HomeMy WebLinkAbout04 TUSTIN LEGACY BACKBONE INFRASTRUCTURE FINANCING PROGRAM - 2024 UPDATEDocusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
MEETING DATE
TO
FROM
Agenda Item Initial
AGENDA REPORT Reviewed: aa
City Manager
Finance Director J
JANUARY 21, 2025
ALDO E. SCHINDLER, CITY MANAGER
MICHAEL GRISSO, DIRECTOR OF PUBLIC WORKS
SUBJECT: TUSTIN LEGACY BACKBONE INFRASTRUCTURE FINANCING
PROGRAM — 2024 UPDATE
SUMMARY:
An analysis of the Tustin Legacy Backbone Infrastructure Financing Program has been
completed. Updated periodically, the program determines the fair share contributions
required of development areas at Tustin Legacy to finance Tustin Legacy backbone
infrastructure to serve new development.
RECOMMENDATION:
It is recommended that the City Council:
1. Receive and approve the Tustin Legacy Backbone Infrastructure Financing
Program — 2024 Update; and
2. Direct staff to utilize the Tustin Legacy Backbone Infrastructure Financing
Program — 2024 Update for specific development areas in negotiated sale or
conveyance transactions, including those transactions that involve Development
Agreements, Disposition and Development Agreements, Ground Leases and/or
other transaction agreements at Tustin Legacy necessary to accommodate
private development.
FISCAL IMPACT:
The Tustin Legacy Backbone Infrastructure Financing Program — 2024 Update assists in
the financing of public facilities and required developer environmental mitigation related to
private and public development within Tustin Legacy. Total developer contributions are
$472M, a $5M increase from the 2017 Update due to the recent contribution by South
Orange County Community College District's development of the Advantech North America
Campus (a non -educational use). To date, approximately $312M in infrastructure
improvements have been completed, with an estimated $160M in infrastructure
improvements yet to be constructed.
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Other than the $5M increase, there is essentially no change from the 2017 Update to the
total anticipated future developer contributions. Instead, the 2024 Update redistributes
those same contributions over the Disposition Areas based on the recently approved Tustin
Legacy Specific Plan Amendment which primarily added 2,211 base residential units to
certain neighborhoods/Disposition Areas.
CORRELATION TO THE STRATEGIC PLAN:
The Tustin Legacy Backbone Infrastructure Financing Program — 2024 Update contributes
to the fulfillment of the City's Strategic Plan Goal A: Economic and Neighborhood
Development. Specifically, the project implementation of Strategy 1, which among other
items, is to develop critical phases of Tustin Legacy.
BACKGROUND AND DISCUSSION:
The Tustin Legacy Backbone Infrastructure Financing Program — 2024 Update ("Backbone
Program") is part of a comprehensive financing and construction program to ensure
completion of backbone infrastructure necessary to accommodate development within the
former Marine Corps Air Station (also referred to as Tustin Legacy), which includes
properties within the City of Tustin and the City of Irvine and all properties within the Tustin
Legacy Specific Plan ("Specific Plan") area.
The purpose of the Backbone Program is to facilitate early completion of improvements
when needed, provide for a method of financing the backbone infrastructure network, to
make provision for development where certain Tustin Legacy backbone infrastructure is
required as a condition of development, and to ensure that new development is in balance
with planned backbone infrastructure. The Backbone Program is based in part upon the
environmental mitigation measures contained in the Final Joint Environmental Impact
Statement/Environmental Impact Report for the Disposal and Reuse of the Former Marine
Corps Air Station Tustin (the "Final EIS/EIR", as subsequently amended), the Specific Plan
and the Tustin General Plan, including subsequent amendments thereto.
The Backbone Program also evaluates adjustments based on updated regulatory
requirements, actual costs of construction to complete backbone elements and estimated
inflationary increases. The Backbone Program identifies certain required infrastructure
improvements needed to serve future development within Tustin Legacy along with the
corresponding source documents which identify the level of development that can be
accommodated upon their completion. Through the Backbone Program, the phasing of
future development can also be linked to the phasing of required backbone infrastructure.
It is important to note that while the Backbone Program funds critical backbone
infrastructure at Tustin Legacy, there are additional infrastructure projects such as
neighborhood -specific local infrastructure that are not identified in or funded via the
Backbone Program.
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January 21, 2025
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The Backbone Program requires all new private development within Tustin Legacy to pay
a Fair Share Contribution of required Tustin Legacy backbone infrastructure, or to design
and construct Backbone Program improvements, and/or a combination, as agreed to by
the City and a developer. The Fair Share Contributions correspond to actual costs for
improvements which include necessary funding for engineering and construction costs of
backbone infrastructure improvements, the City's administrative and construction
management expenses related to such backbone infrastructure improvements, and any
plan checking and inspection and permitting expenses. The Backbone Program does not
include maintenance or operational costs for said backbone infrastructure improvements.
The update is based on review of the Backbone Program by the City's Public Works
Department, Real Property Division of the City Manager's Office, and supporting
consultants to determine necessary adjustments to (1) reflect actual costs incurred or
projected costs to design and install certain backbone improvements required under the
Backbone Program in accordance with the Tustin General Plan, the Specific Plan, the Final
EIS/EIR for the Disposal and Reuse of MCAS Tustin, as amended; (2) determine the need
to eliminate and/or add any backbone improvements to the Backbone Program based on
subsequent planning or other events, and; (3) to reevaluate outside funding sources and to
determine if any additional funding sources are available impacting the program on certain
development sites. The updates reflect the most current information available to the City.
No inflationary increases in individual backbone improvements have been proposed in the
update at this time.
A more detailed overview of the Backbone Program, its history, mechanisms for
implementation of the program through future opportunity sales transactions (including the
use of development agreements, disposition and development agreements and purchase
and sale agreements and other transaction agreements) and a detailed description of the
purpose of the Fair Share Contributions required under the program by backbone
infrastructure category is provided in the attached memorandum. The seven categories of
infrastructure facilities that are addressed in the program include:
• Transportation and circulation improvements;
• Drainage improvements which include retention and detention basins, storm
drains and flood control channels and water quality and mitigation improvements;
• Dry utility improvements;
• Parks, open space, and recreational improvements;
• Library improvements (completed);
• Fire facility improvements (completed), and;
• Community entry signage (completed).
In addition, the Backbone Program report includes an analysis by David Taussig and
Associates ("Taussig Analysis") of the proposed Fair Share Contributions that are assigned
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January 21, 2025
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to individual development areas and the methodology for distributing costs to individual
development sites. For purposes of implementation of the Backbone Program and clarifying
issues that have been previously discussed with development entities regarding the
program, the following narrative is intended to identify the process and procedures to be
utilized in requiring future Fair Share Contributions in conjunction with future real estate
transactions at Tustin Legacy.
Tustin Legacy Backbone Infrastructure Program Fair Share Contribution Process
Property sales agreements, Disposition and Development Agreements, Development
Agreements, Ground Leases and/or other transaction agreements, shall be utilized to
implement the Backbone Program. The program identifies different Fair Share Contributions
for different Disposition Areas. The Fair Share Contributions for each Disposition Area have
been allocated based upon the comprehensive methodology identified in the attached
memorandum.
Developers, landowners or lessees would enter into agreements with the City to design and
construct, or provide cash or debt financing for their Backbone Program Fair Share
Contributions. If the City Council is willing to participate in issuance of Community Facilities
Districts (CFD's) based on, and in anticipation of, a receipt of bond proceeds, the City may
allow a developer/landowner to defer payment of its Fair Share Contribution, provided that
the deferral of the Fair Share Contribution is secured by a performance bond or letters of
credit in a form approved by the City. The City may allow long term ground lessees to
amortize Fair Share Contributions for up to twenty (20) years with an associated interest rate.
If Backbone Program improvements are determined to be needed, at the City's sole
discretion, the City could request an advance from the developer before bond proceeds are
available or, in the event of developer's failure to be responsive, the City could call on the
performance bonds or letters of credit.
Developers/landowners/lessees who participate in funding the design and construction of
Backbone Program improvements will receive credit toward payment of their Fair Share
Contributions to the extent that such improvements are within the Backbone Program, costs
are approved by the City, and such cost of improvements are equal to the development site's
Fair Share Contribution. Any credit procedure will be identified in a Reimbursement
Agreement upon the City receiving a performance bond or letters of credit securing the
obligation for design and construction.
Credits may be transferred to the subsequent developer/landowner/lessee for a particular
development area with the transfer of title to the land or ground lease interest. However,
transfer of credit between participating developer/landowners/lessees, where title to the land
or ground lease interest is proposed to be transferred, shall be first approved in writing by the
City.
The current Backbone Program includes the estimated cost of constructing an improvement,
including labor, materials and equipment costs; the reasonable cost of designing and
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January 21, 2025
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preparing the plans, including engineering services which generally are approximately 10%
of construction costs (there are a few minor exceptions for more complex improvement items);
estimated fees paid to governmental agencies in order to obtain permits, licenses or other
necessary governmental approvals; and reviews and costs for professional services directly
related to the construction, including engineering, legal, accounting, inspection, construction
staking, materials, testing and similar professional services, which costs would not exceed
5% of construction costs; construction management services, which costs would not exceed
5% of construction costs; and costs of payment, performance or maintenance bonds and
insurance (including any title insurance). Each item of authorized costs includes only amounts
actually paid to third parties and do not include overhead or other internal expenses.
Exemptions
All disputes regarding the applicability of whether Fair Share Contributions are required for
specific projects or the exemption of a project from Fair Share Contributions requirements
shall be presented to the City Manager for resolution.
Government -owned facilities and utilities shall be exempt from payment of Fair Share
Contributions to the extent that the facilities shall not be used for generating revenue or
commercial purposes. Examples of exempt public uses are city halls, parks and park
buildings, and other public buildings. Private possessory interests and private development
on public property not owned by the City of Tustin will not be exempt from payment of any
required Fair Share Contributions. Updates to the Backbone Program may need to occur
incrementally to reflect a redistribution of Fair Share costs when these circumstances arise.
Application of Fair Share Contributions
When Fair Share Contributions are collected prior to the time of a first building permit being
issued within a Disposition Package or planning area, the Fair Share Contribution shall be
determined based on the authorized entitlements of development within an individual
Disposition Package or planning area based on the Fair Share Analysis.
Notwithstanding government -owned or constructed facilities (including but not limited to
counties and cities) which will generate revenue or be leased for commercial purposes shall
be required to make a Fair Share Contribution towards the Backbone Program.
Fair Share Contributions are limited to capital improvements that expand system capacity and
shall not be spent on maintenance, personnel training or other operating costs.
Rights of Way
Rights -of -Way for the Backbone Program are assumed to be dedicated to the City by
developers/landowners/lessees in conjunction with the development where required by the
City or may have already been acquired or reserved by the City. Right -of -Way dedications
are therefore, not creditable towards Fair Share Contributions.
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2024 Update
Major changes to the Backbone Program as part of the 2024 Update are as follows:
- Property Changes
o Addition of the former Army Reserve (Disposition Area 9). In January 2014, the
City Council approved an exchange of property with the Army Corps of Engineers
(Army) whereby the City conveyed 15 acres of City -owned property located at
the northeast corner of Warner Avenue and Red Hill Avenue to the Army, and
the Army conveyed the 14-acre former Army Reserve located at the northeast
corner of Tustin Ranch Road and Barranca Parkway to the City. At the time of
the exchange, the City transferred the Backbone Program obligation from the 15
acre now owned by the Army to the 14-acre former Army Reserve now owned
by the City. The 14-acre former Army Reserve site was not formally added to the
Backbone Program until this 2024 Update.
o Addition of Flight Phase 2 (portion of Disposition Area 5). Flight Phase 2,
bounded generally by Armstrong Avenue, Airship Avenue and Barranca
Parkway, was removed in the 2017 Update as there was an expected developer
contribution as part of a two -phased development project. Only one phase was
ultimately developed, so it is necessary to reincorporate the second phase
property into the Backbone Program.
- Developer Contributions
o Total expected developer contributions are $472M, a $5M increase from the
2017 Update due to the recent contribution by South Orange County Community
College District's development of the Advantech North America Campus (a non-
educational use).
o Other than the $5M increase, there is essentially no change from the 2017
Update to the total anticipated future developer contributions. Instead, the 2024
Update redistributes those same contributions over the Disposition Areas based
on the recently approved Tustin Legacy Specific Plan Amendment which
primarily added 2,211 base residential units to certain neighborhoods/Disposition
Areas.
Future Updates to the Fair Share Contributions
The City, on a regular basis, will review the list of Backbone Program improvement
components for possible revisions to update costs or changes to specific improvements. The
basis for cost changes would be generally where amendments to program improvements are
actually determined necessary and whether the subsequent design status of an improvement
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results in the need to re-examine and modify a cost estimate and as a result of normal
increases in construction costs based on current economic conditions (i.e. cost of living
adjustments, increases in commodity prices, etc.).
In the event that a Fair Share Contribution or part thereof exceeds actual expenses for a
Backbone Program improvement component, the City will reserve the right to reallocate
excess contribution funding to cover other designated Backbone Program costs. Once a Fair
Share Contribution has been made for a development area, no subsequent increases in the
allocation of a Fair Share Contribution shall be made to that development area unless
otherwise provided for in a Development Agreement, Disposition and Development
Agreement, Ground Lease, Reimbursement Agreement, or other real estate transaction.
Michael Grisso
Director of Public Works
Attachment: Tustin Legacy Backbone Infrastructure Financing Program — 2025 Update
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dt
www.FinanceDTA.com
MEMORANDUM
January 7, 2025
To: Ken Nishikawa, Deputy Director of Public Works/ Engineering, City of Tustin
From: Richard Ruiz. Jr., Manager, DTA
Subject: Tustin Legacy Backbone Infrastructure Financing Program — 2024 Update
In 2006, DTA (formerly David Taussig and Associates, Inc.) prepared for the City of Tustin
("the City") a fair share analysis that allocated backbone infrastructure costs to the various
development parcels' located within the Tustin Legacy limits. In 2008, DTA provided an
updated analysis reflecting then -current project costs. In 2011 and 2017, DTA provided
subsequent updates to the allocation study that reflected current project costs, changes in
product mix, changes in parcel configuration resulting in an increase in development
parcels, a revised project list and project costs, and current balances related to outside
funding sources.
Specifically, this memorandum ("memo") is provided in response to a request from the City
to provide an update to the allocation study that i) allocates estimated backbone costs
among the seven remaining development parcels or combination of development parcels,
ii) revises the project list and estimated project costs by removing completed facilities and
replacing various facilities with facilities that are better suited to mitigate the impacts of the
remaining future development, and iii) updates the balances in various funds available to
pay for projects to be constructed, thus offsetting developer allocations. The memo also
updates the number of parcels to be allocated in this analysis. In addition, demographics
and land uses, including persons per household for residential development, employees per
1,000 square feet for non-residential development, and traffic generation rate assumptions
for both residential and non-residential development, were updated to reflect current
conditions.
Although the City, acting as the master developer for the Tustin Legacy Project, may not be
bound by the requirements of Assembly Bill ("AB") 1600 (i.e., the "Mitigation Fee Act"), DTA
has made every effort to follow the guidelines of AB 1600 to ensure that this study is
complete, equitable, and defensible.
Tables 1 and 2, presented below, provide a summary of the changes in total program costs
and in total program revenues, respectively, from the 2017 update (the "2017 Study") to the
present.
1 The term "Parcel" is used in this study to refer to Tustin Legacy "Disposition Area."
Irvine San Jose San Francisco Riverside Dallas Houston Raleigh Tampa
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Table 1: Cost Update for 2024
Cost Update Categories
Original Budget of Facilities Completed to Date
$233,032,634
$311,686,995
SOCCCD Non -Educational Use Contribution
$5,045,703
$316,734,722
Remaining Facilities and Replacement Facilities
Roadway / Bridge Improvements
$47,341,877
$22,488,213
Traffic Signals
$3,337,000
$1,957,500
Traffic Mitigation - Santa Ana / Irvine Agreements
$0
$0
Total Transportation Facilities
$50,678,877
$24,445,713
Drainage Improvements
$51,554,918
$26,472,651
Water Quality Mitigation Improvements
$0
$0
Total Drainage Facilities
$51,554,918
$26,472,651
Dry Utilities
$7,925,192
$4,739,685
Total Dry Utilities
$7,925,192
$4,739,685
TRR Ped Bridge Add'l Pathway/Landscaping
$5,045,703
Park and Open Space Facilities
$123,474,754
$99,321,333
Library Facilities
$0
$0
Fire Facilities
$0
$0
Community Entry Facilities
$0
$0
Total Park and Community Facilities
$123,474,754
$104,367,036
Total Program Costs
$466,666,376
$471,712,079
Increase (Decrease) from 2017 to 2024
$5,045,703
Percentage Increase (Decrease) from 2017 to 2024
1.1%
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Table 2: Revenue Update for 2024
Total Fair Share Contributions
$327,217,372
$327,217,372
Contributions Collected to Date
$162,883,630
$172,237,991
Contributions to be Collected
$164,333,742
$154,979,381
Monies from Backbone -Related Funds
$44,193,648
$44,193,648
Other Financing Sources
City of Irvine Settlement
$4,500,000
$4,500,000
2010 Tax Allocation Bonds
$31,900,000
$31,900,000
Quimby Fees
$6,219,218
$6,219,218
Library contributions
$10,035,900
$10,035,900
Other Funding
$4,739,435
$4,739,435
TSIA - Warner Ave.
$3,000,000
$3,000,000
Warner Ave. - Measure M Competitive
$5,400,000
$5,400,000
OCTA Detention Basin Grant
$824,688
$824,688
TSIA Future Development (City share at 15%)
$0
$0
Measure M2 Competitive (OCTA) TRR
$4,510,035
$4,510,035
State -Local Partnership Program (Caltrans) TRR
$4,703,035
$4,703,035
Lennar Trust - TRR
$794,495
$794,495
CFD 14-01 (stanPac) Bond Issuance in 2015 (0.31 Tax Rate)
$13,247,475
$13,247,475
SOCCCD Non -Educational Facility (If Any)
$0
$5,045,703
Measure M2 Competitive (OCTA) - Red Hill Widening (25%
City Match Required $6M Max)
7$51381,075
$5,381,075
Subtotal
$95,255,356
$100,301,059
Total Program Reserves
$466,666,376
$471,712,079
The updated allocations for the remaining parcels as of September 2024 differ from the
allocations for the same parcels in the 2017 Study update. For some parcels, the new
allocation is quite higher, while for other parcels the allocations have been reduced. The
lack of a consistent pattern for both the total cost allocation and per -acre cost allocation
among the various parcels is due to changes in land use type and quantity. In 2017, under
the adopted Specific Plan, the residential unit total was projected at 3,543 units for the
parcels in question (see the 2017 parcel list in Table 3, below). Currently, under the modified
Specific Plan, the total residential development allowed on the remaining parcels is 5,136
single-family and multi -family units, representing an increase of 1,593 units.
In 2017, under the adopted Specific Plan, the non-residential building square footage total
allowed on these parcels was 3,967,088. Currently, the total has increased to 4,846,978
square feet, representing an increase of 879,890 square feet. Notably, the increase is
attributable to the inclusion of the remaining portions of D-4 and the inclusion of D-9 which
were not included in the 2017 version. In addition, the 2024 update includes the addition
of 241 hotel rooms. There were no hotels rooms proposed in the 2017 Study. Changes in
the mix of products within each parcel have further prevented a clear pattern of increases
or decreases in the allocations. Lastly, the set of parcels and combinations of parcels over
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which the allocation is conducted has changed from 2017 to 2024, as shown in Table 3.
The change to the set of parcels in itself makes a direct comparison infeasible.
Table 3: 2017 vs. 2024 Parcel List
Year of_Update arcel List for Allocation
_
D-5
.:
2024 D-1ASouth
.:
D-5_
.
The estimated cost to construct the remaining infrastructure projects on the updated
facilities list is $160,025,084 of which $154,979,381 is to be allocated for future contributions
to be collected. A summary of the total cost allocations and the per -acre cost allocations
for each remaining parcel or combination of parcels is shown in Table 4 below.
Table 4: Development Area Summary
..11
E77
�
Net Fair Share Contribution
$684,895
$24,721,716
$56,207,883
$4,645,067
$8,928,357
$52,923,598
$6,867,865
per Development Area
Net Fair Share per Acre
$190,249
$493,447
$624,532
$219,107
$171,699
$470,014
$473,646
A Facility Cost
The total facility cost is estimated to be $471,712,079. Table 5, included below, provides a
summary of the remaining facility costs that will be partially funded by developer
contributions.
Table 5: Facility Cost Summary
Transportation Facilities
$24,445,713
Drainage Facilities
$26,472,651
Dry Utilities
$4,739,685
Park and Open Space Facilities
$99,321,333
Total Facility Cost
$154,979,381
A detailed breakdown of updated facility cost estimates by project is found in Tables A-1
through A-3 in Attachment 1. The information in these tables was provided by City staff.
B Demographics
In order to determine the fair share costs to allocate to the various remaining disposition
areas (i.e., parcels), DTA used planned future residential dwelling units, non-residential
building square feet, and total hotel rooms to project population and employment growth
within the study area. City staff provided updated raw data based on proposed parcel
reconfigurations and land use changes that have occurred since 2017. This raw data was
then compiled by DTA in different formats suitable for the allocation methods for the
various infrastructure categories. For instance, Table B-1 in Attachment 1 lists residential
units, non-residential square feet, and hotel rooms by disposition area number to
correspond with published trip generation rates, the basis for allocating transportation and
signage costs. Table B-1 is also used for the allocation of Parks and Open Space costs.
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Table B-2 lists net acres by disposition area to correspond to Drainage and Dry Utility
allocations.
C Methodology
Tables C-1 through C-6 and D-1 through D-6 in Attachment 1 show detailed calculations
for fair share allocation amounts for each disposition area by facility type. Included below
is a summary of the methodology utilized to calculate each disposition area's fair share
contribution necessary to fund the developer allocation portion of the total estimated
infrastructure cost.
C.1 Transportation and Signage Facilities Analysis (Tables C-1 and D-1)
Table C-1 lists the Average Daily Trip ("ADT") rates used to calculate total average
daily trips by area. ADTs are published by the Institute of Transportation Engineers
CITE") Publication Trips Generation, 10' Edition. The ADT generation rates are per
dwelling unit (for residential units), daily trip generation per 1,000 building square
feet of each category of non-residential development, and per room for lodging. Per
the ITE, a trip or trip end is a single or one -direction person or vehicle movement
with either the origin or destination (exiting or entering) inside a study site. In
technical terms, a trip has an origin and a destination at its respective ends (known
as trip ends). Each trip end is part of a trip. For trip site generation, the focus is on
the trips entering and exiting a single site. Specifically, ADTs are the total number of
trips, both inbound and outbound, within a 24-hour weekday period, generated by
a particular use or development.
Table D-1 in Attachment 1 describes the apportionment of transportation facilities
costs for each disposition area. Roads, bridges, and traffic signals benefit residents
and employees by providing safe and efficient vehicular access to properties. It has
been documented by transportation engineers that different land uses generate trips
at different rates. Therefore, road, bridge, and traffic signal costs are apportioned on
the basis of ADT generation factors provided by the ITE and reviewed by City staff.
Table D-1 calculates the ADT contributions from each disposition area and its
percentage of the total. This percentage is used to allocate the estimated
transportation costs for the study area. These allocations by disposition area are
found in Table 7, "Cost Allocation Summary before Cost Reassignment or Credits."
C.2 Drainage Facilities Analysis (Tables C-2 and D-2)
Table C-2 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 runoff. 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 runoff and the corresponding fees.
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Table C-2 shows the calculations for the runoff factor multiplied by acreage for the
various land uses, as well as a summation of total unit runoff. Table D-2 calculates
the total allocated cost to each disposition area by multiplying the allocation rate per
acre from Table C-2 by the net acres for each land use within each disposition area.
C.3 Dry Utilities Facilities Analysis (Tables C-3 and D-3)
Table C-3 describes the apportionment of dry utility costs allocated to various
disposition areas by net acreage based on the assumption that utility demand is
uniform across all disposition areas. The allocated cost per acre was then multiplied
by the net acreage for each disposition area to determine the fair share responsibility
for each area, as shown in Table D-3.
C.4 Park and Open Space Facilities Analysis (Tables C-4 and D-4)
Table C-4 describes the apportionment of park and open space 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 a
non -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 among existing residents, availability of use is measured in terms of Equivalent
Benefit Units ("EBUs"), with one (1) EBU representing the potential park and
recreation facilities usage associated with 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 C-4, one EBU represents 159
potential hours available for recreation use per single-family (low density) detached
household. Fee amounts for park facilities associated with this component are
calculated for residential and non-residential land uses, as detailed in Table D-4.
Table 6 presented below summarizes the cost allocations for the remaining parcels
by facility type. These costs were allocated prior to taking any cost credits for
remaining fund balances or other sources of funds.
City of Tustin January 2025
Tustin Legacy Backbone Infrastructure Financing Program - 2024 Update
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table 6: Cost Allocation Summary
Wi
Facilities
Transportation
$45,575
$1,680,781
$12,481,193
$842,659
$1,250,336
$3,570,645
$4,574,524
$24,445,713
Drainage
$307,187
$3,943,933
$7,031,158
$1,808,987
$4,437,138
$7,706,968
$1,237,279
$26,472,651
Dry Utilities
$49,601
$690,285
$1,240,034
$292,097
$716,464
$1,551,420
$199,783
$4,739,685
Parks Open Space
$282,532
$18,406,716
$35,455,499
$1,701,323
$2,524,419
$40,094,565
$856,279
$99,321,333
Total
$684,895
$24,721,716
$56,207,883
$4,645,067
$8,928,357
$52,923,598
$6,867,865
$154,979,3 11
Table 7 below shows the cost per net acre by facility type for each remaining parcel. This
amount is determined by dividing the allocated costs in Table 6 above by the net acres for
each parcel.
Table 7: Per Acre Cost Allocation Summary
Facilities
Transportation
$12,660
$33,549
$138,680
$39,748
$24,045
$31,711
$315,484
Drainage
$85,330
$78,721
$78,124
$85,330
$85,330
$68,446
$85,330
Dry Utilities
$13,778
$13,778
$13,778
$13,778
$13,778
$13,778
$13,778
Parks/Open Space
$78,481
$367,400
$393,950
$80,251
$48,547
$356,080
$59,054
Total
1 $190,249
$493,447
$624,532
1 $219,107
1 $171,699
1 $470,014
$473,646
Table 8 below shows the net allocations and net allocations per acre for the remaining
parcels.
Table 8: Cost Allocation Summary Per Net Acreage
Total Fair Share Contribution
$684,895
$24,721,716
$56,207,883
$4,645,067
$8,928,357
$52,923,598
$6,867,865 $154,979,381
per Development Area
Percent of Total
0.44%
15.95%
36.27%
3.00%
5.76%
34.15%
4.43% 100.00%
Net Acreage
3.60
50.10
90.00
21.20
52.00
112.60
14.50 344.00
Total Net Fair Share per Net
$190,249
$493,447
$624,532
$219,107
$171,699
$470,014
$473,646
Acreage
City of Tustin
Tustin Legacy Backbone Infrastructure Financing Program - 2024 Update
January7, 2025
7
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Finally, in the event the City enters into a land lease agreement with a developer, the City
has the option to prorate the appropriate Development Area Fair Share Backbone Fee over
a period not to exceed the combined useful life of the improvements to be funded with the
fee monies (20 years maximum from lease execution). Notably, the City would still reserve
the right to evaluate the appropriate prorating period on a case -by -case basis based on a
number of factors including but not limited to the terms of the land lease agreement and
anticipated development/occupancy timelines. The City shall charge interest on any
prorated Fair Share Payment which shall utilize the latest Prime U.S. rate published in the
Wall Street Journal in place at the time of pre -lease agreement execution, which shall
remain the interest rate for the life of the proration for that project. The City shall collect
the prorated payment and interest as Land Sale Proceeds, and pay the backbone fund the
amount owed as the Fair Share Payment is collected.
If you have any questions upon review of the attached analysis, please feel free to call us at
(800) 969-4DTA.
Enclosures:
1. Attachment 1 - Tables
City of Tustin January 2025
Tustin Legacy Backbone Infrastructure Financing Program - 2024 Update
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
ATTACHMENT 1
City of Tustin
Tustin Legacy Backbone Infrastructure Financing Program - 2024 Update
TABLES
■ A-1 through A-3: Updated Cost Estimates
• B-1 through B-3: Demographic Details
■ C-1 and D-1: Transportation and Signage
Allocation
r C-2 and D-2: Drainage Allocation
■ C-3 and D-3: Dry Utility Allocation
r C-4 and D-4: Park and Open Space
Allocation
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
TUSTIN LEGACY BACKBONE FEE PROGRAM
TABLEA-1
TRANSPORTATION FACILITIES
FACILITY
REACH ID NO.
CONSTRUCTION
CONTINGENCY
SUBTOTAL
DESIGN SERVICES
CONSTR SERVICES, FEES&BONDS
CONSTRADMIN.
TOTAL
ROADWAY/BR DGE IMPROVEMENTS
Valencia/Park - TRRto Moffett
114,122
$ 2,712,902
$ 342,476
$ 3,055,378
$ 271,290
$ 135,645
$ 81,387
$ 3,543,700
Victory Road Extension from Armstrong to TRR
$ 3,185,858
$ 637,172
$ 3,823.030
$ 318,586
$ 159,293
$ 159,293
$ 4,460,201
Legacy P-d Extension from Valencia to Warner
$ 4,319,151
$ 863,830
$ 5,182,981
$ 431,915
$ 215,958
$ 215,958
$ 6,046,811
N-G Connector from Valencia to Moffett Drive
$ 4,000,000
$ 600,000
$ 4,600,000
$ 400,000
$ 200,000
$ 200,000
$ 5,400,000
N-G Connector from Valencia to Edinger Ave.
$ 2,250,000
$ 337,500
$ 2,587,500
$ 225,000
$ 112,500
$ 112,500
$ 3,037,500
TRAFFIC SIGNALS
Legacy/Moffett (new)
$ 265,000
$ 39,750
$ 304,750
$ 26,500
$ 13,250
$ 13,250
$ 357,750
Legacy/Victory (new)
$ 265,000
$ 39,750
$ 304,750
$ 26,500
$ 13,250
$ 13,250
$ 357,750
Edinger/N-G Connector (new)
$ 400,000
$ 52,500
$ 452,500
$ 40,000
$ 20,000
$ 20,000
$ 532,500
N-G Connector/Moffett(new)
$ 265,000
$ 39,750
$ 304,750
$ 26,500
$ 13,250
$ 13,250
$ 357,760
N-G Connector/Park(new)
$ 265,000
$ 33,750
$ 298,750
$ 26,500
$ 13,250
$ 13,250
$ 351,750
TOTAL
$ 17,927,911
$ 2,98Q478
$ 20,914,369
$ 1,792,791
$ 896,395
$ 842,137
$ 24,445,713
TABLEA-2
DRAINAGE& WATERQUALITY FACILITIES
FACILITY
REACH ID NO.
CONSTRUCTION
CONTINGENCY
SUBTOTAL
DESIGN SERVICES
CONSTR SERVICES. FEES& BONDS
CONSTRADMIN.
TOTAL
DRAINAGE IMPROVEMENTS
Valencia/Park - TRRto Moffett
Portion of 700
$ 2,649,653
$ 529,931
$ 3,179,584
$ 264,965
$ 132,483
$ 79,490
$ 3,656,521
Victory Rcad Extension from Armstrong to TRR
$ 2,186,221
$ 327,933
E 2,614,164
$ 218,622
$ 109,311
$ 109,311
$ 2,961,398
Legacy Road Extension from Valencia to Warner
$ 2,760,912
$ 414,137
$ 3,175,049
$ 276,091
$ 138,046
$ 138,046
$ 3,727,231
N-G Connector from Valencia to Moffett Drive
$ 2,000,000
$ 300,000
E 2,300,000
$ 200,000
$ 100,000
$ 100,000
$ 2,700,000
N-G Connector from Valencia to Edinger Ave.
$ 750,000
$ 112,500
$ 862,500
$ 75,000
$ 37,500
$ 37,500
$ 1,012,500
Barranca Channel Improvements Phase 2
$ 8,000,000
$ 1,200,000
E 9,200,000
$ 400,000
$ 400,000
$ 400,000
$ 10,400,000
Former Army Reserve Drainage Improvements
$ 1,500,000
$ 225,000
$ 1,725,000
$ 150,000
$ 75,000
$ 75,000
$ 2,025,000
WATER QUALITY/ MITIGATION IMPROVEMENTS
(None)
$
$
$
$
$
$
E
TOTAL
$ 19,846,786
$ 3,109,901
E 22,956,387
$ 1,184,679
$ 992,339
$ 939,346
E 26,472,651
DRY UTILITY FACILITIES
FACILITY
REACH ID NO.
CONSTRUCTION
CONTINGENCY
SUBTOTAL
DESIGN SERVICES
CONSTR SERVICES, FEES& BONDS
CONSTR ADMIN.
TOTAL
DRY UTILITY IMPROVEMENTS
Valencia/Park - TRRto Moffett
Portion of 750
$ 1,077,187
$ 161,578
$ 1,238,765
$ 107,719
$ 53,859
$ 32,316
$ 1,432,659
Victory Rcad Extension from Armstrong to TRR
$ 681,447
$ 102,217
E 783,664
$ 68,145
$ 34,072
$ 34,072
$ 919,963
Legacy Road Extension from Valencia to Warner
$ 568,202
$ 85,230
$ 653,432
$ 56,820
$ 28,410
$ 28,410
$ 767,073
N-G Connector from Valencia to Moffett Drive
$ 700,000
$ 105,000
$ 805,000
$ 70,000
$ 35,000
$ 35,000
$ 945,000
N-G Connector from Valencia to Edinger Ave.
$ 500,000
$ 75,000
$ 575,000
$ 50,000
$ 25,000
$ 25,000
$ 675,000
TOTAL
$ 3,526,836
$ 529,025
E 41055.861
$ 352,684
$ 176,342
$ 154,798
$ 4,739,685
TABLE A-3
PARKAND OPEN SPACE FACILITIES
[1] FACILITY REACH ID NO. I CONSTRUCTION CONTINGENCY I SUBTOTAL I DESIGN SERVICES CONSTR SERVICES, FEES&BONDS CONSTRADMIN. TOTAL
PARKAND OPEN SPACE IMPROVEMENTS
Neighborhood Park, N-G Park 02
602
$ 3,195,000
$ 638,870
$ 3,833,870
$ 319,562
$ 160,000
$ 95,830
$ 4,409,262
Linear Park, N-D (incl waterway, ponds)
610
$ 5,065,000
$ 1,012,995
$ 6,077,995
$ 527,000
$ 250,000
$ 150,000
$ 7.004,995
Warner Pedestrian Bridge
620
$ 8,564,000
$ 1,712,776
$ 10,276,776
$ 857,000
$ 425,000
$ 400,000
$ 11,958,776
Armstrong Pedestrian Bridge
622
$ 3,500,000
$ 700,000
$ 4,200,000
$ 350,000
$ 175,000
$ 105,000
$ 4.830,000
TRRPedestrian Bridge
624
$ 4,500,000
$ 900,000
$ 5,400,000
$ 450,000
$ 225,000
$ 135,000
$ 6,210,000
TRR Pod Bridge (add'I budget)
624
$ 4,500,000
$ 675,000
$ 5,175,000
$ 450,000
$ 225,000
$ 225,000
$ 6.075,000
TRRPed Bridge (add'I pathway, landscaping and electrical)
624
$ 3,625,703
$ 720,000
$ 4,345,703
$ 350,000
$ 175,000
$ 175,000
$ 5,045,703
Edinger Avenue Pad Bridge/Vehicular Crossing
$ 8,191,000
$ 1,228,650
$ 9,419,650
$ 819,100
$ 400,000
$ 409,550
$ 11,048,300
Legacy Linear Park (N-D South)
$ 7,000,000
$ 1,050,000
$ 8,050,000
$ 560,000
$ 350,000
$ 350,000
$ 9,310,000
South Hangar Park (N-D North)
$ 15,000,000
$ 2,250,000
$ 17,250,000
$ 1,500,000
$ 750,000
$ 750,000
$ 20,250,000
Legacy Linear Park (N-G)
$ 8,500,000
$ 1,275,000
$ 9,775,000
$ 850,000
$ 425,000
$ 425,000
$ 11,475,000
Public Facilities Street Edge Landscape
$ 5,000,000
$ 750,000
$ 5,750,000
$ 500,000
$ 250,000
$ 250,000
$ 6,750,000
TOTAL
$ 76,640,703
$ 12,913,291
$ 89,553.994
$ 7,532,662
$ 3,810,000
$ 3,470,380
$ 104,367,036
GRAND TOTAL $ 137,480,531 E 160,025,084
Appendix 1, Page 1
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
TABLE B-1
TUSTIN LEGACY DEM OGRAPH I CS USED FOR TRAN SPORTATI 0 N AND SIGNAGE
PARKS AND OPEN SPACE, LIBRARYAND FI RE FACI LI TI ES
Land Use Categories'
Area Number
units
8
D-
City of Tustin
D•
Totals
Major
Categor
r Units
Residential:
Low Density
d.u.
0
0
Medium Density
d.u.
700
700
Medium High Density
d.u.
996
1,911
1,529
4,436
Senior Housing Attached
d.u.
0
5,136
d.u.
Commercial:
General Commercial
s.f.
0
Community Commercial
s.f.
10,000
1,039,000
36,500
467,553
1,553,053
Neighborhood Commercial
s.f.
0
General Office
s.f.
443,000
473,000
484,027
718,198
705,000
2,823,225
Office Park
s.f.
0
Hotel
rooms
120
121
241
241
rooms
Senior Congregate Care
s.f.
157,200
117,000
196,500
470,700
Theater
seats
0
0
seats
Health Club
s.f.
1
0
4,846,978
s.f.-commercial
Industrial:
Light Industrial
s.f.
0
0
s.f. -industrial
4,846,978
s.f. total non -res.
Summation - Units:
Totals by Area # 1 0 1 996 1 1,911 1 0 1 0 1 2,229 1 0 1 5,136
Percent of Total DU's 1 0.00%1 19.39%1 37.21%1 0.00%1 0.00%1 43.40%1 0.00% 100.00%
Summation -Commercial S.F.:
Totals by Area # 157,200 1570,000 1 1,512,000 1 484,027 1 718,198 1 938,000 1 467,553 14,846,978
Percent of Total S.F. 3.24%1 11.76%1 31.19%1 9.99%1 14.82%1 19.35%1 9.65%1 100.00%
Summation- Industrial S.F.:
Totals by Area # 0 1 0 1 0 1 0 1 0 1 0 1 0 10
Percent of Total S.F.1 0.00%1 0.00%1 0.00%1 0.00%1 0.00%1 0.00%1 0.00% 0.00%
Summation -Rooms.:
Totals by Area #
Percent of Total Rooms
Summation -Seats.:
Totals by Area #
Percent of Total Rooms
1 0
1 120
1 121
1 0
1 0
1 0
1 0
241
1 0.00%1
49.79%1
50.21%1
0.00%1
0.00%1
0.00%1
0.00%
100.00%
0
0
0
0
0
0
0
0
1 0.00%1
0.00%1
0.00%1
0.00%1
0.00%1
0.00%1
0.00%
0.00%
Appendix 1, Page 2
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
TABLE B-2
TUSTIN LEGACY DEMOGRAPHICS USED FOR
DRAINAGEAND DRY UTI LITI ES FACI LITI ES
Area .-
Land Use Categories
Residential:
Low Density
0.0
Medium Density
38.3
38.3
Medium High Density
19.4
38.0
34.8
92.2
Senior Housing Attached
0.0
Commercial:
General Commercial
0.0
Community Commercial
1.0
40.0
2.0
14.5
57.5
Neighborhood Commercial
0.0
General Office
18.2
10.0
21.2
52.0
31.3
132.7
Office Park
0.0
Hotel
2.0
2.0
4.0
Senior Congregate Care
3.6
9.5
6.2
19.3
Theater
0.0
Health Club
0.0
Industrial:
Light Industrial
0.0
Summation
Total Net Acres by Planning Area Number:
Percent of Total Net Acres:
3.60
50.10
90.00
21.20
52.00
112.60
14.50
344.00
1.05%
14.56%
26.16%
6.16%
15.12%
32.73%
4.22%
100.00%
*Note: D-2C/D-8 net acres excludes The Landing and D-4 excludes Cornerstone Ph. 1
Appendix 1, Page 3
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table B-3
Demographics Adjustments Specific to
Parks and Open Space Faculties
Parks and Open Space
Per person Hours of Potential Parks and Open Space Usage per Week
Potential Number of Potential
Recreation Hours Number of Work Hours per Weekend Days Recreation Hours
Work Day Days per Week Weekend Day per Week Per Week per
User of Faciliti Person
•-non-working
Resident, working
Employee • • 1 2 10
1. Total Hours of potential Parks and Open Space Facilities Usage per Week (Single Family)
2. Total Hours of potential Parks and Open Space Facilities Usage per Week (Multi -family)
Potential Potential
Number Per Recreation Recreation
Household [1][2] Hours/Week per Hours/Week per
Type of Residential Person Household
Resident, working .�
Appendix 1, Page 4
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table B-3
Demographics Adjustments Specific to
Parks and Open Space Faculties
3. Total Hours of potential Parks and Open Space Facilities Usage per Week (Commercial)
Potential
Potential
Employeesper
.Recreation
1,000 SF [3]
Hours/Week per
Hours/Week per
Type of Employee
Person
Household
Commercial Employee
Retail/Commercial/Other
1.61
10
16
Office
3.09
10
31
Hotel
1.58
10
16
Senior Congregate Care
2.48
10
25
Health Club/ Theater
0.87
10
9
4. Total Hours of potential Parks and Open Space Facilities Usage per Week (Commercial)
Potential Potential
Employees per Recreation Recreation
1,000 SF[3] Hours/Week per Hours/Week per
pe of Employe Person Household
Industrial• • --
* Numbers may differ from Study due to rounding to 2 Decimal Places
[1] Persons per Household per US Census 2022
[2] Household population in the workforce per 2018-2022 USCensus
[3] The employees per square foot for non-residential land uses was based on
information published in Nielsen Company Employment Profiles by NAI CS Codes 2024
and generated by DTA
Appendix 1, Page 5
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table C-1
Transportation Facilities
Traffic Generation Rate Assumptions [1]
Residential
Land Use Category Trip Generation Rate Units
Single Family Detached 9.44 Dwelling Unit
Single Family Attached 7.32 Dwelling Unit
Multi -Family Attached 5.44 Dwelling Unit
Senior Housing Attached 3.70 Dwelling Unit
Commercial and Industrial
Land - Category
Trip Generation Rate
Units
General Commercial
30.74
1,000 SF
Community Commercial
68.17
1,000 SF
Neighborhood Commercial
111.82
1,000 SF
General Bank
12.13
1,000 SF
Office Park
5.62
1,000 SF
Hotel (300 rooms)
8.36
Rooms
Senior Congregate Care Fac.
2.02
1,000 SF
Theater
1.76
Seats
Health Club
3.92
1,000 SF
Industrial Park
3.37
1,000 SF
[1] Average Daily Trips (ADTs) based in the Institute of Transportation
Engineers ("ITE') Publication, 10th Edition.
Appendix 1, Page 6
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table D-1
Transportation and Slgnage Allocation Methodology
Total Average Daily Trips By Area
Residential Land Use
Trip Generation
D-11A South
■ ■
■
Category■
■
Residential
Low
9.44
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Medium
732
0
0
0
0
0
700
0
700
0
0
0
0
5124
0
5,124
Medium -High
5.44
0
996
1,911
0
0
1,529
0
4,436
0
5418
10396
0
8318
0
24132
Senior Housing
3.70
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Res. Units
0
996
1,911
0
2,229
0
5,136
Subtotal Residential
ADTs
0
5418
10396
0
13,442
0
29,256
Commercial
General Commercial
30.74
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Community Commercial
68.17
0
10,000
1,039,000
0
0
36,500
467,553
1,553,053
0
682
70,829
0
0
2,488
31,873
105,872
Neighborhood Commercial
111.82
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
General Office
12.13
0
443,000
473,000
484,027
718,198
705,000
0
2,823,225
0
5,374
5,737
5,871
8,712
8,552
0
34,246
Office Park
5.62
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Hotel
8.36
0
120
121
0
0
0
0
241
0
1
1
0
0
0
0
2
Senior Congregate Care
2.02
157,200
117,000
0
0
0
196,500
0
470,700
318
236
0
0
0
397
0
951
Theater
1.76
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Health club
3.92
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Square Feet
157,200
570,120
1,512,121
484,027
718,198
938,000
467,553
4,847,219
Subtotal Commercial
ADTs
318
6,293
76,567
5,871
8,712
F-1-1-,4-37--1
31,873
141,070
Appendix 1, Page 7
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table D-1
Transportation and Slgnage Allocation Methodology
Total Average Dailv Trios By Area
Commercial
Light Industrial 3.37 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0
Total ADTs
318
11,711
86,963
5,871
8,712
24,879
31,873
170,326
%of Total ADTs
0.19%
6.88%
51.06%
3.45%
5.11%
14.61%
18.71%
100.00%
Allocated Transportation Costs
$45,575
$1,680,781
$12,481,193
$842,659
$1,250,336
$3,570,645
$4,574,524
$24,445,713
Transportation cost per ADT
$143.52
$143.52
$143.52
$143.52
$143.52
$143.52
$143.52
Facility Type
Road/Bridge Improvements
Traffic Signals
Total Facility Costs
Less
Other Financing contributions
Total Costs to be Allocated
Facility Cost
Cost per ADT
$22,488,213
$132.03
$1,957,500
$11.49
$24,445,713
$143.52
$0
$24,445,713
[1] From Breakout in Table A-1 of Study
Appendix 1, Page 8
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table C-2
Drainage Allocation Methodology
Land Use Category
Low Density (0-7 units per Acre)
0.50
0.0
0.0
Medium Density (8-15 units per Acre)
0.60
38.3
23.0
Medium High Density (15-25 units per Acre)
0.80
92.2
73.8
Senior Housing Attached
0.80
0.0
0.0
General Commercial
1.00
0.0
0.0
Community Commercial
1.00
57.5
57.5
Neighborhood Commercial
1.00
0.0
0.0
General Office
1.00
132.7
132.7
Office Park
1.00
0.0
0.0
Hotel
1.00
4.0
4.0
Senior Congregate Care
1.00
19.3
19.3
Theater
1.00
0.0
0.0
Health Club
1.00
0.0
0.0
Light Industrial
1.00
0.0
0.0
Total
344.0
310.2
Ellim-- -
Facility Type
Facility Cost
Cost Per Unit Runoff
Cost per Net Acre
Drainage Improvements
$26,472,651
$85,330
$76,955
* Water Quality Mitigations
$0
0
Total
$26,472,651
$85,330
$76,955
* From Table I year 2017
Appendix 1, Page 9
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table C-2
Drainage Allocation Methodology
Land Use Category
Low Density (0-7 units per Acre) 0.50 $42,665 $0
Medium Density (8-15 units per Acre) 0.60 $51,198 $1,960,874
Medium High Density (15-25 units per Acre) 0.80 $68,264 $6,293,910
Senior Housing Attached 0.80 $68,264 $0
General Commercial
1.00
$85,330
$0
Community Commercial
1.00
$85,330
$4,906,451
Neighborhood Commercial
1.00
$85,330
$0
General Office
1.00
$85,330
$11,323,236
Office Park
1.00
$85,330
$0
Hotel
1.00
$85,330
$341,318
Senior Congregate Care
1.00
$85,330
$1,646,861
Theater
1.00
$85,330
$0
Health Club
1.00
$85,330
$0
Light Industrial
1.00
$85,330
$0
$26,472,651
[1] Cost per unit runoff of $85,330 is used in calculating the Allocation Rate per Acre
Cost per Unit Runoff x Runoff Rate Coefficient "C" = Allocation Rate per Acre
For Example
Medium Density (8-15 units per Acre) $85,330 x .60 = $51,198
Medium High Density (15-25 units per Acre) $85,330 x .80 = $68,264
General Office $85,330 x 1.0 = $85,330
Appendix 1, Page 10
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table D-2
Drainage Facilities
Fair Share Allocation Development Area and Developer
Residential
Low
42,664.79
Acres
0
0
0
0
0
0
0
0
Cost Allocation
0
0
0
0
0
0
0
0
Medium
51,197.75
Acres
0.0
0.0
0.0
0.0
0.0
38.3
0.0
38.3
Cost Allocation
$0
$0
$0
$0
$0
$1,960,874
$0
$1,960,874
Medium -High
68,263.67
Acres
0.0
19.4
38.0
0.0
0.0
34.8
0.0
92.2
Cost Allocation
$0
$1,324,315
$2,594,019
$0
$0
$2,375,576
$0
$6,293,910
Senior Housing
68,263.67
Acres
0
0
0
0
0
0
0
0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Commercial
General Commercial
85,329.59
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Community Commercial
85,329.59
Acres
0
1
40
0
0
2
15
57.5
Cost Allocation
$0
$85,330
$3,413,183
$0
$0
$170,659
$1,237,279
$4,906,451
Neighborhood Commercial
85,329.59
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
General Office
85,329.59
Acres
0
18
10
21
52
31
0
132.7
Cost Allocation
$0
$1,552,998
$853,296
$1,808,987
$4,437,138
$2,670,816
$0
$11,323,236
Office Park
85,329.59
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
Hotel
85,329.59
Acres
0
2
2
0
0
0
0
4.0
Cost Allocation
$0
$170,659
$170,659
$0
$0
$0
$0
$341,318
Senior Congregate Care
85,329.59
Acres
3.6
10
0
0
0
6
0
19.3
Cost Allocation
$307,187
$810,631
$0
$0
$0
$529,043
$0
$1,646,861
Theater
85,329.59
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Health club
85,329.59
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Light Industrial 85,329.59 Acres 0 0 0 0 0 0 0 0
Cost Allocation 0 0 0 0 0 0 0 0
Total Net Acres 3.6 50.1 90.0 21.2 52.0 112.6 14.5 344.0
Total Allocated Costs $307,187 $3,943,933 $7,031,158 $1,808,987 $4,437,138 $7,706,968 $1,237,279 $26,472,651
Fair Share Allocation per Net Acre 1 $85,330 $78,721 $78,124 $85,330 $85,330 $68,446 $85,330
Appendix 1, Page 11
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table C-3
Dry Utilities Allocation Methodology
Land Use Category
Low Density (0-7 units per Acre)
1.00
0.0
Medium Density (8-15 units per Acre)
1.00
38.3
Medium High Density (15-25 units per Acre)
1.00
92.2
Senior Housing Attached
1.00
0.0
General Commercial
1.00
0.0
Community Commercial
1.00
57.5
Neighborhood Commercial
1.00
0.0
[1] General Office
1.00
132.7
Office Park
1.00
0.0
Hotel
1.00
4.0
Senior Congregate Care
1.00
19.3
Theater
1.00
0.0
Health Club
1.00
0.0
Light Industrial
1.00
0.0
Total
344.0
ill
Proposed Facilities
Facility Type
Facility Cost
Cost Per Net Acreage
* Utility Back Bone all Phases (All Utilities)
$4,739,685
$13,778
Total
$4,739,685
$13,778
Appendix 1, Page 12
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table C-3
Dry Utilities Allocation Methodology
Land Use Category
Low Density (0-7 units per Acre) $13,778 $0
Medium Density (8-15 units per Acre) $13,778 $527,703
Medium High Density (15-25 units per Acre) $13,778 $1,270,346
Senior Housing Attached $13,778 $0
General Commercial
$13,778
$0
Community Commercial
$13,778
$792,244
Neighborhood Commercial
$13,778
$0
General Office
$13,778
$1,828,361
Office Park
$13,778
$0
Hotel
$13,778
$55,113
Senior Congregate Care
$13,778
$265,918
Theater
$13,778
$0
Health Club
$13,778
$0
Light Industrial
$13,778
$0
$4,739,685
[1] General Office Park is 59.5 instead of 62.3 because
General Office in Table B-2 was reduced from 21 to 18.2 a difference of 2.8
The 2.8 is the difference between 59.5 and 62.3
Appendix 1, Page 13
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table D-3
Dry Utilities Facilities
Fair Share Allocation Development Area and Developer
Rate
D-213,
ResidentialAllocation
"'Ic-ti-9.1
M=Wr
Residential
Low
13,778.15
Acres
0
0
0
0
0
0
0
0
Cost Allocation
0
0
0
0
0
0
0
0
Medium
13,778.15
Acres
0.0
0.0
0.0
0.0
0.0
38.3
0.0
38.3
Cost Allocation
$0
$0
$0
$0
$0
$527,703
$0
$527,703
Medium -High
13,778.15
Acres
0.0
19.4
38.0
0.0
0.0
34.8
0.0
92.2
Cost Allocation
$0
$267,296
$523,570
$0
$0
$479,480
$0
$1,270,346
Senior Housing
13,778.15
Acres
0
0
0
0
0
0
0
0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Commercial
General Commercial
13,778.15
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Community Commercial
13,778.15
Acres
0
1
40
0
0
2
15
57.5
Cost Allocation
$0
$13,778
$551,126
$0
$0
$27,556
$199,783
$792,244
Neighborhood Commercial
13,778.15
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
General Office
13,778.15
Acres
0
18
10
21
52
31
0
132.7
Cost Allocation
$0
$250,762
$137,782
$292,097
$716,464
$431,256
$0
$1,828,361
Office Park
13,778.15
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Hotel
13,778.15
Acres
0
2
2
0
0
0
0
4.0
Cost Allocation
$0
$27,556
$27,556
$0
$0
$0
$0
$55,113
Senior Congregate Care
13,778.15
Acres
3.6
10
0
0
0
6
0
19.3
Cost Allocation
$49,601
$130,892
$0
$0
$0
$85,425
$0
$265,918
Theater
13,778.15
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Health club
13,778.15
Acres
0
0
0
0
0
0
0
0.0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Industrial
Light Industrial 13,778.15 Acres 0 0 0 0 0 0 0 0
Cost Allocation 0 0 0 0 0 0 0 0
Total Net Acres 3.6 50.1 90.0 21.2 52.0 112.6 14.5 344.0
Total Allocated Costs $49,601 $690,285 $1,240,034 $292,097 $716,464 $1,551,420 $199,783 $4,739,685
Fair Share Allocation per Net Acre $13,778 $13,778 $13,778 $13,778 $13,778 $13,778 $13,778
Appendix 1, Page 14
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table C-4
Park and Open Space Facilities Methodology
I. Future EBU Calculation
Residentsper
Potential
Land Use Type
Employees per
Hours/Week per Unit
1,000 SF
SF
Total EBUs
000 SF
per 000 SF
Low Density
3.35
159
1.00
0
0
Medium Density
2.72
147
0.92
700
646
Medium High Density
2.12
147
0.92
4,436
4,092
Senior Housing Attached
1.50
147
0.92
0
0
General Commercial
1.61
16
0.10
0
0
Community Commercial
1.61
16
0.10
1,553,053
157
Neighborhood Commercial
1.61
16
0.10
0
0
General Office
3.09
31
0.19
2,823,225
549
Office Park
3.09
31
0.19
0
0
Hotel
1.58
16
0.10
241
0
Senior Congregate Care
2.48
16
0.10
470,700
47
Theater
0.87
9
0.05
0
0
Health Club
0.87
9
0.05
0
0
Light Industrial
2.15
22
0.14
0
0
Total
5,491
II. Proposed Facilities
Facility .- Facility Cost Cost per
parks and Opened Space Facilities $104,367,036
Less Other Revenues ($5,045,703)
Total parks and Opened Space Facilities $99,321,333 $18,088.72
Appendix 1, Page 15
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table C-4
Park and Open Space Facilities Methodology
III. Allocation Rate per Unit or per 1,000 Square Feet
Allocation
Rate er Unit
Number of Units
Land Use Type
EBUs per
per 000 SF
•
SF
Low Density
1.00
$18,089
0
$0
Medium Density
0.92
$16,688
700
$11,681,277
Medium High Density
0.92
$16,688
4,436
$74,025,923
Senior Housing Attached
0.92
$16,688
0
$0
General Commercial
0.10
$1,831
0
$0
Community Commercial
0.10
$1,831
1,553,053
$2,844,270
Neighborhood Commercial
0.10
$1,831
0
$0
General Office
0.19
$3,515
2,823,225
$9,923,450
Office Park
0.19
$3,515
0
$0
Hotel
0.10
$1,797
241
$433
Senior Congregate Care
0.10
$1,797
470,700
$845,980
Theater
0.05
$990
0
$0
Health Club
0.05
$990
0
$0
$0
Light Industrial
0.14
$2,446
0
$0
Total
$99,321,333
Appendix 1, Page 16
Docusign Envelope ID: DOB94D56-5F89-4420-A351-755B72C60AE7
Table D-4
Parks and Open Space Allocation Methodology
Fair Share Allocation Development Area and Developer
kCsidential Land Use Allocation,Rate Parcel NWORWIF"13, D-2C D-5 D-7A D-9 Totals
Residential
Low Density $1808872
Medium Density $16,687.54
Medium High Density $16,687.54
Senior Housing Attached $16,687.54
Units
0
0
0
0
0
0
0
0
Cost Allocation
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
Units
0
0
0
0
0
700
0
700
Cost Allocation
$0.00
$0.00
$0.00
$0.00
$0.00
$11,681,277.23
$0.00
$11,681,277
Units
0
996
1,911
0
0
1,529
0
4,436
Cost Allocation
$0
$16,620,789
$31,889,887
$0
$0
$25,515,247
$0
$74,025,923
Units
0
0
0
0
0
0
0
0
Cost Allocation
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
Residential Totals
$0
$16,620,789
$31,889,887
$0
$0
$37,196,524
$0
$85,707,200
86.29 %
Allocation Rate
per 000 SF
General Commercial $1,831.41
Community Commercial $1,831.41
Neighborhood Commercial $1,831.41
General Office $3,514.93
Office Park $3,514.93
Hotel $179728
Senior Congregate Care $1,797.28
Theater $989.64
Square Feet
0
0
0
0
0
0
0
0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Square Feet
0
10,000
1,039,000
0
0
36,500
467,553
1,553,053
Cost Allocation
$0
$18,314
$1,902,831
$0
$0
$66,846
$856,279
$2,844,270
Square Feet
$0
$0
$0
$0
$0
$0
$0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
Square Feet
0
443,000
473,000
484,027
718,198
705,000
0
2,823,225
Cost Allocation
$0
$1,557,116
$1,662,564
$1,701,323
$2,524,419
$2,478,029
$0
$9,923,450
Square Feet
0
0
0
0
0
0
0
0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Rooms
0
120
121
0
0
0
0
241
Cost Allocation
$0
$216
$217
$0
$0
$0
$0
$433
Square Feet
157,200
117,000
0
0
0
196,500
0
470,700
Cost Allocation
$282,532
$210,282
$0
$0
$0
$353,166
$0
$845,980
Seats
0
0
0
0
0
0
0
0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
Health Club $989.64
Square Feet
0
0
0
0
0
0
0
0
Cost Allocation
$0
$0
$0
$0
$0
$0
$0
$0
F Industrial
Light Industrial $2,445.67 Square Feet 0 0 0 0 0 0 0 0
Cost Allocation 0 0 0 0 0 0 0 0
Commercial and Industrial Totals $282,532 $1,785,927 $3,565,612 $1,701,323 $2,524,419 $2,898,040 $856,279 13,614,133
13.71 %
Total Residential and Non-residentiall
$282,532 1
$18,406,716 1
$35,455,499 1
$1,701,323 1
$2,524,419
$40,094,565
$856,279 1$99,321,333
Allocations - All Use Totals by Development Area
$282,532
$18,406,716
$35,455,499
$1,701,323
$2,524,419
$40,094,565
$856,279
$99,321,333
Appendix 1, Page 17