Agenda packet — Brisbane City Council, March 5, 2026 (part 1 of 3)

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City of Brisbane
City Council Meeting Agenda
Thursday, March 5, 2026 at 6:30 PM ● Hybrid Meeting ● 50 Park Place, Brisbane, CA The public may observe/participate in City Council meetings using remote public comment options or by attending in person. The City Council may take action on any item listed in the agenda.

To Address the Council
In Person:

Location: Community Meeting Room 50 Park Place, Brisbane, CA 94005 To address the City Council on any item – whether on the posted agenda or not – please fill out a Request to Speak Form located in the Community Meeting Room Lobby and submit it to the City Clerk, preferably before the start of the meeting. Speakers are not required to submit their name or address.

Remote Participation:

Members of the public may observe/participate in the City Council meeting by logging into the Zoom Webinar listed below. City Council meetings may also be viewed live and/or on-demand via the City’s YouTube Channel, youtube.com/brisbaneca, or on Comcast Ch. 27. Archived videos may be replayed on the City’s website, brisbaneca.org/meetings. Please be advised that if there are technological difficulties, the meeting will nevertheless continue if remote participation is available.

The agenda materials may be viewed online at brisbaneca.org at least 72 hours prior to a Regular Meeting, and at least 24 hours prior to a Special Meeting.

Remote Public Comments:

Remote meeting participants may address the City Council via Zoom Webinar. Aside from commenting personally while in the Zoom Webinar, you can also use the call in number. The public comments received will be noted for the record during Oral Communications 1 and 2 or during an agenda item. We encourage you to email comments in advance of the meeting to [email protected]. That email address, however, will not be monitored during the meeting and emails received during the meeting will not be responded to or brought to the attention of the City Council during the meeting.

Join Zoom Webinar: zoom.us (please use the latest version: zoom.us/download) brisbaneca.org/cc-zoom
Webinar ID: 991 9362 8666
Call In Number: 1 (669) 900-9128
Note: Callers dial *9 to “raise hand” and dial *6 to mute/unmute.

Special Assistance:

If you need special assistance to participate in this meeting, please contact the City Clerk at (415) 508- 2113.

Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

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March 5, 2026 -2- 6:30 PM
Writings that Are Received After the Agenda Has Been Posted Any writings that are received after the agenda has been posted but before 4pm of the day of the meeting will be available for public inspection at the front lobby in City Hall and on the internet (brisbaneca.org/meetings).

Any writings that are received after 4pm of the day of the meeting will be distributed to the Council and made available for public inspection at the front lobby and on the internet the day after the meeting (brisbaneca.org/meetings).

Call to Order – Pledge of Allegiance
Roll Call
A. Remote Attendance Under the Just Cause Provisions of the Brown Act Adoption of Agenda
Awards and Presentations
B. Receive Grants Presentation from California Grants Policy Group Oral Communications No. 1
Consent Calendar
C. Proclaiming March 2026 as Women’s History Month
D. Approve Minutes of City Council Meeting of February 19, 2026 E. Approve Minutes of Closed Session City Council Meeting of February 19, 2026 F. Approve Minutes of Closed Session City Council Meeting of February 23, 2026 G. Accept Investment Report as of January 2026
H. Approve Spring 2026 Co-sponsorship Events
I. Adopt Resolution to Amend the Current Financial Services Manager Job Description J. Adopt Amended Public Arts Implementation Guidelines Approving Revisions to the Membership of the Public Art Advisory Committee
Old Business
K. Request to Reconsider Utility Payment Requirements by Silverspot Nursery School L. Development Impact Fees Workshop
New Business
M. Receive Security Update on Flock Cameras
N. Pilot Program for Use of a Camera in the Community Park

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March 5, 2026 -3- 6:30 PM
Staff Reports
O. City Manager’s Report- City Updates and Upcoming Activities i. Preparing for the City Council Priorities Study Session on March 31, 2026 Mayor and Council Matters
P. Future Agenda Items
Q. Countywide Assignments and Subcommittee Reports
i. Parkside 2 Ad Hoc Subcommittee Update
ii. Report Out on Subcommittee Meetings
iii. Upcoming Subcommittee Meetings
R. Written Communications
Oral Communications No. 2
Adjournment

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Whereas, the National Women’s History Alliance has designated 2026’s theme for Women’s History Month as “Leading the Change:

Women Shaping a Sustainable Future”; and
Whereas, in this pivotal moment of history, we are called to confront a range of overlapping global challenges: climate change, economic insecurity, healthcare disparities, and threats to democratic participation. These issues are deeply intertwined – and women, particularly from marginalized communities, often experience their impacts most acutely; and
Whereas “Leading the Change: Women Shaping a Sustainable Future” expands our understanding of sustainability beyond environmental concerns. It encompasses financial sustainability, community resilience, leadership succession, and intergenerational equity. Whether developing green technologies, advancing economic justice, strengthening education systems, or building civic power – women are designing blueprints for sustainable
transformation. This theme affirms that shaping a sustainable future means fostering systems that support both people and the planet; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brisbane does hereby proclaim the month of March 2026 as Women’s History Month, encouraging all members of our
community to work towards a long-term vision for our future where women’s leadership is central to thriving communities and a healthy environment.

Signed on March 5, 2026
Coleen Mackin

City of Brisbane

PROCLAMATION
PROCLAIMING MARCH 2026 AS
WOMEN’S HISTORY MONTH
Brisbane Mayor

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BRISBANE CITY COUNCIL

ACTION MINUTES

CITY COUNCIL MEETING AGENDA
THURSDAY, FEBRUARY 19, 2026
HYBRID MEETING, 50 PARK PLACE, BRISBANE, CA 94005
6:30 P.M. CALL TO ORDER – PLEDGE OF ALLEGIANCE
Mayor Mackin called the meeting to order at 6:30 P.M. and led the Pledge of Allegiance.

ROLL CALL
A. Consider any request of a City Councilmember to attend the meeting remotely under the “Emergency Circumstances” of AB 2449
No requests were made under Roll Call Item A.

Councilmembers Present: Councilmembers Davis, Kern, Lentz, O’Connell and Mayor Mackin Councilmembers Absent: None
Staff Present: City Manager Dennis, City Clerk Padilla, City Attorney McMorrow, Finance Director Yuen, North County Fire Authority Acting Deputy Chief Craig Wittner Assistant to the City Manager Cheung, Admin Management Analyst Brown and Admin Management Analyst Ibarra

ADOPTION OF AGENDA
Council has requested to remove Consent Calendar Item Ito be discussed at a future Council meeting.

Councilmember O’Connell made a motion, seconded by Councilmember Kern, to adopt the agenda amended.

The motion was carried unanimously by all present.

Ayes: Councilmembers Davis, Kern, Lentz, O’Connell and Mayor Mackin Noes: None

Absent: None
Abstain: None

REPORT OUT OF CLOSED SESSION
City Attorney McMorrow reported out of the Closed Session Meeting of February 19, 2026. Council gave

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City Council Meeting Minutes
February 19, 2026

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direction to staff regarding the labor negotiation item and the anticipated litigation item.

ORAL COMMUNICATIONS NO. 1
No members of the public wished to make public comment.

CONSENT CALENDAR
B. Approve Minutes of Closed Session City Council Meeting of January 29, 2026 C. Approve Minutes of Closed Session City Council Meeting of January 30, 2026 D. Approve Minutes of Closed Session City Council Meeting of February 2, 2026 E. Approve Minutes of Closed Session City Council Meeting of February 5, 2026 F. Approve Minutes of City Council Meeting of February 5, 2026 Mayor Mackin requested to pull Consent Item G & H off of the consent calendar for discussion and as noted earlier Consent Calendar Item I will be moved to a future council meeting.

Councilmember O’Connell made a motion, seconded by Councilmember Davis, to approve Consent Calendar Items B-F. The motion was carried unanimously by all present.

Ayes: Councilmembers Davis, Kern, Lentz, O’Connell and Mayor Mackin Noes: None

Absent: None
Abstain: None
G. Receive 2025 Annual Mandated Fire and Life Safety Inspections Report North County Fire Authority Acting Deputy Chief Wittner answered clarifying questions regarding their Annual Mandated Fire and Safety Inspections Report. He reported that all 475 businesses in Brisbane, which include Short Term Rentals, are inspected annually. Council directed staff to ensure inspections of all short term rentals are tied with permit renewals.

Council received the report from North County Fire Authority and thanked Deputy Chief Wittner for the information.

H. Adopt a Resolution Establishing Procedures for Placing Matters on the Agenda of a City Council Meeting
Mayor Mackin clarified that two councilmembers can also make a request to place matters on the agenda at any time, even after a Council Meeting. The City Manager will provide an oral report for these requests during a council meeting. After clarifying questions from Council, Councilmember Lentz made a motion, seconded by Councilmember Davis, to adopt Consent Calendar Item H. The motion was carried unanimously by all present.

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City Council Meeting Minutes
February 19, 2026

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Ayes: Councilmembers Davis, Kern, Lentz, O’Connell and Mayor Mackin Noes: None

Absent: None
Abstain: None
I. Adopt Amended Public Arts Implementation Guidelines Approving Revisions to the Membership of the Public Art Advisory Committee
This item was removed from the agenda and will be considered at a future City Council meeting.

NEW BUSINESS
J. Consider Adoption of a Resolution Establishing Procedures for Recessing and Reconvening a Meeting in the Event of a Disruption of Telephonic or Audiovisual Service During a Meeting and the Efforts That Will Be Made to Restore Service
City Clark Padilla reported that the Ralph M. Brown Act (the State’s Open Meeting Law) requires that all open and public meetings shall include an opportunity for members of the public to attend via a two-way telephonic service or a two-way audio-visual platform, except if adequate telephonic or internet service is not operational at the meeting location. From time to time, however, there may be a disruption of telephonic or internet service occurring during the meeting and the Brown Act now requires the City Council to approve at a noticed public meeting in open session, and not on a consent calendar, a policy to address the procedures for recessing and reconvening a meeting in the event of a disruption and the efforts that the City Council and its Commissions and Committees shall make to attempt to restore the service.

Councilmember Kern asked legal counsel if the language in the procedures is too specific since the document mentions the brand name of applications and the equipment being used.

After further council questions, no public comment and Council discussion, Councilmember Davis made a motion, seconded by Councilmember O’Connell, to adopt a resolution establishing the procedures the City Council, and its Commissions and Committees, will use for recessing and reconvening a meeting in the event of a disruption of telephonic or audiovisual service during a meeting and describing the efforts that will be made to restore service, with language amended not specifying the brand names of the applications and equipment being used. The motion was carried unanimously by all present.

Ayes: Councilmembers Davis, Kern, Lentz, O’Connell and Mayor Mackin Noes: None

Absent: None
Abstain: None

OLD BUSINESS
K. Development Impact Fees Workshop
(Staff recommend council continue discussion on proposed development impact fees and provide direction and feedback on fee setting.)
Mayor Mackin provided a summary of previous Council discussion about development impact fees. After

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City Council Meeting Minutes
February 19, 2026

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council questions, Chris Florkowski asked whether the City can structure an impact fee that is not a one time cost, one that actually sustains over time.

After council discussion, staff was directed to bring back the item with more information regarding development agreement versus impact fees and allow additional time for review and questions to staff.

STAFF REPORTS
L. City Manager’s Report- City Updates and Upcoming Activities City Manager Dennis reported on upcoming city events and updates on current and potential City projects.

MAYOR/COUNCIL MATTERS
M. Recruitment Update
City Clerk Padilla provided an update on the latest recruitment to fill vacancies in the Complete Streets Safety Committee (CSSC) and Opens Space & Ecology Committee. Council directed City Clerk Padilla to begin recruitment for remaining committee vacancies in the IDEA Committee, CSSC, and the Public Art Advisory Committee (upon the approval of the new Public Art Implementation Guidelines), until April 1st, 2026 and schedule interviews for all applicants mid- April.

N. Countywide Assignments and Subcommittee Reports
i. Parkside 2 Ad Hoc Subcommittee Update
ii. Report Out on Subcommittee Meetings
i. Upcoming Subcommittee Meetings
Councilmembers reported out on their county assignments and subcommittee meetings. Councilmember Davis requested that event co-sponsorships should be approved at least sixty days before the event.

O. Written Communications
Written communication was received from Mackin regarding SB79 on February 11, 2026. And a supplemental document was posted regarding an attachment for the Public Art Implementation Guidelines Item.

ORAL COMMUNICATIONS NO. 2
Chris Florkowski spoke about the bicycle education sessions from Commute.org and San Mateo County’s Ebike Summit.

ADJOURNMENT
Mayor Mackin adjourned the meeting at 8:16 P.M.

Ingrid Padilla
City Clerk

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BRISBANE CITY COUNCIL

ACTION MINUTES

CITY COUNCIL CLOSED SESSION MEETING AGENDA
THURSDAY, FEBRUARY 19, 2026
HYBRID MEETING, 50 PARK PLACE CITY HALL CONFERENCE ROOM, BRISBANE, CA 94005
5:00 P.M. CALL TO ORDER
A. Approval of the Closed Session Agenda
B. Public Comment. Members of the public may address the Councilmembers on any item on the closed session agenda
C. Adjournment into Closed Session
D. CONFERENCE WITH LABOR NEGOTIATOR
Government Code Section 54957.6
Designated representative: Jeremy Dennis, City Manager
Employee organization: All Bargaining Units
E. CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION Government Code, Section 54956.9 (d). Number of Cases: One Mayor Mackin called the meeting to order at 5:04 P.M.

Councilmember O’Connell made a motion, seconded by Councilmember Davis to approve the Closed Session Meeting agenda as it stands. The motion passed unanimously by all present.

Ayes: Councilmembers Davis, Kern, Lentz, O’Connell and Mayor Mackin Noes: None

Absent: None
Abstain: None
There was no public comment. Mayor Mackin adjourned the meeting into Closed Session.

REPORT OUT OF CLOSED SESSION
City Attorney McMorrow reported that direction was provided to staff regarding the Conference with Labor Negotiator Item D and the Anticipated Litigation Item E.

ADJOURNMENT
The meeting was adjourned at 6:27 P.M.

Ingrid Padilla, City Clerk

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BRISBANE CITY COUNCIL

ACTION MINUTES

CITY COUNCIL CLOSED SESSION MEETING AGENDA
MONDAY, FEBRUARY 23, 2026
HYBRID MEETING, 50 PARK PLACE CITY HALL CONFERENCE ROOM, BRISBANE, CA 94005
3:30 P.M. CALL TO ORDER
A. Approval of the Closed Session Agenda
B. Public Comment. Members of the public may address the Councilmembers on any item on the closed session agenda
C. Adjournment into Closed Session
D. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Under Government Code section 54956.7
Title: City Manager
E. CONFERENCE WITH LABOR NEGOTIATORS
Under Government Code section 54956.7
Negotiators: Members of the Brisbane City Council
Unrepresented Employee: City Manager
Mayor Mackin called the meeting to order at 3:35 P.M.

Councilmember Kern made a motion, seconded by Councilmember O’Connell to approve the Closed Session Meeting agenda as it stands. The motion passed unanimously by all present.

Ayes: Councilmembers Davis, Kern, Lentz, O’Connell and Mayor Mackin Noes: None

Absent: None
Abstain: None
There was no public comment. Mayor Mackin adjourned the meeting into Closed Session.

REPORT OUT OF CLOSED SESSION
City Attorney McMorrow reported that direction was provided to staff regarding the Public Employee Performance Evaluation Item D and Conference with Labor Negotiators Item E.

ADJOURNMENT
The meeting was adjourned at 6:00 P.M.

Ingrid Padilla, City Clerk

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FACE CARRY MARKET COUPON

INVESTMENT DATE OF VALUE OF VALUE OF VALUE OF INTEREST MATURITY RATING/ NAME OF DEPOSITORY TYPE INVESTMENT INVESTMENT INVESTMENT INVESTMENT RATE % DATE COLLATERAL WELLS FARGO Checking A/C $ 4,569,395 $ 4,569,395 $ 4,569,395 0.000 110% collateral STATE FUND (LAIF) Deposit on call continuous $ 13,334,735 $ 13,334,735 $ 13,334,735 3.930 on call no rating Other Investments
FHLB 3/25/2022 $ 1,000,000 $ 1,000,000 $ 988,290 2.600 03/25/2027 FHLB 5/26/2022 $ 1,000,000 $ 1,000,000 $ 998,650 3.750 05/26/2027 FFCB 11/28/2025 $ 1,000,000 $ 1,000,000 $ 999,260 3.970 11/28/2028 FFCB 11/28/2025 $ 1,000,000 $ 1,000,000 $ 997,030 4.150 05/28/2030 FHLB 10/21/2025 $ 1,000,000 $ 1,000,000 $ 998,230 4.125 10/21/2030 FHLM 12/23/2025 $ 1,000,000 $ 1,000,000 $ 1,000,010 4.000 12/23/2030 FHLB 12/30/2025 $ 1,000,000 $ 1,000,000 $ 995,710 4.215 12/27/2030 BNY Mellon Treasury Obligations continuous $ 5,014,866 $ 5,014,866 $ 5,014,866 3.620 on call 110% collateral Sub-total $ 12,014,866 $ 12,014,866 $ 11,992,046
U.S. Bank 2014 BGPGA Bond (330) Improvements Fed Treas Obl $ - 10031 Reserve Fund Fed Treas Obl $ 1 10032
Revenue Fund Fed Treas Obl $ - 10034
Expense Fund Fed Treas Obl $ - 10035
Principal Fed Treas Obl $ 1 10036
Interest Fund Fed Treas Obl $ 0 10037
U.S. Bank 2015 Utility Capital (545) Improvements Fed Treas Obl $ - 10031 Reserve Fed Treas Obl $ 451 10032
Expense Fund Fed Treas Obl $ - 10035
BNY Mellon 2023 BGVMIDFA Bond (328) Improvements Fed Treas Obl $ 66 10031 Reserve / Project Fed Treas Obl $ 1,442,522 10032
Expense Fund Fed Treas Obl $ - 10035
Principal Fed Treas Obl $ - 10036
Interest Fund Fed Treas Obl $ 36 10037
PARS OPEB Trust Trust Cash Investments $ 5,246,532 13050 PARS Retirement Trust Trust Cash Investments $ 1,906,851 13050 Sub-total Cash with Fiscal Agents $ 8,596,460
Total other investments $ 20,611,326 $ 20,611,326 $ 11,992,046 TOTAL INVESTMENTS & CASH BALANCES $ 38,515,456 $ 38,515,456 $ 29,896,176 Outstanding Loans to Department Heads / Former Employees Date of loan Amount Amount Remaining Interest Rate
Stuart Schillinger 4/1/2002 318,750 $ 318,750 Variable, LAIF + 1% FFCB - Federal Farm Credit Bank
FHLB - Federal Home Loan Bank
FHLM - Federal Home Loan Mortage Corporation
FNMA -Federal National Mortgage Association
Two year Treasury 3.52%
Weighted Interest 3.25%
Weighted maturity 0.90 Years

TREASURER'S CERTIFICATE
These are all the securities in which the city funds, including all trust funds and oversight agencies funds, are invested and that (excluding approved deferred compensation plans) all these investments are in securities as permitted by adopted city policy.

It is also certified that enough liquid resources (including maturities and anticipated revenues) are available to meet the next six months' cash flow.

Carolina Yuen

CITY TREASURER

CITY OF BRISBANE

CASH BALANCES & INVESTMENTS

SOURCE OF FUNDING
January 31, 2026

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FACE MARKET FACE FACE

INVESTMENT VALUE OF VALUE OF VALUE OF VALUE OF

NAME OF DEPOSITORY TYPE INVESTMENT INVESTMENT INVESTMENT INVESTMENT WELLS FARGO Checking A/C $ 4,569,395 $ 4,569,395 $ 5,916,971 $ (1,347,575) (22.8%) $ 3,886,357 $ 683,038 17.6% STATE FUND (LAIF) Deposit on call $ 13,334,735 $ 13,334,735 $ 13,259,083 $ 75,652 0.6% $ 2,617,684 $ 10,717,051 409.4% Other Investments
Sub-total BNY Mellon $ 12,014,866 $ 11,992,046 $ 11,996,254 $ 18,611 0.2% $ 25,075,221 $(13,060,355) (52.1%) Sub-total Cash with Fiscal Agents $ 8,596,460 $ 8,489,619 $ 106,842 1.3% $ 7,905,251 $ 691,209 8.7% Total other investments $ 20,611,326 $ 20,485,873 $ 125,453 $ 32,980,471 $ (12,369,146) TOTAL INVESTMENTS & CASH BALANCES $ 38,515,456 $ 29,896,176 $ 39,661,926 $ (1,146,470) (2.9%) $ 39,484,512 $ (969,056) (2.5%) - -
Change in Face Value Change in Face Value

CITY OF BRISBANE

CASH BALANCES & INVESTMENTS
Comparative Review
January 31, 2026
Previous Month Previous Year

2.50%

3.00%

3.50%

4.00%

4.50%
Interest Rates
2-year Treasury
LAIF
BNY Mellon Money
Market
City's Portfolio
Weighted Interest
January 2026 Review
The City's overall investments and cash balances decreased by net $1.1M from the previous month, primarily due to Successor Agency ROPS payment ($897K) transferred to the Successor Agency account. Utility billing receipts, other county and were offset with a large pool electrification project payment.

As reflected on Page 1, the BNY Mellon agency bonds subtotal remained at $7M. The City continues to seek and purchase longer term bonds with rates higher than LAIF to ladder maturities when available. The net increase of $18.6K was for interest earned.

The shift in balances from WFB to higher-earning accounts in LAIF and BNY Custody Money Market accounts resulted in a slight increase in the City's portfolio weighted interest to 3.25%, slightly below the 2-year Treasury rate benchmark of 3.52%.

The City's Cash with Fiscal Agents January 2026 $8.6M balance is primarily comprised of $7.2M of the PARS trust accounts and $1.4M of the 2023 Bond proceeds held in trust, as reflected on Page 1. The increase of $107K was for interest earned on the 2023 Bond series and PARS trust accounts.

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Spring 2026 Event Cosponsorships

CITY COUNCIL AGENDA REPORT
Meeting Date: Mach 5, 2026
From: Jeff Franco, Recreation Coordinator
Noreen Leek, Parks & Recreation Director
Subject: Spring 2026 Event Cosponsorships
Recommendation
Staff recommends that the Council review and consider approving the Spring 2026 event cosponsorship requests.

Background
In 2003, following construction of the Mission Blue Center, the Brisbane City Council adopted a policy establishing guidelines for event cosponsorships. The policy supports and encourages recreational, educational, and cultural programs that are accessible to all individuals regardless of age, gender, race, religion, or national origin. As such, the City has a long-standing tradition of partnering with local nonprofit organizations by cosponsoring community events and waiving facility rental and staffing fees, thereby expanding access to programs that enrich residents’ lives and strengthen civic connections. This collaborative approach maximizes public resources, increases community engagement, encourages volunteerism, fosters inclusivity, and activates public spaces in meaningful ways.

Qualifying criteria for cosponsored events include Brisbane residency, designation by the State of California as a non-profit organization (i.e. 501c3), and the event must be open to the public and suitable for the community at large.

Discussion
Historically, staff have presented individual cosponsorship applications to the Council as they are received in advance of scheduled events. However, given the increasing volume of recurring annual cosponsorships and the staff time required to prepare accompanying reports, staff are proposing a seasonal review process. Under this approach, applications from nonprofit organizations hosting recurring events will be compiled into a single seasonal packet for Council review and consideration.

This process is intended to reduce administrative workload and streamline Council agendas by minimizing the number of individual cosponsorship items. New or unique cosponsorship requests will continue to be brought forward to the Council on an individual basis.

To date in 2026, the City has cosponsored the following events: Artists’ Evening of Sharing, Mothers of Brisbane MOB Shop, and the Lions Club Crab Feed. The cosponsorship applications being presented for Council consideration at this time are listed below. Brief descriptions and fiscal impact summaries are provided. Complete applications are included as Attachment 1 for Council’s review.

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Spring 2026 Event Cosponsorships
It should be noted that all groups are requesting waiver of the deposit (which ranges from $200-$500 depending on the facility) and insurance certificates which are typically required for private facility rental groups. All organizations listed below are also requesting the City’s support with promotion and marketing of their events (i.e. signboards, social media).

Brisbane Library
Event Name: Holi Celebration
Event Date: 3/8/2026
The Brisbane Library is a Non-profit 501(c)(3) organization established in 1981. Their mission is “together, we build meaningful connections and inspire lifelong curiosity” and their vision is “where community grows and thrives”. The Brisbane Library Holi Celebration will be held at the Brisbane Community Park gazebo and lawn area on Sunday, March 8, 2026, from 2:00-2:45pm. The event will include a Holi color throwing celebration with a story-time and craft prior. Event is open and free to the general public.

FISCAL IMPACT SUMMARY BASED ON APPLICATION
Rental of Community
Park Gazebo & Lawn Area
Gazebo = $80/hour x 1 hour = $80
Lawn Area = $257/day
TOTAL = $337
Lyrical Opposition
Event Name: Hip Hop in the Park: Spring Equinox
Event Date 3/21/2026
Lyrical Opposition a is Non-profit 501(c)(3) organization established in 2020. Their mission is to foster lyrical arts that advance social justice and systemic change efforts by cultivating messages of hope that inspire and empower. Hip-Hop in the Park: Spring Equinox will take place at Brisbane Community Park on Saturday, March 21, 2026, from 12:00–6:00 p.m., with proceeds supporting the organization’s nonprofit initiatives. This family-friendly outdoor celebration will feature films, live performances, DJ sets, dance showcases, spoken-word poetry, and food vendors, highlighting the artistry, creativity, and cultural impact of hip-hop. The curated program is designed to uplift and inspire, showcasing diverse voices and genres while emphasizing hip-hop’s role as a powerful platform for storytelling, empowerment, and community connection. Event is open and free to the general public.

FISCAL IMPACT SUMMARY BASED ON APPLICATION
Rental of Community
Park Gazebo & Lawn Area
Gazebo = $80/hour x 8 hours = $640
Lawn Area = $257/day
TOTAL = $897
*Note: Food and beverage permits are required through San Mateo County and an amplified sound permit is required through the City of Brisbane.

Mother’s of Brisbane (MOB)
Event Name: Egg Hunt
Event Date: 4/4/2026
Mothers of Brisbane (MOB) is a Non-profit 501(c)(3) organization established in 2006. Their mission as a parent’s club is to create a welcoming community of support for parents of young children in Brisbane, and the surrounding communities. They are single, partnered, married, gay, straight, working, stay-at-home, and self-employed. They come from different backgrounds, cultures, and experiences – but through it all, they are families. The Mothers of Brisbane’s Egg Hunt event will be held at the

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Spring 2026 Event Cosponsorships
Brisbane Community Park gazebo on Saturday, April 4, 2026, from 11:00am-1:15pm. The event will include an egg hunt supplemented with craft activities and performers. Event is open and free to the general public.

FISCAL IMPACT SUMMARY BASED ON APPLICATION
Rental of Community
Park Gazebo & Lawn Area
Gazebo = $80/hour x 3 hours = $240
Lawn Area = $257/day = $257
TOTAL = $497
*Note: MOB is also requesting to borrow City tables and chairs.

Brisbane Chamber of Commerce (2 events)
Event Name: Students in Business and Government
Event Date: 4/22/2026
The Brisbane Chamber of Commerce is Non-profit 501(c)(6) organization created through a partnership of businesses, civic leaders, and residents working together to enhance Brisbane’s economic landscape.

The Chamber continues to print The Luminary, offer scholarships to college students, partner with Lipman Middle School on a job shadowing day, create wooden holiday stars for residents, and sponsor the Brisbane Garden Show.

On Wednesday, April 22nd from 11:00am-1:30pm, the Chamber will host Students in Business & Government. This program has been happening for nearly 30 years. The program partners 8th graders with Brisbane businesses to learn about how the business operates. Participants & business representatives then gather together for a luncheon at Mission Blue Center where the students give presentations on what they learned.

FISCAL IMPACT SUMMARY BASED ON APPLICATION
Rental of Mission Blue Center $371/hour x 2.5 hours = $742 TOTAL = $927.50
Event Name: A Night in Little Reno
Event Date: 5/2/2026
The “A Night in Little Reno” fundraiser and event will be held on Saturday, May 2nd, 2026, from 6:00- 11:00pm at the Mission Blue Center. The event will include casino games (not actual gambling), live music, food, a raffle, and more. Event admission is fee-based and tickets will be available for purchase through the Chamber.

FISCAL IMPACT SUMMARY BASED ON APPLICATION
Rental of Mission Blue Center Approximately 11 hours @ $371/hour = $4,081 Alcohol Surcharge Fee $106/day
TOTAL = $4,187
Note: The Chamber will be responsible for securing an ABC license to serve and sell alcoholic beverages at the event.

Brisbane Dance Workshop (BDW)
Event Name: Spring Performance
Event Dates: 5/16/2026-5/17/2026

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Spring 2026 Event Cosponsorships
Founded in 1982, Brisbane Dance Workshop (BDW) is a non-profit organization established to provide creative and skill based performing arts learning to children 3 and older. BDW embraces a real challenge in teaching dance: to preserve the innocence, playfulness and creativity in a child while developing the more demanding technical and aesthetic aspect of the performing arts. BDW offers scholarships to students who participate in BDW classes as well as scholarships for students who have a proven record of dedication and wish to expand their learning experience outside Brisbane.

BDW strives to create entertainment for the community by hosting their annual Spring Performance of “Hook” at the Mission Blue Center on Saturday & Sunday, May 16th & 17th. This event is open to people of all ages and helps to support the mission of the Brisbane Dance Workshop. Event admission is fee-based and tickets will be available for purchase through the BDW website.

FISCAL IMPACT SUMMARY BASED ON APPLICATION
Rental of Mission Blue Center   Approximately 20 hours @ $371/hour = $7,420 Staff time to set up and break
down theatre risers
Approximately 10 staff labor hours @ $50/hour = $500
Lighting Technician $2,700
TOTAL = $10,620
Note: This summary does not include facility time used for rehearsals since they generally replace it with their designated class times at the Community Center.

The next cosponsorship event package will come before the Council in late Spring and will include events between June-September.

Attachments

1. Cosponsorship applications
_Jeff Franco_________
Jeff Franco, Recreation Coordinator
__________________________________
Jeremy Dennis, City Manager

Page 4 of 4 ends

___________________________________
Noreen Leek, Parks & Recreation Director

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Name of Contact Person: ___________________________________ Contact Person’s Email: _____________________________________________________________________ Name of Organization: _____________________________________ Organization’s Address or P.O. Box: ________________________________________________________________________ Circle ONE of the following items below that best describes your organization. a. Brisbane Non-Profit Organization
b. Non-resident, Non-Profit Organization (Outside of Brisbane) c. School District, School, or School Affiliated Group (ex. PTO) d. Private Group, Club, or Organization
What year did your organization begin serving the Brisbane community? _________________ How has your organization contributed to the Brisbane community in the past 2 years? _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ What is your organization’s mission and/or purpose?
_________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ This application must be submitted to the Parks & Recreation Department at least (90) working days prior to the requested event.

Phone: 415-508-2140 | Email: [email protected] | Office: 50 Park Place, Brisbane, CA 94005 City of Brisbane

CO-SPONSORSHIP APPLICATION

APPLICANT INFORMATION
Contact Person’s Phone: ___________________________________ Organization’s Website: ___________________________________

EVENT DETAILS
Name of Event: _______________________________________________ Event Date (mm/dd/yy): ________________________________________ Event Day of Week: ____________________________________________ Event Location: _______________________________________________ Reservation Permit Number (if applicable): _________________________ Describe what can be expected from this event? (ex. Performance, shopping, activities, etc.) ______________________________________________________________________________________________ Will there be any fundraising at this event? ______ If yes, what will the funds raised be used for? ______________________________ Are there any admission fees for this event? ______ If yes, please list them here: ____________________________________________ If this event is NOT open to the general public, what are the restrictions for who may attend? (ex. Age, membership, residency, etc.) ________________________________________________________________________________________________

Page 1 ends

Event Set-up Start Time: _______________
Event Start Time: ________________
Event Close Time: ________________
ATTACHMENT 1

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City Staff must be present to accommodate the use of any of our indoor facilities. The following schedule will be used to ensure someone will be available when you need access. (If you are not requesting indoor facility use, you may skip to the next section) Date of Facility Access (mm/dd/yy):___________________________ Opening Time: ______________ Closing Time: ______________ Date of Facility Access (mm/dd/yy):___________________________ Opening Time: ______________ Closing Time: ______________ Date of Facility Access (mm/dd/yy):___________________________ Opening Time: ______________ Closing Time: ______________

INDOOR FACILITY ACCESS REQUEST

PERMITS
Food & Beverage Permits
Will any food or non-alcoholic beverages be sold at your event? ______ If yes, this permit is required smchealth.org/food-program Will alcoholic beverages be served or sold at your event? _____ If yes, you must attach a copy of an Alcoholic Beverage Permit *Full Liquor Liability: If beer or wine is available for consumption and money is transacted in any form (i.e. for donation, for a ticket, for a meal, for entry to the event, for the beverage) then full liquor liability premiums are necessary.

Traffic Permits
Will this event require any street or parking closures? _____ If yes, you must obtain a Brisbane Encroachment Permit Amplified Sound Permits
Do you wish to use amplified sound at this event? ____ If yes, you must submit an Brisbane Amplified Sound Permit Application

EQUIPMENT USE REQUEST
<Insert Equipment Use Liability Notice>
Indicate the equipment you wish to borrow for this event.

Bluetooth Speaker? ______ with Microphone? ______
Projector & Screen? (Mission Blue Only) ______
Other: ____________________________________________________________

ADDITIONAL SUPPORT
Quantity: Item:
____________ 6ft Long Rectangle Tables
____________ 5ft Diameter Round Tables
____________ Chairs
____________ 10ft x 10ft Canopy/Pop-up Tent
____________ Weighted Sandbags
Do you need any promotional support for this event?
Signboards?
Digital Graphics / Flyers?
Other: ____________________________

USE AGREEMENT & LIABILITY RELEASE
To the fullest extent allowed by law, I agree to indemnify and defend the City of Brisbane, its directors, officers, agents, employees and volunteers and hold them harmless from and against any and all loss, liability, expense, claims, costs, suits, and damages, including attorneys’ fees, arising out of the use or occupancy described in this application. I agree to waive all rights of subrogation against the City, its elected or appointed officers, officials, agents and employees for losses paid under the terms of any policy which arise from the use or occupancy described in this application.

Page 2 ends

Social Media?
Programs?
Applicant Signature______________________________________ Date________________

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Phone: 415-508-2140 | Email: [email protected] | Office: 50 Park Place, Brisbane, CA 94005 City of Brisbane

CO-SPONSORSHIP APPLICATION

APPLICANT INFORMATION
Contact Person’s Phone: ___________________________________ Organization’s Website: ___________________________________

Page 1 ends

Event Set-up Start Time: _______________
Event Start Time: ________________
Event Close Time: ________________

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INDOOR FACILITY ACCESS REQUEST

EQUIPMENT USE REQUEST
<Insert Equipment Use Liability Notice>
Indicate the equipment you wish to borrow for this event.

Bluetooth Speaker? ______ with Microphone? ______
Projector & Screen? (Mission Blue Only) ______
Theater Risers? (Mission Blue Only) ______
Theatrical Lighting? (Mission Blue Only) ______ Lighting Technician? _______ Other: ____________________________________________________________

Page 2 ends

Social Media?
Programs?
Applicant Signature______________________________________ Date________________

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Phone: 415-508-2140 | Email: [email protected] | Office: 50 Park Place, Brisbane, CA 94005 City of Brisbane

CO-SPONSORSHIP APPLICATION

APPLICANT INFORMATION
Contact Person’s Phone: ___________________________________ Organization’s Website: ___________________________________

Page 1 ends

Event Set-up Start Time: _______________
Event Start Time: ________________
Event Close Time: ________________
Ranjani Akula Gupta 832-567-0501
[email protected]
Mothers of Brisbane
234 Santa Clara St, 94005
Mothers of Brisbane (MoB) supports local families through inclusive, free community programs such as a public egg hunt, Play Gym and music classes, MoB Shop, meal trains, and seasonal exchanges like the Winter Closet and Halloween Costume Exchange.MoB also offers parent wellness and family-centered gatherings that foster connection and mutual support while reducing waste through resale and exchange programs. Our email list and social media platforms connect Brisbane families to trusted local resources, services, and community support.

The MOB is a 501 (c)(3), non-profit parents’ club and welcoming community of support for parents of young children in Brisbane, California, and surrounding communities. We are single, partnered, married, gay, straight, working, stay-at-home, and self-employed. W e come from different backgrounds, cultures, and experiences – but through it all, we are families.

Mothers of Brisbane Egg Hunt
11:00 AM
9:00 AM
01:15 PM
April 4th, 2026
Saturday
Brisbane Community Park- Gazebo
MOB Egg hunt
No
No
An open to the public egg hunt (preferred Brisbane Resisdents) supplemented with arts and crafts and performer/kids ven a mic/mega phone for announcments

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INDOOR FACILITY ACCESS REQUEST

EQUIPMENT USE REQUEST
<Insert Equipment Use Liability Notice>
Indicate the equipment you wish to borrow for this event.

Bluetooth Speaker? ______ with Microphone? ______
Projector & Screen? (Mission Blue Only) ______
Other: ____________________________________________________________

Page 2 ends

Social Media?
Programs?
Applicant Signature______________________________________ Date________________ 2 5
no
no
no
no
yes yes targeted to Brisbane families
12/22/2025
Please ensure that Brisbane Parks & Recreation delivers the tables and chairs to the Brisbane Park Gazebo by 9:30 a.m. on the day of the event, and arranges for pickup of the tables and chairs later that afternoon following the event.

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This application must be submitted to the Parks & Recreation Department at least (90) working days prior to the requested event.

City ofBrisbane

COSPONSORSHIP APPLICATION
Name of Event: _______________________________________________ Event Set-up Start Time: _______________ Event Day of Week: ____________________________________________ Event End Time: ________________ Event Location: _______________________________________________ Describe what can be expected at this event? (ex. Performance, Dinner, Activities, etc.) _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ Will there be any fundraising at this event? ______ If yes, what will the funds raised be used for? ______________________________ Are there any admission fees for this event? ______ If yes, please list them here: ____________________________________________ If this event is NOT open to the general public, what are the restrictions for who may attend? (ex. age, membership, residency, etc.) a. Brisbane Non-Profit Organization
b. Non-resident, Non-Profit Organization (Outside of Brisbane) c. School District, School, or School Affiliated Group (ex. PTO) d. Private Group, Club, or Organization
What year did your organization begin serving the Brisbane community? _________________ How has your organization added value to the Brisbane community in the past? _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________ Name of Contact Person: __________________________________ Phone: ___________________________________ Email: ____________________________________________________________________ Name of Organization: ___________________________________ Organization Website: ___________________________________ Organization Address or P.O. Box: ________________________________________________________________________

Page 1 ends

What is your organization’s mission and/or purpose?
Event Date (mm/dd/yy): ________________________________________ Circle ONE of the following descriptions below that best describes your organization:

Event Start Time: ________________
_________________________________________________________________________________________________________________ Phone: (415) 508-2140 | Email: [email protected] | Office: 50 Park Place, Brisbane, CA 94005

EVENT DETAILS

APPLICANT INFORMATION
(If you are requesting multiple days & times, please attach those details on a separate sheet of paper.)

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To request promotional support, please circle the specific areas you would like support with. (Please note: promotional support is not guaranteed. Any graphics or content for your event are expected to be provided by the applicant.) If you would like to request any equipment for an outdoor event, please include those details below. (If your event is at one of our indoor facilities, you my indicate your
equipment needs on the rental layout.) Bluetooth Speaker? ______ with Microphone? ______ Projector & Screen? ______
*Theatrical Lighting? ______ with *Lighting Technician? _____ *Theater Risers? ______
Will this event require any street or parking closures? _____ If yes, you must obtain a Brisbane Encroachment Permit Do you wish to use amplified sound at this event? _____ If yes, you must submit an Brisbane Amplified Sound Permit Application To the fullest extent allowed by law, I agree to indemnify and defend the City of Brisbane, its directors, officers, agents, employees and volunteers and hold them harmless from and against any and all loss, liability, expense, claims, costs, suits, and damages, including attorneys’ fees, arising out of the use or occupancy described in this application. I agree to waive all rights of subrogation against the City, its elected or appointed officers, officials, agents and employees for losses paid under the terms of any policy which arise from the use or occupancy described in this application.

Quantity: Item:
____________ 6ft Long Rectangle Tables
____________ Chairs
____________ 10ft x 10ft Canopy/Pop-up Tent
____________ Weighted Sandbags
Will alcoholic beverages (beer/wine) be sold at your event? _____ If yes, you must attach a copy of an Alcoholic Beverage Permit *Full Liquor Liability: If beer or wine is available for consumption and money is transacted in any form (i.e. for donation, for a ticket, for a meal, for entry to the event, for the beverage) then full liquor liability premiums are necessary.

Will any food or non-alcoholic beverages be sold at your event? _____ If yes, this permit is required smchealth.org/food-program City Staff must be present to accommodate the use of any indoor facilities. The below requested times will be used to ensure staff will be available when you need to access the facility. (If you are not requesting indoor facility use, you may skip to the next section.) Date of Facility Access (mm/dd/yy):___________________________ Opening Time: ______________ Closing Time: ______________ Date of Facility Access (mm/dd/yy):___________________________ Opening Time: ______________ Closing Time: ______________ Date of Facility Access (mm/dd/yy):___________________________ Opening Time: ______________ Closing Time: ______________

Page 2 ends

PERMITS

ADDITIONAL SUPPORT

EQUIPMENT USE REQUEST

INDOOR FACILITY ACCESS REQUEST

USE AGREEMENT & LIABILITY RELEASE
Traffic Permits
Amplified Sound Permits - Outdoor Events Only
Food & Beverage Permits - Outdoor Events Only
a. Brisbane Signboards b. Social Media c. City Website d. City Publications Other: ____________________________ Applicant Signature______________________________________ Date________________ Mission Blue Center ONLY
If your event will be at the Mission Blue Center, please indicate if you wish to request any of the equipment listed below.
*Any additional fees associated with reservation of special equipment will be the responsibility of the applicant, and may require additional planning time.

Alcoholic Beverage Permit

ADMINISTRATIVE SECTION
Facility Application? _____ Permit # ______________ CC Report Due _________ CC Meeting Date: ____________ Do you intend to sell goods of any kind at your event? _____ If yes, you must have a valid Brisbane Business License Brisbane Business License

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This application must be submitted to the Parks & Recreation Department at least (90) working days prior to the requested event.

City ofBrisbane

Page 1 ends

EVENT DETAILS

APPLICANT INFORMATION
(If you are requesting multiple days & times, please attach those details on a separate sheet of paper.)

Page 25 of 322 ends

Page 2 ends

PERMITS

ADDITIONAL SUPPORT

EQUIPMENT USE REQUEST

INDOOR FACILITY ACCESS REQUEST

Alcoholic Beverage Permit

Page 26 of 322 ends

Page 27 of 322 ends

Page 28 of 322 ends

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Financial Service Manager Job Description Update Page 1 of 2

CITY COUNCIL AGENDA REPORT
Meeting Date: March 5, 2026
From: Abby Partin, Human Resources Director
Subject: Resolution to Amend the Current Financial Services Manager Job Description
Recommendation
Staff recommend adoption of the resolution to amend the current Financial Services Manager job description.

Background
The existing Financial Services Manager job description was adopted in 2003. Since that time, the fields of municipal finance, accounting standards, regulatory compliance, and financial management technology have evolved significantly. During this same period, the City of Brisbane has continued to grow as a full-service city, increasing both the scope and complexity of services provided to the community.

To ensure the position accurately reflects current professional standards and organizational needs, the Finance Director engaged a consultant to conduct a comprehensive review of the job description.

Discussion
The review determined that the current description contains outdated terminology and references that no longer align with modern financial practices or technology systems.

Over the past two decades, there have been substantial advancements in financial software, enterprise resource planning systems, digital reporting requirements, and governmental accounting standards. The updated language reflects these changes and better aligns the position with today’s professional environment.

In addition, the role of the Financial Services Manager has expanded in both complexity and responsibility. The position now requires greater oversight in financial reporting, budget development, audit coordination, compliance, internal controls, long-term financial planning, and strategic financial analysis. As a full-service city, Brisbane offers exposure to a broad range of municipal services, capital improvement projects, interdepartmental collaboration, and strategic initiatives. Candidates in this role will engage in diverse projects and participate at multiple organizational levels, opportunities that may not be available in other cities of similar size. The revised description more accurately reflects this scope and enhances the City’s ability to attract competitive candidates.
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Financial Service Manager Job Description Update Page 2 of 2 Lastly, the current job description includes certification requirements that may unnecessarily limit the applicant pool and are no longer typically attainable prior to entering the position. Maintaining the Government Finance Officers Association (GFOA) certificate requirement in Government Accounting or Government Budgeting, could discourage otherwise qualified candidates from applying. The amended description removes the mandatory certification requirement and instead increases the minimum experience requirement from three to five years. This adjustment maintains a high standard of professional expertise while broadening recruitment opportunities.

Fiscal Impact
The position is included in both the current and upcoming fiscal year budgets, and this amendment to the job description does not result in any additional fiscal impact.

Attachments
Resolution 2026-__

_________________________ ________________________
Abby Partin, Human Resources Director Jeremy Dennis, City Manager 2

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RESOLUTION NO 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BRISBANE AMENDING RESOLUTION 2001-11 TO INCLUDE THE AMENDMENT TO THE

CLASSIFICATION OF FINANCIAL SERVICES MANAGER IN THE CLASS

SPECIFICATION MANUAL
WHEREAS, on February 13, 2001, the City Council approved Resolution 2001- 11 establishing the Classifications and Pay Plan and approving the class descriptions included in Exhibit “A” of said resolution for development of the Class Specification Manual; and
WHEREAS, the City Manager has established the need for the amendments in the classification of Financial Services Manager; and
WHEREAS, the class description amendments for Financial Services Manager were developed in cooperation with and have been approved by the City Manager; and WHEREAS, this newly developed class description for Financial Services Manager meets the requirements established Rule 6.02b of the City of Brisbane Personnel Rules and Regulations for the Class Specification Manual.

NOW, THEREFORE, the City Council of the City of Brisbane resolves as follows:

The class description for the classification of Financial Services Manager in Exhibit “A” is approved for inclusion in the Class Specification Manual.

Section 1. Resolution Number 2000-04 is
_________________
Coleen Mackin, Mayor
I hereby certify that the foregoing Resolution No. 2026-XX was duly and regularly adopted at a regular meeting of the Brisbane City Council on March 5, 2026, by the following vote:

Ayes:

Noes:

Absent: None
Abstain: None
_____________________
Ingrid Padilla, City Clerk
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CITY OF BRISBANE

FINANCIAL SERVICES MANAGER
Definition
Under general direction of the Finance Director, manages, organizes, and provides direction and oversight for financial services of the City including general accounting, budget development, financial reporting and audit process, payroll, accounts payable, and accounts receivable and debt management functions and activities; manages and coordinates the cash management, banking relationships, investment of funds, financial reporting and audit, rate and fee studies, short and long-range financial forecasting, and finance staff; ensures that functions meet all applicable laws, regulations, and City policies; provides professional assistance to City management staff in areas of expertise; fosters cooperative working relationships with intergovernmental and regulatory agencies; assists the Finance Director with related program tasks; and performs other related duties as assigned.provides supervision to the accounting staff and performs a wide range of complex professional accounting duties in the analysis, preparation and maintenance of financial records and reports; makes complex and difficult account analyses and reports; develops, implements and revises accounting systems, procedures and internal controls; coordinates the outside audit preparation of the comprehensive annual financial report; coordinates various automated accounting systems and modules and trains accounting staff in the use of such systems; and performs related duties as assigned.

Class Characteristics
The Financial Services Manager is the experienced level in the accounting series. This singleposition class is at the management level and performs diverse and specialized accounting work that is complex and involves significant accountability and decision-making responsibility. This class is responsible for supervising accounting staff and managing areas such as, payroll, billing, accounts payable, accounts receivable, general ledger, grant accounting, capital project accounting, fixed asset accounting, enterprise fund accounting, and other accounting related activities for all City funds. a mid-management level classification responsible for planning, organizing, reviewing, and evaluating financial services. Responsibilities include developing and implementing policies and procedures for assigned programs, budget administration and reporting, and program evaluation. Incumbents serve as a professional-level resource for organizational managerial and operational analysis and studies and are accountable for accomplishing divisional planning and operational goals and objectives, and for furthering City goals and objectives. Performance of the work requires the use of considerable independence, initiative, and discretion withing established guidelines. This classification is distinguished from the Finance Director in that the latter has overall responsibility for providing administrative direction and oversight in all financial and related functions and activities for the Finance Department. This classification is distinguished from other lower-level accounting classes by its supervisory and administrative responsibilities.

Examples of Duties (Illustrative Only)
• Assists in the development and implementation of goals, objectives, policies, procedures and work standards for the Finance department.
• Perform a variety of accounting duties in support of accounting programs including accounting, financial reporting and fixed assets; prepare monthly journal entries; and maintain fixed asset register and schedules. Manages the timely and accurate preparation of budgeting documents and financial reports, including the Annual Comprehensive Financial Report, and participates as an active member of the Budget Team.
•
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Exhibit A
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• Participate in posting, balancing and reconciliation of the general ledger and subsidiary accounts; ensure all transactions comply with accepted accounting practices. Prepares complex journal entries and reviews and approves District financial transactions including journal entries, accounts payable invoices, revenue collection, accounts receivable billing, payroll postings, and purchasing documentse and change orders.
• Prepares a variety of monthly, periodic and annual financial and statistical reports and accounting summaries required by the City, Successor Redevelopment Agency and outside agencies.
• Coordinates financial reporting and auditing activity with external auditors and other agencies; researches, compiles and analyzes data; prepares reports as required. • Oversees Perform fixed assets accounting to ensure ; maintain accurate fixed asset records, and provides information statistics for capital and operating budgets. • Provide aAssists ance in preparing financial reports and other information required by City departments and external agencies.
• Assist in the annual closing of the City’s financial records and in the compilation and review of the annual budget.
• Prepares audit schedules and confirmations reconciliations; responds to inquiries from auditors and provides information within area of assignment. • Provides professional, technical accounting and budget advice to City staff; coordinates activities with other department; assists in special projects as assigned. • Coordinates and conducts financial and management analyses, studies, assignments and projects, and performs ad-hoc analyses for the Council and senior management. • Assists in rate and fee studies; makes related recommendations to senior management. • Trains, motivates and assists in evaluating personnel; assists in establishing and monitoring employee performance objectives; assistsin the preparation of employee performance reviews; provides and coordinates staff training.
• Provides backup support to other staff in the Finance Director Department; may provide occasional or emergency backup to the Information Technology & Systems Manager.

Qualifications
Knowledge of:
• Operations, services and activities of accounting programs including f u n d a c c o u n t i n g , accounts, e n t e r p r i s e f u n d s, financial reporting and fixed assets. • Principles, methods and practices of municipal finance administration, budgeting and forecasting, accounting, rate setting, investments, debt financing, and fiscal operations and record keeping.
• GAAP and GASB accounting standards and requirements.
• General and municipal accounting and auditing principles and practices. • Principles and practices of effective supervision, work planning, training and performance evaluation.
• Principles of financial administration, including budgeting and reporting. • Methods and techniques of conducting audits and cost depreciation.

Applicable federal, state and local laws, City regulations, codes, policies and procedures. public finance and fiscal operations.
• Software applications utilized in accounting programs. • Computers and software applications programs (e.g. Microsoft 365) to conduct, complete, and/or generate documentation. Modern equipment and communication tools and systems used for business functions , programs and projects. office procedures, methods and equipment including computers and supporting word processing and spreadsheet applications.

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Financial Services Manager
Page Two
• Provide professional, technical accounting and budget advice to City staff; coordinate activities with other department; assist in special projects as assigned. • Train, motivate and assist in evaluating personnel; assist in establishing and monitor employee performance objectives; assist in the preparation of employee performance reviews; provide and coordinate staff training.
• Provide backup support to other staff in the Finance Department; may provide occasional or emergency backup to the Information Technology & Systems Manager.

Qualifications
Knowledge of:
• Operation, services and activities of accounting programs including accounts, financial reporting and fixed assets.
• Principles, methods and practices of municipal finance, budgeting, accounting and fiscal operations and record keeping.
• GAAP and GASB accounting standards and requirements.
• General and municipal accounting and auditing principles and practices. • Principles and practices of effective supervision, training and performance evaluation. • Principles of financial administration, including budgeting and reporting. • Methods and techniques of conducting audits and cost depreciation. • Applicable laws, regulations, public finance and fiscal operations. • Software applications utilized in accounting programs. • Modern office procedures, methods and equipment including computers and supporting word processing and spreadsheet applications.

Skill in:
• Performing professional level analysis and interpretation of financial and accounting records and fixed assets; examining, preparing and verifying financial statements, reports and documents.
• Preparing complex financial, economic, statistical and administrative statements, reports and analyses.
• Examining, completing and analyzing detailed financial documents, forms and records. • Developing and implementing modified and new accounting procedures and systems. • Supervising, training and evaluating assigned personnel. • Effectively representing the department and the City in meetings with other agencies, community groups, various businesses, and professional and regulatory organizations. • Interpreting, applying and explaining rules and regulations regarding accounting and auditing practices.
• Establishing and maintaining cooperative and effective working relationships with those contacted in the course of work.
• Effectively using computer systems, software applications, AI, and modern business equipment to perform a variety of work tasks.
• Working independently in the absence of direct supervision. • Communicating clearly and concisely, both orally and in writing. Participating in public speaking and visual presentations.

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Financial Services Manager
Page Three
Education and Experience:

Education: Equivalent to a bachelor’s degree graduating from an accredited college or university with a Bachelor’s Degree with major coursework in accounting, finance, business administration, public administration, or a related field. Depending on the current needs of the City, either a GFOA examination certificate in Government Accounting, Auditing and Financial Reporting or GFOA examination certificate in Government Budgeting is required. A CPA certificate is or desirable Master’s Degree in Public Administration or Business Administration is desirable.

Experience: Three Five years of increasingly responsible professional experience in accounting, auditing or finance, with at least two years of in a supervisory experience capacity.. Municipal finance experience preferred.

License: Possession of, or the ability to obtain, an appropriate valid California Driver’s license, which must be maintained as a condition of employment.

Working Conditions: Work in a standard office environment using a computer and standard office equipment. The ability to work protracted and irregular hours, and available for evening meetings.

Physical Demands: Most possess mobility to work in a standard office setting and to use standard office equipment, including a computer; vision to read printed materials and a computer screen; and hearing and speech to communicate in person and over the telephone.

Approved Date: January 27, 2003
Resolution: 2003-05
Revised Date: March 5, 2026
Resolution: 2026-XX
Bargaining Unit: Mid-Management/Professional Employees Group Resolution: 2003-06
Former Titles:

Abolished:
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City Council Staff Report
Meeting Date: March 5, 2026
From: Jeremy Dennis, City Manager
Subject: Adopt Amended Public Arts Implementation Guidelines Approving Revisions to the Membership of the Public
Art Advisory Committee
Recommendation
Staff recommends that the City Council adopt amended Public Arts Implementation Guidelines that will reflect revisions to the membership of the Public Art Advisory Committee (PAAC) by replacing the seats held by two City Council members and seats held by two Parks and Recreation Commission members with at large appointments from Brisbane residents.

Background
The Brisbane Public Art Advisory Committee (PAAC) is the City Committee entrusted with ensuring that all public art projects in the City of Brisbane adhere to the program criteria and guidelines for the selection of an artist or artist team, artwork, and artwork location as outlined in the Public Arts Implementation Guidelines. Membership of the PAAC is set forth in the PAAC Guidelines. Membership of the current PAAC consists of two Parks and Recreation Commissioners, two City Councilmembers, and three Brisbane Community members. Among the community members, there must be one individual professionally engaged in the art community, one individual employed by or owning a Brisbane business, and the remaining seat may be filled by either a resident of Brisbane or an employee/owner of a Brisbane business.

While serving on the Committee and for one year after vacating their seat, PAAC members are ineligible to propose public art projects.

Discussion
At a Special City Council meeting held on January 15, 2026, the City Council decided on its assignments for 2026. During this process, it discussed the structure of the PAAC. To align the PAAC with other Council appointed committees and commissions, Council unanimously agreed that the membership on the PAAC should be revised. This revision involves replacing the seats held by two City Council members and seats held by two Parks & Recreation Commission members with four Brisbane residents. The recruitment for those seats will be conducted in the coming months. Membership for the three existing community seats will remain unchanged. In order to effectuate this change, Council must approve revised Guidelines, and such Guidelines are attached. In order to maintain a quorum should the PAAC need to meet, the Council and Park and Recreation membership will continue until the four new members have been selected and appointed.

As to the new members, staff recommend that four new seats be filled by Brisbane residents

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without regard to whether the person is professionally engaged in the artistic community or whether person owns a business in Brisbane
Council will continue to have final approval of any public art project, after taking into consideration the recommendation of the PAAC.

Fiscal Impact
There is no fiscal impact in revising the membership of the PAAC.

Attachments

1. Public Art Implementation Guidelines
City Manager Approval
Jeremy Dennis, City
Manager
02/27/2026

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Public Art Implementation Guidelines
City of Brisbane
Amended by the City Council on __/__2026
Purpose
The City of Brisbane adopted a Public Arts Ordinance in 2014 in order to increase citizens’ appreciation of art, to improve quality of life, and to enhance Brisbane’s identity as a unique community within the greater Bay Area. Additionally, public art should stimulate creativity, imagination, induce creative conflict, and add a unique human quality to the community environment and enrich public spaces. A city rich in art becomes an outdoor cultural museum accessible to everyone. Public art can and should be an integral part of the design and the planning process of all development.

Mission
The mission for public art in the City of Brisbane is to support community identity, unity, and pride through diverse artwork that grabs attention and distinguishes a unique sense of place.

Goals

1. Community Involvement – A community develops a specific identity and character over time.

Residents are uniquely qualified to provide insight into the types of public artwork that are best suited for the community depending on the size of the project. Those who reside in the community are encouraged to participate in the selection process of public art pieces by participating at public meetings.

2. Diversity of Art – The collection should be diverse in its representation of artists and artistic styles and be reflective of the ethnic and cultural diversity of the community.

3. Creation of Sense of Place – Art is important to our common experience because it brings focus, importance, and cohesion to public spaces. Public art develops images and provides experiences that reflect the historical and cultural essence of a community. Public art transforms public spaces by giving them context and relevance and making them places of community interest and pride.

Public art has the potential to improve the appearance of an entire business block; to heighten the ethnic, historical or cultural aspects of the community and to attract foot traffic to an area that formerly had little or none.

4. Artist Participation – By encouraging collaboration between artist, architects, and engineers, we can provide an aesthetic dimension that expands possibilities for creating public spaces for the community.

Definitions
 Artist: An individual or team of individual artists whose body of work and professional activities demonstrate serious ongoing commitment to the fine arts. Members of architectural, engineering, design or landscaping firms retained for the design and construction of a Formatted: No underline
Formatted: No underline

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2 development project covered by these Guidelines shall not be considered artists for the purpose of meeting the requirement to provide public art.
 Arts professional: An individual who works in the fine arts field (such as arts consultant, fine arts curators, fine arts collectors, art critics, or art educators).  Artwork or work of art: All forms of original creations of visual arts, including but not limited to:
1) sculpture in any material or combination of materials; 2) painting- all media including portable and permanently affixed works, such as murals and frescoes; 3) graphic arts, print making and drawing; 4) mosaics; 5) photography; 6) crafts in clay, fiber and textiles, wood, metal, plastics and other materials; 7) calligraphy; 8) stained glass; and 9) mixed media – any combination of forms or media, including collage.
 Artwork cost: Artwork cost is the total amount budgeted by the City for a public artwork project.  Building valuation: The total dollar amount of all construction permits for the same development project using the latest building valuation data as set forth by the International Conference of Building Officials (ICBO) building valuation.
 Conceptual design plan: The initial phase of the approval of public artwork that includes review of the artist’s or artist team’s qualifications, conceptual artwork design, and artwork location.  Deaccession: Refers to the permanent removal of a work of art from a collection.  Design: Artwork detailing project design, including scale drawings within site context, sealed by an engineer, if required.
 Fabrication: A detailed description of the methods of fabrication as well as any uncommon or unusual details regarding the approach to creating an artwork piece.  Final design plan: The final phase of the approval of public artwork that involves consideration of a highly defined proposal that conforms to the concept previously considered and approved by the Committee.
 In-lieu contribution: In place of an approved artwork on the site, a developer may elect to pay to the City an amount equal to the program allocation set forth in the Public Arts Ordinance. In-lieu fees shall be submitted to the City and deposited into the Public Art Fund before the issuance of a building permit for the development project except when a different time period is approved by the Community Development Director and Parks and Recreation Director.  Installation: A detailed description of the installation procedure if the artwork will not be fabricated directly on the selected site. Installation would include the construction of any required footings or foundation.
 Public art: Any permanent display of a work of visual art that was specifically designed to be located on a site where it would be easily accessible to the public, either on private or public property within the City of Brisbane.
 Public Art Advisory Committee: A committee made of 2 Parks and Recreation Commissioners as designated by the Parks and Recreation Commission, 2 Council Members, and seven3 Brisbane cCommunity members, appointed by City Council. The Community members shall serve twoyear terms and one of whom will be professionally engaged in the art community, one of whom will be an employee or owner of a business located in Brisbane, and the other members will be residents of Brisbane. This change in membership will not be effective until City Council has made four appointments to replace the two City Council and the two Park and Recreation

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3 members. may be either a resident of Brisbane or an owner or employee of a business located in Brisbane. Members of

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4 the Public Art Advisory Committee will be ineligible to propose public art projects while they serve on the Committee and for 1 year after they leave the Committee.  Public art fund: An interest-bearing account that is managed by the City Manager, or designee, into which public art funds, including donated funds, in-lieu funds and/or public art grant funds are deposited.
 Public Art Master Plan: The Public Art Master Plan, adopted by the City Council in 2025, is a strategic guide for developing and managing the city's public art program. It outlines the vision, goals, and policies for incorporating art into public spaces, and defines processes for art selection, acquisition, maintenance, and deaccession.
 Public place: An interior or exterior area on public or private property that is easily accessible by and highly visible to the general public.
 Request for Proposals (RFP): A formal document published by the City to solicit bids or proposals from prospective artists for projects under $75,000.
 Request for Qualifications (RFQ): A formal document published by the City to solicit bids or proposals from prospective artists for projects $75,000 or more.

General Procedure
Public artwork is limited to permanent, or semi-permanent (i.e. loaned art on rotation), visual works of art, as opposed to performing, written, or temporary art. Visual art includes but is not limited to murals, sculptures, artist-designed landscape features, streetscape features, earthworks, environmental installations, and water and digital displays.

Any money donated to or collected through the Building Permit process will be deposited in the Public Art Fund. The City Manager, or designee, shall administer the funds and establish accounting records according to Generally Accepted Accounting Principles (GAAP). The City Manager or designee will authorize all disbursements from the Public Art Fund. The account shall not be added to the City’s General Fund.

The process for selecting the public piece to be installed will depend on whether or not the artwork is commissioned by the City of Brisbane or by a private person or entity.

All privately installed Public Art will be reviewed by a Public Art Advisory Committee. The Public Art Advisory Committee is responsible for reviewing and making decisions on conceptual design plans submitted by a developer of a project subject to the public art requirement.

Additionally, on an annual basis the Public Art Advisory Committee will meet to review the balance of funds in the Public Art Fund to determine if they should propose any projects be initiated and commissioned by the City.

The Public Art Advisory Committee shall ensure all public art projects meet the public art selection criteria as outlined in the Public Art Master Plan for selection of an artist or artist team, artwork, and artwork location established in this procedure, before submittal of the Final Design Plan to the City Council.

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5 The following procedure will be used to review and approve public art projects:

Public Art Selection process for private developers on private property A process map within the Public Art Master Plan outlines the procedure for public art initiated by private developers. Options for private developers include:
1) contributing the required amount to the city’s Public Art Fund; 2) procuring public art themselves with support from the Public Art Advisory Committee; or 3) executing a public art project independently.

In options 2 and 3, the private developer must submit detailed design plans to the Public Art Advisory Committee for review, including artist qualifications and budget details. The Public Art Advisory Committee may make a recommendation concerning the project to the City Council for consideration.

Between options 2 and 3, it is in the better interest of the private developer to follow option 2 in order to include the community in the public art process and thereby build goodwill, as well as to increase the likelihood of receiving City Council approval.

For option 2:

1. The project contact will meet with the designated staff from the City prior to submitting concept design plans.

2. The Public Art Advisory Committee will assess project goals and internal capacity and make a determination whether to facilitate the developer’s art procurement process. If the Public Art Advisory Committee elects to take on the project, it will follow the City’s Public Art selection process for City-initiated projects as outlined in the Public Art Master Plan. Alternatively, the Public Art Advisory Committee may refer the developer to a public art partner (e.g. an independent firm) to support the developer’s process of art procurement.

For options 2 and 3:

3. Once artwork is selected, the developer will submit the required documentation to appropriate City staff for review. Proposals must include preliminary sketches, photographs, or other documentation of sufficient descriptive clarity to indicate the nature of the proposed work.

4. An appraisal or other evidence of the value of the proposed artwork, including acquisition and installation costs. If the value of a proposed artwork (by past records of comparable work sold, etc.) cannot be verified, City staff may choose to have the artist’s proposal and or/other completed works appraised by a qualified art appraiser selected by the City. The developer will pay up-front for any art appraisal service fees. This expense will be deducted from the total artwork allocation cost.

5. Preliminary plans must contain such detailed information as may be required by the Public Art Advisory Committee to adequately evaluate the location of the artwork in relation to the

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6 proposed development, including compatibility with the character of adjacent conforming developed parcels and existing neighborhood if necessary.

6. A preliminary budget must show the proposed public art project is consistent with the public art ordinance requirements.

7. Within 30 days of receiving a completed application, the Public Art Advisory Committee will hold an open meeting to discuss the proposed project. The meeting will be noticed to all properties within 1,000 feet of the property and posted as required by law. With the agreement of the developer, the meeting may take place more than 30 days from receiving the completed application.

The proposed artwork project will be reviewed using the following criteria as applied to the supporting documentation and past projects:

Artistic quality (vision, originality, and craftsmanship); Context (architectural, historical, geographical, and socio-cultural context of the site); quality and permanency of materials; maintenance; safety; diversity of artists; representation in the existing collection of publicly-accessible artworks; and diversity of artworks (media, scale, style, intention) in the existing collection of publicly accessible artworks.

8. The Public Art Advisory Committee will make a recommendation on the proposed artwork to the City Council.

9. The City Council will have the final approval for any public artwork project. If the Council does not approve the proposed project, it can refer the item back to the Advisory Committee for reconsideration.

10. All costs of maintaining a privately installed Public Art work will be the expense of the private entity unless the City accepts the Public Art piece as a donation. Refer to the art donation policy in the Public Art Master Plan.

Public Art selection process for the City of Brisbane

1. A process map within the Public Art Master Plan outlines the procedure for selecting public art initiated by the city. The Public Art Advisory Committee will recommend to the City Council the amount of money from the Public Art Fund to be used on any publicly installed public art pieces and the breakout between Administrative and Maintenance costs of the project. The Public Art Advisory Committee will also recommend a location for the art project, type of artwork when appropriate, process for involving the community, and method of calling for artists.

2. The Council will approve available funds for the artwork and solicit members to be part of an Art Selection Committee, if needed.

3. The Public Art Advisory Committee shall select an artist, or group of artists, through a public process using one of the following methods:
a. Request for Qualifications (RFQ), for projects $75,000 or more b. Request for Proposals (RFP), for projects under $75,000 c. Invitational competition.

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7 4. The Public Art Advisory Committee will rank various artist proposals during open public meetings at which the community may participate, after which the Committee will make a recommendation to the City Council for the award of an artist contract.

5. The City Council shall consider the Public Art Advisory Committee’s recommendations on the artist or artist group and then make a decision.

6. The Public Art Advisory Committee, any outside professional hired by the City for assisting with the selection of the artwork, and the appropriate City staff (as needed for the particular project) shall meet regularly with the selected artist, or group of artists, in developing the Conceptual Design Plan that meets the artwork and location criteria.

7. Once the Conceptual Design Plan has been approved by the Public Art Advisory Committee, the artist or artist’s team shall refine the project objectives and the Conceptual Design Plan according to the direction of the Public Art Advisory Committee.

8. The final design will be approved by the City Council.

Use of Funds
All funds appropriated for public art will be deposited in the Public Art Fund. The City Council shall authorize projects for funding as prescribed in the public art implementation guidelines. In circumstances where it is not feasible to incorporate artistic features into a particular project, such money will be pooled and used for art in other projects. Disbursements shall be made in connection with projects approved by City Council. Nothing herein prohibits the City from soliciting or receiving grants, donations, bequests or gifts from private or public sources.

For individual pieces of art, the Public Art Advisory Committee will recommend to the City Council what percentage of the funds will be set aside for the Public Art, Maintenance and Administration, and Education based on the guidelines below and those established in the Public Art Master Plan:

1. Public Art Funds
No less than sixty-five percent (65%) of the fees collected shall be directed for Public Art Acquisition and may be spent for the following purposes:
a) Artists’ services and fees.
b) Acquisition of art.
c) Artist selection processes, including jury selection costs and model or design fees.

No more than fifteen percent (15%) of the money collected may be directed for maintenance and curatorial services:
a) Identifying plaques
b) Repair, maintenance, surveys, curatorial services, and other conservation work necessary to keep all artworks in the City collection in standard condition.

No more than twenty percent (20%) of the fee may be directed for Public Art Administration and may be spent for the following purposes:
a) Project administration.

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8 b) Community education programs, publicity, dedications, temporary ephemeral projects, and other purposes as recommended by the Public Art Advisory Committee and approved by the City Council.

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City Council Staff Report
Meeting Date: March 5, 2026
From: Jeremy Dennis, City Manager
Subject: Request to Reconsider Utility Payment Requirements by Silverspot Nursery School
Recommendation
Staff recommends that the Council consider Silverspot Nursery School’s request to reconsider its responsibility for water utility payments under the current lease agreement and provide direction to staff accordingly.

Background
On July 17, 2025, the City Council considered the terms of a new lease agreement between the City and Silverspot Nursery School. Following discussion, the Council directed that the lease include the following provisions: payment by Silverspot for certain utilities not previously covered (e.g., water); an increase in monthly rent from $310 to $1,000; a reduction in the lease term from five years to two years; and any other minor revisions deemed necessary. Staff was directed to prepare the agreement consistent with this direction. The lease was subsequently executed by all parties and took effect on August 1, 2025 (Attachment 1).

In October 2025, at the request of Silverspot, the Council revisited the matter. Silverspot requested that the Council reconsider specific terms of the lease, including reducing the monthly rent from $1,000 to an amount “closer to $500” and extending the lease term from two years to three years. After consideration, the Council affirmed its original decision and maintained the lease terms as approved at the July 17, 2025 meeting.

Discussion
On October 29, 2025, Silverspot was issued its first water bill for the service period of August 15 through October 15 (Attachment 2). During prior Council discussions regarding renewal of Silverspot’s lease, the Council emphasized its expectation that Silverspot would assume responsibility for utility costs associated with its program operations.

During lease renewal discussions, there was some uncertainty regarding how to allocate water service costs between the City and Silverspot, as the City maintains and irrigates the surrounding landscaped areas. Public Works reviewed the two meters located onsite and identified the meter serving the building exclusively occupied by Silverspot. As the City had absorbed all water expenses under the previous lease, the Finance Department analyzed historical consumption data from that specific meter and staff provided the below summary of findings to Silverspot.

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Based on the information available at the time and prior consumption patterns, Silverspot anticipated an additional annual expense of approximately $500. However, discussions during the lease renewal period did not account for recent citywide rate increases affecting all water customers, nor for additional components reflected on utility bills, including water service fees, sewer charges, capital project assessments, and drought contingency fees. Silverspot’s first utility bill, dated October 29, 2025, totaled $518.46.

Silverspot has requested that the Council reconsider the requirement that it assume full responsibility for water utilities, noting that the projected annual cost is closer to $3,100 rather than the $500 initially anticipated. Silverspot has indicated that this increase presents a financial hardship and would necessitate reallocating funds budgeted for the current school year, potentially reducing planned enrichment opportunities for students. They are requesting financial relief in order to sustain their
partnership with the City.

Fiscal Impact
Yet to be determined based on Council direction.

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Attachments

1. Silverspot Lease Agreement Att1

2. Silverspot Water Bill Att 2
City Manager Approval
Jeremy Dennis, City
Manager
02/27/2026

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4 LEASE AGREEMENT
THIS LEASE AGREEMENT, ("Lease") effective as of August 1, 2025, between THE CITY OF BRISBANE, a municipal corporation ("Landlord") and SIL VERSPOT NURSERY SCHOOL, a California nonprofit corporation ("Tenant"). Landlord and Tenant are sometimes referred to in this Lease jointly as the "Parties" and individually as a "Party.

RECITALS
A. Landlord is the owner of the real property and improvements thereon located at 4 Solano Street, in the City of Brisbane, County of San Mateo, State of California, as more particularly shown in the drawing attached hereto as Exhibit ''A1 ' and incorporated
herein by reference ("the Property").

B. Landlord and Tenant have been in a landlord and tenant relationship as to the Property since March 2003; since June 1, 2019, the tenancy has been on a month-to-month basis.

C. Tenant has requested Landlord to enter into this Lease and Landlord is willing to enter into this Lease on the terms and conditions set forth herein.

NOW, THEREFORE, for the consideration set forth herein, Landlord and Tenant agree as follows:

ARTICLE 1

PROPERTY AND COMMON AREAS

1.01 Landlord, for and in consideration of the rents, covenants and agreements on the part of the Tenant to be paid, kept and performed, does hereby lease the Property to Tenant and Tenant does hereby rent the Property from Landlord, on the terms of conditions set forth in this Agreement.

1.02 Tenant shall have the non-exclusive right to use the playground area adjacent to the Property, it being understood that such playground area shall at all times remain open and available for use by the general public. Tenant shall also have the non-exclusive right to use the public parking spaces on Solano Street for all of Tenant's off-street parking requirements, subject to any rules and regulations concerning such use as may be adopted by Landlord from time to time, and Tenant shall not be required to provide any parking facilities on the Property. The execution of this Lease by Landlord shall constitute a waiver of any and all off-street parking requirements that might otherwise be applicable to Tenant's use and occupancy of the Property.

ARTICLE2
TERM

2.01 The term of this Lease shall be a period of two years, commencing on August 1, 2025(the "Commencement Date") and ending on July 31, 2027, unless sooner terminated as provided herein.

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2.02 Tenant may request to renew the Lease for an additional term of two years, i. e., from August 1, 2027, until July 31, 2029, (the "Renewal Term") by giving written notice to Landlord of Tenant's no earlier than January 1, 2027and request no later than April 1, 2027.

2.03 At the written request of Tenant for an extension of the Lease term, which shall be submitted as provided in Section 2. 02, Landlord shall conduct a performance review of Tenant's operations on the Property to determine whether such operations have been conducted to the reasonable satisfaction of the Landlord. The factors to be considered for such review shall include, but are not limited to, number of children served, number of Brisbane residents and persons employed in Brisbane utilizing Tenant's childcare services, hours of operation, compliance by Tenant with the terms and conditions of this Lease, and the nature of complaints, if any, received by Landlord concerning the childcare or other services provided by Tenant at the Property. If the Landlord determines, in its sole discretion, that Tenant's operations have been conducted in a satisfactory manner, the term of this Lease shall be extended for an additional two years as provided in Section 2. 02. Thereafter, the Lease shall be renewed for additional one-year terms upon approval of each extension by the City Manager. Landlord may require a performance review before any extension is granted.

2. 04 Notwithstanding any other provision of this Lease, Tenant may terminate this Lease at any time during the Lease tenn by giving sixty (60) days prior written notice to Landlord.

ARTICLE 3

RENTAVAIVER OF RENT

3. 01 The monthly rent shall be $1,000; provided, however, Landlord shall waive the payment of monthly rent ("Monthly Waiver") if Tenant expends an equivalent amount of the monthly rent in a manner that, in Landlord's sole discretion, provides a direct benefit to the Brisbane community, such as provided in Section 3. 02.

3.02 Landlord approves Tenant's proposed use of the Monthly Waiver toward a Tuition Assistance Program operated by Tenant that will reduce the tuition charged by Tenant to households that require financial assistance to participate in Tenant's childcare program. If the entire Monthly Waiver is not needed for financial assistance as set forth in the previous sentence, Tenant may, with Landlord's approval, apply any remaining Monthly Waiver toward other uses that will directly benefit the Brisbane community. Tenant shall provide a written annual report to Landlord not later than September 1 describing in reasonable detail the manner in which the Monthly Waiver has been used during the preceding 12 months (but without disclosing the identity of any household receiving financial assistance).

ARTICLE 4

USE AND OPERATION OF THE PROPERTY

4. 01 The Property shall be used and occupied by Tenant solely for operation of a cooperative preschool and childcare facility and activities directly related to such use, such as membership and board meetings, consultations with parents, membership community events, and 5

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fundraising events. The Property shall not be used for any other or additional purpose without the prior written consent of Landlord. Tenant shall obtain all state and local permits and licenses that may be required for the conduct of such use and shall keep the same in full force and effect at all times during the tenn of this Lease. A copy of each permit and license and each extension or renewal thereof shall be provided to Landlord.

4. 02 Tenant's use of the Property shall be in accordance with the following requirements:
(a) Tenant's services shall be available on a year-round basis on Mondays through Fridays (excluding holidays and school closures), between the hours of 8:00 am and 5:00 pm.

Tenant's services will not be available for periods of time during the Holiday season generally consistent with periods of time when the Brisbane Elementary School is closed. Tenant shall provide to the Landlord in August an annual schedule showing such closure periods.
(b) The preschool and childcare programs shall be designed for children between the ages of 2 years, and 5 years, 11 months.
(c) Except as Landlord, in its sole discretion, agrees, Tenant shall regularly provide services to not less than 15 children. Should the number of children fall below 15, Tenant shall not be considered in default of this requirement if the number is increased to at least 15 children within 120 days. Tenant shall regularly provide services to not more than the maximum number of children allowed under Tenant's childcare license issued by the State of California.
(d) In the detennination as to which households receive services from Tenant, and to the extent it is permissible under the law, preference shall be given to people living or working in Brisbane. The order of priority shall be as follows: first, households whose children have received services from Tenant in past years; second to Brisbane households whose children have not received service from Tenant or who have not received services in past years; third, to persons employed full time or employed at least 20 hours/week in Brisbane; and fourth, all others. Preferences shall apply only when there are openings and when they become available and do not require termination of services to any household or person currently receiving services from Tenant.
(e) Tenant shall in August of each year provide to Landlord a written annual report showing in the preceding 12 months the number of children enrolled in the program, the ages of the children, place of residence of the children, place of employment of parent(s) of children who are not residents of Brisbane, a general description of the activities conducted, and a summary of Tenant's financial condition.

4. 03 Tenant shall not use the Property or permit anything to be done in or about the Property within Tenant's reasonable control which is prohibited by or will in any way conflict with any law, statute, ordinance or governmental rule or regulation now in force or which may hereafter be in 6

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force, or which is prohibited by the standard form of fire insurance policy, or will in any way increase the existing rate of any fire or other insurance covering the Property, or cause any change or cancellation of such insurance. The judgment of any court of competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord be a party thereto or not, that Tenant has violated any law, statute, ordinance or governmental rule, regulation or requirement, shall be conclusive of that fact as between Landlord and Tenant. Tenant shall not use or allow the Property to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, or about the Property or commit or suffer to be committed any waste in, on or about the Property.

ARTICLE 5

CONDITION OF THE PROPERTY,

ALTERATIONS AND IMPROVEMENTS BY TENANT

5. 01 The Property is being leased to Tenant in "AS IS" condition and Landlord shall have no obligation to make any alterations or improvements to the Property for the benefit of Tenant. Tenant acknowledges that Tenant has exclusively occupied the Property since 2003 and Tenant is satisfied with and accepts the present condition of the Property.

5. 02 Tenant shall not, without the prior written consent of Landlord (which shall not be unreasonably withheld or delayed), make any alterations, additions or improvements in, on or about the Property, or construct, install or paint any sign on the roof or exterior walls of the Property. As a condition to giving such consent. Landlord may require Tenant to provide Landlord a surety bond or other security satisfactory to Landlord to insure Landlord against mechanics' and materialmen's liens and to insure completion of the work. If any work to be performed by Tenant requires the issuance of a building permit or other form of governmental approval, Tenant shall obtain all such permits and approvals at Tenant's own expense before commencement of the work.

5. 03 All alterations and improvements, whether temporary or pennanent in character, made by Tenant in, on or about the Property, except removable trade fixtures installed at the expense of Tenant, shall, in the absence of a written request by Landlord for their removal, become the property of Landlord and shall remain upon and be surrendered with the Property at the termination of this Lease by lapse of time or otherwise without compensation to Tenant. To the extent Landlord is able to make a determination at the time the installation work is being done, Landlord shall advise Tenant of any alterations or improvements which Landlord desires be removed from the Property at the tennination of this Lease; in all other cases, such determination shall be made by Landlord at the time of termination.

ARTICLE 6

UTILITIES AND SERVICES

6.01 Tenant shall pay, in addition to rent, the cost of the following utility and other services famished to the Property, electricity, gas, water, telephone, internet, and refuse service.

Whenever possible. Tenant shall establish a separate account with the utility or service provided so that all charges for service are billed directly to Tenant. However, in the event any of such charges are billed to Landlord, Landlord shall submit a statement showing the amount thereof 7

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payable by Tenant and Tenant shall pay such amount to Landlord within thirty (30) days after receipt of the statement.

6.02 Landlord shall not be in default hereunder or be liable for any damages directly or indirectly resulting from, nor shall the rent provided herein be abated by reason of Landlord's failure to furnish or delay in furnishing any utilities or services when such failure or delay is caused by accident, breakage, repairs, strikes, lockouts or other labor dispute, or by limitation, curtailment, rationing or restrictions on use of electricity, gas, water or other utility, or any other cause, similar or dissimilar, beyond the reasonable control of Landlord.

ARTICLE 7

INDEMNITY AND INSURANCE

7. 01 Tenant hereby waives any and all claims against Landlord for damage to any property or injury to or death of any person in, upon or about the Property, arising at any time and from any cause except to the extent caused by the negligence or willful misconduct of Landlord.

Tenant further expressly indemnifies, defends, and holds Landlord hannless from and against any and all claims, demands, causes of action, liabilities, costs or expenses, including reasonable attorney's fees, occasioned by or in any way connected with the condition, use or misuse of the Property, or occasioned by any act or omission of Tenant and Tenant's agents, servants, employees, invitees, subtenants, or other persons who may come upon the Property, for damage to any property or injury to or death of any person except to the extent caused by the negligence or willful misconduct of Landlord. The indemnity obligations of Tenant set forth herein shall survive and continue beyond the tenn of this Lease.

7. 02 Tenant hereby agrees to maintain in full force and effect at all times during the term of this Lease, at Tenant's expense, a policy or policies of comprehensive general liability insurance, insuring against all liability of Tenant and Landlord for bodily injury and property damage arising out of or in connection with Tenant's use and occupancy of the Property and also insuring performance by Tenant of the indemnity provisions set forth in Section 7. 01. The amount of such insurance shall be at least $2, 000, 000. 00, combined single limit. However, the amount of such general liability insurance shall not limit Tenant's liability nor relieve Tenant of any obligations under this Lease. The general liability insurance policy shall name Landlord as an insured party thereunder and shall be endorsed to provide that: (i) the insurance provided thereunder shall be primary with respect to Landlord; and (11) no cancellation or reduction in coverage will be made without twenty (20) days prior written notice to Landlord. A copy of the policy or a certificate of insurance shall be furnished to Landlord. In addition to the foregoing. Tenant shall be responsible for maintaining its own insurance covering the personal property, trade fixtures and removable leasehold improvements owned by Tenant and located upon the Property. Tenant shall also maintain workers' compensation insurance coverage as required by law.

7. 03 Landlord and Tenant each hereby waive any and all rights of recovery against the other, or against the agents, employees or representatives of the other, on account of loss or damage to the property of the waiving party to the extent that such loss or damage is insured against under any insurance policies which either Landlord or Tenant may have in force at the time of such loss or damage. Tenant shall, upon obtaining the insurance required hereunder, give notice to the 8

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insurance carrier that the foregoing mutual waiver of subrogation is contained in this Lease and Tenant shall cause each insurance policy obtained by Tenant to provide that the insurance company waives all right of recovery by way of subrogation against either Landlord or Tenant in connection with any damage covered by such policy.

ARTICLE 8

REPAIRS AND MAINTENANCE

8. 01 Tenant shall, at all times during the temi hereof and at Tenant's own expense, keep and maintain the Property and every part thereof in good condition and repair, including, without limiting the generality of the foregoing, all plumbing, heating, air conditioning, electrical systems, lighting fixtures, and all other equipment within the Property that do not require the replacement of the systems themselves, the interior surfaces of walls, ceilings, and floor coverings, and the windows, doors, and glass located within the Property. Tenant hereby waives all rights to make repairs at the expense of Landlord or in lieu thereof to vacate the Property as provided by California Civil Code Section 1942 or any other law, statute or ordinance now or hereafter in effect.

8.02 The maintenance and repair obligations of the Landlord shall include any repairs and maintenance to the exterior walls and roof of the Property, any significant, as determined by Landlord, structural repairs, and any necessary replacement of plumbing, heating, air conditioning or electrical systems. Repairs and maintenance as described in this section, shall be performed by Landlord, at Landlord's own expense, but without liability for failure to do so unless first notified by Tenant in writing of the necessity for such maintenance, repair or replacement. It is also understood that the Tot Lot playground area adjacent to the Property is not being leased to Tenant and Tenant has no responsibility for maintenance of such area. However, Tenant shall not allow any dangerous condition to be created in the Tot Lot playground area as a result of Tenant's own use.

ARTICLE 9

DAMAGE OR DESTRUCTION

9. 01 If the Property is damaged, by fire or other casualty to the extent of less than fifty percent (50%) of the floor area of the structure. Landlord shall forthwith repair the same, provided such repairs can, in Landlord's opinion, be completed within ninety (90) days. In such event, this Lease shall remain in full force and effect except that if there is damage to the Property and such damage was not the result of negligence or willful misconduct of Tenant or Tenant's employees or invitees, the rent payable by Tenant shall be abated while the repairs are being made by the extent to which the Property is unusable by Tenant in the normal conduct of Tenant's business. If the repairs cannot, in Landlord's opinion, be completed within ninety (90) days. Landlord shall give written notice of such fact to Tenant within thirt}^ (30) days after the date on which the damage occurred and either Landlord or Tenant may, within thirty (30) days after the giving of such notice, terminate this Lease.

9.02 Notwithstanding the provisions of Section 9.01 above. Landlord shall have the option of terminating this Lease in any of the following circumstances:
9

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(a) Where the damage or destruction arises from a casualty or cause not covered by insurance then in force maintained by Landlord, or if, for any reason, the proceeds from such insurance are not available or are inadequate to cover the entire cost of the repair.
(b) Where the repairs cannot be made by reason of any statute, ordinance, rule or regulation of any governmental authority.

9. 03 If Landlord is obligated or elects to repair any damage pursuant to this Article, Landlord shall not be required to repair or replace any improvements installed in the Property by Tenant and Tenant shall, at Tenant's own expense, repair and restore Tenant's own improvements.

9. 04 In the event of damage or destruction of the Property to the extent of fifty percent (50%) or more of the floor area of the structure, either party may elect to terminate this Lease.

ARTICLE 10

ASSIGNMENT AND SUBLETTING

10. 01 Tenant shall not voluntarily or by operation of law assign, transfer, mortgage, sublet, pledge, hypothecate or encumber all or any part of Tenant's interest in this Lease or in the Property or any part thereof, and any attempt to do so shall be wholly void and shall constitute a breach of this Lease.

10.02 Tenant shall not sublet the Property or any portion thereof without Landlord's prior written consent, which Landlord shall be entitled to withhold in Landlord's absolute and sole discretion. Any request by Tenant for Landlord's approval of a proposed subletting shall be in writing and shall include the following infonnation:
(a) The name and legal composition of the proposed subtenant; (b) The terms and provisions of the proposed sublease, including, but not limited to, the amount of rent or other compensation, if any, to be paid by the subtenant; and (c) Such financial information as Landlord may reasonably request concerning the proposed subtenant.

10.03 No consent by Landlord to any subletting by Tenant shall relieve Tenant of any obligation to be performed by Tenant under this Lease, whether occurring before or after such consent or subletting, including the obligation to indemnify Landlord in accordance with Section 7. 01 of this Lease. The consent by Landlord to any subletting shall not relieve Tenant from the obligation to obtain Landlord's express written consent to any other subletting. The acceptance of rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provisions of this Lease or to be a consent to any subletting. Consent to one subletting shall not be deemed to constitute consent to any subsequent subletting.

ARTICLE 11
10

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TRANSFER OF LANDLORD'S INTEREST
Landlord shall have the right at any time to sell, transfer, assign, pledge, hypothecate or otherwise dispose of Landlord's interest in the Property and in this Lease. In the event of any such sale, transfer, assignment, pledge, hypothecation or other disposition, all obligations of Landlord hereunder shall devolve upon the transferee and Landlord shall be released and discharged from all further obligation or liability hereunder; provided, that Landlord shall be responsible for any funds in the hands of Landlord in which Tenant has an interest until such funds have been delivered to the transferee. Tenant agrees to attorn to the transferee provided all of Landlord's obligations hereunder are assumed by the transferee in writing for the benefit of Tenant.

ARTICLE 12

MECHANICS' LIENS
Tenant shall keep the Property free and clear of all mechanics' liens resulting from any construction work done by or for Tenant. Tenant shall have the right to contest the correctness or validity of any such lien if, immediately on demand by Landlord, Tenant procures and records a lien release bond issued by a corporation authorized to issue surety bonds in California in an amount equal to one and one-half(l-l / 2) times the amount of the claim of lien or other security satisfactory to Landlord. If used, the bond shall meet the requirements of Section 3143 of the California Civil Code and shall provide for the payment of any sum that the claimant may recover on the claim, together with costs of suit. Should Tenant fail to discharge any such lien or cause the same to be released within sixty (60) days from the date the lien is filed. Landlord may, without inquiring into the validity thereof, cause the same to be discharged and all amounts so expended by Landlord, together with reasonable attorney's fees and expenses, shall be paid by Tenant to Landlord as additional rent hereunder, together with interest thereon at the rate often percent (10%) per annum.

Tenant shall give ten (10) days prior written notice to Landlord of the date on which any construction work will be commenced so as to afford Landlord the opportunity to post a notice of nonresponsibility.

ARTICLE 13

ENTRY BY LANDLORD

13. 01 Landlord and Landlord's authorized representatives shall have the right to enter the Property at reasonable hours and, except for emergencies, upon 24-hour prior notice to Tenant, for any of the following purposes:
(a) To examine and inspect the Property;
(b) To supply any service to be provided by Landlord to Tenant hereunder; (c) To perform any necessary maintenance or repairs that Landlord is required or permitted to perform hereunder;
(d) To serve, post or keep posted any notices required or allowed under the provisions of this Lease;
11

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(e) To post "for sale" signs at any time during the term, to post "for rent" or "for lease" signs during the last ninety (90) days of the Lease term, or during any period while Tenant is in default;
(f) To show the Property to prospective tenants, buyers, lenders or other persons at any time during the Lease term;
(g) To do any other act or thing necessary for the safety or preservation of the Property, or to comply with the directives of any governmental authority having jurisdiction over the Property'.

13. 02 Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant's business, any loss of occupancy or quiet enjoyment of the Proper or any other loss occasioned by Landlord's entry pursuant to Section 13.01. Landlord shall at all times have and retain a key with which to unlock all of the doors in, on or about the Property and Landlord shall have the right to use any and all means which Landlord may deem proper to open said doors in an emergency in order to obtain entry to the Property, and any entry to the Property obtained by Landlord by any of said means, or otherwise, shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into or a detainer of the Property, or an eviction, actual or constructive, of Tenant from the Property, or any portion thereof.

ARTICLE 14

DEFAULT BY TENANT OR LANDLORD

14. 01 The occurrence of any one or more of the following events ("Events of Default") shall constitute a material default and breach of this Lease by Tenant:
(a) Any failure by Tenant to pay any rental or any other sum required to be paid by Tenant hereunder, except as provided in Section 3. 01, and when the same becomes due and payable and after being given a 3-Day Notice to do so.
(b) Any failure by Tenant to observe and perform any other provision of this Lease to be observed or performed by Tenant, where such failure continues for thirty (30) days after written notice thereof by Landlord to Tenant; provided, however, that if the nature of such default is such that it cannot reasonably be cured within such thirty (30) day period. Tenant shall not be deemed to be in default if Tenant shall within such period commence such cure and thereafter diligently prosecute the same to completion. (c) The making by Tenant of any general assignment or general arrangement for the benefit of creditors; the filing by or against Tenant of a petition to have Tenant adjudged a bankrupt or a petition for reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within ninety (90) days); the appointment of a trustee or receiver to take possession of substantially all of Tenant's interest in this Lease, where possession is not restored to Tenant within sixty (60) days; or the attachment, execution or other judicial seizure of 12

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substantially all of Tenant's assets located at the Property or of Tenant's interest in this Lease, where such seizure is not discharged within forty-five (45) days. (d) Tenants' failure to provide services regularly to less than 20 children.

14. 02 Any notice given under this Article shall specify the Event of Default and the applicable Lease provisions and shall demand that Tenant perform the provisions of this Lease or pay the rent that is in arrears, as the case may be, within the applicable period of time. No such notice shall be deemed a forfeiture, or a termination of this Lease provided Tenant cures the default within the applicable period of time.

14. 03 Any failure by Landlord to observe and perform any provision of this Lease to be observed or performed by Landlord, where such failure continues for thirty (30) days after written notice thereof by Tenant to Landlord, shall be deemed a material default and breach of this Lease by Landlord; provided, however, that if the nature of such default is such that it cannot reasonably be cured within such thirty (30) day period. Landlord shall not be deemed to be in default if Landlord shall within such period commence such cure and thereafter diligently prosecute the same to completion.

ARTICLE 15

LANDLORD'S REMEDIES UPON DEFAULT
Upon the occurrence of an Event of Default, Landlord may tenninate Tenant's right to possession of the Property at any time during the continuance of such default in accordance with the provisions of Section 1951. 2 of the California Civil Code. No act by Landlord other than giving written notice to Tenant shall terminate this Lease. Acts of maintenance, efforts to relet the Property, or the appointment of a receiver on Landlord's initiative to protect Landlord's interest under this Lease shall not constitute a tennination of Tenant's right to possession. On termination, Landlord has the right to recover from Tenant all rent that may accrue to the date on which possession of the Property is returned to Landlord together with any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant's default.

ARTICLE 16

LANDLORD'S RIGHT TO CURE DEFAULTS
If Tenant shall fail to pay any sum of money, other than rental, required to be paid by Tenant hereunder, or shall fail to perform any other act on Tenant's part to be performed hereunder, and such failure shall continue for thirty (30) days after notice thereof by Landlord, Landlord may, but shall not be obligated to do so, and without waiving or releasing Tenant from any obligations of Tenant, make such payment or perform any such other act on Tenant's part to be made or performed hereunder. All sums expended by Landlord, including necessary incidental costs, shall be deemed additional rent hereunder and shall be payable to Landlord immediately upon demand, together with interest thereon at the rate of ten percent (10%) per annum from the date of expenditure to the date of reimbursement.
13

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ARTICLE 17

COSTS OF SUIT

17. 01 In the event legal action between Landlord and Tenant shall become necessary in order to enforce or interpret this Lease, or any provision contained herein, the prevailing party shall be entitled to recover all costs and expenses as may be incurred in connection therewith, including reasonable attorney's fees.

17. 02 Should Landlord, without fault on Landlord's part, be made a party to any litigation instituted by Tenant or by any third party against Tenant, or by or against any person holding under or using the Property by license of Tenant, or for the foreclosure of any lien for labor or materials famished to or for Tenant or any such other person or otherwise arising out of or resulting from any act or transaction of Tenant or of any such other person. Tenant covenants to save, defend, and hold Landlord harmless from any judgment rendered against Landlord or the Property or any part thereof, and all costs and expenses, including reasonable attorney's fees, incurred by Landlord in connection with such litigation.

ARTICLE 18

ESTOPPEL CERTIFICATE
Each party, within ten (10) business days after notice from the other, shall execute and deliver to the other, in recordable fonn, a certificate stating that this Lease is unmodified and in full force and effect, or in full force and effect as modified stating the modifications. The certificate also shall state the amount of monthly rent, the dates to which the rent has been paid in advance, the amount of any security deposit or prepaid rent, and shall further certify that there is no uncured default by the other party under the Lease, or specify such default, if any is claimed. Failure to deliver the certificate within the ten (10) days, shall be conclusive upon the party failing to deliver the certificate for the benefit of the party requesting the certificate, and any successor to the party requesting the certificate, that this Lease is in full force and effect and has not been modified except as may be represented by the party requesting the certificate, that there are no uncured defaults by the part}r requesting the certificate and that monthly rent has not been paid in advance except as stated by the party requesting the certificate.

ARTICLE 19

HOLDING OVER
If Tenant remains in possession of all or any part of the Property after the expiration of the Lease any renewal tenn hereof without such term being further extended pursuant to Article 2, such tenancy shall be from month to month only, and not a renewal hereof or an extension for any further term of this Lease. In such case, to apply tenancy shall be subject to every tenn, covenant and agreement contained herein.

ARTICLE 20

SURRENDER
14

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20. 01 Upon the expiration or earlier termination of this Lease, Tenant shall surrender the Property in the same condition as received, ordinary wear and tear and damage by fire, earthquake, act of God or the elements alone excepted. Tenant shall remove all of Tenant's personal property and trade fixtures and shall repair, at Tenant's expense, any damage to the Property caused by such removal, including, without limitation, repair of floors and patching and repainting of walls where required, all to Landlord's reasonable satisfaction. Any personal property or trade fixtures not removed at the expiration or earlier tennination of this Lease shall be deemed abandoned by Tenant. If Landlord so elects. Tenant shall also remove any alterations or improvements installed by or for Tenant which would otherwise remain as part of the Property and Tenant shall restore the Property to their condition prior to such installation.

20. 02 Should Tenant fail to remove any personal property or trade fixtures or fail to remove any alterations or improvements as requested by Landlord, Tenant shall be liable to Landlord for any and all removal costs, transportation and storage expenses, and the cost of restoring the Property as required herein. Tenant shall indemnify Landlord against any loss, damage or liability resulting from delay by Tenant in so surrendering the Property, including, without limitation, any claims made by any succeeding tenants founded on such delay.

ARTICLE 21
WAIVER
No covenant, term or condition or the breach thereof shall be deemed waived, except by written consent of the party against whom the waiver is claimed, and any waiver of any covenant, tenn or condition shall not be deemed to be a waiver of any preceding or succeeding breach of the same or any other covenant, term or condition. Acceptance by Landlord of any performance by Tenant after the time the same shall have become due shall not constitute a waiver by Landlord of the breach or default of any covenant, term or condition unless otherwise expressly agreed to by Landlord in writing. The receipt and acceptance by Landlord of delinquent rent shall constitute only a waiver of timely payment for the particular rent payment involved.

ARTICLE 22

NOTICES

22. 01 All notices or demands required or permitted to be given hereunder shall be in writing and shall be either personally served or mailed by certified mail, return receipt requested, to the other party at the following addresses:

To Landlord:

To Tenant:

City of Brisbane
Attn: City Manager
50 Park Place
Brisbane, California 94005
Silverspot Nursery School
Attn: Board of Directors
4 Solano Street
Brisbane, California, 94005
15

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22. 02 Either party may change the foregoing address by giving notice to the other in the maimer provided herein. Any notice sent by mail shall be deemed received on the third business day following deposit of the notice in the United States Mail, with proper postage prepaid thereon.

ARTICLE 23

MISCELLANEOUS PROVISIONS

23. 01 Captions. The captions used in this Lease are for convenience only and shall not be deemed to be relevant in resolving any question of interpretation or construction of any provision contained herein.

23. 02 Entire Agreement. This Lease constitutes the entire agreement between the parties and supersedes and cancels any prior agreements or understandings, whether written or oral. This Lease may only be modified by a written amendment hereto executed by both parties.

23. 03 Severability. If any term or provision of this Lease shall, to any extent, be detennined by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Lease shall not be affected thereby, and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law.

23. 04 Time. Time is hereby declared to be of the essence of this Lease and each and every provision hereof.

23. 05 Corporate Authority. Each of the persons executing this Lease on behalf of Tenant does hereby represent and warrant that Tenant currently is in- good standing as a California nonprofit corporation; that the corporation has full right and authority to enter into this Lease; and that each person executing this Lease on behalf of the corporation is duly authorized and empowered to do so.

23. 06 Calendar Days. Unless otherwise expressly stated, all references herein to any acts or obligations to be performed within a certain number of days shall mean calendar days.

23. 07 Choice of Law. This Lease shall be governed by and interpreted in accordance with the laws of the State of California.

23. 08 Successors and Assigns. Subject to the restrictions against assignment and subletting by Tenant, this Lease shall be binding upon and inure to the benefit of the respective successors and assigns of the parties hereto.

Balance of this page intentionally left blank.
16

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W WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written.

LANDLORD:

ATTEST.

Approved as to fonn
City ofBrisb , a mumcipal corporation
Jeremy Dennis, City Manager
A^A^
Ingrid Padilla, City Clerk
-l4^u^H ^^
Michael Roush, Legal Counsel
TENANT- Silverspot Nursery School, a California Nonprofit Corporation
By: i
essica Farkas, oard President
By
Laura Shoolery, Board Secre
17

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$518.46
This bill is payable upon receipt.

Payment in full must be received by the pay by date
above to avoid late fee. Online payments can be made at www.brisbaneca.org/utilities.

Detach and return above portion with payment. Retain lower portion for your records.

SILVERSPOT NURSERY SCHOOL
4 SOLANO ST
BRISBANE, CA 94005

CITY OF BRISBANE
50 Park Place
Brisbane, CA 94005
(415) 508-2154
www.brisbaneca.org
006-0730-002
Total Amount Due
12/5/2025
4 SOLANO ST

SILVERSPOT NURSERY SCHOOL
Account Number
Pay By Date
Account Name
Service Address
Amount Enclosed
CITY OF BRISBANE - 50 Park Place - Brisbane, CA 94005 - www.brisbaneca.org - For billing questions call: (415) 508-2154 After-hours Dispatch number: (415) 467-1212 - Automated Phone Payment Line: (833) 273-7450 City Hall Hours: Mon-Thurs: 8:30-4:30, Fri: 8:30-12:30

PREVIOUS BALANCE

PAYMENTS
$0.00
$0.00

PENALTIES

PAST DUE AMOUNT
$0.00
$0.00
LATE NOTICE CHARGE $0.00
USAGE

PREVIOUS CURRENT

DATE READING DATE READING
8/15/2025 1753 10/15/2025 1768 15 WATER USE 101.64
WATER SERVICE 39.23
15 SEWER 302.27
CAPITAL PROJECT CHRG 73.00
DROUGHT CONTINGENCY 2.32

CURRENT BILL

AMOUNT DUE
$518.46
$518.46
Be sure you're signed up for emergency alerts from the City at smcalert.info Name Service Address Account Number
SILVERSPOT NURSERY SCHOOL 4 SOLANO ST 006-0730-002
Status Service Dates
From To # Days Bill Date Total Amount Due Pay By Date
New 8/15/2025 10/15/2025 61 10/29/2025 $518.46 12/5/2025 18

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City Council Staff Report
Meeting Date: March 5, 2026
From: Christina Fernandez, Assistant City Manager
Subject: Development Impact Fees Workshop
Recommendation
Staff recommends the City Council continue the discussion on Development Impact Fees and provide staff with feedback and direction on these fees for the purpose of scheduling a public hearing at which time Council would decide whether to adopt some or all of the fees and the amount(s) thereof.

Background
The City Council is considering the adoption of a comprehensive set of Development Impact Fees (DIFs) to ensure that new development pays its share of capital improvements and affordable housing needed to support growth. Adoption of these DIFs must comply with California’s Mitigation Fee Act (AB 1600), which mandates a clear connection (“nexus”) between new development, the need for capital improvements or affordable housing, and the fees imposed.

Nexus Studies & Fee Categories:

Four nexus studies were completed to establish the legal and policy basis for fees to fund:
• Parks, Park and Recreation Facilities, Open Space and Trails • Affordable Housing (Commercial Linkage Fee)
• Transportation
• Public Facilities (e.g., Library, General Government, Police, Fire) Each study quantifies infrastructure or other needs caused by new development, allocates costs by land use, and calculates the maximum justifiable fee per unit or square foot. Nexus Studies are included in Attachment 1 following a copy of the January 15, 2026 and February 19, 2026 staff reports.

At the February 19, 2026 City Council meeting, Council had additional questions for staff (listed

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below).
• For what purpose may these funds be used? (e.g.Mission Blue kitchen, elevator, expansion,etc)
o Impact fees may only be used to fund capital improvements needed due to new development and must have a reasonable relationship to the development. While impact fees may be used for example, to expand an existing facility, such fees may be used only when new development necessitates the need for the expansion. Impact fees may not be used for general operations or services.
• To what development projects will these fees likely impact? o These impact Fees will likely impact very few projects in Brisbane. Only certain projects are at the scale that would require the imposition of development impact fees. Minor home remodels or tenant
improvements that do not increase square footage would not be subject to impact fees.
• May the Council rank the individual fees (parks, facilities, transit, housing?) o Yes,see the matrix. While the focus of staff has been the total impact fee charged per development type, the matrix provides the opportunity for Council to indicate which range a particular fee be set. • May impact fees be imposed overtime??
o Impact fees are one-time fees. Ongoing maintenance costs need to be funded in another way.
• How defensible are impact fees?
o Impact fees are very defensible when backed with the appropriate nexus studies.

Fee Setting
For purposes of scheduling a public hearing at which time Council will make a final decision as to whether to adopt any or all of the DIFs and the amount(s) thereof, staff requests feedback from Council on where to set the development impact fees per development type. The matrix in the previous packet has been modified to include a ranking of various development fees per

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development type.

It is important to acknowledge that where rates are set will impact the amount of development in Brisbane and this is inherently a policy decision for a governing body. The collected funds will accumulate over time and the Council’s ability to expend funds on capital improvements or affordable housing projects may be constrained if the accumulated funds are inadequate. It is also important to note that impact fees may serve as a baseline from which to negotiate fees in a Development Agreement.

For each development type, please indicate whether the Council’s preference is for a low, an average, or an above average fee. For instance, in looking at a range of fee amounts, if Council prefers a low transportation impact fee for single family residential developments, please assign a ‘1’ to that cell. Staff will compile this data and bring forward a recommendation based on this feedback at a subsequent City Council meeting.

City of Brisbane –
Development Impact
Fee Matrix
Development Type Transportation Parks &
Recreation
Commercial
Linkage*
Public
Facilities
Overall
Score
Notes
Single Family
Residential
X
Multifamily
Residential
X
Hotel
Industrial
R&D / Office
Commercial / Retail
*Commercial
Linkage applies to
commercial
development only.

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Legend:

Rank 1- Low Impact
Fee
Rank 2 - Average
Impact Fee
Rank 3 - High Impact
Fee
Fiscal Impact
The fiscal impact varies depending on the number and type of development projects in the pipeline and the level at which the fees are set.

Attachments

1. Impact Fee Staff Reports & associated attachments – 01/15/26 and 2/19/26

2. Revised Matrix for Council Use
City Manager Approval
Jeremy Dennis, City
Manager
02/27/2026

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Impact Fees (Continued)

CITY COUNCIL AGENDA REPORT
Meeting Date:

From:

Subject:

February 19, 2026
Christina Fernandez, Assistant City Manager
Impact Fees (continued)
Recommendation
Staff recommend the City Council continue the discussion on Development Impact Fees and provide staff with feedback and direction on these fees for the purpose of scheduling a public hearing at which time Council would decide whether to adopt some or all of the fees and the amount(s) thereof.

Background
City Council is considering the adoption of a comprehensive set of Development Impact Fees (DIFs) to ensure that new development pays its share of capital improvements and affordable housing needed to support growth. Adoption of these DIFs must comply with California’s Mitigation Fee Act (AB 1600), which mandates a clear connection (“nexus”) between new development, the need for the capital improvements or affordable housing, and the fees imposed.

Nexus Studies & Fee Categories:

Key Findings:
• Legal Compliance: Fees must be based on demonstrated need, benefit, and proportionality. They cannot be used for maintenance or correcting existing deficiencies.
1

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Impact Fees (Continued)
• Fee Structure:
o Residential (Single Family & Multifamily): Fees are calculated for Public Facilities, Parks etc. and Transportation. Affordable housing is not included. o Commercial, Hotel, Office, Industrial, R&D/Life Science, Warehouse: Each has a tailored fee structure based on impact and all DIFs will apply to these uses other than affordable housing.
o Comparative Analysis: Brisbane’s maximum justifiable fees are generally higher than those in neighboring cities, but the Council may set fees at any level up to the maximum.
• Policy Flexibility: Fee setting is a policy decision. The Council should balance setting the fees with economic competitiveness and their impact on development feasibility.

Discussion
At the January 15, 2026 City Council meeting, Council determined additional time was necessary to review the nexus studies and jurisdictional fee comparison survey. Council also directed staff to provide a matrix to help guide the Council’s discussion around fee setting. A matrix is attached for this purpose. (Attachment 2)
Additionally, as a part of this discussion, Council had the following follow-up questions:
• Why are some of the fee categories not 1:1 when comparing the fees in other cities? o Cities have various names for different development impact fees. To ensure that the city is comparing the right fees with other cities’ fees, the fees have been titled generally: for example, Public Facilities include what some other cities include as General Government, Library, Public Safety, Utilities, and Childcare.

The other categories, such as Parks, Affordable Housing and Transportation/Traffic generally track how those DIFs are characterized in other cities.
• May impact fees be charged for expansions?
o Impact fees may be applied to expansions if those improvements increase demand on the various categories for which DIFs may be imposed (e.g., significant square footage expansion). Many jurisdictions set thresholds (such as minimum square footage) to capture only substantial expansions. This aligns with the principle that fees must have a “rational nexus” to the impact of development.
• Are impact fees one-time fees?
2

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Impact Fees (Continued)
o Yes, impact fees are one-time fees collected typically at the time of issuance of a building permit, though many cities have adopted fee deferral programs and State law requires deferral of DIFs for residential developments to certificate of occupancy.
• May impact fees be deferred?
o Yes, impact fees may be deferred, either as a matter of policy (in order to encourage development) or be law. Currently, fees associated with certain residential developments are deferred until occupancy. Millbrae, Ontario, and Placer County, have deferral programs in place aligning with SB 937, which allows for impact fee deferrals for designated residential development projects.

In Millbrae, a developer can request to defer impact fee payments by entering into a formal agreement with the City. The agreement is recorded as a lien against the property, ensuring the City can collect fees even if ownership changes. The requests must be submitted at the time of the building permit application, so the agreement can be prepared before permit issuance. The City manages and tracks unpaid fees in the City’s permitting system. AB 874, introduced in January and being discussed in Committee, goes even further. It would reduce the economic impact of building affordable housing by requiring non-school local agencies to allow qualified affordable rental and ownership housing projects to repay development impact fees over up to 55 years with a low rate of interest on the remaining balance.
• Rather than use impact fees, may the City impose these fees through a development agreement?
o Yes, but few project developers request development agreements. Generally, large development projects will request a development agreement and development agreements may be used as an alternative to imposing impact fees through an ordinance. But since few development projects request or need a development agreement, the City would collect relatively few DIFs if such were limited to development agreements. One benefit of using a Development Agreement to collect funds equivalent to impact fees otherwise required by ordinance is that the use of such funds is not restricted by the Mitigation Fee Act.
• When may the City start collecting the fees?
o If an ordinance is adopted, the ordinance goes into effect 60 days after adoption. Generally, the City may collect impact fees at the time of issuance of a building permit. However, SB 937 amended California Government Code §66007 under the Mitigation Fee Act, prohibiting local agencies from requiring payment of 3

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Impact Fees (Continued)
Development Impact Fees (DIFs) for certain residential projects until the final inspection or issuance of a certificate of occupancy (or temporary certificate). • May impact fees be used for operations and maintenance? o Impact fees cannot be used for operations, maintenance, or repairs. They are restricted to funding capital improvements and affordable housing needed to serve new development.

Fiscal Impact
The fiscal impact varies dependent on the number and type of development projects in the pipeline and how the fees are set.

Attachments

1. Impact Fee Staff Report & associated attachments – 01/15/26

2. Matrix for Council use
___________________________________ ___________________________________ Christina Fernandez, Assistant City Manager Jeremy Dennis, City Manager 4

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Impact Fees

CITY COUNCIL AGENDA REPORT
Meeting Date: January 15, 2025
From: Christina Fernandez, Assistant City Manager
Subject: Development Impact Fees
Recommendation
Staff recommends the City Council receive a report on proposed Development Impact Fees and provide direction and feedback on fee setting.

Background
On September 7, 2023 and October 19, 2023, staff provided updates to the City Council concerning Development Impact Fees (DIF), including an informational report discussing the legal authority of the City to impose DIF. The report laid out the need to identify and establish the need, benefit, and proportionality of such fees in order to impose DIF. Council agreed that new development should contribute to capital improvements to mitigate the impacts of new development on the community. Council expressed concern over constraints of utilizing DIF, for example, that DIF cannot be used for routine maintenance and services.

Council directed staff to prepare several nexus studies to establish the need, benefit, and proportionality of proposed Development Impact Fees. Those studies include:

1. Development Impact Fee for Parks and Recreation

2. Development Impact Fee on commercial development for Affordable Housing

3. Development Impact Fee for Transportation

4. Development Impact Fee for Public Facilities
Council directed Staff to finish all four nexus studies and to move forward with a feasibility study, if required, to assess the impact of all DIFs on development in the City, i.e, would adopting such fees, in an amount permitted under the law, render development in the City, as a practical matter, infeasible.

A feasibility study was conducted for an affordable housing DIF (see Discussion below for more detail), but the cost of conducting additional feasibility studies for the other fees is costly and time consuming. Feasibility studies are not legally required to implement DIF, and the majority of cities do not conduct feasibility studies in setting their rates but base fees by comparing rates with other cities that share similarities including size, proximity, and economic makeup. 5

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Impact Fees
AB 1600, known as the Mitigation Fee Act, provides procedural and substantive provisions that sets forth the requirements for establishing, increasing, and imposing development impact fees. To align with these requirements, all four nexus studies established (1) need, (2) benefit, and (3) proportionality. Regarding need, a DIF must show that the new development will create a need for the item to be funded by the DIF and without the infusion of fees from new development, the community would be negatively impacted. Concerning benefit, the study must show that new development will benefit from the item to be funded by DIF. To establish proportionality, it must show that the DIF is proportional to the impact created by a particular development. Due to these requirements, there is no “one fits all” development impact fee that may be imposed and the City undertook four separate nexus studies. Different methodologies are employed to allocate costs and calculate fees. For more detail, please see Attachments 1-4.

The final nexus study, the Public Facilities Impact Fee study was finalized in October 2025, completing all four nexus studies.

Currently, the only fee that Brisbane imposes on development is the parkland dedication fee on residential development (Brisbane Municipal Code Section 16.24.020 and 16.24.030), the authority of which stems from State Law (the Quimby Act). If the residential development is for more than 50 lots and the land within the proposed subdivision will properly accommodate public recreational facilities, the subdivider must dedicate an area for such purposes on the basis of three acres for each 1000 population within the subdivision, assuming 2.35 persons per household. If the residential development is for 50 lots or fewer, the subdivider is to pay a fee based on the following formula: the number of proposed units times 2.35 persons per household, divided by 1000 times three acres times the fair market value of one acre of the subject property as determined by the planning director.

While not a DIF, developers of certain residential and commercial properties must also contribute to the City’s Public Art Fund (Brisbane Municipal Code Section 15.85.050). For commercial projects that have building development costs between $1M and $5M the developer must contribute one percent of such costs of to the public art fund. Commercial projects that have development costs above $5M must either contribute one percent of such costs or devote a comparable amount for the acquisition and installation of publicly accessible art. Residential projects with ten to 20 units must contribute one half of one percent of the building development costs to the fund. For residential projects with more than 20 units, the developer must contribute one percent of the building development costs to the fund.

Regardless of the number of units, if the development costs are above $10M, the developer must contribute one percent of the development costs or dedicate a comparable amount for the acquisition and installation of publicly available art. Low- or moderate-income housing is exempt from these provisions.

Discussion
The completed nexus studies provide a clear connection between new development and the need for development impact fees relating to housing (for commercial projects), parks, park 6

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and recreation facilities, transportation, and public facilities. They also demonstrate the maximum justifiable fee for each of the proposed impact fees. The maximum justifiable fee is data driven by quantifying infrastructure needs created by growth, estimated capital costs, allocating those costs by land uses, and translating these costs into per unit or per square footage.

The final nexus studies were finalized in late 2025, prompting City staff to engage Matrix Consulting Group (Matrix) to provide a comparative, or benchmarking, survey to help guide the City in setting the fees at the appropriate levels. While the nexus study sets the maximum justifiable fee, it does not mean that the market can absorb it. The comparison survey shows what nearby cities are charging developers and may help the City identify whether proposed fees are unusually high or low. The comparison survey assists policy makers in determining what nearby cities with similar markets are charging for their fees. Fee setting is a policy decision dependent on how competitive the City wishes to be with developers.

Comparison Surveys typically select comparable jurisdictions based on size, growth, and urban form. The following cities were selected for comparison to Brisbane:
• San Bruno
• Millbrae
• South San Francisco
• Emeryville
• Burlingame
• Daly City
Five of the six cities are located in San Mateo County, and many have similar growth patterns and urban form. For the complete comparison survey, please see Attachment 5.

For each development type, please view the Impact Fees of the six cities noted above. As the names of impact fees vary by city, Matrix identified the total impact fees charged in each city in general buckets including General Government, Housing, Library, Parks & Recreation, Childcare, Public Safety, Transportation, and Utilities. (As discussed below, the names attributable to those “buckets” do not fully correlate to names of fees proposed in Brisbane.) The nexus studies and proposed development impact fees undertaken by the City would translate into the following:

Title of Nexus Study Title of City of Brisbane
Proposed Impact Fee
Comparative Study Title
Brisbane Commercial Linkage
Fee Nexus Analysis
Affordable Housing
Development Impact Fee for
Commercial Development
Housing
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Parks and Recreation Impact
Fee Study
Parks and Recreation
Facilities Development
Impact Fee
Parks & Recreation
Brisbane Transportation
Impact Fee (TIF) Nexus Study
Transportation Development
Impact Fee
Transportation
Public Facilities Impact Fee
Study
Public Facilities Development
Impact Fee
General Government
As noted in the Background, in 2023, the City engaged ECONorthwest to prepare an updated nexus and feasibility study for the affordable housing fee for commercial development, including hotel, retail, office, life sciences, and warehouse uses. ECONorthwest’s updated feasibility analysis determined that under then-current market conditions, only warehouse development could potentially absorb an affordable housing impact fee (commercial linkage fee). The updated feasibility analysis acknowledges that development markets are cyclical and provides a toolkit for setting appropriate fee levels anticipating future market upswings.

1. Single Family Residential:

If Brisbane were to employ the same categories of fees as do other jurisdictions, i.e, General Government, Library, Parks and Recreation, Public Safety and Transportation, as proposed, the maximum DIF that the City could impose for single family residential development would be $68,138 (General Government, $31,121; Library, $7678; Parks and Recreation, $26,949; Public Safety, $4991; and Transportation, 2399. Note that staff is not recommending any affordable housing fees for single family residential development.) By comparison, Daly City’s DIF for residential development is only $29,825 (General Government, $1,150, Library, $1,050, Parks and Recreation, $22,450, Public Safety, $2,675, and Transportation, $2,500).

With the exception of Transportation, Daly City’s fees are well below the maximums set forth in the nexus studies. The black line on the chart below indicates the overall average. Of the six cities, only San Bruno and Millbrae are above average in their DIF for single family residential developments. For single family residential developments, San Bruno’s highest DIF is for Housing at $94,625 and much smaller DIFs relate to Public Safety, Utilities, Transportation, and Parks & Recreation. Millbrae’s only DIF for single family residential development is for General Government.
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2. Multifamily Residential:

If Brisbane were to employ the same categories of fees as do other jurisdictions, i.e., General Government, Library, Parks and Recreation, Public Safety and Transportation, as proposed, the maximum DIF that the City could impose for multifamily residential development would be $9,021,005 (General Government, $2,765,340; Library, $682,380; Parks and Recreation, $4,482,000; Public Safety, $660,240; and Transportation, $431,845. Note that staff is not recommending any affordable housing fees for multifamily residential development.) By comparison, Daly City’s DIF for multifamily residential development is only $2,808,000 (General Government, $82,800, Library, $75,000, Parks and Recreation, $1,616,400, Public Safety, $192,600, and Transportation, $180,000).

When compared to the surveyed cities, San Bruno and Millbrae are significantly above average whereas South San Francisco, Burlingame, and Daly City are below average. Emeryville’s fees are set at average. For multifamily residential developments, San Bruno and Millbrae are again above average in the totality of their DIF. San Bruno’s largest DIF is attributed to Housing at $6,309,000 followed by Parks and Recreation at $3,462,008. San Bruno’s other DIFs make up much smaller portions of the total fees. Millbrae is also above average in their DIF for multifamily residential with a single DIF for General Government at $10,257,482. 9

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3. Research & Development/Office:

Five of the six cities combined R&D and Office into one land use type. The only city to differentiate between the two is Emeryville. Brisbane’s total maximum justifiable fee is $13,456,050 (comprising of General Government, $357,950; Housing, $12,150,000; Parks and Recreation, $335,050; Public Safety, $92,550; and Transportation, $520,500). For Research & Development and Office, the majority of cities’ total impact fees are at or below the average.

Only South San Francisco and San Bruno’s total impact fees are above average and not by a significant amount. South San Francisco’s total impact fees are above average, of which the Transportation DIF takes up the majority of those costs at $1,757,500. San Bruno’s total impact fee is also above average with the Housing DIF making up the majority of those fees at $876,000.

4. Hotel:

As it relates to hotel developments, the comparison was made based on an average hotel size of 75,000 square feet with 120 rooms. The City’s total maximum justifiable fee is $20,688,187 (comprising of General Government, $561,240; Housing, $19,050,000; Parks and Recreation, 10

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$93,840; Public Safety, $571,080; and Transportation, $412,027). The cities of Millbrae, Daly City, and Emeryville have total impact fees below the average whereas San Bruno and Burlingame are above average. South San Francisco fees for hotels are average. The Housing DIF makes up the largest portion of San Bruno’s total impact fees at $1,314,000. Burlingame’s total impact fees are also above average and the majority of this is made up of their Transportation DIF.

5. Industrial:

For industrial developments, the total maximum justifiable fee for the City is $37,399,200 (comprising of General Government, $751,650; Housing, $34,650; Parks and Recreation, $1,005,150; Public Safety, $480,900; and Transportation, $511,500). The total impact fees for the cities of San Bruno, Emeryville, and Daly City are average whereas Millbrae and Burlingame have lower than average fees. South San Francisco is the only city with total impact fees that are above average for industrial developments. The majority of the total impact fees for South San Francisco is attributed to the Transportation DIF at $2,373,000.

6. Commercial or Retail Development:
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For commercial or retail development, the City’s maximum justifiable fee is $1,728,346 (comprising of General Government, $28,224; Housing, $1,480,500; Parks and Recreation, $15,635; Public Safety, $53,312; and Transportation, $150,675). Only the cities of San Bruno and South San Francisco have above average total impact fees. The cities of Millbrae, Emeryville, Burlingame, and Daly City have lower than average fees. Of San Bruno’s total impact fees, the largest DIF is for Utilities at $50,050. South San Francisco also has above average total impact fees, of which, transportation makes up the highest percentage at $108,255.

A comparison of the total impact fee averages per development type are listed below per city.

San Bruno Millbrae SSF Emeryville Burlingame Daly City
Single Family
Residential
Above
Average
Above
Average
Below
Average
Below
Average
Below
Average
Below
Average
Multifamily
Residential
Above
Average
Above
Average
Below
Average
Average Below
Average
Below
Average
R&D/Office Above
Average
Below
Average
Above
Average
Below
Average
Average Below
Average
Hotel Above
Average
Below
Average
Average Below
Average
Above
Average
Below
Average
Industrial Average Below
Average
Above
Average
Average Below
Average
Average
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Commercial/Retail Above
Average
Below
Average
Above
Average
Below
Average
Below
Average
Below
Average
Conclusion
The nexus study offers the legal basis for determining the highest possible fees, while the comparative study helps us understand how to set these fees and their potential impact on future development. Input from the Council is essential to determine how competitively the City wants to establish development impact fees for different land uses, ensuring that the fees align with the Council’s policy objectives. Once it is determined how the Council wishes to proceed, staff will provide a recommendation on development impact fees for each of the four DIFs per the Mitigation Fee Act. The next steps are a mandatory public hearing at a future Council meeting with a public notice 10 days prior. The resolution adopting the fee must include written findings showing the purpose of the fee, use of the fee, and the reasonable relationship between the fee and the development’s impacts. Any fee may not be imposed until at least 60 days after adoption. Additionally, there are annual reporting requirements, such as the AB 1600 Report which recently went to Council in December.

Fiscal Impact
The fiscal impact is unknown at this time and dependent on Council feedback.

Attachments

1. Brisbane Commercial Linkage Nexus Study and Feasibility Analysis

2. Brisbane Parks and Recreation Impact Fee Study

3. Brisbane Transportation Impact Fee Nexus Study

4. Brisbane Public Facilities Impact Fee Study

5. Brisbane Development Impact Fee Comparative Survey
___________________________________ ___________________________________ Christina Fernandez, Assistant City Manager Jeremy Dennis, City Manager 13

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ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Bend | Boise | econw.com 1 DATE: September 1, 2023
TO: Julia Ayres; City of Brisbane
FROM: Chris Blakney, Katherine Buck, Mackenzie Visser; ECONorthwest SUBJECT: Commercial Linkage Fee Nexus Analysis and Maximum Fee Calculations Executive Summary
ECONorthwest conducted a commercial Linkage Fee nexus study for the City of Brisbane, CA.

This study establishes the “nexus” between new commercial development and the need for affordable housing for the resulting workers. The City of Brisbane previously completed a Linkage Fee nexus study in 2015 to examine the relationship between the affordable housing need and commercial development that adds jobs for hotel, retail/restaurants/services, and office/research and development/medical office uses. This study is an update to the previous study and utilizes the same methodology, however it expands the land use categories to analyze the impacts from potential hotel, retail (including restaurants and personal services), traditional office (including medical office), life sciences and research and development, and industrial (warehouse) prototypes.

For each commercial type, we established the number of potential new workers, their estimated wages, and the resulting number of households qualifying for affordable housing based on the Department of Housing and Urban Development thresholds. These thresholds are based off the Area Median Income, calculated as $140,000 for a family of two for the area (the average household size is 2.4 people in Brisbane). Using this data, we categorized households into very low, low, moderate, and above moderate incomes.

Next, we calculated the cost of developing both rental and for-sale housing. By comparing the cost of development against the potential revenue generated by new households, we established the affordability gap across all new households by commercial development type. Finally, we used a standardized development size to calculate a maximum fee per square foot to cover the entire affordability gap. Our analysis shows that there is a nexus between new commercial development and an increased need for affordable housing. These results are shown in Exhibit 1.

Exhibit 1: Maximum Commercial Linkage Fees
Source: ECONorthwest
New Households
Requiring Affordable
Housing
Affordability Gap for All
New Worker Households
Size of
Prototype
(SF)
Maximum
Fee per SF
Hotel 58 $25,389,937 100,000 $254
Retail, Restaurants
and Personal
Services
91 $42,327,494 100,000 $423
Office and Medical
Office
101 $40,548,404 100,000 $405
Life Sciences and
R&D 70 $24,292,838 100,000 $243
Warehouse 56 $23,141,625 100,000 $231
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It is important to note that these are not the recommended fees for adoption; they are the maximum fees that Brisbane could charge to offset the increased demand for affordable housing created by new commercial development in the City.

Commercial Linkage Fee Nexus Analysis
Before a city or county may adopt a development impact fee, it must conduct a nexus study to determine the reasonable relationship between the fee’s purpose and the impact on affected development types. This commercial linkage fee nexus study establishes the “nexus” between new commercial development and the need for additional housing affordable for the resulting new workers. In this section, we determined the demand created for new housing units affordable to very low-income, low-income, and moderate-income workers as a result of new commercial development.

Define Commercial Prototypes
ECONorthwest analyzed the links between jobs and housing for five different commercial development prototypes:
▪ Hotel includes full-service hotels, limited-service hotels, motels, and other lodging. ▪ Retail, restaurants, and services includes retail stores, restaurants, and personal care spaces accommodating businesses like nail salons and drycleaners. ▪ Office, medical office includes traditional office buildings, open floor-plan offices, medical offices.
▪ Life Sciences, Research and Development (R&D) includes specialized spaces for highly advanced manufacturing and research, and spaces for laboratories and office for tenants involved in the study and development of scientific discoveries. ▪ Warehousing is a secondary type of industrial building generally used for storage and/or distribution.

These prototypes represent major types of new commercial buildings recently constructed or proposed in the area. For illustrative purposes, each prototype was assumed to be 100,000 square feet. Building characteristics of each prototype, based on recent development projects, are shown below.

Exhibit 2: Commercial Prototypes
Source: ECONorthwest, CoStar, City of Brisbane
Hotel Retail Office Life
Sciences
Warehouse
Gross Building Area 100,000 100,000 100,000 100,000 100,000 Podium Parking Area 66,500 150,150 150,150 150,150 150,150 Gross Building Area
Including Podium Parking
166,500 250,150 250,150 250,150 250,150
Efficiency 100% 95% 85% 85% 95%
Net Leasable Area 100,000 95,000 85,000 85,000 95,000
Hotel Rooms 133 0 0 0 0
Parking Spaces (Podium) 133 300 300 300 300
Floor Area Ratio 3.2 3.2 3.2 3.2 3.2
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Land Area (Acres) 0.7 0.7 0.7 0.7 0.7
Land Area (SF) 31,250 31,250 31,250 31,250 31,250
Estimate of New Workers by Prototype
For each building protype, we defined an average employment density based on the previous 2015 Brisbane linkage fee nexus study as well as a review of other recently completed linkage fee nexus studies in the Bay Area.1 Exhibit 3 shows the average employment density and total workers for each prototype, based on an assumed prototype size of 100,000 square feet.

Exhibit 3: Employment Density by Prototype
Source: ECONorthwest, Vernazza Wolfe Associates, Inc., Strategic Economics 2015 Commercial Prototype Prototype Size (sf) Average Density Number of Workers in Prototype
Hotel 100,000 SF 1,000 SF per worker 100 workers
Retail, Restaurant, Services 100,000 SF 667 SF per worker 150 workers Office, Medical Office 100,000 SF 333 SF per worker 300 workers Life Sciences, R&D 100,000 SF 333 SF per worker 300 workers Warehouse 100,000 SF 1,000 SF per worker 100 workers
Number of Worker Households by Prototype
We then calculated the number of worker households by dividing the number of workers for each prototype by the average number of wage-earners per household in Brisbane. According to U.S. Census American Community Survey (ACS) data, there is an average of 1.65 workers per household in Brisbane as of 2021.

Exhibit 4: Number of Worker Households by Prototype
Source: ACS 5-Year Data Tables, 2017-2021
Commercial Prototype Number of New
Workers
Workers per Household Number of New
Households
Hotel 100 workers 1.65 61 households
Retail, Restaurant,
Services
150 workers 1.65 91 households
Office, Medical Office 300 workers 1.65 182 households
Life Sciences, R&D 300 workers 1.65 182 households
Warehouse 100 workers 1.65 61 households
Calculate Wages of New Workers
To calculate employee wages, ECONorthwest first established a list of industries associated with each prototype using industry data from the Quarterly Census of Employment and Wages (QCEW). The industries (by NAICS code) associated with each prototype are shown in Exhibit 17 through Exhibit 20 in the appendix.

Next, we used U.S. Bureau of Labor Statistics (BLS) data to identify occupations associated with each industry. Because the national level BLS data is the most detailed available, we calibrated the national BLS occupational matrix to match the County’s employment distribution. First, using the BLS National Occupational Matrix, we recorded each occupation’s share of each 1 Other reviewed nexus fee studies include Santa Rosa (2019), San Bruno (2015), San Jose (2020), San Mateo County (2015), and Culver City (2020).
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individual industry associated with each prototype. We then added these shares together by occupation to get each occupation’s total share of industries in each of the five prototypes. We then multiplied these occupational by the share of San Mateo employees in each industry by prototype to get the distribution of San Mateo occupations for each of the five prototypes, which is shown in Exhibits 17-21 of the Appendix.

We used average wage data for each occupation from the San Francisco-Redwood City-San Mateo Metro Division, the smallest geographic level at which wage data are available, provided by the California Employment Development Department. By weighting this data with the distribution of workers by occupation we calculated an average wage for each prototype, shown in Exhibit 5 below.

Exhibit 5: Average Annual Wage by Prototype
Source: ECONorthwest; Quarterly Census of Employment and Wages (QCEW), December 2022; California Employment Development Department; U.S. Bureau of Labor Statistics Commercial Prototype Weighted Annual Wage
Hotel $56,123
Retail, Restaurant, Services $48,624
Traditional Office, Medical Office $101,396
Life Sciences, R&D $121,813
Warehouse $67,028
The complete occupational mix and wage estimates for each prototype are located in the Appendix.

Calculate Household Incomes of New Workers
We then estimated household incomes for each prototype based on the employee wages calculated above, assuming the income of a second wage earner would be similar to the wage of the first. To calculate household incomes from the wage data calculated above, we multiplied the average worker wages by the number of wage-earners per household (1.65 workers per ACS data).2 This methodology for calculating household income aligns with the previous Brisbane Nexus Fee Study from 2015, as well as other nexus studies conducted in the Bay Area.

Next, we used income thresholds established by the California Housing and Community Development Department (HCD) to determine thresholds for very low, low, moderate, and above moderate incomes. According to ACS data, the average household size in the City of Brisbane is 2.4 members; we have used the HCD income thresholds based on a household size of two members. Exhibit 6 shows the income limits by income category, based on San Mateo County’s area median income.

Exhibit 6: Household Income Categories
Source: California Department of Housing and Community Development, 2023 Commercial Prototype Weighted Annual Wage
Very Low Income (< 50% AMI) $74,600
Low Income (51-80% AMI) $119,300
Moderate Income (81%-120% AMI) $168,000
2 We attempted to use Census Public Use Microdata Samples (PUMS) to determine the median household income for groups with occupations within the industries of interest but the 6-digit SOC code along with the size of the desired region made the estimates unreliable and unavailable.
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Above Moderate Income (>120% AMI) > $168,000
We then sorted the new worker households into the income categories above. As shown in Exhibit 7, the majority of new households associated with the hotel prototype are in the very low- and low-income categories (41% and 45%, respectively). The majority of new households associated with the retail, restaurants, and services prototype are in the very low-income category (77%). For the office and medical office prototype, roughly 36% of new households are in the low-income category, and roughly 44% are above moderate income. For life sciences, the majority of new households are in the above moderate-income category, with 19% of new households in the low-income category and 16% in the moderate-income category. Finally, roughly 75% of new households associated with the warehouse prototype are in the low-income category.

Exhibit 7: Number of Worker Households by Income
Source: ECONorthwest
Prototype Number of Employee Households
Hotel
Very Low Income (< 50% AMI) 26
Low Income (51-80% AMI) 27
Moderate Income (81%-120% AMI) 5
Above Moderate Income (>120% AMI) 3
Total: 61 households
Retail, Restaurants, and Services
Very Low Income (< 50% AMI) 70
Low Income (51-80% AMI) 16
Moderate Income (81%-120% AMI) 5
Above Moderate Income (>120% AMI) 0
Total: 91 households
Office, Medical Office
Very Low Income (< 50% AMI) 17
Low Income (51-80% AMI) 66
Moderate Income (81%-120% AMI) 18
Above Moderate Income (>120% AMI) 81
Total: 182 households
Life Sciences and R&D
Very Low Income (< 50% AMI) 5
Low Income (51-80% AMI) 35
Moderate Income (81%-120% AMI) 30
Above Moderate Income (>120% AMI) 112
Total: 182 households
Warehouse
Very Low Income (< 50% AMI) 5
Low Income (51-80% AMI) 46
Moderate Income (81%-120% AMI) 5
Above Moderate Income (>120% AMI) 5
Total: 182 households
We removed the above moderate-income households from the following steps of this analysis, as these households would likely be able to afford market-rate housing in the area. 18

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Housing Affordability Gap
The housing affordability gap is calculated as the difference between what each income threshold can afford to pay for housing and the development cost of that housing unit. To calculate the affordability gap, ECONorthwest used the following methodology:

1. Estimated affordable rents and sales prices, using Department of Housing and Urban Development (HUD) established income thresholds.3

2. Estimated housing development costs, using pro forma analysis and current cost and market data.

3. Calculated the housing affordability gap, based on the difference between the values established in Steps 1 and 2.

Estimate Affordable Rents and Sales Prices
First, ECONorthwest calculated the maximum amount that households at each income level (very low, low, and moderate incomes) can afford to pay for housing. Above, these income thresholds were defined as a range, with very low-income households earning less than 50% AMI, low-income households earning between 51% and 80% of the AMI, and moderate-income households earning between 81% and 120% of the AMI. To calculate affordable housing costs, we have used a midpoint value in these ranges for the low and moderate incomes, defined as 70% and 90% of the AMI for renters, respectively. Homeowners were assumed to be moderate income households with slightly higher incomes than renters and are defined as earning 110% of the AMI.

To calculate affordable rental and sales prices for each income group, we used the following assumptions:
▪ Affordable housing costs: Affordable housing costs were defined as 30% of gross monthly income for renters, and 35% of gross monthly income for homeowners. ▪ Utilities: Utility allowances were calculated by the U.S. Department of Housing and Urban Development (HUD) for San Mateo County for 2023. Housing units were assumed to be powered by natural gas, and both renters and owners were assumed to pay heating, cooking, water heating, and other electric costs. Owners were also assumed to pay water and trash collection.
▪ Unit types: For this analysis, rental housing was assumed to include studios, one-, two-, and three-bedroom units. Ownership housing was assumed to one-, two-, and threebedroom units. In addition, ownership housing was assumed to be condominiums, as these types of units are typically significantly lower priced than single family homes in the area. In general, the unit size for each household was assumed to be one less bedroom than household bedrooms (for example, a three-person household would require a twobedroom unit). ▪ Homeownership costs: For ownership housing, affordable home sales prices were calculated based on what a household at 110% of the AMI could afford to pay on a mortgage. These calculations assumed a 7% mortgage interest rate for a 30-year loan 3 HUD provides data at the county or metropolitan statistical area (MSA) level; San Mateo County is included in the San Francisco MSA.
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(based on recent 2023 mortgage interest rates) after a 5% down payment on the home. In addition, these calculations assumed a monthly $300 homeowner association fee, as well as property taxes and homeowner insurance costs.

Affordable rents were calculated as affordable renter housing costs less utility allowances (full calculations are located in the Appendix). Below, affordable rents are shown in Exhibit 8 by unit size, defined by the number of household members.

Exhibit 8: Affordable Rent Prices, San Mateo County
Source: ECONorthwest, Department of Housing and Urban Development (2023), San Mateo County Department of Housing (2023)
Affordable Rents Studio (1 Person
HH)
1 Bedroom (2
Person HH)
2 Bedroom (3
Person HH)
3 Bedroom (4-5
Person HH)
Very Low Income
(50% AMI)
$1,510 $1,721 $1,907 $2,162
Low Income
(70% AMI)
$2,161 $2,464 $2,744 $3,128
Moderate Income
(90% AMI)
$2,820 $3,237 $3,635 $4,184
Affordable home sales prices were calculated as affordable homeowner housing costs less utility allowances, homeowner association fees, and property taxes and insurance. Below, affordable home prices are shown in Exhibit 9 by unit size, defined by number of household members.

Exhibit 9: Affordable Home Sales Prices, San Mateo County Source: ECONorthwest, Department of Housing and Urban Development (2023), San Mateo County Department of Housing (2023)
Affordable Sales Price 1 Bedroom (1-2 Person
HH)
2 Bedroom (3 Person
HH)
3 Bedroom (4-5 Person
HH)
Moderate Income
(110% AMI)
$538,873 $653,157 $755,357
Full calculations for affordable housing costs are located in Exhibit 28 in the Appendix.

Estimate Housing Development Costs
Next, ECONorthwest calculated the cost per unit of developing housing in the Brisbane area for both rental and ownership products. To do so, we used a pro forma analysis to analyze the cost of building a rental multifamily apartment prototype and a for-sale condominium multifamily prototype, each with 100 units. This pro forma analysis considered land acquisition costs, hard costs, soft costs (including permitting fees, contingencies, and a condominium wrap insurance policy), and developer fees. Below, prototype and cost assumptions are shown in Exhibit 10. 20

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Exhibit 10: Affordable Housing Pro Forma Development Assumptions and Cost Data Source: ECONorthwest, CoStar
Rental Housing For-Sale Housing
Land area (acres) 2.6 3.6
Gross building area 139,706 189,155
Residential area 74,500 97,500
Number of units 100 100
Parking type Structured Structured
Floor Area Ratio (FAR) 0.79 0.74
Density (units per acre) 39 28
Average unit size 745 975
Land cost per square foot of land $100 $100
Land cost per residential square foot $149 $160
Hard cost per gross square foot $245 $244
Hard costs per residential square foot $459 $474
Soft costs as a share of hard costs
(includes developer fees and contingency)
32% 32%
Soft costs per residential square foot $148 $153
Total costs per gross square foot $404 $406
Total costs per residential square foot $757 $787
Cost Estimates by Unit Size
Next, we used the cost per square foot estimates calculated above in Exhibit 10 to determine average cost per unit for different unit sizes. For both rental and ownership products, average unit sizes were derived via market research of existing products in the Brisbane area and San Mateo County.

Exhibit 11: Rental Housing Unit Sizes and Development Costs Source: ECONorthwest, CoStar
Unit Type Estimated Cost per Net SF Unit Size (net SF) Development Costs Studio $757 500 $378,369
1-Bedroom $757 700 $529,716
2-Bedroom $757 1,000 $756,737
3-Bedroom $757 1,200 $908,085
Exhibit 12 shows the average unit areas by unit size and the associated development costs for for-sale units, based on the cost per square foot estimates calculated in Exhibit 10.

Exhibit 12: For Sale Housing Unit Sizes and Development Costs Source: ECONorthwest, CoStar
Unit Type Estimated Cost per Net SF Unit Size (net SF) Development Costs 1-Bedroom $787 700 $550,892
2-Bedroom $787 1,000 $786,989
3-Bedroom $787 1,200 $944,387
Calculate the Housing Affordability Gap
Finally, we calculated the housing affordability gap, or the difference between affordable revenues and the cost of developing units. This gap is determined as the fee amount that would be necessary to make developing affordable housing feasible, assuming no other housing subsidies.
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Exhibit 13 shows the affordability gap calculation for rental units. For rental units, the affordability gap is defined as the difference between the per-unit cost of development established in Exhibit 11 and the supportable debt per unit. The supportable debt is calculated based on the net operating income per unit (annual income less vacancy expenses and operating expenses) based on each income threshold’s affordable rent, calculated in Exhibit 8. 4 The
supportable debt is then subtracted from each unit’s development costs to establish the affordability gap for each unit type; finally, these values are averaged to calculate an average affordability gap by affordability threshold.

Exhibit 13: Housing Affordability Gap for Rental Housing Source: ECONorthwest, Department of Housing and Urban Development Income
Level and
Unit Type
Unit
Size
(SF)
Maximum
Monthly
Rent
Net
Operating
Income
Available
for Debt
Service5
Supportable Debt6Development CostsAffordability
Gap
Very Low Income (50% AMI)
Studio 500 $1,510 $18,123 $10,149 $125,938 $378,369 $252,431 1-
Bedroom
700 $1,721 $20,649 $11,563 $143,491 $529,716 $386,225
2-
Bedroom
1,000 $1,907 $22,887 $12,817 $159,043 $756,737 $597,694 3-
Bedroom
1,200 $2,162 $25,940 $14,526 $180,255 $908,085 $727,830 Average Affordability Gap: $491,045
Low Income (70% AMI)
Studio 500 $2,161 $25,929 $14,520 $180,182 $378,369 $198,186 1-
Bedroom
700 $2,464 $29,571 $16,560 $205,491 $529,716 $324,225
2-
Bedroom
1,000 $2,744 $32,925 $18,438 $228,798 $756,737 $527,939 3-
Bedroom
1,200 $3,128 $37,535 $21,019 $260,830 $908,085 $647,255 Average Affordability Gap: $424,404
Moderate Income (90% AMI)
Studio 500 $2,820 $33,843 $18,952 $235,177 $378,369 $143,192 1-
Bedroom
700 $3,237 $38,841 $21,751 $269,909 $529,716 $259,808
2-
Bedroom
1,000 $3,635 $43,623 $24,429 $303,139 $756,737 $453,598 3-
Bedroom
1,200 $4,184 $50,210 $28,117 $348,909 $908,085 $559,176 Average Affordability Gap: $353,943
Exhibit 14 shows the affordability gap for for-sale units. For for-sale units, the affordability gap is calculated as the difference between the per-unit cost of development (established in Exhibit 4 Vacancy expense is assumed to be 5% of rents, and operating expenses are assumed to be 25% of rents. 5 Uses a debt service coverage ratio of 1.25.
6 Assumes an interest rate of 7% for a 30-year loan.
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12) and the sale price affordable to moderate incomes (shown in Exhibit 9). As with rental housing, the affordability gaps for each bedroom size were averaged to calculate an average affordability gap for for-sale housing affordable at 110% of the AMI.

Exhibit 14: Housing Affordability Calculation for For-Sale Condominium Housing Source: ECONorthwest, Department of Housing and Urban Development Income Level and Unit Type Unit Size (SF) Affordable Sales Price
Development
Costs
Affordability Gap
Moderate Income (110% AMI)
1-Bedroom 700 $538,873 $550,892 $12,019
2-Bedroom 1,000 $653,157 $786,989 $133,832
3-Bedroom 1,200 $755,357 $944,387 $189,030
Average Affordability Gap: $111,627
Finally, we summarized these results and averaged the affordability gap across renter and owner households, shown in Exhibit 15 below. As very low-income and low-income households are unlikely to be able to purchase a home, the affordability gap for these income thresholds is equal to the average gap for rental units.

Exhibit 15: Average Housing Affordability Gap by Income Group Source: ECONorthwest
Income Level Rental
Gap
Ownership Gap Average Affordability Gap
Very Low Income (50% AMI) $491,045 N/A $491,045
Low Income (70% AMI) $424,402 N/A $424,402
Moderate Income (90%-110% AMI) $353,943 $111,627 $232,785 23

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Maximum Linkage Fees
Using the number of new households in each income category associated with each prototype (calculated in Exhibit 7) and the affordability gaps calculated in Exhibit 15, we calculated the total affordability gap for new worker households for each prototype. By dividing the total gap by the area (in square feet) for each commercial prototype, we established the maximum linkage fee per square foot, shown in Exhibit 16 below. It is important to note that these are not the recommended fees for adoption; they are the maximum fees that Brisbane could charge to offset the increased demand for affordable housing created by new commercial development in the City.

The maximum fees are high, largely because of the extremely high cost of developing housing in the San Francisco Bay Area and San Mateo County generally. In addition, the maximum fees have increased since the 2015 nexus study, likely due to the increasing gap between housing development costs, market rate housing costs, and wages (particularly for lower income workers) over this time period.

Exhibit 16: Maximum Commercial Linkage Fees
Source: ECONorthwest
New Households
Requiring Affordable
Housing
Affordability Gap for All
New Worker Households
Size of
Prototype
(SF)
Maximum
Fee per SF
Hotel 58 $25,389,937 100,000 $254
Retail, Restaurants
and Personal
Services
91 $42,327,494 100,000 $423
Office and Medical
Office
101 $40,548,404 100,000 $405
Life Sciences, R&D 70 $24,292,838 100,000 $243
Warehouse 56 $23,141,625 100,000 $231
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Appendix
Exhibit 17: Definition of Industries for Hotel Prototype Source: Quarterly Census of Employment and Wages (QCEW), December 2022 NAICS
Code
Description Percent Total Workers in
Prototype
721 Accommodations 100.0%
Total: 100.0%
Exhibit 18: Definition of Industries for Retail, Restaurants and Services Prototype Source: Quarterly Census of Employment and Wages (QCEW), December 2022 NAICS
Code
Description Percent Total Workers in
Prototype
7225 Restaurants and other eating places 39.0%
4451 Grocery and convenience retailers 10.7%
4552 Warehouse clubs, supercenters, and other
general merchandise retailers

5.1%
8111 Automotive repair and maintenance 4.8%
4561 Health and personal care retailers 3.8%
4441 Building material and supplies dealers 3.7%
4411 Automobile dealers 3.6%
8121 Personal care services 2.7%
4551 Department stores 2.5%
8129 Other personal services 2.5%
4581 Clothing and clothing accessories retailers 2.3%
4591 Sporting goods, hobby, and musical instrument
retailers

2.1%
4492 Electronics and appliance retailers 1.7%
5321 Automotive equipment rental and leasing 1.6%
4491 Furniture and home furnishings retailers 1.6%
4599 Other miscellaneous retailers 1.3%
4237 Hardware, and plumbing and heating
equipment and supplies merchant wholesalers

1.2%
8123 Dry cleaning and laundry services 1.1%
4594 Office supplies, stationery, and gift retailers 0.9% 4413 Automotive parts, accessories, and tire retailers 0.8% 4452 Specialty food retailers 0.8%
4595 Used merchandise retailers 0.8%
4231 Motor vehicle and motor vehicle parts and
supplies merchant wholesalers

0.8%
8122 Death care services 0.8%
7224 Drinking places (alcoholic beverages) 0.7%
4453 Beer, wine, and liquor retailers 0.5%
4582 Shoe retailers 0.5%
4583 Jewelry, luggage, and leather goods retailers 0.4% 4233 Lumber and other construction materials
merchant wholesalers

0.4%
4592 Book retailers and news dealers 0.3%
8113 Commercial and industrial machinery and
equipment (except automotive and electronic)
repair and maintenance

0.2%
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8112 Electronic and precision equipment repair and
maintenance

0.2%
4442 Lawn and garden equipment and supplies
retailers

0.2%
8114 Personal and household goods repair and
maintenance

0.2%
4593 Florists 0.2%
4412 Other motor vehicle dealers 0.1%
7225 Restaurants and other eating places 0.0%
8122 Death care services 0.0%
4571 Gasoline stations 0.0%
5322 Consumer goods rental 0.0%
5323 General rental centers 0.0%
5324 Commercial and industrial machinery and
equipment rental and leasing

0.0%
5615 Travel arrangement and reservation services 0.0%
Total: 100.0%
Exhibit 19: Definition of Industries for Traditional Office and Medical Office Prototype Source: Quarterly Census of Employment and Wages (QCEW), December 2022 NAICS
Code
Description Percent Total Workers
in Prototype
5417 Scientific research and development services 19.1% 5415 Computer systems design and related services 10.1% 5132 Software publishers 8.5%
5613 Employment services 5.1%
5617 Services to buildings and dwellings 4.5%
5239 Other financial investment activities 3.9%
5511 Management of companies and enterprises 3.6%
5182 Computing infrastructure providers, data processing, web hosting, and related services

3.6%
6214 Outpatient care centers 3.2%
5416 Management, scientific, and technical consulting services 2.9% 7223 Special food services 2.6%
5412 Accounting, tax preparation, bookkeeping, and payroll services

2.5%
5222 Nondepository credit intermediation 2.4%
6215 Medical and diagnostic laboratories 2.1%
5616 Investigation and security services 2.1%
6211 Offices of physicians 2.0%
5413 Architectural, engineering, and related services 2.0% 6212 Offices of dentists 1.8%
5411 Legal services 1.8%
3345 Navigational, measuring, electromedical, and control instruments manufacturing

1.5%
5313 Activities related to real estate 1.5%
5242 Agencies, brokerages, and other insurance related
activities

1.4%
5221 Depository credit intermediation 1.3%
5419 Other professional, scientific, and technical services 1.2% 26

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5611 Office administrative services 1.1%
6213 Offices of other health practitioners 1.0%
3391 Medical equipment and supplies manufacturing 0.9%
5121 Motion picture and video industries 0.8%
5312 Offices of real estate agents and brokers 0.6%
5223 Activities related to credit intermediation 0.6%
5231 Securities and commodity contracts intermediation and brokerage

0.6%
3353 Electrical equipment manufacturing 0.4%
5171 Wired and wireless telecommunications (except satellite) 0.4% 5418 Advertising, public relations, and related services 0.4% 5131 Newspaper, periodical, book, and directory publishers 0.4% 5619 Other support services 0.3%
5614 Business support services 0.3%
3344 Semiconductor and other electronic component
manufacturing

0.3%
5414 Specialized design services 0.3%
5241 Insurance carriers 0.2%
5611 Office administrative services 0.2%
5241 Insurance carriers 0.2%
5161 Radio and television broadcasting stations 0.1%
5259 Other investment pools and funds 0.1%
3342 Communications equipment manufacturing 0.1%
5331 Lessors of nonfinancial intangible assets (except
copyrighted works)

0.0%
6211 Offices of physicians 0.0%
5122 Sound recording industries 0.0%
5416 Management, scientific, and technical consulting services 0.0% 5413 Architectural, engineering, and related services 0.0% Total: 100.0%
Exhibit 20: Definition of Industries for Life Sciences Prototype Source: Quarterly Census of Employment and Wages (QCEW), December 2022 NAICS
Code
Industry % Employees
5417 NAICS 5417 Scientific research and development services 62.7% 5511 NAICS 5511 Management of companies and enterprises 11.9% 5416 NAICS 5416 Management, scientific, and technical consulting services 9.5% 6215 NAICS 6215 Medical and diagnostic laboratories 6.9% 3345 NAICS 3345 Navigational, measuring, electromedical, and control instruments manufacturing

5.0%
5419 NAICS 5419 Other professional, scientific, and technical services 3.9% Total: 100%
Exhibit 21: Definition of Industries for Warehouse Prototype Source: Quarterly Census of Employment and Wages (QCEW), December 2022 NAICS Code Industry % Employees
4930 Warehousing and Storage 24%
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4885 Truck Transportation 29%
4840 Freight and Transportation Arrangements 47%
Total: 100%
Exhibit 22: Wages and Distribution of Occupations, Hotel Prototype Source: ECONorthwest; Quarterly Census of Employment and Wages (QCEW), December 2022; California Employment Development Department; U.S. Bureau of Labor Statistics SOC
Code
Occupational Title % of Total
Hotel
Workers
Average
Annual
Wage
11-0000 Management Occupations
11-9081 Lodging Managers 2.50% $92,618
11-1021 General and Operations Managers 1.98% $166,029
11-9051 Food Service Managers 0.42% $74,812
11-2022 Sales Managers 0.52% $188,903
11-3031 Financial Managers 0.31% $202,480
11-9199 Managers, All Other 0.21% $195,920
11-3121 Human Resources Managers 0.10% $187,456
11-9141 Property, Real Estate, and Community Association Managers 0.10% $87,619 11-2021 Marketing Managers 0.10% $208,880
Weighted Average Annual Wage 6.25% $135,073
13-0000 Business and Financial Operations Occupations 0.00% 13-1121 Meeting, Convention, and Event Planners 0.42% $84,051 13-2011 Accountants and Auditors 0.63% $112,447
13-1071 Human Resources Specialists 0.42% $103,287
13-1199 Business Operations Specialists, All Other 0.21% $101,412 13-1020 Buyers and Purchasing Agents 0.10% $90,147
13-1161 Market Research Analysts and Marketing Specialists 0.21% $116,548 Weighted Average Annual Wage 1.98% $102,637
15-0000 Computer and Mathematical Occupations
15-1232 Computer User Support Specialists 0.10% $78,794 Weighted Average Annual Wage 0.10% $78,794
25-0000 Education, Training, and Library Occupations
25-3021 Self-Enrichment Teachers 0.10% $62,154
Weighted Average Annual Wage 0.10% $62,154
27-0000 Arts, Design, Entertainment, Sports, and Media
Occupations
27-2022 Coaches and Scouts 0.10% $65,840
27-3031 Public Relations Specialists 0.10% $92,207
Weighted Average Annual Wage 0.21% $79,024
31-0000 Healthcare Support Occupations
31-9011 Massage Therapists 0.31% $64,730
Weighted Average Annual Wage 0.31%
33-0000 Protective Service Occupations 0.00% $76,120
33-9032 Security Guards 1.98% $47,017
28

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Weighted Average Annual Wage 1.98% $47,017
35-0000 Food Preparation and Serving Related Occupations 35-1011 Chefs and Head Cooks 0.73% $69,525
35-1012 First-Line Supervisors of Food Preparation and Serving Workers

1.25% $57,630
35-2021 Food Preparation Workers 0.63% $42,583
35-3011 Bartenders 1.88% $43,847
35-3031 Waiters and Waitresses 5.10% $40,380
35-9011 Dining Room and Cafeteria Attendants and Bartender Helpers

2.08% $39,957
35-9021 Dishwashers 0.94% $39,368
35-2014 Cooks, Restaurant 3.13% $44,409
35-3041 Food Servers, Nonrestaurant 0.94% $47,984
35-9031 Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop 0.83% $38,674 35-3023 Fast Food and Counter Workers 0.83% $39,414
35-2012 Cooks, Institution and Cafeteria 0.21% $51,210
35-2015 Cooks, Short Order 0.10% $41,048
35-9099 Food Preparation and Serving Related Workers, All Other 0.21% $40,878 35-2019 Cooks, All Other 0.10% $44,546
Weighted Average Annual Wage 18.96% $44,031
37-0000 Building and Grounds Cleaning and Maintenance
Occupations
37-1011 First-Line Supervisors of Housekeeping and Janitorial Workers

2.19% $64,872
37-2012 Maids and Housekeeping Cleaners 23.65% $47,256
37-3011 Landscaping and Groundskeeping Workers 1.04% $51,682 37-2011 Janitors and Cleaners, Except Maids and Housekeeping Cleaners

2.40% $44,898
37-1012 First-Line Supervisors of Landscaping, Lawn Service, and Groundskeeping Workers Weighted Average Annual Wage 29.38% $48,624
39-0000 Personal Care and Service Occupations
39-1022 First-Line Supervisors of Personal Service Workers 0.10% $55,446 39-3091 Amusement and Recreation Attendants 0.73% $38,406 39-5092 Manicurists and Pedicurists 0.10% $40,101
39-5094 Skincare Specialists 0.10% $50,112
39-6011 Baggage Porters and Bellhops 0.73% $42,306
39-6012 Concierges 0.42% $47,678
39-9032 Recreation Workers 0.63% $42,387
39-9041 Residential Advisors 0.10% $49,351
39-3011 Gambling Dealers 1.98% $44,851
39-1013 First-Line Supervisors of Gambling Services Workers 0.52% $71,963 39-9099 Personal Care and Service Workers, All Other 0.10% $41,072 39-3093 Locker Room, Coatroom, and Dressing Room Attendants 0.10% $45,255 39-3031 Ushers, Lobby Attendants, and Ticket Takers 0.10% $41,187 39-7010 Tour and Travel Guides 0.10% $47,832
Weighted Average Annual Wage 5.83% $46,292
41-0000 Sales and Related Occupations
41-1011 First-Line Supervisors of Retail Sales Workers 0.10% $57,904 41-1012 First-Line Supervisors of Non-Retail Sales Workers 0.10% $105,977 29

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41-2011 Cashiers 0.63% $38,957
41-2021 Counter and Rental Clerks 0.10% $44,954
41-2031 Retail Salespersons 0.31% $43,043
41-3091 Sales Representatives of Services, Except Advertising, Insurance, Financial Services, and Travel
Weighted Average Annual Wage 2.50% $77,235
43-0000 Office and Administrative Support Occupations
43-1011 First-Line Supervisors of Office and Administrative Support Workers

2.40% $83,476
43-3051 Payroll and Timekeeping Clerks 0.10% $70,817
43-4051 Customer Service Representatives 0.31% $53,875
43-4171 Receptionists and Information Clerks 0.31% $46,410 43-4181 Reservation and Transportation Ticket Agents and Travel Clerks

0.31% $50,737
43-6011 Executive Secretaries and Executive Administrative Assistants

0.10% $94,596
43-4081 Hotel, Motel, and Resort Desk Clerks 15.63% $42,405 43-3031 Bookkeeping, Accounting, and Auditing Clerks 1.35% $61,925 43-9061 Office Clerks, General 0.73% $51,810
43-6014 Secretaries and Administrative Assistants, Except Legal, Medical, and Executive 43-2011 Switchboard Operators, Including Answering Service 0.10% $54,000 43-5071 Shipping, Receiving, and Inventory Clerks 0.10% $49,292 43-5032 Dispatchers, Except Police, Fire, and Ambulance 0.10% $46,736 Weighted Average Annual Wage 21.98% $49,570
45-0000 Farming, Fishing, and Forestry Occupations
45-2093 Farmworkers, Farm, Ranch, and Aquacultural Animals 0.10% $45,335 Weighted Average Annual Wage 0.10% $45,335
47-0000 Construction and Extraction Occupations
47-1011 First-Line Supervisors of Construction Trades and Extraction Workers

0.00% $108,978
47-2031 Carpenters 0.10% $81,183
47-2141 Painters, Construction and Maintenance 0.10% $65,145 Weighted Average Annual Wage 0.21% $73,164
49-0000 Installation, Maintenance, and Repair Occupations 49-9071 Maintenance and Repair Workers, General 6.56% $61,607 49-1011 First-Line Supervisors of Mechanics, Installers, and Repairers

0.63% $94,340
49-9091 Coin, Vending, and Amusement Machine Servicers and Repairers

0.10%
49-9021 Heating, Air Conditioning, and Refrigeration Mechanics and Installers

0.10% $76,939
Weighted Average Annual Wage 7.40% $63,721
51-0000 Production Occupations
51-3011 Bakers 0.10% $43,019
51-6011 Laundry and Dry-Cleaning Workers 1.98% $43,923
51-8021 Stationary Engineers and Boiler Operators 0.10% $107,182 Weighted Average Annual Wage 2.19% $46,892
30

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53-0000 Transportation and Material Moving Occupations
53-6021 Parking Attendants 0.31% $41,730
53-7062 Laborers and Freight, Stock, and Material Movers, Hand 0.10% $46,694 53-7065 Stockers and Order Fillers 0.10% $44,304
Weighted Average Annual Wage 0.52% $43,238
Total 100% $56,123
Exhibit 23: Wages and Distribution of Occupations, Office Prototype Source: ECONorthwest; Quarterly Census of Employment and Wages (QCEW), December 2022; California Employment Development Department; U.S. Bureau of Labor Statistics SOC Code Occupational Title % of Total
Office/ R&D/
Medical Office
Workers
Average
Annual
Wage
11-0000 Management Occupations $182,794
11-1011 Chief Executives 0.35% $277,159
11-1021 General and Operations Managers 4.04% $166,029
11-2021 Marketing Managers 0.65% $208,880
11-2022 Sales Managers 0.53% $188,903
11-3021 Computer and Information Systems Managers 1.24% $222,368 11-3031 Financial Managers 1.11% $202,480
11-9041 Architectural and Engineering Managers 1.26% $211,825 11-9199 Managers, All Other 1.37% $195,920
Weighted Average Annual Wage 10.55% $193,345
13-0000 Business and Financial Operations Occupations
13-1071 Human Resources Specialists 1.41% $103,287
13-1111 Management Analysts 0.94% $133,161
13-1151 Training and Development Specialists 0.40% $93,874 13-1161 Market Research Analysts and Marketing Specialists 1.04% $116,548 13-2011 Accountants and Auditors 1.42% $112,447
13-2052 Personal Financial Advisors 0.07% $171,889
13-2072 Loan Officers 1.30% $105,910
13-1199 Business Operations Specialists, All Other 1.87% $101,412 13-2051 Financial and Investment Analysts 0.45% $129,565 Weighted Average Annual Wage 8.90% $110,894
15-0000 Computer and Mathematical Occupations
15-1211 Computer Systems Analysts 1.11% $138,386
15-1231 Computer Network Support Specialists 0.14% $90,574 15-1232 Computer User Support Specialists 0.76% $78,794 15-1241 Computer Network Architects 0.42% $161,662
15-1244 Network and Computer Systems Administrators 0.67% $121,277 15-1251 Computer Programmers 0.82% $132,360
15-1252 Software Developers 3.80% $168,107
Weighted Average Annual Wage 7.72% $145,419
17-0000 Architecture and Engineering Occupations
17-2011 Aerospace Engineers 0.43% $156,296
17-2051 Civil Engineers 1.40% $118,596
17-2061 Computer Hardware Engineers 1.04% $194,282
17-2071 Electrical Engineers 1.07% $141,791
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17-2112 Industrial Engineers 0.73% $126,365
17-2141 Mechanical Engineers 1.62% $141,095
17-3011 Architectural and Civil Drafters 0.58% $78,006
17-2072 Electronics Engineers, Except Computer 0.64% $146,927 17-2199 Engineers, All Other 0.98% $134,380
17-3023 Electrical and Electronic Engineering Technologists and Technicians

0.47% $76,889
17-1011 Architects, Except Landscape and Naval 0.71% $117,966 17-3029 Engineering Technologists and Technicians, Except Drafters, All Other

0.56% $62,920
Weighted Average Annual Wage 10.23% $130,355
19-0000 Life, Physical, and Social Science Occupations
19-1021 Biochemists and Biophysicists 1.56% $134,996
19-2031 Chemists 1.15% $103,360
19-4021 Biological Technicians 1.99% $67,556
19-4031 Chemical Technicians 0.56% $62,206
19-4061 Social Science Research Assistants 0.59% $69,781 19-1042 Medical Scientists, Except Epidemiologists 3.17% $141,834 19-2041 Environmental Scientists and Specialists, Including Health

0.32% $114,614
19-4099 Life, Physical, and Social Science Technicians, All Other 0.79% $79,138 19-4031 Chemical Technicians 0.56% $62,206
Weighted Average Annual Wage 10.70% $105,082
21-0000 Community and Social Service Occupations
21-1015 Rehabilitation Counselors 0.04% $53,066
21-1022 Healthcare Social Workers 0.17% $99,733
21-1023 Mental Health and Substance Abuse Social Workers 0.28% $89,862 21-1093 Social and Human Service Assistants 0.34% $54,941 21-1094 Community Health Workers 0.07% $69,917
21-1014 Substance Abuse, Behavioral Disorder, and Mental Health Counselors

0.00% $46,438
21-1021 Child, Family, and School Social Workers 0.09% $76,758 21-1091 Health Education Specialists 0.11% $81,091
21-1099 Community and Social Service Specialists, All Other 0.02% $68,674 21-1012 Educational, Guidance, and Career Counselors and Advisors

0.07% $83,853
Weighted Average Annual Wage 1.19% $76,297
23-0000 Legal Occupations
23-1011 Lawyers 0.41% $204,129
23-2011 Paralegals and Legal Assistants 0.11% $80,967
23-2093 Title Examiners, Abstractors, and Searchers 0.03% $57,821 Weighted Average Annual Wage 0.54% $168,553
25-0000 Education, Training, and Library Occupations
25-3031 Substitute Teachers, Short-Term 0.06% $52,298
25-9045 Teaching Assistants, Except Postsecondary 0.02% $44,253 25-3099 Teachers and Instructors, All Other 0.08% $76,580 Weighted Average Annual Wage 0.16% $62,889
27-0000 Arts, Design, Entertainment, Sports, and Media
Occupations
27-1011 Art Directors 0.04% $167,299
27-2012 Producers and Directors 0.38% $126,943
27-3031 Public Relations Specialists 0.33% $92,207
32

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27-3042 Technical Writers 0.29% $124,172
27-3043 Writers and Authors 0.08% $123,505
27-1014 Special Effects Artists and Animators 0.05% $126,178 27-3023 News Analysts, Reporters, and Journalists 0.08% $67,877 27-4011 Audio and Video Technicians 0.05% $66,932
Weighted Average Annual Wage 1.29% $112,585
29-0000 Healthcare Practitioners and Technical Occupations 29-1071 Physician Assistants 0.15% $179,462
29-1141 Registered Nurses 2.17% $158,923
29-1171 Nurse Practitioners 0.32% $191,702
29-1292 Dental Hygienists 0.04% $123,178
29-2061 Licensed Practical and Licensed Vocational Nurses 0.47% $78,178 29-1229 Physicians, All Other 0.14% $253,210
29-1249 Surgeons, All Other 0.01% $534,921
29-1215 Family Medicine Physicians 0.07% $291,993
29-1021 Dentists, General 0.03% $185,805
29-9021 Health Information Technologists and Medical
Registrars

0.07% $104,205
Weighted Average Annual Wage 3.46% $156,680
31-0000 Healthcare Support Occupations
31-1131 Nursing Assistants 0.31% $54,433
31-9091 Dental Assistants 0.09% $58,907
31-9092 Medical Assistants 0.97% $57,695
31-1120 Home Health and Personal Care Aides 0.33% $38,035 Weighted Average Annual Wage 1.71% $53,317
33-0000 Protective Service Occupations
33-9032 Security Guards 4.87% $47,017
33-1099 First-Line Supervisors of Protective Service Workers, All Other

0.02% $98,506
Weighted Average Annual Wage 4.89% $47,222
35-0000 Food Preparation and Serving Related Occupations 35-1012 First-Line Supervisors of Food Preparation and Serving Workers

0.03% $57,630
35-2021 Food Preparation Workers 0.03% $42,583
35-3011 Bartenders 0.02% $43,847
35-3031 Waiters and Waitresses 0.07% $40,380
35-9011 Dining Room and Cafeteria Attendants and Bartender Helpers

0.02% $39,957
35-9021 Dishwashers 0.03% $39,368
35-3023 Fast Food and Counter Workers 0.10% $39,414
35-2012 Cooks, Institution and Cafeteria 0.03% $51,210
35-3041 Food Servers, Nonrestaurant 0.02% $47,984
35-2014 Cooks, Restaurant 0.03% $44,409
Weighted Average Annual Wage 0.38% $43,040
37-0000 Building and Grounds Cleaning and Maintenance
Occupations
37-1011 First-Line Supervisors of Housekeeping and Janitorial Workers

0.41% $64,872
37-2012 Maids and Housekeeping Cleaners 0.74% $47,256
37-2021 Pest Control Workers 0.55% $52,211
37-3011 Landscaping and Groundskeeping Workers 3.63% $51,682 33

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37-2011 Janitors and Cleaners, Except Maids and Housekeeping Cleaners

5.95% $44,898
37-1012 First-Line Supervisors of Landscaping, Lawn Service, and Groundskeeping Workers

0.52% $72,931
Weighted Average Annual Wage 11.79% $49,407
39-0000 Personal Care and Service Occupations
39-1022 First-Line Supervisors of Personal Service Workers 0.02% $55,446 39-9011 Childcare Workers 0.04% $42,532
39-9032 Recreation Workers 0.02% $42,387
39-3031 Ushers, Lobby Attendants, and Ticket Takers 0.21% $41,187 39-2021 Animal Caretakers 0.28% $43,479
Weighted Average Annual Wage 0.56% $42,980
41-0000 Sales and Related Occupations
41-1012 First-Line Supervisors of Non-Retail Sales Workers 0.11% $105,977 41-2031 Retail Salespersons 0.34% $43,043
41-3021 Insurance Sales Agents 1.26% $103,787
41-9041 Telemarketers 0.03% $42,521
41-3091 Sales Representatives of Services, Except Advertising, Insurance, Financial Services, and Travel

1.10% $106,827
41-3031 Securities, Commodities, and Financial Services Sales Agents

0.34% $119,701
41-4011 Sales Representatives, Wholesale and Manufacturing, Technical and Scientific Products

0.55% $128,326
41-4012 Sales Representatives, Wholesale and Manufacturing, Except Technical and Scientific Products

0.29% $103,787
Weighted Average Annual Wage 4.03% $103,801
43-0000 Office and Administrative Support Occupations
43-1011 First-Line Supervisors of Office and Administrative Support Workers

1.26% $83,476
43-3021 Billing and Posting Clerks 0.36% $57,611
43-3071 Tellers 0.06% $45,514
43-4051 Customer Service Representatives 2.65% $53,875
43-4171 Receptionists and Information Clerks 1.06% $46,410 43-6011 Executive Secretaries and Executive Administrative Assistants

0.88% $94,596
43-9061 Office Clerks, General 2.40% $51,810
43-6014 Secretaries and Administrative Assistants, Except Legal, Medical, and Executive

2.09% $60,598
43-3031 Bookkeeping, Accounting, and Auditing Clerks 1.26% $61,925 43-6013 Medical Secretaries and Administrative Assistants 0.71% $54,517 Weighted Average Annual Wage 12.71% $60,615
45-0000 Farming, Fishing, and Forestry Occupations
45-2092 Farmworkers and Laborers, Crop, Nursery, and
Greenhouse

0.15% $44,294
45-2011 Agricultural Inspectors 0.00% $62,685
Weighted Average Annual Wage 0.15% $44,738
47-0000 Construction and Extraction Occupations
47-1011 First-Line Supervisors of Construction Trades and Extraction Workers

0.07% $108,978
47-2031 Carpenters 0.10% $81,183
47-2073 Operating Engineers and Other Construction Equipment Operators

0.04% $95,692
34

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47-2111 Electricians 0.18% $106,733
47-4011 Construction and Building Inspectors 0.32% $115,036 47-2152 Plumbers, Pipefitters, and Steamfitters 0.07% $95,014 47-2141 Painters, Construction and Maintenance 0.02% $65,145 Weighted Average Annual Wage 0.79% $104,749
49-0000 Installation, Maintenance, and Repair Occupations 49-9071 Maintenance and Repair Workers, General 0.65% $61,607 49-2022 Telecommunications Equipment Installers and
Repairers, Except Line Installers

0.02% $79,044
49-9099 Installation, Maintenance, and Repair Workers, All Other 0.16% $55,778 49-1011 First-Line Supervisors of Mechanics, Installers, and Repairers

0.16% $94,340
49-2098 Security and Fire Alarm Systems Installers 0.35% $69,823 Weighted Average Annual Wage 1.34% $67,234
51-0000 Production Occupations
51-4041 Machinists 0.15% $70,003
51-9111 Packaging and Filling Machine Operators and Tenders 0.19% $50,133 51-9198 Helpers--Production Workers 0.17% $40,567
51-2090 Miscellaneous Assemblers and Fabricators 1.11% $45,163 51-9199 Production Workers, All Other 0.46% $50,746
51-9061 Inspectors, Testers, Sorters, Samplers, and Weighers 0.68% $59,129 51-2028 Electrical, Electronic, and Electromechanical
Assemblers, Except Coil Winders, Tapers, and Finishers

0.19% $50,690
Weighted Average Annual Wage 2.95% $50,917
53-0000 Transportation and Material Moving Occupations
53-3032 Heavy and Tractor-Trailer Truck Drivers 0.16% $66,311 53-7051 Industrial Truck and Tractor Operators 0.35% $53,668 53-7062 Laborers and Freight, Stock, and Material Movers, Hand 2.75% $46,694 53-7064 Packers and Packagers, Hand 0.58% $42,018
53-3033 Light Truck Drivers 0.10% $53,090
Weighted Average Annual Wage 3.94% $47,584
Total 100.00% $101,396
Exhibit 24: Wages and Distribution of Occupations, Retail Prototype Source: ECONorthwest; Quarterly Census of Employment and Wages (QCEW), December 2022; California Employment Development Department; U.S. Bureau of Labor Statistics SOC Code Occupational Title % of Total
Retail
Workers
Mean
Annual
Wage
11-0000 Management Occupations
11-1021 General and Operations Managers 2.31% $166,029
11-2022 Sales Managers 0.01% $188,903
11-9051 Food Service Managers 2.45% $74,812
Weighted Average Annual Wage 4.77% $119,155
13-0000 Business and Financial Operations Occupations
13-1051 Cost Estimators 0.15% $105,456
13-1071 Human Resources Specialists 0.01% $103,287
13-1151 Training and Development Specialists 0.29% $93,874 13-1161 Market Research Analysts and Marketing Specialists 0.15% $116,548 13-2011 Accountants and Auditors 0.02% $112,447
13-1199 Business Operations Specialists, all other 0.01% $101,412 35

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13-1020 Buyers and Purchasing Agents 0.01% $90,147
Weighted Average Annual Wage 0.64% $102,764
33-0000 Protective Service Occupations
33-9032 Security Guards 0.14% $47,017
Weighted Average Annual Wage 0.14% $47,017
35-0000 Food Preparation and Serving Related Occupations 35-2021 Food Preparation Workers 6.06% $42,583
35-3031 Waiters and Waitresses 23.67% $40,380
35-9011 Dining Room and Cafeteria Attendants and Bartender Helpers

3.18% $39,957
35-9021 Dishwashers 4.47% $39,368
35-2014 Cooks, Restaurant 15.88% $44,409
35-1012 First-Line Supervisors of Food Preparation and Serving Workers

12.41% $57,630
35-2011 Cooks, Fast Food 11.26% $37,617
Weighted Average Annual Wage 76.93% $43,688
37-0000 Building and Grounds Cleaning and Maintenance
Occupations
37-2011 Janitors and Cleaners, Except Maids and Housekeeping Cleaners

0.48% $44,898
Weighted Average Annual Wage 0.48% $44,898
41-0000 Sales and Related Occupations
41-1011 First-Line Supervisors of Retail Sales Workers 0.16% $57,904 41-2011 Cashiers 5.42% $38,957
41-2031 Retail Salespersons 0.16% $43,043
Weighted Average Annual Wage 5.74% $39,606
43-0000 Office and Administrative Support Occupations
43-1011 First-Line Supervisors of Office and Administrative Support Workers

0.05% $83,476
43-4051 Customer Service Representatives 0.27% $53,875
43-4051 Office Clerks, General 0.27% $51,810
43-3031 Bookkeeping, Accounting, and Auditing Clerks 0.46% $61,925 43-5071 Shipping, Receiving, and Inventory Clerks 0.01% $49,292 Weighted Average Annual Wage 1.05% $58,284
47-0000 Construction and Extraction Occupations 0.00%
47-2121 Glaziers 0.01% $75,843
Weighted Average Annual Wage 0.01% $75,843
49-0000 Installation, Maintenance, and Repair Occupations 49-3021 Automotive Body and Related Repairers 0.97% $66,830 49-3023 Automotive Service Technicians and Mechanics 2.11% $65,028 49-3031 Bus and Truck Mechanics and Diesel Engine Specialists 0.22% $78,130 49-3093 Tire Repairers and Changers 0.07% $46,971
49-9071 Maintenance and Repair Workers, General 0.32% $61,607 49-1011 First Line Supervisors of Mechanics, Installers, and Repairers

0.41% $94,340
Weighted Average Annual Wage 4.10% $68,472
36

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51-0000 Production Occupations
51-1011 First-Line Supervisors of Production and Operating Workers

0.01% $87,146
51-3011 Bakers 0.58% $43,019
Weighted Average Annual Wage 0.59% $43,682
53-0000 Transportation and Material Moving Occupations
53-3031 Driver/Sales Workers 3.61% $44,082
53-6031 Automotive and Watercraft Service Attendants 0.33% $41,060 53-7061 Cleaners of Vehicles and Equipment 1.38% $42,762 53-7062 Laborers and Freight, Stock, and Material Movers, Hand 0.03% $46,694 53-3033 Light Truck Drivers 0.19% $53,090
53-7065 Stockers and Order Fillers 0.01% $44,304
Weighted Average Annual Wage 5.55% $43,889
Total 100% $48,624
Exhibit 25: Wages and Distribution of Occupations, Life Sciences Prototype Source: ECONorthwest; Quarterly Census of Employment and Wages (QCEW), December 2022; California Employment Development Department; U.S. Bureau of Labor Statistics SOC
Code
Occupation Title % of
Occupations
in Prototype
Average
Annual
Wage
11-0000 Management Occupations
11-1011 Chief executives 0.41% $277,159
11-1021 General and operations managers 3.86% $166,029
11-2011 Advertising and promotions managers 0.02% $163,810 11-2021 Marketing managers 0.91% $208,880
11-2022 Sales managers 0.63% $188,903
11-2032 Public relations managers 0.18% $163,304
11-3012 Administrative services managers 0.41% $138,888 11-3013 Facilities managers 0.17% $125,276
11-3021 Computer and information systems managers 1.56% $222,368 11-3031 Financial managers 1.22% $202,480
11-3051 Industrial production managers 0.49% $172,009
11-3061 Purchasing managers 0.30% $169,427
11-3071 Transportation, storage, and distribution managers 0.16% $132,716 11-3111 Compensation and benefits managers 0.02% $173,115 11-3121 Human resources managers 0.45% $187,456
11-3131 Training and development managers 0.10% $177,916 11-9021 Construction managers 0.04% $148,728
11-9039 Education administrators, all other 0.06% $112,717 11-9041 Architectural and engineering managers 1.09% $211,825 11-9051 Food service managers 0.04% $74,812
11-9111 Medical and health services managers 0.69% $156,628 11-9121 Natural sciences managers 2.34% $228,899
11-9141 Property, real estate, and community association managers 0.06% $87,619 11-9151 Social and community service managers 0.02% $92,720 11-9199 Managers, all other 1.55% $195,920
Weighted Average Annual Wage 16.80% $192,531
13-0000 Business and Financial Operations Occupations
13-1020 Buyers and purchasing agents 0.83% $90,147
37

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13-1031 Claims adjusters, examiners, and investigators 0.01% $82,394 13-1041 Compliance officers 0.74% $106,770
13-1051 Cost estimators 0.04% $105,456
13-1071 Human resources specialists 1.14% $103,287
13-1075 Labor relations specialists 0.01% $92,431
13-1081 Logisticians 0.50% $95,519
13-1082 Project management specialists 2.02% $135,030
13-1111 Management analysts 2.03% $133,161
13-1121 Meeting, convention, and event planners 0.10% $84,051 13-1131 Fundraisers 0.08% $86,009
13-1141 Compensation, benefits, and job analysis specialists 0.16% $99,764 13-1151 Training and development specialists 0.50% $93,874 13-1161 Market research analysts and marketing specialists 1.59% $116,548 13-1199 Business operations specialists, all other 2.19% $101,412 13-2011 Accountants and auditors 1.68% $112,447
13-2020 Property appraisers and assessors 0.01% $95,564 13-2031 Budget analysts 0.10% $99,593
13-2041 Credit analysts 0.04% $115,534
13-2051 Financial and investment analysts 0.57% $129,565 13-2052 Personal financial advisors 0.05% $171,889
13-2053 Insurance underwriters 0.01% $108,297
13-2054 Financial risk specialists 0.05% $147,887
13-2061 Financial examiners 0.02% $140,729
13-2072 Loan officers 0.08% $105,910
13-2082 Tax preparers 0.02% $71,571
13-2099 Financial specialists, all other 0.15% $114,300

14.71% $114,075
15-0000 Computer and Mathematical Occupations
15-1211 Computer systems analysts 1.31% $138,386
15-1212 Information security analysts 0.67% $157,170
15-1221 Computer and information research scientists 0.45% $225,366 15-1231 Computer network support specialists 0.17% $90,574 15-1232 Computer user support specialists 0.75% $78,794 15-1241 Computer network architects 0.46% $161,662
15-1242 Database administrators 0.20% $128,950
15-1243 Database architects 0.11% $176,025
15-1244 Network and computer systems administrators 0.76% $121,277 15-1251 Computer programmers 0.93% $132,360
15-1252 Software developers 4.30% $168,107
15-1253 Software quality assurance analysts and testers 0.46% $133,592 15-1254 Web developers 0.13% $121,411
15-1255 Web and digital interface designers 0.11% $137,501 15-1299 Computer occupations, all other 0.67% $140,999
15-2011 Actuaries 0.02% $129,942
15-2031 Operations research analysts 0.45% $114,989
15-2041 Statisticians 0.48% $133,195
15-2051 Data scientists 0.59% $162,582
15-2099 Mathematical science occupations, all other 0.06% $75,278

13.08% $147,248
17-0000 Architecture and Engineering Occupations
17-1021 Cartographers and photogrammetrists 0.01% $112,523 17-2011 Aerospace engineers 0.47% $156,296
38

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17-2031 Bioengineers and biomedical engineers 0.41% $127,159 17-2041 Chemical engineers 0.26% $107,978
17-2051 Civil engineers 0.11% $118,596
17-2061 Computer hardware engineers 1.15% $194,282
17-2071 Electrical engineers 1.01% $141,791
17-2072 Electronics engineers, except computer 0.70% $146,927 17-2081 Environmental engineers 0.11% $132,078
17-2111 Health and safety engineers, except mining safety engineers and inspectors

0.08% $122,841
17-2112 Industrial engineers 0.86% $126,365
17-2131 Materials engineers 0.14% $114,170
17-2141 Mechanical engineers 1.37% $141,095
17-2171 Petroleum engineers 0.10% $145,844
17-2199 Engineers, all other 0.99% $134,380
17-3011 Architectural and civil drafters 0.01% $78,006
17-3012 Electrical and electronics drafters 0.01% $92,488 17-3013 Mechanical drafters 0.08% $84,961
17-3023 Electrical and electronic engineering technologists and technicians

0.49% $76,889
17-3025 Environmental engineering technologists and technicians 0.02% $77,875 17-3026 Industrial engineering technologists and technicians 0.18% $76,133 17-3027 Mechanical engineering technologists and technicians 0.35% $74,843 17-3028 Calibration technologists and technicians 0.07% $80,984 17-3029 Engineering technologists and technicians, except drafters, all other

0.50% $62,920
17-3031 Surveying and mapping technicians 0.01% $76,885

9.50% $131,988
19-0000 Life, Physical, and Social Science Occupations
19-1012 Food scientists and technologists 0.08% $113,158 19-1013 Soil and plant scientists 0.28% $96,381
19-1021 Biochemists and biophysicists 1.70% $134,996
19-1022 Microbiologists 0.47% $117,210
19-1023 Zoologists and wildlife biologists 0.07% $95,482 19-1029 Biological scientists, all other 1.16% $110,508 19-1041 Epidemiologists 0.06% $113,332
19-1042 Medical scientists, except epidemiologists 3.58% $141,834 19-1099 Life scientists, all other 0.13% $139,487
19-2012 Physicists 0.78% $189,198
19-2021 Atmospheric and space scientists 0.13% $124,440 19-2031 Chemists 1.21% $103,360
19-2032 Materials scientists 0.14% $117,042
19-2041 Environmental scientists and specialists, including health 0.38% $114,614 19-2042 Geoscientists, except hydrologists and geographers 0.11% $117,928 19-2043 Hydrologists 0.01% $119,541
19-2099 Physical scientists, all other 0.20% $124,639
19-3011 Economists 0.15% $167,644
19-3022 Survey researchers 0.15% $84,626
19-3033 Clinical and counseling psychologists 0.13% $128,973 19-3039 Psychologists, all other 0.06% $128,140
19-3041 Sociologists 0.13% $113,637
19-3051 Urban and regional planners 0.01% $122,798
19-3091 Anthropologists and archeologists 0.20% $81,182 39

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19-3093 Historians 0.06% $92,037
19-3099 Social scientists and related workers, all other 0.33% $85,554 19-4021 Biological technicians 2.18% $67,556
19-4031 Chemical technicians 0.55% $62,206
19-4042 Environmental science and protection technicians, including health

0.11% $72,488
19-4061 Social science research assistants 0.65% $69,781 19-4092 Forensic science technicians 0.01% $94,678
19-4099 Life, physical, and social science technicians, all other 0.81% $79,138 19-5011 Occupational health and safety specialists 0.23% $112,559 19-5012 Occupational health and safety technicians 0.02% $65,387

16.30% $112,570
21-0000 Community and Social Service Occupations
21-1012 Educational, guidance, and career counselors and advisors 0.06% $83,853 21-1018 Substance abuse, behavioral disorder, and mental health counselors

0.09% $62,877
21-1021 Child, family, and school social workers 0.01% $76,758 21-1022 Healthcare social workers 0.02% $99,733
21-1091 Health education specialists 0.08% $81,091
21-1093 Social and human service assistants 0.09% $54,941 21-1099 Community and social service specialists, all other 0.01% $68,674

0.37% $71,344
23-0000 Legal Occupations
23-1011 Lawyers 0.46% $204,129
23-2011 Paralegals and legal assistants 0.11% $80,967

0.57% $180,141
25-0000 Education, Training, and Library Occupations
25-3099 Teachers and instructors, all other 0.06% $76,580 25-9031 Instructional coordinators 0.09% $81,283

0.09% $81,283
27-0000 Arts, Design, Entertainment, Sports, and Media
Occupations
27-1011 Art directors 0.03% $167,299
27-1021 Commercial and industrial designers 0.02% $116,693 27-1022 Fashion designers 0.02% $102,028
27-1024 Graphic designers 0.20% $91,091
27-1025 Interior designers 0.01% $86,378
27-1026 Merchandise displayers and window trimmers 0.03% $50,208 27-2012 Producers and directors 0.02% $126,943
27-3031 Public relations specialists 0.39% $92,207
27-3041 Editors 0.15% $90,019
27-3042 Technical writers 0.32% $124,172
27-3043 Writers and authors 0.10% $123,505
27-3091 Interpreters and translators 0.11% $92,113
27-4011 Audio and video technicians 0.01% $66,932
27-4021 Photographers 0.10% $76,893
27-4031 Camera operators, television, video, and film 0.00% $73,440 27-4032 Film and video editors 0.00% $94,098
27-4099 Media and communication equipment workers, all other 0.00% $68,000

1.53% $100,752
29-0000 Healthcare Practitioners and Technical Occupations 29-1051 Pharmacists 0.02% $168,824
40

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29-1071 Physician assistants 0.01% $179,462
29-1123 Physical therapists 0.01% $123,442
29-1124 Radiation therapists 0.01% $165,024
29-1131 Veterinarians 0.37% $148,014
29-1141 Registered nurses 0.42% $158,923
29-1171 Nurse practitioners 0.07% $191,702
29-1229 Physicians, all other 0.09% $253,210
29-2010 Clinical laboratory technologists and technicians 2.26% $77,952 29-2031 Cardiovascular technologists and technicians 0.01% $92,109 29-2032 Diagnostic medical sonographers 0.20% $135,057
29-2033 Nuclear medicine technologists 0.02% $151,491
29-2034 Radiologic technologists and technicians 0.38% $122,571 29-2035 Magnetic resonance imaging technologists 0.17% $129,264 29-2042 Emergency medical technicians 0.01% $82,351
29-2043 Paramedics 0.01% $72,921
29-2052 Pharmacy technicians 0.02% $59,969
29-2056 Veterinary technologists and technicians 0.64% $56,960 29-2061 Licensed practical and licensed vocational nurses 0.03% $78,178 29-2072 Medical records specialists 0.19% $68,810
29-2099 Health technologists and technicians, all other 0.11% $72,937 29-9021 Health information technologists and medical registrars 0.08% $104,205 29-9092 Genetic counselors 0.01% $137,160
29-9099 Healthcare practitioners and technical workers, all other 0.09% $86,836

5.24% $100,112
31-0000 Healthcare Support Occupations
31-1120 Home health and personal care aides 0.04% $38,035 31-1131 Nursing assistants 0.02% $54,433
31-9092 Medical assistants 0.15% $57,695
31-9093 Medical equipment preparers 0.01% $71,638
31-9094 Medical transcriptionists 0.05% $55,759
31-9096 Veterinary assistants and laboratory animal caretakers 0.60% $44,755 31-9097 Phlebotomists 1.18% $57,985
31-9099 Healthcare support workers, all other 0.10% $58,895

2.15% $53,969
33-0000 Protective Service Occupations
33-9021 Private detectives and investigators 0.01% $82,094 33-9032 Security guards 0.21% $47,017
33-9099 Protective service workers, all other 0.01% $60,847

0.23% $49,470
35-0000 Food Preparation and Serving Related Occupations 35-1012 First-line supervisors of food preparation and serving workers

0.02% $57,630
35-2014 Cooks, restaurant 0.01% $44,409
35-3023 Fast food and counter workers 0.02% $39,414
35-3031 Waiters and waitresses 0.01% $40,380

0.07% $46,480
37-0000 Building and Grounds Cleaning and Maintenance
Occupations
37-2011 Janitors and cleaners, except maids and housekeeping cleaners

0.22% $44,898
37-2012 Maids and housekeeping cleaners 0.01% $47,256
37-3011 Landscaping and groundskeeping workers 0.03% $51,682 41

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ECONorthwest 29

0.41% $45,978
39-0000 Personal Care and Service Occupations
39-1022 First-line supervisors of personal service workers 0.00% $55,446 39-2021 Animal caretakers 0.31% $43,479

0.32% $43,632
41-0000 Sales and Related Occupations
41-1011 First-line supervisors of retail sales workers 0.03% $57,904 41-1012 First-line supervisors of non-retail sales workers 0.09% $105,977 41-2011 Cashiers 0.03% $38,957
41-2021 Counter and rental clerks 0.01% $44,954
41-2031 Retail salespersons 0.06% $43,043
41-3011 Advertising sales agents 0.02% $87,298
41-3021 Insurance sales agents 0.03% $103,787
41-3031 Securities, commodities, and financial services sales agents

0.08% $119,701
41-3091 Sales representatives of services, except advertising, insurance, financial services, and travel

1.06% $106,827
41-4011 Sales representatives, wholesale and manufacturing, technical and scientific products

0.72% $128,326
41-4012 Sales representatives, wholesale and manufacturing, except technical and scientific products

0.44% $89,460
41-9011 Demonstrators and product promoters 0.02% $48,881 41-9022 Real estate sales agents 0.01% $72,777
41-9031 Sales engineers 0.11% $159,629
41-9041 Telemarketers 0.06% $42,521
41-9099 Sales and related workers, all other 0.04% $78,750

2.80% $106,815
43-0000 Office and Administrative Support Occupations
43-1011 First-line supervisors of office and administrative support workers

0.93% $83,476
43-2011 Switchboard operators, including answering service 0.01% $54,000 43-3011 Bill and account collectors 0.10% $58,962
43-3021 Billing and posting clerks 0.37% $57,611
43-3031 Bookkeeping, accounting, and auditing clerks 1.13% $61,925 43-3051 Payroll and timekeeping clerks 0.09% $70,817
43-3061 Procurement clerks 0.03% $58,701
43-3071 Tellers 0.01% $45,514
43-3099 Financial clerks, all other 0.01% $74,233
43-4041 Credit authorizers, checkers, and clerks 0.01% $62,160 43-4051 Customer service representatives 1.61% $53,875
43-4071 File clerks 0.03% $51,299
43-4111 Interviewers, except eligibility and loan 0.33% $54,845 43-4131 Loan interviewers and clerks 0.07% $61,523
43-4141 New accounts clerks 0.01% $54,596
43-4151 Order clerks 0.03% $48,577
43-4161 Human resources assistants, except payroll and
timekeeping

0.15% $57,404
43-4171 Receptionists and information clerks 0.60% $46,410 43-4199 Information and record clerks, all other 0.10% $62,758 43-5011 Cargo and freight agents 0.02% $54,613
43-5021 Couriers and messengers 0.32% $41,626
43-5032 Dispatchers, except police, fire, and ambulance 0.04% $46,736 42

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43-5061 Production, planning, and expediting clerks 0.40% $67,345 43-5071 Shipping, receiving, and inventory clerks 0.32% $49,292 43-5111 Weighers, measurers, checkers, and samplers,
recordkeeping

0.00% $50,700
43-6011 Executive secretaries and executive administrative assistants

0.94% $94,596
43-6013 Medical secretaries and administrative assistants 0.36% $54,517 43-6014 Secretaries and administrative assistants, except legal, medical, and executive

1.45% $60,598
43-9021 Data entry keyers 0.17% $47,648
43-9041 Insurance claims and policy processing clerks 0.05% $64,087 43-9051 Mail clerks and mail machine operators, except postal service

0.01% $43,268
43-9061 Office clerks, general 1.38% $51,810
43-9071 Office machine operators, except computer 0.01% $48,805 43-9081 Proofreaders and copy markers 0.00% $67,168
43-9111 Statistical assistants 0.06% $72,796
43-9199 Office and administrative support workers, all other 0.12% $60,466

11.30% $61,358
45-0000 Farming, Fishing, and Forestry Occupations
45-2011 Agricultural inspectors 0.00% $62,685
45-2092 Farmworkers and laborers, crop, nursery, and greenhouse 0.13% $44,294 47-1011 First-line supervisors of construction trades and extraction workers

0.02% $108,978
47-2031 Carpenters 0.01% $81,183
47-2061 Construction laborers 0.03% $61,169
47-2111 Electricians 0.08% $106,733
47-4011 Construction and building inspectors 0.05% $115,036

0.32% $77,788
49-0000 Installation, Maintenance, and Repair Occupations 49-1011 First-line supervisors of mechanics, installers, and repairers 0.11% $94,340 49-2022 Telecommunications equipment installers and repairers, except line installers

0.02% $79,044
49-2091 Avionics technicians 0.01% $94,027
49-2094 Electrical and electronics repairers, commercial and industrial equipment

0.04% $83,604
49-3011 Aircraft mechanics and service technicians 0.06% $90,866 49-3023 Automotive service technicians and mechanics 0.01% $65,028 49-3031 Bus and truck mechanics and diesel engine specialists 0.01% $78,130 49-3042 Mobile heavy equipment mechanics, except engines 0.01% $75,244 49-9021 Heating, air conditioning, and refrigeration mechanics and installers

0.02% $76,939
49-9041 Industrial machinery mechanics 0.11% $80,395
49-9043 Maintenance workers, machinery 0.01% $73,391
49-9062 Medical equipment repairers 0.01% $88,258
49-9071 Maintenance and repair workers, general 0.45% $61,607 49-9099 Installation, maintenance, and repair workers, all other 0.01% $55,778

0.89% $72,969
51-0000 Production Occupations
51-1011 First-line supervisors of production and operating workers 0.33% $87,146 51-2028 Electrical, electronic, and electromechanical assemblers, except coil winders, tapers, and finishers

0.71% $50,690
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51-2090 Miscellaneous assemblers and fabricators 0.39% $45,163 51-4031 Cutting, punching, and press machine setters, operators, and tenders, metal and plastic

0.01% $48,544
51-4033 Grinding, lapping, polishing, and buffing machine tool setters, operators, and tenders, metal and plastic

0.01% $47,093
51-4041 Machinists 0.15% $70,003
51-4081 Multiple machine tool setters, operators, and tenders, metal and plastic

0.03% $47,615
51-4111 Tool and die makers 0.01% $69,235
51-4121 Welders, cutters, solderers, and brazers 0.09% $62,686 51-9011 Chemical equipment operators and tenders 0.01% $71,003 51-9023 Mixing and blending machine setters, operators, and tenders

0.06% $65,215
51-9061 Inspectors, testers, sorters, samplers, and weighers 0.50% $59,129 51-9111 Packaging and filling machine operators and tenders 0.07% $50,133 51-9124 Coating, painting, and spraying machine setters, operators, and tenders

0.01% $57,412
51-9161 Computer numerically controlled tool operators 0.03% $54,671 51-9162 Computer numerically controlled tool programmers 0.01% $77,853 51-9198 Helpers--production workers 0.01% $40,567
51-9199 Production workers, all other 0.16% $50,746

2.57% $58,310
53-0000 Transportation and Material Moving Occupations
53-1047 First-line supervisors of transportation and material moving workers, except aircraft cargo handling supervisors

0.05% $71,293
53-2012 Commercial pilots 0.01% $234,239
53-3031 Driver/sales workers 0.01% $44,082
53-3032 Heavy and tractor-trailer truck drivers 0.10% $66,311 53-3033 Light truck drivers 0.04% $53,090
53-3053 Shuttle drivers and chauffeurs 0.02% $43,546
53-3099 Motor vehicle operators, all other 0.01% $52,622 53-7051 Industrial truck and tractor operators 0.04% $53,668 53-7062 Laborers and freight, stock, and material movers, hand 0.33% $46,694 53-7063 Machine feeders and offbearers 0.01% $43,921
53-7064 Packers and packagers, hand 0.03% $42,018
53-7065 Stockers and order fillers 0.18% $44,304

0.83% $53,031
Grand Total 100.00% $121,813
Exhibit 26: Wages and Distribution of Occupations, Warehouse Prototype Source: ECONorthwest; Quarterly Census of Employment and Wages (QCEW), December 2022; California Employment Development Department; U.S. Bureau of Labor Statistics SOC
Code
Row Labels % of
Occupations
Average
Annual
Wage
11-0000 Management Occupations
11-1011 Chief executives 0.18% $277,159
11-1021 General and operations managers 2.69% $166,029
11-2021 Marketing managers 0.09% $208,880
11-2022 Sales managers 0.36% $188,903
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11-3012 Administrative services managers 0.18% $138,888 11-3013 Facilities managers 0.03% $125,276
11-3021 Computer and information systems managers 0.09% $222,368 11-3031 Financial managers 0.23% $202,480
11-3071 Transportation, storage, and distribution managers 1.14% $132,716 11-3121 Human resources managers 0.06% $187,456
11-9199 Managers, all other 0.20% $195,920

5.24% $167,697
13-0000 Business and Financial Operations Occupations
13-1020 Buyers and purchasing agents 0.08% $90,147
13-1031 Claims adjusters, examiners, and investigators 0.03% $82,394 13-1041 Compliance officers 0.40% $106,770
13-1051 Cost estimators 0.03% $105,456
13-1071 Human resources specialists 0.50% $103,287
13-1081 Logisticians 1.08% $95,519
13-1082 Project management specialists 0.17% $135,030
13-1111 Management analysts 0.12% $133,161
13-1141 Compensation, benefits, and job analysis specialists 0.03% $99,764 13-1151 Training and development specialists 0.25% $93,874 13-1161 Market research analysts and marketing specialists 0.23% $116,548 13-1199 Business operations specialists, all other 0.47% $101,412 13-2011 Accountants and auditors 0.74% $112,447
13-2041 Credit analysts 0.03% $115,534
13-2051 Financial and investment analysts 0.03% $129,565 13-2099 Financial specialists, all other 0.03% $114,300

4.22% $105,276
15-0000 Computer and Mathematical Occupations
15-1211 Computer systems analysts 0.09% $138,386
15-1231 Computer network support specialists 0.06% $90,574 15-1232 Computer user support specialists 0.20% $78,794 15-1242 Database administrators 0.03% $128,950
15-1244 Network and computer systems administrators 0.09% $121,277 15-1252 Software developers 0.13% $168,107
15-1253 Software quality assurance analysts and testers 0.03% $133,592 15-1299 Computer occupations, all other 0.11% $140,999

0.74% $121,263
17-0000 Architecture and Engineering Occupations 22,300 $60.92 17-2112 Industrial engineers 0.05% $126,365

0.05% $126,365
19-0000 Life, Physical, and Social Science Occupations
19-5011 Occupational health and safety specialists 0.16% $112,559 19-5012 Occupational health and safety technicians 0.05% $65,387

0.21% $101,180
27-0000 Arts, Design, Entertainment, Sports, and Media
Occupations
27-1026 Merchandise displayers and window trimmers 0.03% $50,208 27-3031 Public relations specialists 0.03% $92,207

0.06% $73,398
33-0000 Protective Service Occupations
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33-1099 First-line supervisors of protective service workers, all other 0.03% $98,506 33-9032 Security guards 0.16% $47,017
33-9099 Protective service workers, all other 0.10% $60,847

0.29% $56,569
37-0000 Building and Grounds Cleaning and Maintenance
Occupations
37-2011 Janitors and cleaners, except maids and housekeeping cleaners 0.31% $44,898

0.31% $44,898
41-0000 Sales and Related Occupations
41-1012 First-line supervisors of non-retail sales workers 0.09% $105,977 41-2031 Retail salespersons 0.03% $43,043
41-3091 Sales representatives of services, except advertising, insurance, financial services, and travel 0.52% $106,827 41-4012 Sales representatives, wholesale and manufacturing, except technical and scientific products 0.32% $89,460
41-9099 Sales and related workers, all other 0.09% $78,750

1.05% $97,485
43-0000 Office and Administrative Support Occupations
43-1011 First-line supervisors of office and administrative support workers 2.13% $83,476
43-3011 Bill and account collectors 0.09% $58,962
43-3021 Billing and posting clerks 0.48% $57,611
43-3031 Bookkeeping, accounting, and auditing clerks 1.75% $61,925 43-3051 Payroll and timekeeping clerks 0.13% $70,817
43-3061 Procurement clerks 0.03% $58,701
43-4011 Brokerage clerks 0.06% $69,722
43-4051 Customer service representatives 2.41% $53,875
43-4071 File clerks 0.03% $51,299
43-4151 Order clerks 0.24% $48,577
43-4161 Human resources assistants, except payroll and timekeeping 0.06% $57,404 43-4171 Receptionists and information clerks 0.11% $46,410 43-4181 Reservation and transportation ticket agents and travel clerks 0.03% $50,737 43-4199 Information and record clerks, all other 0.03% $62,758 43-5011 Cargo and freight agents 7.19% $54,613
43-5021 Couriers and messengers 0.05% $41,626
43-5032 Dispatchers, except police, fire, and ambulance 2.37% $46,736 43-5061 Production, planning, and expediting clerks 0.65% $67,345 43-5071 Shipping, receiving, and inventory clerks 2.13% $49,292 43-5111 Weighers, measurers, checkers, and samplers, recordkeeping 0.26% $50,700 43-6011 Executive secretaries and executive administrative assistants 0.14% $94,596 43-6014 Secretaries and administrative assistants, except legal, medical, and executive 1.07% $60,598
43-9021 Data entry keyers 0.26% $47,648
43-9061 Office clerks, general 2.37% $51,810
43-9199 Office and administrative support workers, all other 0.03% $60,466

24.12% $56,922
47-0000 Construction and Extraction Occupations
47-2061 Construction laborers 0.05% $61,169
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47-2073 Operating engineers and other construction equipment operators

0.10% $95,692

0.15% $84,184
49-0000 Installation, Maintenance, and Repair Occupations 49-1011 First-line supervisors of mechanics, installers, and repairers 0.26% $94,340 49-2094 Electrical and electronics repairers, commercial and industrial equipment 0.03% $83,604
49-3031 Bus and truck mechanics and diesel engine specialists 2.12% $78,130 49-3042 Mobile heavy equipment mechanics, except engines 0.08% $75,244 49-9041 Industrial machinery mechanics 0.03% $80,395
49-9043 Maintenance workers, machinery 0.03% $73,391
49-9071 Maintenance and repair workers, general 0.62% $61,607 49-9098 Helpers--installation, maintenance, and repair workers 0.10% $49,539 49-9099 Installation, maintenance, and repair workers, all other 0.03% $55,778

3.27% $75,209
51-0000 Production Occupations
51-1011 First-line supervisors of production and operating workers 0.06% $87,146 51-2090 Miscellaneous assemblers and fabricators 0.17% $45,163 51-4121 Welders, cutters, solderers, and brazers 0.05% $62,686 51-6031 Sewing machine operators 0.03% $40,308
51-9061 Inspectors, testers, sorters, samplers, and weighers 0.22% $59,129 51-9111 Packaging and filling machine operators and tenders 0.05% $50,133 51-9198 Helpers--production workers 0.03% $40,567
51-9199 Production workers, all other 0.03% $50,746

0.62% $55,622
53-0000 Transportation and Material Moving Occupations
53-3031 Driver/sales workers 0.33% $44,082
53-3032 Heavy and tractor-trailer truck drivers 32.14% $66,311 53-3033 Light truck drivers 2.64% $53,090
53-3099 Motor vehicle operators, all other 0.05% $52,622 53-6051 Transportation inspectors 0.08% $79,733
53-7051 Industrial truck and tractor operators 6.25% $53,668 53-7061 Cleaners of vehicles and equipment 0.13% $42,762 53-7062 Laborers and freight, stock, and material movers, hand 10.92% $46,694 53-7063 Machine feeders and offbearers 0.28% $43,921
53-7064 Packers and packagers, hand 1.18% $42,018
53-7065 Stockers and order fillers 5.66% $44,304

59.67% $57,970
Total 100.00% $67,038
Exhibit 27: Affordable Rents Calculations in San Mateo County by Household Size Source: ECONorthwest, Department of Housing and Urban Development (2023), San Mateo County Department of Housing (2023)
Persons per Household 1 2 3 4 5
Very low income (50% AMI) $65,050 $74,350 $83,650 $92,900 $100,350 Maximum monthly housing cost $1,626 $1,859 $2,091 $2,323 $2,509 Utility deduction $116 $138 $184 $230 $278
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Maximum available for rent $1,510 $1,721 $1,907 $2,093 $2,231 Maximum household income $91,070 $104,090 $117,110 $130,060 $140,490 Maximum monthly housing cost $2,277 $2,602 $2,928 $3,252 $3,512 Utility deduction $116 $138 $184 $230 $278
Maximum available for rent $2,161 $2,464 $2,744 $3,022 $3,234 Moderate income (90% AMI) $117,090 $133,830 $150,570 $167,220 $180,630 Maximum monthly housing cost $2,927 $3,346 $3,764 $4,181 $4,516 Utility deduction $107 $109 $129 $152 $176
Maximum available for rent $2,820 $3,237 $3,635 $4,029 $4,340 Exhibit 28: Affordable Home Sales Price Calculations in San Mateo County by Household Size Source: ECONorthwest, Department of Housing and Urban Development (2023), San Mateo County Department of Housing (2023)
Persons per Household 1 2 3 4 5
Moderate Income (110% AMI) $143,110 $163,570 $184,030 $204,380 $220,770 Maximum monthly housing cost $4,174 $4,771 $5,368 $5,961 $6,439 Monthly deductions:

Utilities $107 $109 $129 $152 $176
HOA dues $300 $300 $300 $300 $300
Property taxes and insurance $600 $700 $800 $900 $1,000 Monthly income available for
mortgage
$3,167 $3,662 $4,139 $4,609 $4,963
Maximum mortgage amount $476,030 $550,395 $622,054 $692,780 $745,995 Maximum affordable sales price $499,832 $577,915 $653,157 $727,419 $783,295 48

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ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Bend | Boise | econw.com 1 DATE: March 27, 2024
TO: Community Development Department, City of Brisbane
FROM: Chris Blakney, Katherine Buck (ECOnorthwest)
SUBJECT: Brisbane Commercial Linkage Feasibility Analysis Background and Summary
In 2020, the City of Brisbane commissioned a Commercial Linkage Fee Analysis that evaluated three commercial prototypes: office, biotech (life sciences), and hotel. Century Urban prepared the 2020 analysis, which was an update to a 2015 nexus study prepared for the City by Vernazza Wolfe Associates and Strategic Economics. Since preparing these previous studies, the City has not to date adopted a commercial linkage fee.

In this analysis, ECOnorthwest updates and expands on the previous analyses to reflect changing commercial market conditions, modeling five commercial prototypes: hotel, retail, office, life sciences, and warehouse. Of these prototypes, only warehouse development is economically viable under current market conditions and could potentially have sufficient value to absorb a commercial linkage fee without adverse impacts to the development market. 1 The hotel and office results from this study are consistent with previous findings. Commercial markets are currently exhibiting adverse market conditions across the Bay Area and nationwide; these markets have been negatively impacted by COVID-19, shifts in demand, and potential oversaturation in the Bay Area. For example, market research showed high levels of hotel development in 2019, which likely did not achieve predicted profitability due to COVID19. Under these market assumptions, it is unlikely that a developer would pursue hotel development in an already oversaturated market in the intermediate-term. Office and retail markets have also seen downturns nationwide as consumer preferences shift towards remote work, ecommerce, and changing patterns in retail space utilization influence development trends. In addition, a significant pipeline of life sciences development in the area combined with uncertain financing resources and high construction costs have made developers cautious about moving forward with new life sciences development.

Prototypes and Fee Levels
As described in the previous section, this analysis evaluates linkage fees for five commercial prototypes: hotel, retail, office, life sciences, and warehouse. Building characteristics for each prototype were based on the Brisbane zoning code and recently built or proposed projects in Brisbane, including development scenarios proposed in the Baylands Specific Plan. The inputs for gross building area and land area (acres and square feet) are standard assumptions used to conduct fee studies and do not reflect the average gross building area or lot size for new 1 Using an average land cost of $250 per square foot; as land costs may vary, we conducted sensitivity testing on land costs (see Exhibit 7).
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development in Brisbane. Building efficiency inputs represent the industry standard assumptions for efficiencies by protype. Details for each characteristic are shown in Exhibit 1.

Exhibit 1: Commercial Prototypes
Source: ECONorthwest, CoStar, City of Brisbane
Hotel Retail Office Life Sciences Warehouse
Gross Building Area 100,000 100,000 100,000 100,000 100,000 Podium Parking Area 66,500 166,500 182,000 150,000 0
Gross Building Area
Including Podium Parking 166,500 266,500 282,000 250,000 100,000 Efficiency 100% 95% 85% 85% 95%
Net Leasable Area 100,000 95,000 85,000 85,000 95,000
Hotel Rooms 133 0 0 0 0
Total Parking Spaces2 133 333 364 300 100
Podium Parking Spaces 133 333 364 300 0
Surface Parking Spaces 0 0 0 0 100
Floor Area Ratio 26.7 26.7 26.7 26.7 26.7
Land Area (Acres) 1.1 1.1 1.1 1.1 1.4
Land Area (SF) 50,000 50,000 50,000 50,000 60,000
Fee Levels
We tested four fee scenarios, shown below. For Scenario 1, fees were set at the maximum allowable fee from the associated Nexus Study completed as part of this study. The other fee scenarios ($5 per square foot, $10 per square foot, and $20 per square foot) were chosen based on the previous linkage study and the fee levels in other nearby jurisdictions.

Exhibit 2: Tested Fees
Source: ECONorthwest
Fee Amounts: Hotel Retail Office Life Sciences Warehouse Baseline $0 $0 $0 $0 $0
Scenario 1 $254 $423 $405 $243 $231
Scenario 2 $20 $20 $20 $20 $20
Scenario 3 $10 $10 $10 $10 $10
Scenario 4 $5 $5 $5 $5 $5
Methodology
We used a pro forma model to measure the financial feasibility of the commercial prototypes using a return on cost model. It is important to note that findings in this analysis are based on the performance of these generic prototypes and current observations of market inputs like lease rates, land costs, construction costs, interest rates, and cap rates. Project specific analysis with unique characteristics (such as a low land basis or a developer with untraditional return thresholds) could yield different results.
2 Parking minimums were determined by standards outlined in the Brisbane code section 17.34.020. With the exception of the warehouse prototypes, all prototypes have podium parking based on a review of recent development as well as space constraints in the City.
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Pro Forma Inputs
Revenues
We used Cushman & Wakefield market data as well as data from CoStar—a third-party data provider—for the North San Mateo County sub-market to estimate revenues for commercial development. For all prototypes except hotel, we used triple-net (NNN) rent per square foot estimates, and thus assumed operating expenses were included in rent rates. For the hotel prototype, we calculated revenues based on current revenue per available room (RevPAR) data.

Income assumptions used in the analysis are shown in Exhibit 3 below.

Exhibit 3: Pro Forma Income Assumptions
Source: ECONorthwest, CoStar, Cushman & Wakefield
Hotel Retail Office
Life
Sciences Warehouse
Income Metric RevPAR Per sf Per sf Per sf Per sf
Rents (NNN for all
prototypes except hotel) $69,350 $45 $70 $80 $25
Gross Annual Revenue $9,223,550 $4,275,000 $5,950,000 $6,800,000 $2,375,000 Vacancy Rate (% of
Gross Income)
Included in
RevPAR 10% 10% 10% 10%
Operating Expenses (%
of Gross Income) 70% 0% 0% 0% 0%
Annual Net Operating
Incomes $2,767,065 $3,847,500 $5,355,000 $6,120,000 $2,137,500 Costs
Cost estimates include hard costs (including construction materials and labor), land costs, soft costs, contingencies, and developer profit. For the retail, office, and warehouse prototypes, we used costs based on the National Building Cost Manual, developer interviews, and prior regional pro forma work. For life sciences development, costs are largely driven by high fit-out costs to equip the development with infrastructure to support life sciences research and development. To establish life sciences construction costs, we used data from the Cushman & Wakefield Life Sciences Fit-Out Cost Guide and chose a cost assumption on the lower end of the range. Finally, for hotel costs, we used the HVS Hotel Cost Estimating Guide and include costs for Furniture, Fixtures, and Equipment (FF&E). Cost estimates for hard and soft costs are shown in Exhibit 4.
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Exhibit 4: Pro Forma Cost Assumptions
Source: ECONorthwest, National Building Cost Manual, HVS Hotel Cost Estimating Guide, Cushman & Wakefield Life Sciences Fit-Out Cost Guide, CoStar
Hotel Retail Office Life Sciences Warehouse
Building Costs
per SF $407 $251 $354 $700 $100
Total Building
Costs $40,704,625 $25,098,942 $35,432,895 $70,000,000 $10,000,000 Parking Costs
(Podium) $6,750,000 $15,000,000 $18,000,000 $18,000,000 $0 Total
Construction
Costs $47,454,625 $40,098,942 $53,432,895 $88,000,000 $10,500,000 Soft Costs $7,967,371 $6,829,512 $10,129,757 $16,095,784 $2,942,416 Contingency $5,220,009 $4,410,884 $5,877,618 $9,680,000 $1,155,000 Developer Fee $2,871,005 $2,425,986 $3,232,690 $5,324,000 $635,250 Total Costs $63,513,010 $53,765,324 $72,672,961 $119,099,784 $15,232,666 Return on Cost Thresholds
Return on cost thresholds are shown below, based on a review of current capitalization rates and market conditions.

Exhibit 5: Capitalization Rates and Return on Cost Thresholds Source: ECONorthwest
Hotel Retail Office
Life
Sciences Warehouse
Return on Cost
Threshold

7.5% -

7.75%

7.0% -

7.25%

7.0% -

7.25%

7.0% -

7.25%

7.0% -

7.25%
Land Costs
To estimate local land costs, we analyzed recent land transactions in CoStar for the Northern San Mateo County area in the last two years. Land is very expensive in the area, with an average cost of roughly $345 per square foot overall and an average cost of $253 for parcels between one and two acres. Below, the table below shows major property transactions postJanuary 2022, which had an average cost per square foot of $257 and ranged from $77 per square to $394 per square foot.

Exhibit 6: Property Sales, 2022-2023
Source: CoStar
Property Type Sale Price Land Area SF Sale Price/ Sf Sale Date Retail $1,100,000 2,792 $394 2/22/2023
Retail $750,000 3,014 $249 1/6/2023
Office $49,800,000 174,240 $286 9/1/2022
Retail $750,000 2,665 $281 4/8/2022
Retail (Neighborhood Center) $4,250,000 55,321 $77 3/3/2022 Because of the variation in land costs across San Mateo County, we tested multiple land values in the pro forma. For each prototype, we tested land values at $250 per square foot (to reflect the rough average of land in the City based on CoStar data collection) and $77 per square foot 52

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(based on the City’s recent acquisition of the Bank of America site) to solve for the required price of land to make each prototype feasible using a return on cost threshold of 7%. The pro forma includes the costs associated with the existing city fees as part of the soft costs.

While only the warehouse prototype is feasible with land values of $250, the office prototype would also become feasible if land values were $73 per square foot, and the retail prototype would be feasible if land values were $30 per square foot; however, there are no recent comparable land sales at this price point in the area. Based on the market assumptions used for the analysis, the hotel and life sciences prototypes are not feasible on-the-margin at any land value without additional subsidy. We are aware the City is processing entitlements for two life sciences developments and a hotel. However, we do not have access to the project specific cost data, and if these projects were able to purchase land at a lower price point, secure financing at a lower interest rate, or accept a lower return on cost than the current market rate assumptions, then it would improve the feasibility of these prototypes.

Exhibit 7: Land Costs by Prototype
Source: CoStar, ECONorthwest
Hotel Retail Office Life Sciences Warehouse
Return on cost for
land at $250 per
square foot 3.64% 5.81% 6.29% 4.65% 7.07%
Total land costs at
$250 per square
foot $12,500,000 $12,500,000 $12,500,000 $12,500,000 $15,000,000 Return on cost for
land at $77 per
square foot 4.11% 6.69% 7.01% 4.98% 10.83%
Total land costs at
$77 per square
foot $3,750,000 $3,750,000 $3,750,000 $3,750,000 $4,500,000 Land value needed
to reach 7% return
on cost
-$478 per
square foot
$30 per
square foot
$73 per
square foot
-$640 per
square foot
$261 per
square foot
Total land budget
to reach 7% return
on cost -$23,919,061 $1,484,549 $3,649,592
-
$31,998,408 $15,642,389
The results below are calculated using the CoStar average land value of $250 per square foot.

Results
Baseline results, as well as results for each fee scenario, are shown below.

Hotel
The hotel prototype had the lowest return on cost result of 3.64%, with an annual net revenue of roughly $2.8 million and a total development cost of $63.5 million. The low feasibility of the hotel prototype is likely due to the high cost of development (due largely to furniture, fixtures, and expenditures, or FF&E), as well as high operating costs. Risk associated with hotel 53

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development is likely also reflected in the capitalization rates for hotel development in the area, pegged at 8.7% per CoStar as of 2023. Based on the market rate assumptions for hotel development, additional fees imposed on this prototype could limit hotel development until the market improves.

Exhibit 8: Financial Feasibility of Hotel Prototype
Source: ECONorthwest
Hotel Nexus Fee % of TDC Return on Cost Feasible?
Baseline $0 0.0% 3.64% No
Scenario 1 $254 25.0% 2.73% No
Scenario 2 $20 2.0% 3.55% No
Scenario 3 $10 1.0% 3.59% No
Scenario 4 $5 0.5% 3.62% No
Retail
At current market rents, new retail projects are estimated to earn an annual net operating income of $3.8 million, with a total development cost of roughly $53.8 million. Using these inputs, the retail prototype has a return on cost estimate of 5.8%; as this is below the minimum target threshold of 7%, new retail development is likely not feasible in Brisbane. To be feasible, retail rents in Brisbane would need to be $54 per square foot, or roughly 20% higher.

Exhibit 9: Financial Feasibility of Retail Prototype
Source: ECONorthwest
Retail Nexus Fee % of TDC Return on Cost Feasible?
Baseline $0 0.0% 5.81% No
Scenario 1 $423 39.0% 3.54% No
Scenario 2 $20 1.8% 5.64% No
Scenario 3 $10 0.9% 5.72% No
Scenario 4 $5 0.5% 5.76% No
Office
The office prototype has an annual net revenue of $5.3 million and a total development cost of $72.7 million. Using these inputs, the office prototype has a return on cost estimate of 6.3%, below the minimum target threshold of 7%. To achieve the minimum thresholds, office rents would need to be $78 per square foot, or just over 11% higher. 54

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Exhibit 10: Financial Feasibility of Office Prototype
Source: ECONorthwest
Office Nexus Fee % of TDC Return on Cost Feasible?
Baseline $0 0.0% 6.29% No
Scenario 1 $405 32.2% 4.26% No
Scenario 2 $20 1.6% 6.14% No
Scenario 3 $10 0.8% 6.21% No
Scenario 4 $5 0.4% 6.25% No
Life Sciences
The life sciences prototype has an annual net revenue of roughly $6.1 million and a total development cost of $119.1 million. Overall, the life sciences prototype has a return on cost estimate of 4.65%, below the minimum threshold for feasibility. To be feasible, life sciences rents would need to be $120, or 50% higher.

While life sciences construction continues to occur in Brisbane and the Bay Area, there is currently a vast amount of life sciences space in the development pipeline. In addition, current construction costs, high interest rates, and a cooling venture capital funding market all contribute to flattening forecasted rents and perceived risk in the industry. Given these factors, it is likely that developers are approaching projects more cautiously than in prior years and are holding off on development. However, individual life sciences developments may still occur based on the project specific cost details and the developer’s risk profile; we understand that there are two life sciences development proposals for Sierra Point that are currently in the entitlements phase.

Exhibit 11: Financial Feasibility of Life Sciences Prototype Source: ECONorthwest
Life Sciences Nexus Fee % of TDC Return on Cost Feasible? Baseline $0 0.0% 4.65% No
Scenario 1 $243 15.6% 3.93% No
Scenario 2 $20 1.3% 4.58% No
Scenario 3 $10 0.6% 4.62% No
Scenario 4 $5 0.3% 4.63% No
Warehouse
The warehouse prototype has a net annual revenue of $2.1 million and a total development cost of $15.2 million. Overall, the warehouse prototype has a return on cost estimate of 7.07%, above the minimum threshold for feasibility. This prototype could sustain a fee up to $20 per square foot and maintain development feasibility.

Exhibit 12: Financial Feasibility of Warehouse Prototype Source: ECONorthwest
Warehouse Nexus Fee % of TDC Return on Cost Feasible?
Baseline $0 0.0% 7.07% Yes
Scenario 1 $231 43.3% 4.01% No
Scenario 2 $20 3.8% 6.63% Yes
Scenario 3 $10 1.9% 6.84% Yes
Scenario 4 $5 0.9% 6.96% Yes
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Policy Considerations
Timing of Fee Adoption
While the analysis shows that development is currently not feasible for the protypes (excluding warehouses), the lack of feasibility is primarily due to current market and macroeconomic trends and City fees are not the sole obstacle impacting the financial feasibility of new development. Therefore, the City of Brisbane could consider adopting or phasing in a linkage fee now, so when market conditions are more favorable the City already has the fee in place and can capture the linkage fee revenue from new development. This also allows the City to capture fee revenue if there are new developments that happen in the interim. The City could consider phasing in a sliding-scale fee that could be increased over time as market conditions improve.

Other Development Fees
Other development fees proposed by the City will impact the feasibility of new development and the City is considering a new development impact fee to support parks. However, any new fee on development would impact the commercial linkage fee analysis.

Current city fees (including permit fees, plan checking fees, processing fees, school district developer fees, seismic fees, and art fees) are shown for each prototype in the table below.

Exhibit 13: City of Brisbane Fees
Source: City of Brisbane
Hotel Retail Office Life Sciences Warehouse
Total city fees $665,294 $589,677 $726,750 $1,082,100 $285,400 Total city fees/ square foot of
gross floor area $6.65 $5.90 $7.27 $10.82 $2.85
Impact fees per square foot of
gross floor area (includes school
district fee, seismic fees, and art
fees) $5.66 $4.90 $6.27 $9.83 $1.86
Parking Requirements
Results are particularly sensitive to parking requirements. For this analysis, we used the minimum parking thresholds established in 17.34.020, and assumed podium parking for all prototypes except the warehouse prototype. While podium parking is generally more expensive than surface parking, there was not a large difference in return on cost results due in large part to land costs in the area. Because of the number of stalls required, a developer would need to acquire a much larger piece of land to provide surface parking; on a per stall basis, surface parking results in being slightly more expensive. However, the total number of stalls required has a high impact on the return on cost results across prototypes. To potentially incentivize 56

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these development types (and potentially make an additional fee feasible), the City could consider reducing minimum parking requirements, particularly for developments with proximity to transit.

Market Sensitivity Testing
To understand how different (and improved) market conditions could impact development feasibility, we created three scenarios in which the key assumptions underlying the pro forma analysis could change, summarized in the table below. The scenarios are not predictions about future market conditions, and they do not rely on complex economic forecasting models.

Instead, they are coherent and plausible future market conditions designed to show the sensitivity of the feasibility analysis. Various components of each scenario could change at different rates and even in opposite directions than as suggested by the scenarios. The target return on cost would be based on the developer’s willingness to accept the project return, and would be impacted by the developer’s risk profile.

Exhibit 14: Market Sensitivity Testing Scenarios
Source: ECONorthwest
Baseline Scenario A Scenario B Scenario C
Rent Growth from Baseline 100% 103.5% 110.5% 117.5%
Construction Cost Growth from Baseline 100% 102.5% 107.5% 112.5% Vacant Land Value 100% 102.0% 106.0% 110.0%
Target return on cost 7.0% 6.5% 5.75% 5.0%
Scenario A is closest to the baseline conditions and most likely in the immediate future. Rent, operating expense, and construction cost growth rates of 2.5 percent to 3.5 percent are within a normal range over a one-year period. Additionally, as market conditions improve, developers may feel more comfortable accepting a lower return on costs in a less risky market.

Scenario B represents a relatively good economic condition compared to the baseline scenario, in which potential rents increase faster than construction and land costs. Although it is not likely to occur in the immediate future, it might be possible in the next few years. Still, other macroeconomic changes and new policies from federal and state governments can impact how much the scenario’s assumptions change by.

Scenario C represents very good economic conditions potentially far in the future, in which developers are comfortable accepting a 5% return on cost. However, it is uncertain when or if these conditions might occur, and a 5% return threshold being acceptable in the market would require is sizable shift in conditions.

Exhibit 15 shows the return on cost results for each prototype under each scenario, with feasible returns in bold. Under Scenario A, the warehouse is still the only prototype that is feasible; however, under Scenarios B and C, the retail and office prototypes are also feasible, with the life science prototype nearing feasibility.
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Exhibit 15: Market Sensitivity Testing Results
Source: ECONorthwest
Scenario Hotel Retail Office Life Sciences Warehouse
Baseline 3.64% 5.81% 6.29% 4.65% 7.07%
Scenario A 3.67% 5.85% 6.34% 4.69% 7.15%
Scenario B 3.72% 5.94% 6.43% 4.75% 7.29%
Scenario C 3.77% 6.02% 6.51% 4.80% 7.42%
While these results should not be used to inform policy today, they could indicate that a fee could potentially be feasible in the future, for some prototypes more than others. Key indicators that the development market could be improving include:
▪ Increased land or real estate transactions in the City. ▪ Increased permitting activity, particularly for larger projects and commercial development.
▪ If vacancies are lower and space tends to be leased quickly, it could indicate increased demand in the market which could potentially support higher rents. ▪ Changes to the macroeconomic environment, including stabilized interest rates and construction costs.

If development markers are positive, the City should consider updating this fee study to ensure development likelihood and calibrate the fee to current market conditions. In the interim, the City could consider taking steps to help facilitate future development, such as:
▪ Considering zoning changes or development agreements that increase developer flexibility, such as reducing parking requirements.
▪ Temporarily waiving, reducing, or deferring impact fees, property taxes, permitting fees to help offset development costs.
▪ Investing in infrastructure improvements, including utilities, roads, transit, etc. in any target development areas to reduce upfront infrastructure costs for developers. ▪ Providing land, infrastructure, or funding to help reduce developer costs and risks, especially for projects that could attract future jobs or development. 58

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Brisbane City CouncilMarch 5, 2026

Brisbane City Council
March 5, 2026