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HomeMy WebLinkAboutPC Reso 90-054 PA 90-045.2 Imposing Traffic Impact Fee Stroud's Plaza RESOLUTION NO. 90 - 054 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN A RESOLUTION IMPOSING A TRAFFIC IMPACT FEE ON PA 90-045.2 STROUD'S PLAZA (FORMERLY DUBLIN TOWN & COUNTRY) WHEREAS, by Planning Commission Resolution No. 90-052 the Planning Commission has approved modifications to the approved Planned Development Rezoning General Provisions, and by Planning Commission Resolution No. 90-053 the Planning Commission has approved a new building of approximately 2,100 square feet in size located at the northeast portion of the site (hereafter "the proposed project"): and WHEREAS, the Planning Commission did hold a public hearing on said application on September 4, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law for purposes of considering adoption of this resolution; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15301, Class 1(e); and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, Condition No. 3 of Planning Commission Resolution No. 90-053, approving Site Development Review, requires the developer to pay a traffic impact or mitigation fee to be used for traffic facility improvements; and WHEREAS, a report setting forth the impacts of the proposed development on traffic through the year 2010, has been prepared by TJKM, along with an analysis of the need of the public facilities and improvements required by future development, consisting of a memorandum dated August 16, 1990, to Lee Thompson, Public Works Director, from David Othling of TJKM, which is attached hereto as Attachment D1 and incorporated herein (referred to herein as "the report"); and WHEREAS, said report sets forth the relationship between the proposed development, the needed facilities and the estimated costs of the facilities; and NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: - 1 - A. The purpose of the said traffic impact fee is to mitigate the traffic impacts caused by the proposed development by construction of certain public facilities. B. The public facilities to be constructed with the traffic impact fee (referred to herein as "the public facilities") are identified in Attachment D1, attached hereto and incorporated herein by reference. C. The traffic impact fee is needed in order to finance the public facilities and to pay for the proposed development's fair share of the construction of the improvements and will be used for these purposes. D. The Commission finds the fee to be consistent with the General Plan and, pursuant to Government Code Section 65913.2, has considered the effects of the fee with respect to the City's downtown commercial needs as established in the Land Use Plan component of the Downtown Specific Plan. E. The fees collected pursuant to this resolution shall be used to finance the public facilities identified in Attachment Dl. F. After considering the report, and the testimony received at this public hearing, the Commission approves and adopts said report, and incorporates such herein, and further finds that the proposed development will generate additional demands on municipal services. G. The report and the testimony establish: 1. That there is a reasonable relationship between the need for the public facilities designated in Attachment D1 and the impacts of the proposed development for which the corresponding fee is charged; 2. That there is a reasonable relationship between the fee's use and the proposed development for which the fee is charged. 3. That there is a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the proposed development on which the fee is imposed; and 4. That the cost estimates set forth in Attachment D1 are reasonable cost estimates for constructing these facilities, and the fees expected to be generated by future developments will not exceed the total costs of constructing the public facilities identified in Attachment Dl. H. The TJKM report (Attachment D1) is a detailed analysis of how public services will be affected by the proposed development, and the public facilities required to accommodate that development. The calculations and assumptions in the report can reasonably be applied to the proposed development. I. The method of allocation of the traffic impact fee to the proposed development bears a fair and reasonable relationship to the proposed development's burden on, and benefit from, the facilities to be funded by the fee. -2- /1 J. A traffic impact fee in the amount set forth in Attachment D-1 and Condition No. 3 of the Planning Commission Resolution No. 90-053, approving Site Development Review, is hereby imposed, to be paid prior to the issuance of building permits. The Commission finds that Attachment D1 is the "plan" required by Government Code Section 53077.5. K. The traffic impact fee shall be placed in the Capital Improvement Fund and shall be segregated in separate and special accounts as provided herein and such revenues, along with any interest earnings on each account, shall be used for the following purposes: 1. To pay for design and construction of the public facilities described in Attachment D1 and reasonable costs of outside consultant studies related therto; 2. To reimburse the City for the public facilities described in Attachment D1, constructed by the City with funds from other sources, unless the City funds were expended to remedy existing deficiencies as identified in Attachment D1 or were obtained from grants or gifts; and 3. To pay for and/or reimburse costs of program development and ongoing administration of the traffic impact fee program. L. The fees collected pursuant to this resolution shall be deposited into deposit accounts for the improvement projects identified in Attachment D1 and identified by developer or development being charged. M. Fees in the Capital Improvement Fund, and interest thereon, shall be expended only for those facilities listed in Attachment D1 and only for the purpose for which the fee was collected; and 1. The standards upon which the needs for facilities are based are the standards of the City. The City has undertaken an extensive capital improvement program to implement these standards and the City will remedy existing deficiencies without using proceeds of the traffic impact fee. N. The City Manager may develop rules and regulations for the effective implementation and administration of the traffic impact fee. 0. No later than June 30, 1991 and June 30 of each year thereafter, the City Manager shall prepare a report for the City Council identifying the balance of fees in the improvement projects' deposit account, the facilities constructed and the capital facilities to be constructed. In preparing the report, the City Manager shall adjust the estimated cost of the public improvements in accordance with the Engineering Construction Cost Index as published by Engineering News Record for the elapsed time period from the previous July 1 or the date that the cost estimate was developed. The annual report shall also include a review of the administrative charge; and 1. The City Council shall review the report at a noticed public hearing and shall make findings identifying the purpose to which the existing fee balances are to be put and demonstrating a reasonable relationship between the fee and the purpose for which it is charged. -3- P. The fees imposed herein shall be effective 60 days following adoption of this resolution. PASSED, APPROVED AND ADOPTED this 4th day of September, 1990. AYES: Commissioners Springer, Okun and Zika NOES: Commissioners Barnes and Burnham ABSENT: None kt. /4v Planning Commission airperson ATTEST: 146Arr-PAl Planning Director -4- MEMORANDUM RECEIVED August 16,1990 AUG 16 1990 TO: Lee Thompson City of Dublin DUBLIN PLANNING FROM: David P.Othling SUBJECT: Traffic Impact Mitigation Fee for Dublin Town&Country This memo documents an analysis determining a traffic impact mitigation fee for the proposed 2,100 square foot expansion of the Town & Country shopping center (PA 90-045). The project is located in the southwest quadrant of the intersection of San Ramon Road and Amador Valley Boulevard in the City of Dublin. The project will share two existing full access driveways on Amador Valley Boulevard and one right turn only access driveway on San Ramon Road. Fourteen percent of the project traffic is expected to use Dublin Boulevard to get to and from the site. This assumes that the project traffic follows the same circulation as existing Town&Country vehicles as documented by February 28,1990 p.m.peak hour traffic counts along San Ramon Road at the intersections of Amador Valley Boulevard and Dublin Boulevard. The addition of project traffic plus other future development traffic will require that the planned widening of Dublin Boulevard from four to six lanes between Donlon Way and Village Parkway be implemented at a total cost of$1,410,500,based on the current City of Dublin Capital Improvement Program. Approximately $679,593 will be funded by non-City sources so the difference of$730,907 is applicable to a traffic mitigation fee. Dublin Boulevard between Village Parkway and Donlon Way is projected to carry an average of 30,100 vehicles per day (vpd) in the year 2010. The existing (1990) average vpd on this road segment is 23,765. Thus the increase is 6,335 vpd over existing volumes. Based on an Institute of Transportation Engineers (I.T.E.) specialty retail center average daily trip generation rate of 40.675 trips per 1,000 square feet,the project is expected to generate a total of 86 vehicles. It is assumed that 75 percent,or 65,of these vehicles are primary trips, directly to and from the project only,and that 14 percent of the 65 vehicles,or 9,travel on Dublin Boulevard. The other 86 percent,or 56 vehicles,are oriented to Amador Valley Boulevard and San Ramon Road and do not significantly impact other traffic improvement projects applicable to a mitigation fee. The 9 new project vehicles added to Dublin Boulevard equal 0.14 percent of the additional future traffic. Therefore, the project should be required to contribute the improvement costs applicable to the traffic mitigation fee percent of PP 0.14 P ., or$1,023. 0 2 0 4637 Chabot DrivP,Suite ON• 9 -Pleasanton,California < HmENT �w Lee Thompson -2- August 16, 1990 Changing the anticipated land use to a high turnover restaurant or a walk-in savings & loan will increase the total project vehicle generation to 422 and 129, respectively. Using the same methodology and assuming that all of the restaurant and 25 percent of the savings & loan vehicles are primary project trips, the project if developed as a restaurant or savings & loan should be required to contribute $6,578 and $585. ca cc: Mr.David Choy, City of Dublin 157-001 02