land Neighborhood Parks, Improvements Community Parks, Land Community Parks, Improvements Community Nature Parks, Land Community Nature Parks, Improvements Community Buildings Aquatic Center Civic Center Library TOTAL PUBLIC FACILITY FEE $3,113 Single Family Multi - Family 1,254 1,254 (6.0 Units per (6.1 Units per Second Citywide acre or less acre or more Units Neighborhood Parks, Land Neighborhood Parks, Improvements Community Parks, Land Community Parks, Improvements Community Nature Parks, Land Community Nature Parks, Improvements Community Buildings Aquatic Center Civic Center Library TOTAL PUBLIC FACILITY FEE $3,113 $3,113 $3,113 1,254 1,254 1,254 7,378 7,378 7,378 5,251 5,251 5,251 438 438 438 1,212 1,212 1,212 3,433 3,433 3,433 496 496 496 892 892 892 977 977 977 $24,444 $24,444 $24,444 Citywide Commercial Multi - Family Office Industrial Community Parks, Land $1,463 $1,966 $729 Community Parks, Improvements 1,042 1,401 519 Community Nature Parks, Land 87 117 43 Community Nature Parks, Improvements 240 322 119 Community Buildings 148 199 74 Aquatic Center 21 28 10 Civic Center 237 319 118 Library 212 285 105 TOTAL PUBLIC FACILITY FEES') $3,450 $4,637 $1,717 (1) Fee is based on Land -Use Type per 1,000 square feet. Per Dwelling Unit $870 $544 $544 NON - RESIDENTIAL I Single Family Multi - Family Industrial Land -Use Type (Per square foot) (6.0 Units per (6.1 Units per Second RESIDENTIAL acre or less) acre or more) Units Per Dwelling Unit $870 $544 $544 NON - RESIDENTIAL I Commercial Office Industrial Land -Use Type (Per square foot) $0.131 $0.254 $0.112 Page 2 of 5 EDTIF Cat. 1 Sub -Total EDTIF 1 EDTIF Cat. 2 EDTIF Cat. 2 (BART Garage) Sub -Total EDTIF 2 TOTAL EASTERN DUBLIN TIF $7,521 $7,521 $5,265 Medium $4,513 $7,521 $1,936 790 $7,521 $1,936 790 Low Medium High High $2,726 $10,247 OUTSIDE (0 -6 (6.1 -14 (14.1 -25 (25.1+ Second TRANSIT CENTER units /acre) units /acre) units /acre) units /acre) Units EDTIF Cat. 1 Sub -Total EDTIF 1 EDTIF Cat. 2 EDTIF Cat. 2 (BART Garage) Sub -Total EDTIF 2 TOTAL EASTERN DUBLIN TIF $7,521 $7,521 $5,265 $4,513 $4,513 $7,521 $1,936 790 $7,521 $1,936 790 $5,265 $1,356 553 $4,513 $1,161 474 $4,513 $1,161 474 $2,726 $10,247 $2,726 $10,247 $1,909 $7,174 $1,635 $6,148 $1,635 $6,148 (14.1 -25 (25.1+ Second TRANSIT CENTER units /acre) EDTIF Cat. 1 $7,521 $7,521 $5,265 $3,434 $3,434 Sub -Total EDTIF 1 $7,521 $7,521 $5,265 $3,434 $3,434 EDTIF Cat. 2 $1,936 $1,936 $1,356 Medium $871 Sub -Total EDTIF 2 $1,936 $1,936 Low Medium High High $9,457 INSIDE (0 -6 (6.1 -14 (14.1 -25 (25.1+ Second TRANSIT CENTER units /acre) units /acre) units /acre) units /acre) Units EDTIF Cat. 1 $7,521 $7,521 $5,265 $3,434 $3,434 Sub -Total EDTIF 1 $7,521 $7,521 $5,265 $3,434 $3,434 EDTIF Cat. 2 $1,936 $1,936 $1,356 $871 $871 Sub -Total EDTIF 2 $1,936 $1,936 $1,356 $871 $871 TOTAL EASTERN DUBLIN TIF $9,457 $9,457 $6,621 $4,305 $4,305 NON - RESIDENTIAL* Commercial Office Industrial EDTIF Cat. 1 (Per 1,000 sf) $718 $718 $718 EDTIF Cat. 2 (Per 1,000 sf) 194 194 194 TOTAL EASTERN DUBLIN TIF $912 $912 $912 *Total fee calculation is based on traffic density of Land -Use Type Page 3 of 5 Per Unit $2,615 $2,615 $1,832 $1,568 $1,568 NON - RESIDENTIAL Commercial Office Industrial Land -Use Type (Per 1,000 sf) $261 $261 $261 Low Medium Medium High High (Detached for (Bldgs. With multiple (0 -6 (6.1 -14 (14.1 -25 (25.1+ Second RESIDENTIAL units /acre) units /acre) units /acre) units /acre) Units Per Unit $2,615 $2,615 $1,832 $1,568 $1,568 NON - RESIDENTIAL Commercial Office Industrial Land -Use Type (Per 1,000 sf) $261 $261 $261 PER UNIT $3,059.50 $2,107.50 Exempt Single Family Multi- Family Affordable Other (Detached for (Bldgs. With multiple (0 -6 (6.1 -14 occupation by one dwelling units on the Housing RESIDENTIAL family) same parcel) Units PER UNIT $3,059.50 $2,107.50 Exempt Land -Use Type (per sq. ft.) $3.41 $5.20 $3.03 $3,399.50 Low Medium Medium High Other $23.71 $7.11 (0 -6 (6.1 -14 (per average NON - RESIDENTIAL Commercial Office Industrial AM /PM trip) Land -Use Type (per sq. ft.) $3.41 $5.20 $3.03 $3,399.50 Per Unit $4.74 $4.74 $3.32 $2.85 $2.85 NON - RESIDENTIAL Low Medium Medium High High $23.71 $7.11 (0 -6 (6.1 -14 (14.1 -25 (25.1+ Second RESIDENTIAL units /acre) units /acre) units /acre) units /acre) Units Per Unit $4.74 $4.74 $3.32 $2.85 $2.85 NON - RESIDENTIAL Commercial Office Industrial Land -Use Type (Per 1,000 sf) $23.71 $7.11 $2.37 Page 4 of 5 FEES EFFECTIVE SEPTEMBER 1, 2015 - AUGUST 31 2016 Base Fee Escalator $214.60 $214.60 $150.22 $128.76 120.76 120.76 84.53 72.45 TOTAL $335.36 $335.36 $234.75 $201.21 NON - RESIDENTIAL Commercial Office Medium Base Fee (Per 1,000 so $21.46 $21.46 Medium High High 12.06 12.06 Density Density Density $33.52 Low Density (6.1 -14 (14.1 -25 (25.1 + RESIDENTIAL 0 -6 /acre units /acre ) units /acre units /acre Base Fee Escalator $214.60 $214.60 $150.22 $128.76 120.76 120.76 84.53 72.45 TOTAL $335.36 $335.36 $234.75 $201.21 NON - RESIDENTIAL Commercial Office Industrial Base Fee (Per 1,000 so $21.46 $21.46 $21.46 Escalator (Per 1,000 so 12.06 12.06 12.06 TOTAL $33.52 $33.52 $33.52 *Total fee calculation is based on ITE trip rate of Land -Use Type In -Lieu Fee for Each Required Affordable Unit Not Constructed Per Unit 1 $130,276 $0.49 $1.27 $0.83 $1.02 $0.43 *Fees per square foot of non - residential building (Buildings less than 20,000 sf are exempt) Research & Services & Industrial Office Development Retail Accommodations $0.49 $1.27 $0.83 $1.02 $0.43 *Fees per square foot of non - residential building (Buildings less than 20,000 sf are exempt) Page 5 of 5 (REIMBURSEMENT FOR IMPROVEMENTS INSTALLED BY OTHERS) 1. DUBLIN RANCH WEST SIDE STORM DRAIN BENEFIT ASSESSMENT DISTRICT Parcel Owner / Reference Balance (07/01/2015) Parcel #2 Dublin Land Co. $143,145.57 Parcel #3 Dublin Land Co. 1857082.37 Parcel #4 Dublin Land Co. 91,405.24 TOTAL $419,633.18 2. DUBLIN RANCH EAST SIDE STORM DRAIN BENEFIT ASSESSMENT DISTRICT Note — Some Properties made payment which reduced the balance owed. Parcel Original Assessment Report Owner/ Reference Balance 07/01/2015 Parcel #3 Chen $607,165.77 Parcel #4 EBJ Partners 7,093.40 Parcel #5 Anderson 2,579.43 Parcel #7 Croak 531,732.18 Parcel #8 Anderson 255,648.74 Parcel #9 Righetti 306,090.64 Parcel #10 Branaugh 245,331.07 Parcel #11 Monte Vista 59,971.41 TOTAL $2,015,612.64 Dublin San Ramon 7051 Dublin Boulevard Services District Dublin, CA 94568 -3018 Woter, wastewater, recycled water ENGINEERING DEPARTMENT - PLANNING AND PERMITTING FEES INVOICE Customer Patxi's Pizza Address Contact Jared Taylor Phone Email Project Miscellaneous Commercial Service Area San Ramon Pressure Zone 1 Description Qty Min Qty phone (925) 828 -0515 fax (925) 829 -1180 www.dsrsd.com Invoice Ref 00934 Invoice Date 6/6/2014 InvoiceAmount $134,456.89 Prepared By R Pendergraft DP or LCP No. ESTIMATE TractName Patxi's Pizza and Bar Tract No Site 16A Minimum Fee Amount Net Qty Unit Cost Subtotal (if applicable) (Subtotal +Min Fee) CAPACITY RESERVE FEES - REGIONAL SEWER SYSTEM Total DUE purchased = 7.41 All others based on peak month flow, gpd 1755 Fu 1755 $62.96 11 $110,494.80 $0.00 $110,494.80 All others based on peak month flow, gpd ( *Credit - see notes) -125.4 -125.4 1 $62.96 11 ($7,895.18) $0.00 ($7,895.18) All others based on BOD, # /day 10.61165 10.61165 $1,479.74 $15,702.48 $0.00 $15,702.48 All others based on BOD, # /day ( *Credit - see notes) - 0.2395 - 0.2395 $1,479.74 ($354.40) $0.00 ($354.40) All others based on SS, # /day 4.02505 4.02505 $778.65 11 $3,134.11 11 $0.00 $3,134.11 All others based on SS, # /day - 0.256 - 0.2562 $778.65 11 ($199.49)11 $0.00 ($199.49) Subtotal: $120,882.32 CAPACITY RESERVE FEES - LOCAL SEWER SYSTEM All others based on peak month flow, BOD, and SS 1755 1755 1 $8.33 $14,619.15 $0.00 $14,619.15 All others based on peak month flow, BOD, and SS ( *Credit - see notes) 125.4 0 -125.4 1 $8.33 11 ($1,044.58) $0.00 ($1,044.58) Subtotal: $13,574.57 Payment Details - FOR DSRSD USE ONLY: Thank you. Please pay total amount = = => 1 $134,456.89 IESTIMATE -NOT PAID Invoice Paid Date Check No Received by NOTES Sewer capacity estimates for a 2,500 sf (interior) and 1,500 sf (exterior patio) pizza and bar. Plan review and miscellaneous fees not included with this estimate and shall be determined upon actual plan submittal. Inspection fees may be determined upon actual plan submittal. Water capacity fees not included. Usage for exterior patio area is based upon seasonal use. *CREDIT - from general retail sewer allocation for the same space to be paid by Regency Centers when shell building is built. PLEASE NOTE: 1) Invoice valid for 30 days from invoice date. Subject to fee increase without notice after 30 days from invoice date. 2) For water connection, Zone 7 fees must be paid prior to meter set requests. Page 1 of 1 Dublin San Ramon 7051 Dublin Boulevard Services District Dublin, CA 94568 -3018 Woter, wastewater, recycled water ENGINEERING DEPARTMENT - PLANNING AND PERMITTING FEES INVOICE Customer Urban Plates Address Contact David Kelly Phone (925) 279 -1864 Email Project Miscellaneous Commercial Service Area San Ramon Pressure Zone 1 Description Qty Min Qty phone (925) 828 -0515 fax (925) 829 -1180 www.dsrsd.com Invoice Ref 00906 Invoice Date 7/7/2014 InvoiceAmount $185,133.86 Prepared By R Pendergraft DP or LCP No. ESTIMATE TractName Tract No Minimum Fee Amount Net Qty Unit Cost Subtotal (if applicable) (Subtotal +Min Fee) CAPACITY RESERVE FEES - REGIONAL SEWER SYSTEM Total DUE purchased = 10.19 All others based on peak month flow, gpd 2441.88 F 2441.8811 $62.96 11 $153,740.76 $0.00 $153,740.76 All others based on peak month flow, gpd ( *Credit - see notes) -200.2 -200.2 1 $62.96 11 ($12,604.59) $0.00 ($12,604.59) All others based on BOD, # /day 14.7648 14.7648 1 $1,479.74 $21,848.07 $0.00 $21,848.07 All others based on BOD, # /day ( *Credit - see notes) - 0.3824 - 0.3824 1 $1,479.74 ($565.85) $0.00 ($565.85) All others based on SS, # /day 5.6005 0 5.6005 $778.65 $4,360.83 $0.00 $4,360.83 All others based on SS, # /day ( *Credit - see notes) - 0.4091 0 - 0.4091 $778.65 11 ($318.55)11 $0.00 ($318.55) Subtotal: $166,460.66 CAPACITY RESERVE FEES - LOCAL SEWER SYSTEM All others based on peak month flow, BOD, and SS 2441.88 2441.88 1 $8.33 $20,340.86 $0.00 $20,340.86 All others based on peak month flow, BOD, and SS ( *Credit - see notes) 200.2 0 -200.2 1 $8.33 11 ($1,667.67) $0.00 ($1,667.67) Subtotal: $18,673.19 Payment Details - FOR DSRSD USE ONLY: Thank you. Please pay total amount =__> $185,133.86 NOT PAID Invoice Paid Date Check No Received by NOTES Sewer capacity fees for a 4000 sq ft Urban Plates with 1,044 sq ft dedicated patio. This estimate does not contain any applicable plan review, inspection, water capacity, or Zone 7 fees. *Credit - sewer capacity fees for a general retail space to be paid by Regency Centers when shell building is constructed. PLEASE NOTE: 1) Invoice valid for 30 days from invoice date. Subject to fee increase without notice after 30 days from invoice date. 2) For water connection, Zone 7 fees must be paid prior to meter set requests. Page 1 of 1 or r�(r DATE: TO: FROM: STAFF REPORT CITY COUNCIL December 4, 2012 Honorable Mayor and City Councilmembers Joni Pattillo, City Manager; CITY CLERK File #420 -20 SUBJECT: Eastern Dublin Specific Plan Amendment to Eliminate the Requirement for Development Agreements and related Financing Plans and Infrastructure Sequencing Programs Prepared by Kit Faubion, City Attorney's Office EXECUTIVE SUMMARY The Eastern Dublin Specific Plan (EDSP) requires that Applicants for development in the specific plan area enter into a mutually acceptable development agreement with the City. The EDSP also requires the development agreements to include detailed financing plans and infrastructure sequencing programs. The City's original purpose for these requirements in the EDSP was to ensure the adequate provision of infrastructure needed by planned development. There are now other implementation measures in place that insure the provision of infrastructure and payment of fees, so these requirements are no longer necessary. City staff is recommending that the EDSP be amended to eliminate the above requirements because they are no longer needed and because the City would then have the opportunity to negotiate for community benefits when developers desire the certainty provided by a voluntary development agreement. FINANCIAL IMPACT None. RECOMMENDATION: Staff recommends that the City Council- 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution amending the Eastern Dublin Specific Plan to eliminate the requirement for development agreements and related financing plans and infrastructure sequencing programs. f Submitted By Reviewed By City Attorney Assistant City Manager Page 1 of 4 ITEM NO. 6.4 DESCRIPTION Section 11.3.1 of the Eastern Dublin Specific Plan (EDSP) requires all Applicants for development in the Specific Plan area to enter into a "mutually acceptable development agreement" with the City. The EDSP also requires the development agreements to include detailed financing plans and infrastructure sequencing programs. On May 15, 2012, following a staff presentation on the matter, the City Council directed that staff prepare and present, to the Planning Commission and City Council, an amendment to the Eastern Dublin Specific Plan that eliminates the development agreement requirement. The proposed amendment would delete the development agreement requirement from the Specific Plan, and would also delete the related requirements for financing plans and infrastructure sequencing programs. The proposed amendments are shown in strikethrou and underline in Attachment 1, a resolution approving the amendments. ANALYSIS Authority for Development Agreements Under the common law of California, the approval of a development project does not give the developer a right to proceed to complete the project. Rather, the local agency can change the rules and regulations at any point up until the developer has been issued a building permit and incurred substantial liabilities in good faith reliance on the permit. Even then, the vested right only gives the developer the right to complete the development described in the building permit. To provide relief from this rule, the Legislature has developed two means by which a developer may protect its project from subsequent changes in regulations. The first is a vesting tentative map, which gives the developer the right to proceed with development in substantial compliance with the rules and regulations in effect at the time the map application was deemed complete. (See Gov. Code, § 55498.1(b).) The second is a development agreement between the local agency and the developer. A development agreement vests the developer's right to proceed with the approved project and, unless otherwise specified in the agreement, locks in the rules and regulations applicable to the property. The local agency normally has no obligation to enter into a development agreement, and therefore it can negotiate for consideration (community benefits) in exchange for giving the developer vested rights. Eastern Dublin Specific Plan Requirement for Development Agreements In contrast to a typical voluntary development agreement, Section 11.3.1 of the Eastern Dublin Specific Plan requires all Applicants for development in the Specific Plan area to enter into a "mutually acceptable development agreement" with the City. As further directed by the EDSP, the City Council adopted a standard master development agreement on October 10, 1994 and amended it on November 28, 1995. Over the years, the City Council has unofficially established five years as the time for specific plan required development agreements. However, because the Specific Plan requires a development agreement, the City cannot bargain for consideration from the developer in exchange for the development agreement. For this reason, the standard Specific Plan development agreements have not been used by the City to exact benefits the City cannot otherwise obtain. Page 2 of 4 Purpose of Eastern Dublin Development Agreements The Specific Plan identifies the following purposes of the development agreement requirement: (1) augment the City's standard development regulations for specific projects; (2) spell out the precise financial responsibilities of the developer; (3) ensure the timely provision of adequate public facilities; (4) streamline the development approval process by coordinating various discretionary approvals; (5) provide the terms for reimbursement when a developer advances funding for specific facilities which have community wide area benefits; and (5) provide for mutuality to the City and the developer regarding entitlements to the developer in return for commitments for public improvements. (Section 11.3.1.) At this point in the development of Eastern Dublin, none of these purposes offers a compelling rationale to maintain the requirement. This is because some level of entitlement has been approved for virtually all specific plan properties and major infrastructure has been constructed or planned for construction through these approvals. Additionally, when the Plan was first adopted, there were not administrative or formal procedures in place to ensure these purposes could be accomplished. The development agreement temporarily filled that need and is no longer necessary. Advantages and Disadvantages of the Development Agreement Requirements The specific plan development agreement requirement has advantages and disadvantages. The advantages of the specific plan development agreement requirement are that (1) the agreements satisfy the Specific Plan requirement for "financing plans" and "infrastructure sequencing programs "; (2) the agreements secure project conditions that cannot be satisfied at final map; and (3) the agreements can clarify conditions of approval. The disadvantages of the specific plan development agreement requirement are that (1) the City, since it effectively gives away five years of vested rights, cannot bargain for community benefits in exchange for providing vested rights; and (2) the requirement, by adding another required city approval, increases the developers' costs to process their projects. The advantages are not significant. The requirements for a "financing plan" and an "infrastructure sequencing program" are facilitated by the development agreement, but in light of the City's comprehensive impact fee program and extensive body of development standards and ordinances, these requirements are no longer necessary. Further, development agreements would not be needed to clarify conditions if the conditions are clearly written. Finally, project conditions that cannot be satisfied at final map can be secured by a separate agreement prior to final map approval. On the other hand, the disadvantages of the requirement are significant. First, most developers in Eastern Dublin apply for vesting tentative maps and are thereby able to obtain vested rights. These rights may be adequate for many developers. For developers who desire development agreements, eliminating the requirement will give the City the ability to bargain for consideration in exchange for providing vested rights to the developer. There are no restrictions on what the City can ask for or receive, other than what the developer will agree to provide. Any future development agreements for properties in Eastern Dublin would be freely negotiated. Second, over the years many developers, particularly those that are ready to immediately proceed with development, have expressed displeasure about the need to enter into a development agreement. These developers have expressed concern both about the costs and time associated with drafting, negotiating, and processing the development. Thus, eliminating the Page 3 of 4 requirement will have an economic development benefit in that it will reduce the expense of and expedite the processing of development in Eastern Dublin. Planning Commission Recommendation The Planning Commission held a public hearing on the proposed EDSP amendments on November 13, 2012. There were no speakers on the proposal. The Planning Commission adopted Resolution 12 -41 recommending approval of the amendment on a 3 -0 vote (2 Commissioners absent). The Planning Commission Resolution is included as Attachment 2; the draft minutes of the meeting are included as Attachment 3. CONSISTENCY WITH GENERAL PLAN, APPLICABLE SPECIFIC PLANS The development agreement requirement and its related financing plan and infrastructure sequencing program is unique to the Eastern Dublin Specific Plan There is no comparable provision in the General Plan, nor is there any General Plan direction that the EDSP include these requirements. As amended by the Project, the EDSP would remain internally consistency because other existing City processes insure adequate infrastructure will support development, including impact fees, PD- Planned Development zoning and other application reviews that apply adopted development standards and ordinances. NOTICING REQUIREMENTS/PUBLIC OUTREACH In accordance with State law, a Public Notice was published in the Valley Times and posted at several locations throughout the City. A notice of this hearing was mailed to those requesting such notice ten days before the hearing and the Staff Report and attachments were made available for public review prior to the public hearing in accordance with Government Code Sections 65090 and 65091. A notice of this Public Hearing was also sent to active developers within the Specific Plan area. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents be prepared. Staff recommends that the Project be found exempt under the general rule in CEQA Guidelines section 15061(b )(3) that CEQA does not apply where it can be seen with certainty that there is no possibility for a significant effect on the environment. There is no such possibility for the Project since all applicable development standards and ordinances, including payment of impact fees, would continue to apply to development projects to ensure they are supported by needed infrastructure and public utilities. ATTACHMENTS: 1. City Council Resolution amending the Eastern Dublin Specific Plan to eliminate the requirement for development agreements and related financing plans and infrastructure sequencing programs. 2. Planning Commission Resolution 12 -41 recommending that the City Council amend the Eastern Dublin Specific Plan to eliminate the requirement for development agreements and related financing plans and infrastructure sequencing programs. 3. Draft minutes of the November 13, 2012 Planning Commission meeting Page 4 of 4 RESOLUTION NO. XX -12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE EASTERN DUBLIN SPECIFIC PLAN TO ELIMINATE THE REQUIREMENT FOR DEVELOPMENT AGREEMENTS AND RELATED FINANCING PLANS AND INFRASTRUCTURE SEQUENCING PROGRAMS WHEREAS, in 1993, the City adopted the Eastern Dublin Specific Plan (EDSP) to guide future development of approximately 3,300 acres of undeveloped lands east of Camp Parks over a 20 -30 year planning period. Subsequent amendments have increased the size of the specific plan area, and most of the most of the basic infrastructure has been constructed or is planned for construction through annexation agreements, PD- Planned Development zoning, vesting tentative map approvals, and/or other development entitlements; and WHEREAS, the EDSP area was largely undeveloped when the plan was adopted; therefore, an important goal of the plan was to ensure that infrastructure improvements and public utilities were provided as needed by potential urban development. Among the implementation tools for this goal were requirements that developers in the specific plan area prepare detailed financing plans and infrastructure sequencing programs to identify necessary capital improvements, including public facilities, streets and utilities and insure their timely financing through related development agreements. The EDSP development agreements typically vest development rights for a 5 -year term and specify the precise financial responsibilities of each developer; and WHEREAS, originally intended to ensure that infrastructure would be guaranteed as development proceeded in Eastern Dublin, the requirement for development agreements is no longer needed for that purpose and also constrains the City's ability to negotiate voluntary agreements that provide certainty to developers in exchange for community benefits; and WHEREAS, the specific plan amendment will remove development agreements, and related financing plans and infrastructure sequencing programs from the EDSP implementation requirements (hereafter, "Project "). All development in the Eastern Dublin Specific Plan area will continue to be subject to previously adopted EIRs and other CEQA reviews and mitigations, EDSP development policies and standards, zoning and development review, and all applicable subdivision and development ordinances; and WHEREAS, a Planning Commission staff report, dated November 13, 2012 and incorporated herein by reference, described and analyzed the Project; and WHEREAS, the Planning Commission considered the staff report and all written and oral testimony submitted at a noticed public hearing on November 13, 2012, at which time all interested parties had the opportunity to be heard, and adopted Resolution 12 -41 recommending adoption of the proposed Project, which resolution is incorporated herein by reference; and WHEREAS, a City Council staff report dated December 4, 2012 and incorporated herein by reference, described and analyzed the Project; and WHEREAS, the City Council considered the staff report, the Planning Commission recommendation, and all written and oral testimony submitted at a noticed public hearing on December 4, 2012, at which time all interested parties had the opportunity to be heard. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council finds the Project exempt under the general rule in CEQA Guidelines section 15061 (b )[3) that CEQA does not apply where it can be seen with certainty that there is no possibility for a significant effect on the environment. There is no such possibility for the Project since all previously adopted EIRs and other CEQA reviews and mitigation measures, EDSP development policies and standards, zoning and development review, and all applicable subdivision and development ordinances, including payment of impact fees, would continue to apply to development projects to ensure they are supported by needed infrastructure and public utilities. BE IT FURTHER RESOLVED that the City Council approves the following Eastern Dublin Specific Plan Amendment based on findings that the amendment is consistent with the Dublin General Plan and that the Specific Plan as so amended will remain internally consistent [edit markings will be removed from the adopted amendments]. A. Amend the Summary, Section 3.9.2, Financing Goals and Policies, to read as follows: 3.9.2 FINANCING GOALS AND POLICIES The Specific Plan states that new development should pay the full cost of infrastructure needed to serve the area and should fund the costs of mitigating adverse impacts to the City's existing infrastructure and services. B. Amend the Summary, Section 3.9.3, Implementation, to read as follows: 3.9.3 IMPLEMENTATION Various actions are specified to carry out the financing policies of the Specific Plan, including adoption of area of benefit ordinances, creation of a special assessment or Mello -Roos District, establishment of a landscaping and lighting district and geologic hazards abatement district, evaluation of Marks -Roos bond pooling, reviewing the need for a builder impact fee system, and coordinating efforts with the school district and CalTrans on public improvements. C. Amend the Summary, Section 3.10.1, Key Implementing Actions, to delete the last bullet "Preparation of Financing Plans ", as follows: 3.10.1 KEY IMPLEMENTING ACTIONS • EIR Certification • Adoption of CEQA Findings • Amendment of the General Plan • Adoption of the Specific Plan • Prezoning • Conclude Property Tax Exchange with the County • Annexation of the Specific Plan area to the City of Dublin • Preparation of a Plan for Services • Annexation of Specific Plan area into DSRSD • Preparation of Subarea Planned Development Plans • Filing of Tentative Maps • Site Development Review /Design Review 2 • Preparation of Public Improvement Plans • Filing of Final Map • Preparation of Park Improvement Plan D. Amend the Summary, Section 3.10.2, Other Implementing Actions, to delete the first bullet "Entering into Development Agreements ", as follows: 3.10.2 OTHER IMPLEMENTING ACTIONS In addition to the procedural steps given above, the following actions will assist in implementing the Specific Plan. • Adoption of Area of Benefit Ordinance • Analysis of Financing Techniques • Analysis of Feasibility of Marks -Roos Bond Pooling • Analysis of Feasibility of Citywide Builder Impact Fee System E. Amend the Summary, Section 3.10.3, Administration of the Specific Plan, to read as follows: 3.10.3 ADMINISTRATION OF THE SPECIFIC PLAN Responsibility for administering the Specific Plan will be a joint effort of the City of Dublin and developers in Eastern Dublin. The City will review and approve projects in the Planning Area. F. Amend Section 4.4.1, Location and Diversity, Action Program: Location and Diversity, to delete Program 4D, as follows, and renumber subsequent programs as appropriate: G. Amend Section 10.1, Introduction to read as follows: 10.1 INTRODUCTION The two primary purposes of this financing chapter are 1 ] to show how the major infrastructure costs of new eastern Dublin development will be financed and 2) to show that measures have been taken to ensure that new development will not drain existing City resources. H. Amend Section 10.4, Goals and Policies, to delete the Goal statement at the top of p. 209, as follows I. Amend Policy 10 -6 on p. 209 to read as follows: Policy 10 -6: Require developers who proceed ahead of any applicable infrastructure phasing plans to pay the costs of extending the backbone infrastructure to their project subject to future reimbursement. J. Amend the 3rd full paragraph on p. 211 to read as follows: The generally accepted standard is that total annual assessments (ad- valorem property taxes plus Mello- Roos or other assessments) should be less than two percent of property value. Since one percent is already accounted for in the ad- valorem property tax, the assessments should not exceed one percent. Note that in Table 10.4 all of the residential and commercial units would have annual assessments equal or below one percent. In short, this financing approach would spread the debt burden amongst the various land uses without placing any undue burden on any one land use. K. Amend the Action Program: Financing, on p. 211 to remove the first bullet, as follows: L. Amend the buIIeted list in Section 11.1 on p. 219 to delete the last two bullets as follows: 11.1 SUMMARY: SPECIFIC PLAN IMPLEMENTATION PROGRAM The following shows the approximate sequence of the key implementing steps that should be followed by the City to effectively implement this Specific Plan. • Certify the Eastern Dublin Specific Plan Program Environmental Impact Report • Adopt findings as required by the California Environmental Quality Act (CEQA) • Amend the General Plan • Adopt the Specific Plan • Adopt prezoning for the Specific Plan area • Conclude property tax exchange agreement with the County • Annex currently unincorporated Specific Plan areas into the City and DSRSD service area • Prepare a Plan for Services • Adopt development review procedures for projects in the Specific Plan area • Adopt Subarea Planned Development Plans • Approve Master Grading, Utility and Drainage Plans • Review and approve individual Tentative Subdivision maps • Adopt Public Improvement Plans M. Amend Section 11.2.7, second paragraph, to read as follows: "Planned Development Plans" shall be prepared in greater detail than the Specific Plan, in keeping with zoning ordinance requirements. The plan shall show the location and arrangement of all proposed uses, specify the circulation system, define parcels, refine the design standards, specify the infrastructure requirements, reflect the applicable mitigation measures of the Final EIR, include master neighborhood landscape plans, and note neighborhood park location. Planned Development plans shall also include a written statement which discusses affordable housing and any other such material or information required by the Eastern Dublin Specific Plan, the Dublin General Plan, and/or needed for the type of development proposed. Action programs within the Specific Plan provide specific requirements. N. Amend 11.2.10, Public Improvement Plans, to read as follows: 11.2.10 PUBLIC IMPROVEMENT PLANS The on -site and off -site public improvements necessary to serve the eastern Dublin planning area need to be specifically de- signed. The applicants should prepare for City review and approval Public Improvement Plans, consisting of detailed engineering designs and documents for all utilities necessary to develop the land uses identified in the Specific Plan. O. Delete Section 11.2.13, Financing Plans, as follows, and renumber subsequent sections as appropriate: P. Amend Table 11.2, Responsibilities for Key Implementing Actions, to delete the last line referencing "Financing Plans ", as follows: RESPONSIBILITIES FOR KEY IMPLEMENTING ACTIONS Key Implementing Actions Responsibility for Document Preparation Adoption by EIR Certification City City CEQA Findings City City 4 General Plan Amendments City City Specific Plan Adoption City City Prezoning City City Annexation City1DSRSD City Subarea Plans Developers City Tentative Map Developers City Site Development/Design Review City City Public Improvement Plans Developers City Final Subdivision Map Developers City Park Improvement Plans City City Q. Delete Section 11.3.1, Development Agreements, as follows and renumber subsequent sections, as appropriate: R. Amend Table 11 -3, Responsibilities for Other Implementing Actions, as follows: Table 11 -3 RESPONSIBILITIES FOR OTHER IMPLEMENTING ACTIONS S. Amend Section 11.4.1, Responsibilities for Administration of the Specific Plan, to read as follows: 11.4.1 RESPONSIBILITIES FOR ADMINISTRATION OF THE SPECIFIC PLAN Administration of the Eastern Dublin Specific Plan will be a joint effort of the City of Dublin and developers in Eastern Dublin . T. Amend Action Program: Location and Diversity, on p. A5 -2 to delete Program 4D, as follows, and renumber subsequent programs as appropriate: U. Amend Appendix 5 to delete the second Goal statement on p. A5 -33 as follows: V. Amend Policy 10 -6 on p. A5 -34 to read as follows: Policy 10 -6: Require developers who proceed ahead of any applicable infrastructure phasing plans to pay the costs of extending the backbone infrastructure to their project subject to future reimbursement. W. Amend Action Program: Financing, on p. A % -34 to remove the first bullet, as follows: Responsibility For Document Other Implementing Actions Preparation Adoption by Individual Development Agreement City City Area of Benefit Ordinance City City Special Assessment District or Mello -Roos CFD Developers City Landscaping and Lighting District Developers City Geological Hazards Abatement District Developers City Marks -Roos Bond Pooling City City Citywide Builder Impact Fee System Developers City S. Amend Section 11.4.1, Responsibilities for Administration of the Specific Plan, to read as follows: 11.4.1 RESPONSIBILITIES FOR ADMINISTRATION OF THE SPECIFIC PLAN Administration of the Eastern Dublin Specific Plan will be a joint effort of the City of Dublin and developers in Eastern Dublin . T. Amend Action Program: Location and Diversity, on p. A5 -2 to delete Program 4D, as follows, and renumber subsequent programs as appropriate: U. Amend Appendix 5 to delete the second Goal statement on p. A5 -33 as follows: V. Amend Policy 10 -6 on p. A5 -34 to read as follows: Policy 10 -6: Require developers who proceed ahead of any applicable infrastructure phasing plans to pay the costs of extending the backbone infrastructure to their project subject to future reimbursement. W. Amend Action Program: Financing, on p. A % -34 to remove the first bullet, as follows: X. Make necessary conforming amendments to the EDSP for consistency with the above amendments, including revisions to the table of contents, renumbering or relettering provisions, as appropriate. BE IT FURTHER RESOLVED that this resolution shall become effective thirty (30) days after passage. PASSED, APPROVED, AND ADOPTED this 4th day of December, 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk RESOLUTION 12 -41 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL AMEND THE EASTERN DUBLIN SPECIFIC PLAN TO ELIMINATE THE REQUIREMENT FOR DEVELOPMENT AGREEMENTS AND RELATED FINANCING PLANS AND INFRASTRUCTURE SEQUENCING PROGRAMS WHEREAS, the specific plan amendment will remove development agreements, and related financing plans and infrastructure sequencing programs, from the Eastern Dublin Specific Plan (EDSP) implementation requirements (hereafter, "Project "). All development in the Eastern Dublin Specific Plan area will continue to be subject to previously adopted EIRs and other CEQA reviews and mitigation measures, EDSP development policies and standards, zoning and development review, and all applicable subdivision and development ordinances; and WHEREAS, originally intended to ensure that infrastructure would be guaranteed as development proceeded in Eastern Dublin, the requirement for development agreements is no longer needed for that purpose and also constrains the City's ability to negotiate voluntary agreements that provide certainty to developers in exchange for community benefits; and WHEREAS, a Planning Commission Staff Report, dated November 13, 2012 and incorporated herein by reference, described and analyzed the Project; and WHEREAS, the Planning Commission considered the Staff Report and all written and oral testimony submitted at a noticed public hearing on November 13, 2012, at which time all interested parties had the opportunity to be heard. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council find the Project exempt under the general rule in California Environmental Quality Act (CEQA) Guidelines section 15061(b)(3) that CEQA does not apply where it can be seen with certainty that there is no possibility for a significant effect on the environment. There is no such possibility for the Project since all previously adopted EIRs and other CEQA reviews and mitigation measures, EDSP development policies and standards, zoning and development review, and all applicable subdivision and development ordinances, including payment of impact fees, would continue to apply to development projects to ensure they are supported by needed infrastructure and public utilities. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt the resolution attached as Exhibit A and incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 131h day of November, 2012 by the following vote: AYES: Wehrenberg, Schaub, Brown NOES: ABSENT: O'Keefe, Bhuthimethee ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G.IPAM201ZEDSPA DA PC 11.13ADjoc reso recommending edsp amendment to eliminate da requirement.doc F, DRAFT DRAFT III ° Planning Commission Minutes .. Tuesday, November 13, 2012 CALL TO ORDERIROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, November 13, 2012, in the City Council Chambers located at 100 Civic Plaza. Chair Wehrenberg called the meeting to order at 7.00.24 PM Present- Chair Wehrenberg; Commissioners Schaub and Brown; Jeff Baker, Assistant Community Development Director; Kit Faubion, Assistant City Attorney; Kristi Bascom, Principal Planner; Linda Smith, Economic Development Director; and Debra LeClair, Recording Secretary. Absent- Vice Chair O'Keefe and Cm. Bhuthimethee ADDITIONS OR REVISIONS TO THE AGENDA — NONE MINUTES OF PREVIOUS MEETINGS — Vice Chair O'Keefe and Cm. Bhuthimethee were absent from the meeting and Cm. Schaub was absent from the October 9, 2012 meeting, therefore, the minutes of the October 9, 2012 meeting were not approved as there was no quorum. On a motion by Cm. Brown and seconded Chair Wehrenberg the minutes from the October 30, 2012 Study Session were approved as written. ORAL COMMUNICATIONS — NONE CONSENT CALENDAR — NONE WRITTEN COMMUNICATIONS — NONE PUBLIC HEARINGS — 8.1 PLPA 2011 -00003 — Moller Ranch (Braddock & Logan Services, Inc.) General Plan and Eastern Dublin Specific Plan Amendments, Planned Development rezone with related Stage 1 and Stage 2 Development Plan, Vesting Tentative Tract 8102, a Development Agreement and a Supplemental Environmental Impact Report. Jeff Baker, Assistant Community Development Director, briefly discussed the project and recommended that the Planning Commission continue the item to a date uncertain in order to finish the response to comments on the Supplemental EIR. Chair Wehrenberg opened the public hearing and having no speakers, closed the public hearing. On a vote of 3 -0 -2, with Vice Chair O'Keefe and Cm. Bhuthimethee being absent, the Planning Commission voted to continue the item to a date uncertain. =z. =- 148 DRAFT DRAFT 8.2 PLPA -2012 -00060 Community Benefit Agreement and Development Agreement for the Kingsmill Group Mixed -Use Retail /Residential project at the former Crown Chevrolet site in Downtown Dublin. Linda Smith, Economic Development Director, presented the project as outlined in the Staff Report. Cm. Brown asked about income qualifications of the applicants for the affordable housing portion of the project. Ms. Smith answered that she did not have income level information but stated the project would primarily serve special needs veterans, as well as those veterans eligible for housing vouchers through the Alameda County Housing Authority. Cm. Brown asked if the 76 affordable housing units will continue to be affordable housing restricted to veterans. Ms. Smith responded that there is a typical 55 year deed restriction on the affordable units. She added that the project will be primarily marketed to special needs veterans and veterans and their families. She stated that they will also ensure there will be a supply of multi - bedroom apartments for veterans with families, not only those veterans in transition. Cm. Schaub asked how many units are planned for the Dublin Blvd side of the project. Ms. Smith answered, there are 314 units planned. Cm. Schaub asked, with this type of development agreement, would a future Planning Commission be able to reduce the number of units in the project if they felt it was too dense for Dublin Blvd or would they be bound by the number of units mentioned in the agreement. He was concerned with the number of units in a nearby project and asked what the unit count was for that project. Ms. Smith answered the Essex project has 309 units on 3.8 acres. Cm. Schaub was concerned with building units close to Dublin Blvd and asked if a future Planning Commission could reduce the number of units in the project or would the development agreement lock in the number of units. Mr. Baker answered that the unit count would be allocated to the developer but the design of the building would not. He compared this project to the Essex project which is 3.8 acres with 309 units; this project is 314 units on 5 acres, which is a larger site. Cm. Schaub felt the design could be stepped back to keep the units back from the street. Mr. Baker referred to Cm. Brown's question regarding income requirements for the affordable units- Section 6.2.2 of the agreement states "...restricts the use of Parcel B to the provision of 149 DRAFT DRAFT affordable housing for low- income households whose incomes do not exceed eighty percent (80 %) of the area median income as adjusted for actual household size..." Cm. Schaub felt that it may be harder to rent to veterans in the future, but the units could be offered to other low- income residents who are not veterans. Ms. Smith agreed and stated that while the project will be marketed to veterans, the goal would be to ensure that the units are occupied with low- income residents. Chair Wehrenberg opened the public hearing. Woodie Carp, Senior Project Developer, Eden Housing, spoke in favor of the project. He stated that Eden housing was asked to participate in the project and was happy to. He stated that the project will primarily serve veterans and the families of veterans as a rental project. The project will be restricted to residents with income at or below 80% Area Median Income (AMI) but stated that EDEN Housing targets populations with incomes which are much lower and could be below 50% AMI, with some units as low as 30% of AMI. He stated that the specific funding program being requested would be to serve a special needs population, which in this situation would be disabled veterans. The specific program requires that at least 50% of the total units be rented to the special needs population. The units may be rented to veterans and their families but will also be offered to low- income households. Chair Wehrenberg asked if they would be offering any other services to the veterans other than housing. Mr. Carp answered no; Eden has executed a Memorandum of Understanding (MOU) with Sentinels of Freedom, an organization that works with disabled veterans for on -site services. Chair Wehrenberg asked if the project would be strictly housing with no group rooms for meetings or for the resident's use. Mr. Carp responded that all their projects are designed to include a services office as well as a counseling office that would be available for the Sentinels of Freedom or other service providers to utilize. He stated there is also a community room for the residents to use for other programs as well as programs provided by Eden. He stated that through the tax credit program, Eden is required to provide services for the residents. Ms. Smith added that the project is located across from the Chabot/Las Positas College site that has done work with returning veterans. She stated Staff has started initial discussions with Chabot/Las Positas College regarding how the college can support the project. Cm. Brown asked how mobility /accessibility issues will be dealt with in the project. Mr. Carp answered that the concept will be a 4 -story structure with an elevator and an adjacent 4 -story garage structure that will be accessible from every level. Every unit will be built so that it can be converted to a fully accessible unit and there will be fully equipped, ADA accessible units per the code. He stated Eden will determine how many additional accessible units will be built in order to meet the needs of the population. =z. =- 150 DRAFT DRAFT Cm. Schaub felt the project was located in an ideal area which is close to amenities and transportation. He asked if active service members and their families would also be eligible for this project and given priority. Mr. Carp answered yes; it is being evaluated and Eden will work closely with the Fair Housing Attorney to ensure compliance with all fair housing rules and regulations. If possible, Eden would consider a priority for families of veterans and families of active service members, but stated that a minimum of 50% of the units would have to be reserved for the special needs population. Chair Wehrenberg closed the public hearing. Chair Wehrenberg agreed that the project is in a perfect location, and stated she is in support of the project. Cm. Brown felt this was the first Community Benefit Agreement in the Downtown Dublin Specific Plan (DDSP). Ms. Smith stated this project is the first agreement under the adopted DDSP. Cm. Brown felt this is a good model and is in support of the project. On a motion by Cm. Schaub and seconded by Cm. Brown, on a vote of 3 -0 -2, with Vice Chair O'Keefe and Cm. Bhuthimethee absent, the Planning Commission adopted- RESOLUTION NO. 12 -39 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A COMMUNITY BENEFITIDEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND DIAMOND HEIGHTS INVESTMENTS IV, LLC. FOR A MIXED -USE RETAIL /RESIDENTIAL PROJECT 8.3 PLPA - 2012 -00061 Commercial Corridor Design Guidelines. Creation of design guidelines for commercial and industrial properties, amendments to the Zoning Ordinance (Chapter 8.33 and Chapter 8.104), and an amendment to the Zoning Map for the purposes of project implementation. Kristi Bascom, Principal Planner, presented the project as outlined in the Staff Report. Chair Wehrenberg opened the public hearing and having no speakers, closed the public hearing. The Planning Commission was in support of the project and the revisions made at the Planning Commission Study Session on October 30, 2012. 151 DRAFT DRAFT On a motion by Cm. Brown and seconded by Cm. Schaub, on a vote of 3 -0 -2 with Vice Chair O'Keefe and Cm. ghuthimethee absent, the Planning Commission adopted- RESOLUTION NO. 12 - 40 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL APPROVAL OF THE COMMERCIAL CORRIDOR DESIGN GUIDELINES AND RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ADDING CHAPTER 8.33 TO THE DUBLIN MUNICIPAL CODE (ZONING ORDINANCE) ESTABLISHING THE COMMERCIAL CORRIDOR OVERLAY ZONING DISTRICT AND AMENDING SECTION 8.104.040 RELATING TO THE COMMERCIAL CORRIDOR OVERLAY ZONING DISTRCT SITE DEVELOPMENT REVIEW AND AMENDING THE ZONING MAP TO ADD AN OVERLAY ZONING DISTRICT DESIGNATION TO THE COMMERCIAL CORRIDOR AREA 8.4 Eastern Dublin Specific Plan Amendment to Eliminate the Requirement for Development Agreements and related Financing Plans and Infrastructure Sequencing Programs. Kit Faubion, Assistant City Attorney, presented the project as outlined in the Staff Report. The Planning Commission was in support of the project. Chair Wehrenberg opened the public hearing and having no speakers, closed the public hearing. On a motion by Cm. Schaub and seconded by Cm. Brown, on a vote of 3 -0 -2, with Vice Chair O'Keefe and Cm. ghuthimethee absent, the Planning Commission adopted- RESOLUTION 12 - 41 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL AMEND THE EASTERN DUBLIN SPECIFIC PLAN TO ELIMINATE THE REQUIREMENT FOR DEVELOPMENT AGREEMENTS AND RELATED FINANCING PLANS AND INFRASTRUCTURE SEQUENCING PROGRAMS NEW OR UNFINISHED BUSINESS — NONE OTHER BUSINESS - NONE =z. =- 152 DRAFT DRAFT 10.1 Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 10.2 Mr. Baker mentioned there will be a Study Session regarding the Economic Development Element of the General Plan scheduled for Tuesday, December 11, 2012 at 6.00 pm. 10.3 Mr. Baker discussed the upcoming agendas for future Planning Commission meetings. 10.4 Chair WehrenberP mentioned that the Downtown Regional Sign Appeal will be heard at the November 20t City Council meeting. Mr. Baker agreed. ADJOURNMENT — The meeting was adjourned at 7.34.05 PM Respectfully submitted, Doreen Wehrenberg Planning Commission Chair ATTEST- Jeff Baker Assistant Community Development Director GWINUTESM121PL4NNING COMMISSICN41 -73- 92 DRAFT PC MINUTES -docx 153 N Q H Z W Q a LL W Z W m Z O U Wo 0 0 m V O LO I- O O O O O O� O I- ++ O O O O O V (C m M O O V I- (M 0 — 0 0 0 0 0 0 0 0 O O O O LO Lf) O O Cl) N 0 0 (O 0 0 (D 00 O O O O 0 0 c) V O 'a O O O LO O O LO N LO O O O Ln LO CO N O O I- O O O O V V� r 00 OO LO f- f- CO co C OO_ OO_ Lr O V Cl) m 2 — (.O Cl) 0 LO 0 (D O O �D O O Ln V O O N N O O Ln V LO O O O O O 0) O N N O OO 00 CD O CD O OO CD co M (DD Cl) Cl) LL I- N D) LL N LL O LO O O co 0) .q O LC O LO 000 LO r O O LO 0 0 LO M O 00 N O 0o O O 00 co r W Cl) N OO O O O 00 O Cl) O m CD CD O CD CD (D (D O O O O N O� O O O V 0) r O O W) 00 W) U- LO I- N LL LL N O O O O O r N O O O l(7 Ln r O O co .q O 00 00 00 (D � L(7 O C C N 1- LC) O N 00 AOO N I-O CD CD 0o O 00 M M M O O O O O O (O w r O LL 00 0 W N O O I- M V V O O O N O O O r-- C14 r r O O O) O (O fD O O O N 0 0 M 00 N Cl) LO O O U- (O (O 'IT O LO O LO N O O LO r— V r W N I� p O O O V V V O O LL r CM CD CD CD m m (0 Q Y 0 0 I, O O� O 00 CD CD LO m L CD O 0 0 O LL CO LO Q� m (0 m LO m E (n o N co X N C U O LO C W (0 a-- -O U- (0 0 N� y m0 W 066- LL= 0 m 1- co O 0 ONO V C C (M N O V r O O O I- I- O (D O N O O LO (O n LL LL N N O O co O cm O LC O LO O I-- O co w p O (O N O co M U- O O O O LO O O LO O co O I-- O 1- p O O O N LL Y Z E ° ° W ° o Y Y Oy LL N y O y 0c W o 0 0 � o w w o N0 'C C O N W O — L J O W O O +0 Q � 5 O O Q 0 0 0 70 Q C O a) O N 0-)wwww ow W 066- = =w= (D = Z Z Z D E of (D w O 0 Z OJ = U OZ d of Q m J L < W Q W a) �YOL Q� �w� w0of ZUO W of Or w JO¢ Z of ALL of a-of 000>=>OZ = wQ °J°H�H UwQ >UO =Z C�= JUJ a U-) of of of H= m W w U Lu c Qmm��C�YYJ of U) ��:a- R (7 N y y LO a+ O Q r CL Q O O O O O O I- O I- O O O O O O O N O N O O O O O O (O V O_ r OO CD CO 04 C OO_ OO_ Lr O V Cl) m 2 — (.O Cl) LO 0 (D O O O O Ln V N N M Cl) LL LO O O O O O 0) O O O O OO 00 CD O CD O OO CD co M (DD 00 I- N D) LL N LL CD CD co co .q O O LO LO r O O OO 00 A r O O O a0 00 N 0o O co r W N O O O O O O m CD CD CD CD (D O O O O N O O O O V r O O W) 00 W) U- LO I- 04 LL N O O O r N O O O l(7 Ln r O O O 00 00 � L(7 O 1- O LL N LL CD CD r O O O O O O O (O w r O 00 0 W N N O N N O O r r O O O) O (O fD p O co M N LO f-1 U- O O O O O V co O I� p O r LL (0 Q Y � W L O 0 0 O LL r O (0 o o Q� (0 m f0 O m E (n o ' X N C U O LO C W (0 a-- -O (0 0 N� y m0 W 066- LL= m =(7 COMMUNITY DEVELOPMENT BUILDING & SAFETY DIVISION 100 CIVIC PLAZA DUBLIN CA 94568 TELEPHONE: (925) 833 -6620 FAX: (925) 833 -6628 DATE: December 9, 2015 PROJECT: SHOPPING CENTER IN EASTERN DUBLIN (300,001 SF) IMPACT FEES Land, Community Parks Improvements, Community Parks Land, Community Nature Parks Improvements, Community Nature Parks Community Buildings Libraries Civic Center Aquatic Center Freeway Interchange Fee (Componet 1 - Base) Freeway Interchange Fee (Componet 2 - Esc) Traffic Impact Fees - Category 1 Traffic Impact Fees - Category 2 Tri- Valley Transportation Development Fee Fire Impact Fees Noise Mitigation Fee Nonresidential Affordable Housing Impact Fee SUB -TOTAL IMPACT FEES IN -LIEU FEES SUB -TOTAL IN -LIEU FEES PROCESSING FEES SUB -TOTAL PROCESSING FEES INVOICE NUMBER: 4101.0000.49163 4103.0000.49163 4110.0000.49163 4111.0000.49163 4105.0000.49163 4106.0000.49163 4107.0000.49163 4108.0000.49163 1001.24102 1001.24109 4301.0000.49163 4302.0000.49163 4306.0000.49163 4201.0000.49163 2902.0000.49163 2901.0000.49163 FEES LEVIED BY OTHER AGENCIES City Must Verify Dublin Unified School District Fees are Paid Prior to Issuance of Building Permits SUB -TOTAL FEES COLLECTED ON BEHALF OF OTHER AGENCIES GRAND TOTAL PAYMENT REQUIRED 0 438,901.46 312,601.04 26,100.09 72,000.24 44,400.15 63,600.21 71,100.24 6,300.02 212,454.71 119,394.40 7,108,223.69 1,920,606.40 1,023,003.41 39,300.13 7,113.02 306,001.02 $11,771,100.23 $0.00 $0.00 $0.00 $11,771,100.23 Note: Payment of the invoice shall be considered as authorization from the Developer for the use of City credits as shown. 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