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Home My WebLink About6.1 EDublinPlanPrepFee r ~.I~.<-' '" ~-~lr9~~:;:" j. ,1.- . " "- . . " - CITY OF DUBLIN AGENDA STATEMENT CITY COUNCIL MEETING DATE: NOVEMBER 14, 1994 PUBLIC HEARING: SUBJECT: ESTABLISHMENT OF EASTERN DUBLIN SPECIFIC PLAN PREPARATION FEE ~prepared by: Paul S. Rankin, Assistant city Manager) EXHIBITS ATTACHED: 1.~Letter Dated October 13,1994 to Specific Plan Property owners Explaining the Proposed Fee 2.~section 65456(a) California Government Code ~ ~~. ~proposed Resolution Establishing Fees RECOMMENDATION: (~" Conduct a Public Hearing, Deliberate, and Adopt the Resolution. FINANCIAL STATEMENT: As of June 30, 1994 the City had recognized an unbilled receivable of $220,361.06. This represents monies advanced to complete the Specific Plan. These costs will be recovered with interest as affected property owners as development applications are filed. DESCRIPTION: BACKGROUND In 1988, the city embarked on a process to develop a Specific Plan for approximately 3,282.61 acres. The city was also required to complete a General Plan amendment. State Law contains provisions for an agency to recover the cost of preparing a Specific Plan. This report discusses the implementation of a fee which will repay the City for specific Plan costs advanced. This action is required by the Resolution approving the Eastern Dublin Specific Plan. Ini tially the effort to prepare the Specific Plan was anticipated to be financed by Deposits made from sponsoring Property Owners. The City entered into agreements with these Property owners to provide for repayment of any monies advanced, which exceeded their pro-rata share of the costs. As the project time frame and cost was extended beyond the original schedule, the ci ty also became a participant in advancing monies to complete the project. Staff has calculated the distribution of all project costs between the General Plan Amendment and the specific Plan. In addition calculations were made to compare the original deposits recorded from Sponsoring Property Owners, to the final amount owed for each property. None of the Sponsoring Property Owners prepaid more than their pro-rata share of the Specific Plan costs. Therefore, all fees collected under this proposal will be retained to repay the city General Fund for monies advanced. SPECIFIC PLAN REOOIREMENT On May 10, 1993 the City Council adopted Resolution No. 53-93 which Adopted the Eastern Dublin General Plan and the Eastern Dublin Specific Plan. Included in the Resolution was a requirement to establish a fee to recover the preparation of the Specific Plan. The applicable section reads as follows: BE IT FURTHER RESOLVED THAT the Dublin City council does hereby direct that all fees established pursuant to Government Code Section 65456, to recover costs of preparation of the Specific Plan, shall include the cost of preparation, adoption, and administration of the Specific ----------------------------------------------------------------------" ITEM NO. 6.1 COPIES TO: c 1041 c t E~ I FILE 3- 0 t #, . . Plan plus interest on such costs based upon the City of Dublin's average monthly weighted investment yield calculated for each year or fraction thereof that such costs are unpaid. The adoption of the fee proposed in the Draft Resolution (Exhibit 3) will fulfill this requirement. METHODOLOGY USED TO DEVELOP THE FEE The applicable section of state Law (Exhibit 2) requires that the fee charged be prorated among the affected properties. The legislation recognizes that the cost expended on the Specific Plan should result in a savings to the property owner, by reducing the cost of documenting environmental consequences and advocating changed land uses, which may be authorized pursuant to the specific plan. Therefore, Staff has allocated the cost on a per acre basis. As shown in Exhibit 1, Staff allocated a total of $ 1,279,378.74 in expenses between the General Plan related costs and the Specific Plan Costs. Although the General Plan Costs cannot be recovered through a fee the City received a total of $542,037.20 in contributions from Sponsoring Property OWners to defray the cost of preparing the General Plan Amendment. The total cost of preparing the Specific Plan was $747,044.85. This figure is net of City Contributions previously authorized by the City Council. These expenses are detailed in Exhibit 1 of the letter mailed to Specific Plan Property OWners. The total acreage covered by the Specific. Plan has been reduced by 26.01 acres to account for properties held by public agencies, which would not be subject to the City'S Development regulations. Based upon the total cost spread among all affected properties, the cost on a per acre basis is calculated at $229.39. Staff has recommended that the initial monthly interest rate be established at .426% per month (5.112% per year). The Resolution provides that this factor would be revised in future years. On an annual basis Staff will calculate the average return, based upon the actual earnings recei ved by the City on its pooled investments. The adjustment to the interest rate would be an administrati ve act, and would not require addi tional City Council action. The Resolution proposes to apply the interest component effective July 1, 1994. Interest for the 1993/94 Fiscal Year has already been included in the base fee. OPPORTUNITY FOR PUBLIC COMMENT As required under State Law the city Council must provide an opportunity for public comment prior to establiShing any fee. Staff has published the required public notices announcing the Public Hearing. In addition all affected Property owners were mailed the information contained in Exhibit 1. Written comments were requested by November 2, 1994. At the time the Staff report was prepared no written comments had been received. Members of the public may wish to present oral or written testimony at the Public Hearing. RECOMMENDATION Staff recommend that the ci ty Council conduct a public hearing on the proposed fee, deliberate, and adopt the resolution establishing the fee. This action will be consistent with prior resolutions adopted by the City Council, which provided for the city to recover costs advanced in preparing the Specific Plan. .......<: ...."..u .,... 0 GJ..... ....... ".<: 0....::>::> 0."0 '" .0 ' 'O..... >-.... ...... .. >-.... .. 0 .." 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H ~ , I , MMnNI ,,,,,'coco NN 00 M I 00 ~ Ul 0 0 000 I 1010 o r-l\O 10 00 ID O. 0 10 tJI r-l 0 0 MMM\D'<l''<l'r-l'<l'1 1 MM I M 0 1 Q) C I N N I I ,..,.00 1 UlIO\D I 1 10 I N \D H ..-1 10 M M (OUHIlOMM\O 1 <l''''' J1lJIl '<l' J1l M ..,. ld~ H p.. "" 1 I O)mmMI ,,,,,IDmO'\ mO) 0'1 0'\ , m ,CQ) 0 m ro (0 O'ImO\Ill'l(Om<l' mO'\ 0'1 J1l w:> Ul Z 0\ 0\ IOmm m m 0 t::: H 0\ 0'\ mmO\ m ~;;a 0 r-l m p, ~ S'd II) .-IUl 10 <l' M N co 0 <J 0 ld Q) '<l' 0) 00 10 0 eo III r- 0 o Q) I 0 -l-l H . -l-l <l' "'" 8 o~ 0 00 0'\ 6 \DglNNr-l \D r- Ul 00 0 ;>'Ul C 0'1 ~ OJ a 0 <l' M M , I I 1 I , 0 ID M '<l' \D .j.J...J 0 '- <J 8'11> r- N NNrlMI.() M ..-i r-l HH Z 0 '" '" I 1 I I , Q) M .~ r-l wlDOOr-l 0 p,Ul a '- .... <l'<J''<l''<l'<J' U 0....1 0 \D .,; 00001.() C H Q) H <" MM,-jr-ll . 0 Pi U I'-< 8 ';;' I I I 110 :> ..-1 H ...: 8 J1llOlD\D"" (/) C .j.J tJlld tJI ~ mm""<l'm Q) H 0 CPI t::: ~ +l O'Immm . E ::l ...J ...J '" H l!l 0 o.ll , H H~ 'd H 0/ v ;>. ~ III :x:: 'd -l-l o t::: C P ::: .j.J Q) ,Q o.ll .j.J.j.J Ul Ul'.-1 ld :oj. " a H 0 'd .Y. ~H . C C:.j.J .j.J v t'J p; r-i Ul ld t'J 0 o t::: Ul ~ " 0 '-Q) III >< Q) ~~ U p'Q) .p W U "rl E PI WUl ::l 8 c: ,C HIj..IIIl 0 Ul 0 ..-1 .Y. Q) 0 0 ld 0 tJ'l 'HIj III t::: H.j.J .p U ~~ 0 't1 Ul ::l tJ::..-1 III 0 Q) C .p '.-1 -iJ ~ H ld, III . '.-1 .c ..-1 Q) & 8Q) 3 ~ Q) Q) C .~ tJl . (/) 0.-1 .c O~ a ld 't1 ld C C C Ul ~il 01 't1 8..... 0 ld ~ ~ H ...J . 0 ..-1 ..-1 ..-1 Q) ~ 0 Z J1l H8E-< H ~ 80 P: P: 8 '- . . - ..... -.- ." GOVERNMENT CODE ; ~ 65453 j"- " (b) A specific plan may be repealed in the 'same manner as it is required to be amended. .., . (Added by State.1984, c. 1009. t 18. Amended by Stata.19~. .c..1,199,. . ~ 6~L ',,: '. ,; . . .::....(<1..; ..;~: Historical and Statutory Notes' .. ....:,.. ,'..... .".':~' . .,',....... .-. . . ., .." ... .-.~'" Derivation: Former U 65500 to 65503. 65605. 65507. added by Stats.l965, c. 1880, pp. 4343. ~. t 6. .. . ,. Former ~ 65504. added by Stat.s.I965, Co'I880. p. '.i:w4. _ i .5. 8Dlend~ by Stats.1982. c. 923, p. 3373, i 2. 1984 LeablaUon Former t 6M63 wu repealed by Stata.19M. c. 1009, 117. See. now. U 66456.6&167. Legislative intent relating to Stata.l984. c. 1009, iee note under Educ. C. I 39002. Notes or Decisions .",-.t"it..;:" 'of/'I, I)t;i .:,:':-;:1'.. ~ L In aeneral . .., '. aand and gravel to safety and seismic safety elementa oC Adoption ot specific land UBe plan by city council \VlI& county ~nera1 plan. permit could not be invalidated. legislative act Bubject. to reCerendum. Yoat v. Thornaa regardless of Inconaistency ot BUch elementa of the plan (1984) 206 Cal.Rptr. SOl. 686 P.2d .1152. 86 C.3d 661. with mandAtory Btatutory criteria. Neighborhood htion H property ownen could not tie conditional uae pennlt Group Cor Fil\h Dlat. v.Calaveras County (Teichert Const. lor ProceuJng hydrauUc mine talUnp Cor production oC . Co.) <App. S DisU984) 203 Ca1.Rptr. 401. 166 C.A..3d 1176. tlll',';:'-, :.:.' ". ~ .....11.._'; .... :.. .:';.;~'H..:.;tfl:..,::...!:...II;":~J.:.I!":" 'I.,'" t ......' ", . . '1-' : ;,'j'-l, . :':~fi ,.: t':~.'d.~"1' /I~ ,',,:jl',- ;jf 1:' ..~ "'....r..'7~ ';J,.',''''':''! .' j '.' \,: I fj: -:.(l'i .'~ ~,,' :'~'> ~t.'-P: "'t,; ::.I:tlr.: i:.,.I,,'.:: ~., .....' ~'.\.JJ'! l": No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the _...._I plan. ", I "I, ,!" :.... p..f :;.' - "," I" ...,' , ."';;'T ",j .,.. """) "l" ...~..l;.. ....'~ ':'. 5""....... .' .' - .' .' -'. . . .... ...... .' (Added by Stats.1984. c. 1009, f 18.) "'; i~r. '"","j . . ". .,;.'.'"' ;'.'1"11..' ; . ., I.;...:'!'i;:. ...... .~.!..'.,"!'\;.\.. ..i, j"I:..))..,.,I.-:'" .,;1,; ..11'......;. .::. .'" ":I:'.......:.,..IlI'.:"n:;' .I.....~..:'i.\ ',.1 ). IIlltoflcal ~d.Statu~f'1 Nota . .,r .. ~:..,"'.'.(: . :::,::0;.11 'l:,'c: ....:-.:": :.1984 Leal.laHan. '.' ., l' . Former t, 6Wil, added by Stata.1971. c..1446, P. 2857, LqiaIaUve Intent relating to Slata.l984, c. 1009. see t 10. . .. -- ,.,'. ' . ... . .~. ....1 Dota under Educ. C. t 39002. . ':: I _ DeriuUon: Former t 6&150. added by Slats.l965. e. ~.. ':' :.." ,.:...:,. ....~.~. ~ .!i~~l~ .:l Y:'!I !i:~~. ,;,P)'YI'I:-: 1880. p. ~, t 6. . . -.11',,", .-,t:tl"::::"-:' ~';...: i.~:11'HiI~:'~11 165455: . ProJect consistency '. I'" ,...:.." , .....1';";,.,;:.:.: .1., ,. I ,. i . ~~4.". . .. '. . .',. . . ...: :/. ~ . I j ,;.. I', t .' ,'1 . .. ~. : .' ... i " No local public wor~ project may be approved. no tentative map'or' parcel map for which a tentative map was not required may be approved. and no zoning ordinance may be adopted or amended within an' area covered by s specific plan unless It is consistent with the adopted specific plan,' "'. . . .~:. .... (Added by Stats.1984. c. 1009, I 18.) -1rt.,i..!~~-..l; 'tt.~ '1'..ju.'~ .r,'. (. Historical and Statutory Notes i.., ',l~~ u: .1 , ,... ...... . ~ '-F~rmer t 65553. added by. Stat.s.1970. e: 1590. p~ 3314. . t 14. .;,~ . ,'. .;,~~;. _ ':':--- ~:'. ..:; :'~'1. 'J: . . ,.:' : .';'. J',., :. ,Jl.:::;~.", .... .k. ..... .....1. 1...1. I..j .1 ,') ;;'". I~:) (,.r.: \.;";1. 19M Leglalatlon " , . LeglalaUve Intent relating to Stata.1984. c. 1009. see . note under Educ. C. t 39002. l)l!rlvatlon: Former I 65562. added by Stata.I965, c. 1880, p. 4S44, t 6. ~Jt:';'n.:.': ;.":/:;,'I'} .~::i(.i, 1 '~ ..,' ,,'. I ", " .;..... ,". 'J:il :; .li..'" ;..I'p: :;:. :~...;) ',,'... ,;~'!':;,ill; "hr' .: .::: .;;l;~: ~.,j ..',iT 165456. Fees andchllrges '1';' ""..1'1'1 .... "" .."...../,,'.....r..': ""1:'" ., 'w" ""~':"':",' , .... ." ..,,,, . ,.... .'. .,.....v ........ '. (s) The legislative body. after adopting a specific plan. may impose a specific plan fee ~pon' persons seeking governmental approvals which are required to be consistent with the specific pIan. "The fees shall be established so that. in the aggregate, they defray but as. estimated do 'not exceed. the cost of preparation. adoption. and administration of the specific plan. including costs incurred pursuant to Division 13 (commencing with Section '21000)' or the Public Reso~ces Code. As nearly ail' can 'be estimated, the fee charged shall be a prorated amount in accordance with'the applicant'nelative'benefit. derived from the specific plan. It is the intent of the Legislature in providing for BUell .fees to charge pel'BOn8 who benefit from specific plans ror the costs of developing those specifk'plans which result in. savings to them by reducing the cost of documenting environmental consequences and advocating changed land uses which may be authorized pursuant to the specific plan. . " " ,.".... . . .', .1. ~ "I' '11.4 I .... t.. I' . (b) Nolwithstandlng Section 66016, a city or county may requir~ a person who requests adoption; amendment. or repeal of a specific plan' W deposit with the planning' agency an amoimt equal to the ellUmntctl cost ot pro\llUillg UIO plnn, amendment, or repeUl prlor'to its preparation by the. planning' I' ,,, ." .1' I.. ' agency. _ .. l' ' . .' . '.1 ','.f t. .~ 9,_ ,~ ,"I' .......... .... ...,'. ',- ~.~.,.It...\;' .. ........,~__ ... ..h......"". InrilcAted bv underline; deletions by asterisks * * · 1 I , I .1 I I ! .I " I 1 ! , ~ EXHIBIT J.... " . . RESOLUTION NO. - 93 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN *************************** AMENDING RESOLUTION 96-84 ESTABLISHING FEES AND CHARGES FOR PUBLIC SERVICES WHEREAS, the city council has adopted Resolution 53-93, which adopted the Eastern Dublin Specific plan; and WHEREAS, included in the Resolution was a determination that fees would be established pursuant to Government Code section 65456, to recover the costs of preparing and adopting the Specific Plan, together with interest thereon; and WHEREAS, a fee has been developed which covers the cost incurred in preparing the Specific Plan; and WHEREAS, the fee has been developed in a manner which prorates the cost among all properties included in the Specific Plan: and WHEREAS, the fee shall be collected from all persons seeking governmental approvals, which are considered to be consistent with the Specific Plan; and WHEREAS, the city council Resolution No. 53-93 also contemplated that there would be a fee collected for interest costs associated with the preparation of the Specific Plan; and WHEREAS, several property owners affected by the fee elected to voluntarily deposit monies towards their respective share prior to the adoption of the plan; and WHEREAS, staff will institute internal procedures to credit fees prepaid by affected property owners or their representatives; and WHEREAS, staff will institute internal procedures to annually adjust the rate of interest in accordance with Resolution 53-93. NOW, THEREFORE, BE IT RESOLVED that the City Council of the city of Dublin does hereby adopt EXHIBIT 8 - DEVELOPMENT FEES, as attached hereto and by reference made a part hereof, which shall be incorporated with Resolution No. 96-84 as amended. PASSED, APPROVED AND ADOPTED this 14th day of November, 1994. AYES: NOES: ABSENT: Mayor ATTEST: city Clerk t'1(1;'i'~ ~l;l'.R\I""'" i:J ,}' t~;1oI"1l:~ 'n- " J'lA~ dt1~ U 3 . , . . EXHIBIT a DEVELOPMENT FEES 1. Eastern Dublin Specific Plan Preparation Fee Applicable To: All property within the Eastern Dublin Specific Plan Area (As adopted by the Dublin City council 5/10/93 - Resolution No. 53-93). Amount of Fee: The calculation of the fee will be comprised of three components as follows: BASE FEE: $ 229.39 times the number of acres, or portion thereof, as the parcel is described by the Alameda County Assessor records. INTEREST: Beginning July 1, 1994, the initial interest rate shall be calculated and accrue on a monthly basis at 0.426%, for each month or portion thereof. On an annual basis Staff shall calculate a new monthly interest rate. The revised interest rate shall be based upon the average weighted investment yield earned by the City, on its pooled investment funds in the previous fiscal year. The interest rate shall accrue on a monthly basis as described above. CREDIT: Property Owners who contributed monies prior to the adoption of the Specific Plan shall receive a credit based upon the amount of Specific Plan Costs which were prepaid. Payment Due: Both the accrued interest and per acre charges are due at the time of application for approval of a land use and Development Plan pursuant to section 8-31.13 of the City's Zoning Ordinance. Prepayment: Property Owners may elect to prepay the amount owed at any time.