HomeMy WebLinkAbout17 TUST LEGACY FAIR SHARE ANALYSIS 09-02-08Agenda Item ~ 7
<~~.
~~, ~ Reviewed:
.E ~.
~~ ~~ ~ AGENDA REPORT city Manager
.~.
' ~. ~ . - ~>.:- Finance Director N/A
MEETING DATE: SEPTEMBER 2, 2008
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: REDEVELOPMENT AGENCY & PUBLIC WORKS DEPARTMENT
SUBJECT: 2007 TUSTIN LEGACY BACKBONE INFRASTRUCTURE PROGRAM
FAIR SHARE ANALYSIS UPDATE
SUMMARY
A 2007 updated analysis has been completed of the fair share contributions required of
development areas at Tustin Legacy to finance public facilities needed to serve new
development.
RECOMMENDATION
It is recommended that the City Council review and approve the 2007 Tustin Legacy
Backbone Infrastructure Program Fair Share Analysis and instruct City Staff to utilize
the fair share allocations for specific development areas pursuant to required Final
EIS/EIR mitigation for development at Tustin Legacy, contractual agreements with
developers at Tustin Legacy, conditions of entitlement approval for specific
development projects at Tustin Legacy in both Tustin and Irvine and in any and all
property negotiations for disposition by the City of property at Tustin Legacy.
FISCAL IMPACT
The Tustin Legacy Backbone Infrastructure Fair Share Analysis assists in financing
public facilities and Final EIS/EIR mitigation for Tustin Legacy project and as needed to
serve development at Tustin Legacy.
BACKGROUND
Based on the Final EIS/EIR for the Disposal and Reuse of the former MCAS Tustin, it
was determined that private developments would create the need for certain backbone
infrastructure located both on and off the site, including Tustin Legacy roadway
improvements, traffic and circulation mitigation, domestic and reclaimed water, sewer
telemetry, storm drains and flood control channels retention and detention systems, and
utility backbone systems (electricity, gas, telephone, cable, telecommunications, etc.).
The City acted as the lead agency for both Tustin and Irvine in preparation of the Final
City Council Report
2007 Tustin Legacy Backbone Infrastructure Fair Share Analysis Update
September 2, 2008
Page 2
EIS/EIR and both agencies certified the document for their use. Provisions of the Final
EIS/EIR required all private developments to enter into an agreement to establish on a
pro-rated or fair-share basis a development area's required construction obligation or
financial contribution toward the Tustin Legacy Backbone Infrastructure Program.
In January 2001, the City originally produced estimates of Tustin Legacy Fair Share
Contributions for development areas at Tustin Legacy. These estimates were refined
in 2006 to account for changes in the MCAS Tustin Land Use Plan and the
escalation in construction costs. In April 2006, the City Council reviewed and approved
the 2006 Tustin Legacy Backbone Infrastructure Program Fair Share Analysis. It was
indicated that the Tustin Legacy Backbone Infrastructure Program would continue to be
updated on an annual or as-needed basis until completion of the entire Tustin Legacy
Backbone Infrastructure Program.
Since the City also retains ownership of a large portion of the development area and
had to move forward on projects such as the WL Homes (John Laing) Tustin Field I and
II projects and the Vestar/Kimco, L.P. (Vestar) project due to significant financial
considerations, contractual obligations on each of these sites resulted in the City
establishing the fair share obligations for these development project sites earlier, and
transferring a portion of the increase in obligations for Fair Share contributions to the
master developer footprint portion of Tustin Legacy. No portion of such transfer of
obligations has been imposed on properties purchased from the federal government by
Marble Mountain Partners, LLP (MMP) and entitled in both Irvine and Tustin. In
addition, the Tustin Legacy Backbone Infrastructure Program Fair Share Analysis also
credits the John Laing, MMPs and Vestar sites for certain contributions these
development projects have either contractually committed to, or are required to make,
towards Tustin Legacy Backbone Infrastructure improvements, such as Quimby Act
park fees or contributions being made to the Tustin Library Project.
The attached report from Taussig & Associates provides a complete summary of 2007
facility costs, Fair Share contribution amounts and demographic assumptions used in
the analysis including a description of the Fair Share calculation tables and
methodologies. The Public Works Department has worked diligently throughout 2007 to
update all facility costs for completed Tustin Legacy Backbone Infrastructure and
infrastructure still to be built. In addition, all construction cost updates were reviewed by
an outside development consultant, Developer's Research. As indicated in the Taussig
report, the Tustin Legacy Backbone Infrastructure Program will fund a total of
City Council Report
2007 Tustin Legacy Backbone Infrastructure Fair Share Analysis Update
September 2, 2008
Page 3
$407,478,930 in transportation, drainage, dry utilities, park and open space, library and
fire facilities.
Based on the report, the following are the proposed Fair Share contributions for
individual development areas as compared to the last updates in 2006:
Comparisons of Tustin Legacy Backbone Infrastructure
Fair Share Contribution
Development Sites April 3, 2006
Columbus Square (MMP) 28,421,173
Columbus Grove (MMP) 18,962,850
Irvine Parcel (MMP) 13,097,210
2007 Increase
31,741,542 3,320,369
20,951,899 1,988,049
14,560,774 1,463,564
Subtotal: 60,481,233
Tustin Field (WL Homes) 9,733,437
District/Vestar -Kimco 36,330,000
Master Developer (Shea
Properties II) 227,984,805
Others (private
developments) TBD
Developer Fair Shares 334,529,476
Other Financing (quimby
park fees paid, library
contributions, Tustin Ranch
Road Irvine Co. Agreement,
etc). 13,907,409
Total Infrastructure Cost: 348,436,885
Note: a few of the subtotals and
totals may not total due to
rounding
67,254,215
9,733,437
36,330,000
280,014,435
TBD
393,332,086
6,772,982
See Full Report-
See Full Report
52,029,630
58,802,610
14,146,844 239,435
407,478,930 59,042,045
City Council Report
2007 Tustin Legacy Backbone Infrastructure Fair Share Analysis Update
September 2, 2008
Page 4
Under the terms of Tustin Legacy entitlement conditions, Disposition and Development
Agreement and other agreements between the City and John Laing Homes and Vestar,
the Cooperative Agreement between the City and MMP (Marble Mountain Partners)
and the Disposition and Development Agreement for the Master Development Site with
Shea Properties II, and for all future development sites that may have privatized
elements (i.e., potentially proposed County Regional Park site and IRG proposal and
proposed ATEP Camelot proposal) the City will utilize the Tustin Legacy Backbone
Infrastructure Fair Share Program and similar analysis as the basis for redistributing or
establishing new development Fair Share contributions required on each site towards
the Tustin Legacy Backbone Infrastructure Program, as it is updated on an annual or
as-needed basis.
In addition to Fair Share contributions established by the Fair Share Analysis, the
financing of the Tustin Legacy Backbone Infrastructure Program also includes other
funding contributions made by developers pursuant to any entitlement conditions or any
voluntary contributions towards the Tustin Legacy Backbone Infrastructure Program
made by a developer (for instance, John Laing Homes has paid a $1,969,718 Quimby
Act park fee and has made a $1,000,000 library project contribution; Vestar is making a
$1,082,000 library project contribution), escalation of costs for improvements likely to be
constructed by TLCP, and other funding sources. The Fair Share Analysis, however, is
really an identified funding obligation required by each development site and does not
define actual responsibilities for construction of Tustin Backbone Infrastructure
improvements. The assignment of construction responsibilities would occur pursuant to
either entitlement conditions, CFD Advance Reimbursement agreements, Disposition
and Development Agreements, or other funding agreements entered into with each
developer. The program would permit developers to obtain a credit or reimbursement of
their fair share obligation towards the Tustin Legacy Backbone Infrastructure Program
where such credits and reimbursements are warranted and appropriate as approved by
City staff.
The criteria for obtaining credits/reimbursements would be the presence of an
agreement between a developer and the City which ensures a developer's funding of a
Tustin Legacy Backbone Infrastructure Program listed improvement or any additions to
the approved Tustin Legacy Backbone Infrastructure Program list approved by the City
(an example is the Vestar Infrastructure Construction and Payment Agreement
approved by the City Council in conjunction with the Vestar escrow closing). If
approved by the City, fee credit/reimbursement should equal the most current cost
City Council Report
2007 Tustin Legacy Backbone Infrastructure Fair Share Analysis Update
September 2, 2008
Page 5
estimate of the infrastructure item (as defined by annual cost review or other recent
evaluation of cost), regardless of cost to construct. Any reimbursements would be
provided only as funds become available and should not compromise the
implementation schedule of priority Tustin Legacy Backbone Infrastructure Program
improvements already funded or programmed to take place in the short range (i.e.
within a three year time frame).
It has been the intent of the Tustin Legacy Backbone Infrastructure Program Fair Share
Analysis to provide an essential nexus between the imposition of the Fair Share
contribution towards the Tustin Legacy Backbone Infrastructure program and a
legitimate governmental interest (as stated in the Final EIS/EIR). It has been determined
that the Fair Share contributions as estimated are roughly proportionate to and
reasonably related to the impacts that are assumed to be caused by development at
Tustin Legacy. The Fair Share Analysis is also consistent and complies with the
Cooperative Agreement between the City and Marble Mountain Partners dated
February 7, 2005 and the Agreement between the City and the Department of the Navy
for the Conveyance of a Portion of the former Marine Corps Air Station Tustin dated
May 10, 2005 (the "Conveyance Agreement") which requires that the City treat the
buyer of Government parcels at Tustin Legacy (Marble Mountain Partners) in the same
manner as other purchasers of property at Tustin Legacy.
It is the intention to use the 2007 Fair Share Analysis update and any future updates in
imposing required environmental mitigation required by the FEIS/EIR for development
at Tustin Legacy and for also negotiating remaining agreements for Tustin Legacy
development. In the event such agreements become difficult to finalize, City staff may
need to return with a required AB 1600 (Government Code Section 66000 (c)) fee
implementation program for further City Council consideration.
Staff has provided a copy of the Updated 2007 Fair Share Analysis as well as extensive
background information on the escalations in the Tustin Legacy Backbone Infrastructure
Program to the major developers that would experience the obligations for additional
Fair Share increases (both Shea Properties, II and Marble Mountain Partners as
directed to Lennar Homes).
City Council Report
2007 Tustin Legacy Backbone Infrastructure Fair Share Analysis Update
September 2, 2008
Page 6
Christine A. Shingleton
Assistant City Manage
,/ -CSC ~~~~:~~"y
Tim Serlet
Public Works Director
S:\RDA\CC report\AgendaReport 9-2-08 Fair Share Contribution.doc
Attachment
Public Finance and Urban Economics
1301 Dove Street, Suite h00 Tel (949) 955-15(10
~'c wport Beach, CA 92660 Fax (949} 955-1590
nrvvw. to ussi,~. com
MEMORANDUM
To: Christine Shingleton, Assistant City Manager
From: Steve Runk
Date: June 12, 2008
Re: Tustin Legacy Fair Share Analysis
Transmitted herewith are the preliminary results of the analysis undertaken by David Taussig &
Associates, Inc. ("DTA") to update the fair share contribution for each development area
necessary to finance public facilities needed to serve new development resulting from the Tustin
Legacy Development Plan (the "Tustin Legacy Plan") as identified by the City of Tustin (the
"City"). The previous study was completed in March, 2006. Increased construction costs over
the last two years have caused the City of Tustin to adjust the facility cost estimates. The updated
costs are contained in a City provided spreadsheet titled "Tustin Legacy Master Infrastructure-
Backbone Improvements Cost Estimate, Version 6.0", which serves as the Needs List in this
update.
This memorandum presents the results of our analysis and is organized as follows:
• Background
• Legal Basis
• Facility Costs
• Demographic Assumptions Used in the Analysis
• Description of Fair Share Calculation Tables and Methodology
• Fair Share Contribution Amounts by Planning Area
• Appendices
Facilities and Costs
Demographics
Allocation Calculations
Cost Allocations by Planning Area
Trip Generation Rates
David Taussig and Associates, Inc.
Page 2
I. BACKGROUND
Based on the final EIS/EIR for the Disposal and Re-use of the former MCAS-Tustin site, it was
determined that development at the former base would contribute to the need for certain
backbone infrastructure located both on the site and off the site, including Tustin Legacy
roadway improvements, traffic and circulation mitigation, domestic and reclaimed water, sewer
telemetry, storm drains and flood control channels, retention and detention systems, and utility
backbone systems (electricity, gas, cable ,telecommunications, etc.). The City of Tustin ("City")
acted as the lead agency for both City and the City of Irvine in preparation of the Final EIS/EIR
and both agencies certified the document for their use.
Provisions of the Final EIS/EIR required all applicants for private development to enter into an
agreement to establish on a pro-rated or fair-share basis each development area's required
construction obligation or financial contribution toward development of the Tustin Legacy
Backbone Infrastructure.
The City originally produced in January of 2001 estimates of Tustin Legacy Fair Share
contributions with respect to development areas at Tustin Legacy. These estimates were further
refined to account for changes in the MCAS Tustin Land Use Plan. Staff was directed by the
Tustin City Council in November of 2004 to complete the study (i.e., elimination of the golf
course and replacement with open space) and also include costs associated with new flood
control and water quality requirements, other environmental mitigation requirements related to
the development at the former MCAS-Tustin, and the escalation in construction costs since 2000.
In March of 2006 DTA submitted a Memorandum titled "Tustin Legacy Fair Share Analysis"
which provided a complete summary of facility costs, fair share contribution amounts and
demographic assumptions used in the consultants analysis, including a description of the fair
share calculations tables and methodologies, and a list of the Tustin Legacy Backbone
Infrastructure Fair Share Program.
Since the City also retains ownership of a large portion of the development area and had to move
forward on projects such as the WL Homes (John Laing) Tustin Field I and II projects and the
Vestar/Kimco, L.P. (Vestar) project due to significant financial considerations, contractual
obligations on each of these development sites resulted in the City previously establishing fair-
share obligations for the development sites and transforming a portion of the increase in
obligations for fair-share contributions to the master developer footprint portion of the Tustin
Legacy Project. No portion of such transfer of obligations has been imposed on properties
purchased from the federal government by Marble Mountain Partners, LLP ("MMP") and
entitled in both Irvine and Tustin. In addition, the adjusted Tustin Legacy Backbone
Infrastructure Fair Share Analysis credits the John Laing, MMP and Vestar development sites for
certain contributions these development projects have either contractually committed to or are
required to make towards Tustin Legacy Backbone Infrastructure Improvements, such as
Quimby Act park fees being paid, or contributions being made to the Tustin Library Project.
David Taussig and Associates, Inc.
Page 3
The purpose of this memorandum is to update the fair share allocations to the various
development partners to reflect the escalated cost estimates. All demographic assumptions and
allocation methodologies remain unchanged.
II. LEGAL JUSTIFICATION
Prior to World War II, development in California was held responsible for very little of the cost
of public infrastructure. Public improvements were financed primarily through jurisdictional
general funds and utility charges. It was not uncommon during this period for speculators to
subdivide tracts of land without providing any public improvements, expecting the closest city to
eventually annex a project and provide public improvements and services.
However, starting in the late 1940s, the use of impact fees grew with the increased planning and
regulation of new development. During the 1960s and 1970s, the California Courts broadened
the right of local government to impose fees on developers for public improvements that were
not located on project sites. More recently, with the passage of Proposition 13, the limits on
general revenues for new infrastructure have resulted in new development being held responsible
for a greater share of public improvements, and both the use and levels of impact fees have
grown substantially. Higher fee levels were undoubtedly driven in part by a need to offset the
decline in funds for infrastructure development from other sources. Spending on public facilities
at all levels of government was $161 per capita in 1965, but it had fallen by almost fifty percent
to less than $87 per capita by 1984 (measured in constant dollars).
The levy of impact fees is one authorized method of financing the public facilities necessary to
mitigate the impacts of new development, as the levy of such fees provides funding to maintain
an agency's service standard required for an increased service population. A fee is "a monetary
exaction, other than a tax or special assessment, which is charged by a local agency to the
applicant in connection with approval of a development project for the purpose of defraying all
or a portion of the cost of public facilities related to the development project..." (California
Government Code, Section 66000). A fee may be levied for each type of capital improvement
required for new development, with the payment of the fee occurring prior to the beginning of
construction of a dwelling unit or non-residential building (or prior to the expansion of existing
buildings of these types). Fees are often levied at final map recordation, issuance of a certificate
of occupancy, or more commonly, at building permit issuance.
The City has identified the need to impose impact fees to pay for transportation, drainage, dry
utilities, park and open space, library and fire facilities. A detailed list of required public
facilities (the "Needs List") is contained within Section III herein. The fees presented in this
study will finance facilities on the Needs List at levels identified by the City as appropriate to
mitigate the impacts of new development. Upon the adoption of the Fee Study and required legal
documents by the City Council, all new development will be required to pay its "fair share" of
the cost of facilities on the Needs List through these fees.
Assembly Bill ("AB") 1600, which created Section 66000 et. seq. of the Government Code, was
enacted by the State of California in 1987. This Fee Study for the City is intended to meet the
David Taussig and Associates, Inc.
Page 4
nexus or benefit requirements of AB 1600, which mandates that there is a nexus between fees
imposed, the use of the fees, and the development projects on which the fees are imposed.
Furthermore, there must be a relationship between the amount of the fee and the cost of the
improvements. To impose a fee as a condition for a development project, a public agency must
do the following:
• Identify the purpose of the fee.
• Identify the use to which the fee is to be applied. If the use is financing public facilities, the
facilities must be identified.
• Determine how there is a reasonable relationship between the fee's use and the type of
development project on which the fee is imposed.
• Determine how there is a reasonable relationship between the need for a public facility and
the type of development project on which the fee is being imposed.
Addressing these items will enable an impact fee to meet the nexus and rough proportionality
requirements established by Dolan versus City of Tigard and other court cases. These findings
are discussed and the nexus test for each proposed fee element is presented in Section V. Current
state financing and fee assessment requirements only allow new development to pay for its fair
share of new facilities' costs. Any current deficiencies resulting from the needs of existing
development must be funded through other sources. Therefore, a key element to establishing
legal impact fees is to determine what share of the benefit or cost of a particular improvement
can be equitably assigned to existing development, even if that improvement has not yet been
constructed. By removing this factor, the true impact of new development can be assessed and
equitable fees assigned. However, since this project is a complete re-use of the existing MCAS-
Tustin Base, it is assumed that there is no existing development that generates impact on the
infrastructure in this study, and all new infrastructure cost is assigned to new development.
Purpose of the Fee (Government Code Section 66001(a)(1))
Population, housing, and employment estimates prepared for this project indicates that
approximately 12,137 new residents will be living in approximately 4,621 new residential
housing units in the next fifteen years (See Section IV, Table IV-A for a breakdown of
housing units by land use and by jurisdiction). During that same time period,
approximately 7,745,145 square feet of new commercial and industrial development are
expected to generate approximately 20,264 new employees. ~ The future residents and
employees will create an additional demand for transportation, drainage, dry utility, park
and open space, library, and fire facilities that existing public facilities cannot
accommodate. In order to accommodate new development in an orderly manner, while
maintaining the current quality of life, the facilities identified in Section III will need to
be constructed.
' Reference is made to Section IV for further information regarding the development projections.
David Taussig and Associates, Inc.
Page 5
It is the projected direct and cumulative effect of future development that has required
this Fee Allocation Program. Each new development area will contribute to the need for
new public facilities. Without future development the new public facilities would not be
necessary. The impact fees will be used for the acquisition, installation, and construction
of public facilities identified on the Needs Lists and other appropriate costs to mitigate
the direct and cumulative impacts of new development at the former MCAS Tustin
The Use to Which the Fee is to be Put (Government Code Section 66001(a)(2))
The fee will be used for the acquisition, installation, and construction of the public
facilities identified on the Needs Lists, included in Section III of the Fee Study and other
appropriate costs to mitigate the direct and cumulative impacts of new development at the
former MCAS Tustin. The fee will provide a source of revenue to fund such facilities,
which in turn will both preserve the quality of life and protect the health, safety, and
welfare of the existing and future residents and employees.
Determine That There is a Reasonable Relationship Between the Fee's Use and the Type of
Development Project Upon Which the Fee is Imposed (Benefit Relationship) (Government
Code Section 66001(a)(3))
The fees collected will be used for the construction of transportation, drainage, dry
utilities, library, parks and open space and fire facilities to serve new development at the
former MCAS Tustin, both within the City of Tustin and outside its jurisdictional
boundaries. The type of development that will be paying these fees is new residential,
commercial and industrial projects within the project to build out conditions. This
expected development will generate new residents and employees that will increase the
burden on existing infrastructure in the form of increased traffic, utility demand, drainage
protection emergency response, and library and open space useage. In order to both
maintain existing service standards and to construct new facilities at upgraded standards
that meet City policy, the fees to be imposed on new development, as recommended in
this Study, will insure that new development contributes it's fair share of funds to
mitigate the impacts caused by such development.
Determine How There is a Reasonable Relationship Between the Need for the Public
Facility and the Type of Development Project Upon Which the Fee is Imposed (Impact
Relationship) (Government Code Section 66001(a)(4))
As determined by technical analysis (such as traffic modeling) and City staff
recommendations, the facilities to be financed are required to maintain service levels.
These facilities are listed in Section III and correspond directly to the impact generated
by new development. For example, the projected growth of residential homes ("dwelling
units") and the growth of commercial and industrial leaseable space ("square feet")
translate to additional traffic on city streets (average daily trips, or "ADT's"). In order to
prevent congestion, streets need to be created or widened and signals installed. Likewise
David Taussig and Associates, Inc.
Page 6
this new growth generates new residents and employees, placing greater demand on
emergency and community services facilities.
The Relationship Between the Amount of the Fee and the Cost of the Public Facilities
Attributable to the Development Upon Which the Fee is Imposed ("Rough Proportionality"
Relationship) (Government Code 66001(a)
This Study uses various methodologies to apportion the cost of new facilities to new
development in proportion to the magnitude of the impacts that drive the need for the
facilities. Fee amounts for the various land uses and the facility types are determined by
apportioning costs according to their appropriate demand factors, such as equivalent
dwelling units ("EDUs"), Equivalent Benefit Units ("EBUs), and traffic generation
factors. Section V "Methodology and Fee Calculation", defines the various demand
factors, describes the various methodologies for apportioning costs, and presents the
calculations that justify the proposed fees for each facility group.
Furthermore, DTA calculated separate fees for each land use designation within each
facility group (ie., Parks, Fire Transportation, etc.). The land use designations used in this
report are:
Land Use Classification for Fee Stud
Low Density Residential
Medium Density Residential
Medium High Density Residential
Senior Housing
Retail Commercial
Office Commercial
Hotel
Senior Congregate Care
Other -Health Club /Theater
Industrial
David Taussig and Associates, Inc.
Page 7
III. SUMMARY OF FACILITIES COSTS
The City identified various facilities that are needed to meet increased demand for services
resulting from new development within the City limits as a result of the MCAS Tustin Reuse
Plan and Specific Plan. These facilities are presented in Appendix 1, which lists each public
facility expected to be fully or partially financed by each development area's fair share
contribution. Appendix 1 is the facility list with updated cost estimates provided by the City,
which reflects the increase in construction costs since the previous analysis provided by DTA in
March, 2006. Appendix 3, Tables 3A through 3F show the specific facility items related to each
facility group (transportation, drainage, parks, etc.). Table III-A summarizes the total facility
cost for each facility type. Tables 3A through 3F as well as Table III-A reflect the updated cost
estimates provided by the City, as shown in Appendix 1. The updated total cost of facility
improvements needed to accommodate new development is $409.0 million.
Table III-A
Facility Cost Summary
Facility Name Total Cost for
Facilit
Transportation Facilities $157,968,534
Drainage Facilities $127,813,819
Dry Utility Facilites $19,539,703
Park and Open Space Facilites $82,227,832
Library Facilities $12,889,900
Fire Faci-ities $5,488,855
Community Entry Signage $1,550,287
Total Facility Cost $407,478,930
David Taussig and Associates, Inc.
Page 8
IV. DEMOGRAPHIC ASSUMPTIONS USED IN THIS ANALYSIS
In order to determine the fair share allocation amounts as presented above, DTA projected future
population and employment assuming current growth trends in housing, commercial, and
industrial development extrapolated to build-out.
Expected Development Assumptions
DTA categorized developable residential land uses within the City's residential zones as Single
Family or Multi-Family. Non-residential land uses within the City's commercial and industrial
zones are categorized as Commercial or Industrial, respectively.
Residential land use estimates are based on an estimate of the number of housing units projected
to be built per entitlements consistent with the Specific Plan following modifications based upon
granted entitlements and negotiations with each developer. DTA projected the number of future
residents by multiplying the number of expected housing units by the estimated average
household size of each residential land use type.2 Detailed summaries of the development
assumptions may be found in Appendix 2, Tables 2A and 2B.
Table IV-A
Average Household Size and Total Number of Future Residents
Expected Expected Total
Average
New
New Total
Residential Land Use Housing Housing Expected
Household
Residents
Residents New
Units in Units in Housing Size in Irvine in Tustin Residents
Irvine Tustin Units (3)
Low Density 166 1,284 1,450 3.35 556 4,301 4,858
Medium Density 243 1,227 1,470 2.73 663 3,350 4,013
Medium High Density 0 1,459 1,459 2.12 0 3,093 3,093
Senior Housing 0 242 242 2.12 0 513 513
Totals 409 4,212 4,621 1,219 11,257 12,477
Non-Residential land use estimates are based on the total gross acreage likely to be developed
through build-out. The results of this analysis are summarized in Table IV-B below:
z Average household sizes derived from City of Tustin General Plan.
3Does not include 192 future residents at Orange County Rescue Mission, which is not part of fair share analysis and
is quasi-public
David Taussig and Associates, Inc.
Page 9
Table IV-B
Non-Residential Gross Square Feet
Non=Residential Use Gross S uare Feet
Commercial 7,118,098
Industrial 627,047
Total: 7,745,145
Finally, DTA projected the number of future employees in the City by multiplying the expected
Commercial and Industrial building square footage by employee density factors. Employee
density factors were taken from SCAG report "Employment Density Study Summary Report", as
footnoted. The results of the analysis and calculations are presented in Table IV-C below:
Table IV-C
Total Private Developable Non-Residential Area and Estimated Future Employees
Associated With This Development
Non-Residential Land Use Building
Square
Footage Square Feet
per 2
Employee Employees
per 1,000
SF Future
Employees
Commercial:
Retail/Other Commercial 1,500,705 623 1.61 2,409
Office 5,023,399 324 3.09 15,504
Hotel 380,000 459 2.18 828
Senior Congregatge Care 158,994 459 2.18 346
Other-Health Club/Theater 55,000 623 1.61 88
Total Commercial 7,118,098 19,176
Average Employee per 1,000 SF Factor 2.69
Industrial:
Light Industrial 627,047 576 1.74 1,089
Total Industrial 1,089
Totals 7,745,145 20,264
z Southern California Association of Governments, "Employment Density Study Summary Report", prepared by
The Natelson Company, Inc., October 31, 2001. Employment density data for Hotel was taken from Table 2B
...Five County Region. Retail, Office and light Industrial were taken from Table 6B....Orange County. Health
Club/Theater was assumed to be the same as Retail. Senior Congregate care was assumed to be the same as Hotel
David Taussig and Associates, Inc.
Page 10
V DESCRIPTION OF FAIR SHARE ALLOCATION CALCULATION TABLES
AND METHODOLOGY
Tables 3A through 3G in Appendix 3 show detailed calculations for each development area's fair
share allocation amount for each facility type. Included below is a brief summary of the
methodology utilized to calculate each development area's fair share contribution necessary to
fund the total cost of infrastructure.
Transportation Facilities Analysis (Table 3A, Appendix 3):
Table 3A in Appendix 3 describes the apportionment of transportation facilities costs for each
land use. Roads, bridges, traffic signals, and traffic mitigation facilities benefit residents and
employees in providing safe and efficient vehicular access to properties. It has been well
documented by transportation engineers that different land uses generate trips at different rates.
Therefore, road, bridges, traffic signals, and traffic mitigation facilities costs are apportioned on
the basis of average daily trip ("ADT") generation factors. A traffic study performed by Austin
Faust & Assoc. calculated ADT's by land use category and by Development Area. The total cost
of transportation facilities, less a $4.5 million contribution from the Irvine Company for Tustin
Ranch Road improvements and a $195,000 contribution from the City of Irvine for intersection
improvements at Tustin Ranch Road and Walnut Avenue, was then allocated to each
Development Area in proportion to percentage of total ADT's generated by each Development
Area.
Drainage Facilities Analysis (Table 3B, Appendix 3):
Table 3B describes the apportionment of drainage costs. The methodology used to allocate
drainage costs to future development is relative runoff contribution. The Rational Method for
computing runoff rates was used in the form of Q = C x I x A where "Q" is equal to runoff
volume, "C" is the ratio of impervious area to total area studied, "I" is rainfall intensity and "A"
is Area, in acres of the City. A runoff factor, "C" of 1.00, indicates a totally impervious site,
where every drop of rain would find its way to the public streets as run-off. Only the relative
contribution of runoff between land uses needs to be considered. Thus, the "unit runoff ', or
runoff per storm intensity (Q/I) can be computed using only the runoff factor and acreage data.
Again, relative runoff among the various land uses can be computed, indexed to a single family
detached residential unit = 1.0. These runoff factors were then applied to the demographic data
to determine cost per run-off and corresponding fees. Table 3B shows the calculations for run-
off factor multiplied by acreage for the various land uses, as well as a summation of total unit
runoff.
Dry Utilities Facilities Analysis (Table 3C, Appendix 3):
Table 3C describes the apportionment of dry utility costs allocated to various Development
Areas by net acreage, based on the assumption that utility demand is uniform across all
Development areas. The allocated costs per acre was then multiplied by the net acreage for each
Development Area to determine the fair share responsibility for each area.
Park Facilities Analysis (Table 3D, Appendix 3):
David Taussig and Associates, Inc.
Page 11
Table 3D presents the apportionment of park facilities, which are assigned to both residential and
non-residential development. Since the use of park facilities is generally limited to daytime
hours, it is reasonable to assume that anon-working resident has a greater number of available
hours for potential use per week than a working resident or local employee. In order to equitably
allocate the costs between existing residents, availability of use is measured in term of equivalent
benefit units or (EBUs), with one (1) EBU representing the potential recreation usage of a single-
family detached residential unit.
EBUs for park facilities are a function of the number of hours potentially available for use of the
park facilities. As calculated in Table 3D one EBU represents 196 potential hours available for
recreation use per single family detached household. Fee amounts for park facilities associated
with this component are calculated for residential and non-residential land uses as detailed in this
table.
Library and Civic Center Facilities Analysis (Table 3E, Appendix 3):
Table 3E presents the fair share apportionment of library and civic center facility costs. All of the
facilities are sized to serve future residents and employees.
Section I identifies the total number of Equivalent Dwelling Units ("EDUs") generated by
future residents and employees. An EDU is a means of quantifying different land uses in terms
of their relative equivalence to a residential dwelling unit, where equivalence is measured in
terms of the level of potential infrastructure use or benefit derived by a specific land use for each
type of public facility. Section II identifies the facility costs for the infrastructure that will be
required for each facility type to be constructed through build-out. Section III apportions the fair
share contribution to new development based on their proportionate share of EDUs for these
specific facilities.
Fire Facilities Analysis (Table 3F, Appendix 3):
Table 3F describes the apportionment of each development area for both residential and non-
residential land uses based on their proportionate share of the total fire calls received by the City
of Tustin during Fiscal Year 2003-2004 for each type of land use.
Community Entry Signage (Table 3G, Appendix 3)
Table 3G uses the same methodology as Transportation Facilities to allocate facility costs to the
various development areas. The rationale is based on the fact that benefits from entry Signage
improvements accrue predominantly to motorists entering and leaving the area. Therefore an
allocation based on average daily trips ("ADT's) is appropriate. The total ADT's identified in the
Austin-Faust Traffic Study was used in the calculations, with the exception of the omission of
ADT's generated in Development Area 5. Development Area 5 does not participate in the
allocation because its geographical location is within the City of Irvine limits. Because the ADT
data is different, separate allocation calculations are required, dictating that Community Entry
Signage be treated as a separate facility category.
David Taussig and Associates, Inc.
Page 12
VI SUMMARY OF FAIR SHARE CONTRIBUTION AMOUNTS
In order to finance the facilities identified in the Needs List, DTA calculated the fair share
contribution amount for each development area through build-out. Table VI-A describes the
total developer allocations by gross acreage based on each development area's fair share
contribution excluding any previous contractual agreements as illustrated in Table VI-C, Section
I. Table VI-B summarizes the net developer allocation per gross acreage reflecting any existing
contractual agreements as described in Table IV-C Section II.
Table VI-C summarizes developer allocations by gross acreage. Section I describes the fair
share allocation for each development area per gross acreage. Section II identifies total
infrastructure fair share cost by development area including the amount financed by other
financing mechanisms. Section III shows total cost allocations to each Development Area by
Facility Category. The columns at the right show developer fair share, other financing and total
infrastructure costs. This table is a summary of detailed cost allocations shown in Appendix 4,
Tables 4B thru 4G (Table 4A not used). All of these figures would apply for calendar years 2008
and 2009, and then would be subject to increase to reflect increasing land acquisition and
construction costs within the City.
Table VI-A
Total Development Area Allocation
Fair Share Contribution Per Gross Acreage
Development 1&2 3&4 5 6 7 8 9 10 11 12
Area
Total Developer
Allocation Per $299,449 $240,826 $309,804 $276,183 $269,230 $626,386 $423,405 $298,007 $0 $475,547
Gross Acreage
Table VI-B
Total Development Area Allocation
Net Fair Share Contribution Per Gross Acreage
Development
Area 1&2 3&4 5 6 7 8 9 10 11 12
Total Developer
Allocation Per $299,449 $240,826 $309,804 $143,139 $296,763 $690,441 $466,703 $328,482 NA $324,375
Gross Acreage
U
ti
U
Q
.~
qg
2
0
f
V U U
~ ~ O
W J
J z ~
m F W
Q F
r w
0
~~.r
r
N N
n N
~
~
O
N
N
~ O
~
7 N ~ N ~ NM NW V
fA f9 ~ ~ ~
~
0 0 0 0 0 0 0 0 0
<o co ~
w
°p o o fD ~ °
o U o '? u
i m
00
tD
N o co
f N N ~ N
~ ~ fA N
fA fA ~ ~ ~
~ O ~
(D N (O
F O O N ~ a N fV N ~
N H9 V! fA ~ ~ N
W fA
Ih N b
d ~ °' ~
a O) "' ~ o n
O v
i ~ u
i N
F N O N N r (V th N
M
to N
w
~
~ fA fH f9 t0
w
O
d O N N ! N N N N
r
V
N
O
<f
W
O
m
~ N
n
~ ~ N
F O) i ~° w ~ ~ N
t» w n w w
n
W M m O r ~ aD ~
f0 ~ ~
{p
J N O pr ~ fp t
0 ~ n (
O
W ~ V! M ~ W
C
J N ~ O '- l0 V O
W o W O N r n O
N C N N aD N m ~ ~ O~
O
~ ~ ~ 1A ~ W ~ W
J
p
T
b
° ~ ~ ro a r"i rn ~ " '°- ~
C O ~ o
M m W ~ ro ~ ~ N
~ fA fA 4i ~y
J
a
p o~
~ p
N ~ N ~ t+1 ~ N m Y f0
O
~ O r ~ ~
G
C N m N ~ ~
fA to W IA ~ N
ti ui
~
y
d
'= Q N
^-.
~ - U
N N
O Q
~ LL N y
N N Q
Q d d
= 'y N
O C O N
d U
C O ~U ~ ~ ) C N
i y
°' ~ O.
cn ~ 4 m
E i ~ ~ v
> Z, E
O.
O d
O C
o .U ~ ~
U C
o
0
> ~
LL o,
O ~ W
~ y ~ =
~ ~` G n
p O ~ = ~ ~ U G f0 Q
~
~ ~`° ~ ~ ~ E ~
m O Z,
LL F- D a ~ ii U U
O
V
W
Q
W
a
7 ~i ~ r i
()
~ ~ W. ~
~ ~
~ ~
0) CD
1~ ~
0) ~
CO N ~
O 1
h N O N N N i
C ~ ~ tl9 p
p
fA Nf ~ ~ ~
C7 t0 OD O
C
u ~ N O
t C If1
C M ~
~ ~
N ~
O
Q
y
IL ~ w ~
$9 ~
V tL
OD
O
m
~
o
~
C ~ m m ~ _
O O N
OD GrD
N
~
LL (V
N C'1 O W N
m L `~
C
H ~ N
~ O
t O
D_
O V N
O O
a N
~ N
~
fA rD
M
tl9 ~ t9
~
a
Q N
O
bN9 ~
~
f9 O
N
C) N
m
M
bO9 O
~ M
O
U ° w w °
~ w w w rA
~
a
J
Y~ u°~
fO
~
~
b9 o
n
V
U3 o
v~
N
n
~ ~
~n
(~O
pp
N~
n
O
N
~ o
~
oD
O
~ 0
co
Ot
V
fA
W
a
J ~
r
a ~
O
N o
~
O m
N
a ~
~
~ O
~
N d
o
H N ~? O ~ In a0 O
O
_
d
~
a 0)
~ t0
rn N
m
~
m
~
J
~
~
I~
O
N a n
F a m N
to N
to O
w OW ~
a 00
N N
M ~
O ~
N N
f~ m
O M
~
f OI
~
~
~
~
~
~
~
N
o
~
i0
J m
~o
~
N
~ ro
~
N
M
br9 ~
.-
aD
N
IA m
a"o
~
O
IA
O~
e
p
~
~
m
N
M
~ ieC~
J
10
C
y~
(O
a
~
N~
m
Ol
~
~
n
O
O
Oap
V3
N
O
~
~
~
(O
O
(aO
f9
(NO
OD
~
C'J
di
A
v
q)
lh C
~
W
C
M
a
<
~
o
N
(~O
~
N
(~O
m
m
O
Obi
O
m
t0
O
N
(O
N
~
O?
M
~ .
~ '
w .
~ ~ ~ ~
N
aE C
oT
`
C
d
J
co
O
~
~
~
'~'
ui
N
O
~
rn
W
~
N
~
"'
N
o
~
O
~
°
O
N
~
m
O
0
m
~
p
~
~
~
~
Q
C
~
O
N
«
~ d
U
A
LL
~j
d
d
N
(
yCC
'Jd U
LL' y
~-'
~U
N
C
N n
~
O O O N
d
.
-= C
> LL N ~ O «~ ~,`
~
~
a
a E
i O ii U
U
ti
U
CS
.b0
h
;~ N
q~
o ~ °0 0 0
~ M ~ °
° ~ M °o a
~ r
o m o Z
M
~ » w rn
~ ~ o
~
~
N O
N
~ O O
O ONO
O
t+f i+1 O
O
O
t+1
"
a
~
N
r
~"~
V
O
7 N
M
10
w M N
f0 fD
M
w w 1
)
i0
1")
w O CN'/
w
~` Q ° 2
V Z 0
o
N
°°
~
° n
OO
"
0
a
Or J ~ pOj O
1 ~ O
r
lh
N N
~
w ^
t+1
w ~ ~
w
a `o
ago m
~ aNo
~
°n
O) J ~ ~ ~ rn ~O
1-
~
w a
~
'p
v
w m
M ~o
y
w
r
m r
Of ~
GO J ~ < ~ b O
p
w
w w
a
"'
~ m
M
~
o
N
'°
r
n J M n ~
O n b
1- p
A
w N
r
w b
~
w p
N Of
W
~
O
C
~ Yi
~
O
W {+nl ~
V O
M M
V
O~
a N
~
M
~
J r
O
w O
r O
w w !
')
r
w O
N O
w
~ C
9
J
N
e
m
J
~
f~
N
v
W
A
r
h
o
W
a
O`
^
p
O
O
~
w
V C
J Of
OG p~
~?
e
N
C7 `°
j m
w m
w ~ a
N
N G
J
~ N
~ N
~
o
m
V
~
C
d
J
n
w
r
w n
~
N
w
a d
N
L
a ~
~
C
N A
m
m
w
m
~ '~ o a
E
a c m o .o ~ U
~ a d .. ~ 5 m
E
m C
o f
U
o h o c~
d o
o
c
LL
~
o m
° ~
0~ ~'E~ °~o
.
a ~~ a
° ` U
~ Z L
~`
~
N f
(n N ~ ~
O
N m 0 ~
O O C o
N O L
^ E Of
UQE ~' U .
~ ° l
~ o S
c
°
d c o o
w
v L
' '~
°~
c a dui
rn
a
i ~
° m Z
ro ~~o oc
~c a~LL z aci ra
r
O C
D ° Q'
~ O C
O _• N
U w ~
N f"
.p. N
N N >.
O
~ > c U
~ E ~ v,
w d c
2 ~ o L ~
c ° n co
v ~ E ~ N c
~ m
N C O~ N m
~ ~ E w
o ~ m d
c ~ f» o >
~ ° O O ~ O
A
`~ E `- '3 m `o
m ~ o o ~ _
~ «» ~ ~ ~ m
rn
U CI CC C
~ 'N ~ N O C 0 0
~ U
O
3 O ~~ C ~ N N
L, L
~ U c o v O`
N Z U! O y U d ~w
~ E~$ E c n m
m ~ m Q ~ ~ ~ q n
S T D `~- x N 'd C (dp
O O ~ ~ ^ d
O LL .ri
N~ ~ N 1~ N ~. O U c
(O y N 'C 'O O) J ~ N
c~ ~ a m E~° d 3
Q° y v a o d r~ ~
c~ o°o~`~' a'ntDi m
E '$ o ~ ~i 'c w y a~
_ pC O 10 ~, (O (J O O ,v_1 C
8~` O) h C a U V d
o w ~ -° x «° ~' ~ ~
o ~'1°Qa m rnao'v
o E `~ d
C~ t p~ p Cp O J C N
9 0 0 U ~ N N«
O `O ~ ° C ~ C ~ ~O C
N G? O) p C ~. ~ O' H fIl N
C °j N .gyp. t0 f0 y
y~ C O~ N V N C~ y
a~ ~ w N E ~ ~ > ° 'm
0 0 ~ ~ E~ rn«~ ~ L
N J C~ .y C U
> ° a E $ m 'm m
~ V ~ J ~ C
m A O p m 0 U N C
~ ~~ E o in ° y~ j op-
N N `~ ~~ y .h O N T O
J C d N V! N p 01
J O O L` ~
N O O 2' ~ y O ~ p 6 N
~_~ L C L O L C a 0~
a A m~ a~~ D a o^ E
E w N C `~ O _U N M O d 0
fA L ~ N
N~ lh th th ~ N N O~ O O E y N~
N d d d O X «_ N C~ N O ._ i0 ~
O C ~p O
`m Am 2' o. ~ o o e» o ~ a .8 ° a~i
t0 t0 a a d l0 O. C ~- N ~ ~pQ~p 1~
a a N N N 1J A C~~ O~ U O. tN0 O
~ v c c c _ °~ _° ~S d v o m c
m m i. % i. ~ m ~ E o E °~' w °' °' '~ co
U V U U U ~ C1 N ~ i/! U~~ O~ y~ L d O 0
N ~ T~ O` U tO C 3 U
~ ~O N N N N N r 00 a a a A O N Q. ~ C o Y 0 C t0
aaaaaaaaaaaao' E,,a$~`a~Ey
a a a a a a a a a ~ ~ v N n ,. v c
~iJi~ivviio~<ooi°~N$ao `paam y ~ cpp o dr m
t0 ~ N N Np~ d d N N N N d° N N O ~ LL O U O N O~
~ a a a d a a~ a~~~ ct» ~ U ~ n ~ c A v as ~
O N N N GI 0I N N N N OI N O .O• p C~ 7 ~_ ~X ~ ~ L y
a a a a a a a n a Ea a a R E o y~~ m~ `w° ayi y y
~ 0 0 0 0 0 0 0 0 0 0 0« X~« (O ~~ d !O t` !_ N
o d d d m d d d d d m m o v o o rn .. m
a~i a~i a~i a~i a~i a~i a~i a~i a~i a~i a~i a~i c a .n c o d ~ ~ ' o ~ ~ °
O ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ p m o p ~ ^ ~ ^ ~ ~ ~
David Taussig and Associates, Inc.
Page Al-1
APPENDIX 1
Facility List and Costs
David Taussig and Associates, Inc.
Page A 1-2
TUSTIN LEGACY FAIR SHARE ANALYSIS
PUBLIC INFRASTRUCTURE NEEDS LIST THROUGH BUILDOUT
Z
~
_
Description ~ ao
ao
~ v~ Qn ~ o
o U N ~ ~
rwow.-
Roadwa t Brid a Im rovements
1 Kensin Ion Park West Connector -Incur orated into Item 7, Rear.,h 102)
2 Valenr.,ia N. Valencia Loa -Red Hill to Armstroni Incor orated inta Item 7, Reach 102
3 Valencia N. Valencia Loo ~ -Armstron to Kensin ton Park Wesl Connector) - Inrar orated into Item 7, R. -
4 Lansdowne Incor orated into Item 7, Reach 1D2 -
5 Edin er - 1400 Ft East of Redhill To East Connector Non-Backbone
6 Armstron -Barranca to Warner 3,433,878
7 Armsiro -Valencia N. Valencia Loo to Warner dnciuded Item 1, 2, 3 & 4 20,825,693
8 Brid a -Tustin Ranch -Valencia N. Valencia Loo to North end of Brid a includin Ram 23,582,062
9 Tustin Ranch Road -North end of Brid a to Walnut Incor orated into Item 8, Reach 140
9A Tustin Ranch Road I Walnut North East Corner Widenin 1,150,142
10 Seve ns Road 731,412
11 Valencia N. Valencia Loo -Kensin ton Park to Tustin Ranch 1,137,113
12 East Connector -Valencia N. Valencia Loo to West end of Bride 2,810,154
13 Brid a East Connector over Santa Ana Santa Fe Channel to Edin er 2,132,292
14 Moffett -North Loo to West end of Bride 2,323,341
15 Brid a -Moffett over Peters Can on Channel 3,693,373
16 Moffett East end of Brid e over Channel to Harvard and Bike Path t,824.D52
17 Sweet Shade Marble Mountain -Irvine CPD Fair Share) 341,688
18 Valencia N. Valencia Loo -Tustin Ranch to Moffett 5,795,629
19 North Loo -Moffett to Jamboree Ram Inco rated into Item 18 Reach 114 122
20 Park North Loo ) -Warner North to Jamboree Rarn ~ Inc;or orated into Item 21, Reach 151) -
21 Park South Loo ) -Warner North to Tustin Ranch 15.868,098
22 Warner -Redhill to Armstron Incor orated into Item 23, Reach 148 4,584,954
23 Warner-Armstron to Tustin Ranch 5,687,480
24 Warner -Tustin Ranch to Jarnboree Inaludin Ri ht of Wa Ac uisition 5.148,182
25 Tustin Ranch -Warner North- fo Barranca 6,538,706
26 Warner -Jamboree to Harvard Irvine CFD Fair Share 704,663
27 Redhill / D er Intersection Im rovemments
28 Tustin Ranch -Valencia N. Valencia Loo to Warner North Incor orated into Item 8, Reach 140
29 South Loo -Tustin Ranch to Armstron 4 Lanes 2,437,685
30 Jarnboree Ram -Jarnboree to Park 522,566
31 Barranca -Tustin Ranch Rd. to Redhill 2,595,704
32 Barranca -Jamboree I:a Tustin Ranch Includinc Ri ht of Wa A usition 8,907,136
33 SCE Barranca 220kv Transmission Pole Relocations Deleted)
34 East Side Redhill -Barranca to Warner 2,070,525
35 East Side Redhill - Warner to Valencia Loo 491,684
35A East Side Redhill -Valencia Loo to 1000' North Incor orated into Item 35, Reach 162
35B SHIPPO Stud 133,500
35C Sound Miti anon -Warner from Harvard to Culver 1,494,002
TOTAL 126,965,715
Traffic Si nals
36 Edin er i Kensin tan Park 1Nest Connector fNew Incor orated vita Item 7 Reach 102
37 Edin er I East Connector U rade 166,250
38 Harvard ! Warner U rade -Irvine CFD Fairshare) 245,400
39 Jamboree /Barranca U rade 288.236
40 Barranca / Millikan -New 413,074
41 Barranca ;Tustin Ranch New 607A79
42 Barranca /Armstron U rade 166,250
43 Redhill /Barranca U rade - Cit of Irvine CIP Pro'ect
44 Deleted
45 Redhill! Warner 166,250
46 Redhill /Valencia New Incorporated into Item 7, Reactr 102)
47 Valencia /Armstron New) 'Incor orated into Item 7, Reach 102)
48 Warner I Armstron New 332,500
49 Armstron /South Loo New 332,500
50 WarnerlArea E Street New -Note: TBD er TLCP Land Plan 332,500
51 Deleted
52 Tustin Ranch /Park South Loo New) 301,250
53 Tustin Ranch /Warner South New 465,500
54 Tustin Ranch /Warner North New 265,100
54A Tustin Ranch! Warner North (New) 172,500
55 Tustin Ranch / Moffett New 332,500
56 Tustin Ranch /Valencia New 332,500
57 Warner North /Park North Laa 301,250
58 Park Nar1h Loa (Jamboree SB Ram New 241,000
59 Valencia i Kensin ton Park West. Connector 183,087
60 Moffett /North Loo New 299,250
David Taussig and Associates, Inc.
Page A 1-3
61 Moffett !Harvard U rade) Incor orated into llem 16, Reach 139} -
62 Tustin Ranch /Ram New 332,500
63 Tustin Ranch / Walnut U rade 166,250
64 Edin er /Ram New 465,500
65 Sweet Shade Marble Mountain /Harvard Incor orated into Item 17, Reach 158 -
65 Si nal Interconnect S stem Incor orated into Item 7, Reach 102
65 East Connector /North Loo New 299,250
65 Si nal Interconnect S stem Note costs are incor orated into the various traffic si nal bud ets -
65 Si nal Controller Note costs are incor orated into the various traffic si nal bud ets -
65 Si nal Controller Note costs are incorporated into the various traffic si nal bud ets -
TOTAL $7,207,476
Traffic Miti ation -Santa Ana I Irvine A reements
66 New ort /Edin er - Fi ure 19 -Tustin ATMS Fee Pa ment 81,196
67 Redhill /Edin ar - Fi ure 19 -Tustin ATMS Fee Pa ment 81.196
68 Tustin Ranch /Walnut - Fi ure 19 -Tustin Addition to Items 8 & 9 Irvine Contribution 195,000
69 Redhill /Main - Fi ure 22 -Irvine 1,787,861
70 Michelson !Von Korman - Fi ure 23 -Irvine 1,616,625
71 Jamboree / Alton - Fi ure 24 -Irvine 2,775.654
72 Harvard !Alton - Fi ure 25 -Irvine 594,051
73 Culver /Warner - Fi ure 26 -Irvine 594,051
74 Barranca / Von Korman Su lemental Im rovements Incorporated into Item 32, Reach 152 139,505
75 Barranca /Jamboree Intersection Im rovements Potensial TSIA 4,482,005
76 Redhill /Warner Santa Ana 2,165,220
77 Grand / D er -Santa Ana Tustin Share = 29% 1,659,061
78 Grand /Edin er -Santa Ana Tustin Share = 56% 7,623,919
TOTAL 23,795,343
Draina a Im rovements
79 Peters Can on Channel from Railroad Track to Edin er 21,310,215
80 Peters Can on Channel from Edin er to Cit Limit Incor orated into Item 79, Reach 504 -
81 Peters Can on Channel from Cit Limit to Barranca Irvine CFD Fair Share} 8,700,900
82 Backbone Storm Drain Overall Valencia, Armstron 7,210,593
82 Backbone Storm Drain Overall Includin Interim Storm Drain Connection at Warner b RSCCD 25,783,307
82 Backbone Storm Drain Overall Barranca Channel, Tustin Ranch, Park & Warner 26,488,109
83 Gradin Modification to eliminate Pum Station 14,283,000
84 Deleted -
85 Deleted -
86 Barranca Channel Detention Basin / S orts Fields at Redhill /Warner 1,059,432
87 Barranca Channel -Redhill to south of Tustin Ranch Not include Irvine CIP Pro'ect 6,788,566
88 Santa Ana Santa Fe Channel Embankment Incor orated into Item 13, Reach 204 -
TOTAL 111,624,122
Water Quali /Miti ation Im rrovements
89 Selenium Treatment Facilit Phase 1 Backbone Facilit 4,284,900
89 Selenium Treatment Facilit Phase 2 Backbone Facilit 2,856,600
90 Water Qualit Treatment S stems Phase 1 Backbone Facilit 2,285,280
90 Water Qualit Treatment S stems Phase 2 Backbone Facilit 571,320
91 Resources A enc Miti ation Im rovements -Peters Can on /Railroad to Edin er 370,033
92 Resources A enc Miti ation Im rovements -Peters Can on /Edin er to Cit Limit 4,627,222
93 Resource A enc Miti ation Im rovements -Peters Can on / Cit Limit to Barranca -
94 Resources A enc Miti ation Im rovements -Master Develo er 1,194,342
93A Resource A enc Miti ation Im rovements -Peters Can an J Cit Limit to Barranca -
TOTAL 16,189,697
D Utilities
Electric
95 Backbone Phase 1 Backbone + Contractor Char es -Refunds -
96 Backbone Phase 1 Backbone + Contractor Char es -Refunds -
97 Backbone Phase 1 Backbone + Contractor Char es -Refunds -
98 Backbone Phase 1 Backbone + Contractor Char es -Refunds -
David Taussig and Associates, Inc.
Page Al-4
Gas
99 Backbane Phase 1 Backbone + Contractor Char es • Refunds
100 Backbone Phase 1 Backbone + Contractor Char es -Refunds
101 Backbone Phase 1 Backbane + Contractor Char es -Refunds
102 Backbone Phase 1 Backbone + Contractor Char es -Refunds
Tel hone
103 Backbone Phase 1 Backbone + Contractor Char es -Refunds -
104 Backbone Phase 1 Backbone + Contractor Char es -Refunds
105 Backbane Phase 1 Backbone + Contractor Char es -Refunds -
106 Backbone Phase 1 Backbone + Contractor Char es -Refunds
Cable TV
107 Backbone Phase 1 Backbone + Contractor Char rs -Refunds -
108 Backbone Phase 1 Backbone + Contractor Char es -Refunds
109 Backbone Phase 1 Backbone + Contractor Charges -Refunds -
110 Backbone Phase 1 Backbone + Contractor Char es -Refunds
Telecomunications
111 Backbone Phase 1 Backbone + Contractor Char es -Refunds -
112 Backbone Phase 1 Backbone + Contractor Char es -Refunds
113 Backbone Phase 1 Backbone + Contractor Char es -Refunds
114 Backbone Phase 1 Backbone + Contractor Char es -Refunds
Backbane Phasel Backbone + Contractor Char es Total All Utilities 2.fi02,080
Backbone Phase 1 Backbone + Contractor Char es -r'otal All Utilities 5,653,343
Utili Backbone All Phases All Utilities 11,284,280
TOTAL 19,539,703
Parks and Communi Facilities
115 Nei hborhood Park; Master Develo er Area G Park 01
116 Nei hborhood Park; Master Develo er Area G Park 02 4,408,203
117 Communi Park; Master Develo er Area 46 Acres 18,211,264
118 A uafic Center in Master Develo er Communi Park 6,237,607
119 Tennis Center in Master Develo er Communi Park 3,585,603
1'LO Tustin Le ac Park; Cit Area 24.5 Acres 5,738,889
121 Linear Park; Master Develo er Area G includin waterwa , onds -
122 Linear Park; Master Develo er Area D includin waterwa , onds 6,989,666
123 Linear Park; Master Develo er Area E includin waterwa , onds -
124 Other Public-owned O en S ace Master Develo er Area G
125 Other Public-owned O en S ace Master Develo er Area D
126 Other Public-owned O en S ace Master Develo er Area E 3,742,009
127 Pedestrian Brid e - Warner I Linear Park 11,818,152
128 Pedestrian Brid e - Armstron I Linear Park 4,830,000
129 Brid a Tustin Ranch over Linear Park Pedestrian Crossin 6,210,000
130 Le ac Arch Structures in Linear Park -
131 O.C.F.A. Fire Station - Edin er / Kensin ton Park 2-Ba 8000 SF 5,488,855
132 Cit of Tustin Libra ;Tustin Civic Center 7,953,900
133 City of Irvine Public Park (Marble Mountain) 2.600.000
133 Communi Ent Si na a 1,325,287
120A Tustin Le ac Park; Ci Area 24.5 Acres' '1,311,060
1208 Tustin Le ac Park; Cit Area 24.5 Ar;res 4,998,480
120C Tustin Le ac Park; Ci Area 24.5 Acres - Contin enc 288.044
132A Cit of Tustin t..ibrar :Tustin Civic Center 1,000,000
1328 Cit of Tustin Libra ;Tustin Civic Center 1,08'1,000
132.B Cit of Tustin Libra ;Tustin Civic Centar 2,854.000
133A Communit Ent Si na e -Valencia / Redhill - Si n Onl 225.000
81A Peters Can on/ Traillm.ravements 248,856
TOTAL 1 oz,15s,67a
GRAND TOTALS 407,478,930
Notes:
1 Items in blue were provided by City Staff
2 Items No. 1, 2, 3, 4, 7, 36, 46 & 47 are based on actual contracted construction costs.
3 Items No. 20, 21, 24, 25, 30, 32, 33, 39, 40, 41, 52, 54, 57 & 58 are based upon actual construction
costs as identified in Exhibit A of Infrastructure Construction and Purchase Agreement with
Vestar/Kimco, Tustin, L.P.
q MCAS Tustin Settlement Agreements with Cities of Irvine, Santa Ana and actual ENR
Cost Index.
5 Items No. 77 & 78 are based upon March 2007 estimates from City of Santa Ana pursuant to
Settlement Agreements
6 Item No. 133 A based upon actual contracted construction costs.
7 Items highlighted in yellow are the latest changes.
David Taussig and Associates, Inc.
Page A2-1
APPENDIX 2
Demographics
Ci
ti
N
~v
O
,a0
~ N
h ~
'~ v
Q ~
N
W
F-
J_
V
Q
LL
W
LL
~ Q
O ~
W
N
~ m
V J
q= LLl
U
a
N
~ Z
~ W
wa
~ Q
} O
Q Z
Q
W f/1
J Y
Z ~
-= a
N
H ~
a
N
W
J
Q
F
~
m
m
,
c
O
Z
~ ~
~ ~
~
~
H ~ ~ ~ ~ ~
f6
T r
a o 0
N .O 01
(6 O O N
O W f~
p ~ W
~ _ N
O
H U ~ r~
N
~
N
O
C7 O
O V
O ~
O
f6 t!y
~ ~ to
~ N M
O
I- O
~ N
0 O W
~ U')
~ ~
N
M (7 C
O
f0
'c
O
N O
7 y6 ~-
'O N-
C . ~ O
O
f0
~
U
N
~ ~ U
E
O
U
`
~
p o U
N ~ ~ ~ M
11 d. ~ N
cn O O
° (h
U ~O ° o `n
~ ~ N M M ~ M
'O
~
m a
l0 O J M V
.C H- O c7
m
N
N N ~
~ U M Q) N M N ~
N
.C H
m
O J O M
~ (0 C
C >'
O
N
O J
J
V
atS l9 C
C j O) (O
W
M ,
N J N
J
N
~ (0 C
C T
N
r J J N ~
~t
~~
'O
Q
~O
e
J ~
O~,
a~ ~ ° `
L
~
e o L
~ (0
U C
~
~ ~ Q
~ ~
U 'N ~ c d r m
~
N c
~
2
O
lp
O
N
7
~ aci E E _ ~ U ~ c
~
J
~ ~
3 3 ? `o_
'c ~
~ _
~ ~ `o_
c
y y m ~ o i
a r ~ a~
~ ~ ~ cn U ~ O x (n O ~ ~
o ~ ~ a I~ ~
~ ~ O ~ ~ O O O
~~ O ~ ~ O N N
s- ~ ^ ~ O O
°I°loi IOlol~l I°I °
0
O
~ w
fh ~
O ~ ~ ~ n O
r ~ ~ ~ ~
N ~ ~ r ~ ~
N O
O
OD O
N
~ ~
N ~ O
O
d'
0
0
(O
~ (O
~ N
~~ 0 0 0
~ O O
O)
O
V
~I~I~I IOIOIOI IOIO
p ~ .. ~ O N .. ~ p (n
_ ~ LL _ _
Q O- (n Q N (0 LL Q N (0
O ~ FO- ,U ~ ~~ N~ ~~
(0 ~ O N (0 .a O N f0 ~ O
„N„ O N E ~ O V1 C 7 0 N C
' ~mu~ EF-m°1 ~~ m~
c o
C O
o '~
E E E
> > In
~ N
U
ti
N
0
U
O
h
'~
O
.b0
y
O ~
:~ v
a
q~
ON
LL W
0 ~
W J
N U
N LL
U W
= W
m a
N a J
J p ~
~ }
~ p O
} ~
U Q
cal w
J Q
Z
N
~ ~
O In N ~ O ~
~ N ~ ~ ~ 0 0 M O N
~ N O r (O CD I~ r C7
C
O O
r N
W
~
m
'~ U
N
~
O
U
~
~
(0 J .- CO
~ CO
y ~
7
U
C
"O d ~ O ~ O O M
(0 O J ~
N M O
O (O O
~
(0
~U
d
E a
~ ~ ~
U ~ m rn
m
C
N
~ d M
~
~
~
~
M
O ,tea. ~ M In ~
`
o
~ o O 0
Q O J N O N
m
Z
C O ~ M
~ ~ J N ~
J
V (0 C N N
°~ C T ~ (O
M N --~ ~ ~
J
°
N f0 C .- N
atS
~ C T
J J f`O') ~
Ol
~`
\ Q
~~
O
0
J rv
~J
~ ~
ea ~ Q
P
~ ~
U
~ +~
d
'c
y
~ C
~
~
C V ~ U n
N
~ (0 .. N LL
C1 ~ _ ~ ~
m L
.. ~
~ ~ O C N 7
-a ~
O _
N °'
~ m
O U
(6
J c ~,
~
~~ ~ 2 ~ O = ~
~- ~ E E E U ~ ~ ~
~ ~ 7 7 d - 0
U
~
~
~ 3 ~ a E ~ ~_ ~ r
~, ~ ~ ~ 0 ~ 0 2 ~ O ~ ~
~ U c
O N ~
gyp' ~ O U
~ Z ~ N
Q ~ p o
T
uNi Q~C~
~ O~ N (6
(~ C ~ O
N C (0 ~
~ cV ~ O
~ ~ fd U
N O N
~F-a
Q
N
Z
m
0
F--
0
.~
E
E
3
'~
(0
0
'D
X
.~
N
3
U
C
T
(0
E
O
m
d
a
U ~
J ,..,
~ ~fA
C ~
O O
O) _
~ O
U
~ (0 to
N ~
~ ~
`o CJ
N .t-~
N 2
N t'1
V
O
O
N
a
O
E
m
U
N
~ c
c Z o
0
'~ o `~
~ O N
.~ ~ ~
~ ~ ~
~ c c
~ O f6
t
-p y U
~ ~~ o
O O
~ U ~
~ c o
~ ~C O
E ~
O O L
=p d ...
~ N ~
C ~
N Z N
(6
3
U N (D
O ~ O
~ C_ O
N Z ~ ~
Q c ~ c_
c ~ ~ E
O O N
d ~ L N
.O O O "O
m y 3 >`
C O V1 O
'y O N C
_ ~ ~ 7
o y ~
O Z G
•C N .~ 7
d
(n Q N lL
a ~
David Taussig and Associates, Inc.
Page A3-1
APPENDIX 3
Allocation Calculations
CJ
ti
V
.~
h
S N
Ct ~
[„ M
O a°,
O
w 00
~ N
a
z
o ~
Q J
M ~ O W
W W Q
J Z
m Z ~ W
la-j~ Q
~~
a ~
y O
F
r
0
N
_
~ ~
~ oD u7 O 0 0) W
~ M 1f ~ M V ~ ~ OOD ~ ~ oOp N ~ O
O
N ~
~ o
O
O
N
~
„
, C
j
N 00 V O ~- W N O N V
N O ~ O M ~ N
~ ONO O
I- C
'7 N
N
W
O1
~ W W
O
~ O ~ aD
~ e
~ O
~
N
` O W M V
O ~ pj G
Q N
M M .- p~
N
W
0
f 6
N O 0 0 0
Q O
~
O O ~ ~ ~
r
° lf>
t0
l6 O O O m N N
r N
n E Oa
Q N n M~ D7 ~'
w
O
V
01
~ O to n
M N OO f~
7 0)
N ~
a0
O c
M n
~
O O ~ a0
Q) 0) ~ r u
N~
Q) N N
Q .- N ~
Ln if) O O N ~ M ~ n dN' ~
f0
w
v
N
O
~O N N S
to N r a
n o
N ~
Q7
0 O
o rn rn
~ .- au rn
Op rn
~ ~
a
Q
~
~
N N M ~ M 00 V u7
O ~
W
N ~
~
N
~
o
N a0
N
N
O) N
O O) Q)
~ ~ ~
Q ~ M ~ ~ N OD .- N ~ O
w
T
O O) M N
M O N
M o
M O
00 V
~ W
~
Q N V N
w
N
In
O M
M
M
e n
O
~ N O) ~ O N m
Q` r M M A O
N
V O
M
~ N
M M o ~
M _
O
O lt7 ~ ~ ao
y N ~- V ~ N ~
Q w
(O N
~ ot$
~ t0 ~ O~
M O m~ O
~
o
~ m
DD
h
a ~ ~ N N 0 h 1~ ~vj 01
N
N
N ~ N 7
'
~
~ C O)
U d .O
y N d C
O) N N
N
~ rno~ m ~ ~ o~Ya ~ ~U ~ E N o 0
co ~=2 ~ '~J UU~d.m U ~ ~~ ~ U F- ~ v
y o >? o o a~ m o L E `m m v, ~ m rn a °- ~° '3
'
~
~
~ Q o
- a
llpp
~
y~ c a E y rn~ E c
~
m y c o- m o
°
3~
0 N O) p 7 ~> d 0) 0 07 ~ "O O N L O L O Q7
n _
t0 F
w G
O
~ m J~~lntn o'p i9ZUU' O ~22HUfA~~
n ..
° O
~U U =U ~ F o a
F
Q ~ ~ M ~ p
d O M M Q7 M
O fA ~ EA Efl
U
O
~ M ~
O t~ ~ M ~ tD
U vi ~ ao N
.T+ ~ N ~ pOj
O ~
.~ NhNN ~
t L ~ ~ ~ w ~ j
O
j
O) ~
C
~ U
T O O
~-. y V C
U ~p N
l9 m C O r
LL .O O) w, ~ ~O
m ~ ~ ~ U
m
O ~` ~` ate.. N Z
0' F- ~ F J -
David Taussig and Associates, Inc.
Page A3-3
TABLE 3B
TUSTIN LEGACY
DRAINAGE ALLOCATION METHDOLOGY
I. Runoff Rate Coefficient Calculation
Land Use Category
Low Density (0-7 Units per Acre)
Medium Density (8-15 Units per Acre)
Medium High Density (15-25 Units per Acre)
Retail
Office
Hotel
Senior Congregate Care Facility
Other -Health Club
Light Industrial
Total
Runoff Rate
Coefficient, "C"
0.50
0.60
0.80
1.00
1.00
1.00
1.00
1.00
1.00
Net Acreage
232.0
117.5
60.2
115.7
160.0
6.0
7.3
1.0
32.4
732.1
Total Unit Runoff, "Q/I" [1]
II. Proposed Facilities
Facility Type Facility Cost Cost Per Unit Runoff
Drainage Improvements $111,624,122 $200,380.79
Water Quality Mitigations $16,189,697 $29,062.75
Total $127,813,819 $229,443.54
III. Allocation Rate per Unit or 1,000 Square Feet
116.0
70.5
48.2
115.7
160.0
6.0
7.3
1.0
32.4
557.1
Runoff Rate Allocation Rate
Land Use Category Coefficient, "C" per Acre Cost Financed
Low Density (0-7 Units per acre) 0.50 $114,721.77 $26,615,451
Medium Density (8-15 Units per acre) 0.60 $137,666.12 $16,175,770
Medium High Density (15-25 Units per Acre) 0.80 $183,554.83 $11,050,001
Retail 1.00 $229,443.54 $26,546,618
Office 1.00 $229,443.54 $36,710,967
Hotel (350 rooms) 1.00 $229,443.54 $1,376,661
Senior Congregate Care Facility 1.00 $229,443.54 $1,674,938
Other Health Club 1.00 $229,443.54 $229,444
Light Industrial 1.00 $229,443.54 $7,433,971
$127,813,819
[1] Based on the Rational Method for calculating runoff, Q=CIA, where Q=run-off in cubic feet per second, C= run-off rate coefficient,
1=rainfall intensity in inches per hour and A= drainage area in acres. Unit run-off is defined as run-off per inch of rainfall intensity, or Q/I=CA,
which is used to determine the relative contribution to total run-off by the various land uses.
David Taussig and Associates, Inc.
Page A3-4
TABLE 3C
TUSTIN LEGACY
DRY UTILITIES ALLOCATION METHODOLOGY
I. Demand Ratio
Land Use Category Demand Ratio Net Acreage
Low Density (0-7 Units per Acre) 1.00 232.0
Medium Density (8-15 Units per Acre) 1.00 117.5
Medium High Density (15-25 Units per Acre) 1.00 60.2
Reta i I 1.00 115.7
Office 1.00 160.0
Hotel (350 rooms) 1.00 6.0
Senior Congregate Care Facility 1.00 7.3
Other- Health Club 1.00 1.0
Light Industrial 1.00 32.4
Total 732.1
II. Proposed Facilities
Cost Per
Facility Type Facility Cost Net Acreage
Utility Backbone All Phases (All Utilities) $19,539,703 $26,690
Total $19,539,703 $26,689.94
III. Allocation Rate per Unit or 1,000 Square Feet
Land Use Category Allocation Rate
per Acre
Cost Financed
Low Density (0-7 Units per Acre) $26,689.94 $6,192,065
Medium Density (8-15 DU per Acre) $26,689.94 $3,136,068
Medium High Density (15-25 DU per Acre) $26,689.94 $1,606,734
Retail $26,689.94 $3,088,026
Office $26,689.94 $4,270,390
Hotel (350 rooms) $26,689.94 $160,140
Senior Congregate Care Facility $26,689.94 $194,837
Other -Health Club $26,689.94 $26,690
Light Industrial $26,689.94 $864,754
$19,539,703
[1] Based on input from various utilities, no rule of thumb or generalization can be made that relates the relative
cost pper acre of dry utility infrastructure to demand or land use categories.
7
m
w O O a! O 10 d N f0 0 d
O fG r N OI N I~ d Yl
r
_
~O
O V O 0 W N~ d ~ N ~y
0
H `m ~ ~ 0
N
E
z'
2
f
W
v F
~ ~ _J
W U
J J IaL
Z
W
~~a
f N
Z
Q
~ ~ 01 N ~ 47 N
O LL a a oNU°1o MU1 u1~
~ ~ ~ .- N
E 'Q
Z N
~ LL
_ N
m
7 Q °< R O ~ r O O r
6 N O c0 ap m 0 N~ ~ 0 0
7 °p X 0 0 0 0 0 0 0 0 0
w°
d
o.
a
~ N
_ d m
~ ~ _
~ ~ 10
d ~ o
c o
0
m N
o
K
001 t0 10 1°p ~ t7 N N ~ ~
m°o so dd ec~ ~c~om
y CI Q t7 cV N N 10 N R T -
J N~ t0D b tO0 ~ p Np O 0Ol O N
C Opp M OOI A O m 0~ r 0 N
jy N d N 01 00 10 N f9 A 0
r1 O) 01 M ~-N~~ ~
U wwww'tl'w
N r N V O N~ N N N ~
d- - N N N N c0 M
7 N ~
d
O LL
m m
~ N
E ~
z' N
~ o° d.-~o~o m corno ~ ~ m
m u~ a m,~ oc~°o°o°o wm coNOV ~ ~ m m m
J W o0 1c ~ ~ ~ ~ oooao l+i nimovi ad lc of co ~ LL
d M A th O M °Ni °t9 M H f9 M M N N M 1A ~ N d th N d
d ~~ ~ IAA M ~N~N ~dW OJW IAM N Q N
IA f9 W di W fq 0 d V
~ ~ N
O
C O
O O
O d
a
ma'oo, mm ~ m~ih~ e
~ ~ ~ ~ ~ h
N N N N 1N'I N aD aD M Q
t0 t7 rl (~ lA ~ M W W fR
f9 f9 bI M
=~ O ~ p~ 0 0 W °fA ~~~ °~ O N O O °W O~ 40 O N M
u j U N N Ip U) aD c0 O ~ 0 0 O O Q O a0 00 y
N~ L 0 ~ n N ap 01 N a0 O O O W tp 0 r a LL
~- M cD th 0 d m O N A c0 d N
p LL °d N N N r m r c0 N t0 M m N N N N
m E ~ 1n ~ ~ rnmm d d ~Dwww w w~w~ ww°w ~~ m ~ ~ o~ m~~.-mm
o W ~ ron mo 1o r, ~'^ `~' ~ ~w °'oooo loo
N ^') N N N N t+i N N E O O O O
~ = O
7 O W ~
a ~ ~
cryry~ow
ti
~ .- N N m m
O° aaa
.-, ~
d
LL
aa~aa 000
a A
y c~c~
a~, NNN ,
+~
O v v° c X00 ~ ~
E
m m m
a
« N
o
~
y~
v `v ¢ o E (~ o w
'
~ o
o o `UU t° `0 i° `0a - m
~a"aE ~
°
°
am 3aaEE~
m
< ~
'
'
v v
d m dgo
a
C
Z' C m N N N C o J ~ f aaa p
m m O v~ a~ N ~~
~ 3 m m L°.. N
m m m ~ 0 Z' 'm 'm 'm m `v v `v ~ .~ L` Z' ~ 7
0 A ~` U °' ~ f~~ m y 0 0 0 0 0 0 0 3 Q~ w a U U U E
~ m
.b
u " y? m x d m m ~ ~ ~c s~-
~ .~ E
~ o.
~~ v
pptt r p rn U
N c
LL ~ LL E E~ 3 3~~ O1~ 2 a a a a 2
a s m
m 0 0 0 '~ N d a
~ 7 T
M m ~ L
X01 01=
v L N d NU u
'c
'c.
g~
m mx
~ mm~
mmC c
o
~
~
~ N
= o~
i ~ ~ a
~ .L
c
.Z
c
cc~
an
~~~U
o o
~~ ~aaa
'««
'
'
d
;Z{
N m E E U
° o
a~ ~i,~
~
a
a
a
t t E.
c c~
" o
3 ~
~
Q ~~~
"m ~_ m° L o
o °' v m v
m ~ o
m ~
Em m d~ m v rn m a c
'v 'm o o m~ c c ~ t t t m °
° ~'~> >> v a
u
.
C3
`~ o
~~~mC~x1nO ~ .
o
LL
r v
zzU¢1-~'-~77OOOaam`~Ur-~~-a o
~
Q ~ _ . _
m
d
~ ~ a
m
2'o aU
m
yd2 a.
m
O > > U m
3a~°~k~'-m°m
~~~(nKO x°viO
E
s`
cs
E
39
t 2
N A
g o
a
U x
" `a ca
U t~ ta/~i
ti
N
U
0
.~
O ~
~ M
~ ~
•~ ~
Oa
O
J
O
O
O
w ¢ w
M (~
W y
J
[D Z F
F N J
U
~ LL
Q~
J
N
^
W
~ O
~ D
E'
7'
Z
M
Q)
O LL
~ ~
E 10
~ ~
Z ~
a
~c
0
O
N
4
~ ~
7 ~
d
o.
N
^
W
N
T
O
E
W
O
a N
N ~
O. N
d ~
Q
c
0
7
a
,•~_ N
C d
_ ^ ~
d ~
C O. ~p
N
V
N T N
~ ~ O
O- O
W
a~
d
C
O
.?
v ~
~ T
U F
~ N
w ~
d O
c
w J
LL
~ 0) N~ O M N tN M O
~ ~ 0I M N r
t~ r LL7 N O N O O) I~
~ d ~ N ~ O M ~ ~ tND
O M M V (O M M V (O
O a0 t0 ~O N V M M N N
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0
0 0 0 0 0 0
117 In ~ W IO In
M ~ r ~ CO O ~ ~ (O ~
M N N N ~ M N N r- .-
N
N
m L
C
N O L
jp 7
«
^ rn U
_
N L ~ L
C O) O) +~
y ^ =
~ E E o ~
U = c
^ 7 7
O ~
~
O ~ N
~
~
~~~v~~ 02tn0
a
t6
C
LL
O
U
N
p^ W O N (~O aD ~. N
W W
U ~ n ~ (OD ~ ~ N ~
d ~ fff EA fA LL N
fA ffl O'
O
O
a
d
N
a ~+-
O
C
1
C
~U O
~ T
LL ~
v Y
d
H
H O lL
a`
O C ~
O O O O ^
T m 0 0 0 ~ 7
- y M O N V
°- ~
LL ~ j u~ o co in ~
Q) O O W N ~ O
fA d9 fA ffl ~ ^ ~
W L
a
u u M M
Y1 d d ~1
C C C C
U U U U
U U U U
.~ .~ .~ .~
CU U U U
C C C C
(6 f0 N (0
N c6 N N
L ~ d d
J J J J
C C C C
.y .N .N .y
F ~ H F
O O O O
~ ~ .~ ~
U U U U
d
LL
N
7
Q
N
O
a
O
C
r
N ~
O N
U a
~d.. a
N l0 ~.,
~ F
~ O ^
(0 U ~
F- O J
Q
r V~ N~ N O~ N a
1~ O <}' M M N O I~ N ~
f~ (O N N 00 N t0 a0 ~fl O
c0 ap f0 O) aD N M Q~ N
f~ N~ N O V N fA EA M
fA EA fA EA
V cU c0 aD M a0 00 00
00 l0 O) 01 (O M O O (D
O~ 0 0~ W N N N
O) 1n N N V aO (D (D d'
_ _ ~ EA fA EA EA d9
EA EA EA fA
O M M 7 t0 M M V
O c0 t0 f0 N a M M N
X 0 0 0 0 0 0 0 0
`m
N
N L
C O ~
N jp 7
«^ oU
N L N
~, ~ ~) Ol r
N ^ = O N
a~i E E U =
O >
o ~ ~ ~ .o ~
~~~<n~0icn0
O
O)
O)
W
N
N
N
U
lL
N
N
U
.)
U
f0
Z'
a
J
N
0
U
O aj v
N
C OI ~,
O N C
~ _ ~
O
N ~_ ~
Q Vl O
m ~' E
c P ~
`o m c
Y
N O
f0
~ ~O m
L N_ G1
O N ,?
~ u
_ m 2
°o d ~
N
C O) C
~ y m
a ~
(p ~ N
~ ~ ~
C ~
(~ N N
m
C O L
~+ na
F? ~ pN~
O O
U w o
N M
a ~, ~ ~
c ~ ~ ~
~ ~ rn ri
N ~ N
d f0 fA fA
., 7
N O'
O (n
U o
0
0
C7
O
J
}
U H
W
W W ~
J J y
IG Z W
a~~
~ U J
7 V
r a
LL
W
LL
,.l- N
C ll
~ N
N ~
a ~
~ o-
m ~
U ~
O
~p O
7 ~
C
c
Q a
N
li
_~ ~,
C c0
~ ~
O fn
a~
a
y C N (`') ~
O .O m tO ~
U ~ N o0
o
Q ri .= Sri
o 0
c ~ ch r
~ o ~ ~
~H env
N c0 M
d
O N ~ M
H ~N I O N
~ rn
~n v
o
0 0
N
r
N ~
V ~
ri
N
~ c
E ~,
~ ~
Z N
N
C
O
Z
~_' .-. ~n
~
~
~ in
h
~ _
~ m
.. ~
C w
~
N
~U O W
~ OD C
~ ~ N
C
~ ~ 3 ~
c
~
U
'r y4
N _~
Q LL
U ~'
~ O
~ y
~ ~
~ N ~ N
Q
~ .
.
N
C
.a0 V ~ U p
u
O
.
li N = N T C
f'n N F V ~ Q y '= m
'~ ~ a ~ m ~ w ~ ~ K
j ~ ~ ~U (0 _
O U ~C fN C
~ ~
O ~ d
- L~ O f-
- J ~ Z
v
ti
r
CS
V
O
h
.~
h
~ ~
~ M1
;~ ~
q~
W
U
Q
Z
C7
U N
c~a}
J J 2
Z rW
H N r
~ Z
F- ~
0
U
W
y
~
~
O~ O~ O~ Vn' m CND (pD CA X 0 0 0 X 0 0 (7C)
~ to
f~ [r CD lt7 OO 0
O M N
~
OD
~
~
p
O n
~
N
O
~ ~
~
0 ~ W N r
O n~ 0 ~ V Cn O M B (A ~- O O CO N~ n 0 1~
M N M N N ~ ~ O
.--
r
V
t
CN„ W O O O c aa
CO
~ O CD M (P 07 In N
N O M M ~
Q
\°
0
~ O O O ~ ~
Q O
~ M
tl0 O V lf) f~ M
t~ o
o r
tD
~ O O O W N ~ n ~ ~
Q N n M V r '- O r
IA
(A
~ ~ (D O O E M Cn O O Cn
M N pp f~
~
~
n O p
N ~
N
00 o
o ~
CD
CO
N W N
~
W
V
O ~ O n
Q _
Cn Cn W W N~ M V
~ N I~ n M
V CO
~
N
N n ~ ° n
m
~ v
i
o o rn rn rn o n
a ~~ ~ ~ ~; ~
r'
N N M ^ M O V O M
M ~
N
~
~ C'9
~
~
N ~ (T N N ~~ m ~ CD
(A
' r p n
Q a
CA ch ~ ~ N a0 ~ N O
r N
~
(D m M N N o CO
~ aD V' ~ O M ~ ri
Q N ~ ~ N ~
N
~
o
~ O O O !A
Q O
V
°~ M
N M o n
M _
~ Cn ~ O N
M O
In
~ N ~ ~ ~ N ~
Q
Cp N
~
f7C) CD M O 1~
~~~ O
M
n
~
c
~ N
O
~
Q O
~ N N W ~ ~ Cvj ~D
a~
N ~o ~ ~
~
~ C N
` N a
N
N c~
U~
E ~
c
N
_ ~
E
~
~
~
J ~
C E~` a d ~ (
L ,> ~
~
c
~
p O
y D
Q O
C)
m0
O
f6 p~
(CJ
O (0
~=2 ~ 'V UU a N U mC ~ t4 U -- ~ a
N 7 7 0
L E
O
O
N N w~~ d O O w
O O
0
c O
_:4 Y Q
~, ~
y Cp o~~ m~ ~~ m v o a~ ~ a o m t o r~ a~
J~~(n(n pa fpZU(~O CS=HUfn~~' ~ m
p
0
0
Q'U USU (n ~ o Q
a
d
N
O
a
0
a
0
U
m
f0
C
CT
.~
.L..
c
0
io
a
'U
a
O
C
w N
N y
U a
N ~
Q ~
~.. ~
~ ~
LL «
c a
C
Q ~
r N
N
N
_T w
~ ._
C N
t0 ~
U
~ O
C ~
o !~
~U
~ o
D ~
d ~
Q .y.
7
a O
a N
Q ~
~Q
N
David Taussig and Associates, Inc.
Page A4-1
APPENDIX 4
Cost Allocations by Planning Area
David Taussig and Associates, Inc.
Page A4-2
Table 4A (Not Used)
Ci
ti
N
C3
~v
h
r
,a0
~ ~
~ d.
~_ ~
CS
q~
W
d
W
O
O
Z
Q
W
Q
~r
w
}mow
v U~
Xm¢va
Z J W LL O
W m Z w ~
Q ~ ~ Z ~
~ - }
~ ~ Q7
p Z
Q
U
O
J
Q
W
Q
S
LL
~
N
~
V
ON ~
m
(p
r~
s
O
NO
~ _
t0
1110
~
W
pO
~
p~
~,
<.~ ~
~
O V
V
~ ~ 1n O
O~ V
~ N O
~ ~ ~
t`') ~ ~
O O
~ N th
~ V
N ~
~
O ~
f9 ~ ~
~ ~ ~
y
M
FA N
~
fA
N
~ N
O
~
-- N
~ ~~
~ O
of
U
-
m
~
C
~
J
~
~ N rn
c°
°_
N
O~
v
_ o
O W
v
c
m
m r ~
v a
o
~ '- ~o
~
m
E
O a
U ~
'r?o ~
corn ~
"w ~
o~ ~
ov_
°?~
O
U ~ N~ M N O~ O Off') ~ N r
pp N
~
0 H9 ~ fA b9
N ~ ~
N
O
d
J
N^ n
N W
ll
d
~
~ ~ ^
N ~
N
~
Q
!/1
~
N
~
W
V
~ d f`') ~
~ V
~o M
~ri ~
°p~ r
mo m
~v
m ~ J O p~ ~~ I~ ~, M O
~ In m r~
u°i
B F _
~ y ~
~
i»
`~
i»
~»
N
N
~
O h
In O
~
O °~
~ O C O)
N O In
~ ~
N
c J V
N
f» N W
V
f»
N
1
~
v N
~
r~
° C T
J J O y
N ~
~ '- N
~ N
~
V
t0 C ~
a0
N O
.-
N
uC C ~ Ih ~ (D ~+Oj
~ J J ~ V
~ ~ N
H
N ~
J N
O
~ o
~
T
N
~ IO W V N ~
r c
~
J t`7 ~
~ C ~j
~
~a
~ O
h U O
H U O
h U O
y U O
h U O
h U O
~/! U O
~// U O
h U
a
9~
° ~ o ~ o ~ o m o ~ g ~ o ~ o ~ o ~ o
~~,
°ia~ ¢¢ Q¢ ¢¢ Q¢ Q¢ Q¢ ¢¢ ¢¢
` Q¢
Aa a m m w m m m m m m
~b U U U U U U U U U
d
n
N
~
N
~
try }
N
~
N
~ d
U
C
o
Q n ctOO ~ v a. a v v v
~pp
f
U~
d ~ M ~ N N N N N N
a
~ d
Q
a
N
~
~ U
~
~ _
C
~
~
C
OI U
~ d 1!7
N
U
W d
7
C
.-
~ 11
U
~ ~ ~
u
i ~ cV N U
7 ~ ~ ~
~ d ~
c ° m m U
J ~` ~ O_f ~ t t0
~ .. ~ ~ y
C
a
D E
> E
> ~
° °
U z
_ ~
m ~
.
J ~ ~ E N U
~ O N L j .01
~ 2 v7 O v ~
~ U
~o
~o
Ih ~ N ~ O
7 OD ~ .~. O ~
n` ~ o ~
N ~ N
w w
eo w
m
~ N ~ c
N ~ N
b O pp' N O O
W i n N m~
rn w > ~
ea r»
o ,p
of oo q
m ~ N
N
w
o °
n
~ N
~~o
~ VI
N
N OI
~ _ N
A
~ N N
V3 w
N
N ~
~ N
r N ~
N N
O
r ~
M
~ O O
~ w
N N
rn rn
~ ~ ~
~ ~ N
W
~ ~
O r
vir~
~ ~ m
w
N
7
r
N ~ n
o w
w
r ~
YI W V
Ada
u ~
w Q o
~ c ~
0
a c9 n.
d C
~ io O
o E ~
F
0 c
~~
_"
y
.~
LL
D
n
T
10
a
h
a
]0
d
a
0
0
O
e- o
~ O
O
(7 ~
N
r
0
m o
d 41 N
O O U
0
c"c~
m ~
N ~
A N
1~- d
a
U
ti
h
w
Q
V
0
y
y
.~
r
Q
,b0
~ ~
~ d.
;~ ~
O C
W
a
0
J
W
W
O
0
z
Q
W
f' Q
J_ F-
~- Z
~ W
X a ~ d
O O
aq~Q>
QHC~O
w~
J m
Z Z
~ ~
7 Q
~ U
O
J
Q
W
Q
Q
~ r
y N
O M
~
U
a N
o ~
~~ ~
O
~~
~ J ~
.- a0 (D ~ (O Q>
F- ~
f» ~ N ~ V
~
U
OM1
~
°° M
N
°
V
°
~
°
°
V
°
~ uio
N e0
M o ca
m (p o
O O •
'- N m~
.- M
~ ~ ~ ~ ~ ~
~ ~
d ~~ ~~
W J ~ N ~
F
~ ~
O
O
S m
~
ao~ M
~in
aom N
°°m n
~,~aMo
~ U
~ v r
O~ f~
V N Ln
~ M [O
~ V
~ V
~ O)
N M ~
NEfl ~ cfl » v3
O1 v o ~
O '~ ry O n O
N
J ~ ~
EH ffl
~ O
C O ~ ~ ~
~
~ J J N d~ _ _
~ O
~ ~
lf7
O ~
N ^ N M
~ C ~ I~ N O N
M J J ~ N ~ ~
i ~
»
~ ~
N ~ C _ in M
N
~ C T p V
M N N
V
.- N J
J p
N N
0 0 0 0 0 o g o 0
~a
~ h ~ h v ti v h v h v y v y v N v N v
a
9
~. 0 m _o
u- m _o
o- ~ _o
o- ~ _o
~- ~ _o
o- ~ _o
v - ~ o
o° m o
o° ~ o
o-
O
oy ia Q Q Q¢ Q¢ Q Q Q¢ Q¢ Q¢ Q Q Q Q
'
a a y y ~ ~ y y ~ y y
a~b U U U U U U U U U
~ rn rn
~ rn rn rn rn rn rn rn
O Q a00 W oOD ap0 W oD apD a00 a00
co co co cD cD ca co co co
U
O 0-
N
N
N
N
N
N
N
N
N
-_ fA fA fA EA fA fA EA V3 b9
Q
N
U
Q
N
U N
a
N ~ C
~ ~ ~ ~ ~
p v
(6 n ~
N -
U
i a ~ ~ u'
o
V .-
~ ~
~
~ m
~
udi ~
~ ao ~ U
7 h T N N ~
'O O N ^ N ~
c L rn V
J ~ y O) ~ (0
Vl ~ =
N
C
O
4 C
O IC
N N
~
~
3
a~i
a~i m -
~
~
~
~
t ~°
y -
y J ~ ~ E i
a ~ o aci ~ m
2 O 2 N O -o J
~ ~ c
. ~
b N ~ p ~ N ~
M A N ~ M ~
W
~ EA ~
o ~
~ ~
n 00 ~
:O ~ ~ ~
w
i»
°
M ~p
p
n ~° ~_ °'-
O M ~ ~
~ `A ~ ~o
J N V
~ !
O ~
°
~
r ~ ~
fA
_
n
O N ~
~ N
~ w
Q O
b O N ~
m
v w
~ n_
b °v
~ 00 ~
C ~o
(D
N ~' J N O
W
~
~
'
~ n N
o
0
'
.`
i ~ v ao
CO w
C
O
~-- ~
~ ~ o
M
:O
N 1~ a
O W aj \
~p
pp O
O
~ C n ~
w
i c
~ ~ N
» J
N
O
p n
Oi O V
p O ~ O
N
w
N
EA
o10Q o oU
Q
Z V ~ H
y
0 m m~
p
y
~ Q Q
w
° ° ` 0
m
F
- a~Q ~,~
d~
~~o ,
~~
oE;~ ~m
~ X V ~
° ~
cQ a
Q
Q d
f0
L
N
.~
LL
U
ti
h
+.,
CS
U
O
h
'~
r
O
,bo
~~
t~ ~
"~ ~
q4
v
Q
U
0
Ct
.b0
h
~ ~
~~
~ d.
,~ ~
a pQ
q~
w
a
w
Q
ww
F ~
J Q
} lal Z
Uwg
~oac~a
W w na ~
amzZ>
a w
~F-v~iao
H ~ m
Z Z
Q O
Y H
2 Q
Q U
a p
J
Q
a
x
LL
~ N ~ O
y N
~ O O (O tOD
~
~ v ~O
~ am
V vo
N vai
N W
~
N ~
O ~
O M
N-- m
~
O
O~
O~
O~
.
U o 0 0 o o o o
~ w w
m
5
a
c
a
C ~ J O O~ O~ O~
A
N
U F'
a
E
n
`O
U
rn a
J
o°w
o°w -
~a°
o
o°w
O ~ n
~ ~
v
d
LL N J O O~ O~ O~
a~
`m ~
~ M (D tD
f0 r U
J ~ '~ w "~ rn °D o 0
Vi
f0
~
~ F
- LL7 ~
aD
w O ~
t0
w ~ ~
N
M
~ t7 n
a
`D O)
'~o aDm °°w ^n °e°s
r J ~ ~ M ~
C ~ ~
`m in
~ o
rn
~ pcp
~ T O~ V N O~ O~
d J
J ~ !D
~ N N
fA
V
°~
t0 C
C T N
(MO
D)
r M N
N
O
O N
~
~
(7 J J N N
w `_' V'
~
N
°~ N C
N J ~
(`~
N~ ~
N
~ N
O OM ~
N
N~
J
w
EA
fA
~
`~a
°
~~` O
W
~'C O o
N
C O 0
N
C O 0
W
.~ O
Dia'
'oy ~¢ ~¢ ~¢ ~¢
as a y y h y
6' U U U U
9?
10
Q' .y
C
D=
N
a0
N
N
a0
N
M
eD
N
N
CO
N
o as ~ ~ ~
W
O
~
w
y
io
?` c
p
U w
N ~ ~ O
=~
c a d
~ ~
~
~
o
J N 3 ~ ~ C
0
J ~ ~ fn
~
n
0
n ~
A
~ F-
~ O
N
U
N
n
fl
n
b
A
A
n
7
a
!3
n
a
A
n
T
A
O
b
T
n
_n
A
N
O
C
0
m
Y
N
O W~~ O 1~ C N
o v
1~ O
r ~ M
v
mvo
° o0
~
o
orn
0 oi°'
a
~ ~ O W a00 a0 N a00 ~ ~ N O
.- 1n .N-- (h O N O D1
°
~D
o
N
O~ O~ O~ O~ O~ O~
O
o ow o~°y o on o °yj o °w oow
N
~
~~
O oO-
E M
O
O
O
O
O
O °
'v
N
aD N
•- V, a ~ ~ ~ p'7
fA 0 N
to fhb
1~ N
N
~ 0
N .n-
O
O r
O
O V
0~
t7 ~
D
(
i(j ~ M
oOD (D ~
O ~ p
O fA
~ N ~~
~ ~
N ~ n
j M ~ ~ ~ th ~
p
M fy
u~ N n '~
~`~
~ ~~D-
°' 0
°Fn 0
ow 0
oas 0
ow
M
o M
- v
a ~
-
•
«» •
w
O N a
f`
') ~
f~ Q N ~
O M
O f A Q1 V
N t O
O w
O w
~ N
fH N M
~ w N N
~ w
°°en o ors °orn o °w o°w o°w
O~ O~ O~ O~ O~ O~
ouoy oow oo«n ou°y o°w ob°y
O~ O~ O~ O~ O~ O~
m o m o m O m gi `d
O m ,O
LL U LL U ~L ~ ~L
~ (pp
(
U tpp
t
~ U ~ U
m o~ o m m ~ m a m o
l0 Q l0 Q N Q W Q ~0 Q l0 Q
~ U~ U~ U~ U ~ U ~ U
`0 `w r M o
~ O
0 0
~
O?
f") o
M n
~ cD
a
~~ ~ m ~ °m w rNi v
o n in ~ i» w in en
a
N
~
D
`l
~
U
a m
~
L
a
m
io ~
~ ~
U
U
d ~ $
a ` U 2
m
m
~ E }°
E d ~
~ m
o °
~ d
~ S
~
~ O x ~ O ~
U
a ° m ~
~ ~ N N O
`oaMO_ oioo
N n N O a
D N O ~
A N ~~
W
D p O N N
~I H N Ifj N pNj
h O th M ~ ~
M N
~ ~ w
U
d
a
~ o ~°y o
0
~ o
~ ~ M
°a o00 om~v
N p
~l N f9
O W
N N N
cc~n
D ~ ~ M n
(V N w
N w
N
n O O M
T Q1 O r
O N
n ~°n w w
t`') M
p M (7
~ ~ OD N V
~ M 1~
~ p In N ~
a ~ ~ w
w
(D
O N
~ ~ t0 ^O ~ Of
O ~ O ~
a0 '~ w w
~ v
~ ~
~ ~ ~ ~ N
O N
N ~ w
~D
~ W
m n
ao m a0 w
w
O
~°
O
r ~ N O
M Oi a tD "~
7 O N ~ O
O
v~ v ° w
r v ~
N ~ ~ A d
G C N~ m Q
d N
V ~ C V N
R N m Q D
d
m ~ y a p 0
~ c m 3 y
0 o LL m~ a
C
Z ~ o A o
'° '° ~ a E m
N A d v~ D O
~ .10, $ Q
E ° f°- ~ E'
E ~ ~ '°
O ~ H y
A _
F Q LL
C
0
.~
a
O O U
O
C1 ~
H
m D
W W
m m
~°- ~
a
U
ti
ti
C!
U
0
y
^Q
.N
~ ~
CS ~
F~ ~
'~ N
w
a
O
>w
W
Q
Q
F-
Y w W
U F-~
vw<~a
x v C7U0
D W w Q J
aa~zy>
Q Q1-~~~
~ ~ Y
F- 00 CD
J Z
Q
U
O
J
Q
Q
N
LL
r V ~ ~
N
A p f~
~~ O O
r O O) V
~ N N
M
N
O V O A 00 V f0 N N
~ ~ N ~
D
U
m
c
N
7
a
.a
C o U
J
~ r
R
U
0)
E f0
N
E
rn
U '~
r °D o
_
O ~
N
~ a
w ~ J
~ ~
J
O'
~ O
N
N
C
f0 d
U ~
th n W (O N W
f0 I~ J
~ M
N ^O 00 p
V {O T
~ t`')
C ^ rM ~
V ~
N
N
~
l0
R
0 ~
c ~
rn r rn
m
N o
J ~ o
~ ~ ^ ~
C7 ~
c » v~
`m c ~
O ~ m
M ~
~
J J O 0
~ ~ r
N
~
f9 M
fA
~
C C 00
N
~ O
O M
00
t7 J J N (`N') ~ OpD
~ ~
c7 r ~
N l0 C ~ (pp M
~ J J N 7 N 100 N QNj
~ ~ NN
GO O O O
.a ~ ~o ~~ ~~ ~~
a
9~
a
~•
oia ~Q ~Q J¢ ~Q
L
~
a
N w h h m
a
''4' U U U U
0)
~ r
w
~
m
rn
~
O~ O N O O
`~ ~
o a D7 N
i N
i N
i
w n » n
a
d
`
o
N
d
m
~' C
O
U m
y _T ~ pI
N
~ .. 'y ~ 2
~ ~
C C^ 7 7 p
J ~ 3 ~ ~ C
y J ~ ~ (n
V
D a
P ~
9
F
O
C
U
N
a
V
7
9
7
O
A
P
a_
D
9
1D
a
A
O
D
V
A
10
n
D
A
II!
A
O
C
0
d
r
W
O N O) N O O Obi V O N
~~
~ ~ nj O ~ ~ ~ ~ N O
0 O N Q 000 ~~~~ N N O
'-b09 ~j ~ Mir-fA~f9 f0 ~
O N
O
V
O fD
r ~
N 1~ C7
~ h O
~ ~
M ~ O)
c0 ~
N
O O ~ N ~ ~
~va rnscOS "~i»
r O N~
0 O O
0 O~
N ~ M
O
~O)
~~ ~
000 m 0
~ M ~
~ N 10
O N
NfA ~ ~rj (+i yNy ~fA fh y9
'7 a CD ~
~ n
ov ~ N
a
~~
~ W
M N N T n
f~ N
N r N
O
~ ~
Op O
N O
r ~ r ~ r ~
~ C
,O
y C
0
~ C
0
~ C
0
~ C
0 C
~ O
~
~ U
O ~ U
O ~
~ U
~O ~
~ (~(~~
O ~
y U
~O ~ (~U~
O
w ¢ ~
m Q ~o ¢ m Q m Q m¢
~ U ~ U ~ U ~ U ~ U y U
0)
~ ~
O 00
c0 lh
c~ 00
o O
o CO
~
<o
C
0 0 00 O ~ .- N a
o;,
a
a
ayi
•=
N
O d
N
L
U ~
U
w m
~ 7
U
~ o m
~
A
J
U
U
O N
=
0) ~
E
h
r
2' O ~
2 (n O ~
000
O O O ~
~ o ~ N ^O N
o a ~ ° o
n ~ ~ ~ ~ ~
9 fA
O
O O ~ O
7 H ~ nj N Q
p O ~y~} ~ ~ Z
9 CC fp
U ~,
N
a
7
°n
9
O
b
9
n
a
9
V
A
O ~
~ ro
~ N ~ ~
~ rn~~
~ ~ ~
N
r
w m~~
rn ~ ~ v
~ ~ N
EA
N
~ ~ p1
~ N ~
[t ~ N n
~ ~ r
~ w
~ 1~
N r ~
M U ~ ONO_
~ ~ N n
iR
fA ~
O
~ O
rn 0 ~
a o 0
a0 ~
EA
O
fD
O!
O
~ ~ r ~
~ ~ V th
~ ~ W
rn
~ 00 N
~ ~ ~ n
N ~ ~
00 ~ V/
O
~ ~ aD
M O ~
~ ~°v
~ VI
N
~ ^ A d `
ydy m V
~ r Q ` Q
'~ W d Q C
~ U ao(7
c
o a ~ a
~ d d C
C O A 4
m a E ~
A N ~ ~
.y .i0. a 3
.? F Q d
d d r
Q: w N
~ 7 ~
Q li
c
O
.U
a
O O V
d d y
d d o
~~N
GO ~
N N
A R
F d
a~
U
N
Q
U
0
,~0
y
~ ~
tia
~_ ~
q a°
U w ~
a ILQV-L
X V L~ J L
~ J ~ U ~
a m Z ~
Q F ~ W L
Cr
F=-LL
~ ~ ~ ~
N
N O V
~np OO
~Ip p) V
in ~
N~
~ M ~ V ~ M N~
F ~
~ ~ N
~ N
A
U
m
v
C d
-o o U
m FJ-
m
U
E ~
a "'
U ~ J ~ rn
H O
O fA
N
~
a
~ ~ J
N F
l0
7
Q
Ln
~
CL M M W
{0
U M ~n O N N ~
~? r in ~ ~ ~
~ W
M V
C
d ~ ~
D
y
LC
a
~
O ~ M M O
(O ~ m r
~ n ri
M O)
fn J ~ N
C ~
7
(D ~
m e ° v M v
~ O N
ry J
~ NOO
J ~ ~
N O
~
ot1
C T p~ In
~ h ~p O
W In
M N J N N ~ a
J ~
N ~ G M
M O V
N M fD
N~
~ ~ J N N ~ M N~
J N V
fA
c
0 c
0 c
0 c
0
,
J~ m m m
O m
°
aa
94~ c° c° c- c=
~ °ia
~ ~¢ ~¢ ~ Q ~¢
Oa ~a
h
h
h
n
~ U U U U
LY .
G C (D (D (D (O
~ ~ n O
g
n ~ ~ ~ n
~
o
a
m
'C ~.
O N
d
~
~ C
C]
U ~ t
N ~ O1
7 ' ~ C] _
=o >
10
N
~ _
~ o
J ~ 3
d
d C
~ J ~ ~ N
Lr
n
~o
V M
O
D ~
9
O
H
O
d
U
N
a
'o
n
9
D
n
A
7
7
A
p
n
fl
V
n
h
f3
D
D
A
H
m
O
C
v
e
D1
N O m
0 0
~ I\ N
1
a
0
o~ rn n o M
~ M ~~
M
00 ~ N N~ W N M in M N N
~ ~N MEA ~ fA ~E9 (O ~
O
O ry
O
O N
O
N
M
O
M- ~ M ~ o
D
.
V
~ O1 ~ v
~ rn~ M~
n
to N °~
~ ~ o co
O ~ ~n
00 m M u~
(D N ~ O ~n O M In OD
M 1N W N W m N M M
NfA ~~ M69 ~fA MfA
v~ co
~ n v
V a0 N
O N
'- fA ~ M
~ fH
V
M ~ N O
N
O O N
n
(
O O)
I~ W
In M
~ fA O O
In M
~ fA W aD
In M
~ EA
m .g m .o ~ .° ~ '°- ~ '° y
~ U ~L U ~L U ~L V D U ~ V
y
w o
¢ ~
m o
¢ ~
m g
¢ ~
m _o
¢ ~
m o
¢ m o
m¢
~ U ~ U y U y U ~ U ~ U
~ o
G O
0 o
ri
of
ri
vi
ri
ri
d v v v v v
o ~
a ~ ~ ~ ~ ~ ~
a
N ~
~ N d
O
m
U L
C
a
U y
~ U
N N t
m
~
e U ?
Le o x° ~ o ~
D ~n
u eo
0
~m av_
p ~ ~ r
n
~ l0 N
0 0 oc
7 r ~ N ~
V O N .- ry
A G ~ ~
d
U
a
°
e
p O ~ ~
M
h ~~w
n
a ~ ~ ~
A ~ O)
n ~ M ~
W
fl ~
m
r a
D ~
v ° r
j ~ W
D ~ N N
fl w
O
n O N
D O In H
O N ~
w
A ~
CO
V ap
O ~ ~
~ 10
(fl p
00 y
a0 n n
~ ~ w
O
N n
N ~ ~
(D W
M
fA p
M
N
M 00!
~ ~ N
YI A d
m ~ ~ ~
o aaa
v h
'm_ d a o
a c (7
~ O
c > ~ °.
O Q ~ G
~ m o
A ~ X U
~? N O O
~ a °' Q
E r ~ ~
E ~ r
LL
a ~'°
Y!
O
.~
O
a
aco
O O U
m d .10.
O O ~
r
m O
H d
A q
F a~i
d
a
David Taussig and Associates, Inc.
Page A4-9
TABLE 4G
(Not Used)
David Taussig and Associates, Inc.
Page AS-1
APPENDIX 5
Trip Generation Factors
[Insert Appendix 5 ,Austin Faust Report]
Exhibit A-1
ADT AND PEAK HOUR TRIP GENERATION RATE SUMMARY
A M Peak H our P M Peak H our
Land Use Units In Out Total In Out Total ADT
1, LDR (1-7 DU/Acre DU 0.19 0.56 0.75 0.65 0.36 1.01 9
57
2. MDR {8-15 DU/Acre DU 0.13 0.51 0.64 0.56 0.24 0.80 .
8
00
3. MHDR (16-25 DU/Acre DU 0.08 0.43 0.51 0.42 0,20 0,62 ,
6
63
4. Transitional Housin Rootn 0.21 0.17 0,38 0.18 0.22 0.40 .
4,90
5. Hotel Rootn 0.34 0.22 0.56 0.32 0.29 0.61 8
23
6,Elementar /Middle School Stu 0.17 0,12 0.29 0.00 0,00 0.00 .
1.02
7. Hi h School Stu 0.32 0.14 0,46 0.06 0.09 0,15 1.79
8. Learnin Cettter TSF 0.66 0.07 0.73 0.15 0.34 0,49 12
6
9. Nei Itborhood Commercial TSF 1.63 1.05 2.68 4.68 5.06 9.74 .
111.82
10. Communit Commercial TSF 1.00 0,64 1.64 2.85 3.09 5.94 68.17
12. General Office TSF 1,65 0.23 1.88 0.31 1.49 1.80 13
27
I4. Militar (Office) TSF 1.65 0.23 1.88 0.31 1.49 1.80 .
13.27
15. I_i ht Industrial/I2&D TSP 1.03 0.21 1.24 0.16 0.92 1.08 8.11
17. Park Acre 0.00 0,00 0,00 0.00 0.00 0.00 5.00
18. Re io~tal Park Acre 0.00 0,00 0,00 0.00 0.00 0.00 5.00
19. Golf Course Acre 0.38 0.10 0.48 0.22 0.50 0.72 8.00
20. Cotnmunit Facilit TSF 2.00 0.25 2.25 0.89 1.97 2.86 25,00
21. Multi lex Theater Seat 0.00 0.00 0.01 0.09 0.06 0.14 1,80
22. Senior Congre ate TSF 0.19 0.19 0.38 0.20 0.22 0.42 6.10
23, S ecialt Retail Center TSF 0.00 0.00 0.00 1.19 1.52 2.71 44
32
24. Theatre Seat 0.00 0.00 0.00 0.01 0.01 0.02 ,
1.25
2S. I-Iealth Club TSF 0,51 0,70 1.21 2.07 1,98 4.05 32
93
26. Hi h-Turnover Restaurant TSF 5.99 5.53 11.52 6.66 4.26 10.92 .
127
15
27. Senior Housin Attached DU 0.04 0.04 0,08 0.07 0.04 0.11 .
3.48
28, S orts Park Acre O.Oi 0.00 0,01 3.40 4.10 7.50 53.80
29. Tustin Facilit SG 3.32 I.Ol 4.33 2.27 4.76 7.03 62.20
Note: For a land use over 300 TSF that can be defined as a campus, the square footages are combin ed and the
equation-based rates are applied to determine trip generation ( i,e., Shopping Center, Office Park and Industrial
Park), The land use-based trip rates for these uses are based on the follow ing equation:
LN(T)=AxLN(X)-t-B where X=Land use amount and T=daily trips
----- AM Peak Hour ----- ----- PM Peak Hour -----
Coefficients Pk/ADT Pk/ADT
Land Use Type Units A B R1tio In Out Rztio In Out
] 1. Shopping Clr TSF .643 5.866 .024 6l.% 39°l0 .087 48% 52%
13. Office Park TSF .768 3.654 .I42 88% 1 2% .135 17%a 83%
16. Industrial Park TSF .768 3.654 .142 88% 1 2% .135 17% 83%
Abbreviations: ADT -average daily trips
DU -dwelling units
LDR -Low Density Residential
MDR -Medium Density Residential
MHDR -Medium High Density Residential
R&D -Research and Development
SG -special generator
Stu -student
TSF-thousand square feet
Trip Rate Sources; MCAS Tustin ETS/HIR and ITE Trip Generat ion Manual, 7`t' Edition.
°"-' ~ ~"'~" """'~°'° Austin-Foust Associates, lilt.
A-2 Ot G021 rpt4.doc