HomeMy WebLinkAboutItem 6.2 Engineer’s Reports and the Levy of Assessments for Landscaping and Lighting Districts 1983-2, 1986-1, 1997-1, and Proposed Street Light Assessment District 2026-1, and Proposition 218 Proceedings Agenda Item 6.2
STAFF REPORT
CITY COUNCIL
Page 1 of 7
DATE: June 16, 2026
TO: Honorable Mayor and City Councilmembers
FROM: Colleen Tribby, City Manager
SUBJECT:
Engineer’s Reports and the Levy of Assessments for Landscaping and
Lighting Districts 1983-2, 1986-1, 1997-1, and Proposed Street Light
Assessment District 2026-1, and Proposition 218 Proceedings Related to
the Proposed Formation of Street Lighting Assessment District 2026-1
Prepared by: Brad Olson, Management Analyst II
EXECUTIVE SUMMARY:
In accordance with the Landscaping and Lighting Act of 1972, the City Council will hold a public
hearing to receive public testimony and consider approving the final Engineer’s Reports,
confirming the diagrams and assessments, and ordering the levy of assessments for
Landscaping and Lighting Districts 1983-2, 1986-1, and 1997-1 for Fiscal Year 2026-27. In
addition, in accordance with the Act and Section 4 of Article XIII D of the California Constitution
(Proposition 218) and AB 2257, the City Council will also hold a public hearing to: (1) consider
any valid written objections and responses for Street Lighting Assessment District (SLAD)
2026-1 to determine whether to proceed with the Proposition 218 balloting process; and (2)
receive public testimony regarding SLAD 2026-1. The balloting window for SLAD 2026-1 will
be closed at the conclusion of the public testimony portion of the hearing and the City Council
will direct the City Clerk, or their designee, to tabulate the ballots on June 17, 2026.
STAFF RECOMMENDATION:
Take the following actions: 1) Conduct a public hearing, deliberate, and adopt the Resolution
Accepting the Engineer’s Reports and Confirming Diagram and Assessments for Fiscal Year
2026-27 for Landscaping and Lighting Districts 1983-2, 1986-1, and 1997-1; and 2) Conduct a
public hearing for Street Light Assessment District (SLAD) 2026-1 and: consider any valid
written objections and responses for SLAD 2026-1 and determine whether to proceed with the
Proposition 218 balloting process; receive testimony regarding the proposed formation and
assessments for SLAD 2026-1; at the conclusion of public testimony request any remaining
assessment ballots and declare the close of the balloting period; direct the City Clerk, or their
designee, to publicly tabulate the assessment ballots on June 17, 2026 at the Dublin Civic
Center; and continue the public hearing to July 21, 2026 at which time ballot tabulation results
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will be presented and the City Council will consider action on the proposed district and
assessments.
FINANCIAL IMPACT:
A summary of the revenues, expenditures, and reserve balances of each assessment district is
shown in Table 1.
Table 1: Proposed Fiscal Year 2026-27 Assessment District Revenues, Expenditures,
and Reserves
District
1983-2
(Stagecoach)
District
1986-1
(Willow Creek)
District
1997-1
(Santa Rita)
District
2026-1
(City Lighting)
Projected Revenue $138,402 $221,296 $422,707 $1,257,000
Estimated
Expenditures $115,371 $634,197 $442,826 2 $1,154,000
Operating Impact $23,031 ($412,901) ($20,119) $103,000
Reserve Balances
Estimated Beginning
Balance1 $334,601 $989,335 $1,111,245 $1,385,280
(Use of) / Addition to
Reserves $23,031 ($412,901) 3 ($20,119) $103,000
Ending Balance
Fiscal Year 2026-27 $357,631 $576,434 $1,091,126 $1,488,280
1The Fund Balances shown in the table above represent amounts held for both operating reserves
and capital replacement.
2Estimated expenditures for 1997-1 include $50,000 carried forward from 2025-26 for grid pruning.
3Estimated expenditures for 1986-1 include an amortized loan for the Alamo Creek Fence
Replacement, CIP No. PK0122. A budget change will be brought to City Council at the time of project
award.
DESCRIPTION:
The City currently has five districts under the Landscaping and Lighting Act of 1972 (Act).
These include three Landscape and Lighting Districts (LLDs) that fund maintenance of
landscape improvements and two Street Lighting Maintenance Districts (SLMDs) that fund the
operation and maintenance of City streetlights.
The Act, and Section 4 of Article XIII D of the California Constitution (Proposition 218), set forth
specific requirements for the annual assessment renewal process and for the establishment of
new assessment districts. Additionally, California Assembly Bill (AB) 2257 established an
optional, statutory process for prohibiting a person or entity from bringing a judicial challenge
alleging noncompliance with the constitutional provisions for any new, increased, or extended
assessment, unless that person or entity has timely submitted a written objection to that
assessment that specifies the grounds for alleging noncompliance.
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On March 3, 2026 the City Council adopted Resolution 12-26 directing the preparation of the
required Engineer’s Report for LLDs 1983-2, 1986-1, and 1997-1. In addition, the City Council
adopted Resolution 11-26 initiating the formation process for SLAD 2026-1 to consolidate and
replace SLMD 1983-1 and SLMD 1999-1 and direct the preparation of the required Engineer’s
Report.
The assessment districts are briefly summarized below. Detailed information about each
district, including a map depicting each district’s boundaries, can be found in Attachments 2
through 5. In accordance with the Act, the City Council will hold a public hearing to receive
public testimony and consider adopting a resolution (Attachment 1) approving the final
Engineer’s Reports and ordering the levy of assessments for LLDs 1983-2, 1986-1, and 1997-1
for Fiscal Year 2026-27.
Landscape and Lighting Districts (LLDs)
LLD 1983-2 (Stagecoach Road)
This District's boundaries include all of Tract 4719 and cover 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 1985-86 tax
year.
The total assessment is split between the single-family homes of Dublin Hills Estates (61.6
percent) and the Amador Lakes Apartments (38.4 percent). Details related to the budgeted
expenditures can be found within the Fiscal Year 2026-27 Engineer’s Report (Attachment 2).
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 (CPI) 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 2026-27 is $539.64 per single family residence and $91.25 per multi-family
residence.
The assessments for Fiscal Year 2026-27 are proposed to be increased 1.61 percent over the
prior year, as shown in Table 3. This is the maximum assessment allowed.
Table 2: Stagecoach Road Assessments (LLD 1983-2)
Property Type
Current
Fiscal
Year
2025-26
Proposed
Fiscal Year
2026-27
Annual
Change
Dublin Hills Estate - Single Family Homes $531.10 $539.64 $8.54
Amador Lakes - Apt/Condominiums $89.81 $91.25 $1.44
LLD 1986-1 (Villages at Willow Creek)
This District was formed with the initial assessment in the 1987 -88 tax year and encompasses
the Villages at Willow Creek development off Dougherty Road and north of Amador Valley
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Boulevard. The surrounding homes are apartment complexes, condominiums, and the 145-unit
single family development (Ridgecreek).
Details related to the budgeted expenditures can be found within the Fiscal Year 2026 -27
Engineer’s Report (Attachment 3). 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 CPI 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 2026-27 is $324.33 per single family residence, $162.17 per multi-family
residence, and $1,297.32 for commercial property.
The assessments for Fiscal Year 2026-27 are proposed to be increased 1.35 percent over the
prior year as shown in Table 3. This is the maximum assessment allowed.
Table 3: Villages at Willow Creek Assessments (LLD 1986-1)
Property Type
Current
Fiscal Year
2025-26
Proposed
Fiscal Year
2026-27
Annual
Change
Single Family Homes $320.00 $324.33 $4.33
Amador Lakes - Apt/Condominiums $160.00 $162.17 $2.16
Commercial $1,280.00 $1,297.32 $17.32
LLD 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 this
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.
Details related to the budgeted expenditures can be found within the Fiscal Year 2026 -27
Engineer’s Report (Attachment 4). 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 is updated
annually based on the change in the CPI as well as actual increases in the cost of utilities. The
maximum assessment per acre in the Engineer’s Report for Fiscal Year 2026-27 is $1,804.84
per acre.
The assessments for Fiscal Year 2026-27 are proposed to be increased by 1.88 percent over
the prior year to $941.91 per acre, as shown in Table 4 below. This is approximately 52 percent
of the maximum allowable assessment.
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Table 4: Santa Rita Area Assessments (LLD 1997-1)
Property Type
Current
Fiscal Year
2025-26
Proposed
Fiscal Year
2026-27
Annual
Change
California Creekside Single‐Family Residential (SFR) $131.46 $133.93 $2.47
California Brookside Multi‐Family Residential (MFR) $56.96 $58.03 $1.07
Summer Glen ‐ Richmond American (North) Lots $115.12 $117.28 $2.16
Summer Glen ‐ Richmond American (South) Lots $126.68 $129.06 $2.38
Summer Glen ‐ Kaufman & Broad Lots $176.30 $179.61 $3.31
Summer Glen ‐ Pulte Lots $221.19 $225.35 $4.16
Dublin Greene Tract 7084 Single Family Residential $139.25 $141.87 $2.62
Dublin Greene Tract 7149 Single Family Residential $104.85 $106.82 $1.97
Dublin Greene Tract 7149 Condominiums $54.65 $55.68 $1.03
Other Parcels Including Retail, Office, and Industrial $924.54 $941.91 $17.37
New District Formation - Street Lighting Assessment District 2026-1
Background
On January 20, 2026 the City Council held a Study Session, received a report on the street
lighting districts, and directed Staff to proceed with the Proposition 218 process to establish a
new single lighting district for the City. On March 3, 2026 the City Council adopted Resolution
11-26 which initiated proceedings to form SLAD 2026-1 to consolidate and replace SLMDs
1983-1 and 1999-1. If approved, SLAD 2026-1 would fund the operation and maintenance of
streetlights throughout the City, excluding Camp Parks and properties located within The
Boulevard. This would allow for a single, updated, and uniform assessment methodology to be
applied across both areas.
Proposed Assessments for SLAD 2026-1
SLAD 2026-1 includes three assessment categories: properties adjacent to public streets with
non-decorative street lighting; properties adjacent to public streets with decorative street
lighting; and properties adjacent to private streets served by private street lighting. The
proposed assessments are shown in Table 5 below. Parcels located along private streets,
where street lighting improvements are owned and maintained by homeowners’ associations or
other private entities, do not receive the special benefits associated with publicly maintained
local street lighting improvements and therefore are not assessed for the local roadway street
lighting component of SLAD 2026-1. Details related to the budgeted expenditures can be found
within the Fiscal Year 2026-27 Engineer’s Report (Attachment 5).
Table 5: Dublin Street Lighting Assessment District (SLAD 2026-1)
Scenario
Major
Roadway
Street Lighting
Component
Local
Roadway
Street
Lighting
Component
Total Proposed
Fiscal Year 2026-
27
Assessment
Property Adjacent to Non-
Decorative Street Lighting $17.00 $18.00 $35.00
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Property Adjacent to
Decorative Street Lighting $17.00 $45.00 $62.00
Property Adjacent to Private
Street Lighting $17.00 $0.00 $17.00
Written Objections
The City opted into the voluntary requirements under AB 2257 to address any public concern
and mitigate the risk of legal challenges related to SLAD 2026 -1. Staff provided written notices
outlining the written objection procedures, with a submission deadline of June 12, 2026 at
5:00pm. At the time of this Staff Report’s writing, Staff received three written objections to the
formation on SLAD 2026-1. However, none of these three objections specified the grounds for
alleging that the proposed SLAD 2026 -1 assessment does not comply with Article XIII D of the
California Constitution (Proposition 218). Accordingly, these objections did not require a
response from the City and are not before the City Council.
Under AB 2257, the City Council must determine any of the following:
1. Whether the written objections and the City’s response warrant clarifications to the
proposed fee or assessment.
2. Whether to reduce the proposed fee or assessment.
3. Whether to further review before making a determination on whether clarification or
reduction is needed.
4. Whether to proceed with the protest hearing or ballot tabulation hearing required under
Section 4 or 6 of Article XIII D of the California Constitution.
At this time, Staff recommends that the City Council determine to proceed with the ballot
tabulation hearing required under Section 4 of Article XIII D of the California Constitution.
Balloting and Public Hearing
In accordance with the Act and Proposition 218, n otices and ballots were mailed to property
owners within the proposed district. If the City Council determines to proceed with the
Proposition 218 process, it will hold a public hearing this evening regarding the proposed
assessment where any interested person can present written or oral testimony and the City
Council will consider all objections or protests to the proposed assessment.
Assessment ballots may be submitted until the close of the public testimony portion of the
hearing, at which time no further ballots will be accepted. Submitted assessment ballots will be
publicly tabulated on June 17, 2026 at the Dublin Civic Center beginning at 9:00am.
At the City Council meeting on July 21, 2026 the results of the ballot tabulation will be declared.
If a majority of ballots (weighted by assessment) do not oppose the formation of the new
district, the City Council may approve the formation of SLAD 2026-1 and approve the SLAD
2026-1 Engineer’s Report and assessments for Fiscal Year 2026-27.
Next Steps
The next steps in the Proposition 218 process are as follows:
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June 17, 2026: Tabulate SLAD 2026-1 ballots in a public setting.
July 21, 2026 (City Council Meeting): Declare results of the ballot tabulation for SLAD
2026-1:
o If there is no majority protest: City Council may adopt a final resolution approving
SLAD 2026-1 and levy of Fiscal Year 2026-27 assessments.
o If there is a majority protest, the City Council will hold a public hearing and adopt a
final resolution for the existing SLMD 1983-1 and SLMD 1999-1 and levy of Fiscal
Year 2026-27 assessments.
STRATEGIC PLAN INITIATIVE:
Strategy 5: Long-Term Infrastructure and Sustainability Investments.
Objective 5.A: Continue to explore funding mechanisms for capital and ongoing maintenance
needs.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a public notice was published in the East Bay Times, posted at
several locations throughout the City, and on the City’s website. Public hearing notices for the
proposed lighting district were mailed with the ballots to all affected property owners.
Additionally, the City Council Agenda was posted.
ATTACHMENTS:
1) Resolution Approving the Engineer’s Reports, Confirming Diagrams and Assessments, and
Ordering Levy of Assessments for Landscape and Lighting Districts 1983-2, 1986-1, and
1997-1
2) Fiscal Year 2026-27 Engineer's Report for Landscape and Lighting District 1983-2
3) Fiscal Year 2026-27 Engineer's Report for Landscape and Lighting District 1986-1
4) Fiscal Year 2026-27 Engineer's Report for Landscape and Lighting District 1997-1
5) Fiscal Year 2026-27 Engineer's Report for Street Lighting Assessment District 2026 -1
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Attachment 1
Reso. No. XX-26, Item X.X, Adopted 06/16/2026 Page 1 of 2
RESOLUTION NO. XX – 26
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE ENGINEER'S REPORTS, CONFIRMING DIAGRAMS AND
ASSESSMENTS, AND ORDERING LEVY OF ASSESSMENTS FOR LANDSCAPE AND
LIGHTING DISTRICTS NOS. 1983-2, 1986-1, AND 1997-1
WHEREAS, by its Resolution No. 12-26 directing preparation of annual reports for City of
Dublin Landscape and Lighting Districts (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, by its Resolution No. 24-26 (Resolution), said reports were made and filed
with the City Clerk and duly considered by this City 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 16,
2026 at 7:00 p.m. in the Council Chamber, Dublin Civic Center, 100 Civic Plaza, Dublin, California,
was appointed as the time and place for a hearing by the City Council on the question of the levy
of the proposed assessments, 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; and
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.
{Signatures on the next page}
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Reso. No. XX-26, Item X.X, Adopted 06/16/2026 Page 2 of 2
PASSED, APPROVED AND ADOPTED this 16th day of June 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk
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Landscape and Lighting
District No. 1983-2
Fiscal Year 2026-27
Engineer’s Report
June 16, 2026
Attachment 2
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 TABLE OF CONTENTS
i
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 ................................ 10
Part D – Method of Apportionment of Assessments ............ 12
Part E - Assessment Roll .................................................... 17
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 CERTIFICATE
ii
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING ASSESSMENT DISTRICT NO. 1983-2
FISCAL YEAR 2026-27
The undersigned, acting on behalf of Francisco & Associates 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 15, 2026 By:
Eduardo Espinoza, P.E.
RCE # 83709
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 INTRODUCTION
1
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
ongoing 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 INTRODUCTION
2
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 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.
However, in Fiscal Year 2003-04, 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 2026-27 for each property type is
shown in the table below.
Land Use
Classification
Single Family Residential (SFR)$539.64 per Parcel $539.64 per Parcel
Multi Family Residential (MFR)$91.25 per Units $91.25 per Units
Exempt, Cemeteries, Common Open Space $0.00 per Parcel $0.00 per Parcel
Fiscal Year 2026-27
Applied Assessment Rate
Fiscal Year 2026-27
Maximum Assessment Rate
TABLE 1: SUMMARY OF MAXIMUM AND APPLIED ASSESSMENTS
Landscape and Lighting District No. 1983-2
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ENGINEER’S REPORT
3
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 2026-27
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 April 7, 2026, 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 2026-27, 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ENGINEER’S REPORT
4
The lines and dimensions 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.
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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 PLANS AND SPECIFICATIONS
5
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 60 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; and
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;
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 PLANS AND SPECIFICATIONS
6
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.
1798
CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ESTIMATE OF COSTS
7
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 reserve collection
increase/(decrease) 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ESTIMATE OF COSTS
8
County 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.
The table below shows the cost estimates for Fiscal Year 2026-27 and 2027-28.
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.
District Revenues
FY 2026-27
Cost Estimate
Projected
FY 2027-28
Cost Estimate1
Total Revenues:$138,402 $141,030
Estimated Expenditures
Total Annual Expenditures:$115,371 $120,118
Fund Balance Information
$357,631 $378,543
Table 2: Cost Estimate Table
Landscape & Lighting District No. 1983-2
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ESTIMATE OF COSTS
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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 repairs to irrigation,
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.
Tree Trimming and Maintenance: The City performs periodic tree grid pruning
and maintenance within the District boundaries on a five-year cycle, at an estimated
cost of $60,000 per occurrence. The next scheduled cycle of this work is anticipated
to occur in Fiscal Year 2029-30, at which time the associated costs will be included
in the District’s annual budget.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ASSESSMENT DIAGRAM
10
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.
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City of DublinLandscape and Lighting District No. 1983-2Assessment Diagram
Stagecoach Rd
Quartz Cir
Turquoise St
Coral Wy
Topaz Cir
Jade Cir
Amador Valley Blvd
Village Pkwy
Iron Horse Regional Trail
¯
0 700 1,400350
Feet
Legend
!
!!
!!LLAD 1983-2 BoundaryCity Limit
Parcel Lines
Parcels within LLAD 1983-2
1803
CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
12
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 the improvements funded by the District, including the
maintenance of roadway landscaping along Stagecoach Road and the landscaping located
on the interior slopes along Coral Way and Agate Way within the Dublin Hills Estates
development, it is evident that these improvements were installed primarily to serve and
enhance the residential properties within the District. The improvements were constructed
as part of the development of the properties within the District and their ongoing
maintenance directly benefits those properties by preserving neighborhood aesthetics,
maintaining property values, and ensuring the continued functionality of landscaped areas
associated with the residential development. However, it is reasonable to conclude that a
small portion of the benefit associated with these improvements may also be received by
the general public. Members of the public traveling along Stagecoach Road may
experience incidental aesthetic benefits from the maintained landscaping located within the
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
13
public right-of-way. In addition, on rare occasions members of the public may enter the
interior roadways within the development due to a mistaken turn or the need to turn around
and may experience limited benefit from the maintained landscaping within the District.
These circumstances are considered minimal and infrequent when compared to the regular
and ongoing benefit provided to the properties within the District. Nevertheless, these
incidental benefits to the public cannot be assessed to the properties within the District and
must therefore be identified as general benefit. Based on the limited likelihood of public use
and the predominantly residential nature of the roadways and improvements within the
District, it has been conservatively estimated that 98% of the benefits associated with the
maintenance of the District improvements provide special benefit to the parcels within the
District and 2% of the benefits represent general benefit to the public at large. The portion
of the costs attributable to general benefit cannot be assessed to the properties within the
District and must therefore be funded from another source, such as the City’s General
Fund.
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 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
14
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.
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/condominiums 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
15
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 2026-27.
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 2026-27 was determined based on the difference using the annual amount for
calendar years 2025 and 2024. 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 2026-27.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 METHOD OF APPORTIONMENT
16
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.
TABLE 3: MAXIMUM ASSESSMENT RATE
Landscape and Lighting District No. 1983-2
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1983-2 ASSESSMENT ROLL
17
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,
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 2026-27.
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.
1809
Landscape and Lighting
District No. 1986-1
Fiscal Year 2026-27
Engineer’s Report
June 16, 2026
Attachment 3
1810
CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 TABLE OF CONTENTS
i
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 .................................. 9
Part D – Method of Apportionment of Assessments ............ 11
Part E - Assessment Roll .................................................... 16
Appendix A – Loan Repayment Schedule ................................... A-1
1811
CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 CERTIFICATE
ii
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1986-1
FISCAL YEAR 2026-27
The undersigned, acting on behalf of Francisco & Associates 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 15, 2026 By:
Eduardo Espinoza, P.E.
RCE # 83709
1812
CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 INTRODUCTION
1
SECTION I
INTRODUCTION
The City of Dublin (“City”) levies and collects special assessments on parcels within
Landscape 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 INTRODUCTION
2
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.
Summary of District
A summary of the Fiscal Year 2026-27 assessments to be levied, along with the FY
2026-27 maximum assessments for each land use classification, is shown in the table
below.
Land Use
Classifications
Single Family Residential (SFR)$324.33 per Parcel $324.33 per Parcel
Multi Family Residential (MFR)$162.17 per Unit $162.17 per Unit
Commercial $1,297.32 per Parcel $1,297.32 per Parcel
Exempt, Cemeteries, Common Open Space $0.00 per Parcel $0.00 per Parcel
TABLE 1: SUMMARY OF MAXIMUM AND APPLIED ASSESSMENTS
Landscape and Lighting District No. 1986-1
Fiscal Year 2026-27
Applied Assessment Rate
Fiscal Year 2026-27
Maximum Assessment Rate
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ENGINEER’S REPORT
3
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 2026-27
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 April 7, 2026, 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 2026-27, 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ENGINEER’S REPORT
4
The lines and dimensions 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.
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.
1816
CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 PLANS AND SPECIFICATIONS
5
PART A
PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and servicing of landscaping,
including fencing and sound-walls within the public rights-of-way 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.
1817
CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ESTIMATE OF COSTS
6
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 reserve collection
increase/(decrease) 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 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.
The following page shows the cost estimates for Fiscal Year 2026-27 and 2027-28.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ESTIMATE OF COSTS
7
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.
District Revenues
FY 2026-27
Cost Estimate
Projected1
FY 2027-28
Cost Estimate
Total Revenues:$221,296 $225,521
Estimated Expenditures
Maintenance - Landscape (MCE Base Amount)$65,550 $67,517
Maintenance - Landscape (MCE Additional)$0 $0
Utilities - Electricity $3,000 $3,500
Utilities - Water $55,500 $58,000
Miscellaneous Expenses $0 $0
Legal Notices $647 $667
District Administration $6,000 $6,000
Public Works Administration $0 $0
County Collection Fee $3,500
Total Annual Expenditures:$134,197 $139,684
Capital Improvement Projects (CIP)
Total CIP Expenditures:$500,000 $75,000
Total Expenditures
Total Annual and CIP Expenditures:$634,197 $214,684
Fund Balance Information
Beginning Balance - Projected July 1, 2026 $989,335 $576,434
$576,434 $587,271
Recommended Operating Reserves $317,098 $107,342
Available Operating Reserves $317,098 $107,342
Available Capital Reserves $259,336 $479,929
Table 2: Cost Estimate Table
Landscape & Lighting District No. 1986-1
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ESTIMATE OF COSTS
8
General Improvements: The City has identified the need for 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.
Alamo Creek Park and Assessment District - Fence Replacement: The City has
identified the need to remove, replace, and/or repair tubular steel fencing
throughout the District and within Alamo Creek Park. The total project cost
associated the fencing improvements is estimated to be $1,650,000. Of this
amount, the City will fund $400,000 from other available funding sources. The
remaining $1,250,000 will initially be funded by the City and repaid by the District
over an 11-year period through District assessments. The repayment schedule is
included in Appendix A of this Report and consists of an initial payment of $500,000
in Fiscal Year 2026-27, followed by annual payments of $75,000 for the subsequent
10 fiscal years.
Tree Trimming and Maintenance: The City performs periodic tree grid pruning
and maintenance within the District boundaries on a five-year cycle, at an estimated
cost of $97,000 per occurrence. The next scheduled cycle of this work is anticipated
to occur in Fiscal Year 2030-31, at which time the associated costs will be included
in the District’s annual budget.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ASSESSMENT DIAGRAM
9
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.
1821
City of DublinLandscape and Lighting District No. 1986-1Assessment Diagram
Willow Creek Dr
DOugherty Rd
Amador Valley Blvd
Fall Creek Rd
¯
0 640 1,280320
Feet
Legend
!
!!
!!LLAD 1986-1 BoundaryCity Limit
Parcel Lines
Parcels within LLAD 1986-1
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
11
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 – The District was formed to fund the ongoing maintenance of
landscaping improvements, 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 within certain landscaped areas of the Ridgecreek single-family
home development. These improvements were installed as part of the development of
the properties within the District and provide direct and special benefit to those properties
by enhancing neighborhood aesthetics, supporting property values, and providing visual
screening and helping reduce traffic noise from adjacent roadways. Although the
improvements primarily benefit the properties within the District, portions of the
landscaping, fencing, and sound walls are located within public rights-of-way and are
visible to the general public traveling along Dougherty Road, Amador Valley Boulevard,
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
12
Wildwood Road, and Fall Creek Road. Accordingly, it is reasonable to conclude that a
portion of the benefit associated with these improvements also benefits the general public
due to their visibility to flow-through traffic. Based on these factors, it has been
conservatively estimated that 98% of the benefits associated with the District
improvements provide special benefit to the parcels within the District and 2% represent
general benefit to the public at large. The portion of costs attributable to general benefit
cannot be assessed to parcels within the District and must therefore be funded from
another source, such as the City’s General Fund.
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
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
13
5) Privately owned "sliver" parcels that have resulted from a lot line adjustment with
an adjacent larger parcel.
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.
EDUs are assigned to the other land uses based upon the property’s development status,
and type of development (County of Alameda land use code) 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:
Total Balance to Levy / Total EDUs = Levy per EDU (Rate)
Parcel EDU x Levy per EDU = Parcel Levy Amount
Property Type EDU Factor
TABLE 3: ASSESSMENT METHODOLOGY
Landscape and Lighting District No. 1986-1
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
14
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 2026-27.
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 2026-27 was determined based on the difference using the annual
amount for calendar years 2025 and 2024. 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 2026-27.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 METHOD OF APPORTIONMENT
15
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.
TABLE 4: MAXIMUM ASSESSMENT RATE
Landscape and Lighting District No. 1986-1
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 ASSESSMENT ROLL
16
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,
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 2026-27.
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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1986-1 APPENDIX A
A-1
APPENDIX “A”
LOAN REPAYMENT SCHEDULE
1829
Fiscal
Year (FY)
Balance Owed at
Beginning of FY
Repayment
to City
Balance Owed at
Ending of FY
FY 2026-27 $1,250,000.00 $500,000.00 $750,000.00
FY 2027-28 $750,000.00 $75,000.00 $675,000.00
FY 2028-29 $675,000.00 $75,000.00 $600,000.00
FY 2029-30 $600,000.00 $75,000.00 $525,000.00
FY 2030-31 $525,000.00 $75,000.00 $450,000.00
FY 2031-32 $450,000.00 $75,000.00 $375,000.00
FY 2032-33 $375,000.00 $75,000.00 $300,000.00
FY 2033-34 $300,000.00 $75,000.00 $225,000.00
FY 2034-35 $225,000.00 $75,000.00 $150,000.00
FY 2035-36 $150,000.00 $75,000.00 $75,000.00
Landscaping and Lighting District No. 1986-1
Loan Repayment Schedule for Fence Replacement
A-2 1830
Landscape and Lighting
District No. 1997-1
Fiscal Year 2026-27
Engineer’s Report
June 16, 2026
Attachment 4
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 TABLE OF CONTENTS
i
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 ................................ 10
Part D – Method of Apportionment of Assessments ............ 12
Part E - Assessment Roll .................................................... 18
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 CERTIFICATE
ii
ENGINEER'S REPORT
CITY OF DUBLIN
LANDSCAPE AND LIGHTING DISTRICT NO. 1997-1
FISCAL YEAR 2026-27
The undersigned, acting on behalf of Francisco & Associates 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 15, 2026 By:
Eduardo Espinoza, P.E.
RCE # 83709
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 INTRODUCTION
1
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.
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 INTRODUCTION
2
Summary of District
A summary of the Fiscal Year 2026-27 assessments to be levied, along with the FY 2026-
27 maximum assessments for each property type, is shown in the table below.
California Creekside Single
‐
Family Residential (SFR)$256.63 per Parcel $133.93 per Parcel
California Brookside Multi
‐
Family Residential (MFR)$111.20 per Unit $58.03 per Unit
Summer Glen
‐
Richmond American (North) Lots $224.72 per Parcel $117.28 per Parcel
Summer Glen
‐
Richmond American (South) Lots $247.31 per Parcel $129.06 per Parcel
Summer Glen
‐
Kaufman & Broad Lots $344.18 per Parcel $179.61 per Parcel
Summer Glen
‐
Pulte Lots $431.80 per Parcel $225.35 per Parcel
Dublin Greene Tract 7084 Single Family Residential $271.83 per Parcel $141.87 per Parcel
Dublin Greene Tract 7149 Single Family Residential $204.68 per Parcel $106.82 per Parcel
Dublin Greene Tract 7149 Condominiums $106.69 per Unit $55.68 per Unit
Other Parcels Including Retail, Office, and Industrial1 $1,804.84 per Acre $941.91 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 MAXIMUM AND APPLIED ASSESSMENTS
Landscape and Lighting District No. 1997-1
Applied Assessment Rate
Fiscal Year 2026-27Fiscal Year 2026-27
Maximum Assessment Rate Development/Property Type
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ENGINEER’S REPORT
3
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 2026-27
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 April 7, 2026, 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 2026-27, 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.
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ENGINEER’S REPORT
4
The lines and dimensions 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.
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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 PLANS AND SPECIFICATIONS
5
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;
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LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 PLANS AND SPECIFICATIONS
6
f. Electric current or energy, gas, or other agent for the lighting or operation of
any other improvements; and
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.
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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ESTIMATE OF COSTS
7
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 reserve collection
increase/(decrease) 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 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ESTIMATE OF COSTS
8
The following page shows the cost estimates for Fiscal Year 2026-27 and 2027-28.
District Revenues
FY 2026-27
Cost Estimate
Projected1
FY 2027-28
Cost Estimate
Estimated Assessment Revenues $396,707 $404,641
Contributions from Other Revenue Sources $26,000 $26,000
Total Revenues:$422,707 $430,641
Estimated Expenditures
Maintenance - Landscape (MCE Base Amount)$249,179 $256,655
Maintenance - Landscape (MCE Additional)$50,000 $0
Utilities - Electricity $1,500 $2,000
Utilities - Water $105,000 $110,000
EBRPD Annual Trail Maintenance Fee $18,500 $19,500
Legal Notices $647 $667
District Administration $10,000 $10,000
Public Works Administration $0 $0
County Collection Fee $8,000 $8,500
Total Annual Expenditures:$442,826 $407,322
Fund Balance Information
Beginning Balance - Projected July 1, 2026 $1,111,245 $1,091,126
FY 2026-27 Reserve Collection Increase/(Decrease)($20,119)$23,319
Ending Balance - Projected June 30, 2027 $1,091,126 $1,114,445
Recommended Operating Reserves $221,413 $203,661
Available Operating Reserves $221,413 $203,661
Available Capital Reserves $869,713 $910,784
1The Maximum Assessment Revenue for Fiscal Year (FY) 2027/28 was estimated to be equal
to the FY 2026/27 Maximum Assessment Revenues and escalated by 2%.
Table 2: Cost Estimate Table
Landscape & Lighting District No. 1997-1
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ESTIMATE OF COSTS
9
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 additional plantings
and irrigation repairs, which fall outside the scope of the regular maintenance budget
for the District. Efforts will be addressed based upon need and available fund
balance in the upcoming two-year cycle.
Tree Trimming and Maintenance: The City performs periodic tree grid pruning
and maintenance within District boundaries on a five-year cycle. This work typically
occurs in two phases. Phase 1: $185,250 budgeted for Fiscal Year 2026-27. Phase
2: $69,500 is anticipated for Fiscal Year 2030-31 (adjusted for inflation).
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ASSESSMENT DIAGRAM
10
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.
1843
City of DublinLandscape and Lighting District No. 1997-1Assessment Diagram
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 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 – The District was formed to fund street landscape maintenance and
associated utility costs within the Santa Rita development area, also known as Emerald
Park. The District includes 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. The landscaping improvements maintained by the District were installed as
part of the development of the properties within the District and provide direct and special
benefit to those properties by enhancing neighborhood aesthetics, supporting property
values, and maintaining the overall appearance of the community. Although the
improvements primarily benefit the properties within the District, portions of the
landscaping are located within public rights-of-way and are visible to the general public.
Based on these factors, it has been conservatively estimated that 98% of the benefits
1845
CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 METHOD OF APPORTIONMENT
13
associated with the District improvements provide special benefit to the parcels within the
District and 2% represent general benefit to the public at large. The portion of costs
attributable to general benefit cannot be assessed to parcels within the District and must
therefore be funded from another source, such as the City’s General Fund.
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:
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 METHOD OF APPORTIONMENT
14
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.
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 initial 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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 METHOD OF APPORTIONMENT
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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 $941.91 multiplied by the number of acres per
individual lot for Fiscal Year 2026-27.
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 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 2026-27.
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
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 METHOD OF APPORTIONMENT
16
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 2026-27 was determined based on the
difference using the annual amount for calendar years 2025 and 2024. 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 2026-27.
TABLE 3: MAXIMUM ASSESSMENT RATE
Landscape and Lighting District No. 1997-1
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 METHOD OF APPORTIONMENT
17
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.
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CITY OF DUBLIN FISCAL YEAR 2026-27
LANDSCAPE AND LIGHTING DISTRICT No. 1997-1 ASSESSMENT ROLL
18
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,
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 2026-27.
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.
1851
Street Lighting
Assessment District No. 2026-1
Fiscal Year 2026-27
Engineer’s Report
June 16, 2026
Attachment 5
1852
DUBLIN STREET LIGHTING FISCAL YEAR 2026-27
ASSESSMENT DISTRICT NO. 2026-1 TABLE OF CONTENTS
i
TABLE OF CONTENTS
Page No.
Signatures ....................................................................................................................... ii
Section I – Introduction .................................................................................................... 1
Section II – Engineer’s Report ......................................................................................... 3
Part A – Plans and Specifications ................................................................................. 5
Part B – Estimate of Cost ............................................................................................. 8
Part C – Assessment District Diagram ....................................................................... 10
Part D – Method of Apportionment of Assessment ..................................................... 12
Part E – Assessment Roll ........................................................................................... 21
Appendix A – Benefit Diagram ..................................................................................... A-1
1853
DUBLIN STREET LIGHTING FISCAL YEAR 2026-27
ASSESSMENT DISTRICT NO. 2026-1 SIGNATURES
ii
ENGINEER’S REPORT
CITY OF DUBLIN
DUBLIN STREET LIGHTING
ASSESSMENT DISTRICT NO. 2026-1
FISCAL YEAR 2026-27
The undersigned, acting on behalf of Francisco & Associates 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 15, 2026 By:
Eduardo Espinoza, P.E.
RCE # 83709
1854
DUBLIN STREET LIGHTING SECTION I
ASSESSMENT DISTRICT NO. 2026-1 INTRODUCTION
1
SECTION I
INTRODUCTION
BACKGROUND INFORMATION
On November 5, 1996, California voters approved Proposition 218, entitled the “Right to
Vote on Taxes Act,” which added Articles XIIIC and XIIID to the California Constitution.
Proposition 218 established new procedural requirements for the formation and
administration of assessment districts, including requirements related to the identification
of special benefit, separation of general benefit to the public at large and special benefit,
and property owner balloting procedures for new or increased assessments.
The City of Dublin (“City”) currently has three special financing districts that provide
funding for the maintenance and servicing of the City’s street lighting system. Street
Lighting Maintenance District No. 1983-1 (“SLMD No. 1983-1”) was formed in 1983, prior
to the passage of Proposition 218, and includes all parcels within the City except for Camp
Parks, Dublin Ranch, Clifden Parc, Fallon Village, Jordan Ranch, Tassajara Hills, Francis
Ranch, Dublin Centre, and the Boulevard developments. Street Lighting Maintenance
District No. 1999-1 (“SLMD No. 1999-1”) was formed in 1999 and includes parcels within
the Dublin Ranch, Clifden Parc, Fallon Village, Jordan Ranch, Tassajara Hills, Francis
Ranch, and Dublin Centre developments. Community Facilities District No. 2017-1 (“CFD
No. 2017-1”) was formed in 2017 and includes parcels within the Boulevard development.
The maximum assessment rates for SLMD No. 1983-1 are not authorized to increase,
and annual assessment revenues are not keeping pace with inflationary increases in
maintenance and servicing costs. As a result, the City is currently drawing on the
remaining fund balance for SLMD No. 1983-1 to maintain the existing level of service.
Based on current projections, the fund balance is expected to be depleted, and the City’s
General Fund will need to begin subsidizing the operating deficit starting in Fiscal Year
2027-28.
On May 20, 2025, City staff presented information to the City Council regarding the
structural funding deficit for SLMD No. 1983-1. On November 4, 2025, the City Council
directed City staff to evaluate funding alternatives, including analyzing the potential
consolidation of SLMD Nos. 1983-1 and 1999-1. On January 20, 2026, the City Council
held a Study Session, received a report regarding the City’s street lighting districts, and
directed staff to proceed with the process under Proposition 218 to establish Dublin Street
Lighting Assessment District No. 2026-1 (the “District”) that would replace SLMD Nos.
1983-1 and 1999-1. The District will fund the operation, maintenance, and servicing of
public streetlights in the City, excluding Camp Parks and properties located within the
Boulevard development. The formation of the District will establish a uniform assessment
methodology for the allocation of special benefits associated with the operation,
maintenance, and servicing of public street lighting improvements in accordance with the
requirements of Proposition 218.
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DUBLIN STREET LIGHTING SECTION I
ASSESSMENT DISTRICT NO. 2026-1 INTRODUCTION
2
The District will include an annual assessment escalator allowing the maximum
assessment rate to increase each year by three percent (3%) or the annual change in the
Consumer Price Index (CPI) as published by the Bureau of Labor Statistics, whichever is
greater. This adjustment is intended to help keep pace with inflationary increases in
operations, maintenance, and costs for repairs and future capital improvements.
PROPOSED DISTRICT FORMATION AND ADMINISTRATION PROCEDURE
The Landscaping and Lighting Act of 1972 (the “Act”) and Article XIIID, Section 4 of the
California Constitution adopted by Proposition 218 require the formation of a Landscaping
and Lighting Assessment District be supported by a detailed engineer’s report prepared
by a registered professional engineer certified by the State of California. On March 3,
2026, the City Council adopted Resolution No. 11-26 initiating formation of the District
and ordering preparation of the Engineer’s Report for Fiscal Year 2026-27.
As required by the Act, this Engineer’s Report (“Report”) describes the improvements to
be constructed, operated, maintained, and serviced by the District for Fiscal Year 2026-
27, provides an estimate of cost for the District, and lists the proposed assessments to
be levied upon each assessable lot or parcel within the District.
Notices and ballots were mailed to all property owners subject to the proposed
assessment pursuant to Proposition 218. The City Council will hold a public hearing on
June 16, 2026 to provide an opportunity for any interested person to be heard, declare
the balloting period closed, and continue the item to the July 21, 2026 City Council
meeting so ballots can be tabulated in a public setting on June 17, 2026. Results from
the ballot tabulation will be declared at the July 21, 2026 City Council meeting. If property
owners are in favor of formation of the District, the City Council may adopt a resolution
forming the District and confirming the levy of assessments as originally proposed or as
modified. Following the adoption of this resolution, the final Assessor’s Roll will be
prepared and filed with the Alameda County Auditor’s Office, to be included on the Fiscal
Year 2026-27 property tax roll.
Payment of the assessment for each parcel will be made in the same manner and at the
same time as payments are made for property taxes. All funds collected through the
assessment must be placed in a special fund and can only be used for the purposes
stated within this Report.
1856
DUBLIN STREET LIGHTING SECTION II
ASSESSMENT DISTRICT NO. 2026-1 ENGINEER’S REPORT
3
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
DUBLIN STREET LIGHTING
ASSESSMENT DISTRICT NO. 2026-1
FISCAL YEAR 2026-27
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 Initiation, being Resolution 11-26, adopted by the City
Council of the City of Dublin on March 3, 2026, I, Ed Espinoza, the duly appointed
Engineer of Work, Assessment Engineer for the Dublin Street Lighting Assessment
District No. 2026-1 (“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 benefiting properties in the District. Plans and
specifications for the improvements are as set forth on the list thereof, attached hereto,
and are on file in the Office of the City Clerk 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 for Fiscal Year
2026-27, including incidental costs and expenses in connection therewith. The estimate
is as set forth on the lists thereof, attached hereto, and is on file in the Office of the City
Clerk 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 City Clerk of the City of Dublin.
1857
DUBLIN STREET LIGHTING SECTION II
ASSESSMENT DISTRICT NO. 2026-1 ENGINEER’S REPORT
4
The lines and dimensions 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.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENTS
This part describes the method of apportionment of assessments, based upon parcel
classification of land within the District in proportion to the estimated special benefits to
be received.
PART E: ASSESSMENT ROLL
This part contains an assessment based on the estimated cost of the improvements
conferred on each benefited lot or 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.
1858
DUBLIN STREET LIGHTING SECTION II
ASSESSMENT DISTRICT NO. 2026-1 PART A
5
PART A
PLANS AND SPECIFICATIONS
The improvements and services authorized by the provisions of the Act, that may be
applicable to the District may include one or more of the following definitions:
• “Improvement” means one or any combination of the following:
o The installation or planting of landscaping.
o The installation or construction of statuary, fountains, and other ornamental
structures and facilities.
o The installation or construction of public lighting facilities, including, but not
limited to, traffic signals.
o The installation or construction of any facilities which are appurtenant to any
of the forgoing, or which are necessary or convenient for the maintenance
or servicing thereof, including, but not limited to, grading, clearing, removal
of debris, the installation or construction of curbs, gutters, walls, sidewalks,
or paving, or water, irrigation, drainage, or electrical facilities.
o The installation of park or recreational improvements, including, but not
limited to all the following:
Land preparation, such as grading, leveling, cutting and filling, sod,
landscaping, irrigation systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
o The maintenance or servicing, or both, of any of the forgoing, and of any
improvements authorized below.
o The acquisition of land for park, recreational, or open space purposes.
o The acquisition of any existing improvement otherwise authorized herein.
o The acquisition or construction of any community center, municipal
auditorium or hall, or similar public facility for the indoor presentation of
performances, shows, stage productions, fairs, conventions, exhibitions,
pageants, meetings, parties, or other group events, activities, or functions,
whether those events, activities, or functions are public or private.
• “Incidental expenses” include all the following:
o The costs of preparation of the report, including plans, specifications,
estimates, diagram, and assessment.
o The costs of printing, advertising, and giving of published, posted, and
mailed notices.
o Compensation payable to the county for collection of assessments.
o Compensation of any engineer or attorney employed to render services in
proceedings pursuant to this part.
o Any other expenses incidental to the construction, installation, or
maintenance and servicing of improvements.
o Any expenses incidental to the construction, installation, or maintenance
and servicing of the improvements.
o Any expenses incidental to the issuance of bonds or notes.
1859
DUBLIN STREET LIGHTING SECTION II
ASSESSMENT DISTRICT NO. 2026-1 PART A
6
o Costs associated with any elections held for the approval of a new or
increased assessment.
• “Landscaping” means trees, shrubs, grass, or other ornamental vegetation.
• “Maintain” or “maintenance” means the furnishing of services and materials for the
ordinary and usual maintenance, operation, and services of any improvement,
including:
o Repair, removal or replacement of all or any part of any improvement.
o Providing for the life, growth, health, and beauty of landscaping, including
cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease
or injury.
o The removal of trimmings, rubbish, debris, and other solid waste.
o The cleaning, sandblasting, and painting of walls and other improvements
to remove or cover graffiti.
• “Public lighting facilities” means all works or improvements used or useful for the
lighting of any public places, including ornamental standards, luminaries, poles,
supports, tunnels, manholes, vaults, conduits, pipes, wires, conductors, guys,
stubs, platforms, braces, transformers, insulators, contacts, switches, capacitors,
meters, communication circuits, appliances, attachments, and appurtenances.
• “Service” or “servicing” means the furnishing of:
o Electric current or energy, gas, or other illuminating agent for any public
lighting facilities or for the lighting or operation of any other improvements.
o Water for the irrigation of any landscaping, the operation of any fountains,
or the maintenance of any other improvements.
DESCRIPTION OF DISTRICT IMPROVEMENTS
The improvements which will be operated, maintained, and serviced by the District consist
of public street lighting facilities in the City. Operations, maintenance, and servicing may
include, but are not limited to, personnel, electrical energy, utilities, materials, contractual
services, and other items necessary for the continued operation of the facilities described
below.
Street Lighting Improvements:
The street lighting system to be operated, maintained, and serviced by the District is
located within public right-of-way in the City. Streetlights and appurtenant facilities
include, but are not limited to, poles, fixtures, bulbs, conduits, equipment, including guys,
anchors, posts, pedestals, and metering devices, as required to provide safe lighting
within the City.
The plans and specifications for the improvements described above are on file in the
Office of the City Clerk of the City of Dublin.
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PART B
ESTIMATE OF COST
The Act provides that the total cost of installation, operation, maintenance, and servicing
of street lighting facilities can be funded by the District. Maintenance can include the
repair and replacement of existing facilities. Servicing can include electrical and
associated costs from a public utility. Incidental expenses, including administration of the
District, engineering fees, legal fees, printing, posting and mailing of notices, and all costs
associated with the annual collection process can also be included. The operation,
maintenance, and servicing cost estimates for Fiscal Year 2026-27 were provided by the
City of Dublin and are summarized below.
1The actual assessment amount levied may be slightly less because the County only applies assessments in even pennies in order
to divide property tax bill payments into two equal installments.
2Other Revenue Sources include parcels within the Boulevard development that fund their proportional share of Major Roadway street
lighting through CFD No. 2017-1 special taxes and therefore are not subject to the proposed assessment.
3The City will contribute toward the cost of street lighting improvements that provide a general benefit to the public at large. The City
contribution for the Major Roadway Benefit Zone is equal to 11.75% of the budget plus $4,000 for Camp Parks. The City contribution
for the Local Roadway Benefit Zones is equal to 2% of the budget, representing the portion of costs attributed to general benefit.
4The City receives assessment revenue in two installments, typically in January and May. Therefore, the City must maintain sufficient
funds to cover approximately 50% of the annual budget during the period from July 1st through December 31st.
5The Landscaping and Lighting Act of 1972 allows for the collection of funds for the future repair and replacement of eligible District
improvements.
The Act requires that a special fund be set up for the revenues and expenditures of the
District. Funds raised by the assessments shall be used only for the purpose as stated
herein. A contribution by the City may be made to reduce assessments as the City Council
deems appropriate. Any balance remaining on July 1st must be carried over to the next
fiscal year unless the funds are collected for future capital improvements and operating
reserves.
Description
Major
Roadway
Benefit Zone A
Local
Non-Decorative
Benefit Zone B
Local
Decorative
Benefit Zone C
District
Total
Revenue Subtotals:$592,000 $343,828 $321,172 $1,257,000
Expenditures Subtotals:$543,500 $315,780 $294,720 $1,154,000
$575,030 $177,620 $632,630 $1,385,280
$623,530 $205,668 $659,082 $1,488,280
TABLE 1: FISCAL YEAR 2026-27 ESTIMATE OF COST
Revenues
Expenditures
Fund Balance
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PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of the District are contiguous with the boundaries of the City of Dublin,
excluding Camp Parks and the Boulevard development. The lines and dimensions 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 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 attached on the following page.
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TASSAJARA
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SANRAMON
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580
680
580
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Parcels
Dublin City Limits
Interstate Highways
Area for Benefit Zone C
Area for Benefit Zone B
SLAD No. 2026-1 Boundary and Area for Benefit Zone A
Legend
Dublin Street Lighting Assessment District No. 2026-1
Assessment Diagram
±0 1 2
Miles
Camp Parks
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENT
GENERAL
The Act allows for the establishment of assessment districts by public agencies for the
purpose of providing certain public improvements, which include the operation,
maintenance, and servicing of street lighting facilities.
Section 22573 of the Landscaping and Lighting Act of 1972 requires that maintenance
assessments must be levied according to special benefit, rather than according to
assessed value as follows:
“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 benefit to be received by each such lot or parcel from the
improvements.”
In addition, Article XIIID, Section 4(a) of the California Constitution limits the amount of
any assessment to the proportional special benefit conferred on the property and that a
parcel’s assessment may not exceed the reasonable cost attributed to the proportional
special benefit conferred upon that parcel. Any costs attributed to general benefits to the
public at large may not be assessed to properties within the District. Because an
assessment is levied on the basis of special benefit, it is not considered a tax, and
therefore not governed by Article XIIIA of the California Constitution.
The Act permits the designation of zones of benefit within any individual assessment
district if “by reasons or variations in the nature, location, and extent of the improvements,
the various areas will receive different degrees of benefit from the improvement” (Sec.
22574). Thus, the Act requires the levy of a special “assessment” rather than a “special
tax”.
Article XIIID of the California Constitution also provides that publicly owned properties
must be assessed unless there is clear and convincing evidence that those properties
receive no special benefit from the assessment. Exempted from the assessment would
be the areas of public streets, public avenues, public lanes, public roads, public drives,
public courts, public alleys, public easements and rights-of-ways, public greenbelts and
public parkways, and that portion of public property that is not developed and used for
business purposes similar to private commercial, industrial, and institutional activities.
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QUANTIFICATION OF BENEFIT
The District provides a funding source for the operation, maintenance, servicing, and
replacement of street lighting improvements authorized under the Act and that specially
benefit properties within the boundaries of the District.
In order to quantify and separate the general benefits to the public at large from special
benefits conferred to property by the street lighting improvements, a benefit analysis was
conducted. The analysis reviewed the location, purpose, and utilization of the street
lighting improvements, identified the properties benefiting from the improvements both
within and outside the City, and allocated the costs to operate, maintain, service, and
replace the improvements among benefiting properties within the District. Because
general benefits to the public at large are not assessable under Proposition 218, any costs
attributable to general benefit to the public at large must be funded by the City from
sources other than the District assessments. Only those costs attributed to the special
benefits conferred upon properties within the District are assessable as described in this
Report.
Since public street lighting improvements in the City provide varying degrees of special
benefit depending on their location and type, three benefit zones have been created for
the District. These benefit zones are necessary to properly apportion the special benefits
received by parcels within the District and the associated operation maintenance, and
servicing costs for different types of street lighting improvements.
The three benefit zones for the District are as follows: Major Roadway Street Lighting
Benefit Zone A (Benefit Zone A), Local Non-Decorative Street Lighting Benefit Zone B
(Benefit Zone B), and Local Decorative Street Lighting Benefit Zone C (Benefit Zone C).
All parcels within the District receive a special and direct benefit from street lighting
located along the City’s major roadways and are therefore included within Benefit Zone
A. Parcels fronting a public street benefit from standard non-decorative street lighting and
are included within Benefit Zone B. Parcels fronting a public street benefit from decorative
street lighting and are included within Benefit Zone C. Parcels fronting private streets,
where street lighting is privately maintained and funded, are not included within a local
street lighting benefit zone. However, these parcels receive special benefit from street
lighting located along City major roadways and are therefore included within Benefit Zone
A. Assignment of Benefit Zone B and Benefit Zone C may be subject to change in the
future if there is a change in the type or ownership of street lighting adjacent to a parcel.
A summary of the benefit analysis for each benefit zone is described below.
BENEFIT DETERMINATION FOR STREET LIGHTING ALONG MAJOR ROADWAYS
(BENEFIT ZONE A)
Major roadways in the City provide reliable access to all areas of the City and therefore
confer a special and direct benefit to all properties within City limits. The special and direct
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benefits conferred on properties in the City from street lighting located along City major
roadways consists of the following:
• Improved vehicular circulation for parcels citywide supporting reliable access to
and from properties.
• Enhanced vehicular safety along major roadways serving parcels, reducing
accident risk.
• Improved emergency response times to parcels citywide due to increased
nighttime visibility and safer travel conditions.
• Increased desirability and marketability of parcels throughout the City attributable
to improved safety, access, and functionality of the major roadway network.
• Enhanced safety for pedestrians and bicyclists traveling along major roadways
between properties and key destinations.
• Reduced incidence of crime and vandalism citywide through improved illumination
along major roadway corridors and adjacent areas.
• Support for economic activity benefiting parcels throughout the City, including
improved visibility, access, and viability of businesses.
• Improved access to public transportation, with enhanced visibility and safety at
transit corridors and stops.
• Enhanced aesthetic character of major roadway corridors, contributing to
community identity.
• Improved maintenance and longevity of infrastructure through enhanced nighttime
visibility that supports more effective inspection, monitoring, and timely repairs.
• Improved walkability along major roadway corridors, supporting convenient
pedestrian movement between properties and surrounding destinations.
• Improved nighttime environmental conditions affecting parcels citywide through
consistent and properly distributed illumination along major roadways, reducing
areas of excessive darkness and glare and enhancing overall comfort.
If these street lighting improvements were not installed along the City’s major roadways,
properties in the City would experience reduced accessibility, safety conditions, and
desirability. Therefore, the street lighting improvements located along City major
roadways provide a specific enhancement to property values in the City and not a general
enhancement of property values. In addition to the special and direct benefits property
owners within the City receive from major roadway street lighting improvements, there
are also some incidental general benefits received by vehicular flow-through traffic (traffic
that does not stop within the City) which originates from properties outside City limits and
traverses the City’s major roadway system to travel to another destination outside of the
City.
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Publicly available mapping services were utilized to determine if the City’s major
roadways are likely to be traversed by vehicular trips commencing from locations outside
City limits to access other destinations outside City limits. A comprehensive analysis of
viable routes from all directions was performed using locations outside City limits as a
starting point to ending destinations outside City limits. The results of this analysis
confirmed that traversing City major roadways is seldom the preferred route. Most
vehicular flow-through traffic is more likely to utilize Interstates 580 and 680 than City
major roadways. However, it has been determined there are properties located north of
City limits, not within the City, which may utilize major roadways within the City when
traveling to other destinations outside of City limits. These findings regarding flow-through
traffic are consistent with other traffic studies performed for the City. Properties meeting
this criteria have been identified in Appendix A of this Report and such benefits must be
accounted for and cannot be assessed to properties within the District.
To quantify and separate the special benefits received by property owners within City
limits and the general benefit received by properties outside of the City, an analysis was
conducted to assign Equivalent Dwelling Units (EDUs) to all benefiting properties (both
inside and outside the City). The analysis resulted in a benefit boundary and EDUs being
assigned to one of two categories of parcels: parcels located within the City to which
special benefits are assigned, and parcels located outside City limits to which general
benefits are assigned. EDUs were assigned to the properties outside City limits identified
in Appendix A of this Report utilizing data from a travel survey conducted by the California
Department of Transportation. The travel survey found the average household in the
State of California performs seven (7) vehicular trips per day on average. For this
analysis, two (2) of the seven average daily trips were conservatively assigned as daily
commuter flow-through traffic from/to a location outside City limits utilizing the City’s major
roadways for the purposes of assigning EDUs to the properties outside City limits
identified in Appendix A of this Report.
Based on the analysis described above, it was determined that 11.75% of the total EDUs
benefiting from street lighting located along the City’s major roadways corresponds to
properties located outside of the City, based on the conservative assumption that such
properties generate daily commuter trips. Therefore, 88.25% of the annual cost to
operate, maintain, service, and replace the street lighting located along City major
roadways is of special and direct benefit to the parcels within the City and the remaining
11.75% is a general benefit to the public at large and must be paid by an alternative
funding source.
BENEFIT DETERMINATION FOR LOCAL NON-DECORATIVE STREET LIGHTING
(BENEFIT ZONE B) & LOCAL DECORATIVE STREET LIGHTING (BENEFIT ZONE C)
Local street lighting improvements provide illumination along in-tract areas and
neighborhood streets within the City. These lighting facilities provide increased
illumination for ingress and egress, improved security conditions, and protection of
property located within in-tract areas and along neighborhood streets. There are two
types of local street lighting improvements in the City: local non-decorative street lighting
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and local decorative street lighting. Both types provide functional lighting benefits to
parcels served by in-tract and neighborhood streets; however, decorative street lighting
also provides additional aesthetic and lighting enhancements that increase the level of
special benefit received by parcels located within areas served by those improvements.
Local street lighting improvements are located along in-tract neighborhood streets and
are designed primarily to provide access to parcels within the neighborhood rather than
to accommodate regional or flow-through traffic. As a result, virtually all vehicular trips
along these streets originate from or are destined for parcels located along those streets.
However, it is reasonable to assume some vehicular traffic may utilize in-tract roads due
to an unusual traffic pattern or a mistaken turn into a neighborhood. Although these are
infrequent circumstances, they must be accounted for and cannot be assessed to
properties within the District.
Based on the functional design of neighborhood street networks and the low likelihood of
flow-through traffic utilizing these streets, it is conservatively estimated that 98% of the
trips utilizing in-tract public roads provide special benefit to parcels facing those roads,
while 2% of the trips represent general benefit to the public at large. Accordingly, 98% of
the annual costs associated with the operation, maintenance, servicing, and replacement
of local street lighting improvements are attributed to special benefit and may be
assessed to benefiting parcels, while the remaining 2% of the costs are attributed to
general benefit to the public at large and will be funded through an alternative funding
source.
Parcels fronting private streets, where street lighting improvements are owned and
maintained by homeowners associations or other private entities, do not receive the
special benefits associated with publicly maintained local street lighting improvements
and therefore are not assessed for the local roadway street lighting component of the
District.
Local Non-Decorative Street Lighting (Benefit Zone B)
Local non-decorative street lighting improvements provide standard roadway illumination
designed to maintain consistent and reliable nighttime lighting conditions along
neighborhood streets. The operation, maintenance, and servicing costs for these
improvements will be funded through Benefit Zone B. The special and direct benefits
conferred on properties served by local non-decorative street lighting include the
following:
• Improved ingress and egress for neighborhoods during nighttime hours.
• Enhanced vehicular safety conditions for neighborhoods through improved
roadway illumination.
• Improved walkability and pedestrian accessibility due to improved nighttime
visibility along neighborhood streets and sidewalks.
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• Reduced likelihood of crime and vandalism through improved nighttime visibility
and surveillance.
These street lighting improvements enhance accessibility and safety conditions for
neighborhood parcels located along public neighborhood streets with non-decorative
street lighting by providing adequate nighttime illumination along the streets that directly
serve those parcels.
Local Decorative Street Lighting (Benefit Zone C)
Decorative street lighting provides the same functional lighting benefits as standard non-
decorative street lighting but also provides additional aesthetic and lighting
enhancements that contribute to neighborhood character and quality of life. These
additional special benefits improve the desirability and marketability of parcels located
within the neighborhoods served by local decorative street lighting. The operation,
maintenance, and servicing costs for local decorative streetlights will be funded through
Benefit Zone C. In addition to the functional special benefits described above for standard
non-decorative street lighting, decorative street lighting provides the following special and
direct benefits to parcels located within areas served by those improvements:
• Enhanced aesthetic quality and curb appeal of streetscapes adjacent to parcels.
• Improved uniformity and consistency of illumination supporting pedestrian comfort
along neighborhood streets.
• Improved control and distribution of lighting that reduces glare and minimizes light
trespass into adjacent parcels.
• Improved visibility of residential units and building entrances during nighttime hour,
supporting safer and more convenient access.
• Enhanced neighborhood identity and cohesive visual character, contributing to a
more unified and aesthetically consistent environment.
• Increased desirability and marketability of individual parcels.
Since decorative street lighting provides these additional aesthetic and lighting
enhancements beyond the functional special benefits provided by standard non-
decorative neighborhood lighting, parcels located within areas served by decorative street
lighting receive a greater level of special benefit relative to parcels served by standard
non-decorative street lighting.
SUMMARY OF SPECIAL BENEFIT DETERMINATION FOR ALL BENEFIT ZONES
While all street lighting improvements funded by the District provide special and direct
benefits to parcels within the City, the level of benefit varies depending on the type and
location of the street lighting improvements. Street lighting installed along major roadways
provides broader circulation and accessibility benefits that support parcels throughout the
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City, while local neighborhood street lighting primarily benefits parcels located within the
immediate vicinity of those improvements.
In order to proportionately distribute the costs associated with the operation,
maintenance, servicing, and replacement of the public street lighting improvements within
the District, relative benefit factors have been established for each type of street lighting
improvement. These benefit factors reflect the proportional special benefit received by
parcels from each type of street lighting.
Local Non-Decorative Street Lighting is the most common type of street lighting and
represents the standard street lighting condition typically found in the more established
neighborhoods throughout the City associated with Benefit Zone B of the District. This
street lighting type provides functional benefits for neighborhoods including improved
ingress and egress, enhanced vehicular safety conditions, improved walkability and
pedestrian accessibility, reduced likelihood of crime and vandalism. Local Non-
Decorative Street Lighting is assigned a Benefit Factor of 1.0, representing the most
common and standard level of special benefit.
Local Decorative Street Lighting provides the same functional lighting as standard Local
Non-Decorative Street Lighting plus additional aesthetic and lighting enhancements such
as ornamental lighting fixtures, coordinated streetscape design, and improved visual
character along neighborhood streets. These additional components enhance the
desirability and marketability of property located within areas served by decorative street
lighting. Therefore, Local Decorative Street Lighting provides a higher level of special
benefit as compared to Local Non-Decorative Street Lighting and is assigned a Benefit
Factor of 2.5 relative to the most common standard condition.
Street lighting located along the City’s major roadways provides the highest level of
special benefit because these improvements support citywide circulation, safety, and
accessibility by illuminating primary transportation corridors that provide access to
residential neighborhoods, commercial areas, and public facilities throughout the City.
Street lighting along major roadways enhance nighttime visibility along primary
transportation corridors, improves access to parcels throughout the City, and supports
safety along the broader transportation network serving the City. Due to the broader list
of special benefits conferred to property, Major Roadway Street Lighting is assigned a
Benefit Factor of 3.0 relative to the most common standard condition.
ASSESSMENT METHODOLOGY
The special benefits associated with the operation, maintenance, and servicing for the
public street lighting improvements in the City are apportioned in accordance with the
assessment methodology stated herein. The method for spreading the special benefits
and associated costs to each parcel in the District is based on the assignment of
Equivalent Dwelling Units (EDU).
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The single-family residential parcel has been selected as the basic unit for the calculation
of assessments because it represents over 75% of the parcels in the City. Therefore, the
single-family residential parcel is defined as one EDU. The methodology used to assign
EDUs to other land uses in proportion to the special benefit they receive relative to the
single-family residential parcel is described in this part of the Report. The land use types
used for each parcel are based on the last secured Alameda County property tax roll as
described below.
Other Residential Property EDU Calculation:
Condominiums, duets, and townhomes on average have approximately 3/4 of the building
square footage and service population as compared to a single-family residential parcel.
Multi-family residential units on average have approximately 2/3 of the building square
footage and service population as compared to a single-family residential parcel.
Furthermore, studies consistently show these types of residential products impact public
infrastructure proportionately less than a single-family residential parcel based on
average service population per residential unit. Therefore, standard service population
figures are used to establish EDUs for developed condominiums, duets, townhomes, and
multi-family residential parcels as compared to a single-family residential parcel.
Some single-family residential parcels in the City include Accessory Dwelling Units
(ADUs). ADUs are separate residential units associated with a single-family residential
parcel similar to an apartment that increases the service population associated with the
parcel and the level of special benefit received from District improvements. Since an ADU
represents an additional dwelling unit located on the same parcel as a single-family home,
parcels containing an ADU are assigned additional EDUs to reflect the increase in
building square footage and service population. For single-family parcels with an ADU,
1.00 EDU is assigned to the single-family home and the ADU is assigned EDUs consistent
with that applied to multi-family residential units (0.67 EDUs), which reflects their smaller
living areas and lower service populations relative to single-family homes. Therefore, a
total of 1.67 EDUs are assigned to single-family parcels with an ADU.
Approximately 30% of the total value of property in the City is attributed to the underlying
land, while the remaining 70% is attributed to improvements. Also, the approximate
average density for all single-family residential parcels in the City is six (6) dwelling units
per acre. For vacant residential property, EDUs are calculated by multiplying the average
density for single-family residential parcels, respectively, by the land value factor of 0.30
to establish the proportional special benefit for each land use type relative to a single-
family residential parcel.
For mixed-use properties, the residential and non-residential portions are evaluated
separately to ensure the proportional allocation of benefit. The residential component of
a mixed-use property is assigned EDUs consistent with the methodology described above
for multi-family residential units. The non-residential component is assigned EDUs using
the non-residential methodology described below, which is based on building square
footage and service population characteristics associated with non-residential
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development. This approach ensures that mixed-use properties are assessed in
proportion to the relative level of special benefit received by both the residential and non-
residential components of the parcel. The service population and EDU factors for
residential property are shown in Table 2 below.
Non-Residential Property EDU Calculation:
Given the wide range of land and building sizes associated with non-residential property,
the EDU calculation for non-residential property is broken down into a “Land Component”
and an “Improved Component”. The Land Component and Improved Component are
weighted by factors of 0.30 and 0.70, respectively, based on the average share of total
property values in the City. EDUs assigned for the Land Component are based on the
multiplication of the approximate average density for single-family residential parcels in
the City of six (6) dwelling units per acre by the land value factor of 0.30. Therefore, EDUs
for the Land Component are calculated using 1.80 EDUs per acre. EDUs assigned for the
Improved Component are based on the multiplication of standard service populations as
compared to a single-family residential parcel by the improved value factor of 0.70. The
EDU total for non-residential property is calculated as the sum of the Land Component
and Improved Component calculated as described above for all assessable non-
residential property. The service population and EDU factors for non-residential property
are shown in Table 3 below.
Supplemental Information for EDU Calculations:
All Benefit Zones: Undevelopable land, including land designated for park and
recreational facilities, does not receive the special benefits described in this Report.
Therefore, areas confirmed to be undevelopable by City staff are not included in the EDU
calculations.
Benefit Zones B and C: Parcels fronting a private street or a street with no public street
lighting are not assigned EDUs for the Local Non-Decorative or Local Decorative Street
Land Use Service Population Improved Component Land Component
Description Factor EDU Factor EDU Factor
Commercial and Institutional Parcels 2.00 persons per 1,000 bldg. s.f.0.47 EDUs per 1,000 bldg. s.f.1.80 EDUs per acre
Industrial Parcels 1.00 persons per 1,000 bldg. s.f.0.23 EDUs per 1,000 bldg. s.f.1.80 EDUs per acre
Office Parcels 3.00 persons per 1,000 bldg. s.f.0.70 EDUs per 1,000 bldg. s.f.1.80 EDUs per acre
TABLE 3 - SERVICE POPULATION AND EDU FACTORS FOR NON-RESIDENTIAL PROPERTY
Land Use Service Population EDU
Description Factor Factor
Single Family Residential Parcels 3.00 persons per parcel 1.00 EDU per parcel
Single Family Residential + ADU Parcels 5.00 persons per parcel 1.67 EDU per parcel
Condominium, Duet, Townhome Parcels 2.25 persons per parcel 0.75 EDU per parcel
TABLE 2 - SERVICE POPULATION AND EDU FACTORS FOR RESIDENTIAL PROPERTY
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Lighting components of the District assessment because those parcels do not receive a
direct special benefit from City-maintained local street lighting. Parcels fronting City major
roadways receive local street lighting special benefits and therefore are assigned EDUs
for the applicable local street lighting benefit zone.
Well-maintained public street lighting provides an aesthetic appeal of properties providing
a positive representation of the area, improved traffic circulation, reduced nighttime
accidents and personal property loss, and increased nighttime visibility resulting in
enhanced safety in public areas. Public schools do not specially benefit from the
enhanced aesthetic appeal conferred to other land use types because there is such an
infrequent change in ownership for school property. Also, schools primarily function
during the day and have lighting on campus so they do not receive the special benefits
conferred to other land uses related to improved traffic circulation and nighttime visibility.
Therefore, public school properties receive a 75% reduction to the Improved Component
of their EDU calculation for the Major Roadway Component, and the applicable Local
Non-Decorative or Local Decorative Street Lighting component of the District
assessment.
Parcels that correspond to the play areas associated with golf courses (including fairways,
greens, and related open play areas) do not receive a special benefit from local street
lighting improvements. These areas generally cannot be accessed from public streets
with public street lighting and are typically set back from adjacent public streets. In
addition, golf course play areas are primarily used during daylight hours and therefore do
not receive the special benefits associated with nighttime visibility and enhanced safety
provided by local street lighting improvements. Accordingly, parcels that correspond to
the play area portions of a golf course are not assigned EDUs for the Local Non-
Decorative or Local Decorative Street Lighting components of the District assessment.
MAXIMUM ASSESSMENT RATES
A summary of the Fiscal Year 2026-27 EDUs and maximum assessment rates per EDU
for each Benefit Zone using the assessment methodology described above is shown in
Table 4 below.
1Includes parcels within the Boulevard development that are assigned their proportional share of streetlights
along Major Roadways under CFD 2017-1 and are not subject to the proposed District assessment, and the
Camp Park parcels that are assigned their proportional share of streetlights along Major Roadways which is
paid by the City.
Total Maximum
Benefit Zone Number of Assessment
Description EDUs Rate per EDU
TABLE 4: SUMMARY OF EDUs AND MAXIMUM ASSESSMENT RATES
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A summary of Fiscal Year 2026-27 maximum assessments for each residential land use
type and Benefit Zone are summarized in Table 5 below.
A summary of Fiscal Year 2026-27 maximum assessments for each non-residential land
use type and Benefit Zone is summarized in Table 6 below.
Table 7 below provides a summary of the three (3) possible Fiscal Year 2026-27
maximum assessment scenarios for a developed single-family residential parcel in the
City. The maximum assessments for developed single-family residential parcels range
from $17 to $62 in Fiscal Year 2026-27.
ANNUAL ADJUSTMENTS TO DISTRICT MAXIMUM ASSESSMENT RATES
The maximum assessment rates described above will annually increase by three percent
(3%) or by the annual change in the Consumer Price Index (CPI) for the San Francisco
Bay Region (All Urban Consumers) as published by the Bureau of Labor Statistics,
whichever is greater.
APPEAL OF DISTRICT ASSESSMENTS
Any property owner claiming the amount or application of the District assessment is not
correct may file a written notice of appeal with the City Public Works Director not later
than one calendar year after having paid the District assessment that is disputed. The
Public Works Director shall promptly review the appeal and, if necessary, meet with the
property owner, consider written and oral evidence regarding the amount of the District
assessment, and decide the appeal. If the Public Works Director’s decision requires the
District assessment be modified or changed in favor of the property owner, a refund shall
be made or an adjustment may be made to the next annual District assessment levy. Any
dispute over the decision of the Public Works Director shall be referred to the City Council
and the decision of the City Council shall be final.
Condominium,Vacant Subdivided Vacant
Benefit Zone Single Family Single Family + ADU Duet, and Multi-Family Single Family Unsubdivided
Description Residential Residential Townhome Residential Residential Residential
TABLE 5: MAXIMUM ASSESSMENT RATES BY RESIDENTIAL LAND USE TYPE
Benefit Zone Assessment Commercial and Public Vacant
Description Component Institutional Schools Industrial Office Non-Residential
TABLE 6: MAXIMUM ASSESSMENT RATES BY NON-RESIDENTIAL LAND USE TYPE
Non-residential Land Use Types
Benefit Zone A Benefit Zone B Benefit Zone C Total Maximum
(Major Roadway (Local Non-Decorative (Local Decorative Assessment
Scenario Street Lighting) Roadway Street Lighting) Roadway Street Lighting)Rate
TABLE 7: MAXIMUM ASSESSMENT RATE SCENARIOS PER SINGLE FAMILY RESIDENTIAL PARCEL
1874
DUBLIN STREET LIGHTING SECTION II
ASSESSMENT DISTRICT NO. 2026-1 PART E
21
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,
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 2026-27.
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 Parcel
Maps for a detailed description of the lines and dimensions of each lot and parcel of land
within the District.
1875
DUBLIN STREET LIGHTING
ASSESSMENT DISTRICT NO. 2026-1 APPENDIX A
A-1
APPENDIX A
BENEFIT DIAGRAM
1876
580
680
580
CENTRAL PW
GLEASON DR
TASSAJARA
RD
HA
C
I
E
N
D
A
D
R
DUBLIN BL
SAN
RAMONRD
DO
U
G
H
E
R
T
Y
R
D
FALLON
RD
KEEGAN
STAMADORPLAZARDIRONHORSE
PKWY
AR
N
O
L
D
R
D
POSITANOPKWY
SILVERGATEDR VILLAGEPW
AMADORVALLEYBL
BOLLINGERCANYONRD
CAMINOTASSAJARA
±
Parcels
Dublin City Limits
Interstate Highways
Major Roadways
Area Attributed for General Benefit
Area for Benefit Zone C
Area for Benefit Zone B
SLAD No. 2026-1 Boundary and Area for Benefit Zone A
Legend
0 1 2
Miles
Dublin Street Lighting Assessment District No. 2026-1
Benefit Diagram
1877
June 16, 2026
SB 343
Senate Bill 343 mandates supplemental materials
that have been received by the City Clerk’s office that
relate to an agenda item after the agenda packets
have been distributed to the City Council be available
to the public.
The attached documents were received in the City
Clerk’s office after distribution of the June 16, 2026,
Regular City Council meeting agenda packet.
Item 6.2
1878
CITY MANAGER’S OFFICE
DATE: June 16, 2026
TO: Honorable Mayor and City Councilmembers
FROM: Colleen Tribby, City Manager
SUBJECT: Item 6.2: Engineer’s Reports and the Levy of Assessments for Landscaping
and Lighting Districts 1983-2, 1986-1, 1997-1, and Proposed Street Light
Assessment District 2026-1, and Proposition 218 Proceedings Related to the
Proposed Formation of Street Lighting Assessment District 2026-1
At the June 16, 2026 City Council Meeting, the City Council will conduct Proposition 218
Proceedings Related to the Proposed Formation of Street Lighting Assessment District (SLAD)
2026-1. The public hearing notice provided record owners of identified parcels located within the
proposed SLAD 2026-1 district with ballots and specified the procedures for submitting written
objections under AB 2257. To preserve the right to bring a judicial action alleging noncompliance
with Proposition 218, written objections had to “[specify] the grounds for alleging that the
proposed SLAD 2026-1 assessment does not comply with Article XIII D of the California
Constitution (Proposition 218).” Written objections were due by 5:00 p.m. on Friday, June 12,
2026.
Because the June 12, 2026 objection deadline fell after the preparation of the June 16, 2026 City
Council Meeting Agenda packet, the objections received and the City’s responses to each were
not included. The City received six written objections: five via email, and one by mail. Only two of
the written objections specified grounds for alleging that the proposed SLAD 2026-1 does not
comply with Article XIII D of the Constitution. The objections received and the City’s responses
are presented here, in full, as Exhibits A through L. For ease of access, the two properly submitted
objections and staff’s response to each are summarized below. Staff recommend that none of the
six objections, individually or collectively, warrant clarification or a reduction to the proposed
assessment, and that the City Council should proceed with the Proposition 218 ballot tabulation
hearing as required under Section 4 of Article XIII D of the California Constitution.
Objection from Mr. Paul Stone, June 11, 2026 (Exhibit I)
Mr. Stone objected to the proposed formation of SLAD 2026-1 on the grounds that it “gives special
benefits to individual parcels which is prohibited by Article XIII D.”
City Response (Exhibit J)
The City conducted a benefit analysis that reviewed the location, purpose, and utilization of the
City’s street lighting improvements, identified the properties benefiting from those improvements
both within and outside the City of Dublin, and allocated only the special benefits associated with
1879
the operation, maintenance, servicing, and replacement of the improvements to benefiting
properties within SLAD 2026-1 as described below.
Major roadways in the City provide reliable access to all areas of the City and, therefore, confer a
special and direct benefit to all properties within City limits. Without street lighting improvements
along the City’s major roadways, properties throughout the City would experience reduced
accessibility, diminished safety conditions, and decreased desirability. Accordingly, street
lighting improvements located along major roadways provide a particular and distinct
enhancement to the use, desirability, and value of properties within the City rather than a general
enhancement to the public at large. The general benefits associated with vehicular flow-through
traffic originating from areas outside the City and traveling through the City’s major roadway
system to destinations outside the City were identified using publicly available mapping
resources and are not assessed to properties.
Local neighborhood street lighting improvements provide increased illumination for ingress and
egress, enhanced security conditions, and protection of property within neighborhoods.
Accordingly, street lighting improvements located along neighborhood streets provide a particular
and distinct enhancement to the use, enjoyment, and value of properties within those
neighborhoods rather than a general enhancement to the public at large. Neighborhood streets
primarily serve adjacent and nearby properties, and the general benefits associated with
incidental vehicular traffic entering a neighborhood due to unusual traffic conditions or an
inadvertent turn are not assessed to properties.
Because general benefits to the public at large were separated from special benefits conferred
upon property as required by Article XIIID of the California Constitution, the objection does not
result in any amendments to the proposed assessments for SLAD 2026-1.
Objection from Ms. Linda C. Klein on behalf of Trumark Homes, June 11, 2026 (Exhibit K)
Trumark Homes objected to the proposed formation of SLAD 2026-1 on the grounds that “[t]he
City failed to provide the Notice and ballot to the record owner of each parcel to which SLAD
2026-1 will apply.”
City Response (Exhibit L)
The Proposition 218 Omnibus Implementation Act (the “Act”) (Gov. Code, § 53750 et seq.) defines
an “identified parcel” as “a parcel of real property that an agency has identified as having a
special benefit conferred upon it and upon which a proposed assessment is to be imposed . . .”
and a “record owner” is “the owner of a parcel whose name and address appears on the last
equalized secured property tax assessment roll. . . .” (Gov. Code, § 53750, subds. (g), (j).)
Accordingly, the City mailed the required notice and ballots to the record owners of the identified
parcels in the proposed SLAD 2026-1 on April 24, 2026 as shown on the last equalized secured
assessment roll of Alameda County. Because Trumark Homes’s objection did not identify any
Proposition 218 procedural defect, the objection does not result in any amendment to procedures
for considering the proposed SLAD 2026-1.
1880
Exhibits:
A: Submission 1 – Received by Mail (5/4/2026)
B: Mailed Response to Submission 1
C: Submission 2 – Received by Email (5/14/2026)
D: Emailed Response to Submission 2
E: Submission 3 – Received by Email (5/21/2026)
F: Emailed Response to Submission 3
G: Submission 4 – Received by Email (6/11/2026)
H: Emailed Response to Submission 4
I: Submission 5 – Received by Email (6/11/2026)
J: Emailed Response to Submission 5
K: Submission 6 – Received by Email (6/11/2026)
L: Emailed Response to Submission 6
1881
18
8
2
1883
1884
1885
1886
1887
2
The California Constitution Article XIIIC, stipulates that the election to impose or increase
taxes be consolidated with regularly scheduled general elections for members of the governing
body. § 2(b)
Public property schools, parks etc are not to be excluded from assessment unless it can be
demonstrated conclusively that those parcels receive no special benefit.
The district must ensure no property owner's assessment is greater than the cost to provide the
service, this is not shown by any data submitted to the owners, or available from the district. The
local government can't just consolidate districts for ease.
The local government says that the assessment will be based on 3 frontage types, A,B & C, yet
Tables 1 & 2 have 19 different assessments. There is no frontage difference between a single family
residential & a single family+ADU residential, "frontage" is not the criteria used. Large non
residential land use types should be assessed similar to parcels within a hoa. Large parcels ie Target
have their own parking lot lights, they pay for, yet they are paying 6-7 times a single family pays, yet
their parcels may have an equal street frontage to 4-5 single family parcels.
George Williams
1888
1889
1890
Brad Olson
From:
Sent:
To:
Subject:
Exhibit I Submission 5 - Received by Email (6/11/2026)
Paul Stone
Thursday, June 11, 2026 4:54 PM
Dublin Streetliqhts
objection
CAUTION: This email originated from outside of the organization. Do not click links or open attachments
unless you recognize the sender and know the content is safe.
Street lights benefit everyone who uses the streets, including commuters, visitors,
shoppers, delivery drivers, and the general public. The primary benefit is public safety
and traffic safety, which are general governmental benefits rather than special benefits
to individual parcels.
I contend that slad 2026-1 gives special benefits to individual parcels which is prohibited
by Article XIII D.
Paul Stone --
1
1891
1
Brad Olson
From:Dublin Streetlights
Sent:Tuesday, June 16, 2026 11:09 AM
To:'Paul Stone'
Subject:RE: objection
Hello Paul,
The City conducted a benefit analysis that reviewed the location, purpose, and utilization of the City’s
street lighting improvements, identified the properties benefiting from those improvements both within
and outside the City of Dublin, and allocated only the special benefits associated with the operation,
maintenance, servicing, and replacement of the improvements to benefiting properties within SLAD
2026-1 as described below.
Major roadways in the City provide reliable access to all areas of the City and, therefore, confer a special
and direct benefit to all properties within City limits. Without street lighting improvements along the
City’s major roadways, properties throughout the City would experience reduced accessibility,
diminished safety conditions, and decreased desirability. Accordingly, street lighting improvements
value of properties within the City rather than a general enhancement to the public at large. The general
benefits associated with vehicular flow-through traffic originating from areas outside the City and
traveling through the City’s major roadway system to destinations outside the City were identified using
publicly available mapping resources and are not assessed to properties.
Local neighborhood street lighting improvements provide increased illumination for ingress and egress,
enhanced security conditions, and protection of property within neighborhoods. Accordingly, street
lighting improvements located along neighborhood streets provide a particular and distinct
enhancement to the use, enjoyment, and value of properties within those neighborhoods rather than a
general enhancement to the public at large. Neighborhood streets primarily serve adjacent and nearby
properties, and the general benefits associated with incidental vehicular traffic entering a neighborhood
due to unusual traffic conditions or an inadvertent turn are not assessed to properties.
Because general benefits to the public at large were separated from special benefits conferred upon
property as required by Article XIIID of the California Constitution, the objection does not result in any
amendments to the proposed assessments for SLAD 2026-1.
Best,
Brad Olson
925-556-4549
dublinstreetlights@dublin.ca.gov
From: Paul Stone
Sent: Thursday, June 11, 2026 4:54 PM
To: Dublin Streetlights <DublinStreetlights@dublin.ca.gov>
Subject: objection
Exhibit JEmailed Response to Submission 5
1892
1893
1894
1895
Dublin City Clerk
June 11, 2026
Page 2
110778\19525869v4
approximately 220 parcels in Francis Ranch told Trumark that it received no Notices or ballots.1
Trumark and at least one other property owner have been deprived of the protest process that
Proposition 218 guarantees.
Trumark reached out to the City regarding the lack of Notices around June 1 and sent an
email to Brad Olson on June 9. On June 10, Mr. Olson asked Trumark to send a list of its
property addresses and corresponding Assessor’s Parcel Numbers (“APNs”). It is the City’s
responsibility—not Trumark’s—to ensure the Notices reach affected property owners. (Gov.
Code, § 53753, subd. (b); see Cal. Const., art. XIII D, § 6, subd. (a)(1) [“agency shall provide
written notice by mail of the proposed fee or charge to the record owner of each identified
parcel”]; see also Silicon Valley Taxpayers’ Ass’n, Inc. v. Santa Clara County Open Space
Authority (2008) 44 Cal.4th 431, 438 [“local agencies must give the record owners of all
assessed parcels written notice of the proposed assessment, a voting ballot, and a statement
disclosing that a majority protest will prevent the assessment’s passage”].) Incorrectly mailed
Notices are the same as no notice at all. (See KCSFV I, LLC v. Florin County Water Dist. (2021)
64 Cal.App.5th 1015, 1038 [“we find the notice and hearing provisions in [Cal. Const., art. XIII
D] section 6 analogous to due process protections”].) Further, even if the City had updated its
mailing list and reissued Notices and ballots to corrected addresses today, it cannot hold a
hearing until after July 27, 2026. (Cal. Const., art. XIII D, §§ 4, subd. (e), 6, subd. (a)(2); Gov.
Code, § 53753, subd. (b).)
One of the primary purposes in passing Proposition 218, and its Notice and ballot
requirement, is to “protect[] taxpayers by limiting the methods by which local governments exact
revenue from taxpayers without their consent.” (Silicon Valley Taxpayers’ Ass’n, supra, 44
Cal.4th at p. 438.) Compliance with Proposition 218’s “procedural requirements is fundamental
to ensure ratepayers have the information necessary to determine whether to, among other things,
submit a written protest to the rate increase in advance of the hearing.” (KCSFV I, LLC, supra,
64 Cal.App.5th at p. 1040.) If the City conducts a ballot tabulation for SLAD 2026-1 without the
ballots Trumark is entitled to but did not receive, this would be inimical to Proposition 218 and
prejudicial to Trumark.
Trumark thus objects to SLAD 2026-1 and requests that the City continue the public
hearing, confirm its list of property owners and addresses, and send corrected Notices and ballots
at least 45 days before the continued hearing. These actions will allow Trumark and other
affected record owners the opportunity to act on SLAD 2026-1 as Proposition 218 requires.
Sincerely,
Cox, Castle & Nicholson LLP
Linda C. Klein
cc: Dublin City Council (council@dublin.ca.gov)
1 These failures of owners to receive Notice and a ballot suggest that other property owners also may not
have received the material necessary to vote on the assessment.
1896
1
Brad Olson
From:Marsha Moore
Sent:Tuesday, June 16, 2026 12:33 PM
To:
Cc:Colleen Tribby; John Bakker; Dublin Streetlights
Subject:Objection to Proposed Street Lighting Assessment District (SLAD) 2026-1
Attachments:Written Ojection Response Letter - Trumark.pdf
Ms. Klein:
Please find the attached response letter in regards to Trumark Homes’ objection to SLAD 2026-1.
The objection misunderstands the City’s Proposition 218 noticing requirements. Article XIII D of the
California Constitution requires the City to mail a notice and a ballot to “the record owner” of each
“identified parcel.” (Const., art. XIII D, § 4, subds. (c), (d).) The Proposition 218 Omnibus Implementation
Act (the “Act”) (Gov. Code, § 53750 et seq.), whose procedures “supersede any statutory provisions
applicable to the levy of a new or increased assessment,” defines both. (Gov. Code, § 53753, subd. (a).)
Under the Act, an “identified parcel” is “a parcel of real property that an agency has identified as having
a special benefit conferred upon it and upon which a proposed assessment is to be imposed . . .” and a
“record owner” is “the owner of a parcel whose name and address appears on the last equalized
secured property tax assessment roll. . . .” (Gov. Code, § 53750, subds. (g), (j).)
Because the objection identifies no legal defect in the City’s noticing procedures, the objection does not
result in any amendment to proposed SLAD 2026-1, and the invitation to continue the hearing until after
July 27, 2026 is respectfully denied. The SLAD 2026-1 public hearing will proceed as duly noticed on June
16, 2026 at 7:00 p.m., where Trumark’s objection will be presented to, and considered by, the City
Council. (See Cal. Const., art. XIII D, § 4, subd. (e); Gov. Code, § 53759.1, subd. (c)(5).)
The City thanks Trumark for its engagement and the opportunity to address its concerns.
Best regards,
Marsha Moore, MMC
City Clerk
City of Dublin
100 Civic Plaza, Dublin, CA 94568
(925) 833-6644 | (925) 833-6651 FAX
marsha.moore@dublin.ca.gov | www.dublin.ca.gov
Mission Statement: The City of Dublin promotes and supports a high quality of life, ensures a safe, secure,
and sustainable environment, fosters new opportunities, and champions a culture of equity, diversity, and
inclusion.
Exhibit LEmailed Response to Submission 6
1897
1898
To be sure, the City does not disagree. But in doing so, it adheres to the Constitution and Legislature’s
instruction. Consistent with that mandate, the City mailed the required notice and ballots on or before
April 24, 2026 to the record owners of the identified parcels in the proposed SLAD 2026-1, as shown
on the last equalized secured assessment roll of Alameda County. The City is unaware of any legal
authority requiring it to instead follow Trumark’s interpretation of the Constitution “when, as here, the
statute or constitutional provision contains its own definition of the term at issue.” (Id. at p. 423.)
The objection’s reliance on KCSFV I, LLC v. Florin County Water Dist. (2021) 64 Cal.App.5th 1015 does
not reach a different result. In that case, the notice at issue regarding a water rate increase under
Section 6 of Article XIII D merely provided a hypothetical rate rather than the actual amount of each
parcel’s increase, omitted the basis of calculation, and the agency could not prove it had mailed the
notice. (Id. at pp. 1038–1040.) Those facts are absent here. Furthermore, the KCSFV I court never
considered or questioned the Legislature’s definition of “record owner” entitled to mailed notice; and
“[c]ases are not authority for propositions not considered” (Id. at p. 1032.) Accordingly, the City’s duty
to provide “[n]otice by mail” under Article XIII D of the Constitution was “accomplished through a
mailing, postage prepaid, deposited in the United States Postal Service and is deemed given when so
deposited.” (Gov. Code, § 53750, subd. (i).)
Because the objection identifies no legal defect in the City’s noticing procedures, the objection does
not result in any amendment to proposed SLAD 2026-1, and the invitation to continue the hearing until
after July 27, 2026 is respectfully denied. The SLAD 2026-1 public hearing will proceed as duly noticed
on June 16, 2026 at 7:00 p.m., where Trumark’s objection will be presented to, and considered by, the
City Council. (See Cal. Const., art. XIII D, § 4, subd. (e); Gov. Code, § 53759.1, subd. (c)(5).)
The City thanks Trumark for its engagement and the opportunity to address its concerns.
Sincerely,
Marsha Moore
City Clerk
1899
Public Hearings for
Assessment Districts
1900
Agenda
•Landscaping and Lighting Districts
(LLDs) Public Hearing
•Proposed Street Lighting
Assessment District (SLAD) 2026-1
Public Hearing
1901
Public Hearing: Landscaping and Lighting Districts (LLDs)
1902
LLD Timeline
Mar 3,
2026
Council Directed
Preparation of
Annual Engineer’s
Reports
Council Approved
Preliminary
Engineer’s Reports
and Set Public
Hearing Date
Public Notice
Posted at Several
Locations and on
the City’s Website
Public Notice
Published in The
East Bay Times
Public Hearing
New Assessment
Rates Due to County
Due Date for First
Installment of
Property Tax Bill
Reflecting Approved
Assessments
1903
LLD 1983-2
Maintains Tract 4719 roadway landscaping adjacent to
Stagecoach Road
Maximum annual assessments increased by 1.61%:
•$539.64 per Parcel for Single Family Residences
•$91.25 per Unit for a Multi Family Residences
: $138,402
: $115,371
: $357,631
•Addition to Reserves: $23,031
1904
LLD 1986-1
Maintains landscaping, fences, and sound walls west of Dougherty Road and north of Amador Valley Boulevard
Maximum annual assessments increased by 1.35%:
•$324.33 per Single Family Residential Parcel
•$162.17 per Multi Family Residential Unit
•$1,297.32 per Commercial Parcel
: $221,296
: $634,197
: $576,434
•Use of Reserves: ($412,901)
•Includes Amortized Loan for Alamo Creek Fence Replacement
1905
LLD 1997-1
Funds street side landscape and utility costs for the
Santa Rita development area
Maximum annual assessments increased by 1.88%:
•$58.03 to $225.35 per parcel/lot for residential properties
•$941.91 per acre for retail, office, and industrial parcels
: $422,707
: $442,826
: $1,091,126
•Use of Reserves: ($20,119)
•Expenditures include $50,000 carryforward for grid pruning
1906
LLDs and Assessment Summary
District Property Type
Current
Assessment
Proposed
Assessment
$
Change
%
Change
FY 26-27 Projected
Reserve Balance
LLD 1983-2
(Stagecoach)
Single Family Residential (SFR)$531.10 $539.64 $8.54 1.61 $357,631Apartment/Condominium $89.81 $91.25 $1.44 1.61
LLD 1986-1 (Willow
Creek)
SFR $320.00 $324.33 $4.33 1.35
$576,434Apartment/Condominium $160.00 $162.17 $2.16 1.35
Commercial $1,280.00 $1,297.32 $17.32 1.35
LLD 1997-1 (Santa Rita)
CA Creekside SFR $131.46 $133.93 $2.47 1.88
$1,091,126
CA Creekside Multi-Family Residential (MFR)$56.96 $58.03 $1.07 1.88
Summer Glen ‐Richmond American (North) Lots $115.12 $117.28 $2.16 1.88
Summer Glen ‐Richmond American (South) Lots $126.68 $129.06 $2.38 1.88
Summer Glen ‐Kaufman & Broad Lots $176.30 $179.61 $3.31 1.88
Summer Glen ‐Pulte Lots $221.19 $225.35 $4.16 1.88
Dublin Greene Tract 7084 SFR $139.25 $141.87 $2.62 1.88
Dublin Greene Tract 7149 SFR $104.85 $106.82 $1.97 1.88
Dublin Greene Tract 7149 Condominiums $54.65 $55.68 $1.03 1.88
Other Parcels Including Retail, Office, and Industrial $924.54 $941.91 $17.37 1.88
1907
LLD Expenditure Budget Summary
Expenditure Category LLD 1983-2
(Stagecoach)
LLD 1986-1
(Willow Creek)
LLD 1997-1
(Santa Rita)
Maintenance Contract $74,224 $65,550 $299,179
Electricity $2,500 $3,000 $1,500
Water $30,000 $55,500 $105,000
Administrative $8,647 $10,147 $37,147
Capital Improvement
Projects (CIP)$0 $500,000 $0
Totals:$115,371 $634,197 $442,826
1908
LLD Next Steps
June 16, 2026:LLD Public Hearing
New Assessment Rates Due to Alameda County Auditor/Controller
Due Date for First Installment of Property Tax Bill Reflecting
Approved Assessments
1909
LLD Recommendation
•Conduct a Public Hearing
•Deliberate
•Recommended Action: Adopt the Accepting the Engineer’s Reports
and Confirming Diagrams and Assessments for Fiscal Year 2026-27 for
Landscaping and Lighting Districts 1983-2, 1986-1, and 1997-1.
1910
Public Hearing: Proposed Street Lighting Assessment District
SLAD No. 2026-1
1911
SLAD Timeline
Jan 20,
2026
Council
Directed
Staff to
Proceed
with
Proposition
218 Process
Council
Initiated
Formation of
SLAD and
Directed
Preparation of
Engineer’s
Report
Council
Approved
Preliminary
Engineer’s
Report and
Set Public
Hearing Date
Public
Notice
and Ballot
Sent to
Affected
Property
Owners
5:00 p.m.
Deadline
for Written
Objections
Public
Hearing
and Close
of Ballot
Period
9:00 a.m.
Ballot
Tabulation in
Chambers
Declare
Results of
Ballot
Tabulation
New
Assessment
Rates Due to
County
Due Date for
First
Installment of
Property Tax
Bill Reflecting
Approved
Assessments
1912
Overview of Proposed SLAD 2026-1
•If approved, SLAD 2026-1 would fund operation and maintenance of streetlights throughout the City
•Excluding Camp Parks and The Boulevard
•SLAD 2026-1 would generate $1.14 million in assessments for FY 2026-27
•City would cover portion of lighting attributed to general benefit
•12% major roadways, 2% local roadways
•FY 2026-27 Estimate: $86,860
•SLAD 2026-1 would be comprised of three benefit zones:
•Benefit Zone A: Major Roadways
•Benefit Zone B: Local Non-Decorative Street Lighting
•Benefit Zone C: Local Decorative Street Lighting
•Fund balances for SLMD 1983-1 and SLMD 1999-1 would be split proportionately between the zones
1913
SLAD Benefit Zone and Assessment Summary
District Benefit Zone Non-Decorative
Street Lighting
Decorative
Street Lighting
Private Street
Lighting
FY 26-27 Projected
Reserve Balance
A -Major Roadways $17 $17 $17 $623,530
B -Non-Decorative Street Lighting $18 $0 $0 $205,668
C -Decorative Street Lighting $0 $45 $0 $659,082
Total:$35 $62 $17 $1,488,280
1914
SLAD Expenditure Budget Summary
Description Major Roadway
Benefit Zone A
Local Non-Decorative
Benefit Zone B
Local Decorative
Benefit Zone C District Total
Maintenance Contract $100,000 $54,300 $50,700 $205,000
Electricity $350,000 $206,900 $193,100 $750,000
District Administration
and Supplies $35,000 $20,700 $19,300 $75,000
Unforeseen Expenditures
and Contingencies $48,500 $28,190 $26,310 $103,000
County Collection Fee
(1.7% of Assessments)$10,000 $5,690 $5,310 $21,000
1915
SLAD 2026-1 Public Outreach Efforts
•Informational Mailer with Ballot
•Dedicated Informational Webpage with Frequently Asked
Questions, Animated Video, and Informational Resources
•Dublin Digest Newsletter and Newsflash Alerts
•Social Media Posts
•Tabling at St. Patrick’s Day Celebration
and three Farmer’s Markets
•Virtual Community Meeting
•HOA Engagement
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Responses to Written Objections
•Relatively new Government Code provisions (AB 2257) created an optional process to
limit Constitutional challenges to assessments, and the City opted in to the process.
•Under the process, individuals can submit written objections explaining why they believe
the assessments violate the Constitution, and the City must provide written responses.
•The City received six objections: Two specified grounds for objections, and four did not.
•The City has responded to all of the objections in the SB 343 Item.
•The City Council is required to consider the objections and make certain determinations,
including whether to proceed with the assessment as proposed in the notice.
•Staff recommends that the City Council, prior to closing the public hearing, consider the
objections and responses and determine to proceed with the ballot tabulation hearing.
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SLAD Next Steps
June 16, 2026: Public Hearing (Ballots may be Submitted/Changed/Withdrawn until Close of Hearing)
Ballot Tabulation
Declare Results of Ballot Tabulation
•If no majority protest: adopt final resolution approving SLAD 2026-1
•If majority protest: hold a Public Hearing and adopt final resolutions for SLMD 1983-1 and SLMD 1999-1
New Assessment Rates Due to Alameda County Auditor/Controller
LLD Public Hearing
New Assessment Rates Due to Alameda County Auditor/Controller
Due Date for First Installment of Property Tax Bill Reflecting Approved Assessments
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SLAD Recommendation
•Open a Public Hearing for Street Light Assessment District (SLAD) 2026-1
•Consider any valid written objections and responses for SLAD 2026-1 and determine
whether to proceed with the Proposition 218 balloting process
•Receive testimony regarding the proposed formation and assessments for SLAD 2026-1
•Close the Public Hearing
•Recommended Action: Proceed with the Proposition 218 balloting process; direct the
City Clerk, or their designee, to publicly tabulate the assessment ballots at 9:00 a.m. on
June 17, 2026 at the Dublin Civic Center; and continue the item to July 21, 2026 at which
time ballot tabulation results will be presented and the City Council will consider action
on the proposed district and assessments.
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