HomeMy WebLinkAboutItem 6.1 - 3250 Approval of Engineer's Reports for Assessme (2)
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STAFF REPORT
CITY COUNCIL
DATE: June 2, 2020
TO: Honorable Mayor and City Councilmembers
FROM:
Linda Smith, City Manager
SUBJECT:
Approval of Annual Engineer's Reports for Landscape and Lighting District
1983-1; Landscape and Lighting District 1983-2; Landscape and Lighting
District 1986-1; Landscape and Lighting District 1997-1; and Landscape
and Lighting District 1999-1
Prepared by: Nancy Nelson, Management Analyst II
EXECUTIVE SUMMARY:
The City Council will consider approving the Engineer's Reports and the levy of special
assessments in each of the five maintenance assessment districts for Fiscal Year 2020-
21. A public hearing is required to set the annual levy.
STAFF RECOMMENDATION:
Conduct the public hearing for each of the five maintenance assessment districts,
deliberate, and adopt the Resolution Approving the Engineer's Report, Confirming
Diagram and Assessment, and Ordering Levy of Assessment for: Street Lighting
Maintenance Assessment District 1983-1; Landscaping and Lighting District 1983-2;
Landscaping and Lighting District 1986-1; Landscaping and Lighting District 1997-1;
and, Street Lighting Maintenance Assessment District 1999-1.
FINANCIAL IMPACT:
A summary of revenues, expenditures, and balances of each District is shown in the
table below.
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SUMMARY OF PROJECTED ASSESSMENT DISTRICT
FISCAL YEAR 2020-21 REVENUES & EXPENDITURES
CITYWIDE ST LIGHT
1983-1
STAGECOACH RD
LANDSCAPE 1983-2
DOUGHERTY RD
LANDSCAPE 1986-1
SANTA RITA
LANDSCAPE 1997-1
EAST DUBLIN ST
LIGHT 1999-1
BEGINNING RESERVE BALANCE* $ 479,653 $ 210,491 $ 415,595 $ 880,676 $ 361,131
PROJECTED REVENUE $ 325,044 $ 106,586 $ 144,851 $ 401,211 $ 348,537
PROJECTED EXPENDITURE $ (221,425) $ (65,396) $ (130,426) $ (353,121) $ (251,531)
ENDING RESERVE BALANCE $ 583,272 $ 251,681 $ 430,020 $ 928,766 $ 458,137
DESIGNATED FOR CAPITAL $ 472,560 $ 218,983 $ 364,807 $ 752,206 $ 352,424
DESIGNATED FOR OPERATING $ 110,713 $ 32,698 $ 65,213 $ 176,561 $ 105,713
*BEGINNING RESERVE BALANE INCLUDES CAPITAL AND OPERATING RESERVES
DESCRIPTION:
At the City Council meeting held on May 19, 2020, the City Council initiated the annual
proceedings, received the Preliminary Engineer’s Reports for each of the five
maintenance assessment districts, and set a public hearing date of June 2, 2020, to
receive comments on the proposed Fiscal Year 2020-21 assessments for each district.
Details of each district and the proposed assessment amounts can be found in the
attached May 19, 2020, City Council report (Attachment 1).
Staff proposes that the City Council hold the public hearing, deliberate, and adopt the
following Resolution Approving Engineer’s Report, Confirming Diagram and
Assessment, and Ordering Levy of Assessment for:
• Street Lighting Maintenance Assessment District No. 1983-1
• Landscape and Lighting District No. 1983-2
• Landscape and Lighting District No. 1986-1
• Landscape and Lighting District No. 1997-1
• Street Lighting Maintenance Assessment District No. 1999-1
STRATEGIC PLAN INITIATIVE:
None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Public hearing notices were published in the newspaper and posted at City Hall. Copies
of the public hearing notices and Engineer’s Reports were also posted on the City of
Dublin website.
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ATTACHMENTS:
1. City Council Staff Report dated May 19, 2020 (without attachments)
2. Resolution Approving Annual Engineer's Reports
3. Engineer's Report for Street Lighting Maintenance District 1983-1
4. Engineer's Report for Landscaping and Lighting Maintenance District 1983-2
5. Engineer's Report for Landscaping and Lighting Maintenance District 1986-1
6. Engineer's Report for Landscaping and Lighting Maintenance District 1997-1
7. Engineer's Report for Street Lighting Maintenance District 1999-1
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STAFF REPORT
CITY COUNCIL
DATE: May 19, 2020
TO: Honorable Mayor and City Councilmembers
FROM:
Linda Smith, City Manager
SUBJECT:
Direct Preparation of Annual Engineer's Reports, Approve Preliminary
Engineer's Reports, and Appoint a Time and Place for Hearing Protests for
Street Lighting Maintenance District 1983-1, Landscape and Lighting
District 1983-2, Landscape and Lighting District 1986-1, Landscape and
Lighting District 1997-1, and Street Lighting Maintenance District 1999 -1
Prepared by: Nancy Nelson, Management Analyst II
EXECUTIVE SUMMARY:
The City Council will consider directing preparation of the Fiscal Year 2020-21
Engineer’s Reports, approving the preliminary Fiscal Year 2020-21 Engineer's Reports,
and scheduling a public hearing date of June 2, 2020 for the five assessment districts.
STAFF RECOMMENDATION:
1) Adopt the Resolution Directing Preparation of Annual Engineer’s Reports for Street
Lighting Maintenance District 1983-1, Landscape and Lighting District 1983-2,
Landscape and Lighting District 1986-1, Landscape and Lighting District 1997-1, and
Street Lighting Maintenance District 1999 -1; and 2) Adopt the Resolution Approving
the Preliminary Engineer’s Reports and Appointing a Time and Place for Hearing
Protests for Street Lighting Maintenance District 1983-1, Landscape and Lighting
District 1983-2, Landscape and Lighting District 1986 -1, Landscape and Lighting District
1997-1, and Street Lighting Maintenance District 1999 -1.
FINANCIAL IMPACT:
The cost of preparing the Engineer's Reports is budgeted in the Fiscal Year 2019-20
budget and is paid by each respective assessment district. A summary of revenues,
expenditures, and balances of each district is shown in the table below. Revenues and
expenditures for each assessment district are tracked separately.
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SUMMARY PRELIMINARY ASSESSMENT DISTRICT
PROJECTED FISCAL YEAR 2020-21 REVENUE & EXPENDITURES
Citywide
St. Light
1983-1
Stagecoach
Rd
Landscape
1983-2
Dougherty
Rd
Landscape
1986-1
Santa Rita
Landscape
1997-1
East Dublin
St. Light
1999-1
PROJECTED REVENUE $325,044 $106,586 $144,851 $401,211 $348,537
ESTIMATED
EXPENDITURES
($221,425) ($65,396) ($130,426) ($353,121) ($211,425)
TRANSFER TO CAPITAL
IMPROVEMENT FUND
($103,619) ($41,190) ($14,425) ($48,090) ($137,112)
BALANCE TO RESERVES ($0) ($0) ($0) ($0) ($0)
RESERVE BALANCE
ESTIMATED BEGINNING
BALANCE1
$479,653 $210,491 $415,595 $880,676 $361,131
RESERVE TRANSFER TO
OPERATING FUND
$0 $0 $0 $0 ($40,106)
RESERVE TRANSFER TO
CAPITAL IMPROVEMENT
FUND
$103,619 $41,190 $14,425 $48,090 $137,112
PROJECTED ENDING
BALANCE FISCAL YEAR
2020-211
$583,272 $251,681 $430,020 $928,767 $458,137
1The Fund balances shown in the table above, represent amounts held for both
operating reserves and capital replacement.
DESCRIPTION:
The procedure for establishing annual maintenance assessments is governed by the
Landscaping and Lighting Act of 1972, which is State Law codified in the Streets and
Highways Code. The procedure requires that the City Council direct preparation of
Engineer’s Reports and consider approval of those reports for the City of Dublin’s two
street lighting maintenance assessment districts and the three landscaping and lighting
districts described below for Fiscal Year 2020-21. The City Council must also consider
setting a public hearing date in order to hear any protests prior to approving the levy of
assessments in each district. Staff proposes the public hearing to be on June 2, 2020, in
the City of Dublin City Council Chambers, or at another City facility, telephonic, or
electronic place, if such meeting is held pursuant to the authority granted by Executive
Order N-29-20, to hear protests and objections to the levy of assessments in each
district.
The five assessment districts formed under the Landscaping and Lighting Act of 1972
are briefly described below. More detailed information for each district, including a map
of the boundary of each district, can be found in Attachments 3 through 7.
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Citywide Street Lighting Maintenance Assessment District 1983 -1
This District was established to replace the County Service Area, which had paid
maintenance and energy costs for public streetlights within the City of Dublin. The
boundary of this assessment district encompasses the entire City, with the exception of
the Dublin Ranch area, Tracts 7067, 7586, 8024, 8073, and 8074, and the Boulevard
project. The City Council approved formation of this District on August 2, 1983, with the
initial assessment in the 1984-1985 tax year.
The maximum assessment allowed under the authorizing documents is $19.34 per unit
for residential uses and $106.37 per acre for commercial uses. The maximum
assessment has been levied since Fiscal Year 2007-08. There is no provision in the
formation documents to increase the per unit levy. As noted in the Engineer’s Report
any increase would require the approval of the property owners subject to the
assessment.
In past years, the largest expenditure within this District's operating expenses was the
annual capital lease payment to Chevron Energy Solutions for a light emitting diode
(LED) fixture retrofit project. This project took place in Fiscal Year 2012 -13, retrofitting
2,821 streetlights. In Fiscal Year 2016-17, the City Council approved the use of a
General Fund reserve to pay the annual capital lease payment; the entire lease balance
was subsequently paid off by the General Fund reserve in Fiscal Year 2018 -19. Without
the debt expenditure, the District is able to build up reserves and build up a capital
improvement fund balance for future repair and replacement costs of street light
infrastructure.
The proposed assessment amount for Fiscal Year 20 20-21 remains the same as Fiscal
Year 2019-20, as shown below.
City Street Lighting Assessments (District 1983-1)
Property Type Current Fiscal
Year
Proposed Fiscal
Year 2020-21
Annual
Change ($)
Equivalent Dwelling Unit
(EDU)
$19.34 $19.34 No Change
Commercial Per Acre $106.37 per acre $106.37 per acre No Change
Landscaping and Lighting Maintenance Assessment District 1983-2 (Stagecoach Road)
This District provides funds for the maintenance of certain landscape improvements in
the Dublin Hills Estates and Amador Lakes developments along Stagecoach Road. The
District's boundaries include all of Tract 4719 and covers the 150 -unit single-family
Dublin Hills Estates development and the Amador Lakes development. The City Council
approved formation of this District on January 23, 1984, with the initial assessment in
the 1985-1986 tax year.
The District is responsible for the maintenance of the Stagecoach Road landscaping
and the interior slope landscaping within Tract 4719. The spread of assessments
assigns 61.61% of the total assessment to the single -family homes of Dublin Hills
Estates and 38.39% to the Amador Lakes Apartments. The Fiscal Year 20 20-21
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assessments are expected to pay for the on-going maintenance and utility costs
associated with the District. Details related to the budgeted expenditures can be found
within the Fiscal Year 2020-21 Preliminary Engineer’s Report.
The assessment methodology approved in Fiscal Year 2003-04 by property owners in
the District includes an escalation clause that allows for adjustments to the assessment
according to the Consumer Price Index and the utility cost increases. These factors are
updated in the Engineer’s Report on an annual basis. The maximum assessment in the
Engineer’s Report for Fiscal Year 2020-21 is $469.70 per single family residence and
$79.42 per multi-family residence. The City can elect to levy less than the maximum
based on reserve funds on hand and the budgeted costs for District expenditures.
The proposed assessment amount for Fiscal Year 2020 -21 remains the same as Fiscal
Year 2019-20, as shown below.
Property Type Current
Fiscal Year
Proposed
Fiscal Year
2020-21
Annual
Change ($)
Dublin Hills Estates - Single Family
Homes
$409.40 $409.40 No Change
Amador Lakes - Apt / Condominiums $69.25 $69.25 No Change
Landscaping and Lighting Maintenance Assessment District 1986 -1 (Villages at Willow
Creek)
This District was formed with the initial assessment in the 1987-1988 tax year. The
District encompasses the Villages at Willow Creek development off Dougherty Road
and north of Amador Valley Boulevard. The surrounding homes are apartment
complexes, condominiums, and the 145-unit single family development (Ridgecreek).
The work performed by the District includes litter pickup, maintenance of sound walls,
and landscaping along Dougherty Road between Amador Valley Boulevard and Fall
Creek Road; along Amador Valley Boulevard between Doughert y Road and Wildwood
Road, and along Wildwood Road, Fall Creek Road, Shady Creek Drive , and Willow
Creek Drive. Landscaping within the condominium and apartment developments is the
responsibility of the homeowners' association or property owner for those in dividual
developments. The landscaping along and within the Alamo Creek channel area is not
included in the assessment district as it is the responsibility of Alameda County Flood
Control District, Zone 7. The Fiscal Year 2020-21 assessments are expected to pay for
the on-going maintenance and utility costs associated with the District. Details related to
the budgeted expenditures can be found within the Fiscal Year 2020-21 Preliminary
Engineer’s Report.
The assessment methodology approved in 2001 by property owners in the District
includes an escalation clause that allows for adjustments to the assessment according
to the Consumer Price Index and the utility cost increases. These factors are updated in
the Engineer’s Report on an annual basis. The maximum assessment in the Engineer’s
Report for Fiscal Year 2020-21 is $288.85 per single family residence, $144.42 per
multi-family residence, and $1,155.40 for commercial property.
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The proposed assessment amount for Fiscal Year 2020 -21 remains the same as Fiscal
Year 2019-20, as shown below.
Villages at Willow Creek Assessments (District 1986-1)
Property Type Current Fiscal
Year
Proposed
Fiscal Year
2020-21
Annual
Change ($)
Single Family Homes $204.59 $204.59 No Change
Amador Lakes - Apt /
Condominiums
$102.30 $102.30 No Change
Commercial $818.36 $818.36 No Change
Landscaping and Lighting Maintenance Assessment District 1997-1 (Santa Rita Area)
This District was formed in 1996 at the request of the Alameda County Surplus Property
Authority. The initial assessment was levied in Fiscal Year 1997-98. The area covered
by the District is bound by Gleason Drive on the north, Interstate 580 on the south,
Arnold Road on the west, and Tassajara Road on the east.
The District maintains portions of roadside landscaping for Dublin Boulevard, Hacienda
Drive, Central Parkway, Arnold Road, Tassajara Road (westerly portion), and Gleason
Drive. The District also maintains the trail and landscaping along the Tassajara Creek
channel. Median landscape maintenance is not included in this District.
As provided in the Engineer’s Report, individual lots in residential subdivisions are
assessed based on density. The original Engineer’s Report for this District provided for
an initial maximum assessment of $710.00 per acre, which could be increased annually
based on the change in the Consumer Price Index and the utility cost increases. This
maximum allowable assessment is updated in the Engineer’s Report on an annual
basis. The maximum assessment per acre in the Engineer’s Report for Fiscal Year
2020-21 is $1,511.98 per acre.
Although the assessment district formula establishes a maximum cost that can be
levied, based on planned expenditures in the District, the per-acre assessment remains
the same at $903.85 per acre.
The proposed assessment amount for Fiscal Year 20 20-21 remains the same as Fiscal
Year 2019-20, as shown below. The density of the various housing units differs the
allocation on a per acre basis and result in different assessments as shown below:
Santa Rita Area Assessments (District 1997-1)
Property Type Current Fiscal
Year
Proposed
Fiscal Year
2020-21
Annual
Change
($)
California Creekside single-family $128.52 per lot $128.52 per lot No
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Property Type Current Fiscal
Year
Proposed
Fiscal Year
2020-21
Annual
Change
($)
Change
California Brookside multi-family $55.69 per lot $55.69 per lot No
Change
Summer Glen - Richmond American
(north) Single Family
$112.54 per lot $112.54 per lot No
Change
Summer Glen - Richmond American
(south)
$123.85 per lot $123.85 per lot No
Change
Summer Glen - Kaufman & Broad $172.36 per lot $172.36 per lot No
Change
Summer Glen - Pulte $216.24 per lot $216.24 per lot No
Change
Dublin Greene Tract 7084 single-
family
$136.13 per lot $136.13 per lot No
Change
Dublin Greene Tract 7149 multi-family $102.50 per unit $102.50 per
unit
No
Change
Dublin Greene Tract 7149
condominium/apartment
$53.43 per unit $53.43 per unit No
Change
Commercial (including retail, office,
and industrial uses, as well as
apartment properties)
$903.85 per
acre
$903.85 per
acre
No
Change
Street Lighting Maintenance Assessment District 1999-1
This District funds the electric energy, maintenance , and repair costs associated with
street lighting that has been installed in the Dublin Ranch area and Tracts 7067, 7586,
8024, 8073, and 8074. The City Council approved formation of th is District on June 1,
1999, with the initial assessment in the 1999-00 tax year.
The District also includes a capital improvement fund (CIF) reserve set aside to pay for
improvement projects outside the normal operations and maintenance costs. The CIF is
used to paint a portion of the decorative street light poles within the District. In addition
to pole painting, it is planned that in future years , the CIF will be used to complete a
project to convert the existing decorative lights to more energy efficient LED lights.
The assessment methodology in the original Engineer’s Report for this District includes
an escalation clause that allows for adjustments to the assessment according to the
Consumer Price Index and the utility cost increases. These factors a re updated in the
Engineer’s Report on an annual basis. The maximum assessment in the Engineer’s
Report for Fiscal Year 2020-21 adjusted by the approved adjustment formula is $5 5.94
per single family residence and $307.67 per acre for commercial parcels. The City can
levy less than the maximum based on reserve funds on hand and the budgeted costs
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for District expenditures.
The proposed assessment amount for Fiscal Year 2020-21 remains the same as Fiscal
Year 2019-20, as shown below.
Dublin Ranch Street Lighting Assessments (District 1999-1)
Property Type Current Fiscal
Year
Proposed Fiscal
Year 2020-21
Annual
Change ($)
Equivalent Dwelling Unit
(EDU)
$38.03 $38.03 No Change
Commercial Per Acre $209.15 per acre $209.15 per acre No Change
For the five assessment districts, Staff recommends that the City Council adopt the
resolution approving the respective preliminary Engineer’s Reports and scheduling a
public hearing for 7:00 p.m. on June 2, 2020, as the time and date for hearing
comments on the proposed assessment.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Following the City Council's approval of the Engineer's Reports, a public hearing for
each street lighting maintenance assessment district and landscaping and lighting
district will be scheduled as required.
ATTACHMENTS:
1. Resolution Directing Preparation of Annual Engineer's Reports
2. Resolution to Approve Preliminary Engineer's Reports and Appoint a Time and Place
of Hearing Protests
3. Preliminary Engineer's Report for Citywide Street Lighting Maintenance District 1983-
1
4. Preliminary Engineer's Report for Landscaping and Lighting Maintenance District
1983-2
5. Preliminary Engineer's Report for Landscaping and Lighting Maintenance District
1986-1
6. Preliminary Engineer's Report for Landscaping and Lighting Maintenance District
1997-1
7. Preliminary Engineer's Report for Street Lighting Maintenance District 1999 -1
RESOLUTION NO. XX - 20
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
APPROVING THE ENGINEER'S REPORT, CONFIRMING DIAGRAM AND ASSESSMENT,
AND ORDERING LEVY OF ASSESSMENT FOR CITY OF DUBLIN STREET LIGHTING
MAINTENANCE ASSESSMENT DISTRICT NO. 1983-1, LANDSCAPE AND LIGHTING
DISTRICT 1983-2, LANDSCAPE AND LIGHTING DISTRICT 1986-1, LANDSCAPE AND
LIGHTING DISTRICT 1997-1, AND STREET LIGHTING MAINTENANCE ASSESSMENT
DISTRICT 1999-1
WHEREAS, by its Resolution No. 40-20 (the “Resolution”), directing preparation of annual
reports for City of Dublin Street Lighting Maintenance Assessment District s and Landscaping
and Lighting Districts (the Districts”), the City Council designated the City Engineer , or their
designee, as Engineer of Work and ordered said Engineer to make and file a report in writing in
accordance with and pursuant to the Landscaping and Lighting Act of 1972 ; and
WHEREAS, said reports were made and filed with the City Clerk and duly considered by
this Council and found to be sufficient in every particular, whereupon it was determined that said
reports should stand as Engineer's Reports for all subsequent proceedings under and pursuant
to the aforesaid Resolution and that June 2, 2020, at 7:00 p.m. as the time and date for
comments on the proposed assessment, hearing by the City Council on the question of the levy
of the proposed assessment, notice of which hearing was published and posted in accordance
with the Landscaping and Lighting Act of 1972; and
WHEREAS, at the appointed time, said hearing was held, and all persons interested and
desiring to be heard were given an opportunity to be heard, and all matters pertaining to said
levy were heard and considered by this City Council, and this City Council thereby acquired
jurisdiction to order said levy and confirmation of diagram and assessment prepared by and
made a part of the reports of said Engineer to pay the cost and expenses thereof .
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby approve that:
(a) The property owners owning more than fifty percent of the area of assessable land
within each of the Districts had not, at the conclusion of said hearing, filed written
protests against the said proposed levy, or against the engineer's estimate of costs
and expenses, or against the maps and description, or against the diagram or the
assessment to pay for the costs and expenses thereof;
(b) The public interest, convenience, and necessity require that said levy be made;
(c) The Districts benefited by said improvements and to be assessed to pay the costs
and expenses thereof, and the exterior boundaries thereof are as shown by a map
thereof filed in the office of the City Clerk, which map is made a part hereof by
reference thereto.
PASSED, APPROVED AND ADOPTED this 2nd day of June, 2020, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
Prepared by:
Francisco & Associates, Inc.
231 Market Place, Suite 543
San Ramon, CA 94583
(925) 867-3400
Fiscal Year 2020-21
Final Engineer’s Report
June 2, 2020
City of Dublin
Street Lighting Maintenance
District No. 1983-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 TABLE OF CONTENTS
i Francisco & Associates, Inc.
Table of Contents
Page No.
Certificate .................................................................................................................... ii
Section I - Introduction ............................................................................................. 1
Section II – Engineer’s Report ................................................................................ 3
Part A – Plans and Specifications ............................................................. 5
Part B – Estimate of Cost ........................................................................... 7
Part C – Assessment District Diagram .................................................. 12
Part D – Method of Apportionment of Assessments ........................ 14
Part E - Assessment Roll ........................................................................... 18
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 CERTIFICATE
ii Francisco & Associates, Inc.
ENGINEER'S REPORT
CITY OF DUBLIN
STREET LIGHTING MAINTENANCE DISTRICT NO. 1983-1
FISCAL YEAR 2020-21
The undersigned, acting on behalf of Francisco & Associates, Inc. respectfully submits the
enclosed Engineer's Report as directed by the Dublin City Council pursuant to the provisions of
Article XIIID, Section 4 of the California Constitution, provisions of the Landscaping and Lighting
Act of 1972 and Section 22500 et al of the California Streets and Highways Code. The undersigned
certifies that he is a Professional Engineer, registered in the State of California.
Dated: May 4, 2020 By:
Eduardo Espinoza, P.E.
RCE # 83709
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 INTRODUCTION
1 Francisco & Associates, Inc.
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within the City of
Dublin Street Lighting Maintenance Assessment District No. 1983-1 (“District”) to maintain
the public street lighting improvements. The District was initially formed in 1983 to provide a
dedicated source of funding for the ongoing maintenance of street lighting improvements within
the boundaries of the District.
The assessments and method of apportionment described in this Report utilize commonly
accepted assessment engineering practices and have been calculated and proportionately spread
to each parcel based on the special benefits received as approved by the City Council at the time
the District was formed.
General Description of the District
The District was created in 1983 to replace the County of Alameda Lighting Service Area within
the City of Dublin and to fund the maintenance and servicing costs for the City’s street lighting
system. In Fiscal Year 1995-96, the City of Dublin acquired the PG&E-owned streetlights
within the District to reduce maintenance costs. The District includes all parcels that were
within the County of Alameda Lighting Service Area which includes all parcels within the City
except for Dublin Ranch; the Clifton Parc development in the western hills; Tracts 7067, 8024,
8073 and 8074; and the Jordan Ranch Development.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the District is
provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and Lighting Act
of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). All
assessments described in this Report and approved by the City Council are prepared in
accordance with the 1972 Act and are compliant with the provisions of the California
Constitution Article XIIID (“Article XIIID”), which was enacted with the passage of
Proposition 218 in November 1996. Pursuant to Article XIIID Section 5, certain existing
assessments are exempt from the substantive and procedural requirements of Article XIIID
Section 4. Specifically, Article XIIID Section 5(a) exempted:
“Any assessment imposed exclusively to finance the capital costs or maintenance and
operation expenses for sidewalks, streets, sewers, water, flood control, drainage systems or
vector control. Subsequent increases in such assessments shall be subject to the procedures
and approval process set forth in Section 4.”
The City has determined that the annual assessments originally established for the District were
for the maintenance and operation of street lights within the public street rights-of-way. As
such, pursuant to Article XIIID Section 5(a), the pre-existing assessment amount has been
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 INTRODUCTION
2 Francisco & Associates, Inc.
exempted from the procedural requirements of Article XIIID Section 4 since the amount of the
assessment has not increased since the passage of Proposition 218.
Any future increase in the assessment rate or substantial changes in the services provided would
require that the District be brought into compliance with all the requirements of Article XIIID and
would require the approval of the property owners subject to the assessment based upon a mailed
ballot which would be sent to each property owner.
Summary of District
A summary of the assessments to be levied for each property type are shown in the table below.
Based upon the estimated expenditures, a transfer will be contributed to the Capital
Improvement Fund Balance for Fiscal Years 2020-21 and 2021-22, which is also reflected in the
projected fund balances. However, should expenditures continue to rise to a level that exceeds
the annual assessment revenue, a transfer from the Operating Fund Balance will be required in
that fiscal year. Should annual transfers be required to cover annual expenditures, the fund
balance will be drawn upon and depleted in future years. Should this circumstance occur, this
may require a significant reduction in service levels in future years so that expenditures match
assessment revenues or the City will need to contribute to the District from other available funds
or increase the current assessment rate by receiving approval by property owners within the
District.
Property Type Assessment Rate
Single Family Residential (SFR)$19.34 per Parcel
Condominium $19.34 per Parcel
Duplex, Multi-Family Residential $38.68 per Parcel
Triplex, Multi-Family Residential $58.02 per Parcel
Fourplex, Multi-Family Residential $77.36 per Parcel
Apartments, Multi -Family Residential $116.04 per Parcel
Commercial/Industrial/Institutional $106.37 per Acre
Vacant Commercial $53.18 per Acre
Rural $9.67 per Parcel
Exempt, Cemeteries, Common Open Space $0 per Parcel
TABLE 1: ASSESSMENTS TO BE LEVIED
Street Lighting Maintenance District No. 1983-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ENGINEER’S REPORT
3 Francisco & Associates, Inc.
SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF
LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH
22679 OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
STREET LIGHTING MAINTENANCE DISTRICT NO. 1983-1
FISCAL YEAR 2020-21
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets and
Highways Code of the State of California, commencing with Section 22500), and in accordance
with the Resolution of Intention, adopted by the City Council of the City of Dublin on May 19,
2020, I, Eduardo Espinoza, the duly appointed Engineer of Work, Assessment Engineer for the
City of Dublin Street Lighting Maintenance District No. 1983-1 (the “District”) submit the
following Report, consisting of Section I (Introduction), and this, Section II (Engineer’s Report),
which consists of five (5) parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications for the
improvements are on file in the Office of the Director of Public Works of the City of Dublin and
are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be maintained for
Fiscal Year 2020-21, including incidental costs and expenses in connection therewith. The
estimate is attached hereto and is on file in the Office of the Director of Public Works of the City
of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the District,
the boundaries of any zones within the District and the lines and dimensions of each lot or parcel
of land within the District. This Diagram has been prepared by the Engineer of Work and is on file
in the Office of the Director of Public Works of the City of Dublin.
The lines and dimension of each lot or parcel within the District are those lines and dimensions
shown on the maps of the Alameda County Assessor for the year when this Report was prepared.
The Assessor’s maps and records are incorporated by reference herein and made a part of this
Report.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ENGINEER’S REPORT
4 Francisco & Associates, Inc.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each parcel’s land
use classification within the District in proportion to the estimated special benefits to be received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements apportioned to each
benefited parcel of land within the District. The Assessment Roll is filed in the Office of the City
Clerk of the City of Dublin and is incorporated in this Report. The list is keyed to the records of
the Alameda County Assessor, which are incorporated herein by reference.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 PLANS AND SPECIFICATIONS
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PART A
PLANS AND SPECIFICATIONS
The District provides for the continued installation, maintenance and servicing of street lighting
improvements within the public right-of-way which provide special benefit to parcels and
properties within the District.
As generally defined in the 1972 Act, maintenance and servicing of the street lighting improvements
may include one or any combination of the following:
1) The installation or construction of public lighting facilities, including, but not limited
to streetlights and traffic signals.
2) The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing
thereof; including but not limited to, grading, removal of debris, the installation or
construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation,
drainage, or electrical facilities.
3) The maintenance or servicing, or both, of any of the foregoing including the furnishing of
services and materials for the ordinary and usual maintenance, operation, and
servicing of any improvement, including, but not limited to:
a) Repair, removal, or replacement of all or any part of any improvements;
b) Grading, clearing, removal of debris, the installation, repair or construction of
curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or
electrical facilities;
c) The cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti;
d) Electric current or energy, gas, or other agent for the lighting or operation of any
other improvements.
4) Incidental expenses associated with the improvements including, but not limited to:
a) The cost of preparation of the report, including plans, specifications, estimates,
diagram, and assessment;
b) The costs of printing, advertising, and publishing, posting and mailing of notices;
c) Compensation payable to the County for collection of assessments;
d) Compensation of any engineer or attorney employed to render services;
e) Any other expenses incidental to the construction, installation, or maintenance
and servicing of the improvements; and,
f) Costs associated with any elections held for the approval of a new or increased
assessment.
Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for the
ordinary and usual maintenance, operation, and servicing of any improvement, including
repair, removal, or replacement of all or any part of any improvement.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 PLANS AND SPECIFICATIONS
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"Service" or "servicing" means the furnishing of electric current or energy, gas, or other
illuminating agent for any public lighting facilities or for the lighting or operation of any
other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s Public
Works Department and are made a part of this report by reference.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ESTIMATE OF COSTS
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PART B
ESTIMATE OF COSTS
All public streetlights and other eligible improvements within the District are maintained and
serviced on a regular basis, using assessment revenues. Since the assessment rate cannot be
increased, due to the passage of Proposition 218 in 1996, assessment revenues have not always
been sufficient to fund 100% of the annual operations and maintenance costs of street lighting in
past years. In years where the revenues were less than the costs to maintain the District
improvements, the District transferred funds from the District’s existing fund balances to fund the
shortfall in assessment revenues.
Although the District has seen an increase in revenue because of new development, the increases
in costs have increased much more quickly than the increase in assessment revenue because of
growth.
The proposed cost estimate for the District is shown in Table 2. This includes an estimate of the
costs of utilities, operations, services, administration and maintenance associated with the
improvements, including all labor, personnel, equipment, materials and administrative expenses
for the next two (2) fiscal years. The summary also shows the estimated fund balance, and the
projected contribution/(transfer) that will be required from the fund balance based upon the
estimated expenditures and assessment revenue. Projected cost estimates are also shown for two
(2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Operating Supplies – The cost of supplies for ongoing maintenance and servicing of the street
lighting improvements including street light repair parts and the labor associated with
performing the repair work. In addition, a portion of this cost is set aside as a contingency amount
for both large scheduled and unscheduled, but necessary repairs.
Contract with Alameda County – The cost of street light maintenance provided from the
County of Alameda based on the current fiscal year contract.
California Street Light Association – The cost of Street Light Association dues based on the
relative number of streetlights within the District.
Utilities Electricity – The cost of street light electrical energy use, including miscellaneous utility
charges.
Improvements (Not Building) – The cost of improvements (not building) includes costs
associated with the maintenance, construction, and rehabilitation of authorized improvements.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the other
District Costs defined above.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ESTIMATE OF COSTS
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Legal Notices – The cost of legal notices includes costs associated with preparation and
publishing of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide services
specific to the annual levy administration, including preparation of the Engineer’s Report,
resolutions, and levy submittal to the County. These fees can also include any additional
administrative, legal, or engineering services specific to the District such as the cost to prepare
and mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs derived
by the City’s Public Works Department or other department in relation to the administration and
management of the District.
County per Assessment Collection Fee – The cost to the District for the County to collect
assessments on the annual secured property tax bills. Alameda County charges 1.7% of the total
amount levied.
Miscellaneous Costs and Collections/(Credits) Applied to Levy
Reserve Collection/(Transfer) – The 1972 Act pursuant to Chapter 1, Article 4 Section 22569 (a),
provides for a District Reserve Fund for operations. Negative amounts shown for this cost
estimate item represent transfers from the Reserve Fund that reduces the Balance to Levy.
Maintaining a fully funded Operating Reserve eliminates the need for the City to transfer funds
from non-District accounts to pay for operational expenses during the first half of the Fiscal Year
and provides the District with sufficient funds to address any unforeseen or unusual expenditures
that may occur during the year.
Capital Improvement Fund Collection/(Transfer) – The 1972 Act pursuant to Chapter 5,
beginning with Section 22660, provides for the District to establish by resolution an assessment
installment plan for proposed improvements and expenditures that are greater than can be
conveniently raised from a single annual assessment. Depending on the nature of the planned
improvements, the collection of funds necessary to complete the project may be collected over a
period up to thirty years, but typically not more than five years. The funds collected shall be
accumulated in a separate improvement fund commonly referred to as a Capital Improvement
Fund (CIF) and are not considered part of the regular maintenance of the improvements or the
Reserve Fund.
Because the money accumulated in the Capital Improvement Fund is for a specific planned
project (budgeted separately), the amount shown for this item in the annual cost estimate will
typically be a positive number representing the amount being collected that year as part of the
Balance to Levy. A negative number (Transfer) should only occur after the project has been
completed and excess funds are being credited back to the District’s regular accounts. The
annual fund Reserve Collection/(Transfer) and Capital Improvement Fund Collection/(Transfer)
are shown under the Fund Balance Information section of the Cost Estimate.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ESTIMATE OF COSTS
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Balance to Levy – This is the total amount to be collected for the current fiscal year through the
annual assessments (for special benefits). The Balance to Levy represents the sum of Total
District (Direct and Administration) Costs, Reserve Fund Contributions or Transfers,
Contributions from Other Revenue Sources, and the Contribution Replenishment (if any). Only
those costs related to the improvements identified as conferring special benefits to property within
the District are levied and collected on the tax roll.
The following page shows the cost estimates for Fiscal Year 2020-21 and 2021-22.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ESTIMATE OF COSTS
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CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ESTIMATE OF COSTS
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Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be collected for
capital improvement projects. Capital improvement projects generally include the repair and
replacement of public improvements authorized to be maintained by the District. These funds are
collected and often accumulated in a separate fund and are not considered to be a part of the
regular maintenance of the improvements.
Following is a list of capital improvement projects the City plans to address utilizing District funds
in the upcoming fiscal years and thereafter as funds allow.
San Ramon Trail Improvements: The City has identified street lighting improvements
needed along the San Ramon Trail.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ASSESSMENT DIAGRAM
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PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel within
the District are those lines and dimensions shown on the maps of the Alameda County Assessor
for the year in which this Report was prepared and are incorporated by reference herein and made
part of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
City of DublinLandscape and Lighting District No. 1983-1Assessment Diagram
Prepared by Francisco & Associates, Inc.
N:\Dublin\FY18-19\Diagrams\LLAD1983-1_Assessment Diagram (SA 04/20/2018)
3,250 0 3,250 6,5001,625 Feet
Legend
LLAD 1983-1 BoundaryCity Limit
Parcel Lines
Parcels within LLAD 1983-1
Dublin BlvdSan Ramon RdTassajaraRd
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 METHOD OF APPORTIONMENT
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of
providing certain public improvements which include the construction, maintenance and
servicing of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that
the cost of these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned
by any formula or method which fairly distributes the net amount among all assessable lots or
parcels in proportion to the estimated benefits to be received by each such lot or parcel from
the improvements.”
The formula used for calculating assessments in the District therefore reflects the composition of
the parcels, and the improvements and services provided, to fairly apportion the costs based on
estimated benefit to each parcel. In addition, pursuant to Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the reasonable cost of the
proportional special benefit conferred on that parcel. Only special benefits are assessable, and
an agency shall separate the general benefits from the special benefits conferred on a parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the corresponding
assessments have been proportionately spread to each parcel based on special benefits received
from the improvements as determined at the time the District was established.
General Benefits — In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well as the
reasons for installing and constructing such improvements, it is evident that the improvements
are solely the result of developing properties within the District and the ongoing maintenance
and operation of these improvements will directly affect the properties within the District.
Although the improvements include public areas, easements, right-of-way’s and other amenities
available or visible to the public at large, the construction and installation of these improvements
were only necessary for the development of properties within the District and were not required,
nor necessarily desired by any properties or developments outside the District boundary and any
public access or use of the improvements by others is incidental. Therefore, it has been
determined that the improvements and the ongoing maintenance, servicing and operation of
those improvements provide no measurable general benefit to properties outside the District or
to the public at large, but clearly provide distinct and special benefits to properties within the
District.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 METHOD OF APPORTIONMENT
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Special Benefits — The method of apportionment (method of assessment) outlined herein is
based on the premise that each assessed parcel within the District receives special benefits from
the improvements and the desirability and security of those properties as enhanced by the
presence of public lighting near those properties.
The special benefits conferred on property from street lighting and other public lighting facilities
includes the convenience, safety, and security of property, improvements, and goods. Specifically:
1) Enhanced deterrence of crime and the aid to police protection.
2) Increased nighttime safety on roads, streets and public areas.
3) Improved ability of pedestrians and motorists to see.
4) Improved ingress and egress to property.
5) Reduced vandalism and other criminal act and damage to improvements or property.
6) Improved traffic circulation and reduced nighttime accidents and personal property loss.
The preceding special benefits contribute to the aesthetic value and desirability of each of the
assessed parcels within the District and thereby provide a special enhancement of the properties.
Furthermore, it has been determined that the lack of funding to properly service and maintain the
District improvements would have a negative impact on the properties within the District.
All the preceding special benefits contribute to a specific enhancement and desirability of each of
the assessed parcels within the District.
Non-Assessable Properties — Within the boundaries of the District, there are several types of
properties that are considered to receive no special benefit from the District improvements and
are therefore not assessed. These parcels include:
1) Publicly owned parcels that are reserved as public open space or are developed as City
parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with an
adjacent larger parcel. The adjacent larger parcels, of which these "sliver" parcels are a part,
are assessed at the residential rate.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 METHOD OF APPORTIONMENT
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Assessment Methodology
The special benefits received by each parcel within the District and each parcel’s proportional
annual assessment are calculated based on a formula that utilizes Equivalent Dwelling Units. The
Equivalent Dwelling Unit (EDU) method of apportionment establishes a proportional benefit
relationship between the various parcels within the District and the improvements maintained by
the District. The typical single family residential parcel is assigned 1.00 Equivalent Dwelling Unit
(EDU) since it represented more than 73% of the total parcels within the District.
EDU’s are assigned to the other land uses based upon the property’s development status, type of
development (County of Alameda land use code) and property size as shown in the table below.
Parcels determined to be vacant will be assessed at a reduced rate of 50%, by multiplying the
parcel’s assigned EDU factor by 0.5 (or 50%).
Single-Family Residential (SFR) — (County land use 1x) this land use identifies properties
that are developed for single family residential use and are assigned a factor of 1.00 EDU per
parcel. This is the base value that all other land use types are compared and weighted against (i.e.
Equivalent Dwelling Unit “EDU”). This land use classification may include, but is not limited to,
lots or parcels identified as single family residential homes, planned development (tract or
townhouse type), and modular/manufactured single family residential units.
Condominium Unit — (County land use 73) this land use identifies properties that are
subdivided residential parcels that have more than one residential unit developed on the
property. This land use is assigned 1.00 EDU per unit.
Duplex, Multi-family Residential — (County land use 22) this land use identifies properties
that are developed for multi-family residential use and are assigned a factor of 2.00 EDU per
parcel. This land use classification includes double or duplex units.
Triplex, Multi-family Residential — (County land use 23) this land use identifies properties
that are developed for multi-family residential use and are assigned a factor of 3.00 EDU per
parcel. This land use classification includes triplex units; or double or duplex units together with a
single-family home.
Property Type EDU Factor
Single Family Residential (SFR)1.00 per Parcel
Condominium 1.00 per Parcel
Duplex, Multi-Family Residential 2.00 per Parcel
Triplex, Multi-Family Residential 3.00 per Parcel
Fourplex, Multi-Family Residential 4.00 per Parcel
Apartments, Multi -Family Residential 6.00 per Parcel
Commercial/Industrial/Institutional 5.50 per Acre
Vacant Commercial 2.75 per Acre
Rural 0.50 per Parcel
Exempt, Cemeteries, Common Open Space 0.00 per Parcel
TABLE 3: ASSESSMENT METHODOLOGY
Street Lighting Maintenance District No. 1983-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 METHOD OF APPORTIONMENT
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Fourplex, Multi-family Residential — (County land use 24) this land use identifies
properties that are developed for multi-family residential use and are assigned a factor of 4.00
EDU per parcel. This land use classification includes four living units; a fourplex, a triplex and a
single-family home, two doubles or duplexes, or a combination thereof.
Apartment Complex, Multi-family Residential — (County land use 7x, except 73) This land
use identifies properties that are developed for multi-family residential use of five (5) or more
units and are assigned a factor of 6.00 EDU per parcel. This land use classification may include, but
is not limited to, lots or parcels identified as vacant apartment land capable of supporting 5 or more
units, residential property converted to 5 or more units, cooperatives, restricted income
properties, fraternities, sororities, church homes, multiple residential (5 or more units), and
residential high-rise (7 or more units).
Commercial — (County land use 3x, 8x, 9x) this land use identifies properties that are
considered improved for commercial use and are assigned a factor of 5.50 EDU per gross acre. This
land use classification may include, but is not limited to, lots or parcels identified as car washes,
commercial garages, automotive dealerships, parking lots, parking garages, service stations,
funeral homes, nursing or boarding homes, hospitals, hotels/motels, banks, medical-dental, single
and multi-story office buildings, commercial land, department stores, discount stores, restaurants,
shopping centers, or supermarkets.
Industrial — (County land use 4x) this land use identifies properties that are developed for
industrial use and are assigned a factor of 5.50 EDU per gross acre. This land use classification
may include, but is not limited to lots, or parcels identified as vacant industrial land,
warehouses, light and heavy industrial, nurseries, sand and gravel quarries, salt ponds, trucking
and distribution terminals, wrecking yards, and miscellaneous industrial.
Institutional — (County land use 6x, except 65) this land use identifies properties that are
developed for institutional use and are assigned a factor of 5.50 EDU per gross acre. This land use
classification may include, but is not limited to, lots or parcels identified as vacant land that is
a necessary part of an institutional property, improved government-owned property, low income
housing (secured P.I.’s only), golf courses, private schools, churches, lodge-halls, clubhouses, and
other institutional properties.
Rural Property — (County land use 5x) this land use identifies properties that are defined as
rural lands and are assigned a factor of 0.50 EDU per parcel. This land use classification may
include, but is not limited to, lots or parcels identified as rural residential home sites, one or more
mobile homes on rural home sites, rural property with significant commercial or industrial use,
property used for agriculture (more than 10 acres), rural land in transition to higher land use
classification, and rural land under non-renewal of the Williamson Act.
Exempt Property, Cemeteries & Common Open Space — (County land use 0, 03-05, 65) this
land use identifies properties that are exempt from assessment and are assigned 0.00 EDU. This
land use classification may include, but is not limited to, lots or parcels identified as exempt
public agencies; property leased or owned by public utilities, cemeteries, and planned
development common areas.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-1 FY 2020-21 ASSESSMENT ROLL
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PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or parcel, as
shown on the latest roll at the Assessor’s Office, are on file under separate cover with the City
Clerk. Furthermore, the description of each lot or parcel is part of the records of the Assessor of
the County of Alameda and those records are, by reference, made part of this report. The
assessments shown will be submitted to the County Auditor/Controller and included on the
property tax roll for each parcel shown in the assessment roll for Fiscal Year 2020-21.
Parcel identification, the lines and dimensions of each lot, parcel and subdivision of land
within the District, are inclusive of the parcels as shown on the Alameda County Assessor's
Parcel Maps as they existed at the time of the passage of the Resolution of Intention, and shall
include subsequent subdivisions, lot line adjustments or parcel changes therein. Reference is
hereby made to the Alameda County Assessor’s maps for a detailed description of the lines and
dimensions of each lot and parcel of land within the District.
City of Dublin
Landscape and Lighting
District No. 1983-2
Prepared by:
Francisco & Associates, Inc.
231 Market Place, Suite 543
San Ramon, CA 94583
(925) 867-3400
Fiscal Year 2020-21
Final Engineer’s Report
June 2, 2020
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 TABLE OF CONTENTS
i Francisco & Associates, Inc.
Table of Contents
Page No.
Certificate .................................................................................................................... ii
Section I - Introduction ............................................................................................. 1
Section II – Engineer’s Report ................................................................................ 3
Part A – Plans and Specifications ............................................................. 5
Part B – Estimate of Cost ........................................................................... 7
Part C – Assessment District Diagram .................................................. 11
Part D – Method of Apportionment of Assessments ......................... 13
Part E - Assessment Roll ........................................................................... 17
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 CERTIFICATE
ii Francisco & Associates, Inc.
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING ASSESSMENT DISTRICT NO. 1983-2
FISCAL YEAR 2020-21
The undersigned, acting on behalf of Francisco & Associates, Inc. respectfully submits the
enclosed Engineer's Report as directed by the Dublin City Council pursuant to the provisions of
Article XIIID, Section 4 of the California Constitution, provisions of the Landscaping and Lighting
Act of 1972 and Section 22500 et al of the California Streets and Highways Code. The undersigned
certifies that he is a Professional Engineer, registered in the State of California.
Dated: May 4, 2020 By:
Eduardo Espinoza, P.E.
RCE # 83709
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 INTRODUCTION
1 Francisco & Associates, Inc.
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within the City of
Dublin Landscape and Lighting Assessment District No. 1983-2 (“District”) to maintain the
landscaping and irrigation improvements within the District.
The assessments and methods of apportionment described in this Report utilize commonly accepted
assessment engineering practices and have been calculated and proportionately spread to each parcel
based on the special benefits received as approved by the City Council at the time the District was
formed.
General Description of the District
The District was initially formed in 1983 to provide a dedicated source of funding for the on-going
maintenance of street landscaping within Tract 4719. The District originally included the
maintenance of Stagecoach Park and the landscaping along Stagecoach Road north of the City Limit;
however, those improvements are no longer funded by the District. Currently, the District includes
only the roadway landscaping along Stagecoach Road and on the "interior slopes" (Coral Way and
Agate Way) within the Dublin Hills Estates development. The maintenance cost of Stagecoach Park,
as well as the undeveloped Dougherty Hills Park, is paid by the City through the Park Maintenance
Operating Budget and is not a part of this Assessment District.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the District is
provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and Lighting Act of
1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). All assessments
described in this Report and approved by the City Council are prepared in accordance with the 1972
Act and are in compliance with the provisions of the California Constitution Article XIIID (“Article
XIIID”), which was enacted with the passage of Proposition 218 in November 1996.
Pursuant to Article XIIID Section 5, certain existing assessments were exempt from the substantive
and procedural requirements of Article XIIID Section 4. Specifically, Article XIIID Section 5(a)
exempted:
“Any assessment imposed exclusively to finance the capital costs or maintenance and
operation expenses for sidewalks, streets, sewers, water, flood control, drainage systems or
vector control. Subsequent increases in such assessments shall be subject to the procedures
and approval process set forth in Section 4.”
The City has determined that the annual assessments originally established for the District were for
the maintenance and operation of landscaping within the public street rights-of-way or public
easements.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 INTRODUCTION
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However, in 2003/2004, the City conducted a public hearing that included a mailed ballot to all the
property owners in this District proposing an increased assessment to maintain and replace certain
landscaping improvements. In accordance with the requirements of Proposition 218 the property
owners approved a 10% increase in assessment rates, and the addition of an escalation clause for
succeeding years that allows the maintenance cost to increase according to the Consumer Price Index
and the utility cost to increase according to the actual cost of utilities.
Any future increase in the assessment rate more than the maximum allowable rate or substantial
changes in the services provided would require the approval of the property owners subject to the
assessment based upon a mailed ballot which would be sent to each property owner pursuant to the
provisions of the California Constitution Article XIIID.
Summary of District
A summary of the assessments to be levied in Fiscal Year 2020-21 for each property type is shown in
the table below.
Property Type Assessment Rate
Single Family Residential (SFR)$409.40 per Parcel
Multi Family Residential (MFR)$69.25 per Parcel/Unit
Exempt, Cemeteries, Common Open Space $0.00 per Parcel
TABLE 1: SUMMARY OF PROPOSED ASSESSMENTS
Landscape & Lighting District No. 1983-2
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 ENGINEER’S REPORT
3 Francisco & Associates, Inc.
SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF
LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH
22679 OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1983-2
FISCAL YEAR 2020-21
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets and
Highways Code of the State of California, commencing with Section 22500), and in accordance
with the Resolution of Intention, adopted by the City Council of the City of Dublin on May 19,
2020, I, Eduardo Espinoza, the duly appointed Engineer of Work, Assessment Engineer for the
City of Dublin Landscape and Lighting District No. 1983-2 (the “District”) submit the following
Report, consisting of Section I (Introduction), and this, Section II, which consists of five (5) parts
as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications for the
improvements are on file in the Office of the Director of Public Works of the City of Dublin and
are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be maintained for
Fiscal Year 2020-21, including incidental costs and expenses in connection therewith. The
estimate is attached hereto and is on file in the Office of the Director of Public Works of the City
of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the District,
the boundaries of any zones within the District and the lines and dimensions of each lot or parcel
of land within the District. This Diagram has been prepared by the Engineer of Work and is on file
in the Office of the Director of Public Works of the City of Dublin.
The lines and dimension of each lot or parcel within the District are those lines and dimensions
shown on the maps of the Alameda County Assessor for the year when this Report was prepared.
The Assessor’s maps and records are incorporated by reference herein and made a part of this
Report.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 ENGINEER’S REPORT
4 Francisco & Associates, Inc.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each parcel’s land
use classification within the District in proportion to the estimated special benefits to be received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements apportioned to each
benefited parcel of land within the District. The Assessment Roll is filed in the Office of the City
Clerk of the City of Dublin and is incorporated in this Report. The list is keyed to the records of
the Alameda County Assessor, which are incorporated herein by reference.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 PLANS AND SPECIFICATIONS
5 Francisco & Associates, Inc.
PART A
PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and servicing of the landscaping and irrigation
improvements within the public right-of-way and public easement along Stagecoach Road between
the limits of Amador Valley Boulevard and the northerly City Limit. In addition, the District also
provides for the maintenance of the slopes, including landscaping and irrigation, within the public
right-of-way for the slope areas along the rear of Lots 80 through 86, and 37 through 48 within Tract
4719.
As generally defined in the 1972 Act, maintenance and servicing of the improvements may include
one or any combination of the following:
1) The installation or planting of landscaping. The installation or construction of statuary,
fountains, and other ornamental structures and facilities.
2) The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing thereof;
including but not limited to, grading, removal of debris, the installation or construction of
curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical
facilities.
3) The maintenance or servicing, or both, of any of the foregoing including the furnishing of
services and materials for the ordinary and usual maintenance, operation, and servicing
of any improvement, including, but not limited to:
a. Repair, removal, or replacement of all or any part of any improvements;
b. Grading, clearing, removal of debris, the installation, repair or construction of
curbs, gutters, walls, sidewalks, paving, or water, irrigation, drainage, or electrical
facilities;
c. Providing for the life, growth, health, and beauty of landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or
injury;
d. The removal of trimmings, rubbish, debris, and other solid waste;
e. The cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti;
f. Electric current or energy, gas, or other agent for the lighting or operation of any
other improvements;
g. Water for the irrigation of any landscaping, the operation of any fountains,
or the maintenance of any other improvements.
4) Incidental expenses associated with the improvements including, but not limited to:
a. The cost of preparation of the report, including plans, specifications, estimates,
diagram, and assessment;
b. The costs of printing, advertising, and the publishing, posting, and mailing of notices;
c. Compensation payable to the County for collection of assessments;
d. Compensation of any engineer or attorney employed to render services;
e. Any other expenses incidental to the construction, installation, or
maintenance and servicing of the improvements; and,
f. Costs associated with any elections held for the approval of a new or increased
assessment.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 PLANS AND SPECIFICATIONS
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Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for
the ordinary and usual maintenance, operation, and servicing of any improvement,
including repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or
other illuminating agent for any public lighting facilities or for the lighting or
operation of any other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s Public Works
Department and are made a part of this report by reference.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 ESTIMATE OF COSTS
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PART B
ESTIMATE OF COSTS
All landscape and other eligible improvements within the District are maintained and serviced on a
regular basis. The proposed cost estimate for the District is shown on a following page herein. This
includes an estimate of the costs of utilities, operations, services, administration and maintenance
associated with the improvements, including all labor, personnel, equipment, materials and
administrative expenses. The summary also shows the estimated fund balance, and the projected
contribution/ (transfer) based upon the estimated expenditures and assessment revenue. Projected
cost estimates are also shown for the next two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Maintenance Landscape – The cost of maintenance and repair of the landscaping and open space
areas within the District.
Utilities Water – The cost of furnishing water for maintenance of landscape and irrigation systems
within the District.
Utilities Electricity – The cost of electricity for maintenance of landscape, powering of irrigation
systems, and entry lighting within the District.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the other
District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and publishing
of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide services
specific to the annual levy administration, including preparation of the Engineer’s Report,
resolutions, and levy submittal to the County. These fees can also include any additional
administrative, legal, or engineering services specific to the District such as the cost to prepare
and mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs derived
by the City’s Public Works Department or other department in relation to the administration and
management of the District.
County per Assessment Collection Fee – The cost to the District for the County to collect
assessments on the annual secured property tax bills. Alameda County charges 1.7% of the total
levy amount.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 ESTIMATE OF COSTS
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Miscellaneous Costs and Collections/(Credits) Applied to Levy
Reserve Collection/(Transfer) – The 1972 Act pursuant to Chapter 1, Article 4 Section 22569 (a),
provides for a District Reserve Fund for operations. Negative amounts shown for this cost
estimate item represent transfers from the Reserve Fund that reduces the Balance to Levy.
Maintaining a fully funded Operating Reserve eliminates the need for the City to transfer funds
from non-District accounts to pay for operational expenses during the first half of the fiscal year
and provides the District with sufficient funds to address any unforeseen or unusual expenditures
that may occur during the year.
Capital Improvement Fund Collection/(Transfer) – The 1972 Act pursuant to Chapter 5, beginning
with Section 22660, provides for the District to establish by resolution an assessment installment
plan for proposed improvements and expenditures that are greater than can be conveniently raised
from a single annual assessment. Depending on the nature of the planned improvements, the
collection of funds necessary to complete the project may be collected over a period up to thirty
years, but typically not more than five years. The funds collected shall be accumulated in a
separate improvement fund commonly referred to as a Capital Improvement Fund (CIF) and are
not considered part of the regular maintenance of the improvements or the Reserve Fund.
Because the money accumulated in the Capital Improvement Fund is for a specific planned project
(budgeted separately), the amount shown for this item in the annual cost estimate will typically
be a positive number representing the amount being collected that year as part of the Balance to
Levy. A negative number (Transfer) should only occur after the project has been completed and
excess funds are being credited back to the District’s regular accounts. The actual fund balances
and expenditures for Capital Improvements are clearly identified under the Fund Balance
Information section of the cost estimate.
Balance to Levy – This is the total amount to be collected for the current fiscal year through the
annual assessments (for special benefits). The Balance to Levy represents the sum of Total
District (Direct and Administration) Costs, Reserve Fund Contributions or Transfers,
Contributions from Other Revenue Sources, and the Contribution Replenishment (if any). Only
those costs related to the improvements identified as conferring special benefits to property within
the District are levied and collected on the tax roll.
The following page shows the cost estimates for Fiscal Year 2020-21 and 2021-22.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 ESTIMATE OF COSTS
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CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 ESTIMATE OF COSTS
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Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be collected for
capital improvement projects. Capital improvement projects generally include the repair and
replacement of public improvements authorized to be maintained by the District. These funds are
collected and often accumulated in a separate fund and are not considered to be a part of the
regular maintenance of the improvements.
Following is a list of capital improvement projects the City plans to address utilizing District funds
in the upcoming fiscal years and thereafter as funds allow.
General Improvements: The City has identified the need for minor retaining wall repairs,
additional irrigation and planting, as well as repairs to V-ditches, which fall outside the
scope of the regular maintenance budget for the District. Repairs will be addressed based
upon need and available fund balance in the upcoming two-year cycle.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 ASSESSMENT DIAGRAM
11 Francisco & Associates, Inc.
PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel within
the District are those lines and dimensions shown on the maps of the Alameda County Assessor for
the year in which this Report was prepared and are incorporated by reference herein and made part
of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
City of DublinLandscape and Lighting District No. 1983-2Assessment Diagram
Prepared by Francisco & Associates, Inc.St
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N:\Dublin\FY18-19\Diagrams\LLAD1983-2_Assessment Diagram (SA 01/24/2018)
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 METHOD OF APPORTIONMENT
13 Francisco & Associates, Inc.
PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of
providing certain public improvements which include the construction, maintenance and servicing
of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that the cost of
these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned
by any formula or method which fairly distributes the net amount among all assessable lots or
parcels in proportion to the estimated benefits to be received by each such lot or parcel from
the improvements.”
The formula used for calculating assessments in the District therefore reflects the composition of
the parcels, and the improvements and services provided, to fairly apportion the costs based on
estimated benefit to each parcel. In addition, pursuant to Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the reasonable cost of the
proportional special benefit conferred on that parcel. Only special benefits are assessable,
and an agency shall separate the general benefits from the special benefits conferred on a
parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the corresponding
assessments have been proportionately spread to each parcel based on special benefits received
from the improvements as determined at the time the District was established.
General Benefits — In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well as the
reasons for installing and constructing such improvements, it is evident that the improvements
are solely the result of developing properties within the District and the ongoing maintenance
and operation of these improvements will directly affect the properties within the District.
Although the improvements include public areas, easements, rights-of-way and other amenities
available or visible to the public at large, the construction and installation of these improvements
were only necessary for the development of properties within the District and were not required,
nor necessarily desired by any properties or developments outside the District boundary and any
public access or use of the improvements by others is incidental. Therefore, it has been
determined that the improvements and the ongoing maintenance, servicing and operation of
those improvements provide no measurable general benefit to properties outside the District or
to the public at large, but clearly provide distinct and special benefits to properties within the
District.
Special Benefits — The method of apportionment (method of assessment) established herein is
based on the premise that each assessed parcel within the District receives special benefits from the
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 METHOD OF APPORTIONMENT
14 Francisco & Associates, Inc.
improvements and the desirability of those properties enhanced by the presence of well-maintained
landscaping near those properties.
The special benefits associated with landscape improvements are specifically:
1) Enhanced desirability of properties through association with the improvements.
2) Improved aesthetic appeal of properties providing a positive representation of the area
and properties.
3) Enhanced adaptation of the urban environment within the natural environment from
adequate green space and landscaping.
4) Environmental enhancement through improved erosion resistance, dust and debris
control, and fire prevention.
5) Increased sense of pride in ownership of property within the District resulting from
well-maintained improvements associated with the properties.
6) Enhanced quality of life through well-maintained green space and landscaped areas.
7) Reduced criminal activity and property-related crimes (especially vandalism) against
properties in the District through well-maintained surroundings and amenities including
abatement of graffiti.
8) Enhanced environmental quality of the parcels by moderating temperatures, providing
oxygenation and attenuating noise.
The preceding special benefits contribute to the aesthetic value and desirability of each of the
assessed parcels within the District and thereby provide a special enhancement of the properties.
Furthermore, it has been determined that the lack of funding to properly service and maintain the
District improvements would have a negative impact on the properties within the District.
Non-Assessable Properties — Within the boundaries of the District, there are several types of
properties that are considered to receive no special benefit from the District improvements and
are therefore not assessed. These parcels include:
1) Publicly owned parcels that are reserved as public open space or are developed as City
Parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with an
adjacent larger parcel. The adjacent larger parcel, of which these "sliver" parcels are a part,
are assessed at the residential rate.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 METHOD OF APPORTIONMENT
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Assessment Methodology
The special benefits received by each parcel within the District and each parcel’s proportional
annual assessment are calculated as follows:
• Sixty-one and six tenths percent (61.6%) spread equally to the 150 single family homes of
Dublin Estates; and
• Thirty-eight and four tenths percent (38.4%) spread equally among the 553
apartments/condos of Amador Lakes Complex.
Maximum Assessment Rate
It is recognized that the cost of maintaining the District improvements increases slightly every
year because of inflation. In Fiscal Year 2003-04, the property owners approved a formula for
increasing assessments for each future fiscal year to offset increases in costs due to inflation.
The maximum assessment amount for each property type shall be increased each fiscal year in an
amount equal to the annual percentage increase of the local San Francisco-Oakland-San Jose Area
Consumer Price Index (“Index”) for “All Urban Wage Earners and Clerical Workers” which is
applied to all costs except utilities (water and electricity), plus the actual percentage increase in
utility costs (collectively, “Annual Escalation Factor”).
In order to implement the District’s Annual Escalation Factor annually, two rates were developed
based on the cost estimate that was prepared at the time the property owners approved the annual
escalator. The first rate (the “CPI Rate”) was created to encompass the annual District cost
increases except for utilities. The second rate (the “Utility Rate”) was created to encompass the
annual utility cost increases.
The Index is to be applied annually to the prior year’s maximum CPI Rate for each property type to
pay for all costs except utilities. The maximum Utility Rate was established to pay for all utility
costs for each property type and is to be increased annually by the percentage change in the
budgeted amount for utilities as shown in the District’s annual fiscal year Engineer’s Reports. The
increase in utility costs shall be calculated by taking the upcoming fiscal year’s budgeted amount
for utilities and subtracting the District’s previous highest yearly budgeted amount for utilities.
This difference is used to calculate the annual increase in the Utility Rate for each property type.
The combination of the maximum CPI Rate and maximum Utility Rate (collectively, “Maximum
Assessment Rate”) shall equal the Maximum Assessment Rate for the upcoming fiscal year. Please
see Table 3 for details regarding the Maximum Assessment Rate for Fiscal Year 2020-21.
The timing of the annual percentage increase of the Index was changed beginning in 2018 and
for each year thereafter for administrative purposes, to ensure the City is allowed the time
necessary to have all annual documents prepared and approved by the City Council by June
of each year, and to meet both County submittal and statutory requirements. Each fiscal year,
the City shall identify the annual percentage difference in the Index between the most recent
calendar year and that of the prior calendar year; more specifically, the annual percentage change
used to escalate the prior year’s assessment rates for Fiscal Year 2020-21 was determined based on
the difference using the annual amount for calendar years 2019 and 2018. Should the Bureau of
Labor Statistics revise such Index or discontinue the preparation of such Index, the City shall use
the revised index or comparable index as approved by the City Council for determining
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 METHOD OF APPORTIONMENT
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fluctuations in the cost of living. The following table shows the Maximum Assessment Rates
allowable for Fiscal Year 2020-21.
If the City Council determines that an inflation adjustment is not required for a given fiscal year, the
City Council may authorize the ensuing fiscal year’s assessment without applying the
adjustment formula to the amount levied. If the cost estimate and assessments for the District
require an increase greater than the adjustment set forth in the formula, then the proposed
increase would be subject to approval by the District property owners. Each fiscal year, the
maximum assessment rate shall increase at the maximum amount allowable regardless of whether
the increase is levied to the parcels within the District.
CPI for 2018 Calendar Year1 279.572
CPI for 2019 Calendar Year1 288.192
% Change in CPI - Increase 3.083%
FY 2019/20 Maximum Rate per SFR - CPI Rate $308.17
FY 2019/20 Maximum Rate per MFR - CPI Rate $52.11
FY 2020/21 Maximum Rate per SFR - CPI Rate $317.67
FY 2020/21 Maximum Rate per MFR - CPI Rate $53.72
Prior Year Maximum Utility Budget2 $35,591
Utility Budget for FY 2020/21 $37,020
% Change in Utilities Rate - Increase3 4.02%
FY 2019/20 Maximum Rate per SFR - Utility Rate $146.16
FY 2019/20 Maximum Rate per MFR - Utility Rate $24.71
FY 2020/21 Maximum Rate per SFR - Utility Rate $152.03
FY 2020/21 Maximum Rate per MFR - Utility Rate $25.71
FY 2019/20 Maximum Assessment Rate per SFR $454.33
FY 2019/20 Maximum Assessment Rate per MFR $76.82
FY 2020/21 Maximum Assessment Rate per SFR4 $469.70
FY 2020/21 Maximum Assessment Rate per MFR4 $79.42
1 CPI is based off of the All Urban Wage Earners and Clerical Workers.
2 The FY 2019/20 Budget Amount for Utilities was the previous highest
amount budgeted for utility costs.
3 Equals the % difference between the FY 2019/20 and FY 2020/21
Maximum Utility Rate. If the Utility Budget does not increase, no increase
will be realized.
4 Equals the FY 2020/21 Maximum CPI Rate + Maximum Utility Rate.
TABLE 3: MAXIMUM ASSESSMENT RATE
Landscape & Lighting District No. 1983-2
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 FY 2020-21 ASSESSMENT ROLL
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PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or parcel, as
shown on the latest roll at the Assessor’s Office, are on file under separate cover with the City
Clerk. Furthermore, the description of each lot or parcel is part of the records of the Assessor of
the County of Alameda and those records are, by reference, made part of this report. The
assessments shown will be submitted to the County Auditor/Controller and included on the
property tax roll for each parcel shown in the assessment roll for Fiscal Year 2020-21.
Parcel identification, the lines and dimensions of each lot, parcel and subdivision of land
within the District, are inclusive of the parcels as shown on the Alameda County Assessor's
Parcel Maps as they existed at the time of the passage of the Resolution of Intention, and shall
include subsequent subdivisions, lot line adjustments or parcel changes therein. Reference is
hereby made to the Alameda County Assessor’s maps for a detailed description of the lines and
dimensions of each lot and parcel of land within the District.
Prepared by:
Francisco & Associates, Inc.
231 Market Place, Suite 543
San Ramon, CA 94583
(925) 867-3400
Fiscal Year 2020-21
Final Engineer’s Report
June 2, 2020
City of Dublin
Landscape and Lighting
District No. 1986-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 TABLE OF CONTENTS
i Francisco & Associates, Inc.
Table of Contents
Page No.
Certificate .................................................................................................................... ii
Section I - Introduction ............................................................................................. 1
Section II – Engineer’s Report ................................................................................ 3
Part A – Plans and Specifications ............................................................. 5
Part B – Estimate of Costs ......................................................................... 6
Part C – Assessment District Diagram .................................................. 10
Part D – Method of Apportionment of Assessments ......................... 12
Part E - Assessment Roll ........................................................................... 17
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 CERTIFICATE
ii Francisco & Associates, Inc.
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1986-1
FISCAL YEAR 2020-21
The undersigned, acting on behalf of Francisco & Associates, Inc. respectfully submits the
enclosed Engineer's Report as directed by the Dublin City Council pursuant to the provisions of
Article XIIID, Section 4 of the California Constitution, provisions of the Landscaping and Lighting
Act of 1972 and Section 22500 et al of the California Streets and Highways Code. The undersigned
certifies that he is a Professional Engineer, registered in the State of California.
Dated: May 4, 2020 By:
Eduardo Espinoza, P.E.
RCE # 83709
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 INTRODUCTION
1 Francisco &Associates, Inc.
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within
Landscaping and Lighting District No. 1986-1 (“District”) to maintain the improvements within
the Villages in the Willow Creek area.
The assessments and method of apportionment described in this Report utilize commonly
accepted assessment engineering practices and have been calculated and proportionately spread to
each parcel based on the special benefits received as approved by the City Council at the time the
District was formed.
General Description of the District
The District was initially formed in 1986 to provide a dedicated source of funding for the ongoing
maintenance of landscaping, including fencing and sound walls, along the west side of Dougherty
Road from Amador Valley Boulevard to the northerly City Limit, along Amador Valley Boulevard
from Dougherty Road to Wildwood Road, along Wildwood Road and Fall Creek Road, and certain
landscaped areas within the Ridgecreek single-family home development. Landscaping within the
condominium and apartment developments is the responsibility of the homeowners' association(s)
or property owner(s) for those individual developments.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the District is
provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and Lighting Act of
1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). All
assessments described in this Report and approved by the City Council are prepared in accordance
with the 1972 Act and are in compliance with the provisions of the California Constitution Article
XIIID (“Article XIIID”), which was enacted with the passage of Proposition 218 in November 1996.
In Fiscal Year 2001-02, the assessments in the District were increased by 54% with the approval of
property owners in compliance with the requirements of Proposition 218. The increase in the
assessment rate was required as the reserve funds had become depleted and could no longer be
used to offset utility and maintenance cost increases. The property owners also approved an
escalation clause for future years that allows the assessment to increase according to the annual
percentage change of the Consumer Price Index and the utility cost to increase according to the
actual cost of utilities.
Any future increase in the assessment rate in excess of the maximum allowable rate or substantial
changes in the services provided would require the approval of the property owners subject to the
assessment based upon a mailed ballot which would be sent to each property owner.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 INTRODUCTION
2 Francisco &Associates, Inc.
Summary of District
A summary of the assessments to be levied in Fiscal Year 2020-21 for each property type is shown
in the table below.
Property Type EDU Factor Assessment Rate
Single Family Residential (SFR)1.00 per Parcel $204.59 per Parcel
Multi Family Residential (MFR)0.50 per Unit $102.30 per Unit
Commercial 4.00 per Parcel $818.36 per Parcel
Exempt, Cemeteries, Common Open Space 0.00 per Parcel $0.00 per Parcel
TABLE 1: SUMMARY OF PROPOSED ASSESSMENTS
Landscape & Lighting District No. 1986-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 ENGINEER’S REPORT
3 Francisco &Associates, Inc.
SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF
LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH
22679 OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1986-1
FISCAL YEAR 2020-21
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets and
Highways Code of the State of California, commencing with Section 22500), and in accordance
with the Resolution of Intention, adopted by the City Council of the City of Dublin on May 19,
2020, I, Eduardo Espinoza, the duly appointed Engineer of Work, Assessment Engineer for the
City of Dublin Landscape and Lighting District No. 1986-1 (the “District”) submit the following
Report, consisting of Section I (Introduction), and this, Section II, which consists of five (5)
parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications for the
improvements are on file in the Office of the Director of Public Works of the City of Dublin and
are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be maintained for
Fiscal Year 2020-21, including incidental costs and expenses in connection therewith. The
estimate is attached hereto and is on file in the Office of the Director of Public Works of the City
of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the District,
the boundaries of any zones within the District and the lines and dimensions of each lot or parcel
of land within the District. This Diagram has been prepared by the Engineer of Work and is on
file in the Office of the Director of Public Works of the City of Dublin.
The lines and dimension of each lot or parcel within the District are those lines and dimensions
shown on the maps of the Alameda County Assessor for the year when this Report was prepared.
The Assessor’s maps and records are incorporated by reference herein and made a part of this
Report.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 ENGINEER’S REPORT
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PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each parcel’s land
use classification within the District in proportion to the estimated special benefits to be
received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements apportioned to each
benefited parcel of land within the District. The Assessment Roll is filed in the Office of the City
Clerk of the City of Dublin and is incorporated in this Report. The list is keyed to the records of
the Alameda County Assessor, which are incorporated herein by reference.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 PLANS AND SPECIFICATIONS
5 Francisco &Associates, Inc.
PART A
PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and servicing of landscaping, including
fencing and sound-walls within the public right-of-ways and within public easements within
private streets, which provide special benefit to parcels and properties within the District. The
specific improvements maintained by the District include:
a. The median and roadside landscaping along the north side of Willow Creek Drive.
b. Roadside landscaping along Shady Creek Drive within Lots 1, 2, 3, 4, 5, 6, 15, 16, 37, 38, and
south of Lot 145, all within Tract 5511.
c. Roadside landscaping, wall, fence, and pathway improvements along the west side of
Dougherty Road, between Amador Valley Boulevard and the northerly City l imit, and
along the north side of Amador Valley Boulevard, between Dougherty Road and
Wildwood Road.
d. Roadside landscaping, fence, and pathway improvements on the west side of Wildwood
Road.
e. Roadside landscaping, fence, wall, and pathway improvements on the west side of
Dougherty Road and the south side of Amador Valley Boulevard, adjacent to Lot 150.
f. Roadside landscaping, fence, and pathway improvements on the west and north sides of
Fall Creek Road.
g. Roadside landscaping and emergency access surfacing at the north end of Crossridge Road
within the street right-of-way.
Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for the
ordinary and usual maintenance, operation, and servicing of any improvement, including
repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or other
illuminating agent for any public lighting facilities or for the lighting or operation of any
other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s Public
Works Department and are made a part of this report by reference.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 ESTIMATE OF COSTS
6 Francisco &Associates, Inc.
PART B
ESTIMATE OF COSTS
All landscaping and other eligible improvements within the District are maintained and serviced
on a regular basis. The proposed cost estimate for the District is shown on a following page herein.
This includes an estimate of the costs of utilities, operations, services, administration, and
maintenance associated with the improvements, including all labor, personnel, equipment,
materials, and administrative expenses. The summary also shows the estimated fund balance, and
the projected contribution/(transfer) based upon the estimated expenditures and assessment
revenue. Projected cost estimates are also shown for the next two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Maintenance Landscape – The cost of maintenance and repair of the landscaping and open space
areas within the District.
Utilities Water – The cost of furnishing water for maintenance of landscape and irrigation systems
within the District.
Utilities Electricity – The cost of electricity for maintenance of landscape and powering of
irrigation systems within the District.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the other
District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and publishing
of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide services
specific to the annual levy administration, including preparation of the Engineer’s Report,
resolutions, and levy submittal to the County. These fees can also include any additional
administrative, legal, or engineering services specific to the District such as the cost to prepare and
mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs derived
by the City’s Public Works Department or other department in relation to the administration and
management of the District.
County per Assessment Collection Fee – The cost to the District for the County to collect
assessments on the annual secured property tax bills. Alameda County charges 1.7% of the total levy
amount.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 ESTIMATE OF COSTS
7 Francisco &Associates, Inc.
Miscellaneous Costs and Collections/(Credits) Applied to Levy
Reserve Collection/(Transfer) – The 1972 Act pursuant to Chapter 1, Article 4 Section 22569 (a),
provides for a District Reserve Fund for operations. Negative amounts shown for this cost
estimate item represent transfers from the Reserve Fund that reduces the Balance to Levy.
Maintaining a fully funded Operating Reserve eliminates the need for the City to transfer funds
from non-District accounts to pay for operational expenses during the first half of the Fiscal Year
and provides the District with sufficient funds to address any unforeseen or unusual expenditures
that may occur during the year.
Capital Improvement Fund Collection/(Transfer) – The 1972 Act pursuant to Chapter 5, beginning
with Section 22660, provides for the District to establish by resolution an assessment installment
plan for proposed improvements and expenditures that are greater than can be conveniently raised
from a single annual assessment. Depending on the nature of the planned improvements, the
collection of funds necessary to complete the project may be collected over a period up to thirty
years, but typically not more than five years. The funds collected shall be accumulated in a
separate improvement fund commonly referred to as a Capital Improvement Fund (CIF) and are
not considered part of the regular maintenance of the improvements or the Reserve Fund.
Because the money accumulated in the Capital Improvement Fund is for a specific planned project
(budgeted separately), the amount shown for this item in the annual cost estimate will typically
be a positive number representing the amount being collected that year as part of the Balance to
Levy. A negative number (Transfer) should only occur after the project has been completed and
excess funds are being credited back to the District’s regular accounts. The actual fund balances
and expenditures for Capital Improvements are clearly identified under the Fund Balance
Information section of the Cost Estimate.
Balance to Levy – This is the total amount to be collected for the current fiscal year through the
annual assessments (for special benefits). The Balance to Levy represents the sum of Total
District (Direct and Administration) Costs, Reserve Fund Contributions or Transfers,
Contributions from Other Revenue Sources, and the Contribution Replenishment (if any). Only
those costs related to the improvements identified as conferring special benefits to property within
District are levied and collected on the tax roll.
The following page shows the cost estimates for Fiscal Year 2020-21 and 2021-22.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 ESTIMATE OF COSTS
8 Francisco &Associates, Inc.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 ESTIMATE OF COSTS
9 Francisco &Associates, Inc.
Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be collected for
capital improvement projects. Capital improvement projects generally include the repair and
replacement of public improvements authorized to be maintained by the District. These funds are
collected and often accumulated in a separate fund and are not considered to be a part of the
regular maintenance of the improvements.
Following is a list of capital improvement projects the City plans to address utilizing District funds
in the upcoming fiscal year and thereafter.
General Improvements: The City has identified the need for major fence removal and
repairs, additional plantings, as well as sidewalk repairs, which fall outside of the regular
maintenance budget for this District. Repairs will be addressed based upon need and
available fund balance in the upcoming two-year cycle.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 ASSESSMENT DIAGRAM
10 Francisco &Associates, Inc.
PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel within
the District are those lines and dimensions shown on the maps of the Alameda County Assessor for
the year in which this Report was prepared and are incorporated by reference herein and made part
of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
City of DublinLandscape and Lighting District No. 1986-1Assessment Diagram
Prepared by Francisco & Associates, Inc.
W illo w D r e e k D r
DOugherty RdAmador Valley BlvdF a ll C re e k R d
0 650 1,300325
Feet
N:\Dublin\FY18-19\Diagrams\LLAD1986-1_Assessment Diagram (SA 04/17/2018)
Legend
LLAD 1986-1 BoundaryCity Limit
Parcel Lines
Parcels within LLAD 1986-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 METHOD OF APPORTIONMENT
12 Francisco &Associates, Inc.
PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of
providing certain public improvements which include the construction, maintenance and servicing
of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that the cost of
these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned by
any formula or method which fairly distributes the net amount among all assessable lots or
parcels in proportion to the estimated benefits to be received by each such lot or parcel from the
improvements.”
The formula used for calculating assessments in the District therefore reflects the composition of
the parcels, and the improvements and services provided, to fairly apportion the costs based on
estimated benefit to each parcel. In addition, pursuant to Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the reasonable cost of the
proportional special benefit conferred on that parcel. Only special benefits are assessable, and an
agency shall separate the general benefits from the special benefits conferred on a parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the corresponding
assessments have been proportionately spread to each parcel based on special benefits received
from the improvements as determined at the time the District was established.
General Benefits — In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well as the
reasons for installing and constructing such improvements, it is evident that the improvements
are solely the result of developing properties within the District, and the ongoing maintenance
and operation of these improvements will directly affect the properties within the District.
Although the improvements include public areas, easements, rights-of-way and other amenities
available or visible to the public at large, the construction and installation of these improvements
were only necessary for the development of properties within the District and were not required,
nor necessarily desired by any properties or developments outside the District boundary and any
public access or use of the improvements by others is incidental. Therefore, it has been
determined that the improvements and the ongoing maintenance, servicing and operation of
those improvements provide no measurable general benefit to properties outside the District or
to the public at large, but clearly provide distinct and special benefits to properties within the
District.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 METHOD OF APPORTIONMENT
13 Francisco &Associates, Inc.
Special Benefits — The method of apportionment (method of assessment) established herein is
based on the premise that each assessed parcel within the District receives special benefits from the
improvements and the desirability of those properties is enhanced by the presence of
well-maintained landscaping near those properties.
The special benefits associated with landscape improvements are specifically:
1) Enhanced desirability of properties through association with the improvements.
2) Improved aesthetic appeal of properties providing a positive representation of the area
and properties.
3) Enhanced adaptation of the urban environment within the natural environment from
adequate green space and landscaping.
4) Environmental enhancement through improved erosion resistance, dust and debris
control, and fire prevention.
5) Increased sense of pride in ownership of property within the District resulting from
well-maintained improvements associated with the properties.
6) Enhanced quality of life through well-maintained green space and landscaped areas.
7) Reduced criminal activity and property-related crimes (especially vandalism) against
properties in the District through well-maintained surroundings and amenities including
abatement of graffiti.
8) Enhanced environmental quality of the parcels by moderating temperatures, providing
oxygenation and attenuating noise.
The preceding special benefits contribute to the aesthetic value and desirability of each of the
assessed parcels within the District and thereby provide a special enhancement of the properties.
Furthermore, it has been determined that the lack of funding to properly service and maintain the
District improvements would have a negative impact on the properties within the District.
Non-Assessable Properties — Within the boundaries of the District, there are several types of
properties that are considered to receive no special benefit from the District improvements and
are therefore not assessed. These parcels include:
1) Publicly owned parcels that are reserved as public open space or are developed as City
parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with an
adjacent larger parcel.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 METHOD OF APPORTIONMENT
14 Francisco &Associates, Inc.
Assessment Methodology
The special benefits received by each parcel within the District and each parcel’s proportional
annual assessment are calculated on the basis of a formula that utilizes Equivalent Dwelling Units.
The Equivalent Dwelling Unit (EDU) method of apportionment establishes a proportional benefit
relationship between the various parcels within the District and the improvements maintained by
the District. The typical single family residential parcel is assigned 1.00 EDU.
EDU’s are assigned to the other land uses based upon the property’s development status, type of
development (County of Alameda land use code) and property size as shown in the table below.
Single-Family Residential (SFR) — (County land use 1x) This land use identifies properties that
are developed for single-family residential use and are assigned a factor of 1.00 EDU per parcel.
This is the base value that all other land use types are compared and weighted against using EDUs.
Multi-Family Residential — This land use identifies properties that are developed for multi-family
use and are assigned a factor of 0.50 EDU per unit.
Commercial — This land use identifies properties that are classified for commercial use and are
assigned a factor of 4.00 EDU per parcel/lot.
Common Open Space, Cemeteries & Other Exempt Property — This land use identifies
properties that are exempt from assessment and are assigned 0.00 EDU.
The following formulas are used to calculate each property’s assessment:
T otal Balan ce to Levy / T o tal ED Us = Le vy per ED U (Rate)
Parcel ED U x Levy per ED U = Parcel Levy Amount
Property Type EDU Factor
Single Family Residential (SFR)1.00 per Parcel
Multi Family Residential (MFR)0.50 per Unit
Commercial 4.00 per Parcel
Exempt, Cemeteries, Common Open Space 0.00 per Parcel
TABLE 3: ASSESSMENT METHODOLOGY
Landscape & Lighting District No. 1986-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 METHOD OF APPORTIONMENT
15 Francisco &Associates, Inc.
Maximum Assessment Rate
It is recognized that the cost of maintaining the District improvements increases slightly every
year because of inflation. In Fiscal Year 2001-02, the property owners approved a formula for
increasing assessments for each future fiscal year to offset increases in costs due to inflation.
The maximum assessment amount for each property type shall be increased each fiscal year in an
amount equal to the annual percentage increase of the local San Francisco-Oakland-San Jose Area
Consumer Price Index (“Index”) for “All Urban Wage Earners and Clerical Workers” which is
applied to all costs except utilities (water and electricity), plus the actual percentage increase in
utility costs (collectively, “Annual Escalation Factor”).
In order to implement the District’s Annual Escalation Factor annually, two rates were developed
based on the cost estimate that was prepared at the time the property owners approved the annual
escalator. The first rate (the “CPI Rate”) was created to encompass the annual District cost
increases except for utilities. The second rate (the “Utility Rate”) was created to encompass the
annual utility cost increases.
The Index is to be applied annually to the prior year’s maximum CPI Rate for each property type to
pay for all costs except utilities. The maximum Utility Rate was established to pay for all utility
costs for each property type and is to be increased annually by the percentage change in the
budgeted amount for utilities as shown in the District’s annual fiscal year Engineer’s Reports. The
increase in utility costs shall be calculated by taking the upcoming fiscal year’s budgeted amount
for utilities and subtracting the District’s previous highest yearly budgeted amount for utilities.
This difference is used to calculate the annual increase in the Utility Rate for each property type.
The combination of the maximum CPI Rate and maximum Utility Rate (collectively, “Maximum
Assessment Rate”) shall equal the Maximum Assessment Rate for the upcoming fiscal year. Please
see Table 3 for details regarding the Maximum Assessment Rate for Fiscal Year 2020-21.
The timing of the annual percentage increase of the Index was changed beginning in 2018 and
for each year thereafter for administrative purposes, to ensure the City is allowed the time
necessary to have all annual documents prepared and approved by the City Council by June
of each year, and to meet both County submittal and statutory requirements. Each fiscal year
starting in 2018, the City shall identify the annual percentage difference in the Index between the
most recent calendar year and that of the prior calendar year; more specifically, the annual
percentage change used to escalate the prior year’s assessment rates for Fiscal Year 2020-21 was
determined based on the difference using the annual amount for calendar years 2019 and 2018.
Should the Bureau of Labor Statistics revise such Index or discontinue the preparation of such
Index, the City shall use the revised index or comparable index as approved by the City Council for
determining fluctuations in the cost of living. The following table shows the Maximum Assessment
Rates allowable for Fiscal Year 2020-21.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 METHOD OF APPORTIONMENT
16 Francisco &Associates, Inc.
If the City Council determines that an inflation adjustment is not required for a given fiscal year, the
City Council may authorize the ensuing fiscal year’s assessment without applying the
adjustment formula to the amount levied. If the cost estimate and assessments for the D istrict
require an increase greater than the adjustment set forth in the formula, then the proposed
increase would be subject to approval by the District property owners. Each fiscal year, the
maximum assessment rate shall increase at the maximum amount allowable regardless of whether
or not the increase is levied to the parcels within the District.
CPI for 2018 Calendar Year1 279.572
CPI for 2019 Calendar Year1 288.192
% Change in CPI - Increase 3.08%
FY 2019/20 Maximum Rate per EDU - CPI Rate $156.33
FY 2020/21 Maximum Rate per EDU - CPI Rate $161.14
Prior Year Maximum Utility Budget2 $83,200
Utility Budget for FY 2020/21 $69,120
Projected FY 2018/19 Equivalent Dwelling Units 651.50
% Change in Utility Rate - Increase3 0.000%
FY 2019/20 Maximum Rate per EDU - Utility Rate $127.71
FY 2020/21 Maximum Rate per EDU - Utility Rate $127.71
FY 2019/20 Maximum Assessment Rate per EDU $284.04
FY 2020/21 Maximum Assessment Rate per EDU4 $288.85
1 CPI is based off of the All Urban Wage Earners and Clerical Workers.
2 The FY 2017/18 Budget Amount for Utilities was the previous highest
amount budgeted for utilities costs.
3 Equals the % difference between the FY 2019/20 and FY 2020/21
Maximum Utility Rate. If the Utility Budget does not increase, no increase
will be realized.
4 Equals the FY 2020/21 Maximum CPI Rate + Maximum Utility Rate.
TABLE 3: MAXIMUM ASSESSMENT RATE
Landscape & Lighting District No. 1986-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 FY 2020-21 ASSESSMENT ROLL
17 Francisco &Associates, Inc.
PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or parcel, as
shown on the latest roll at the Assessor’s Office, are on file under separate cover with the City
Clerk. Furthermore, the description of each lot or parcel is part of the records of the Assessor of
the County of Alameda and those records are, by reference, made part of this report. The
assessments shown will be submitted to the County Auditor/Controller and included on the
property tax roll for each parcel shown in the assessment roll for Fiscal Year 2020-21.
Parcel identification, the lines and dimensions of each lot, parcel and subdivision of land
within the District, are inclusive of the parcels as shown on the Alameda County Assessor's Parcel
Maps as they existed at the time of the passage of the Resolution of Intention, and shall include
subsequent subdivisions, lot line adjustments or parcel changes therein. Reference is hereby made
to the Alameda County Assessor’s maps for a detailed description of the lines and dimensions of
each lot and parcel of land within the District.
Prepared by:
Francisco & Associates, Inc.
231 Market Place, Suite 543
San Ramon, CA 94583
(925) 867-3400
Fiscal Year 2020-21
Final Engineer’s Report
June 2, 2020
City of Dublin
Landscape and Lighting
District No. 1997-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 TABLE OF CONTENTS
i Francisco & Associates, Inc.
Table of Contents
Page No.
Certificate .................................................................................................................... ii
Section I - Introduction ............................................................................................. 1
Section II – Engineer’s Report ................................................................................ 3
Part A – Plans and Specifications ............................................................. 5
Part B – Estimate of Costs ......................................................................... 7
Part C – Assessment District Diagram .................................................. 11
Part D – Method of Apportionment of Assessments ......................... 13
Part E - Assessment Roll ........................................................................... 18
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 CERTIFICATE
ii Francisco & Associates, Inc.
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1997-1
FISCAL YEAR 2020-21
The undersigned, acting on behalf of Francisco & Associates, Inc. respectfully submits the enclosed
Engineer's Report as directed by the Dublin City Council pursuant to the provisions of Article XIIID,
Section 4 of the California Constitution, provisions of the Landscaping and Lighting Act of 1972 and
Section 22500 et al of the California Streets and Highways Code. The undersigned certifies that he is
a Professional Engineer, registered in the State of California.
Dated: May 4, 2020 By:
Eduardo Espinoza, P.E.
RCE # 83709
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 INTRODUCTION
1 Francisco & Associates, Inc.
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within the City of
Dublin Landscape and Lighting District No. 1997-1 (“District”) to maintain the landscaping and
irrigation improvements within the Santa Rita area.
The assessments and method of apportionment described in this Report utilize commonly
accepted assessment engineering practices and have been calculated and proportionately spread to
each parcel based on the special benefits received as approved by the City Council at the time the
District was formed.
General Description of the District
The District was formed to fund street landscape maintenance and utility costs for the Santa Rita
development area, also known as Emerald Park. The total District area is approximately 422 developed
acres bounded by Arnold Road on the west, Gleason Drive on the north, Tassajara Road on the east,
and Interstate 580 on the south. A diagram of the District is included within this report.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the District is
provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and Lighting Act of
1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). All assessments
described in this Report and approved by the City Council are prepared in accordance with the 1972
Act and are in compliance with the provisions of the California Constitution Article XIIID (“Article
XIIID”), which was enacted with the passage of Proposition 218 in November 1996.
In accordance with the requirements of Proposition 218, the property owners approved a formula for
increasing assessments in succeeding years that allows the maintenance cost to increase according to
the Consumer Price Index and the utility cost to increase according to the actual cost of utilities.
Any future increase in the assessment rate in excess of the maximum allowable rate or substantial
changes in the services provided would require the approval of the property owners subject to the
assessment based upon a mailed ballot which would be sent to each property owner pursuant to the
provisions of the California Constitution Article XIIID.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 INTRODUCTION
2 Francisco & Associates, Inc.
Summary of District
A summary of the assessments to be levied in Fiscal Year 2020-21 for each property type is shown in
the table below.
Development/Property Type Assessment Rate
California Creekside Single-Family Residential (SFR) $128.52 per Parcel
California Brookside Multi-Family Residential (MFR)$55.69 per Unit
Summer Glen - Richmond American (North) Lots $112.54 per Parcel
Summer Glen - Richmond American (South) Lots $123.85 per Parcel
Summer Glen - Kaufman & Broad Lots $172.36 per Parcel
Summer Glen - Pulte Lots $216.24 per Parcel
Dublin Greene Tract 7084 Single Family Residential $136.13 per Parcel
Dublin Greene Tract 7149 Single Family Residential $102.50 per Parcel
Dublin Greene Tract 7149 Condominiums $53.43 per Unit
Other Parcels Including Retail, Office, and Industrial1 $903.85 per Acre
1 Other Parcels includes all other land uses including commercial, retail, office, industrial,
and all other parcels that do not fall into one of the developments/property types referenced
above.
TABLE 1: SUMMARY OF PROPOSED ASSESSMENTS
Landscape & Lighting District No. 1997-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 ENGINEER’S REPORT
3 Francisco & Associates, Inc.
SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF
LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH
22679 OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1997-1
FISCAL YEAR 2020-21
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets and
Highways Code of the State of California, commencing with Section 22500), and in accordance
with the Resolution of Intention, adopted by the City Council of the City of Dublin on May 19,
2020, I, Eduardo Espinoza, the duly appointed Engineer of Work, Assessment Engineer for the
City of Dublin Landscape and Lighting District No. 1997-1 (the “District”) submit the following
Report, consisting of Section I (Introduction), and this, Section II (Engineer’s Report), which
consists of five (5) parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications for the
improvements are on file in the Office of the Director of Public Works of the City of Dublin and
are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be maintained for
Fiscal Year 2020-21, including incidental costs and expenses in connection therewith. The
estimate is attached hereto and is on file in the Office of the Director of Public Works of the City
of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the District,
the boundaries of any zones within the District and the lines and dimensions of each lot or parcel
of land within the District. This Diagram has been prepared by the Engineer of Work and is on file
in the Office of the Director of Public Works of the City of Dublin.
The lines and dimension of each lot or parcel within the District are those lines and dimensions
shown on the maps of the Alameda County Assessor for the year when this Report was prepared.
The Assessor’s maps and records are incorporated by reference herein and made a part of this
Report.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 ENGINEER’S REPORT
4 Francisco & Associates, Inc.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each parcel’s land
use classification within the District in proportion to the estimated special benefits to be received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements to be apportioned to
each benefited parcel of land within the District. The Assessment Roll is filed in the Office of the
City Clerk of the City of Dublin and is incorporated in this Report. The list is keyed to the records
of the Alameda County Assessor, which are incorporated herein by reference.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 PLANS AND SPECIFICATIONS
5 Francisco & Associates, Inc.
PART A
PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and servicing of the landscaping and open
space areas within the following areas:
1. Portions of the northerly and southerly street frontages for Dublin Boulevard, from Arnold
Road to Tassajara Road.
2. The northerly and southerly street frontages for Central Parkway from Hacienda Drive to
Tassajara Road, excluding the elementary school and Emerald Glen Park frontage
landscaping.
3. The southerly street frontage for Gleason Drive, from Arnold Road to Tassajara Creek.
4. The easterly street frontage for Arnold Road, from Central Parkway to Gleason Drive.
5. The easterly street frontage for Hacienda Drive from Summer Glen Drive to Gleason Drive,
and westerly street frontage for Hacienda Drive from Central Parkway to Gleason Drive.
6. Tassajara Creek and trail, from I-580 to the northerly property boundary of the Alameda
County Surplus Property Authority property (APN 986-1-1¬10).
7. Street median landscaping is not part of this District.
As generally defined in the 1972 Act, maintenance and servicing of the improvements may include one
or any combination of the following:
1. The installation or planting of landscaping. The installation or construction of statuary,
fountains, and other ornamental structures and facilities.
2. The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing thereof;
including but not limited to, grading, removal of debris, the installation or construction of
curbs, gutters, walls, sidewalks, paving, or water, irrigation, drainage, or electrical facilities.
3. The maintenance or servicing, or both, of any of the foregoing including the furnishing of
services and materials for the ordinary and usual maintenance, operation, and servicing of
any improvement, including, but not limited to:
a. Repair, removal, or replacement of all or any part of any improvements;
b. Grading, clearing, removal of debris, the installation, repair or construction of
curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical
facilities;
c. Providing for the life, growth, health, and beauty of landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or
injury;
d. The removal of trimmings, rubbish, debris, and other solid waste;
e. The cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti;
f. Electric current or energy, gas, or other agent for the lighting or operation of any
other improvements;
g. Water for the irrigation of any landscaping, the operation of any fountains, or
the maintenance of any other improvements.
4. Incidental expenses associated with the improvements including, but not limited to:
a. The cost of preparation of the report, including plans, specifications, estimates,
diagram, and assessment;
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 PLANS AND SPECIFICATIONS
6 Francisco & Associates, Inc.
b. The costs of printing, advertising, and the publishing, posting, and mailing of notices;
c. Compensation payable to the County for collection of assessments;
d. Compensation of any engineer or attorney employed to render services;
e. Any other expenses incidental to the construction, installation, or maintenance
and servicing of the improvements; and,
f. Costs associated with any elections held for the approval of a new or increased
assessment.
Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for the ordinary
and usual maintenance, operation, and servicing of any improvement, including repair,
removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or other
illuminating agent for any public lighting facilities or for the lighting or operation of any
other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s Public
Works Department and are made a part of this report by reference.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 ESTIMATE OF COSTS
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PART B
ESTIMATE OF COSTS
All landscaping and other eligible improvements within the District are maintained and
serviced on a regular basis. The proposed cost estimate for the District is shown on a following
page herein. This includes an estimate of the costs of utilities, operations, services,
administration, and maintenance associated with the improvements, including all labor, personnel,
equipment, materials, and administrative expenses. The summary also shows the estimated fund
balance, and the projected contribution/(transfer) based upon the estimated expenditures and
assessment revenue. Projected cost estimates are also shown for the next two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Maintenance Landscape – The cost of maintenance and repair of landscaping and open space
areas.
Utilities Water – The cost of furnishing water for maintenance of landscape and irrigation
systems.
Utilities Electricity – The cost of electricity for maintenance of landscape, powering of irrigation
systems, and entry lighting within the District.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the other
District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and publishing
of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide services
specific to the annual levy administration, including preparation of the Engineer’s Report,
resolutions, and levy submittal to the County. These fees can also include any additional
administrative, legal, or engineering services specific to the District such as the cost to prepare
and mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs derived
by the City’s Public Works Department or other department in relation to the administration and
management of the District.
County per Assessment Collection Fee – The cost to the District for the County to collect
assessments on the annual secured property tax bills. Alameda County charges 1.7% of the total levy
amount.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 ESTIMATE OF COSTS
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Miscellaneous Costs and Collections/(Credits) Applied to Levy
Reserve Collection/(Transfer) – The 1972 Act pursuant to Chapter 1, Article 4 Section 22569 (a),
provides for a District Reserve Fund for operations. Negative amounts shown for this cost
estimate item represent transfers from the Reserve Fund that reduces the Balance to Levy.
Maintaining a fully funded Operating Reserve eliminates the need for the City to transfer funds
from non-District accounts to pay for operational expenses during the first half of the fiscal year
and provides the District with sufficient funds to address any unforeseen or unusual expenditures
that may occur during the year.
Capital Improvement Fund Collection/(Transfer) – The 1972 Act pursuant to Chapter 5, beginning
with Section 22660, provides for the District to establish by resolution an assessment installment
plan for proposed improvements and expenditures that are greater than can be conveniently raised
from a single annual assessment. Depending on the nature of the planned improvements, the
collection of funds necessary to complete the project may be collected over a period up to thirty
years, but typically not more than five years. The funds collected shall be accumulated in a
separate improvement fund commonly referred to as a Capital Improvement Fund (CIF) and are
not considered part of the regular maintenance of the improvements or the Reserve Fund.
Because the money accumulated in the Capital Improvement Fund is for a specific planned
project (budgeted separately), the amount shown for this item in the annual cost estimate will
typically be a positive number representing the amount being collected that year as part of the
Balance to Levy. A negative number (Transfer) should only occur after the project has been
completed and excess funds are being credited back to the District’s regular accounts. The actual
fund balances and expenditures for capital improvements are clearly identified under the Fund
Balance Information section of the Cost estimate.
Balance to Levy – This is the total amount to be collected for the current fiscal year through the
annual assessments (for special benefits). The Balance to Levy represents the sum of Total District
(Direct and Administration) Costs, Reserve Fund Contributions or Transfers, Contributions from
Other Revenue Sources, and the Contribution Replenishment (if any). Only those costs related to
the improvements identified as conferring special benefits to property within the District are levied
and collected on the tax roll.
The following page shows the cost estimates for Fiscal Year 2020-21 and 2021-22.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 ESTIMATE OF COSTS
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CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 ESTIMATE OF COSTS
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Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be collected for
capital improvement projects. Capital improvement projects generally include the repair and
replacement of public improvements authorized to be maintained by the District. These funds are
collected and often accumulated in a separate fund and are not considered to be a part of the
regular maintenance of the improvements.
Following is a list of capital improvement projects the City plans to address utilizing District funds
in the upcoming fiscal year and thereafter.
General Improvements: The City has identified the need for minor sound wall repairs, as
well as pavement/trail repairs at Tassajara Creek, which are outside of the scope of the
regular maintenance budget for this District. Repairs will be addressed based upon the need
and available fund balance in the upcoming two-year cycle.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 ASSESSMENT DIAGRAM
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PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel within
the District are those lines and dimensions shown on the maps of the Alameda County Assessor for
the year in which this Report was prepared and are incorporated by reference herein and made part
of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
City of DublinLandscape and Lighting District No. 1997-1Assessment Diagram
Prepared by Francisco & Associates, Inc.
N:\Dublin\FY18-19\Diagrams\LLAD1997-1_Assessment Diagram (SA 04/17/2018)
Legend
LLAD 1997-1 BoundaryCity Limit
Parcel Lines
Parcels within LLAD 1997-1
Dublin Blvd
Central Pkwy
Hacienda DrTassajara RdArnold RdGleason Dr
600 0 600 1,200300Feet
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 METHOD OF APPORTIONMENT
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of
providing certain public improvements which include the construction, maintenance and
servicing of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that
the cost of these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned by
any formula or method which fairly distributes the net amount among all assessable lots or
parcels in proportion to the estimated benefits to be received by each such lot or parcel from the
improvements.”
The formula used for calculating assessments in the District therefore reflects the composition of
the parcels, and the improvements and services provided, to fairly apportion the costs based on
estimated benefit to each parcel. In addition, pursuant to Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the reasonable cost of the
proportional special benefit conferred on that parcel. Only special benefits are assessable, and an
agency shall separate the general benefits from the special benefits conferred on a parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the corresponding
assessments have been proportionately spread to each parcel based on special benefits received
from the improvements as determined at the time the District was established.
General Benefits — In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well as the
reasons for installing and constructing such improvements, it is evident that the improvements
are solely the result of developing properties within the District and the ongoing maintenance
and operation of these improvements will directly affect the properties within the District.
Although the improvements include public areas, easements, rights-of-way and other amenities
available or visible to the public at large, the construction and installation of these improvements
were only necessary for the development of properties within the District and were not required,
nor necessarily desired by any properties or developments outside the District boundary and any
public access or use of the improvements by others is incidental. Therefore, it has been
determined that the improvements and the ongoing maintenance, servicing and operation of
those improvements provide no measurable general benefit to properties outside the District or
to the public at large, but clearly provide distinct and special benefits to properties within the
District.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 METHOD OF APPORTIONMENT
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Special Benefits — The method of apportionment (method of assessment) established herein is
based on the premise that each assessed parcel within the District receives special benefits from the
improvements and the desirability of those properties enhanced by the presence of
well-maintained landscaping in close proximity to those properties.
The special benefits associated with landscape improvements are specifically:
1) Enhanced desirability of properties through association with the improvements.
2) Improved aesthetic appeal of properties providing a positive representation of the area
and properties.
3) Enhanced adaptation of the urban environment within the natural environment from
adequate green space and landscaping.
4) Environmental enhancement through improved erosion resistance, dust and debris
control, and fire prevention.
5) Increased sense of pride in ownership of property within the District resulting from
well-maintained improvements associated with the properties.
6) Enhanced quality of life through well-maintained green space and landscaped areas.
7) Reduced criminal activity and property-related crimes (especially vandalism) against
properties in the District through well-maintained surroundings and amenities including
abatement of graffiti.
8) Enhanced environmental quality of the parcels by moderating temperatures, providing
oxygenation and attenuating noise.
The preceding special benefits contribute to the aesthetic value and desirability of each of the
assessed parcels within the District and thereby provide a special enhancement of the properties.
Furthermore, it has been determined that the lack of funding to properly service and maintain the
District improvements would have a negative impact on the properties within the District.
Non-Assessable Properties — Within the boundaries of the District, there are several types of
properties that are considered to receive no special benefit from the District improvements and
are therefore not assessed. These parcels include:
1) Publicly owned parcels that are reserved as public open space or are developed as City
parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with an
adjacent larger parcel.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 METHOD OF APPORTIONMENT
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Assessment Methodology
The initial Engineer’s Report provided for a maximum assessment of $710 per developed acre,
based on a total of 389,400 square feet of street improvements and a total of 957,000 square feet of
creek improvements and 440.08 acres of developed property anticipated at the time of formation
for build-out of all property within the District. The cost of the improvements was divided
equally among the total number of developed properties within the boundaries of the District on a
per acre basis.
“Developed acres” shall include property having a recorded final map or parcel map as of July 1st of
each year.
The following formulas are used to calculate each property’s assessment:
1. Cost of maintenance of installed improvements (“M”).
2. Total amount of developed acres (“A”).
3. The annual assessment for the developed acres for that year (“M”) shall be spread on a
per-acre basis (“M” ÷ “A”) based on the following:
a. Commercial, retail, office, industrial, and all other parcel classifications not
referenced herein’ developed area, per acre basis.
b. Single-family residential area, per acre basis.
c. Multi-family residential area, per acre basis.
4. The single-family and multi-family residential area per acre assessment will be further
spread on a per lot basis based on the number of lots on the final map, parcel map, or
condominium map for each development.
5. If the assessment in any year would exceed $710 per acre, the amount in excess of $710
shall be assessed to the remaining undeveloped acres on a per acre basis, subject to the
maximum developed acre amount.
6. The maximum developed acre assessment of $710 per year will be increased annually by
the percentage increase in the San Francisco-Oakland-San Jose Area Consumer Price
Index for “All Urban Consumers and Clerical Workers” (applies to all costs except water
and electricity), plus any budgeted increase in the cost for water and electricity.
7. If the square footage cost of the improvements will be less than the amount set forth
herein (after adjustment), the assessment shall be reduced proportionately to reflect the
reduced cost of improvements in that year.
Rate Classifications
Single and Multi-family residential subdivisions within the District will be assigned a rate on a per
lot basis. To determine the assessment per lot, the number of acres within the subdivision will be
divided by the number of lots within the subdivision.
Commercial (including retail, office, and industrial uses, as well as apartment properties) are
assessed based on the per-acre figure of $903.85 multiplied by the number of acres per individual lot
for Fiscal Year 2020-21.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 METHOD OF APPORTIONMENT
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Maximum Assessment Rate
It is recognized that the cost of maintaining the District improvements increases slightly every
year because of inflation. As at the time the District was formed, the property owners approved a
formula for increasing assessments for each future fiscal year to offset increases in costs due to
inflation.
The maximum assessment amount for each development/property type shall be increased each
fiscal year in an amount equal to the annual percentage increase of the local San
Francisco-Oakland-San Jose Area Consumer Price Index (“Index”) for “All Urban Wage Earners
and Clerical Workers” which is applied to all costs except utilities (water and electricity), plus
the actual percentage increase in utility costs (collectively, “Annual Escalation Factor”).
In order to implement the District’s Annual Escalation Factor annually, two rates were developed
based on the cost estimate that was prepared at the time the property owners approved the
annual escalator. The first rate (the “CPI Rate”) was created to encompass the annual District
cost increases except for utilities. The second rate (the “Utility Rate”) was created to encompass
the annual utility cost increases.
The Index is to be applied annually to the prior year’s maximum CPI Rate for each
development/property type to pay for all costs except utilities. The maximum Utility Rate was
established to pay for all utility costs for each development/property type and is to be increased
annually by the percentage change in the budgeted amount for utilities as shown in the annual
District’s fiscal year Engineer’s Reports. The increase in utility costs shall be calculated by taking
the upcoming fiscal year’s budgeted amount for utilities and subtracting the District’s previous
highest yearly budgeted amount for utilities. This difference is used to calculate the annual
increase in the Utility Rate for each development/property type. The combination of the
maximum CPI Rate and maximum Utility Rate (collectively, “Maximum Assessment Rate”) shall
equal the Maximum Assessment Rate for the upcoming fiscal year. Please see Table 3 for details
regarding the Maximum Assessment Rate for Fiscal Year 2020-21.
The timing of the annual percentage increase of the Index was changed beginning in 2018
and for each year thereafter for administrative purposes, to ensure the City is allowed the
time necessary to have all annual documents prepared and approved by the City Council by
June of each year, and to meet both County submittal and statutory requirements. Each fiscal
year starting in 2018, the City shall identify the annual percentage difference in the Index between
the most recent calendar year and that of the prior calendar year; more specifically, the annual
percentage change used to escalate the prior year’s assessment rates for Fiscal Year 2020-21 was
determined based on the difference using the annual amount for calendar years 2019 and 2018.
Should the Bureau of Labor Statistics revise such Index or discontinue the preparation of such
Index, the City shall use the revised index or comparable index as approved by the City Council
for determining fluctuations in the cost of living. The following table shows the Maximum
Assessment Rates allowable for Fiscal Year 2020-21.
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 METHOD OF APPORTIONMENT
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If the City Council determines that an inflation adjustment is not required for a given fiscal year,
the City Council may authorize the ensuing fiscal year’s assessment without applying the
adjustment formula to the amount levied. If the cost estimate and assessments for the District
require an increase greater than the adjustment set forth in the formula, then the proposed
increase would be subject to approval by the District property owners. Each fiscal year, the
maximum assessment rate shall increase at the maximum amount allowable regardless of whether
or not the increase is levied to the parcels within the District.
CPI for 2018 Calendar Year1 279.572
CPI for 2019 Calendar Year1 288.192
% Change in CPI - Increase 3.083%
FY 2019/20 Maximum Rate per Acre - CPI Rate $1,201.66
FY 2020/21 Maximum Rate per Acre - CPI Rate $1,238.71
Prior Year Maximum Utility Budget2 $114,179
Utility Budget for FY 2020/21 $106,200
% Change in Utilities Rate - Increase3 0.000%
FY 2019/20 Maximum Rate per Acre - Utility Rate $273.27
FY 2020/21 Maximum Rate per Acre - Utility Rate $273.27
FY 2019/20 Maximum Assessment Rate per Acre $1,474.93
FY 2020/21 Maximum Assessment Rate per Acre4 $1,511.98
1 CPI is based off of the All Urban Wage Earners and Clerical Workers.
2 The FY 2014/15 Budget Amount for Utilities was the previous highest
amount budgeted for utility costs.
3 Equals the % difference between the FY 2019/20 and FY 2020/21
Maximum Utility Rate. If the Utility Budget does not increase, no increase
will be realized.
4 Equals the FY 2020/21 Maximum CPI Rate + Maximum Utility Rate.
TABLE 3: MAXIMUM ASSESSMENT RATE
Landscape & Lighting District No. 1997-1
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 FY 2020-21 ASSESSMENT ROLL
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PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or parcel, as
shown on the latest roll at the Assessor’s Office, are on file under separate cover with the City
Clerk. Furthermore, the description of each lot or parcel is part of the records of the Assessor of
the County of Alameda and those records are, by reference, made part of this report. The
assessments shown will be submitted to the County Auditor/Controller and included on the
property tax roll for each parcel shown in the assessment roll for Fiscal Year 2020-21.
Parcel identification, the lines and dimensions of each lot, parcel and subdivision of land
within the District, are inclusive of the parcels as shown on the Alameda County Assessor's
Parcel Maps as they existed at the time of the passage of the Resolution of Intention, and shall
include subsequent subdivisions, lot line adjustments or parcel changes therein. Reference is
hereby made to the Alameda County Assessor’s maps for a detailed description of the lines and
dimensions of each lot and parcel of land within the District.
Prepared by:
Francisco & Associates, Inc.
231 Market Place, Suite 543
San Ramon, CA 94583
(925) 867-3400
Fiscal Year 2020-21
Final Engineer’s Report
June 2, 2019
City of Dublin
Street Lighting Maintenance
District No. 1999-1
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 TABLE OF CONTENTS
i Francisco & Associates, Inc.
Table of Contents
Page No.
Certificate .................................................................................................................... ii
Section I - Introduction ............................................................................................. 1
Section II – Engineer’s Report ................................................................................ 3
Part A – Plans and Specifications ............................................................. 5
Part B – Estimate of Costs ......................................................................... 7
Part C – Assessment District Diagram .................................................. 11
Part D – Method of Apportionment of Assessments ......................... 13
Part E - Assessment Roll ........................................................................... 18
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 CERTIFICATE
ii Francisco & Associates, Inc.
ENGINEER'S REPORT
CITY OF DUBLIN
STREET LIGHTING MAINTENANCE DISTRICT NO. 1999-1
FISCAL YEAR 2020-21
The undersigned, acting on behalf of Francisco & Associates, Inc. respectfully submits the enclosed
Engineer's Report as directed by the Dublin City Council pursuant to the provisions of Article XIIID,
Section 4 of the California Constitution, provisions of the Landscaping and Lighting Act of 1972 and
Section 22500 et al of the California Streets and Highways Code. The undersigned certifies that he is
a Professional Engineer, registered in the State of California.
Dated: May 4, 2020 By:
Eduardo Espinoza, P.E.
RCE # 83709
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 INTRODUCTION
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SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within the City of
Dublin Street Lighting Maintenance District No. 1999-1 (“District”) to maintain the public street
lighting improvements within the District.
The assessments and method of apportionment described in this Report utilize commonly
accepted assessment engineering practices and have been calculated and proportionately spread to
each parcel based on the special benefits received as approved by the City Council at the time the
District was formed.
General Description of the District
The District was initially formed in 1999 to provide a dedicated source of funding for the ongoing
maintenance of public street lighting improvements within the boundaries of the Dublin Ranch
development (excluding the golf course). Tract 7067, which is the Clifton Park development off
Mountain Rose Place in the western hills of the City as was annexed to the District in 2000, and
Dublin Ranch Areas A and G as were annexed in 2001. The remaining portions of Dublin Ranch,
including areas B, C, F and H were annexed to the District in December 2005. Fallon Village (Tract
7586) was annexed to the District in 2007, and Jordan Ranch (Tract 8024, 8073 & 8074) was
annexed to the District in 2011. One reason for the formation of the District was that a special
decorative lighting fixture was designed and installed throughout the area to create a community
element as part of the development. A Diagram showing the exterior boundaries of the District is
provided within this Report.
A reduced copy of the Assessment Diagram showing the exterior boundaries of the District is
provided in Part C of this Report.
Compliance with the California Constitution
Assessments are levied annually within the District pursuant to the Landscape and Lighting Act of
1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). All assessments
described in this Report and approved by the City Council are prepared in accordance with the 1972
Act and are in compliance with the provisions of the California Constitution Article XIIID
(“Article XIIID”), which was enacted with the passage of Proposition 218 in November 1996.
The formation of this District was initiated by petition from the developer, and the City has
determined it is compliant with the substantive and procedural requirements of Proposition 218 and
the 1972 Act. At the time the District was formed, the property owners agreed to the inclusion of a
formula for increasing assessments for each fiscal year to offset increases due to inflation as
described in the assessment methodology.
Any future increase in the assessment rate in excess of the maximum allowable rate or substantial
changes in the services provided would require the approval of the property owners subject to the
assessment based upon a mailed ballot which would be sent to each property owner.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 INTRODUCTION
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Summary of District
A summary of the assessments to be levied in Fiscal Year 2020-21 for each property type is shown in
the table below.
Property Type EDU Factor Assessment Rate
Single Family Residential (SFR)1.00 per Parcel $38.03 per Parcel
Commercial 5.50 per Acre $209.15 per Acre
Exempt, Cemeteries, Common Open Space 0.00 per Parcel $0.00 per Parcel
TABLE 1: SUMMARY OF PROPOSED ASSESSMENTS
Street Lighting District No. 1999-1
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 ENGINEER’S REPORT
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SECTION II
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF
LANDSCAPING AND LIGHTING ACT OF 1972 SECTION 22500 THROUGH
22679 OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
CITY OF DUBLIN
STREET LIGHTING MAINTENANCE DISTRICT NO. 1999-1
FISCAL YEAR 2020-21
Pursuant to the Landscaping and Lighting Act of 1972 (Part 2 Division 15 of the Streets and
Highways Code of the State of California, commencing with Section 22500), and in accordance
with the Resolution of Intention, adopted by the City Council of the City of Dublin on May 19,
2020, I, Eduardo Espinoza, the duly appointed Engineer of Work, Assessment Engineer for the
City of Dublin Street Lighting Maintenance District No. 1999-1 (the “District”) submit the
following Report, consisting of Section I (Introduction), and this Section II (Engineer’s Report),
which consists of five (5) parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements maintained by the District. Plans and specifications for the
improvements are on file in the Office of the Director of Public Works of the City of Dublin and
are incorporated herein by reference.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements to be maintained for
Fiscal Year 2020-21, including incidental costs and expenses in connection therewith. The
estimate is attached hereto and is on file in the Office of the Director of Public Works of the City
of Dublin.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates a Diagram of the District showing the exterior boundaries of the District,
the boundaries of any zones within the District and the lines and dimensions of each lot or parcel
of land within the District. This Diagram has been prepared by the Engineer of Work and is on file
in the Office of the Director of Public Works of the City of Dublin.
The lines and dimension of each lot or parcel within the District are those lines and dimensions
shown on the maps of the Alameda County Assessor for the year when this Report was prepared.
The Assessor’s maps and records are incorporated by reference herein and made a part of this
Report.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 ENGINEER’S REPORT
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PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon each parcel’s land
use classification within the District in proportion to the estimated special benefits to be received.
PART E: ASSESSMENT ROLL
This part contains an assessment of the estimated cost of the improvements to be apportioned to
each benefited parcel of land within the District. The Assessment Roll is filed in the Office of the
City Clerk of the City of Dublin and is incorporated in this Report. The list is keyed to the records
of the Alameda County Assessor, which are incorporated herein by reference.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 PLANS AND SPECIFICATIONS
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PART A
PLANS AND SPECIFICATIONS
The District provides for the continued installation, maintenance and servicing of street lighting
improvements within the public rights-of-way and within public easements within private streets
which provide special benefit to parcels and properties within the District.
For the first several years after formation of the District, this District did not incur a significant
maintenance cost; however, as the street lights age, the number of repairs are increasing. In addition,
a portion of the funds collected from the annual assessments of the District are being set aside for
future capital improvement project costs in a separate improvement fund referred to as a Capital
Improvement Fund (CIF). The CIF was established for proposed improvements and expenditures
that are greater than can be conveniently raised from a single annual assessment. Anticipated projects
include LED conversions and pole painting. These funds are not considered part of the regular
maintenance of the improvements or a part of the Operating Reserve Fund.
In Fiscal Year 2012-13, 321 street lights in the District were retrofitted with new light emitting diode
(LED) fixtures. The total construction cost for these improvements was $283,800. As part of this
retrofit, the district received a one-time rebate amount of $39,950 from Pacific Gas & Electric
(PG&E).
As generally defined in the 1972 Act, maintenance and servicing of the street lighting improvements
may include one or any combination of the following:
1) The installation or construction of public lighting facilities, including, but not limited to
streetlights and traffic signals.
2) The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing thereof;
including but not limited to, grading, removal of debris, the installation or construction of
curbs, gutters, walls, sidewalks, paving, or water, irrigation, drainage, or electrical facilities.
3) The maintenance or servicing, or both, of any of the foregoing including the furnishing of
services and materials for the ordinary and usual maintenance, operation, and servicing of
any improvement, including, but not limited to:
a) Repair, removal, or replacement of all or any part of any improvements;
b) Grading, clearing, removal of debris, the installation, repair or construction of
curbs, gutters, walls, sidewalks, paving, or water, irrigation, drainage, or electrical
facilities;
c) The cleaning, sandblasting, and painting of walls and other improvements to
remove or cover graffiti.
d) Electric current or energy, gas, or other agent for the lighting or operation of any
other improvements.
4) Incidental expenses associated with the improvements including, but not limited to:
a) The cost of preparation of the report, including plans, specifications, estimates,
diagram, and assessment;
b) The costs of printing, advertising, and the publishing, posting and mailing of notices;
c) Compensation payable to the County for collection of assessments;
d) Compensation of any engineer or attorney employed to render services;
e) Any other expenses incidental to the construction, installation, or maintenance
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 PLANS AND SPECIFICATIONS
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and servicing of the improvements; and,
f) Costs associated with any elections held for the approval of a new or increased
assessment.
Pursuant to the 1972 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for the
ordinary and usual maintenance, operation, and servicing of any improvement, including
repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or other
illuminating agent for any public lighting facilities or for the lighting or operation of any
other improvements.
Drawings showing the specific locations of the improvements are on file in the City’s Public Works
Department and are made a part of this report by reference.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 ESTIMATE OF COSTS
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PART B
ESTIMATE OF COSTS
All public streetlights and other eligible improvements within the District are maintained and
serviced on a regular basis. The proposed cost estimate for the District is shown on a following page
herein. This includes an estimate of the costs of utilities, operations, services, administration and
maintenance associated with the improvements, including all labor, personnel, equipment,
materials and administrative expenses. The summary also shows the estimated fund balance, and
the projected contribution/(transfer) based upon the estimated expenditures and assessment
revenue. Projected cost estimates are also shown for the next two (2) fiscal years.
The following describes the general services and costs shown in the cost estimate.
District Costs
Operating Supplies – The cost of supplies for ongoing maintenance and servicing of the street
lighting improvements including street light repair parts and the labor associated with performing
the repair work. In addition, a portion of this cost is set aside as a contingency amount for both
large scheduled and unscheduled, but necessary repairs.
Contract with Alameda County – The cost of street light maintenance provided from the
County of Alameda based on the current fiscal year contract.
California Street Light Association – The cost of Street Light Association dues based on relative
number of lights within the District.
Utilities Electricity – The cost of street light electrical energy use, including miscellaneous utility
charges.
Miscellaneous Expenses – Costs that cannot easily be categorized into any of the other
District Costs defined above.
Legal Notices – The cost of legal notices includes costs associated with preparation and publishing
of any, and all required legal notices associated with the District.
District Administration – The costs of contracting with professionals to provide services
specific to the annual levy administration, including preparation of the Engineer’s Report,
resolutions, and levy submittal to the County. These fees can also include any additional
administrative, legal, or engineering services specific to the District, such as the cost to prepare and
mail notices of the public meeting and hearing.
Public Works Administration – The cost of public works administration includes costs derived
by the City’s Public Works Department or other department in relation to the administration and
management of the District.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 ESTIMATE OF COSTS
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County per Assessment Collection Fee – The cost to the District for the County to collect
assessments on the annual secured property tax bills. Alameda County charges 1.7% of the total levy
amount.
Miscellaneous Costs and Collections/(Credits) Applied to Levy
Reserve Collection/(Transfer) – The 1972 Act pursuant to Chapter 1, Article 4 Section 22569 (a),
provides for a District Reserve Fund for operations. Negative amounts shown for this cost
estimate item represent transfers from the Reserve Fund that reduces the Balance to Levy.
Maintaining a fully funded Operating Reserve eliminates the need for the City to transfer funds
from non-District accounts to pay for operational expenses during the first half of the fiscal year
and provides the District with sufficient funds to address any unforeseen or unusual expenditures
that may occur during the year.
Capital Improvement Fund Collection/(Transfer) – The 1972 Act pursuant to Chapter 5, beginning
with Section 22660, provides for the District to establish by resolution an assessment installment
plan for proposed improvements and expenditures that are greater than can be conveniently raised
from a single annual assessment. Depending on the nature of the planned improvements, the
collection of funds necessary to complete the project may be collected over a period up to thirty
years, but typically not more than five years. The funds collected shall be accumulated in a
separate improvement fund commonly referred to as a Capital Improvement Fund (CIF) and are
not considered part of the regular maintenance of the improvements or the Reserve Fund.
Because the money accumulated in the Capital Improvement Fund is for a specific planned project
(budgeted separately), the amount shown for this item in the annual cost estimate will typically be
a positive number representing the amount being collected that year as part of the Balance to Levy.
A negative number (Transfer) should only occur after the project has been completed and excess
funds are being credited back to the District’s regular accounts. The actual fund balances and
expenditures for Capital Improvements are clearly identified under the Fund Balance Information
section of the cost estimate.
Balance to Levy – This is the total amount to be collected for the current fiscal year through the
annual assessments (for special benefits). The Balance to Levy represents the sum of Total
District (Direct and Administration) Costs, Reserve Fund Contributions or Transfers,
Contributions from Other Revenue Sources, and the Contribution Replenishment (if any). Only
those costs related to the improvements identified as conferring special benefits to property are
levied and collected on the tax roll.
The following page shows the cost estimates for Fiscal Year 2020-21 and 2021-22.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 ESTIMATE OF COSTS
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CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 ESTIMATE OF COSTS
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Capital Improvement Projects
In addition to collecting funds annually for maintenance, funds are also allowed to be collected for
capital improvement projects. Capital improvement projects generally include the repair and
replacement of public improvements authorized to be maintained by the District. These funds are
collected and often accumulated in a separate fund and are not considered to be a part of the
regular maintenance of the improvements.
Following is a list of capital improvement projects the City plans to address utilizing District funds
in the upcoming fiscal year and thereafter.
Light Pole Painting and Lighting Upgrades: The City has identified the need for regular
painting of light poles within the District and for eventual LED upgrades to the decorative
light poles.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 ASSESSMENT DIAGRAM
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PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are shown herein. The lines and dimensions of each parcel within
the District are those lines and dimensions shown on the maps of the Alameda County Assessor for
the year in which this Report was prepared and are incorporated by reference herein and made part
of this Report.
A reduced copy of the Assessment Diagram is shown on the following page.
City of DublinLandscape and Lighting District No. 1999-1Assessment Diagram
Prepared by Francisco & Associates, Inc.
N:\Dublin\FY18-19\Diagrams\LLAD1999-1_Assessment Diagram (SA 04/19/2018)
0 2,000 4,0001,000
Feet
0 200 400 600100Feet
Legend
LLAD 1999-1 BoundaryCity Limit
Parcel Lines
Parcels within LLAD 1999-1
MountainGalway CtInspirati
on CirClifden CtRiseP l
Tract 7067
Dublin Blvd
Central Pkwy
Fallon RdFallon RdG l e a s o n D r Poitano Pkwy
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 METHOD OF APPORTIONMENT
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENTS
General
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of
providing certain public improvements which include the construction, maintenance and servicing
of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that the cost of
these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among all
assessable lots or parcels in proportion to the estimated benefits to be received by each
such lot or parcel from the improvements.”
The formula used for calculating assessments in the District therefore reflects the composition of
the parcels, and the improvements and services provided, to fairly apportion the costs based on
estimated benefit to each parcel. In addition, pursuant to Article XIIID Section 4:
“No assessment shall be imposed on any parcel which exceeds the reasonable cost of the
proportional special benefit conferred on that parcel. Only special benefits are assessable,
and an agency shall separate the general benefits from the special benefits conferred on a
parcel.”
Benefit Analysis
Each of the improvements have been carefully reviewed by the City and the corresponding
assessments have been proportionately spread to each parcel based on special benefits received
from the improvements as determined at the time the District was established.
General Benefits — In reviewing each of the District improvements, the proximity of those
improvements to both properties within the District and those outside the District, as well as the
reasons for installing and constructing such improvements, it is evident that the improvements
are solely the result of developing properties within the District and the ongoing maintenance and
operation of these improvements will directly affect the properties within the District. Although
the improvements include public areas, easements, rights-of-way and other amenities available or
visible to the public at large, the construction and installation of these improvements were only
necessary for the development of properties within the District and were not required, nor
necessarily desired by any properties or developments outside the District boundary and any
public access or use of the improvements by others is incidental. Therefore, it has been determined
that the improvements and the ongoing maintenance, servicing and operation of those
improvements provide no measurable general benefit to properties outside the District or to the
public at large, but clearly provide distinct and special benefits to properties within the District.
Special Benefits — The method of apportionment (method of assessment) established herein is
based on the premise that each assessed parcel within the District receives special benefits from the
improvements and the desirability and security of those properties is enhanced by the presence of
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 METHOD OF APPORTIONMENT
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public lighting in close proximity to those properties.
The special benefits of street lighting and other public lighting facilities are for the convenience,
safety, and security of property, improvements, and goods. Specifically:
1) Enhanced deterrence of crime and to aid police protection.
2) Increased nighttime safety on roads, streets and public areas.
3) Improved ability of pedestrians and motorists to see.
4) Improved ingress and egress to property.
5) Reduced vandalism and other criminal act and damage to improvements or property.
6) Improved traffic circulation and reduced nighttime accidents and personal property loss.
The preceding special benefits contribute to the aesthetic value and desirability of each of the
assessed parcels within the District and thereby provide a special enhancement of the properties.
Furthermore, it has been determined that the lack of funding to properly service and maintain the
District improvements would have a negative impact on the properties within the District.
All the preceding special benefits contribute to a specific enhancement and desirability of each of
the assessed parcels within the District.
Non-Assessable Properties — Within the boundaries of the District, there are several types of
properties that are considered to receive no special benefit from the District improvements and
are therefore not assessed. These parcels include:
1) Publicly owned parcels that are reserved as public open space or are developed as City
parks for active recreation and are maintained and serviced by the District;
2) Publicly owned wetland parcels;
3) Certain public utility parcels;
4) Privately owned open space parcels; and
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with an
adjacent larger parcel. The adjacent larger parcel, of which these "sliver" parcels are a
part, are assessed at the residential rate.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 METHOD OF APPORTIONMENT
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Assessment Methodology
The special benefits received by each parcel within the District and each parcel’s proportional
annual assessment are calculated on the basis of a formula that utilizes Equivalent Dwelling Units
(EDU). The EDU method of apportionment establishes a proportional benefit relationship
between the various parcels within the District and the improvements maintained by the District.
The typical single-family residential parcel is assigned 1.00 EDU since it represented more than 85%
of the total parcels within the District.
EDU’s are assigned to the other land uses based upon the property’s development status, type of
development (County of Alameda land use code) and property size as shown in the table below.
Single-Family Residential (SFR) — (County land use 1x, 2x, 7x) This land use identifies
properties that are developed for single-family residential use and are assigned a factor of 1.00 EDU
per parcel. This is the base value that all other land use types are compared and weighted against
(i.e. EDU). This land use classification may include, but is not limited to, lots or parcels identified
as single-family residential homes, condominium, vacant residential land zoned for four units or
less, planned development (tract or townhouse type), and modular/manufactured single-family
residential units. Developed apartments are assigned a factor of 1.00 EDU per dwelling unit.
Parcels with a vacant apartment land use are treated like commercial and assessed 5.50 EDU per
acre.
Commercial — (County land use 3x, 8x, 9x) This land use identifies properties that are
considered improved for commercial use and are assigned a factor of 5.50 EDU per gross acre. This
land use classification may include, but is not limited to, lots or parcels identified as car washes,
commercial garages, automotive dealerships, parking lots, parking garages, service stations, funeral
homes, nursing or boarding homes, hospitals, hotels/motels, banks, medical-dental, single and
multi-story office buildings, bowling alleys, theaters, vacant commercial land, department stores,
discount stores, restaurants, shopping centers, supermarkets, commercial or industrial
condominium prior to sale of one unit, and miscellaneous commercial. In addition, institutional
property, such as schools and other types of types of public property are identified within this
category.
Common Open Space — (County land use 0, 03-05, 65) This land use identifies properties that are
exempt from assessment and are assigned 0.00 EDU. This land use classification may include, but
is not limited to, lots or parcels identified as exempt public agencies, property leased or owned
by public utilities, cemeteries, and planned development common areas.
Property Type EDU Factor
Single Family Residential (SFR)1.00 per Parcel
Commercial 5.50 per Acre
Exempt, Cemeteries, Common Open Space 0.00 per Parcel
TABLE 3: ASSESSMENT METHODOLOGY
Street Lighting District No. 1999-1
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 METHOD OF APPORTIONMENT
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The following formulas are used to calculate each property’s assessment:
Total Balance to Levy / T otal EDUs = Levy per EDU (Rate)
Parcel EDU x Levy per EDU = Parcel Levy Amount
Maximum Assessment Rate
It is recognized that the cost of maintaining the District improvements increases slightly every
year because of inflation. At the time the District was formed, the property owners approved a
formula for increasing assessments for each future fiscal year to offset increases in costs due to
inflation.
The maximum assessment amount for each property type shall be increased each fiscal year in an
amount equal to the annual percentage increase of the local San Francisco-Oakland-San Jose Area
Consumer Price Index (“Index”) for “All Urban Wage Earners and Clerical Workers” which is
applied to all costs except utilities (water and electricity), plus the actual percentage increase in
utility costs (collectively, “Annual Escalation Factor”).
In order to implement the District’s Annual Escalation Factor annually, two rates were developed
based on the cost estimate that was prepared at the time the property owners approved the annual
escalator. The first rate (the “CPI Rate”) was created to encompass the annual District cost
increases except for utilities. The second rate (the “Utility Rate”) was created to encompass the
annual utility cost increases.
The Index is to be applied annually to the prior year’s maximum CPI Rate for each property type to
pay for all costs except utilities. The maximum Utility Rate was established to pay for all utility
costs for each property type and is to be increased annually by the percentage change in the
budgeted amount for utilities as shown in the annual District’s fiscal year Engineer’s Reports. The
increase in utility costs shall be calculated by taking the upcoming fiscal year’s budgeted amount
for utilities and subtracting the District’s previous highest yearly budgeted amount for utilities.
This difference is used to calculate the annual increase in the Utility Rate for each property type.
The combination of the maximum CPI Rate and maximum Utility Rate (collectively, “Maximum
Assessment Rate”) shall equal the Maximum Assessment Rate for the upcoming fiscal year. Please
see Table 3 for details regarding the Maximum Assessment Rate for Fiscal Year 2020-21.
The timing of the annual percentage increase of the Index was changed beginning in 2018 and
for each year thereafter for administrative purposes, to ensure the City is allowed the time
necessary to have all annual documents prepared and approved by the City Council by June
of each year, and to meet both County submittal and statutory requirements. Each fiscal year
starting in 2018, the City shall identify the annual percentage difference in the Index between the
most recent calendar year and that of the prior calendar year; more specifically, the annual
percentage change used to escalate the prior year’s assessment rates for Fiscal Year 2020-21 was
determined based on the difference using the annual amount for calendar years 2019 and 2018.
Should the Bureau of Labor Statistics revise such Index or discontinue the preparation of such
Index, the City shall use the revised index or comparable index as approved by the City Council for
determining fluctuations in the cost of living. The following table shows the Maximum Assessment
Rates allowable for Fiscal Year 2020-21.
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 METHOD OF APPORTIONMENT
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If the City Council determines that an inflation adjustment is not required for a given fiscal year, the
City Council may authorize the ensuing fiscal year’s assessment without applying the
adjustment formula to the amount levied. If the cost estimate and assessments for the District
require an increase greater than the adjustment set forth in the formula, then the proposed
increase would be subject to approval by the District property owners. Each fiscal year, the
maximum assessment rate shall increase at the maximum amount allowable regardless of whether
or not the increase is levied to the parcels within the District.
CPI for 2018 Calendar Year1 279.572
CPI for 2019 Calendar Year1 288.192
% Change in CPI - Increase 3.083%
FY 2019/20 Maximum Rate per EDU - CPI Rate $37.89
FY 2020/21 Maximum Rate per EDU - CPI Rate $39.06
Prior Year Maximum Utility Budget2 $130,768
Utility Budget for FY 2020/21 $135,600
% Change in Utility Rate - Increase3 3.695%
FY 2019/20 Maximum Rate per EDU - Utility Rate $16.28
FY 2020/21 Maximum Rate per EDU - Utility Rate $16.88
FY 2019/20 Maximum Assessment Rate per EDU $54.17
FY 2020/21 Maximum Assessment Rate per EDU4 $55.94
1 CPI is based off of the All Urban Wage Earners and Clerical Workers.
2 The FY 2019/20 Budget Amount for Utilities was the previous highest
amount budgeted for utility costs.
3 Equals the % difference between the FY 2019/20 and FY 2020/21
Maximum Utility Rate. If the Utility Budget does not increase, no increase
will be realized.
4 Equals the FY 2020/21 Maximum CPI Rate + Maximum Utility Rate.
TABLE 4: MAXIMUM ASSESSMENT RATE
Street Lighting District No. 1999-1
CITY OF DUBLIN
STREET LIGHTING DISTRICT No. 1999-1 FY 2020-21 ASSESSMENT ROLL
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PART E
ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or parcel, as
shown on the latest roll at the Assessor’s Office, are on file under separate cover with the City
Clerk. Furthermore, the description of each lot or parcel is part of the records of the Assessor of
the County of Alameda and those records are, by reference, made part of this report. The
assessments shown will be submitted to the County Auditor/Controller and included on the
property tax roll for each parcel shown in the assessment roll for Fiscal Year 2020-21.
Parcel identification, the lines and dimensions of each lot, parcel and subdivision of land
within the District, are inclusive of the parcels as shown on the Alameda County Assessor's Parcel
Maps as they existed at the time of the passage of the Resolution of Intention, and shall include
subsequent subdivisions, lot line adjustments or parcel changes therein. Reference is hereby made
to the Alameda County Assessor’s maps for a detailed description of the lines and dimensions of
each lot and parcel of land within the District.