9106 cover lthd - Sacramento County, California · 10/4/2011 · Sacramento, CA 95833-3647 ... Single‐Family Home Fee Comparisons ... 10, 2004 with direction for the staff to work

S A C R A M E N T O

1750 Creekside Oaks Drive, Suite 290 Sacramento, CA 95833-3647 www.epsys.com

phone: 916-649-8010 fax: 916-649-2070

B E R K E L E Y

phone: 510-841-9190 fax: 510-841-9208

D E N V E R

phone: 303-623-3557 fax: 303-623-9049

FINAL REPORT

NORTH VINEYARD STATION SPECIFIC PLAN PUBLIC FACILITIES FINANCING PLAN Prepared for: Sacramento County Prepared by: Economic & Planning Systems, Inc. November 10, 2004 EPS #9106

TABLE OF CONTENTS

I. INTRODUCTION AND PROJECT SUMMARY.....................................................................1

Project Summary ...........................................................................................................1

Backbone Infrastructure and Public Facilities Summary.........................................2

Financing Summary ......................................................................................................2

Organization of the Report ........................................................................................22

II. FINANCING PLAN POLICY AND METHODOLOGY .......................................................25

Information Sources ....................................................................................................25

Determination of Financing Mechanisms ................................................................26

Implementation............................................................................................................29

Updates .........................................................................................................................30

III. FUNDING SOURCES .......................................................................................................31

Purpose .........................................................................................................................31

Existing Fee Programs ................................................................................................35

Proposed NVSFP .........................................................................................................37

Other Funding Mechanisms ......................................................................................40

Bond‐Funding Mechanisms.......................................................................................40

NVSSP Financing Strategy .........................................................................................43

Phase A‐1 and A‐2 Financing Strategy.....................................................................44

IV. LAND USE ......................................................................................................................49

Project Location ...........................................................................................................49

Existing Land Uses ......................................................................................................49

Proposed Land Uses....................................................................................................49

V. ROADWAY......................................................................................................................53

Existing Infrastructure ................................................................................................53

Proposed Infrastructure Costs, Funding Sources, and Phasing ...........................53

VI. WATER ...........................................................................................................................65



VII. SEWER ............................................................................................................................69



VIII. DRAINAGE .....................................................................................................................73


IX. PARKS AND RECREATION .............................................................................................81

Existing Facilities .........................................................................................................81

Proposed Facility Costs, Funding Sources, and Phasing.......................................81

X. SCHOOLS........................................................................................................................89



XI. LIBRARY .........................................................................................................................93


XII. FIRE PROTECTION..........................................................................................................97


Funding Sources and Phasing ...................................................................................97

XIII. TRANSIT .......................................................................................................................101

Existing Facilities .......................................................................................................101

Proposed Facility Costs, Funding Sources, and Phasing.....................................101 APPENDICES

Appendix A: Infrastructure and Public Facilities Cost Detail

Appendix B: Mello‐Roos Estimated Bond Size and Construction Proceeds by Phase

Appendix C: Single‐Family Home Fee Comparisons

Appendix D: Project History Key Dates

Appendix E: DUE Factors

LIST OF MAPS

Map 1 North Vineyard Station Specific Plan Project Area ........................................3

Map 2 Development Phasing Exhibit for Entire Plan Area .......................................5

Map 3 Southgate Recreation and Park District Map ................................................83

Map 4 Fire Districts .......................................................................................................99 LIST OF FIGURES

Figure 1 Preliminary Cost Estimates by Phase ............................................................7

Figure 1a Phasing Summary (3 pages)............................................................................8

Figure 2 Sources and Uses—Buildout.........................................................................12

Figure 3a Existing Fee Programs—Example Fee Calculations..................................13

Figure 3b Proposed NVSFP Fee Program.....................................................................14

Figure 4a Fee Revenue Summary—Buildout...............................................................15

Figure 4b Fee Revenue Summary—Phase A‐1 ............................................................16

Figure 4c Fee Revenue Summary—Phase A‐2 ............................................................17

Figure 4d Fee Revenue Summary—Phase B ................................................................18

Figure 4e Fee Revenue Summary—Phase C................................................................19

Figure 4f Fee Revenue Summary—Phase D................................................................20

Figure 4g Fee Revenue Summary—Phase E ................................................................21

Figure 5 Preliminary Estimates of Fee Revenue Compared to Costs for Major Infrastructure (2 pages) .....................................................32

Figure 6 Preliminary Estimates of Fee Revenue Compared to Costs for Public Facilities ..............................................................................34

Figure 7 Bonding Capacity—Buildout........................................................................41

Figure 8 Summary of Bonding Capacity by Phase....................................................42

Figure 9 Sources and Uses—Phase A‐1 ......................................................................45

Figure 10 Sources and Uses—Phase A‐2 ......................................................................46

Figure 11 Proposed Authorized Facilities for Phase A‐1 and Phase A‐2.................48

Figure 12a NVSSP Land Use Summary by Phase Based on Specific Plan Estimates ..................................................................................50

Figure 12b NVSSP Land Use Summary by Phase Based on Mapping Factor...........51

Figure 13 Roadway Fee Calculation..............................................................................58

Figure 14 Roadway Infrastructure Cash Flow by Phase ............................................59

Figure 15 Frontage Lane Fee Calculation .....................................................................60

Figure 16 Frontage Lane Improvements Cash Flow by Phase ..................................61

Figure 17 Zone 40 Water Infrastructure Cash Flow by Phase ...................................66

Figure 18 CSD‐1 Fee Collection per Phase ...................................................................71

Figure 19 Zone 11A Drainage Infrastructure Cash Flow by Phase...........................75

Figure 20 Supplemental Drainage Fee Calculation.....................................................76

Figure 21 Supplemental Drainage Infrastructure Cash Flow by Phase ...................77

Figure 22 Park Fee Calculation ......................................................................................85

Figure 23 Park Fee Infrastructure Cash Flow by Phase..............................................86

Figure 24 EGUSD Level 2 Fee Collection by Phase.....................................................91

Figure 25 Library Fee Calculation .................................................................................94

Figure 26 Library Cash Flow by Phase .........................................................................95

Figure 27 Sacramento Metro Fire Fee Cash Flow by Phase .......................................98

Figure 28 Transit Fee Calculation ................................................................................103

Figure 29 Transit Fee Collection per Phase ................................................................104

9106 RD11.doc 1

I. INTRODUCTION AND PROJECT SUMMARY

This Public Facilities Financing Plan presents a strategy to finance backbone infrastructure and other public facilities required to serve the proposed land uses in the North Vineyard Station Specific Plan (NVSSP). The proposed strategy is designed to be flexible enough to accommodate the development plans of a diverse set of multiple NVSSP property owners, while assuring Sacramento County (County) that the required facilities are constructed when necessary. The Financing Plan includes existing fee programs, the development of the North Vineyard Station Fee Program (NVSFP), the possible use of Mello‐Roos bond financing, and other funding mechanisms. This Financing Plan was approved by the County Board of Supervisors on November 10, 2004 with direction for the staff to work with the Sacramento Regional Transit (RT) District and the Department of Transportation to include the cost for bus shelters and provide more flexibility in the funding of roadway improvements at the time of implementation.

PROJECT SUMMARY

The NVSSP is located in the County approximately 13 miles southeast of Downtown Sacramento and two miles north of Elk Grove. The NVSSP is approximately 1,597 acres in size and is bounded by Florin Road on the north, Gerber Road on the South, the extension of Vineyard Road on the east, and Elder Creek (west side, top of channel) which roughly constitutes the western border. Map 1 shows the location of the NVSSP. The NVSSP is characterized as a primarily underdeveloped, semi‐rural area containing a scattering of 13 older residences and a few nonresidential uses. Buildout in the NVSSP is planned for 6,050 housing units (including the 13 existing residences brings the total to 6,063 units), including 4,622 low‐density single‐family units, 309 medium‐density units, and 1,119 multifamily units. The NVSSP also includes 78 acres of parks, 22 acres of schools, 39 acres of commercial and business professional, a 20‐acre (existing) golf course, a 5‐acre regional transit site and 293 acres designated for open space, parkway, landscape, streets, public services, and railroad right of way (ROW). The NVSSP is anticipated to buildout over a 10‐ to 20‐year period. During this time, it is anticipated that development in the NVSSP will likely occur in six phases: Phase A‐1, Phase A‐2, Phase B, Phase C, Phase D, and Phase E. Actual phases of development may be different from that outlined in the Financing Plan. Map 2 shows the phasing plan.

North Vineyard Station Specific Plan Public Facilities Financing Plan—Final Report

November 10, 2004

9106 RD11.doc 2

BACKBONE INFRASTRUCTURE AND PUBLIC FACILITIES SUMMARY

Buildout of the NVSSP will require construction of $133.2 million in roadway, frontage lane improvements, water, sewer, and drainage backbone infrastructure costs, including ROW acquisition and $138.4 million in other public facility improvements. Total improvements are estimated to be $271.6 million at buildout, $33.4 million in Phase A‐1, $59.1 million in Phase A‐2, $50.0 million in Phase B, $47.3 million in Phase C, $47.2 million in Phase D, and $34.5 million for the Phase E of development as summarized in Figure 1. A brief summary of the key components of each phase is shown in the Phase Summary in Figure 1a. Appendix A contains a detailed Capital Improvement Program (CIP) for each backbone infrastructure facility and other public facilities required to serve the NVSSP. CIP cost estimates include only infrastructure that is required to directly serve the NVSSP. Offsite facilities that are not scheduled to be built as a part of the NVSSP CIP will be funded through existing fee programs and are not included in the cost estimates. In addition, the backbone infrastructure and other public facility cost estimates do not include the costs of in‐tract and other subdivision‐specific improvements, which the Financing Plan assumes will be privately financed. The costs were based on a series of studies and reports, prepared primarily by MacKay & Somps, Borcalli & Associates, Wood Rodgers, and Fehr & Peers and identified in Chapter II of this Financing Plan. The cost estimates are up‐to‐date, but are subject to revision as more detailed information becomes available. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information.

FINANCING SUMMARY

PURPOSE

The purpose of the NVSSP Financing Plan is to recommend the appropriate financing mechanisms to fund the necessary backbone infrastructure and other public facility costs required to serve the NVSSP. The goal is to identify financing mechanisms that are flexible enough to ensure the required improvements are constructed when necessary. The financing mechanisms utilized will be dependent upon the types of facilities and when the facilities are needed. Construction will be phased so that facilities are available when needed.


November 10, 2004

9106 RD11.doc 4

This page intentionally contains no text.

Elde

r Cre

ek

Gerber

CENTRAL CALIFORNIA TRACTION RAILROAD

HE

DG

E A

VE

.

ELK

GR

OV

E

- F

LOR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD

Specific Plan Boundary

FLORIN ROAD

ROAD

VIN

EYA

RD

RO

AD

CreekW

ATERM

ANWater Treatment

Plant Site

North Vineyard Station Specific Plan Development PhasingExhibit for Entire Plan Area

N.T.S.

PHASE C

*

* Potential Water Treatment Plant

PHASE A-1

PHASE A-2

PHASE B

PHASE D

PHASE E

5


November 10, 2004

9106 RD11.doc 6


Figure 1North Vineyard Station Financing PlanPreliminary Cost Estimates by Phase (2004 $)

Appendix Financing PlanFacility A Chapter Phase A-1 Phase A-2 Phase B Phase C Phase D Phase E Buildout

Major Infrastructure

Roadway A - 1 V $8,013,000 $13,729,000 $13,968,200 $6,626,000 $10,576,000 $10,295,600 $63,207,800

Frontage Lane Improvements A - 2 V $0 $2,375,500 $3,281,000 $1,415,000 $1,025,400 $1,776,300 $9,873,200

Water A - 3 VI $3,324,700 $11,060,300 $359,400 $1,770,700 $529,100 $0 $17,044,200

Sewer A - 4 VII $4,260,000 $1,650,000 $1,344,000 $3,347,000 $376,000 $0 $10,977,000

Drainage - Zone 11A A - 5 VIII $1,917,700 $5,136,300 $0 $3,501,400 $3,488,700 $579,000 $14,623,100

Drainage - NVSSP Supp. A - 5 VIII $1,383,000 $3,232,200 $0 $702,900 $8,032,600 $4,126,000 $17,476,700

Subtotal Major Infrastructure $18,898,400 $37,183,300 $18,952,600 $17,363,000 $24,027,800 $16,776,900 $133,202,000

Public Facilities

Parks and Recreation A - 6 IX $2,655,400 $3,951,600 $5,685,100 $5,466,200 $4,106,100 $3,175,900 $25,040,300

Schools A - 7 X $10,354,000 $15,727,000 $20,942,000 $21,465,000 $16,203,000 $12,463,000 $97,154,000

Library A - 8 XI $319,600 $475,700 $657,600 $658,000 $472,700 $372,100 $2,955,700

Fire Protection A - 9 XII $563,600 $788,600 $1,217,600 $1,419,300 $1,014,000 $693,400 $5,696,500

Transit A - 10 XIII $632,100 $1,018,100 $2,524,200 $959,100 $1,348,300 $1,054,400 $7,536,200

Subtotal Public Facilities $14,524,700 $21,961,000 $31,026,500 $29,967,600 $23,144,100 $17,758,800 $138,382,700

TOTAL COSTS $33,423,100 $59,144,300 $49,979,100 $47,330,600 $47,171,900 $34,535,700 $271,584,700

"Total_cost"

Source: MacKay & Somps and EPS.

Reference

Prepared by EPS 9106 PFFP20.xls 11/10/04

7

Figure 1aNorth Vineyard StationPhasing Summary

Estimated Cost $8,013,000 Estimated Cost $13,729,000 Estimated Cost $41,465,800Estimated Fee Revenue $5,989,400 Estimated Fee Revenue $8,900,000 Estimated Fee Revenue $48,318,400

Frontage Lane

Estimated Cost $0 Estimated Cost $2,375,500 Estimated Cost $7,497,700Estimated Fee Revenue $883,000 Estimated Fee Revenue $1,233,000 Estimated Fee Revenue $7,757,000

Sewer


Notes: Two points of access will be required. Notes: The full length of Waterman Rd. is required to be constructed prior to recordation of maps for 2,200 cumulative equivalent dwelling units. Adequate secondary access will be required. Subsection A-1.2 identifies offsite roadway improvements required in this phase with cumulative dwelling unit thresholds to identify timing during the buildout of this phase.

Notes: Refer to Figure A-1.2 for details of the unit threshold indicating the timing of construction of roadway capacity improvements

Roadway

Subsequent Phases (B, C, D & E)

Construction: Subsequent phases will need to construct trunk sewers extending from previous trunk sewers to serve each development phase.

Construction: On-site and offsite roadway improvements have been identified and cumulative unit thresholds established to provide necessary roadway access and capacity.

Construction: Reconstruct Gerber Rd. (north side) from Elk Grove-Florin to west of Bradshaw at Gerber Creek Crossing #3. Consisting of 72' ROW half-section (north, not including median).

Phase A-1

Construction: 2-lane roadway with center turn lane for Waterman Rd. between Gerber Rd. and southwest of CTRR crossing for development of the portion of the Phase A-2 property that is immediately southwest of the CTRR crossing. For property northeast of the CTRR crossing, Waterman Rd. will be constructed from Florin Rd. south for the length which abuts the developing property. Construction of intersection improvements at Waterman Rd. & Gerber Rd. and 450’ in length from each side of the intersection will also be required, consistent with Waterman Rd. construction phasing.

Phase A-2

Construction: Full improvement of major road frontages associated with each phase.

Construction: A trunk sewer will be required in Gerber Rd. from Elk Grove-Florin Rd to the area needing sewer service

Construction: The Regional Sanitation District is programmed to construct the Bradshaw Interceptor Sewer along Gerber Creek. To serve the northern portion of this development phase a trunk sewer must be constructed in Florin Rd. east of and connecting to the Bradshaw Interceptor.

Construction: Included within Roadway section. Construction: Full improvement to the south side of Florin between CCTC Crossing & 1,350' east of Waterman Rd., west side of Waterman from Gerber Rd. to the CCTC Crossing, and west side of Bradshaw between Gerber Creek and 270' north of 9th St.

Prepared by EPS Page 1 of 3 9106 PFFP20.xls 11/10/04

8


Subsequent Phases (B, C, D & E)Phase A-1 Phase A-2


Drainage


Notes: Tentative Map approvals will be required to comply with General Plan Policy CO-20. Staff of Zone 40 will review, at the time of approval of any development improvement plans, the need for additional water supply facilities.

Notes: Groundwater production will be limited to a maximum pumping rate of 2,220 gpm within the NVSSP. Tentative Map approvals will be required to comply with General Plan Policy CO-20.

Construction: Due the geographical location of this phase, the necessary improvements consist of construction of Detention Basin G41 with pumping facilities and improvement of Gerber Creek between the CTRR crossing and Gerber Rd.

Construction: Consistent with the NVSSP Master Drainage Plan (January, 2003), the following is required: construction of Detention Basin E24B for development areas which drain to this basin. Elder Creek channel must be improved from upstream of Florin Rd. to Detention Basin E24B. Detention Basin E26 to be constructed for development areas draining to this basin, together with an adequate outfall to Elder Creek. A portion of Detention Basin E24A for the most southwestern portion of the planned development within Phase A-2 which drains into this basin.Full Channel Improvements for Gerber Creek from Passalis Lane to approximately 600 ft. east of the new Waterman Rd. bridge.

Water

Construction: Prior to cumulative development of approximately 2,600 units (resulting in a maximum day demand of 2,220 gpm) increased surface water deliveries from SCWA supplies must occur. Expansion of the T-main network will be required.

Construction: Initial water supplyprovided by SCWA from existing sources outside the NVSSP on a first come first serve basis. Availability of water from existing system subject to change, reflecting ongoing development & increasing water demands outside the NVSSP area. SCWA will re-evaluate available capacity prior to approval of infrastructure improvement plans. Water transmission main will be extended past the so-western boundary of the NVSSP along Gerber Road and connect to the Zone 40 transmission facilities in Elk Grove Florin Road. A fire well facility will be constructed on-site to supplement emergency water supplies.

Construction: Upon exhaustion of available water from the existing Zone 40 system, the water supply system will require expansion to include two additional groundwater wells, conversion of the previously constructed fire well to a domestic supply well, a water treatment facility and storage tank within the Plan Area. Phase A-2 includes water transmission lines extending north from the Phase A-1 construction to the new treatment/storage facility and into the NVSSP. It includes construction of a T-main along Bradshaw Road.

Construction: As subsequent phases proceed, each phase must comply with the Master Drainage Plan (January 2003) or demonstrate through a detailed hydraulic analysis to the satisfaction of the Department of Water Resources that any proposed modification of the phasing contained in the Master Drainage Plan can achieve the original objectives.


9


Subsequent Phases (B, C, D & E)Phase A-1 Phase A-2

Other Facilities

and Services


Source: MacKay & Somps

The NVSSP Financing Plan contains a possible phasing plan based upon logical infrastructure phasing and at least in the initial phases, expected development timing. This represents only one possible phasing scenario. The NVSSP Financing Plan is proposed to permit other phasing approaches but is structured to ensure timely construction of necessary infrastructure. The following description is the approach for Phases A-1 & A-2 together with key thresholds identified for infrastructure to serve subsequent phases (B, C, D, & E).

Construction: Park facilities will be improved within this phase as Southgate P&R programs the onsite park land. School fees will be provided in the phase for the Elk Grove Unified School District to utilize in the implementation of its Master Plan. Fees will be contributed for new capital facilities for library, fire protection, and transit. The respective service providers will determine the timing of actual construction of needed facilities.

Construction: Park facilities and school facilities will be dedicated, acquired and improved or constructed as subsequent phases develop. Fee contributions to a regional library facility, regional fire facilities and a transit park and ride will occur phase by phase. Timing of providing these facilities will be determined by the respective agencies.

Construction: Park facilities will be improved within this phase as Southgate P&R programs the onsite park land within this phase. School fees will be provided in the phase for the Elk Grove Unified School District to utilize in its Master Plan. Respective service providers will determine the timing of construction of their respective facilities.


10


November 10, 2004

9106 RD11.doc 11

This Financing Plan recommends a combination of existing fee programs, the proposed NVSFP, bond funding mechanisms, and other financing mechanisms to fund the backbone infrastructure and public facilities costs required to serve the NVSSP at buildout as shown in Figure 2. Existing fee programs will be used extensively; however, it is not anticipated that these mechanisms will fully fund all of the needed improvements. Therefore, in order to provide for funding for the total cost of improvements, the Financing Plan recommends the establishment of a new NVSFP. The Financing Plan also anticipates the use of other funding mechanisms such as developer advances, the Elk Grove Unified School District’s (EGUSD’s) existing Mello‐Roos Community Facilities District (CFD) No. 1, and matching State school funding. Developer advances or bond financing through a NVSSP Mello‐Roos CFD formed by the County will be used to fund infrastructure improvements needed during the development of the NVSSP before the collection of fees or other revenue reimbursement sources. For details of each financing mechanism, refer to Chapter III.

EXISTING FEE PROGRAMS

Existing fee programs include County development impact fee programs and the EGUSD’s mitigation fees as outlined below.

• County District IV Road and Transit Fees

• Sacramento County Water Agency (SCWA) Zone 40 Water Fees

• County Sanitation District No. 1 (CSD‐1) Sewer Fees

• Sacramento Regional County Sanitation District (SRCSD) Sewer Fees

• County Zone 11A Drainage Fees

• Sacramento Metro Fire District Capital Facilities Fee

• EGUSD School Fee Program Existing fees are shown in Figure 3a. The Financing Plan assumes that these existing mechanisms will be used as primary funding sources. It is estimated that the NVSSP will generate $156.0 million in existing fee program revenue at buildout as shown in Figure 4a. A mapping factor of 90 percent was used to estimate the total amount of fee revenue anticipated from the plan area. Fee revenue was calculated by multiplying the existing fee per unit by the reduced, mapping factor number of units. Details of estimated fee revenue by phase are shown in Figures 4b–4g. The existing fee programs are described in further detail in Chapter III.

Figure 2North Vineyard Station Financing PlanSources and Uses - Buildout

Proposed Estimated Costs NVSFP

Facility At Buildout Program Amount Fee Program Difference


Roadway $63,207,800 $0 $63,207,800 $0

Frontage Lane Improvements $9,873,200 $0 $9,873,000 $0

Water [1] $17,044,200 Zone 40 $33,448,300 $0 $16,404,100

Sewer [1] $10,977,000 CSD-1 $12,975,600 $0 $1,998,600

Drainage - Zone 11A [2] $14,623,100 Zone 11A $13,816,500 $0 ($806,600)

Drainage - NVSSP Supplemental $17,476,700 $0 $17,476,800 $0

Subtotal Major Infrastructure $133,202,000 $60,240,400 $90,557,600 $17,596,000

Public Facilities

Parks and Recreation $25,040,300 $0 $25,040,300 $0

Schools [3] $97,154,000 Elk Grove USD/State Funding $97,154,000 $0 $0

Library $2,955,700 $0 $2,955,700 $0

Fire Protection $5,696,500 Sac Metro Fire $5,696,500 $0 $0

Transit $7,536,200 $0 $7,536,200 $0

Subtotal Public Facilities $138,382,700 $102,850,500 $35,532,200 $0

TOTAL $271,584,700 $163,090,900 $126,089,800 $17,596,000

"sources_buildout"Note: Totals may not add because of rounding.

[1] Any surplus at buildout in actual fees collected over actual cost of facilities needed to serve the NVSFP will be applicable to other benefiting areas in the Zone 40 or CSD-1 system.[2] Any negative difference at buildout will be funded by Zone 11A fees collected from other benefiting areas outside the plan area.[3] Includes funding from Elk Grove Unified School District Level 2 fees, EGUSD CFD 1 and the State. See Chapter X for details.

Existing Fee Programs


12

Figure 3aNorth Vineyard Station Financing PlanFee Summary - BuildoutExisting Fee Programs - Example Fee Calculations

Buildout Total SFR 1-3 SFR 3-5 SFR 4-7 MDR 7-12 MFR 12-22 CommercialBusiness

Professional

LAND USE INFORMATION

Estimated Units 5,445 485 2,633 1,042 278 1,007 Acres 1,130 270 579 188 31 62 30 7 Typical Units per Acre 1.8 4.5 5.5 9 16 Assumed Average Sq. Ft. of Structures 3,500 3,000 2,200 1,500 1,000 328,225 105,598


Zoning Category used for Fee Calculation SFR 2 SFR 4 SFR 5 MDR 10 MDR 20

County of SacramentoApplicable to Region

Roadway - District IV $749 $749 $749 $749 $567 $23,740 $25,918Sewer - SRCSD $6,000 $6,000 $6,000 $6,000 $4,500 $6,534 $17,772Transit - District IV $117 $117 $117 $117 $238 $5,554 $6,961Sacramento Metro Fire Fee $1,435 $1,230 $902 $615 $410 $5,990 $8,146

County of SacramentoApplicable to NVSFP

Water - Zone 40 $6,403 $6,403 $6,403 $6,403 $4,802 $5,264 $5,264Sewer - CSD-1 [1] $6,184 $2,444 $2,007 $1,235 $687 $11,118 $11,118Drainage - Zone 11A [2] $5,295 $3,023 $2,510 $1,426 $760 $16,778 $16,778

Subtotal County of Sacramento $26,183 $19,967 $18,688 $16,546 $11,964 $74,978 $91,957

Elk Grove School District $13,825 $11,850 $8,690 $5,925 $3,950 $3,920 $5,431

Total Existing Fees per Unit $40,008 $31,817 $27,378 $22,471 $15,914

Total Existing Fees per Acre $78,898 $97,388

"Feesumunit"

[1] The sewer fee is applied to all residential development at a rate of $11,118 per acre. Per unit rates shown here are estimates based on average density.[2] These fees were obtained from the Sacramento County Department of Water Resources Zone 11A Fee Schedule. They have been estimated here based on an average density for each zoning category. However, a specific fee applies to each individual density. Therefore, Figure 19 provides a more accurate estimate of the fees based on exact density.

Per AcrePer Unit


13

Figure 3bNorth Vineyard Station Financing PlanFee Summary - BuildoutProposed NVSFP Fee Program


Professional


Estimated Units 5,445 485 2,633 1,042 278 1,007 Acres 1,130 270 579 188 31 62 30 7 Typical Units per Acre 1.8 4.5 5.5 9.0 16.2 Assumed Average Sq. Ft. of Structures 3,500 3,000 2,200 1,500 1,000 328,225 105,598

PROPOSED NVSFP FEE [2]

North Vineyard Station Fee ProgramRoadway $24,297 $48,778 $59,270 $73,628 $125,165 $200,020 $165,666Frontage Lane Improvements $8,460 $8,460 $8,460 $8,460 $8,460 $8,460 $8,460Supplemental Drainage [1] $6,840 $14,918 $18,263 $22,447 $25,663 $34,114 $34,109Parks and Recreation $9,817 $21,409 $26,219 $32,162 $57,714 $12,332 $15,778Library $1,182 $2,577 $3,156 $3,874 $6,947 $0 $0Transit $1,831 $3,671 $4,440 $6,294 $35,059 $48,587 $33,955

Subtotal $52,426 $99,813 $119,807 $146,864 $259,008 $303,513 $257,969Plus 3% Administration $1,570 $2,990 $3,590 $4,410 $7,770 $9,110 $7,740

Total Proposed NVSFP per Acre $53,996 $102,803 $123,397 $151,274 $266,778 $312,623 $265,709

Proposed NVSFP Fees per Unit [2] $30,031 $22,603 $22,271 $16,808 $16,479

"Feesumacre"

[1] Supplemental Drainage fee will be incorporated as a subcomponent of the Zone 11 Fee Program.[2] Fees are based on DUE factors per acre as shown in the individual infrastructure chapters and Appendix E. An estimate of fees per unit is derived by dividing the proposed NVSFP fee per acre by the typical units per acre above. Estimated NVSFP fee revenue in figures 4a-4g was calculated on a per acre basis.

Per Acre


14

Figure 4aNorth Vineyard Station Financing Plan BuildoutFee Revenue Summary - Buildout


Professional


Units 5,445 485 2,633 1,042 278 1,007 Acres 1,130 270 579 188 31 62 30 7 Assumed Average Sq. Ft. of Structures 3,500 3,000 2,200 1,500 1,000 328,225 105,598




Roadway - District IV $4,796,000 $363,000 $1,972,000 $781,000 $208,000 $571,000 $716,000 $185,000Sewer - SRCSD $31,484,000 $2,911,000 $15,795,000 $6,253,000 $1,669,000 $4,532,000 $197,000 $127,000Transit - District IV $977,000 $57,000 $308,000 $122,000 $33,000 $240,000 $167,000 $50,000Sacramento Metro Fire Fee $5,696,500 $696,100 $3,238,000 $939,800 $171,100 $412,900 $180,500 $58,100

County of SacramentoApplicable to NVSSP

Water - Zone 40 [1] $33,448,300 $3,106,000 $16,856,100 $6,673,000 $1,780,700 $4,836,300 $158,700 $37,500Sewer - CSD-1 $12,975,600 $2,999,700 $6,435,300 $2,091,000 $343,500 $691,700 $335,100 $79,300Drainage - Zone 11A $13,816,500 $2,735,300 $6,910,700 $2,283,100 $497,100 $765,000 $505,700 $119,600

Subtotal County of Sacramento $103,193,900 $12,868,100 $51,515,100 $19,142,900 $4,702,400 $12,048,900 $2,260,000 $656,500

Elk Grove School District $52,740,400 $6,706,500 $31,195,000 $9,056,800 $1,647,800 $3,978,100 $118,200 $38,000

Total Existing Fee Programs $155,934,300 $19,574,600 $82,710,100 $28,199,700 $6,350,200 $16,027,000 $2,378,200 $694,500

PROPOSED NVSFP

North Vineyard Station Fee ProgramRoadway $63,207,800 $6,555,200 $28,232,600 $11,148,600 $2,275,100 $7,786,500 $6,028,600 $1,181,200Frontage Lane Improvements $9,873,000 $2,282,500 $4,896,400 $1,591,000 $261,400 $526,300 $254,700 $60,400Supplemental Drainage $17,476,800 $1,845,400 $8,634,700 $3,435,200 $693,600 $1,596,500 $1,028,200 $243,200Parks and Recreation $25,040,300 $2,648,400 $12,391,400 $4,931,800 $993,900 $3,590,500 $371,800 $112,500Library $2,955,700 $318,900 $1,491,700 $593,500 $119,600 $432,000 $0 $0Transit $7,536,200 $494,000 $2,124,800 $835,400 $194,500 $2,181,000 $1,464,400 $242,100

Total Proposed NVSFP $126,089,500 $14,144,400 $57,771,600 $22,535,500 $4,538,100 $16,112,800 $9,147,700 $1,839,400

TOTAL FEE REVENUE $282,023,800 $33,719,000 $140,481,700 $50,735,200 $10,888,300 $32,139,800 $11,525,900 $2,533,900

"Feerevsum"

Note: Totals may not add because of rounding.

[1] Commercial and Business Professional are estimated using an average fee per acre. The actual fee is based on a calculation of the fee per acre plus the fee per building.[2] NVSFP fees are based on fees per acre as established by DUE factors as shown in the individual infrastructure chapters and Appendix E.

Units Acres


15

Figure 4bNorth Vineyard Station Financing Plan Phase A-1Fee Revenue Summary - Phase A-1


Professional


Units or Acres 583 - 286 183 - 114 - -

Assumed Average Sqft of Structures 3,500 3,000 2,200 1,500 1,000 328,225 105,598




Roadway - District IV $416,000 $0 $214,000 $137,000 $0 $65,000 $0 $0Sewer - SRCSD $3,327,000 $0 $1,717,000 $1,096,000 $0 $514,000 $0 $0Transit - District IV $81,000 $0 $33,000 $21,000 $0 $27,000 $0 $0Sacramento Metro Fire Fee $563,600 $0 $352,000 $164,700 $0 $46,900 $0 $0


Water - Zone 40 [1] $3,551,400 $0 $1,832,600 $1,169,900 $0 $548,900 $0 $0Sewer - CSD-1 $1,160,700 $0 $706,000 $375,800 $0 $78,900 $0 $0Drainage - Zone 11A $1,238,300 $0 $751,300 $400,200 $0 $86,800 $0 $0

Subtotal County of Sacramento $10,338,000 $0 $5,605,900 $3,364,600 $0 $1,367,500 $0 $0

Elk Grove School District $5,430,600 $0 $3,391,400 $1,587,700 $0 $451,500 $0 $0

Total Existing Fee Programs $15,768,600 $0 $8,997,300 $4,952,300 $0 $1,819,000 $0 $0

PROPOSED NVSFP

North Vineyard Station Fee ProgramRoadway $5,989,400 $0 $3,097,400 $2,003,300 $0 $888,700 $0 $0Frontage Lane Improvements $883,000 $0 $537,200 $285,900 $0 $60,100 $0 $0Supplemental Drainage $1,746,800 $0 $947,300 $617,300 $0 $182,200 $0 $0Parks and Recreation $2,655,400 $0 $1,359,400 $886,200 $0 $409,800 $0 $0Library $319,600 $0 $163,700 $106,600 $0 $49,300 $0 $0Transit $632,100 $0 $233,100 $150,100 $0 $248,900 $0 $0

Total Proposed NVSFP $12,226,500 $0 $6,338,100 $4,049,400 $0 $1,839,000 $0 $0

TOTAL FEE REVENUE $27,995,100 $0 $15,335,400 $9,001,700 $0 $3,658,000 $0 $0

"Feerevsum_a1"

Note: Totals may not add due to rounding.

[1] Commercial and Business Professional are estimated using an average per acre fee. The actual is fee based on a calculation of the fee per acre plus the fee per building.[2] NVSFP fees are based on fees per acre as established by DUE factors as shown in the individual infrastructure chapters and Appendix E.

Units Acres


16

Figure 4cNorth Vineyard Station Financing Plan Phase A-2Fee Revenue Summary - Phase A-2


Professional


Units or Acres 904 - 329 262 97 216 - -





Roadway - District IV $637,000 $0 $246,000 $196,000 $73,000 $122,000 $0 $0Sewer - SRCSD $5,097,000 $0 $1,971,000 $1,571,000 $583,000 $972,000 $0 $0Transit - District IV $131,000 $0 $38,000 $31,000 $11,000 $51,000 $0 $0Sacramento Metro Fire Fee $788,600 $0 $404,000 $236,200 $59,800 $88,600 $0 $0


Water - Zone 40 [1] $5,439,900 $0 $2,103,400 $1,676,800 $622,400 $1,037,300 $0 $0Sewer - CSD-1 $1,620,000 $0 $812,700 $539,300 $120,100 $147,900 $0 $0Drainage - Zone 11A $1,774,000 $0 $862,400 $573,800 $173,700 $164,100 $0 $0

Subtotal County of Sacramento $15,487,500 $0 $6,437,500 $4,824,100 $1,643,000 $2,582,900 $0 $0

Elk Grove School District $7,597,700 $0 $3,892,700 $2,275,900 $575,900 $853,200 $0 $0

Total Existing Fee Programs $23,085,200 $0 $10,330,200 $7,100,000 $2,218,900 $3,436,100 $0 $0

PROPOSED NVSFP

North Vineyard Station Fee ProgramRoadway $8,900,000 $0 $3,565,700 $2,874,500 $795,100 $1,664,700 $0 $0Frontage Lane Improvements $1,233,000 $0 $618,300 $410,300 $91,400 $112,500 $0 $0Supplemental Drainage $2,560,000 $0 $1,090,500 $885,800 $242,400 $341,300 $0 $0Parks and Recreation $3,951,600 $0 $1,565,000 $1,271,600 $347,400 $767,600 $0 $0Library $475,700 $0 $188,400 $153,100 $41,800 $92,400 $0 $0Transit $1,018,100 $0 $268,400 $215,400 $68,000 $466,300 $0 $0

Total Proposed NVSFP $18,137,900 $0 $7,296,300 $5,810,700 $1,586,100 $3,444,800 $0 $0

TOTAL FEE REVENUE $41,223,100 $0 $17,626,500 $12,910,700 $3,805,000 $6,880,900 $0 $0

"Feerevsum_a2"



Units Acres


17

Figure 4dNorth Vineyard Station Financing Plan Phase BFee Revenue Summary - Phase B


Professional


Units or Acres 1,305 - 586 189 - 530 13.16 3.73





Roadway - District IV $1,291,000 $0 $439,000 $142,000 $0 $301,000 $312,000 $97,000Sewer - SRCSD $7,186,000 $0 $3,515,000 $1,134,000 $0 $2,385,000 $86,000 $66,000Transit - District IV $316,000 $0 $69,000 $22,000 $0 $126,000 $73,000 $26,000Sacramento Metro Fire Fee $1,217,600 $0 $720,700 $170,400 $0 $217,300 $78,800 $30,400


Water - Zone 40 [1] $7,596,300 $0 $3,751,600 $1,210,100 $0 $2,545,700 $69,300 $19,600Sewer - CSD-1 $2,333,600 $0 $1,447,600 $334,600 $0 $363,600 $146,300 $41,500Drainage - Zone 11A $2,638,100 $0 $1,538,000 $414,000 $0 $402,700 $220,800 $62,600

Subtotal County of Sacramento $22,578,600 $0 $11,480,900 $3,427,100 $0 $6,341,300 $986,200 $343,100

Elk Grove School District $10,750,600 $0 $6,942,900 $1,642,300 $0 $2,093,900 $51,600 $19,900

Total Existing Fee Programs $33,329,200 $0 $18,423,800 $5,069,400 $0 $8,435,200 $1,037,800 $363,000

PROPOSED NVSFP

North Vineyard Station Fee ProgramRoadway $15,478,000 $0 $6,350,900 $1,784,000 $0 $4,092,900 $2,632,300 $617,900Frontage Lane Improvements $1,775,000 $0 $1,101,400 $254,500 $0 $276,600 $111,300 $31,600Supplemental Drainage $3,907,400 $0 $1,942,400 $549,700 $0 $839,200 $448,900 $127,200Parks and Recreation $5,685,100 $0 $2,787,400 $789,200 $0 $1,887,300 $162,300 $58,900Library $657,600 $0 $335,500 $94,900 $0 $227,200 $0 $0Transit $2,524,200 $0 $478,000 $133,700 $0 $1,146,400 $639,400 $126,700

Total Proposed NVSFP $30,027,700 $0 $12,995,600 $3,606,000 $0 $8,469,600 $3,994,200 $962,300

TOTAL FEE REVENUE $63,356,900 $0 $31,419,400 $8,675,400 $0 $16,904,800 $5,032,000 $1,325,300

"Feerevsum_b"



Units Acres


18

Figure 4eNorth Vineyard Station Financing Plan Phase CFee Revenue Summary - Phase C


Professional


Units or Acres 1,110 266 844 - - - - -





Roadway - District IV $831,000 $199,000 $632,000 $0 $0 $0 $0 $0Sewer - SRCSD $6,658,000 $1,593,000 $5,065,000 $0 $0 $0 $0 $0Transit - District IV $130,000 $31,000 $99,000 $0 $0 $0 $0 $0Sacramento Metro Fire Fee $1,419,300 $381,000 $1,038,300 $0 $0 $0 $0 $0


Water - Zone 40 [1] $7,105,400 $1,700,000 $5,405,400 $0 $0 $0 $0 $0Sewer - CSD-1 $3,727,900 $1,642,100 $2,085,800 $0 $0 $0 $0 $0Drainage - Zone 11A $3,713,200 $1,497,000 $2,216,200 $0 $0 $0 $0 $0

Subtotal County of Sacramento $23,584,800 $7,043,100 $16,541,700 $0 $0 $0 $0 $0

Elk Grove School District $13,674,400 $3,670,600 $10,003,800 $0 $0 $0 $0 $0

Total Existing Fee Programs $37,259,200 $10,713,700 $26,545,500 $0 $0 $0 $0 $0

PROPOSED NVSFP

North Vineyard Station Fee ProgramRoadway $12,739,400 $3,588,700 $9,150,700 $0 $0 $0 $0 $0Frontage Lane Improvements $2,837,000 $1,249,600 $1,587,100 $0 $0 $0 $0 $0Supplemental Drainage $3,808,900 $1,010,200 $2,798,700 $0 $0 $0 $0 $0Parks and Recreation $5,466,200 $1,449,900 $4,016,300 $0 $0 $0 $0 $0Library $658,000 $174,600 $483,400 $0 $0 $0 $0 $0Transit $959,100 $270,400 $688,700 $0 $0 $0 $0 $0

Total Proposed NVSFP $26,468,300 $7,743,400 $18,724,900 $0 $0 $0 $0 $0

TOTAL FEE REVENUE $63,727,500 $18,457,100 $45,270,400 $0 $0 $0 $0 $0

"Feerevsum_c"



Units Acres


19

Figure 4fNorth Vineyard Station Financing Plan Phase DFee Revenue Summary - Phase D


Professional


Units or Acres 851 164 327 256 74 31 10.18 3.40





Roadway - District IV $961,000 $123,000 $245,000 $191,000 $55,000 $17,000 $242,000 $88,000Sewer - SRCSD $5,185,000 $983,000 $1,960,000 $1,534,000 $443,000 $138,000 $67,000 $60,000Transit - District IV $184,000 $19,000 $38,000 $30,000 $9,000 $7,000 $57,000 $24,000Sacramento Metro Fire Fee $1,014,000 $235,000 $401,900 $230,500 $45,400 $12,500 $61,000 $27,700


Water - Zone 40 [1] $5,468,100 $1,048,800 $2,091,900 $1,636,500 $472,500 $146,900 $53,600 $17,900Sewer - CSD-1 $2,536,800 $1,009,600 $737,200 $526,800 $91,100 $21,100 $113,200 $37,800Drainage - Zone 11A $2,724,200 $923,600 $857,700 $559,900 $132,000 $23,200 $170,800 $57,000

Subtotal County of Sacramento $18,073,100 $4,342,000 $6,331,700 $4,708,700 $1,248,000 $365,700 $764,600 $312,400

Elk Grove School District $8,973,500 $2,264,600 $3,871,400 $2,221,300 $437,300 $120,900 $39,900 $18,100

Total Existing Fee Programs $27,046,600 $6,606,600 $10,203,100 $6,930,000 $1,685,300 $486,600 $804,500 $330,500

PROPOSED NVSFP

North Vineyard Station Fee ProgramRoadway $11,690,600 $2,206,100 $3,234,000 $2,809,400 $603,800 $237,800 $2,036,200 $563,300Frontage Lane Improvements $1,930,000 $768,100 $560,800 $400,800 $69,400 $16,100 $86,100 $28,800Supplemental Drainage $3,171,900 $621,100 $989,000 $865,600 $184,100 $48,800 $347,300 $116,000Parks and Recreation $4,106,100 $891,300 $1,419,400 $1,242,800 $263,800 $109,700 $125,500 $53,600Library $472,700 $107,300 $170,900 $149,600 $31,700 $13,200 $0 $0Transit $1,348,300 $166,200 $243,400 $210,500 $51,600 $66,600 $494,600 $115,400

Total Proposed NVSFP $22,719,700 $4,760,100 $6,617,500 $5,678,700 $1,204,400 $492,200 $3,089,700 $877,100

TOTAL FEE REVENUE $49,766,300 $11,366,700 $16,820,600 $12,608,700 $2,889,700 $978,800 $3,894,200 $1,207,600

"Feerevsum_d"



Units Acres


20

Figure 4gNorth Vineyard Station Financing Plan Phase EFee Revenue Summary - Phase E


Professional


Units or Acres 693 56 261 153 107 116 6.80 -





Roadway - District IV $659,000 $42,000 $195,000 $115,000 $80,000 $66,000 $161,000 $0Sewer - SRCSD $4,028,000 $335,000 $1,566,000 $918,000 $643,000 $522,000 $44,000 $0Transit - District IV $135,000 $7,000 $31,000 $18,000 $13,000 $28,000 $38,000 $0Sacramento Metro Fire Fee $693,400 $80,100 $321,100 $138,000 $65,900 $47,600 $40,700 $0


Water - Zone 40 [1] $4,287,200 $357,200 $1,671,200 $979,700 $685,800 $557,500 $35,800 $0Sewer - CSD-1 $1,596,600 $348,000 $646,000 $314,500 $132,300 $80,200 $75,600 $0Drainage - Zone 11A $1,728,700 $314,700 $685,100 $335,200 $191,400 $88,200 $114,100 $0

Subtotal County of Sacramento $13,127,900 $1,484,000 $5,115,400 $2,818,400 $1,811,400 $1,389,500 $509,200 $0

Elk Grove School District $6,313,600 $771,300 $3,092,800 $1,329,600 $634,600 $458,600 $26,700 $0

Total Existing Fee Programs $19,441,500 $2,255,300 $8,208,200 $4,148,000 $2,446,000 $1,848,100 $535,900 $0

PROPOSED NVSFP

North Vineyard Station Fee ProgramRoadway $8,410,400 $760,400 $2,833,900 $1,677,400 $876,200 $902,400 $1,360,100 $0Frontage Lane Improvements $1,215,000 $264,800 $491,600 $239,500 $100,600 $61,000 $57,300 $0Supplemental Drainage $2,281,800 $214,100 $866,800 $516,800 $267,100 $185,000 $232,000 $0Parks and Recreation $3,175,900 $307,200 $1,243,900 $742,000 $382,700 $416,100 $84,000 $0Library $372,100 $37,000 $149,800 $89,300 $46,100 $49,900 $0 $0Transit $1,054,400 $57,400 $213,200 $125,700 $74,900 $252,800 $330,400 $0

Total Proposed NVSFP $16,509,400 $1,640,900 $5,799,200 $3,390,700 $1,747,600 $1,867,200 $2,063,800 $0

TOTAL FEE REVENUE $35,950,900 $3,896,200 $14,007,400 $7,538,700 $4,193,600 $3,715,300 $2,599,700 $0

"Feerevsum_e"



Units Acres


21


November 10, 2004

9106 RD11.doc 22

PROPOSED NVSFP

A new NVSFP is recommended to fund roadway, frontage lane improvements, drainage, parks and recreation, the fair share of a library, and transit facilities. Proposed fees are shown in Figure 3b and fees for roadway, drainage, parks and recreation, library, and transit are estimated on a per acre basis based on dwelling unit equivalent (DUE) factors provided by the County. The total funding by the new NVSFP is estimated at approximately $126.1 million at buildout as shown in Figure 4a.

OTHER FUNDING MECHANISMS

Developer Advances

This Financing Plan anticipates that developer advances will be used to advance fund any infrastructure improvements needed in the initial phases of the NVSSP and before the collection of fees or other revenue sources.

EGUSD’s CFD No. 1 and State Funding

The school fee revenue differences will be funded by expected revenue from the EGUSD’s existing districtwide CFD No. 1 and State funding as detailed in Chapter X.

BOND FUNDING MECHANISMS

Although the NVSSP infrastructure and public facilities are primarily included in fee programs to ensure that each development pays its fair share of these costs, many major improvements will be required at the onset of each phase of development. One or more CFDs will likely be formed to provide public debt financing for improvements needed early in the development of each phase. Fee credits will be provided for appropriate facilities that are also funded by the existing and new fee programs. The amount of available CFD bond proceeds for construction is estimated to be $57.2 million assuming that all NVSSP development participates in the CFDs. Detailed estimates for the Mello‐Roos CFD bonds and special taxes are found in Chapter III.

ORGANIZATION OF THE REPORT

In addition to this introductory and summary chapter, Chapter II outlines Financing Plan policy and methodology and provides information sources for the Financing Plan. Chapter III summarizes funding sources and the financing strategy. Chapter IV describes the NVSSP land uses. Chapters V through XIII identify the estimated costs,


November 10, 2004

9106 RD11.doc 23

funding sources, and phasing for the various backbone infrastructure and other public facilities anticipated for the NVSSP. Several appendices also are included in this document. Appendix A shows the detailed CIP for each backbone infrastructure facility and other public facilities required to serve the NVSSP. Appendix B shows the estimated NVSSP Mello‐Roos estimated bond size and construction proceeds for each development phase. Appendix C contains a comparison of development impact fees and infrastructure bond debt for numerous single‐family residential development projects in the Sacramento area. Appendix D contains a summary of the project history key dates. Appendix E contains a summary of the project DUE factors.


November 10, 2004

9106 RD11.doc 24


9106 RD11.doc 25

II. FINANCING PLAN POLICY AND METHODOLOGY

Preparation of the Financing Plan is in compliance with the County General Plan Policy LU‐8‐requirement related to public facility financing, which states:

Infrastructure financing plans, which specify the extent, timing, and estimated cost of all necessary infrastructure shall be approved by the Board of Supervisors together with the approval of zoning for any urban uses in urban growth land. The resulting financing mechanisms shall be implemented prior to the approval of all entitlements in urban growth areas.

INFORMATION SOURCES

The first part of County General Plan Policy LU‐8 states that the Financing Plan must specify the extent, timing, and cost of all infrastructure required to serve the project. In order to fulfill this requirement, preparation of this Financing Plan relied upon the following information.

• Land use designations as shown in the approved NVSSP dated November 1998 and as updated per the proposed NVSSP Amendment dated February 6, 2004;

• Roadway infrastructure cost and phasing as shown in the Revised Roadway CIP dated September 2004 as prepared by MacKay & Somps and based on data from the NVSSP Roadway Infrastructure Improvement Timing Memorandum, dated December 2002, and Threshold Analysis, dated January 2003, both prepared by Fehr & Peers Associates Inc.;

• Water infrastructure cost and phasing as shown in the Updated Master Water Supply and Distribution System Report for the NVSSP, dated April 9, 2003, and updated cost estimates, dated September 2004, prepared by MacKay & Somps;

• Sewer infrastructure cost and phasing as shown in the Sanitary Sewer Study for the NVSSP, dated July 1, 2002, and updated cost estimates, dated September 2004, prepared by MacKay & Somps;

• Drainage Infrastructure cost and phasing as shown in the NVSSP Drainage Master Plan Update and Phasing, dated January 2003 and prepared by Borcalli & Associates, Inc., and Wood Rodgers, and updated cost estimates, dated September 2004 and prepared by MacKay & Somps;

• Wetland mitigation estimates provided by ECORP, September 2004;

• Public facilities data provided by the NVSSP, Sacramento Metropolitan Fire District, EGUSD, County Sheriff, County Public Library Authority, and the Southgate Recreation and Park District; and

• Existing County fee program data.


November 10, 2004

9106 RD11.doc 26

DETERMINATION OF FINANCING MECHANISMS

As part of General Plan Policy LU‐8, once the extent, timing, and cost of all infrastructure required to serve the project is determined, the Financing Plan must determine the mechanisms needed to finance the improvements. To the extent possible, development of project‐related facilities should be funded on a pay‐as‐you‐go basis through the payment of development impact fees or private financing. The goal of the Financing Plan is to determine the optimal combination of existing and proposed financing mechanisms so as not to burden undeveloped land, while assuring that necessary facilities are constructed when needed. The first step in the determination of financing mechanisms is to analyze to what extent existing funding mechanisms will cover the cost of required infrastructure and public facilities.


• County District IV Road and Transit Fees

• SCWA Zone 40 Water Fees

• CSD‐1 Sewer Fees

• SRCSD Sewer Fees

• County Zone 11A Drainage Fees

• Sacramento Metro Fire District Capital Facilities Fee

• EGUSD School Fee Program A mapping factor of 90 percent was used to estimate the total amount of fee revenue anticipated from the plan area. Fee revenue was calculated by multiplying the existing fee per unit by the reduced, mapping‐factor number of units. Details of estimated fee revenue by phase for the existing fee programs are shown in Figures 4a–4g and are discussed in Chapter III.

PROPOSED NVSFP

Any costs of planwide improvements not covered under existing fee programs or other funding mechanisms will be funded by a new NVSFP. The new NVSFP will fund roadways, frontage lane improvements, parks and recreation, library, and transit facilities. The NVSFP also includes a Supplemental Drainage fee that is proposed as a subzone of Zone 11.


November 10, 2004

9106 RD11.doc 27

The basis for calculating fees in the fee program is the Cost Allocation Method (CAM). The CAM utilizes DUE factors to spread the cost of infrastructure and other public facilities over the developed land uses. Assuming that the extent, timing, and cost of all infrastructure not covered by existing fee programs and other funding mechanisms required to serve the project has been obtained, the steps in the CAM process are as follows:

• Step 1: Determine appropriate DUE factors for each land use or zoning category. In this case, DUE factors were provided by County Infrastructure Finance Section (IFS). DUE factors for drainage facilities were obtained from the Addendum to the Laguna South Public Facilities Fee Program Nexus Study—Lent Ranch Update, dated February 2003. DUE factors used are shown in Appendix E.

• Step 2: Determine cost allocation. Use DUE factors to allocate infrastructure costs to individual land use or zoning categories for each infrastructure facility. Apply the appropriate DUE factors to the acreage of each proposed zoning category to determine the percentage cost allocation. For purposes of estimating DUEs, certain assumptions were made on the percent allocation of allowable zoning categories in each land use designation of the specific plan.

• Step 3: Allocate the cost of the various improvements to each benefiting land use by multiplying the total cost for each improvement by the percentage allocation of costs for each land use.

• Step 4: Divide the total cost allocated to each land use zoning category by total acreage of land uses. Proposed fees are shown on a per‐acre basis.

The fees in the NVSFP estimated in the Financing Plan are preliminary and subject to change when the actual fee program is established via completion of a North Vineyard Station Fee Nexus Study. The per unit or per acre fees in the NVSFP could be higher than those estimated in the Financing Plan if additional contingencies are included in the Nexus Study to avoid under‐funding the fee program. (The individual costs estimates currently include a 25‐35 percent contingency.) The fees will be set on a per‐acre or per‐unit basis, and development projects will pay at the adopted rate regardless of the number of units actually constructed. This approach avoids under‐funding the fee program if too few units are developed. Development impact fees are set under the conditions of Government Code 66000 et seq., also known as AB 1600. These code sections set forth the procedural requirements for establishing and collecting development impact fees. The AB 1600 procedures require that “a reasonable relationship or nexus must exist between a governmental exaction and the purpose of the condition.” Specifically, each local agency imposing a fee must:


November 10, 2004

9106 RD11.doc 28

• Identify the purpose of the fee;

• Identify how the fee is to be used;

• Determine how a reasonable relationship exists between the need for the public facility and the type of development project on which the fee is imposed; and

• Demonstrate a reasonable relationship between the amount of the fee and the cost of public facility or portion of the public facility attributable to the development on which the fee is imposed.

The County will adopt the appropriate fee ordinance and resolution to implement the fee. The timing and payment of the fee will be specified in the implementing ordinance and resolution.


Developer Advances

In some cases developers may need to advance fund the initial phases of infrastructure construction required to serve the NVSSP. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by the existing or proposed fee programs will be available if developers advance fund facilities.

EGUSD’s CFD No. 1 and State Funding

The school fee revenue shortfalls not funded by existing school mitigation fees will be funded by expected revenue from the existing districtwide CFD No. 1 and State funding.

BOND FUNDING MECHANISMS

It is the strategy of this Financing Plan that the use of bond funding mechanisms such as Mello‐Roos CFDs or Assessment Districts could be utilized when pay‐as‐you‐go fee funding is not sufficient to fund required public facilities. The Financing Plan recommends that a series of Mello‐Roos CFDs be formed during buildout of the NVSSP. Because of the diverse ownership of the property in the NVSSP and the long term buildout, it is unlikely that a single Mello‐Roos CFD could be formed to include all the property in the NVSSP boundaries. Although a series of Mello‐Roos CFDs is recommended, one or more Assessment Districts could be implemented as an alternative bond funding mechanism.


November 10, 2004

9106 RD11.doc 29

Mello‐Roos CFD

The 1982 Mello‐Roos Community Facilities District Act enables cities, counties, and special districts to establish CFDs and to levy special taxes to fund a wide variety of facilities and services. The proceeds of the Mello‐Roos special tax can be used for direct funding or to retire bonds. A series of CFDs could be implemented based on the specific financing considerations in proposed new developments. The establishment of Mello‐Roos CFD(s) requires a two‐thirds affirmative vote of the CFD electorate. For CFDs with fewer than 12 registered voters, a landowner election is held with each acre of land representing one vote. For CFDs with 12 or more registered voters, a registered‐voter election is held. CFDs will exclude non‐developing landowners.

Assessment District

California statutes give local governments the authority to levy several special assessments for specific public improvements such as streets, storm drains, sewers, street lights, curbs, gutters, and sidewalks. The County can create a special assessment district that defines both the area to benefit from the improvements and the properties that will pay for the improvements. Thereafter, each property in the district will be assessed a share of the cost of improvements that is proportional to the benefit it receives from those improvements. There are a variety of assessment district acts available to finance public facilities. The most likely act to fund improvements for the NVSSP would be the Improvement Bond Act of 1915. This Act also provides a vehicle for issuing assessment bonds for assessments authorized under the 1911 and 1913 Benefit Assessment Acts. Facilities in the NVSSP that could be funded by Assessment Districts include major roads, sewer, water, and drainage improvements where there is direct benefit to specific parcels. The establishment of Assessment Districts will be subject to the provisions of Proposition 218 that was adopted in November of 1996. These provisions, among other things, require a vote of property owners being assessed with the vote weighted by the amount of property assessment.

IMPLEMENTATION

Implementation of the Financing Plan ensures that new development will be committed to pay its fair share of the cost of backbone infrastructure and other public facilities required to serve the project area. Facilities will be constructed as they are needed to


November 10, 2004

9106 RD11.doc 30

serve new development. The County Municipal Services Agency IFS will administer implementation of the Financing Plan, which will require:

• Preparation of a Nexus Study and Ordinances to implement the NVSFP;

• Formation of the Mello‐Roos CFD(s) and administration of subsequent bond sales and tax collection;

• Reviewing the CIPs;

• Monitoring identified revenue sources;

• Estimating fee program cash flows;

• Accounting for fee payments, fee credits or reimbursements;

• Close coordination with all appropriate County departments to implement the Financing Plan; and

• Updating and adjusting the fee program as new infrastructure cost, land use, and revenue information become available.

UPDATES

Project areas in the NVSSP are expected to develop at differing times. Some may not develop for many years. In addition, it is anticipated that as the Financing Plan is implemented, the infrastructure costs and available funding sources will change as development occurs. Therefore, the implementation mechanisms identified in the Financing Plan will need to be updated periodically as modifications to financing programs, land uses, and cost estimates for infrastructure and public facilities occur. Changes should be re‐evaluated within the context of the overall financing strategy to ensure required funding is available when needed. The costs and funding sources will also need to be adjusted periodically to reflect inflation costs. Possible changes include these:

• New or revised infrastructure projects;

• New cost information based on actual construction costs, updated engineering estimates, or changes in the land use plan.

• New funding source data;

• Inflationary adjustment to cost and funding data; and

• The potential addition of an 80‐acre High School/Middle School site near the intersection of Florin Road and the extension of Vineyard Road would require an update to the Financing Mechanisms. If this site is chosen, it could result in the displacement of approximately 240 residential units and would require that the fees be adjusted accordingly.

9106 RD11.doc 31

III. FUNDING SOURCES

PURPOSE

The purpose of the NVSSP Financing Plan is to recommend the appropriate financing mechanisms to fund the necessary backbone infrastructure and other public facility costs required to serve the NVSSP. The goal is to identify financing mechanisms that are flexible enough to ensure the required improvements are constructed when necessary. The financing mechanisms utilized will depend on the types of facilities and when the facilities are needed. Construction will be phased so that facilities are available when needed. This Financing Plan recommends a combination of existing fee programs, the proposed NVSFP, bond funding, and other financing mechanisms, to fund the backbone infrastructure and public facilities costs required to serve the NVSSP. The Financing Plan anticipates that bond financing will be used to advance‐fund any infrastructure improvements needed in the initial phases of the NVSSP and before the collection of fees or other revenue sources. The costs and proposed funding sources are estimated based on the most current information available. Actual public‐facility costs funded under each category may be revised as more detailed information regarding project phasing and facility construction becomes available. Figure 2 shows the recommended funding mechanisms for each public facility at buildout of the NVSSP. Under this funding strategy, existing fee programs and other funding from the EGUSD CFD No. 1 and State funding will provide approximately $163.1 million in improvements, which includes a funding surplus of $16.4 million in Zone 40 water fees and $2.0 million in CSD‐1 sewer fees. The NVSFP is estimated to fund $126.1 million of improvements. It is anticipated that the timing of fee revenue will not always match the construction timing of improvements required in each phase. Thus, in most cases, a difference may exist in fee revenue and costs expended for construction. Although this is anticipated to occur in each phase, there is no anticipated difference between total costs and total funding when buildout is completed. Figures 5 and 6 outline the estimated revenues from all funding sources and compare them to costs for each phase of development. Figure 5 outlines the estimated cumulative difference between the cost of major infrastructure and the estimated fee revenue per phase. For example, in Phase A‐1 there is an estimated funding difference of $5.8 million. This grows to a cumulative difference of $20.0 million in Phase A‐2.

Figure 5North Vineyard Station Financing PlanPreliminary Estimates of Fee Revenue Compared to Costs For Major Infrastructure (2004 $)

Major Infrastructure AppendixFinancing Plan

Chapter Phase A-1 Phase A-2 Phase B Phase C Phase D Phase E Buildout

Buildout Schedule (Cumulative % of SF & MF Units) 11% 27% 51% 72% 87% 100%Single Family Units 469 688 775 1,110 820 577 4,438 Multi-Family Units 114 216 530 - 31 116 1,007 Commercial/BP Acres - - 17 - 14 7 37

Roadway A - 1 VBeginning Balance Fees $0 ($2,024,000) ($6,853,000) ($5,343,000) $770,000 $1,885,000 $0

NVSFP Road Fees $5,989,400 $8,900,000 $15,478,000 $12,739,400 $11,690,600 $8,410,400 $63,207,800Construction Cost ($8,013,000) ($13,729,000) ($13,968,200) ($6,626,000) ($10,576,000) ($10,295,600) ($63,207,800)

Ending Surplus (Shortage) ($2,024,000) ($6,853,000) ($5,343,000) $770,000 $1,885,000 $0 $0

Frontage Lane Improvements A - 2 VBeginning Balance Fees $0 $883,000 ($260,000) ($1,766,000) ($344,000) $561,000 $0

NVSFP Frontage Lane Fees $883,000 $1,233,000 $1,775,000 $2,837,000 $1,930,000 $1,215,000 $9,873,000Construction Cost $0 ($2,375,500) ($3,281,000) ($1,415,000) ($1,025,400) ($1,776,300) ($9,873,200)

Ending Surplus (Shortage) $883,000 ($260,000) ($1,766,000) ($344,000) $561,000 $0 $0

Water A - 3 VIBeginning Balance Fees $0 $227,000 ($5,393,000) $1,844,000 $7,179,000 $12,118,000 $0

Zone 40 Fees $3,551,400 $5,439,900 $7,596,300 $7,105,400 $5,468,100 $4,287,200 $33,448,300Construction Cost ($3,324,700) ($11,060,300) ($359,400) ($1,770,700) ($529,100) $0 ($17,044,200)

Ending Surplus (Shortage) $227,000 ($5,393,000) $1,844,000 $7,179,000 $12,118,000 $16,405,000 $16,404,000

Sewer A - 4 VIIBeginning Balance Fees $0 ($3,099,000) ($3,129,000) ($2,139,000) ($1,758,000) $403,000 $0

CSD-1 Fees $1,160,700 $1,620,000 $2,333,600 $3,727,900 $2,536,800 $1,596,600 $12,975,600Construction Cost ($4,260,000) ($1,650,000) ($1,344,000) ($3,347,000) ($376,000) $0 ($10,977,000)

Ending Surplus (Shortage) ($3,099,000) ($3,129,000) ($2,139,000) ($1,758,000) $403,000 $2,000,000 $1,999,000

Drainage - Zone 11A A - 5 VIIIBeginning Balance Fees $0 ($679,000) ($4,041,000) ($1,403,000) ($1,191,000) ($1,956,000) $0

Zone 11A Fees $1,238,300 $1,774,000 $2,638,100 $3,713,200 $2,724,200 $1,728,700 $13,816,500Construction Cost ($1,917,700) ($5,136,300) $0 ($3,501,400) ($3,488,700) ($579,000) ($14,623,100)

Ending Surplus (Shortage) ($679,000) ($4,041,000) ($1,403,000) ($1,191,000) ($1,956,000) ($806,000) ($807,000)

(Continued on next page)

Reference


32

Figure 5North Vineyard Station Financing PlanPreliminary Estimates of Fee Revenue Compared to Costs For Major Infrastructure (2004 $)

Major Infrastructure AppendixFinancing Plan

Chapter Phase A-1 Phase A-2 Phase B Phase C Phase D Phase E Buildout

Reference

Drainage - Supplemental Fees A - 5 VIIIBeginning Balance Fees $0 $364,000 ($308,000) $3,599,000 $6,705,000 $1,844,000 $0

NVSFP Supplemental Fees $1,746,800 $2,560,000 $3,907,400 $3,808,900 $3,171,900 $2,281,800 $17,476,800Construction Cost ($1,383,000) ($3,232,200) $0 ($702,900) ($8,032,600) ($4,126,000) ($17,476,700)

Ending Surplus (Shortage) $364,000 ($308,000) $3,599,000 $6,705,000 $1,844,000 $0 $0

Cumulative Surplus (Shortage) [1] ($5,802,000) ($19,984,000) ($10,651,000) ($3,293,000) ($1,956,000) ($806,000)

Total ConstructionAnnual $18,898,400 $37,183,300 $18,952,600 $17,363,000 $24,027,800 $16,776,900Cumulative $18,898,400 $56,081,700 $75,034,300 $92,397,300 $116,425,100 $133,202,000

Mello-Roos Bonding Capacity

Construction Proceeds Avail. Appendix B $6,126,000 $9,179,000 $12,416,000 $12,748,000 $9,478,000 $7,219,000 $57,166,000

Cumulative Proceeds Avail. $6,126,000 $15,305,000 $27,721,000 $40,469,000 $49,947,000 $57,166,000

"Revcost"Note: Totals may not add due to rounding.

[1] Sums only negative balances from each infrastructure category.

(Assumes 2% Escalation)


33

Figure 6North Vineyard Station Financing PlanPreliminary Estimates of Fee Revenue Compared to Costs For Public Facilities (2004 $)

Public Facilities Appendix A Financing Plan Phase A-1 Phase A-2 Phase B Phase C Phase D Phase E Buildout

Parks & Recreation A - 6 IXBeginning Balance Fees $0 $0 $0 $0 $0 $0 $0NVSFP Park and Rec. Fees $2,655,400 $3,951,600 $5,685,100 $5,466,200 $4,106,100 $3,175,900 $25,040,300Construction Cost ($2,655,400) ($3,951,600) ($5,685,100) ($5,466,200) ($4,106,100) ($3,175,900) ($25,040,300)Ending Surplus (Shortage) $0 $0 $0 $0 $0 $0 $0

Schools A - 7 XBeginning Balance Fees $0 $0 $0 $0 $0 $0 $0EGUSD Fees $5,430,000 $7,598,000 $10,751,000 $13,675,000 $8,973,000 $6,315,000 $52,742,000EGUSD CFD and State Funding $4,924,000 $8,129,000 $10,191,000 $7,790,000 $7,230,000 $6,148,000 $44,412,000Construction Cost ($10,354,000) ($15,727,000) ($20,942,000) ($21,465,000) ($16,203,000) ($12,463,000) ($97,154,000)Ending Surplus (Shortage) $0 $0 $0 $0 $0 $0 $0

Library A - 8 XIBeginning Balance Fees $0 $0 $0 $0 $0 $0 $0NVSFP Library Fees $319,600 $475,700 $657,600 $658,000 $472,700 $372,100 $2,955,700Construction Cost ($319,600) ($475,700) ($657,600) ($658,000) ($472,700) ($372,100) ($2,955,700)Ending Surplus (Shortage) $0 $0 $0 $0 $0 $0 $0

Fire Protection A - 9 XIIBeginning Balance Fees $0 $0 $0 $0 $0 $0 $0NVSFP Fire Protection Fees $563,600 $788,600 $1,217,600 $1,419,300 $1,014,000 $693,400 $5,696,500Construction Cost ($563,600) ($788,600) ($1,217,600) ($1,419,300) ($1,014,000) ($693,400) ($5,696,500)Ending Surplus (Shortage) $0 $0 $0 $0 $0 $0 $0

Transit A - 10 XIIIBeginning Balance Fees $0 $0 $0 $0 $0 $0 $0NVSFP Transit Fees $632,100 $1,018,100 $2,524,200 $959,100 $1,348,300 $1,054,400 $7,536,200Construction Cost ($632,100) ($1,018,100) ($2,524,200) ($959,100) ($1,348,300) ($1,054,400) ($7,536,200)Ending Surplus (Shortage) $0 $0 $0 $0 $0 $0 $0

Cumulative (Shortage) $0 $0 $0 $0 $0 $0

"Revcost2"

Source: MacKay & Somps and EPS.


Reference


34


November 10, 2004

9106 RD11.doc 35

These differences will be made up from CFD bond financing or developer advances. Figure 6 outlines the estimated cumulative difference between the cost of public facilities and the estimated fee revenue per phase.


Existing fee programs include County development impact fee programs and EGUSD’s mitigation fees. This plan assumes that these existing fee programs, along with the other revenues provided from EGUSD CFD No. 1 and State funding will be used as primary funding sources.

COUNTY DEVELOPMENT IMPACT FEE PROGRAMS

The County has existing development impact fee programs to fund countywide roadway, water, sewer, and drainage infrastructure. Development in the NVSSP is expected to pay these fees. Existing water and sewer fees are anticipated to fully cover the cost of infrastructure in NVSSP. Any difference in actual fees collected over the actual cost of facilities needed to serve the NVSSP will be applicable to other regional facilities benefiting areas as described in each individual infrastructure section. It is anticipated that actual fees collected for drainage improvements will be less than the estimated cost of improvements. The difference will be funded by fees collected from other areas benefiting from regional facilities in the Zone 11 program. Currently, County fees are paid at the time building permits are issued or at final map. The project developers have requested that NVSFP fees other than existing County fees are to be collected at the earlier of improvement plan or final map approval. The required timing of collection of fees will be determined when County IFS develops the Implementation Plan as described in Chapter II. In some cases, developers may need to advance fund the initial phases of infrastructure construction required to serve the NVSSP. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by County fee programs may be available if developers fund and construct fee‐funded facilities. Fee credits for completed improvements may be offset against fees until the fee credits are expended. If the cost of the facility exceeds the potential credits for a developer, the County may enter into a reimbursement agreement with the developer. Fee credits and reimbursements are available within different time frames depending upon the type of facilities constructed.


November 10, 2004

9106 RD11.doc 36

As is typical with most fee programs, County fee programs are subject to periodic updates as new infrastructure cost, land use, and revenue information becomes available. County fee programs are typically adjusted for inflation on an annual basis. When updates occur, the implementation mechanisms identified in the Financing Plan will need to be adjusted to account for the updated information. The following County fee programs are applicable to the NVSSP.

Roadway and Transit Fees (County Transportation District IV)

The NVSSP area is located within the boundaries of District IV of the County Transportation fee program. Development in the NVSSP will be required to pay the District IV fees. Fee revenue generated from the roadway portion of the District IV fees is meant to fund major regional roadway improvements necessary to handle the traffic generated by new development in the unincorporated County. Fee revenue generated from the transit portion of the District IV fees is meant to fund some regional offsite transit facilities. These regional transportation improvements are all located outside of the NVSSP boundaries and development of these improvements is not included in the NVSSP roadway or transit CIPs. The NVSSP will pay an estimated total of $4.8 million in roadway fees and $977,000 in transit fees as shown in Figure 4a.

Water Fee (Zone 40)

The NVSSP is located within the boundaries of SCWA Zone 40. Development in the NVSSP will be required to pay the Zone 40 fee. Fee revenue generated from this fee is meant to fund water supply, treatment and transmission facilities in Zone 40. The NVSSP is expected to generate approximately $33.4 million in Zone 40 fee revenue as shown in Figure 4a. A detailed summary of the water portion of the NVSSP is shown in Chapter VI of this Financing Plan. In cases where developers advance fund the initial phases of Zone 40 infrastructure required to serve the NVSSP, they are subject to reimbursement within a five‐year time period. Two hundred dollars of the Zone 40 fee is paid before improvement plan approval. The remainder of the fee is paid before building permit issuance.

Sewer Fee (CSD‐1 and SRCSD)

The NVSSP is located within the boundaries of CSD‐1 and SRCSD. Development in the NVSSP will be required to pay the CSD‐1 trunk fee and the SRCSD capital investment equalization fee. Fee revenue generated from the CSD‐1 fee is meant to fund construction of trunk systems. It is estimated that the NVSSP will generate $13.0 million in CSD‐1 fees as shown in Figure 4a. The amount is more than sufficient to cover the cost of CSD‐1 infrastructure improvements in the NVSSP. A detailed summary of the sewer portion of the NVSSP is shown in Chapter VII of this Financing Plan.


November 10, 2004

9106 RD11.doc 37

It is estimated that the NVSSP will generate $31.5 million in SRCSD fee revenue which is meant to fund contributions to regional sewer interceptors and treatment facilities. The NVSSP sanitary sewer CIP does not include any sewer facilities that would be reimbursable under the SRCSD fee program.

Drainage Fee (Zone 11A)

The NVSSP is located within the boundaries of SCWA Zone 11A. Development in the NVSSP will be required to pay the Zone 11A fee. Fee revenue generated from the Zone 11A fee is meant to fund regionwide trunk drainage, storm drainage pipes, drainage channel and detention/water quality basin construction, manholes, and related improvements. The fee revenue collected is applicable toward the NVSSP drainage CIP improvements. It is estimated that approximately $13.8 million Zone 11A fee revenue will be generated by the NVSSP as shown in Figure 4a. However, the estimated construction cost of Zone 11A improvements is $14.6 million, as shown in Figure 2. The difference of $807,000 will be funded by Zone 11 fees collected from other areas benefiting from regional facilities in the Zone 11A program. A detailed summary of the drainage portion of the NVSSP is shown in Chapter VIII of this Financing Plan.

Sacramento Metro Fire Fee

The NVSSP is located within the boundaries of the Sacramento Metropolitan Fire District. The Sacramento Metropolitan Fire District has a districtwide Capital Facilities Fee Schedule (Ordinance No. 3‐02) for new development in the District. Details are shown in Chapter XII of this financing plan. It is estimated that approximately $5.7 million in fire fee revenue will be generated by the NVSSP as shown in Figure 4a.

EGUSD FEE PROGRAM

The EGUSD fee revenue is based on the SB50 fee of $3.95 per square foot for residential development and $0.36 per square foot for nonresidential development, which the District is currently authorized to levy until justifying the Proposition 1A authorized fee. Based on these fee amounts the NVSSP is expected to generate $52.7 million at buildout. A detailed summary of the school portion of the NVSSP is shown in Chapter X of this Financing Plan.

PROPOSED NVSFP

This financing plan anticipates that, in some cases, fee revenues collected from the existing fee programs, mentioned above, and other funding mechanisms outlined in the following section will not be enough to cover the total cost of the backbone infrastructure and public facilities required in the NVSSP. For this reason, the NVSSP


November 10, 2004

9106 RD11.doc 38

Financing Plan proposes the new NVSFP to bridge any funding gaps that may exist. Projects funded by the NVSFP are to be constructed to the standards of, and ultimately approved, accepted, and maintained by, the respective agencies such as the County and Southgate Recreation and Park District. The new NVSFP will fund a total of $126.1 million of NVSSP infrastructure and public facility improvements. The project developers have requested that NVSFP fees other than existing County fees be collected at the earlier of improvement plan or final map approval. Typically these types of fees are collected at building permit issuance in the County. The required timing of collection of fees will be determined when County IFS develops the Implementation Plan as described in Chapter II. The cost estimates shown in this section are up‐to‐date cost estimates and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. The NVSFP will require the completion of a North Vineyard Station Public Facilities Plan Fee Nexus Study. Any per unit or per acre fees in the Fee Program may be higher than those estimated in the Financing Plan.

ROADWAY FEE

The roadway fee component will cover the cost of roadway infrastructure not covered by the existing County District IV road fee program. This roadway fee component will fund the cost of roadways benefiting the NVSSP. Road fees collected from the NVSSP are estimated to be $63.2 million at buildout and $6.0 million in Phase A‐1 as shown in Figures 4a and 4b. A detailed summary of the roadway portion of the NVSFP is shown in Chapter V of this Financing Plan. The cost of preparing the Financing Plan, including all engineering and related studies, and the cost of implementing the NVSFP is included in the Phase A‐1 roadway component of the NVSFP. This cost is estimated at $3.0 million as shown in Appendix A. These costs are included in the roadway fee component because the roadway component is the largest element of the NVSFP and essentially causes the need for the fee program to be established. Also, including the plan preparation costs in the roadway fee component provides for earlier reimbursement of the costs advanced to fund the implementation of the fee program and administrative ease in managing of the fee program since plan preparation and implementation costs do not warrant a separate fee component.


November 10, 2004

9106 RD11.doc 39

FRONTAGE LANE FEE

The frontage lane fee component will cover the cost of frontage lane segments created during the development of the NVSSP. Fees collected from the NVSSP area will fund an estimated $9.9 million of the frontage lane improvements facilities as shown in Figure 4a. A detailed summary of the frontage lane improvement portion of the NVSFP is shown in Chapter V of this Financing Plan.

SUPPLEMENTAL DRAINAGE FEE

The supplemental drainage fee component will cover the cost of drainage infrastructure costs not covered by the existing County Zone 11A drainage fee program. The supplemental drainage fee is proposed to be a subcomponent of the Zone 11 fee program. The supplemental drainage fees collected from the NVSSP area will fund an estimated $17.5 million of the drainage CIP as shown in Figure 4a. A detailed summary of the drainage portion of the NVSSP is shown in Chapter VIII of this Financing Plan.

PARKS AND RECREATION FEE

The parks and recreation fee component collected from the NVSSP area will fund an estimated $25.0 million of facilities included in the parks and recreation CIP as shown in Figure 4a. A detailed summary of the parks and recreation portion of the NVSSP is shown in Chapter IX of this Financing Plan.

LIBRARY FEE

The library fee component collected from the NVSSP area will fund an estimated $3.0 million of facilities included in the library CIP as shown in Figure 4a. A detailed summary of the library portion of the NVSSP is shown in Chapter XI of this Financing Plan.

TRANSIT FEE

The transit fee component will cover the cost of transit facilities not covered by the existing County District IV transit fee program. The transit fee component will fund the cost of transit related facilities benefiting the NVSSP. The fee will cover the cost of land acquisition and construction of the planned park and ride facility. The transit fees collected from the NVSSP area will fund an estimated $7.5 million of transit facilities included in the transit CIP as shown in Figure 4a. A detailed summary of the transit portion of the NVSSP is shown in Chapter XIII.


November 10, 2004

9106 RD11.doc 40


DEVELOPER ADVANCES

Developer advances may be required to fund infrastructure improvements needed in the first three development phases of the NVSSP before the collection of fees or other revenue sources. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by the NVSFP fee program may be available if developers fund and construct fee‐funded facilities. Fee credits for completed improvements may be offset against fees until the fee credits are expended. If the cost of the facility exceeds the potential credits for a developer, the County may enter into a reimbursement agreement with the developer. Fee credits and reimbursements are available within different time frames depending upon the type of facilities constructed.

EGUSD CFD NO. 1 AND STATE FUNDING

School buildout cost is expected to be funded through the existing school mitigation fee program as outlined above, and any difference will be funded through the existing EGUSD Mello‐Roos CFD No. 1 and the State School Building Program. A detailed summary of the school portion of the NVSSP is shown in Chapter X of this Financing Plan.

BOND‐FUNDING MECHANISMS

The Financing Plan proposes that one or more phases of the NVSSP form a bond financing district such as a Mello‐Roos CFD. Bond financing would be utilized to advance fund public improvements included in established fee programs. Fee credits will be provided for appropriate facilities funded through the financing districts. Infrastructure costs in excess of bond proceeds will be carried by developers until such time that fee credits or reimbursements are utilized. Figure 7 shows a preliminary estimate of the bonding capacity at buildout of the NVSSP. Estimates are based on a 2 percent annual tax rate escalation factor. The estimate is based on residential properties only and utilizes a set of conservative assumptions regarding tax rates, reserve fund requirements, and interest rates. The total bond size is estimated to be approximately $72.8 million at buildout. Appendices B‐1 through B‐7 show the estimated bond size and construction proceeds for each phase. As shown in Figure 8, construction proceeds are estimated to be $6.1 million for Phase A‐1, $9.2 million for Phase A‐2, $12.4 million for Phase B, $12.7 million for Phase C, $9.5 million for Phase D, and $7.2 million for Phase E.

Figure 7North Vineyard Station Financing PlanBonding Capacity - Buildout

BuildoutBonding Capacity Assumptions Total SFR 1-3 SFR 3-5 SFR 4-7 MDR 7-12 MFR 12-22

UNIT INFORMATION

Plan Area Units 5,445 485 2,633 1,042 278 1,007

Plan Area Acres 1,129.8 269.8 578.8 188.1 30.9 62.2

Plan Area Units per Acre 1.8 4.5 5.5 9.0 16.2

Maximum Monthly Special Tax for Infrastructure $95 $95 $95 $80 $55Maximum Annual Special Tax for Infrastructure $1,140 $1,140 $1,140 $960 $660Maximum Annual Special Tax per Acre $2,000 $5,200 $6,300 $8,600 $10,700

Assuming Level Debt Service

Annual Special Tax Revenue $5,674,000 $553,000 $3,001,000 $1,188,000 $267,000 $665,000Less Delinquency 10.0% $568,000 $55,000 $300,000 $119,000 $27,000 $67,000Less Administrative 2.5% $143,000 $14,000 $75,000 $30,000 $7,000 $17,000

Remaining Left for Debt Service $4,963,000 $484,000 $2,626,000 $1,039,000 $233,000 $581,000

BOND SIZING [1]

Total Bond Size $60,539,000 $5,904,000 $32,032,000 $12,674,000 $2,842,000 $7,087,000Term (Years) 25Less Estimated Issuance Costs 5.0% $295,000 $1,602,000 $634,000 $142,000 $354,000Less Bond Reserve Fund 10.0% $590,000 $3,203,000 $1,267,000 $284,000 $709,000Less Capitalized Interest for 12 Months 6.5% $384,000 $2,082,000 $824,000 $185,000 $461,000

Construction Proceeds $47,523,000 $4,635,000 $25,145,000 $9,949,000 $2,231,000 $5,563,000

Construction Proceeds per Unit $9,600 $9,600 $9,500 $8,000 $5,500

Estimated Bonds per Unit $14,639 $14,634 $14,625 $12,294 $8,463

Assuming 2% Annual Escalator

Total Bond Size $72,809,000 $7,101,600 $38,522,700 $15,242,500 $3,419,100 $8,522,800



"Mello_Buildout"Note: Totals may not add due to rounding.

[1] Assuming levels of debt service listed above.


41

Figure 8North Vineyard Station Financing PlanSummary of Bonding Capacity By Phase

Phase Phase Phase Phase Phase PhaseBonding Capacity Assumption A-1 A-2 B C D E Buildout

UNIT INFORMATION

Plan Area Units 583 904 1,305 1,110 851 693 5,445

Plan Area Acres 104.4 145.7 193.0 335.3 214.6 136.8 1,129.8


Annual Special Tax Revenue $609,000 $909,000 $1,233,000 $1,265,000 $941,000 $716,000 $5,674,000Less Delinquency 10.0% $62,000 $90,000 $124,000 $126,000 $94,000 $71,000 $568,000

Less Administrative 2.5% $15,000 $22,000 $31,000 $32,000 $24,000 $18,000 $143,000Remaining Left for Debt Service $532,000 $797,000 $1,078,000 $1,107,000 $823,000 $627,000 $4,963,000

BOND SIZING [1]

Total Bond Size $6,489,000 $9,722,000 $13,150,000 $13,503,000 $10,038,000 $7,648,000 $60,539,000Term (Years) 25Less Estimated Issuance Costs 5.0% $325,000 $486,000 $658,000 $676,000 $502,000 $382,000Less Bond Reserve Fund 10.0% $649,000 $973,000 $1,314,000 $1,350,000 $1,005,000 $765,000Less Capitalized Interest for 12 Months 6.5% $422,000 $632,000 $855,000 $878,000 $652,000 $496,000

Construction Proceeds $5,093,000 $7,631,000 $10,323,000 $10,599,000 $7,879,000 $6,005,000 $47,523,000

Construction Proceeds per Unit


Total Bond Size (rounded) $7,804,000 $11,693,000 $15,816,000 $16,239,000 $12,074,000 $9,196,000 $72,822,000Cumulative Bond Size (rounded) $7,804,000 $19,497,000 $35,313,000 $51,552,000 $63,626,000 $72,822,000 $72,822,000

Construction Proceeds (rounded) $6,126,000 $9,179,000 $12,416,000 $12,748,000 $9,478,000 $7,219,000 $57,166,000Cumulative Construction Proceeds (rounded) $6,126,000 $15,305,000 $27,721,000 $40,469,000 $49,947,000 $57,166,000 $57,166,000

"bond_cap_sum"Note: Totals may not add due to rounding.



42


November 10, 2004

9106 RD11.doc 43

It is possible that the initial bond issue may be constrained by the appraised value of land in the CFD at the time bonds are sold. Also, it is important to note that estimates of bond capacity are preliminary and will likely vary once a land secured financing mechanism is implemented. In addition, individual projects or a group of projects may form additional subarea CFDs if (1) the infrastructure requirement for a subarea of the NVSSP is disproportionate to the level of development projected; (2) the facilities to be funded in the Mello‐Roos CFD meet County guidelines; or (3) the area under consideration is large enough to justify the formation of a Mello‐Roos CFD and to support the bond debt. If a facility which is included in a County fee program is instead funded with bond financing in a Mello‐Roos CFD, a developer may be given a non‐transferable “fee reduction” or fee credit.

NVSSP FINANCING STRATEGY

The financing strategy and funding sources for NVSSP at buildout are summarized in Figure 4a. Approximately $155.9 million will be funded through the existing fee programs, including Elk Grove School District Fees. Approximately $126.1 million will be paid through the new NVSFP for roadways, frontage lane improvements, parks, libraries, and transit. In addition, a portion of school costs will be funded through the EGUSD CFD No. 1 and State funding. The NVSFP also includes a supplemental Drainage fee that is proposed as a subzone of Zone 11. Figure 2 compares projected NVSSP buildout funding revenues from all sources to buildout cost estimates. This comparison shows that projected NVSSP buildout fee revenue will cover buildout costs with a $16.4 million surplus from Zone 40 water fees, a $2.0 million surplus from CSD‐1 sewer fees and an $807,000 difference in Zone 11A fees. Any difference in actual fees collected over the actual cost of facilities needed to serve the NVSSP will be applicable to other regional facilities benefiting areas as described in each individual infrastructure section. It is anticipated that actual fees collected for drainage improvements will be less than the estimated cost of improvements. However, the difference will be funded by fees collected from other areas benefiting from regional facilities in the Zone 11 program. Developers will privately finance the construction of many of the facilities needed during the first three development phases. After constructing such facilities, developers may be reimbursed for their advances from NVSFP revenues as well as from existing fee program revenues.


November 10, 2004

9106 RD11.doc 44

Because of the diverse ownership patterns in the NVSSP and the uncertain development phasing, the financing strategy includes a provision for the formation of one or more Mello‐Roos CFDs for bond financing of some facilities needed in each development phase of the NVSSP. The proposed initial CFD would fund all or a portion of the infrastructure improvement costs for roadways, water, sewer, and drainage for the areas described in Phases A‐1 and A‐2. Property owners in other phases may join the initial CFD or set up additional subarea Mello‐Roos CFDs which would be formed for an individual project or group of projects to fund facilities. To the extent that bond financing is utilized, the developer may receive credits against the appropriate fees. Some development projects or phases may not require bond funding and would handle their infrastructure cost responsibilities through either payment of fees or developer advances. The proposed cost estimates and funding sources are only estimates. The actual costs funded under each category may be adjusted as information regarding project phasing and the facility construction schedule becomes available. Fee credits will be determined by each responsible agency before the sale of CFD bonds.

PHASE A‐1 AND A‐2 FINANCING STRATEGY

Phase A‐1 and A‐2 are assumed to be the first development areas of the NVSSP. The funding sources and infrastructure and public facilities costs are outlined in Figures 9 and 10. Facilities will be constructed as they are needed to serve new development. As in all development fee programs, however, there is a lag between when the fees are generated and construction of the facilities. Development projects will be conditioned to construct facilities as needed. Developers will receive either fee credits or reimbursements for eligible projects based on the County’s reimbursement policies. Properties participating in the Mello‐Roos CFD will receive fee credits for eligible facilities funded by the CFD, as determined by each responsible agency. In Phase A‐1, there are approximately $33.4 million in major infrastructure and public facilities costs. It is estimated that $16.9 million will be funded through existing fee programs. The proposed NVSFP will fund $12.2 million. The difference in the amount of fee revenue compared to the cost of infrastructure improvements for this phase will be made up from other funding sources such as Mello‐Roos CFD bond funding or developer funding. In Phase A‐2, there are approximately $59.1 million in major infrastructure and public facilities costs. It is estimated that $25.3 million will be funded through existing fee programs. The proposed NVSFP will fund $18.1 million. The difference in the amount

Figure 9North Vineyard Station Financing PlanSources and Uses - Phase A-1 (2004 $)




Roadway $8,013,000 $0 $5,989,400 ($2,023,600)

Frontage Lane Improvements $0 $0 $883,000 $883,000

Water [1] $3,324,700 Zone 40 $3,551,400 $0 $226,700

Sewer [1] $4,260,000 CSD-1 $1,160,700 $0 ($3,099,300)

Drainage - Zone 11A [2] $1,917,700 Zone 11A $1,238,300 $0 ($679,400)

Drainage - NVSSP Supplemental $1,383,000 $0 $1,746,800 $363,800

Subtotal Major Infrastructure $18,898,400 $5,950,400 $8,619,200 ($4,328,800)

Public Facilities



Library $319,600 $0 $319,600 $0

Fire Protection $563,600 Sac Metro Fire $563,600 $0 $0

Transit $632,100 $0 $632,100 $0


TOTAL $33,423,100 $16,868,000 $12,226,300 ($4,328,800)

"sources_a1"Note: Totals may not add due to rounding.




45

Figure 10North Vineyard Station Financing PlanSources and Uses - Phase A-2 (2004 $)




Roadway $13,729,000 $0 $8,900,000 ($4,829,000)

Frontage Lane Improvements $2,375,500 $0 $1,233,000 ($1,142,500)

Water [1] $11,060,300 Zone 40 $5,439,900 $0 ($5,620,400)

Sewer [1] $1,650,000 CSD-1 $1,620,000 $0 ($30,000)

Drainage - Zone 11A [2] $5,136,300 Zone 11A $1,774,000 $0 ($3,362,300)

Drainage - NVSSP Supplemental $3,232,200 $0 $2,560,000 ($672,200)

Subtotal Major Infrastructure $37,183,300 $8,833,900 $12,693,000 ($15,656,400)

Public Facilities



Library $475,700 $0 $475,700 $0

Fire Protection $788,600 Sac Metro Fire $788,600 $0 $0

Transit $1,018,100 $0 $1,018,100 $0


TOTAL $59,144,300 $25,349,500 $18,138,400 ($15,656,400)

"sources_a2"Note: Totals may not add due to rounding.




46


November 10, 2004

9106 RD11.doc 47

of fee revenue compared to the cost of infrastructure improvements for this phase will be made up from other funding sources such as Mello‐Roos CFD bond funding or developer funding. Because of large up‐front costs, a Mello‐Roos CFD is planned to finance these facilities with land secured bonds. Figure 8 shows the total bond proceeds available by phase. Figure 11 shows Phase A‐1 and A‐2 infrastructure and facility costs proposed to be eligible for CFD bond funding. The total of amount of facilities costs identified exceeds the amount of bond proceeds at this time. It is expected that the facilities list and bond amounts will be fine tuned during the process of forming the Mello‐Roos CFD. The Financing Plan also anticipates that developer advances may be used to fund any infrastructure improvements needed in the initial phases of the NVSSP and before the collection of fees or other revenue reimbursement sources. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by County fee programs may be available if developers fund and construct fee‐funded facilities. Fee credits for completed improvements may be offset against fees until the fee credits are expended. If the cost of the facility exceeds the potential credits for a developer, the County may enter into reimbursement agreement with the developer. Fee credits and reimbursements are available within different time frames depending upon the type of facilities constructed.

Figure 11North Vineyard Station Financing PlanProposed Authorized Facilities For Phase A-1 and Phase A-2 [1]

EstimatedFacility Source Phase A-1 Phase A-2 Total Fee Revenue Difference

Facility Cost

Roadways Appendix A-1 $8,013,000 $13,729,000 $21,742,000 $14,889,400 ($6,852,600)Table A-1.1

Frontage Lane Improvements Appendix A-2 $0 $2,375,500 $2,375,500 $2,116,000 ($259,500)Table A-2.1

Water Appendix A-3 $3,324,700 $11,060,300 $14,385,000 $8,991,300 ($5,393,700)Table A-3.1

Sewer Appendix A-4 $4,260,000 $1,650,000 $5,910,000 $2,780,700 ($3,129,300)Table A-4.1

Drainage - Zone 11A Appendix A-5 $1,917,700 $5,136,300 $7,054,000 $3,012,300 ($4,041,700)Table A-5.1

Drainage - Supplemental Appendix A-5 $1,383,000 $3,232,200 $4,615,200 $4,306,800 ($308,400)Table A-5.1

Improvement Costs ProposedTo Be Eligible for CFD Funding $56,081,700 $36,096,500 ($19,985,200)

Bond Construction Proceeds Available Figures B-2 and B-3 $15,305,000

Shortfall in Estimated Bond ProceedsTo Be Developer Advanced ForCFD Eligible Facilities [1] [2] [3] ($40,776,700) ($4,680,200)

"auth_facilities"[1] This represents one possible cash flow scenario. This scenario will be refined during implementation.[2] At this stage of planning for the CFD, the eligible facilities list is larger than the amount of estimated bond proceeds. The list of eligible facilities will be updated based on the conditions at the time of CFD formation.[3] Developer advances in excess of available CFD funds will be eligible for standard fee credits or reimbursements through the NVSFP.


48

9106 RD11.doc 49

IV. LAND USE

PROJECT LOCATION

The NVSSP is located in the County approximately 13 miles southeast of Downtown Sacramento and 2 miles north of Elk Grove. The boundaries of the 1,597‐acre NVSSP area are Florin Road on the north, Gerber Road on the South, the extension of Vineyard Road on the east, and Elder Creek (west side, top of channel) roughly constitutes the western border. Project land use and phasing information was obtained from the North Vineyard Specific Plan dated 1998 and information provided by MacKay & Somps.

EXISTING LAND USES

The NVSSP includes several existing land uses including 13 residences, the 20‐acre Bradshaw Golf Center, a convenience store/gas station/bar at the northwest corner of Bradshaw and Gerber Roads, a feed store, an equestrian center on Bradshaw, and a small nursery on Gerber Road. Other existing land uses include five separate easements that contain high voltage power lines, and the 100‐foot‐wide Central California Traction Railroad (CCTR) ROW traversing the NVSSP.

PROPOSED LAND USES

BUILDOUT

Figure 12a shows the all of the NVSSP land uses. The NVSSP is characterized as a primarily underdeveloped, semi‐rural area containing a scattering of 13 older residences and a few nonresidential uses. Buildout in the NVSSP is planned for 6,050 housing units (including the 13 existing residences brings the total to 6,063 units), including 4,622 low‐density single‐family units, 309 medium‐density units, and 1,119 multifamily units. The NVSSP also includes 78 acres of parks, 22 acres of schools, 39 acres of commercial and business professional, a 20‐acre (existing) golf course, a 5‐acre regional transit site and 293 acres designated for open space, parkway, landscape, streets, public services, and railroad ROW. Figure 12b shows the estimated units with a 90 percent mapping factor. This figure is used to calculated fee revenue.

Figure 12aNorth Vineyard Station Financing PlanNVSSP Land Use Summary By Phase Based on Specific Plan Estimates

Land Use Units Gross Acres Net Acres Units Acres Units Acres Units Acres Units Acres Units Acres Units Acres

Existing SF Units [1] 13 5.8 -

Proposed Land Uses

Single FamilySFR 1-3 539 269.8 269.8 - - - - - - 295 147.7 182 90.8 62 31.3 SFR 3-5 2,925 578.8 578.8 318 63.5 365 73.1 651 130.2 938 187.6 363 66.3 290 58.1 SFR 4-7 1,158 188.1 188.1 203 33.8 291 48.5 210 30.1 - - 284 47.4 170 28.3 MDR 7-12 309 32.7 30.9 - - 108 10.8 - - - - 82 8.2 119 11.9

Subtotal Single Family 4,931 1,069.4 1,067.6 521 97.3 764 132.4 861 160.3 1,233 335.3 911 212.7 641 129.6

Multi-FamilyMFR 12-22 1,119 65.0 62.2 127 7.1 240 13.3 589 32.7 - - 34 1.9 129 7.2

Subtotal Multi-family 1,119 65.0 62.2 127 7.1 240 13.3 589 32.7 - - 34 1.9 129 7.2

NVSSP Total Units 6,050 1,134.4 1,129.8 648 104.4 1,004 145.7 1,450 193.0 1,233 335.3 945 214.6 770 136.8

Commercial 30.7 30.1 - - - - - 13.2 - - - 10.2 - 6.8

Business Professional 7.9 7.1 - - - - - 3.7 - - - 3.4 - -

Parks (including floating park) 77.7 72.7 - - - - - - - - - - - -

Schools 22.4 20.9 - - - - - - - - - - - -

Golf Course (Existing) 20.1 19.8 - - - - - - - - - - - -

Open Space, Parkway, Landscape & Streets 266.4 266.4 - - - - - - - - - - - -

Public Services 11.5 11.3 - - - - - - - - - - - -

Railroad Right-of-Way 14.6 14.6 - - - - - - - - - - - -

Regional Transit Site 5.0 5.0 - - - - - - - - - - - -

TOTAL NVSSP AREA 6,050 1,590.7 1,577.8 648 104.4 1,004 145.7 1,450 209.9 1,233 335.3 945 228.2 770 143.6

"Land_Use"Source: North Vineyard Station Specific Plan dated 11/4/98.

[1] Existing units not included in total unit count.

Buildout Phase A-1 Phase A-2 Phase B Phase C Phase D Phase E


50

Figure 12bNorth Vineyard Station Financing PlanNVSSP Land Use Summary By Phase Based on Mapping Factor [1]

Land Use Units Gross Acres Net Acres Units Acres Units Acres Units Acres Units Acres Units Acres Units Acres

Mapping Factor 90%

Single FamilySFR 1-3 485 269.8 269.8 - - - - - - 266 147.7 164 90.8 56 31.3 SFR 3-5 2,633 578.8 578.8 286 63.5 329 73.1 586 130.2 844 187.6 327 66.3 261 58.1 SFR 4-7 1,042 188.1 188.1 183 33.8 262 48.5 189 30.1 - - 256 47.4 153 28.3 MDR 7-12 278 32.7 30.9 - - 97 10.8 - - - - 74 8.2 107 11.9

Subtotal Single Family 4,438 1,069.4 1,067.6 469 97.3 688 132.4 775 160.3 1,110 335.3 820 212.7 577 129.6

Multi-FamilyMFR 12-22 1,007 65.0 62.2 114 7.1 216 13.3 530 32.7 - - 31 1.9 116 7.2

Subtotal Multi-family 1,007 65.0 62.2 114 7.1 216 13.3 530 32.7 - - 31 1.9 116 7.2

Plan Area Total Units 5,445 1,134.4 1,129.8 583 104.4 904 145.7 1,305 193.0 1,110 335.3 851 214.6 693 136.8

Commercial 30.7 30.1 - - - - - 13.2 - - - 10.2 - 6.8

Business Professional 7.9 7.1 - - - - - 3.7 - - - 3.4 - -

Parks (including floating park) 77.7 72.7 - - - - - - - - - - - -

Schools 22.4 20.9 - - - - - - - - - - - -

Golf Course 20.1 19.8 - - - - - - - - - - - -

Open Space, Parkway, Landscape & Streets 266.4 266.4 - - - - - - - - - - - -

Public Services 11.5 11.3 - - - - - - - - - - - -

Railroad Right-of-Way 14.6 14.6 - - - - - - - - - - - -

Regional Transit Site 5.0 5.0 - - - - - - - - - - - -

TOTAL NVSSP AREA 5,445 1,590.7 1,577.8 583 104.4 904 145.7 1,305 209.9 1,110 335.3 851 228.2 693 143.6

"Land_Use_exclude"Source: North Vineyard Station Specific Plan dated 11/4/98 and MacKay & Somps.

[1] Mapping factor is used to compensate for the possibility that less units will be constructed than estimated in the specific Plan. The mapping factor is used for calculation of total fee revenue.

Phase C Phase D Phase EBuildout Phase A-1 Phase A-2 Phase B


51


November 10, 2004

9106 RD11.doc 52

PHASING

The NVSSP is anticipated to build out over a 10 to 20‐year period. During this period, the Financing Plan anticipates that development in the NVSSP is planned to occur in six phases: Phase A‐1, Phase A‐2, Phase B, Phase C, Phase D, and Phase E. The actual phases of development may be different than outlined in the Financing Plan.

9106 RD11.doc 53

V. ROADWAY

The NVSSP provides a comprehensive transportation network designed in accordance with anticipated traffic volumes and travel demands of the planned land uses, as well as the regional system envisioned by the County General Plan. The circulation system has been designed to adhere to the County’s Level of Service (LOS) standards. Roadway infrastructure cost and phasing is shown in the Revised Roadway CIP dated September 2004, as prepared by MacKay & Somps. It is also based on data from the NVSSP Roadway Infrastructure Improvement Timing Memorandum, dated December 2002, and Threshold Analysis, dated January 2003, both prepared by Fehr & Peers Associates Inc. The NVSSP roadway CIP is outlined in Appendix A‐1.

EXISTING INFRASTRUCTURE

In general, most of the NVSSP area roadways are rural, two‐lane facilities with narrow lane widths and unimproved shoulders. Immediate access to the study area is provided by a grid system of arterial roadways including Florin Road to the north, Gerber Road to the south, Elk Grove‐Florin Road to the west and Bradshaw Road which bisects the NVSSP. The NVSSP is accessible from two major freeways. Highway 50 is approximately 4.5 miles north of the plan area and is accessible via Bradshaw Road which is planned to be widened to four lanes from Morrison Creek to Florin Road in 2005 and to Calvine Road in 2006. Highway 99 is approximately 3 miles to the west of the plan area and is accessible via Calvine Road which is planned to be widened to four lanes beginning in 2005. Specific details of planned roadway improvements can be found in the Roadway CIP in Appendix A The NVSSP currently has two signalized intersections. One is at Bradshaw Road/Florin Road and the other is at Bradshaw Road/Gerber Road.

PROPOSED INFRASTRUCTURE COSTS, FUNDING SOURCES, AND PHASING

The cost estimates shown in this section are up‐to‐date cost estimates and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. Development in the NVSSP area will have impacts on the entire local circulation network. Portions of roadway improvements benefiting the NVSSP will also benefit


November 10, 2004

9106 RD11.doc 54

other plan areas. For example, the NVSSP is located immediately north of the Vineyard Public Facilities Financing Plan Area and some improvements will benefit both areas. The roadway CIP detailed in Appendix A‐1 is based on traffic mitigation measures identified in the previously approved NVSSP Environmental Impact Report (EIR) and additional traffic analysis based on the proposed phasing of project development conducted since the approval of the EIR. The analyses identified roadway segments and intersections that would be adversely impacted by buildout of the NVSSP under existing plus proposed project conditions as well as cumulative conditions. It has been estimated that the NVSSP will be responsible for $63.2 million of the total local and regional roadway improvements.

PRIORITIZED ROADWAY CIP

MacKay & Somps developed the prioritized NVSSP roadway CIP that is detailed in Appendix A‐1. The proposed roadway CIP infrastructure improvements include widening, reconstruction, or construction of new and existing major arterial roadways, bridges, culvert improvements, and intersection projects. Major NVSSP roadway improvements included in the CIP and planned to accommodate the ultimate, cumulative development in the area include the center sections of following roadway segments:

• Gerber Road—Ultimate 4‐lane arterial

• Florin Road—Ultimate 6‐lane thoroughfare

• Bradshaw Road—Ultimate 6‐lane thoroughfare

• Vineyard Road—Extend from current Gerber Road terminus to Florin Road two+ lanes

• Waterman Road—New four‐lane arterial connecting Gerber and Florin Roads The roadway CIP typically includes cost estimates for medians and interior lanes of onsite major roadways. Typically, frontage improvements not adjacent to open space corridors, parks, drainage channels, and powerline corridors are constructed and financed by adjacent development with no reimbursement from the financing plan. The NVSFP includes a provision, however, that will fund “logical segments” of frontage improvements, typically 0.5+/‐ miles at a time, when fronting development occurs. This concept is discussed in more detail under “Frontage Lane Improvements.” In addition, the NVSSP includes an extensive pedestrian and bicycle circulation system in all major roadway sections proposed in the CIP. On‐street facilities will be built with


November 10, 2004

9106 RD11.doc 55

the construction of project specific frontage improvements along the major roadways. The CIP also includes the estimated cost of ROW acquisition as required for buildout of onsite arterials and thoroughfares (Gerber Road, Florin Road, Bradshaw Road, Waterman Road, and Vineyard Road) to back of curb or to the depth of any Public Utility Easements (PUEs) required along Plan Area frontage. Additional ROW needed for construction of landscape corridors and separated sidewalks will typically be conditioned to be dedicated by fronting developments.

FRONTAGE LANE IMPROVEMENTS

The County imposes development conditions on new development to install frontage improvements at the designated road width as stipulated in the County General Plan. Roadway widening can be constructed as a public project or by private developers. The full completion of roadway segments is dependent on developers on both sides of the roadway completing their outer sections. Contiguously completed segments are dependent on all property owners along the route. Thus, noncontiguous development caused by incongruent development timing and, in some cases, property owners that never plan to develop, results in roadways of varying widths and a mixture of improvement conditions that create traffic “bottlenecks” and a lack of continuity for vehicles, bicycles, and pedestrians. These contiguous roadway segments are commonly referred to as “sawtooth road frontage.” In addition to the aesthetic and convenience issues, these unfinished roadway segments can present safety problems for vehicles, bicycles, and pedestrians in those transportation corridors. The NVSFP includes a provision to eliminate gaps in frontage lane improvements. It is estimated frontage lane improvements will cost $9.9 million as shown in Appendix A‐2. Developers will be required to improve “logical” segments of frontage when any portion of their respective project’s frontage is to be improved. Appendix A‐2 shows the minimum segments of frontage that must be improved concurrently.

ROW ACQUISITION

This financing plan proposes a conceptual plan for the acquisition of right‐of‐way needed for improving major roadway frontages in significant large segments in the plan area. The Financing Plan includes a Frontage Lane Fee component, as discussed below; it is anticipated that the fees will cover the acquisition costs of all the necessary ROW. It is assumed for purposes of this financing plan that the following are methods in which the necessary land for ROW will be acquired.


November 10, 2004

9106 RD11.doc 56

Anticipated right‐of‐way requirements were determined by overlaying the proposed roadway widths (including 12.5’ wide PUEs along the North Vineyard Station frontages) over the County’s GIS database. Areas shown as not currently located in a public right‐of‐way were assumed to be acquired. Actual right‐of‐way needs are subject to change and may vary significantly from those shown based on accurate property Title information.

Land Dedication

In some instances, the ROW will be dedicated concurrent with the approval of Rezone Agreements for properties pursuing zoning consistent with the Specific Plan. In cases of land dedication, the dedicating party may be in a position to receive fee credits against applicable Financing Plan Fees or enter into a reimbursement agreement with the County based on the implementation mechanisms established for the Financing Plan. The value of the credit or amount of reimbursement for the reimbursement agreement shall be established by the value of ROW contained in the Financing Plan at time of dedication or as approved by the Board of Supervisors.

Land Acquisition

In some cases, the ROW will be acquired before a rezoning or other entitlement is approved which would have allowed for dedication. In this case, the property which received the acquisition compensation for such ROW shall be required to participate in the established financing mechanism that funds the ROW acquisition program at such time as entitlements for said property are approved, which otherwise would have allowed for said ROW to be dedicated. This equalizes the burden of ROW acquisition throughout the buildout of the Plan Area and avoids the possibility that a landowner might attempt to “time” its entitlements to avoid dedication and instead receive compensation of its ROW. There may be cases where the amount of paid for said ROW acquisition is greater than the amount included in the Financing Plan at the time of the acquisition. The implementation of the ROW acquisition program will explore different options to address any impacts to the program because of the additional acquisition cost. The exact details of ROW acquisition will be determined when County IFS implements the Financing Plan as described in Chapter II.

FUNDING SOURCES

Existing Fee Program

Roadway Fee (County Transportation District IV)

The NVSSP area is located within the boundaries of District IV of the County Transportation development impact fee program. Development in the NVSSP will be


November 10, 2004

9106 RD11.doc 57

required to pay the District IV fee. Fee revenue generated from this fee is meant to fund major regional roadway improvements necessary to handle the traffic generated by new development in the unincorporated County. The NVSSP will pay an estimated total of $4.8 million in District IV fees as shown in Figure 4a, but since this amount is in addition to the estimated cost to fund NVSSP roadway improvements as outlined in the roadway CIP, it is not included in Figures 13 through 16 as a roadway funding source.

Proposed NVSFP

Roadway Fee Component

The NVSSP proposes a NVSFP roadway fee component to cover the cost of roadway infrastructure costs not covered by the existing County District IV road fee program. The NVSFP roadway fee component will fund $63.2 million in road facilities. The calculation of the fee is shown in Figure 13 and the estimated fee collection by phase is shown in Figure 14. NVSFP fee amounts were calculated using the CAM method as discussed in Chapter II.

Frontage Lane Improvement Fee Component

One of the main reasons for sawtooth road frontage conditions is lack of funding or a County funding mechanism. The NVSSP proposes a NVSFP frontage lane improvement fee component to fund the construction of contiguous frontage lane improvements, including the outside travel lane, curb and gutter and associated drainage system improvements. The NVSFP frontage lane fee component will fund $9.9 million in frontage lane improvements. The calculation of the fee is shown in Figure 15 and the estimated fee collection by phase is shown in Figure 16. NVSFP fee amounts were calculated by allocating a portion of the total frontage cost to each land use, based on the land use’s percent share of total acres.

Bond Funding Mechanisms and Other Funding Sources

This Financing Plan anticipates that developer advances or bond financing will be used to advance fund any infrastructure improvements needed in the initial phases of the NVSSP and before the collection of fees or other revenue sources. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by fee programs may be available if developers fund and construct fee‐funded facilities. As shown in Figure 14, it is anticipated that there will be a cumulative difference in roadway funding in Phase A‐1 of approximately $2.0 million and in Phase A‐2 of $6.9 million.

Figure 13North Vineyard Station Financing PlanRoadway Fee Calculation

DUETotal % Acres Factor Total Cost Fee

Land Use Acres [1] (Apx E) DUEs Allocation per Acre

Construction Cost $63,207,800

SFR 1-3RD-1 27.0 10% 1.00 27 $331,100 $12,272RD-2 215.8 80% 2.00 432 $5,297,200 $24,542RD-3 27.0 10% 2.80 76 $927,000 $34,359 ------- -------- -------- --------Total SFR 1-3 269.8 100% 534 $6,555,300 $24,297

SFR 3-5RD-3 28.9 5% 2.80 81 $994,400 $34,361RD-4 57.9 10% 3.50 203 $2,485,900 $42,949RD-5 492.0 85% 4.10 2,017 $24,752,300 $50,312 ------- ------- -------Total SFR 3-5 578.8 100% 2,301 $28,232,600 $48,778

SFR 4-7RD-4 9.4 5% 3.50 33 $403,900 $42,945RD-5 9.4 5% 4.10 39 $473,200 $50,314RD-6 159.9 85% 4.90 783 $9,613,700 $60,129RD-7 9.4 5% 5.70 54 $657,800 $69,942 ------- ------- -------Total SFR 4-7 188.1 100% 909 $11,148,600 $59,270

SFR 7-12RD-7 24.7 80% 5.70 141 $1,729,100 $69,947RD-10 6.2 20% 7.20 44 $546,000 $88,350 ------- ------- -------Total SFR 7-12 30.9 100% 185 $2,275,100 $73,628

MDR 12-22 62.2 100% 10.20 635 $7,786,500 $125,165BP 7.1 100% 13.50 96 $1,181,200 $165,666Commercial 30.1 100% 16.30 491 $6,028,600 $200,020 ------- ------- -------TOTAL FEES 1,167.1 5,151 $63,207,900

Fee per DUE $12,271

Roadway2[1] % acres per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.


Figure 14North Vineyard Station Financing PlanRoadway Infrastructure Cash Flow By Phase

Fee TotalLand Use Per Acre A-1 A-2 B C D E Acres A-1 A-2 B C D E Total

Construction Cost $8,013,000 $13,729,000 $13,968,200 $6,626,000 $10,576,000 $10,295,600 $63,207,800

SFR 1-3RD-1 $12,272 - - - 15 9 3 26.98 $0 $0 $0 $181,300 $111,400 $38,400 $331,100RD-2 $24,542 - - - 118 73 25 215.84 $0 $0 $0 $2,899,900 $1,782,700 $614,500 $5,297,100RD-3 $34,359 - - - 15 9 3 27 $0 $0 $0 $507,500 $312,000 $107,500 $927,000

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 148 91 31 270 $0 $0 $0 $3,588,700 $2,206,100 $760,400 $6,555,200

SFR 3-5RD-3 $34,361 3 4 7 9 3 3 29 $109,100 $125,600 $223,700 $322,300 $113,900 $99,800 $994,400RD-4 $42,949 6 7 13 19 7 6 58 $272,700 $314,000 $559,200 $805,700 $284,800 $249,500 $2,485,900RD-5 $50,312 54 62 111 159 56 49 492 $2,715,600 $3,126,100 $5,568,000 $8,022,700 $2,835,300 $2,484,600 $24,752,300

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 64 73 130 188 66 58 579 $3,097,400 $3,565,700 $6,350,900 $9,150,700 $3,234,000 $2,833,900 $28,232,600

SFR 4-7RD-4 $42,945 2 2 2 - 2 1 9 $72,600 $104,100 $64,600 $0 $101,800 $60,800 $403,900RD-5 $50,314 2 2 2 - 2 1 9 $85,000 $122,000 $75,700 $0 $119,200 $71,200 $473,100RD-6 $60,129 29 41 26 - 40 24 160 $1,727,500 $2,478,800 $1,538,400 $0 $2,422,600 $1,446,400 $9,613,700RD-7 $69,942 2 2 2 - 2 1 9 $118,200 $169,600 $105,300 $0 $165,800 $99,000 $657,900

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 34 49 30 - 47 28 188 $2,003,300 $2,874,500 $1,784,000 $0 $2,809,400 $1,677,400 $11,148,600

SFR 7-12RD-7 $69,947 - 9 - - 7 10 25 $0 $604,300 $0 $0 $458,900 $665,900 $1,729,100RD-10 $88,350 - 2 - - 2 2 6 $0 $190,800 $0 $0 $144,900 $210,300 $546,000

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 11 - - 8 12 31 $0 $795,100 $0 $0 $603,800 $876,200 $2,275,100

MDR 12-22 $125,165 7 13 33 - 2 7 62 $888,700 $1,664,700 $4,092,900 $0 $237,800 $902,400 $7,786,500

BP $165,666 - - 4 - 3 - 7 $0 $0 $617,900 $0 $563,300 $0 $1,181,200

Commercial $200,020 - - 13 - 10 7 30 $0 $0 $2,632,300 $0 $2,036,200 $1,360,100 $6,028,600 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES 104 146 210 335 228 144 1,167 $5,989,400 $8,900,000 $15,478,000 $12,739,400 $11,690,600 $8,410,400 $63,207,800-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference ($2,024,000) ($4,829,000) $1,510,000 $6,113,000 $1,115,000 ($1,885,000) $0

Cumulative

Fee Revenue $5,989,400 $14,889,400 $30,367,400 $43,106,800 $54,797,400 $63,207,800

Construction Cost $8,013,000 $21,742,000 $35,710,200 $42,336,200 $52,912,200 $63,207,800----------- ----------- ----------- ----------- ----------- -----------Difference ($2,024,000) ($6,853,000) ($5,343,000) $771,000 $1,885,000 $0

Roadway3[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.[2] Any difference between cumulative fee revenue and construction cost in Phase E due to rounding.

Comparison of Fee Revenue vs. Construction Cost Per Phase

Cumulative

Acres Per Phase


59

Figure 15North Vineyard Station Financing PlanFrontage Lane Fee Calculation

% of

Total Total Cost FeeLand Use Acres % Acres Acres Allocation per Acre


SFR 1-3RD-1 27.0 10% 2% $228,244 $8,460RD-2 215.8 80% 18% $1,825,952 $8,460RD-3 27.0 10% 2% $228,244 $8,460 ------- -------- --------Total SFR 1-3 269.8 100% 23% $2,282,439 $8,460

SFR 3-5RD-3 28.9 5% 2% $244,825 $8,460RD-4 57.9 10% 5% $489,650 $8,460RD-5 492.0 85% 42% $4,162,026 $8,460 ------- -------Total SFR 3-5 578.8 100% 50% $4,896,501 $8,460

SFR 4-7RD-4 9.4 5% 1% $79,564 $8,460RD-5 9.4 5% 1% $79,564 $8,460RD-6 159.9 85% 14% $1,352,586 $8,460RD-7 9.4 5% 1% $79,564 $8,460 ------- -------Total SFR 4-7 188.1 100% 16% $1,591,278 $8,460

SFR 7-12RD-7 24.7 80% 2% $209,125 $8,460RD-10 6.2 20% 1% $52,281 $8,460 ------- -------Total SFR 7-12 30.9 100% 3% $261,406 $8,460

MDR 12-22 62.2 100% 5% $526,281 $8,460

BP 7.1 100% 1% $60,318 $8,460

Commercial 30.1 100% 3% $254,977 $8,460 ------- ------- ------TOTAL FEES 1,167.1 100% $9,873,200

Frontage1


Figure 16North Vineyard Station Financing PlanFrontage Lane Improvements Cash Flow By Phase


Construction Cost $0 $2,375,500 3,281,000$ 1,415,000$ 1,025,400$ 1,776,300$ $9,873,200

SFR 1-3RD-1 $8,460 - - - 15 9 3 27 $0 $0 $0 $125,000 $76,800 $26,500 $228,300RD-2 $8,460 - - - 118 73 25 216 $0 $0 $0 $999,600 $614,500 $211,800 $1,825,900RD-3 $8,460 - - - 15 9 3 27 $0 $0 $0 $125,000 $76,800 $26,500 $228,300

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 $8,460 - - - 148 91 31 270 $0 $0 $0 $1,249,600 $768,100 $264,800 $2,282,500

SFR 3-5RD-3 $8,460 3 4 7 9 3 3 29 $26,900 $30,900 $55,100 $79,400 $28,000 $24,600 $244,900RD-4 $8,460 6 7 13 19 7 6 58 $53,700 $61,800 $110,100 $158,700 $56,100 $49,200 $489,600RD-5 $8,460 54 62 111 159 56 49 492 $456,600 $525,600 $936,200 $1,349,000 $476,700 $417,800 $4,161,900

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 $8,460 64 73 130 188 66 58 579 $537,200 $618,300 $1,101,400 $1,587,100 $560,800 $491,600 $4,896,400

SFR 4-7RD-4 $8,460 2 2 2 - 2 1 9 $14,300 $20,500 $12,700 $0 $20,000 $12,000 $79,500RD-5 $8,460 2 2 2 - 2 1 9 $14,300 $20,500 $12,700 $0 $20,000 $12,000 $79,500RD-6 $8,460 29 41 26 - 40 24 160 $243,000 $348,800 $216,400 $0 $340,800 $203,500 $1,352,500RD-7 $8,460 2 2 2 - 2 1 9 $14,300 $20,500 $12,700 $0 $20,000 $12,000 $79,500

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 $8,460 34 49 30 - 47 28 188 $285,900 $410,300 $254,500 $0 $400,800 $239,500 $1,591,000

SFR 7-12RD-7 $8,460 - 9 - - 7 10 25 $0 $73,100 $0 $0 $55,500 $80,500 $209,100RD-10 $8,460 - 2 - - 2 2 6 $0 $18,300 $0 $0 $13,900 $20,100 $52,300

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 $8,460 - 11 - - 8 12 31 $0 $91,400 $0 $0 $69,400 $100,600 $261,400

MDR 12-22 $8,460 7 13 33 - 2 7 62 $60,100 $112,500 $276,600 $0 $16,100 $61,000 $526,300

BP $8,460 - - 4 - 3 - 7 $0 $0 $31,600 $0 $28,800 $0 $60,400

Commercial $8,460 - - 13 - 10 7 30 $0 $0 $111,300 $0 $86,100 $57,300 $254,700 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES 104 146 210 335 228 144 1,167 $883,000 $1,233,000 $1,775,000 $2,837,000 $1,930,000 $1,215,000 $9,873,000-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference $883,000 ($1,143,000) ($1,506,000) $1,422,000 $905,000 ($561,000) $0

Cumulative

Fee Revenue $883,000 $2,116,000 $3,891,000 $6,728,000 $8,658,000 $9,873,000

Construction Cost $0 $2,375,500 $5,656,500 $7,071,500 $8,096,900 $9,873,200----------- ----------- ----------- ----------- ----------- -----------Difference $883,000 ($260,000) ($1,766,000) ($344,000) $561,000 $0

Frontage2[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.[2] Any difference between cumulative fee revenue and construction cost in Phase E due to rounding.


Cumulative

Acres Per Phase


61


November 10, 2004

9106 RD11.doc 62

PHASING

In conjunction with the County Transportation Division, the roadway CIP projects will be prioritized based on traffic study results, availability of other funding sources, and the County’s overall transportation priorities. The CIP lists a prioritized estimate of roadway improvements for each phase of development. It is anticipated that Phase A‐1 development includes reconstruction of Gerber Road from Elk Grove‐Florin Road to Gerber Creek Crossing #3 just west of Bradshaw Road. Improvements consist of the northern half of a 72 foot ROW section, including the two westbound travel lanes, curb and gutter, and a pedestrian path. The estimated cost for initial Phase A‐1 roadway improvements is $8.0 million as shown in Figure 14. Phase A‐2 includes the construction of Waterman Road between Gerber Road and southwest of CTRR crossing. For property northeast of the CTRR crossing, Waterman Road will be constructed from Florin Road south to the CTRR crossing. Construction of intersection improvements at Waterman Road and Gerber Road and 450’ in length from each side of the intersection will also be required, consistent with Waterman Road construction phasing. The costs for Phase A‐2 through Phase E are also outlined on Figure 14. Figure 1a contains a phasing summary. One particular project, Waterman Road between the CCTC railroad tracks and Florin Road may be phased beyond what is indicated in the roadway CIP and frontage lane improvement CIP based on the varying needs of the individual subdivision development projects in Phase A‐2. Those projects in this phase that front on Florin Road will only be required to construct that portion of Waterman Road that fronts on to provide secondary access. This “subphasing” will apply to frontage lane improvements for this stretch of Waterman Road as well. Buildout of Waterman Road will be achieved by buildout of Phase A‐2 and is thus assured to occur before initiation of development Phase B (provided that overall phasing will occur consecutively). For Florin Road improvements east of Bradshaw, triggers have been included in the CIP for construction of shoulder widening to satisfy Mitigation Measure TR‐8. However, as the County General Plan designates Florin Road as a six lane thoroughfare right‐of‐way standard, it will not be possible to construct frontage lane improvements consistent with the thoroughfare standard while at the same time widening only the shoulders of the existing rural two lane roadway. As such, the NVSSP proposes to construct the south half of the ultimate six lane thoroughfare, not including the median. Phasing of improvements would coincide with the earlier of the frontage lane improvement requirements or the shoulder widening thresholds. Frontage lane improvements are proposed to be phased consistent with the anticipated development phasing as incorporated into the frontage lane improvement CIP outlined


November 10, 2004

9106 RD11.doc 63

in Subsection A‐2.1. The first development project to front on one of the frontage segments identified in the frontage lane improvement CIP will be responsible for construction of that particular segment. Phase A‐1 includes improvement of the north side of Gerber Road between Elk Grove‐Florin Road and Gerber Creek Crossing #3. Phase A‐2 includes full improvements to the south side of Florin, Waterman and west side of Bradshaw. Necessary ROW acquisition funding has been incorporated into the roadway CIP and the Cooperative Funding and ROW Acquisition Agreement with the County.


November 10, 2004

9106 RD11.doc 64


9106 RD11.doc 65

VI. WATER

The County General Plan requires that new development identify long‐term water supply alternatives, treatment, and distribution facilities needed to serve the project before completion of the entitlement process. The Zone 40 Expanded Study developed the ultimate water supply and distribution demands for the area encompassing the NVSSP. It is proposed that the NVSSP will be annexed into and receive water service from SCWA Zone 40. Water Infrastructure cost and phasing estimates were obtained from the Updated Master Water and Distribution System Report for the NVSSP dated April 2003 and updated cost estimates dated September, 2004 and prepared by MacKay & Somps. The NVSSP water CIP is outlined in Appendix A‐3.


At the present time, a public water distribution system does not exist in the NVSSP. Water for domestic use is obtained from privately owned and operated wells. The nearest Zone 40 facility is located to the south of the project area. Zone 40 facilities exist to the south of the NVSSP in two separate systems.


The cost estimates shown in this section are up‐to‐date and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. The NVSSP will ultimately be served by wells, surface water, distribution mains, treatment and storage facilities located in the NVSSP and in conjunction with other sources provided by Zone 40. MacKay & Somps has estimated the cost of water facilities within the NVSSP boundaries will total approximately $17.0 million at buildout as detailed in Appendix A‐3. Figure 17 summarizes the estimated cash flow.

Figure 17North Vineyard Station Financing PlanZone 40 Water Infrastructure Cash Flow By Phase

TotalLand Use Fee A-1 A-2 B C D E Units A-1 A-2 B C D E Total

Construction Cost $3,324,700 $11,060,300 $359,400 $1,770,700 $529,100 $0 $17,044,200

SFR 1-3 Fee Per Unit

RD-1 $6,403 - - - 27 16 6 49 $0 $0 $0 $170,000 $104,900 $35,700 $310,600RD-2 $6,403 - - - 212 131 45 388 $0 $0 $0 $1,360,000 $839,000 $285,800 $2,484,800RD-3 $6,403 - - - 27 16 6 49 $0 $0 $0 $170,000 $104,900 $35,700 $310,600

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 266 164 56 485 $0 $0 $0 $1,700,000 $1,048,800 $357,200 $3,106,000

SFR 3-5RD-3 $6,403 14 16 29 42 16 13 132 $91,600 $105,200 $187,600 $270,300 $104,600 $83,600 $842,900RD-4 $6,403 29 33 59 84 33 26 263 $183,300 $210,300 $375,200 $540,500 $209,200 $167,100 $1,685,600RD-5 $6,403 243 279 498 718 278 222 2,238 $1,557,700 $1,787,900 $3,188,800 $4,594,600 $1,778,100 $1,420,500 $14,327,600

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 286 329 586 844 327 261 2,633 $1,832,600 $2,103,400 $3,751,600 $5,405,400 $2,091,900 $1,671,200 $16,856,100

SFR 4-7RD-4 $6,403 9 13 9 - 13 8 52 $58,500 $83,800 $60,500 $0 $81,800 $49,000 $333,600RD-5 $6,403 9 13 9 - 13 8 52 $58,500 $83,800 $60,500 $0 $81,800 $49,000 $333,600RD-6 $6,403 155 223 161 - 217 130 886 $994,400 $1,425,400 $1,028,600 $0 $1,391,100 $832,700 $5,672,200RD-7 $6,403 9 13 9 - 13 8 52 $58,500 $83,800 $60,500 $0 $81,800 $49,000 $333,600

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 183 262 189 - 256 153 1,042 $1,169,900 $1,676,800 $1,210,100 $0 $1,636,500 $979,700 $6,673,000

SFR 7-12RD-7 $6,403 - 78 - - 59 86 222 $0 $497,900 $0 $0 $378,000 $548,600 $1,424,500RD-10 $6,403 - 19 - - 15 21 56 $0 $124,500 $0 $0 $94,500 $137,200 $356,200

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 97 - - 74 107 278 $0 $622,400 $0 $0 $472,500 $685,800 $1,780,700

MDR 12-22 $4,802 114 216 530 - 31 116 1,007 $548,900 $1,037,300 $2,545,700 $0 $146,900 $557,500 $4,836,300 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

Total Units 583 904 1,305 1,110 851 693 5,445 Fee Per Acre

BP $5,264 - - 4 - 3 - 7 $0 $0 $19,600 $0 $17,900 $0 $37,500Commercial $5,264 - - 13 - 10 7 30 $0 $0 $69,300 $0 $53,600 $35,800 $158,700

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Acres - - 17 - 14 7 37

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------TOTAL FEES $3,551,400 $5,439,900 $7,596,300 $7,105,400 $5,468,100 $4,287,200 $33,448,300-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference $227,000 ($5,620,000) $7,237,000 $5,335,000 $4,939,000 $4,287,000 $16,404,000

Cumulative

Fee Revenue $3,551,400 $8,991,300 $16,587,600 $23,693,000 $29,161,100 $33,448,300Construction Cost $3,324,700 $14,385,000 $14,744,400 $16,515,100 $17,044,200 $17,044,200----------- ----------- ----------- ----------- ----------- -----------Difference $227,000 ($5,394,000) $1,843,000 $7,178,000 $12,117,000 $16,404,000

Water2[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.

Units Per Phase Comparison of Fee Revenue vs. Construction Cost Per Phase

Cumulative

Units

Acres


66


November 10, 2004

9106 RD11.doc 67

FUNDING SOURCES


Water Fee (Zone 40)

The NVSSP is located within the boundaries of SCWA Zone 40 which usually constructs the necessary water facilities. Development in the NVSSP will be required to pay the Zone 40 fee. Fee revenue generated from this fee is meant to fund water supply, treatment, and transmission facilities in Zone 40. All of the fee revenue collected is applicable toward the NVSSP water CIP improvements listed in Appendix A‐3. As shown in Figure 17, the NVSSP is expected to generate approximately $33.4 million Zone 40 fee revenue for buildout, or a surplus of $16.4 million. Any surplus in actual fees collected over the actual cost of facilities needed to serve the NVSSP will be applicable to other areas benefiting from regional facilities in the Zone 40 system. In cases where developers advance fund the initial phases of Zone 40 infrastructure construction required to serve the NVSSP, they are subject to reimbursement within a five‐year time period. Two hundred dollars of the Zone 40 water fees is paid before improvement plan approval. The remainder of the fee is paid before building permit issuance.


This Financing Plan anticipates that developer advances or bond financing will be used to advance fund any infrastructure improvements needed in the initial phases of the NVSSP and before the collection of fees or other revenue sources. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by fee programs may be available if developers fund and construct fee‐funded facilities. It is anticipated that the Zone 40 fee program will cover the Phase A‐1 costs. However, there is a $5.4 million cumulative difference estimated in Phase A‐2 as shown in Figure 17. This difference will have to be funded by Mello‐Roos CFD bond funding or by developer funding.

PHASING

Phase A‐1

Initial water supply will be provided by SCWA from existing sources outside the NVSSP on a first come first serve basis. The availability of water from the existing system is subject to change, reflecting ongoing development and increasing water demands outside the NVSSP area. SCWA will re‐evaluate available capacity before approval of infrastructure improvement plans. A water transmission main will be extended past the


November 10, 2004

9106 RD11.doc 68

south western boundary of the NVSSP along Gerber Road and connect to the Zone 40 transmission facilities in Elk Grove Florin Road. A fire well facility will be constructed on‐site to supplement emergency water supplies, and a treatment plant site and transmission easement will be funded. The total cost of Phase A‐1 is estimated to be $3.3 million.

Phase A‐2

Upon exhaustion of available water from the existing Zone 40 system, the water supply system will require expansion to include two additional groundwater wells, conversion of the previously constructed fire well to a domestic supply well, and a storage tank in the Plan Area will be added. Phase A‐2 includes water transmission lines extending north from the Phase A‐1 construction to the new treatment/storage facility and into the NVSSP. It includes construction along Bradshaw Road. The estimated cost of Phase A‐2 is $11.1 million.

Phase B

Phase B includes water transmission lines extending from the terminus of Phase A‐2 construction east on Florin Road. Groundwater will be an integral component of the buildout system serving the area. However, groundwater production is limited to 2,200 gpm (sufficient for 2,530 DUEs). Surface water sources will need to be made available for development to exceed 2,530 DUEs. The total estimated cost is $359,400.

Phase C

Phase C includes the extension of water transmission mains from the terminus of Phase A‐1 and Phase B construction east along Florin and Gerber Roads. It also extends north from Gerber Road along the south portion of Vineyard Road. Total estimated cost is $1.8 million.

Phase D

Phase D costs include water transmission lines that conclude the segment along Florin Road and Vineyard Roads. Total estimated cost is $529,000. Phase D concludes buildout of backbone water infrastructure necessary to serve buildout of the Specific Plan.

9106 RD11.doc 69

VII. SEWER

The County has established a countywide policy to provide public sewer service to all new residential developments of densities greater than one dwelling unit per acre. The NVSSP is located within the boundaries of the Sacramento CSD‐1 and SRCSD. The NVSSP has been divided into two major sheds which are the BR Gerber Road Shed and the BR Florin Road Shed. The sewer sheds do not necessarily coincide with the drainage sheds. Sewer Infrastructure cost and phasing are shown in the Sanitary Sewer Study for the NVSSP, dated July 1, 2002, and updated cost estimates dated September 2004 and prepared by MacKay & Somps. The NVSSP sewer CIP is outlined in Appendix A‐4.


There are currently no public sewer facilities in the NVSSP. Current residences and a few commercial operations have individual septic systems. A 108‐inch interceptor exists in Elk Grove‐Florin Road, approximately one‐half mile west of the NVSSP. This interceptor is nearing capacity. The SRCSD will begin construction process on a 108‐inch interceptor called the Bradshaw interceptor through the western portion of the NVSSP along Elder Creek in 2004.


The cost estimates shown in this section are up‐to‐date cost estimates and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. The total estimated cost of NVSSP sewer infrastructure is approximately $11.0 million at buildout. This estimate includes trunk sewer lines and erosion control. Appendix A‐4 contains a detailed list of sanitary sewer improvements required for the NVSSP.


November 10, 2004

9106 RD11.doc 70

FUNDING SOURCES


Sewer Fees (CSD‐1 and SRCSD)

The NVSSP is located within the boundaries of SRCSD and CSD‐1. Development in the NVSSP will be required to pay the CSD‐1 trunk fee and the SRCSD capital investment equalization fee. Fee revenue generated from the CSD‐1 fee is meant to fund construction of trunk systems. All of the fee revenue collected is applicable toward the NVSSP sewer CIP improvements listed in Appendix A‐4. Fee revenue generated from the SRCSD fee is meant to fund contributions to regional sewer interceptor and treatment facilities. The NVSSP sanitary sewer CIP does not include any sewer facilities that would be reimbursable under the SRCSD fee program. (Total SRCSD fees paid by the NVSSP are estimated to be $31.5 million as shown in Figure 4a.) As shown in Figure 18, the NVSSP is expected to generate approximately $13.0 million in CSD‐1 fee revenue, resulting in a surplus of $2.0 million over estimated costs. Any surplus in actual fees collected over the actual cost of facilities needed to serve the NVSSP will be applicable to other areas benefiting from regional facilities in the CSD‐1 system.


This Financing Plan anticipates that developer advances or bond financing will be used to advance fund any infrastructure improvements needed in the initial phases of the NVSSP and before the collection of fees or other revenue sources. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by fee programs may be available if developers fund and construct fee‐funded facilities. It is anticipated that there will be a funding difference in the initial phases of sewer development in the NVSSP. For example, the Phase A‐1 difference is estimated to be $3.1 million as shown in Figure 18. Revenue differences will have to be funded by alternative financing such as Mello‐Roos or developer funding.

PHASING

Installation of sewer improvements will be determined by the phasing of development projects to be served by sewer facilities. Individual projects will be required to complete sewer facility improvements as conditions of project approval. CSD‐1 will ensure adequate sewer facility improvements are constructed in order to meet the demands of new development.

Figure 18North Vineyard Station Financing PlanCSD-1 Fee Collection Per Phase


Construction Cost 4,260,000$ 1,650,000$ 1,344,000$ 3,347,000$ 376,000$ $0 10,977,000$

SFR 1-3RD-1 $11,118 - - - 15 9 3 27 $0 $0 $0 $164,200 $101,000 $34,800 $300,000RD-2 $11,118 - - - 118 73 25 216 $0 $0 $0 $1,313,700 $807,600 $278,400 $2,399,700RD-3 $11,118 - - - 15 9 3 27 $0 $0 $0 $164,200 $101,000 $34,800 $300,000

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 148 91 31 270 $0 $0 $0 $1,642,100 $1,009,600 $348,000 $2,999,700

SFR 3-5RD-3 $11,118 3 4 7 9 3 3 29 $35,300 $40,600 $72,400 $104,300 $36,900 $32,300 $321,800RD-4 $11,118 6 7 13 19 7 6 58 $70,600 $81,300 $144,800 $208,600 $73,700 $64,600 $643,600RD-5 $11,118 54 62 111 159 56 49 492 $600,100 $690,800 $1,230,400 $1,772,900 $626,600 $549,100 $5,469,900

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 64 73 130 188 66 58 579 $706,000 $812,700 $1,447,600 $2,085,800 $737,200 $646,000 $6,435,300

SFR 4-7RD-4 $11,118 2 2 2 - 2 1 9 $18,800 $27,000 $16,700 $0 $26,300 $15,700 $104,500RD-5 $11,118 2 2 2 - 2 1 9 $18,800 $27,000 $16,700 $0 $26,300 $15,700 $104,500RD-6 $11,118 29 41 26 - 40 24 160 $319,400 $458,300 $284,500 $0 $447,900 $267,400 $1,777,500RD-7 $11,118 2 2 2 - 2 1 9 $18,800 $27,000 $16,700 $0 $26,300 $15,700 $104,500

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 34 49 30 - 47 28 188 $375,800 $539,300 $334,600 $0 $526,800 $314,500 $2,091,000

SFR 7-12RD-7 $11,118 - 9 - - 7 10 25 $0 $96,100 $0 $0 $72,900 $105,800 $274,800RD-10 $11,118 - 2 - - 2 2 6 $0 $24,000 $0 $0 $18,200 $26,500 $68,700

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 11 - - 8 12 31 $0 $120,100 $0 $0 $91,100 $132,300 $343,500

MDR 12-22 $11,118 7 13 33 - 2 7 62 $78,900 $147,900 $363,600 $0 $21,100 $80,200 $691,700

BP $11,118 - - 4 - 3 - 7 $0 $0 $41,500 $0 $37,800 $0 $79,300

Commercial $11,118 - - 13 - 10 7 30 $0 $0 $146,300 $0 $113,200 $75,600 $335,100 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES 104 146 210 335 228 144 1,167 $1,160,700 $1,620,000 $2,333,600 $3,727,900 $2,536,800 $1,596,600 $12,975,600-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference ($3,099,000) ($30,000) $990,000 $381,000 $2,161,000 $1,597,000 $1,999,000

Cumulative

Fee Revenue $1,160,700 $2,780,700 $5,114,300 $8,842,200 $11,379,000 $12,975,600

Construction Cost 4,260,000$ 5,910,000$ 7,254,000$ 10,601,000$ 10,977,000$ $10,977,000----------- ----------- ----------- ----------- ----------- -----------Difference ($3,099,000) ($3,129,000) ($2,140,000) ($1,759,000) $402,000 $1,999,000

Sewer2[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.[2] Any difference between cumulative fee revenue and construction cost in Phase E due to rounding.


Cumulative

Acres Per Phase


71


November 10, 2004

9106 RD11.doc 72

Phase A‐1

Phase A‐1 construction includes trunk sewer line varying in size from 27 inches to 30 inches. Construction will begin just beyond the western boundary of the NVSSP and proceed easterly along Gerber Road. The estimated cost of Phase A‐1 construction is $4.3 million. It is assumed that the Bradshaw interceptor will be constructed before this phase. If the interceptor has not been constructed, the trunk sewer will need to be extended to Elk Grove‐Florin Road.

Phase A‐2

The Regional Sanitation District is programmed to construct the Bradshaw Interceptor Sewer along Gerber Creek that serves this phase. To serve the northern portion of this phase a trunk sewer must be constructed in Florin Road east of and connecting to the Bradshaw Interceptor. Phase A‐2 construction includes 3,650 linear feet of trunk sewer line and will begin at the Bradshaw Interceptor and proceed east along Florin Road. The estimated cost of Phase A‐2 is $1.7 million.

Phase B

Phase B extends from the terminus of the Phase A‐2 construction east along Florin Road. The estimated cost of Phase B is $1.3 million.

Phase C

Phase C extends from the terminus of the Phase A‐1 and B along both Florin Road and Gerber Road. The estimated cost of Phase C is $3.3 million.

Phase D

Phase D extends the Phase C construction to the easterly border of the NVSSP on both Florin and Gerber Roads. It is anticipated to cost $376,000.

9106 RD11.doc 73

VIII. DRAINAGE

The County Water Resources Department requires new development to follow specific guidelines to protect new and existing structures from the possibility of a 100‐year flood event. The NVSSP must provide storm drainage facilities to modify peak flows such that they do not exceed pre‐development flows. The NVSSP lies in the drainage sheds of Elder and Gerber Creeks. Elder Creek enters the NVSSP from the north crossing under Florin Road approximately 1,000 feet east of the CCTR tracks. Gerber Creek enters the NVSSP from the south approximately 1,700 feet west of Bradshaw Road. The two creeks converge and leave at the western edge of the NVSSP. The entire Elder and Gerber Creek watershed lies within the County Urban Services boundary. SCWA Zone 11A will assume responsibility for providing storm drainage service to the NVSSP.

Drainage Infrastructure cost and phasing are as shown in the NVSSP Drainage Master Plan Update and Phasing, dated January 2003 and prepared by Borcalli & Associates, Inc., and Wood Rodgers and updated cost estimates dated September 2004 and prepared by MacKay & Somps. The NVSSP drainage CIP is outlined in Appendix A‐5.


The cost estimates shown in this section are up‐to‐date cost estimates and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. The NVSSP will ultimately be served by a drainage system that includes channel improvements, flood control detention ponds, storm water quality basins, new bridges, and trunk pipes and appurtenances. The total estimated cost of the NVSSP drainage improvements is $32.1 million at buildout, which includes the estimated cost of ROW acquisition for drainage improvements. Of this, $14.6 million is Zone 11A construction. Appendix A‐5 contains the drainage facilities CIP.


November 10, 2004

9106 RD11.doc 74

FUNDING SOURCES


Drainage Fee (Zone 11A)

The NVSSP is located within the boundaries of SCWA Zone 11A. Development in the NVSSP will be required to pay the Zone 11A fee. Fee revenue generated from the Zone 11A fee is meant to fund regionwide trunk drainage, storm drainage pipes, drainage channel and detention/water quality basin construction, manholes, and related improvements. The fee revenue collected is applicable toward the NVSSP drainage CIP improvements. It is estimated that approximately $13.8 million Zone 11A fee revenue will be generated by the NVSSP as shown in Figure 19. However, the estimated construction cost of Zone 11A improvements is $14.6 million. The difference will be funded by fees collected from other areas benefiting from regional facilities in the Zone 11 program. Drainage CIP improvements are listed in Appendix A‐5. The remainder of the drainage infrastructure improvements that are not eligible for Zone 11A reimbursement will be funded by newly proposed NVSFP Supplemental Drainage Fee, a subcomponent of Zone 11A.

Proposed NVSFP

Supplemental Drainage Fee Component

The NVSSP proposes a NVSFP Supplemental Drainage Fee component to cover the cost of drainage infrastructure costs not covered by the existing County Zone 11A drainage fee program. The Supplemental Drainage Fee will be a subcomponent of the Zone 11 fee program. NVSFP Supplemental Drainage Fees collected from the NVSSP will fund an estimated $17.5 million of drainage facilities and ROW acquisition included in the drainage CIP shown in Appendix A‐5. The calculation of the fee amount is shown in Figure 20 and the estimated fee collection per phase is shown in Figure 21.


This Financing Plan anticipates that developer advances or bond financing will be used to advance fund any infrastructure improvements needed in the initial phases of the NVSSP and before the collection of fees or other revenue sources. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by fee programs may be available if developers fund and construct fee‐funded facilities. It is anticipated that there will be funding differences during the various phases of development as shown in Figures 19 and 21. Any differences will have to be funded by Mello‐Roos CFD bond funding or developer funding.

Figure 19North Vineyard Station Financing PlanZone 11A Drainage Infrastructure Cash Flow By Phase

TotalLand Use Fee A-1 A-2 B C D E Units A-1 A-2 B C D E Total

Construction Cost $1,917,700 $5,136,300 $0 $3,501,400 $3,488,700 $579,000 $14,623,100

SFR 1-3 Fee Per Unit

RD-1 $10,242 - - - 27 16 6 49 $0 $0 $0 $271,900 $167,800 $57,200 $496,900RD-2 $5,295 - - - 212 131 45 388 $0 $0 $0 $1,124,700 $693,900 $236,400 $2,055,000RD-3 $3,781 - - - 27 16 6 49 $0 $0 $0 $100,400 $61,900 $21,100 $183,400

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 266 164 56 485 $0 $0 $0 $1,497,000 $923,600 $314,700 $2,735,300

SFR 3-5RD-3 $3,781 14 16 29 42 16 13 132 $54,100 $62,100 $110,700 $159,600 $61,800 $49,300 $497,600RD-4 $3,023 29 33 59 84 33 26 263 $86,500 $99,300 $177,100 $255,200 $98,800 $78,900 $795,800RD-5 $2,510 243 279 498 718 278 222 2,238 $610,700 $701,000 $1,250,200 $1,801,400 $697,100 $556,900 $5,617,300

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 286 329 586 844 327 261 2,633 $751,300 $862,400 $1,538,000 $2,216,200 $857,700 $685,100 $6,910,700

SFR 4-7RD-4 $3,023 9 13 9 - 13 8 52 $27,600 $39,600 $28,600 $0 $38,600 $23,100 $157,500RD-5 $2,510 9 13 9 - 13 8 52 $22,900 $32,900 $23,700 $0 $32,100 $19,200 $130,800RD-6 $2,141 155 223 161 - 217 130 886 $332,500 $476,700 $344,000 $0 $465,200 $278,500 $1,896,900RD-7 $1,878 9 13 9 - 13 8 52 $17,200 $24,600 $17,700 $0 $24,000 $14,400 $97,900

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 183 262 189 - 256 153 1,042 $400,200 $573,800 $414,000 $0 $559,900 $335,200 $2,283,100

SFR 7-12RD-7 $1,878 - 78 - - 59 86 222 $0 $146,000 $0 $0 $110,900 $160,900 $417,800RD-10 $1,426 - 19 - - 15 21 56 $0 $27,700 $0 $0 $21,100 $30,500 $79,300

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 97 - - 74 107 278 $0 $173,700 $0 $0 $132,000 $191,400 $497,100

MDR 12-22 $760 114 216 530 - 31 116 1,007 $86,800 $164,100 $402,700 $0 $23,200 $88,200 $765,000 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

Total Units 583 904 1,305 1,110 851 693 5,445 Fee Per Acre

BP $16,778 - - 4 - 3 - 7 $0 $0 $62,600 $0 $57,000 $0 $119,600

Commercial $16,778 - - 13 - 10 7 30 $0 $0 $220,800 $0 $170,800 $114,100 $505,700 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

Acres - - 17 - 14 7 37 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES $1,238,300 $1,774,000 $2,638,100 $3,713,200 $2,724,200 $1,728,700 $13,816,500-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference ($679,000) ($3,362,000) $2,638,000 $212,000 ($765,000) $1,150,000 ($807,000)

Cumulative

Fee Revenue $1,238,300 $3,012,300 $5,650,400 $9,363,600 $12,087,800 $13,816,500

Construction Cost $1,917,700 $7,054,000 $7,054,000 $10,555,400 $14,044,100 $14,623,100----------- ----------- ----------- ----------- ----------- -----------Difference [2] ($679,000) ($4,042,000) ($1,404,000) ($1,192,000) ($1,956,000) ($807,000)

Zone11ASource: Sacramento County Water Resources Zone 11A Fee Schedule.

Note: Fee totals will not match Figure 4a due to rounding of assumptions.

[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.[2] Any negative difference at buildout will be covered by fees collected from other benefiting areas within the Zone 11 area.

Units

Acres

Cumulative



75

Figure 20North Vineyard Station Financing PlanSupplemental Drainage Fee Calculation

DUE

Total % Acres Factor Total Cost FeeLand Use Acres [1] (Apx E) DUEs Allocation Per Acre


SFR 1-3RD-1 27.0 10% 1.00 27 $92,700 $3,436RD-2 215.8 80% 2.00 432 $1,483,000 $6,871RD-3 27.0 10% 2.91 79 $269,700 $9,996 ------- -------- --------Total SFR 1-3 269.8 100% 537 $1,845,400 $6,840

SFR 3-5RD-3 28.9 5% 2.91 84 $289,300 $9,997RD-4 57.9 10% 3.72 215 $739,700 $12,780RD-5 492.0 85% 4.50 2,214 $7,605,600 $15,459 ------- ------- -------Total SFR 3-5 578.8 100% 2,513 $8,634,600 $14,918

SFR 4-7RD-4 9.4 5% 3.72 35 $120,200 $12,780RD-5 9.4 5% 4.50 42 $145,400 $15,460RD-6 159.9 85% 5.40 863 $2,966,000 $18,551RD-7 9.4 5% 6.30 59 $203,600 $21,648 ------- ------- -------Total SFR 4-7 188.1 100% 1,000 $3,435,200 $18,263

SFR 7-12RD-7 24.7 80% 6.30 156 $535,000 $21,642RD-10 6.2 20% 7.47 46 $158,600 $25,663 ------- ------- -------Total SFR 7-12 30.9 100% 202 $693,600 $22,447

MDR 12-22 62.2 100% 7.47 465 $1,596,500 $25,663

BP 7.1 100% 9.93 71 $243,200 $34,109

Commercial 30.1 100% 9.93 299 $1,028,200 $34,114 ------- ------- -------TOTAL FEES 1,167.1 5,087 $17,476,700

Fee per DUE $3,435

Drain1

[1] DUE factors were obtained from the Addendum to the Laguna South Public Facilities Fee Program Nexus Study - Lent Ranch Update dated February 2003.


Figure 21North Vineyard Station Financing PlanSupplemental Drainage Infrastructure Cash Flow By Phase


Construction Cost $1,383,000 $3,232,200 $0 $702,900 $8,032,600 $4,126,000 $17,476,700

SFR 1-3RD-1 $3,436 - - - 15 9 3 27 $0 $0 $0 $50,700 $31,200 $10,800 $92,700RD-2 $6,871 - - - 118 73 25 216 $0 $0 $0 $811,900 $499,100 $172,000 $1,483,000RD-3 $9,996 - - - 15 9 3 27 $0 $0 $0 $147,600 $90,800 $31,300 $269,700

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 148 91 31 270 $0 $0 $0 $1,010,200 $621,100 $214,100 $1,845,400

SFR 3-5RD-3 $9,997 3 4 7 9 3 3 29 $31,700 $36,500 $65,100 $93,800 $33,100 $29,000 $289,200RD-4 $12,780 6 7 13 19 7 6 58 $81,200 $93,400 $166,400 $239,800 $84,700 $74,300 $739,800RD-5 $15,459 54 62 111 159 56 49 492 $834,400 $960,600 $1,710,900 $2,465,100 $871,200 $763,500 $7,605,700

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 64 73 130 188 66 58 579 $947,300 $1,090,500 $1,942,400 $2,798,700 $989,000 $866,800 $8,634,700

SFR 4-7RD-4 $12,780 2 2 2 - 2 1 9 $21,600 $31,000 $19,200 $0 $30,300 $18,100 $120,200RD-5 $15,460 2 2 2 - 2 1 9 $26,100 $37,500 $23,300 $0 $36,600 $21,900 $145,400RD-6 $18,551 29 41 26 - 40 24 160 $533,000 $764,800 $474,600 $0 $747,400 $446,200 $2,966,000RD-7 $21,648 2 2 2 - 2 1 9 $36,600 $52,500 $32,600 $0 $51,300 $30,600 $203,600

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 34 49 30 - 47 28 188 $617,300 $885,800 $549,700 $0 $865,600 $516,800 $3,435,200

SFR 7-12RD-7 $21,642 - 9 - - 7 10 25 $0 $187,000 $0 $0 $142,000 $206,000 $535,000RD-10 $25,663 - 2 - - 2 2 6 $0 $55,400 $0 $0 $42,100 $61,100 $158,600

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 11 - - 8 12 31 $0 $242,400 $0 $0 $184,100 $267,100 $693,600

MDR 12-22 $25,663 7 13 33 - 2 7 62 $182,200 $341,300 $839,200 $0 $48,800 $185,000 $1,596,500

BP $34,109 - - 4 - 3 - 7 $0 $0 $127,200 $0 $116,000 $0 $243,200

Commercial $34,114 - - 13 - 10 7 30 $0 $0 $448,900 $0 $347,300 $232,000 $1,028,200 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES 104 146 210 335 228 144 1,167 $1,746,800 $2,560,000 $3,907,400 $3,808,900 $3,171,900 $2,281,800 $17,476,800-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference $364,000 ($672,000) $3,907,000 $3,106,000 ($4,861,000) ($1,844,000) $0

Cumulative

Fee Revenue $1,746,800 $4,306,800 $8,214,200 $12,023,100 $15,195,000 $17,476,800

Construction Cost $1,383,000 $4,615,200 $4,615,200 $5,318,100 $13,350,700 $17,476,700----------- ----------- ----------- ----------- ----------- -----------Difference $364,000 ($308,000) $3,599,000 $6,705,000 $1,844,000 $0

Drain2[1] DUE factors were obtained from the Addendum to the Laguna South Public Facilities Fee Program Nexus Study - Lent Ranch Update dated February 2003.[2] Any difference between cumulative fee revenue and construction cost in Phase E due to rounding.

Acres Per Phase Comparison of Fee Revenue vs. Construction Cost Per Phase

Cumulative


77


November 10, 2004

9106 RD11.doc 78

PHASING

The phasing of drainage improvements is highly dependent upon the geographic location and timing of development. If development does not proceed in the sequence anticipated to make the following phasing estimates, a detailed hydraulic analysis will need to be prepared to demonstrate to the satisfaction of the County Department of Water Resources that the current 100‐year elevations have been maintained.

Phase A‐1

Because of the geographical location of this phase, the necessary improvements consist of construction of Detention Basin G41 with pumping facilities, channel improvements of Gerber Creek between the CTRR crossing and Gerber Road, channel parkway corridor construction in the Gerber Creek Reach, drainage pipes, land acquisition and mitigation. The estimated cost of Phase A‐1 Zone 11A drainage improvements is approximately $1.9 million. The estimated cost of Phase A‐1 supplemental drainage improvements is $1.4 million.

Phases A‐2 and B

These phases require construction of Detention Basin E24B for development areas which drain to this basin, improvement of the Elder Creek channel from upstream of Florin Road to Detention Basin E24B, construction of Detention Basin E26 for development areas draining to this basin (together with an adequate outfall to Elder Creek), a portion of Detention Basin E24A for the most southwestern portion of the planned development in Phase A‐2 which drains into this basin, and full channel improvements for Gerber Creek from the easterly end of the existing channel near the eastern boundary of the Champions Golf Course to approximately 600 feet east of the new Waterman Road bridge. The estimated cost of Zone 11A drainage improvements is approximately $5.1 million. The estimated cost of supplemental drainage improvements is $3.2 million. As subsequent phases proceed, each phase must comply with the Master Drainage Plan or demonstrate through a detailed hydraulic analysis to the satisfaction of the Department of Water Resources that any proposed modification of the phasing contained in the Master Drainage Plan can achieve the original objectives.

Phase C

Phase C facilities consist of a temporary overspill channel on the Gerber Creek Reach, a 17‐acre detention pond, drainage pipes, and land acquisition and mitigation. The estimated cost of Phase C Zone 11A drainage improvements is approximately $3.5 million. The estimated cost of Phase C supplemental drainage improvements is $703,000.


November 10, 2004

9106 RD11.doc 79

Phase D

Phase D facilities consist of channel construction, channel parkway corridor construction in both Gerber Creek and Elder Creek Reaches, a new bridge, drainage pipes, land acquisition and mitigation. The estimated cost of Phase D Zone 11A drainage improvements is approximately $3.5 million. The estimated cost of Phase D supplemental drainage improvements is $8.0 million.

Phase E

Phase E facilities consist of channel construction, channel parkway corridor construction in the Gerber Creek Reach, and off‐site channel improvements. The estimated cost of Phase E Zone 11A drainage improvements is approximately $579,000. The estimated cost of Phase E supplemental drainage improvements is $4.1 million.


November 10, 2004

9106 RD11.doc 80


9106 RD11.doc 81

IX. PARKS AND RECREATION

The NVSSP is in the Southgate Recreation and Park District. The District encompasses 52 square miles and the boundaries are shown on Map 3. Information about park facilities was obtained from the NVSSP and the Southgate Recreation and Park District. Cost estimates were prepared by the District, and additional cost estimates for infrastructure impact mitigation were prepared by MacKay & Somps per the District’s request. These costs are shown in Appendix A‐6.

EXISTING FACILITIES

There are currently no parks within the boundary of the NVSSP. The nearest parks are Churchill Community Park located one mile to the south and Sunrise‐Florin Park located one mile to the west.

PROPOSED FACILITY COSTS, FUNDING SOURCES, AND PHASING

The cost estimates shown in this section are up‐to‐date cost estimates and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. The Southgate Recreation and Park District requires land dedication of 5 acres per 1,000 population. According to the NVSSP and as revised based on comments from the Parks District, a total of one regional park, six neighborhood parks, three mini‐parks and a conceptual park designation in the Pasallis Lane area are planned. The parks‐and‐recreation CIP also includes drainage parkway and trail facilities, linear open space trail facilities, playground facilities, and a 15,000 square foot community center in the NVSSP. The total cost of parks is estimated to be $25.0 million. This amount includes $8.4 million for basic park development, $4.5 million for a community center, $2.1 million for drainage parkway and trail facilities, $4.5 million for playground facilities and additional improvements, and $1.8 million for joint use detention basins and trail improvements. The total cost also includes contingency, master plan costs, and CFD formation costs. In addition, an infrastructure impact mitigation cost has been added to the total park cost for sewer, drainage, and water, per the District’s request.


November 10, 2004

9106 RD11.doc 82

Roadway frontage improvements at parks, open space and parkways are included in the roadway CIP. The drainage CIP includes excavation and gravelling of the recreational trails/maintenance road located in the drainage corridor. Pavement costs are included in the parks and recreation CIP.

FUNDING SOURCES


There are no existing fee programs.

Proposed NVSFP

Parks and Recreation Fee Component

The NVSSP proposes a NVSFP parks and recreation fee component to cover the cost of park infrastructure. The calculation of the fee is shown in Figure 22 and the estimated fee collection by phase is shown in Figure 23. It is estimated that the NVSFP parks and recreation fees collected from the NVSSP area will fund an estimated $25.0 million of facilities included in the parks and recreation CIP. A detailed summary of the park and recreation cost portion of the NVSSP has been provided by Southgate Recreation and Park District and is shown in Appendix A‐6. NVSFP fee amounts were calculated using the CAM method as discussed in Chapter II.


This Financing Plan anticipates that developer advances or bond financing will be used to advance fund any infrastructure improvements needed in the initial phases of the NVSSP and before the collection of fees or other revenue sources. This Financing Plan assumes that fee credits or reimbursements for facilities otherwise funded by fee programs may be available if developers fund and construct fee‐funded facilities.

PHASING

Park development phasing will be the responsibility of Southgate Recreation and Park District. The level of park improvements will correspond to the intensity of development. Historically, development has not fronted the cost of park improvements in the District. Agreements for developer‐funded park improvements will be determined on a case‐by‐case basis with the district. Historically, properties along creeks and drainage channels have been obtained for open space uses through project dedication and condition of approval. The NVSFP proposes a supplemental fee for acquisition of the drainage corridor, including open space buffers

83


November 10, 2004

9106 RD11.doc 84


Figure 22North Vineyard Station Financing PlanPark Fee Calculation

DUE



SFR 1-3RD-1 27.0 10% 1.00 27 $133,100 $4,933RD-2 215.8 80% 2.00 432 $2,129,400 $9,866RD-3 27.0 10% 2.90 78 $386,000 $14,307 ------- -------- -------- --------Total SFR 1-3 269.8 100% 537 $2,648,500 $9,817

SFR 3-5RD-3 28.9 5% 2.90 84 $414,000 $14,305RD-4 57.9 10% 3.70 214 $1,056,400 $18,252RD-5 492.0 85% 4.50 2,214 $10,921,000 $22,198 ------- ------- -------Total SFR 3-5 578.8 100% 2,512 $12,391,400 $21,409

SFR 4-7RD-4 9.4 5% 3.70 35 $171,700 $18,256RD-5 9.4 5% 4.50 42 $208,800 $22,201RD-6 159.9 85% 5.40 863 $4,258,900 $26,637RD-7 9.4 5% 6.30 59 $292,300 $31,079 ------- ------- -------Total SFR 4-7 188.1 100% 1,000 $4,931,700 $26,219


MDR 12-22 62.2 100% 11.70 728 $3,590,400 $57,714

BP 7.1 100% 3.20 23 $112,500 $15,778

Commercial 30.1 100% 2.50 75 $371,700 $12,332 ------- ------- -------TOTAL FEES 1,167.1 5,076 $25,040,000

Fee per DUE $4,933

Park1

[1] % acres per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.


Figure 23North Vineyard Station Financing PlanPark Fee Infrastructure Cash Flow By Phase



SFR 1-3RD-1 $4,933 - - - 15 9 3 27 $0 $0 $0 $72,900 $44,800 $15,400 $133,100RD-2 $9,866 - - - 118 73 25 216 $0 $0 $0 $1,165,700 $716,600 $247,000 $2,129,300RD-3 $14,307 - - - 15 9 3 27 $0 $0 $0 $211,300 $129,900 $44,800 $386,000

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 148 91 31 270 $0 $0 $0 $1,449,900 $891,300 $307,200 $2,648,400

SFR 3-5RD-3 $14,305 3 4 7 9 3 3 29 $45,400 $52,300 $93,100 $134,200 $47,400 $41,600 $414,000RD-4 $18,252 6 7 13 19 7 6 58 $115,900 $133,400 $237,600 $342,400 $121,000 $106,000 $1,056,300RD-5 $22,198 54 62 111 159 56 49 492 $1,198,100 $1,379,300 $2,456,700 $3,539,700 $1,251,000 $1,096,300 $10,921,100

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 64 73 130 188 66 58 579 $1,359,400 $1,565,000 $2,787,400 $4,016,300 $1,419,400 $1,243,900 $12,391,400

SFR 4-7RD-4 $18,256 2 2 2 - 2 1 9 $30,900 $44,300 $27,500 $0 $43,300 $25,800 $171,800RD-5 $22,201 2 2 2 - 2 1 9 $37,500 $53,800 $33,400 $0 $52,600 $31,400 $208,700RD-6 $26,637 29 41 26 - 40 24 160 $765,300 $1,098,100 $681,500 $0 $1,073,200 $640,800 $4,258,900RD-7 $31,079 2 2 2 - 2 1 9 $52,500 $75,400 $46,800 $0 $73,700 $44,000 $292,400

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 34 49 30 - 47 28 188 $886,200 $1,271,600 $789,200 $0 $1,242,800 $742,000 $4,931,800

SFR 7-12RD-7 $31,076 - 9 - - 7 10 25 $0 $268,500 $0 $0 $203,900 $295,800 $768,200RD-10 $36,505 - 2 - - 2 2 6 $0 $78,900 $0 $0 $59,900 $86,900 $225,700

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 11 - - 8 12 31 $0 $347,400 $0 $0 $263,800 $382,700 $993,900

MDR 12-22 $57,714 7 13 33 - 2 7 62 $409,800 $767,600 $1,887,300 $0 $109,700 $416,100 $3,590,500

BP $15,778 - - 4 - 3 - 7 $0 $0 $58,900 $0 $53,600 $0 $112,500

Commercial $12,332 - - 13 - 10 7 30 $0 $0 $162,300 $0 $125,500 $84,000 $371,800 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES 104 146 210 335 228 144 1,167 $2,655,400 $3,951,600 $5,685,100 $5,466,200 $4,106,100 $3,175,900 $25,040,300-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference $0 $0 $0 $0 $0 $0 $0

Cumulative

Fee Revenue $2,655,400 $6,607,000 $12,292,100 $17,758,300 $21,864,400 $25,040,300

Construction Cost $2,655,400 $6,607,000 $12,292,100 $17,758,300 $21,864,400 $25,040,300----------- ----------- ----------- ----------- ----------- -----------Difference $0 $0 $0 $0 $0 $0

Park2[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.[2] Any difference between cumulative fee revenue and construction cost in Phase E due to rounding.


Cumulative

Acres Per Phase


86


November 10, 2004

9106 RD11.doc 87

located immediately adjacent to the drainage channel. Acquisition of the open space buffer will be a part of the overall drainage corridor acquisition as detailed in the ROW acquisition program. Details are shown in Appendix A‐5. Ultimately, the open space areas will include the joint use trail system that will serve as a drainage maintenance path and a pedestrian bicycle path. The gravel maintenance road improvements that are in the Drainage CIP and are funded by the Water Agency Zone 11A fees will be constructed concurrently with the construction of the drainage channel improvements. The District will construct the joint use trail from park fee proceeds after sufficient development has occurred so that large stretches of the trail can be constructed at one time. Here again, the District may choose to enter into Developer agreements for developer‐funded improvements to be determined on a case‐by‐case basis with the District. The extent of frontage improvements adjacent to parks, open space, and parkways required for each project will be determined as each project is processed for tentative map approval.


November 10, 2004

9106 RD11.doc 88


9106 RD11.doc 89

X. SCHOOLS

The NVSSP is within the boundaries of the EGUSD. Information was obtained from the NVSSP, the EGUSD Facilities Master Plan, and the EGUSD School Facilities Needs Analysis (SFNA) dated May 2004.

EXISTING FACILITIES

According to the EGUSD, students in the NVSSP will attend Sierra Enterprise Elementary (3.5 miles north of Bradshaw and Gerber), TR Smedberg Middle School (2.5 miles south of Bradshaw and Gerber), and Sheldon High School (2.5 miles south of Bradshaw and Gerber).


The cost estimates shown in this section are up‐to‐date cost estimates and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. The EGUSD estimates school facility costs using anticipated enrollment and average costs per student that are quantified in the District’s SFNA documentation. Based on State law, a district’s SFNA should be updated annually. Current student generation rates, student housing costs, and the calculation of the total costs are shown in Appendix A‐7. This methodology determines the anticipated demand for school facilities or estimated student housing cost (e.g., number of students and average cost per student), rather than actual cost of school facilities that will be constructed in the NVSSP. The estimated student housing cost versus actual cost of school facilities constructed in the NVSSP will vary as, in most cases, school facilities may only be completed in entire units (i.e., one complete elementary school). The EGUSD has determined the need for two elementary school sites in the NVSSP. EGUSD has also determined the need for a new high school or middle school, however construction and timing is dependent on State funding. The estimated cost for schools is outlined in Appendix A‐7. Using the estimated student housing cost methodology, the EGUSD has determined the need for $97.2 million in school facilities. The elementary school portion is $46.6 million.


November 10, 2004

9106 RD11.doc 90

FUNDING SOURCES


School Mitigation Fees

To deal with enrollment growth within its boundaries successfully, the EGUSD had implemented a three part financing plan to build new schools and refurbish existing schools. The District’s plan includes funding from local Mello‐Roos bonds, statewide school bonds, and developer mitigation fees. Proposition 1A, which governs school financing statewide, restricts the cities and counties from placing school mitigation conditions on development approvals. As a result, the District adopted the SB50 Level 2 fee of $3.95 per square foot for residential development and $0.36 per square foot for nonresidential development. Based on these fee amounts as shown in Figure 24, the NVSSP is expected to generate $52.7 million at buildout.

Other Funding Sources

EGUSD CFD No. 1 and State Funding

Developing properties within the boundaries of the EGUSD are also required to participate in the District’s Mello‐Roos CFD No. 1. In an effort to replace the deficiency in the funding program, the EGUSD Board of Education approved a local bond plan effective 1998–2010 on October 20, 1997. This plan, approved by voters in March 1998, will provide funding where there is currently a deficiency. Properties within the boundaries of the EGUSD Mello Roos CFD No. 1 currently pay an annual tax of approximately $200 per single‐family unit. Nonresidential development currently pays an annual tax of $800 per acre. Developing properties within the boundaries of the EGUSD are also required to pay the school impact fees authorized by County Ordinance as discussed earlier in this chapter. As outlined in Figure 24, the remaining $44.4 million in school facilities cost will be funded through the existing EGUSD Mello‐Roos CFD and the State School Building Program.

PHASING

The EGUSD will manage the construction of school facilities. At this time, phasing information is not available. Phasing for the two elementary schools and the proposed high school or middle school will depend on State funding.

Figure 24North Vineyard Station Financing PlanEGUSD Level 2 Fee Collection by Phase

Fee Est TotalLand Use PSF SF A-1 A-2 B C D E Units A-1 A-2 B C D E Total


SFR 1-3

RD-1 $3.95 3,500 - - - 27 16 6 49 $0 $0 $0 $367,100 $226,500 $77,100 $670,700RD-2 $3.95 3,500 - - - 212 131 45 388 $0 $0 $0 $2,936,400 $1,811,600 $617,100 $5,365,100RD-3 $3.95 3,500 - - - 27 16 6 49 $0 $0 $0 $367,100 $226,500 $77,100 $670,700

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 266 164 56 485 $0 $0 $0 $3,670,600 $2,264,600 $771,300 $6,706,500

SFR 3-5RD-3 $3.95 3,000 14 16 29 42 16 13 132 $169,600 $194,600 $347,100 $500,200 $193,600 $154,600 $1,559,700RD-4 $3.95 3,000 29 33 59 84 33 26 263 $339,100 $389,300 $694,300 $1,000,400 $387,100 $309,300 $3,119,500RD-5 $3.95 3,000 243 279 498 718 278 222 2,238 $2,882,700 $3,308,800 $5,901,500 $8,503,200 $3,290,700 $2,628,900 $26,515,800

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 286 329 586 844 327 261 2,633 $3,391,400 $3,892,700 $6,942,900 $10,003,800 $3,871,400 $3,092,800 $31,195,000

SFR 4-7RD-4 $3.95 2,200 9 13 9 - 13 8 52 $79,400 $113,800 $82,100 $0 $111,100 $66,500 $452,900RD-5 $3.95 2,200 9 13 9 - 13 8 52 $79,400 $113,800 $82,100 $0 $111,100 $66,500 $452,900RD-6 $3.95 2,200 155 223 161 - 217 130 886 $1,349,500 $1,934,500 $1,396,000 $0 $1,888,000 $1,130,100 $7,698,100RD-7 $3.95 2,200 9 13 9 - 13 8 52 $79,400 $113,800 $82,100 $0 $111,100 $66,500 $452,900

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 183 262 189 - 256 153 1,042 $1,587,700 $2,275,900 $1,642,300 $0 $2,221,300 $1,329,600 $9,056,800

SFR 7-12RD-7 $3.95 1,500 - 78 - - 59 86 222 $0 $460,700 $0 $0 $349,800 $507,700 $1,318,200RD-10 $3.95 1,500 - 19 - - 15 21 56 $0 $115,200 $0 $0 $87,500 $126,900 $329,600

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 97 - - 74 107 278 $0 $575,900 $0 $0 $437,300 $634,600 $1,647,800

MDR 12-22 $3.95 1,000 114 216 530 - 31 116 1,007 $451,500 $853,200 $2,093,900 $0 $120,900 $458,600 $3,978,100 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

Total Units 583 904 1,305 1,110 851 693 5,445

BP $0.36 [2] - - 4 - 3 - 7 $0 $0 $19,900 $0 $18,100 $0 $38,000

Commercial $0.36 [2] - - 13 - 10 7 30 $0 $0 $51,600 $0 $39,900 $26,700 $118,200 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

Acres - - 17 - 14 7 37 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES $5,430,600 $7,597,700 $10,750,600 $13,674,400 $8,973,500 $6,313,600 $52,740,400-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference [3] ($4,923,000) ($8,129,000) ($10,191,000) ($7,791,000) ($7,230,000) ($6,149,000) ($44,414,000)

Cumulative

Fee Revenue $5,430,600 $13,028,300 $23,778,900 $37,453,300 $46,426,800 $52,740,400

Construction Cost $10,354,000 $26,081,000 $47,023,000 $68,488,000 $84,691,000 $97,154,000----------- ----------- ----------- ----------- ----------- -----------Difference [3] ($4,923,000) ($13,053,000) ($23,244,000) ($31,035,000) ($38,264,000) ($44,414,000)

School2[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.[2] Total sq. ft. based on FAR. = Acres x FAR x 43,560. (BP FAR = .34 and Commercial FAR = .25)[3] Difference to be funded by existing EGUSD Mello-Roos CFD and the State School Building Program


Cumulative

Units

Acres


91


November 10, 2004

9106 RD11.doc 92


9106 RD11.doc 93

XI. LIBRARY

Library services for the NVSSP are under the purview of the Sacramento Public Library Authority. The NVSSP will be required to contribute towards the provision of library services for its residents.


The cost estimates shown in this section are up‐to‐date cost estimates and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. Current Library Authority standards require one 20,000 square foot library to serve 50,000 residents. Based on the estimated build‐out population of the NVSSP and this standard, the NVSSP would not justify its own new library, but rather would likely be required to contribute toward library facilities created to serve a larger community area. According to the County Municipal Services Agency IFS, the NVSSP will be served by a 20,000 square foot community library facility that also will serve the Vineyard Plan Area. The detailed library cost estimates are located in Appendix A‐8. The total estimated cost for the joint use library is $8.9 million, and the NVSSP share allocation is $3.0 million as shown in Appendix A‐8. The total estimated cost includes site acquisition, construction, site work, books, furniture, equipment, and financing.

FUNDING SOURCES


There are no existing fee programs.

Proposed NVSFP

Library Fee Component

The NVSSP proposes a NVSFP library fee component to fund the estimated $3.0 million fair share of library facilities included in the library CIP as outlined Appendix A‐8. The fee calculation is shown in Figure 25 and the estimated fee revenue collected per phase is shown in Figure 26. In the Financing Plan area, the NVSFP Library Fee will be charged to all agricultural or residential zoned properties. NVSFP fee amounts were calculated using the CAM method as discussed in Chapter II.

Figure 25North Vineyard Station Financing PlanLibrary Fee Calculation

DUE



SFR 1-3RD-1 27.0 10% 1.00 27 $16,000 $593RD-2 215.8 80% 2.00 432 $256,300 $1,187RD-3 27.0 10% 2.90 78 $46,500 $1,723 ------- -------- -------- --------Total SFR 1-3 269.8 100% 537 $318,800 $1,182


SFR 4-7RD-4 9.4 5% 3.70 35 $20,700 $2,201RD-5 9.4 5% 4.50 42 $25,100 $2,669RD-6 159.9 85% 5.40 863 $512,700 $3,207RD-7 9.4 5% 6.30 59 $35,200 $3,743 ------- ------- -------Total SFR 4-7 188.1 100% 1,000 $593,700 $3,156


MDR 12-22 62.2 100% 11.70 728 $432,200 $6,947

BP 7.1 100% 0.00 0 $0 $0

Commercial 30.1 100% 0.00 0 $0 $0 ------- ------- -------TOTAL FEES 1,167.1 4,978 $2,956,100

Fee per DUE $594

[1] % acres per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section. Library1


Figure 26North Vineyard Station Financing PlanLibrary Cash Flow By Phase


Construction Cost $319,600 $475,700 $657,600 $658,000 $472,700 $372,100 $2,955,700

SFR 1-3RD-1 $593 - - - 15 9 3 27 $0 $0 $0 $8,800 $5,400 $1,900 $16,100RD-2 $1,187 - - - 118 73 25 216 $0 $0 $0 $140,300 $86,300 $29,700 $256,300RD-3 $1,723 - - - 15 9 3 27 $0 $0 $0 $25,500 $15,600 $5,400 $46,500

------ -------- -------- -------- -------- ------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 148 91 31 270 $0 $0 $0 $174,600 $107,300 $37,000 $318,900

SFR 3-5RD-3 $1,721 3 4 7 9 3 3 29 $5,500 $6,300 $11,200 $16,100 $5,700 $5,000 $49,800RD-4 $2,198 6 7 13 19 7 6 58 $14,000 $16,100 $28,600 $41,200 $14,600 $12,800 $127,300RD-5 $2,672 54 62 111 159 56 49 492 $144,200 $166,000 $295,700 $426,100 $150,600 $132,000 $1,314,600

------ -------- -------- -------- -------- ------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 64 73 130 188 66 58 579 $163,700 $188,400 $335,500 $483,400 $170,900 $149,800 $1,491,700

SFR 4-7RD-4 $2,201 2 2 2 - 2 1 9 $3,700 $5,300 $3,300 $0 $5,200 $3,100 $20,600RD-5 $2,669 2 2 2 - 2 1 9 $4,500 $6,500 $4,000 $0 $6,300 $3,800 $25,100RD-6 $3,207 29 41 26 - 40 24 160 $92,100 $132,200 $82,000 $0 $129,200 $77,100 $512,600RD-7 $3,743 2 2 2 - 2 1 9 $6,300 $9,100 $5,600 $0 $8,900 $5,300 $35,200

------ -------- -------- -------- -------- ------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 34 49 30 - 47 28 188 $106,600 $153,100 $94,900 $0 $149,600 $89,300 $593,500

SFR 7-12RD-7 $3,742 - 9 - - 7 10 25 $0 $32,300 $0 $0 $24,500 $35,600 $92,400RD-10 $4,401 - 2 - - 2 2 6 $0 $9,500 $0 $0 $7,200 $10,500 $27,200

------ -------- -------- -------- -------- ------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 11 - - 8 12 31 $0 $41,800 $0 $0 $31,700 $46,100 $119,600

MDR 12-22 $6,947 7 13 33 - 2 7 62 $49,300 $92,400 $227,200 $0 $13,200 $49,900 $432,000

BP $0 - - 4 - 3 - 7 $0 $0 $0 $0 $0 $0 $0

Commercial $0 - - 13 - 10 7 30 $0 $0 $0 $0 $0 $0 $0 ------ -------- -------- -------- -------- ------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES 104 146 210 335 228 144 1,167 $319,600 $475,700 $657,600 $658,000 $472,700 $372,100 $2,955,700-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference $0 $0 $0 $0 $0 $0 $0

Cumulative

Fee Revenue $319,600 $795,300 $1,452,900 $2,110,900 $2,583,600 $2,955,700

Construction Cost $319,600 $795,300 $1,452,900 $2,110,900 $2,583,600 $2,955,700----------- ----------- ----------- ----------- ----------- -----------Difference $0 $0 $0 $0 $0 $0

Library2[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.[2] Any difference between cumulative fee revenue and construction cost in Phase E due to rounding.


Cumulative


95


November 10, 2004

9106 RD11.doc 96

The Sacramento Public Library staff is aware that the entire fee proceeds will not be received until the entire financing plan areas are developed. Therefore, an interim source of financing must be secured in order to build the proposed facility before the final buildout of all the contributing financing plan areas. Development fees can be used to reimburse the interim source as fee proceeds are received. The library anticipates that it would begin construction of the Vineyard Library at mid‐point in the anticipated 20‐year lifespan of the fee program. The library is assuming it would finance the remaining half of the NVSFP library facilities cost at this time.

PHASING

The Library Authority will manage the phasing of library facilities. As the NVSSP will likely be contributing fee revenue for library facilities, the phasing of development in the NVSSP will not likely have an impact upon the phasing of library facility construction.

9106 RD11.doc 97

XII. FIRE PROTECTION

The NVSSP is within the boundaries of Sacramento Metropolitan Fire District as shown in Map 4.

EXISTING FACILITIES

At the present time, the District is providing fire protection and emergency medical services from Station 55 located at Excelsior Road near Gerber Road and Station 50 located on Gerber Road near Elk Grove Florin Road.

FUNDING SOURCES AND PHASING

The District will provide initial fire protection services from Station 55. As the build‐out progresses, an additional station may be necessary.

FUNDING SOURCES


The Sacramento Metropolitan Fire District recently adopted a districtwide Capital Facilities Fee Schedule (Ordinance No. 3‐02) for new development in the district. The new facilities fee program, as shown in Figure 27, is anticipated to generate an estimated $5.7 million. Any difference in actual cost of facilities needed to serve the NVSSP area over the actual fee revenue generated by the NVSSP will be funded by development in nearby areas which will also benefit from the facilities.

PHASING

Sacramento Metropolitan Fire District will be responsible for phasing. The District has determined that fire‐station construction would begin when the area is occupied by 2,500 single‐family residences. Based on this requirement, construction for the station is estimated to start in Phase C.

Figure 27North Vineyard Station Financing PlanSacramento Metro Fire Fee Cash Flow By Phase

Fee Est TotalLand Use PSF SF A-1 A-2 B C D E Units A-1 A-2 B C D E Total

Construction Cost $563,600 $788,600 $1,217,600 $1,419,300 $1,014,000 $693,400 $5,696,500

SFR 1-3

RD-1 $0.41 3,500 - - - 27 16 6 49 $0 $0 $0 $38,100 $23,500 $8,000 $69,600RD-2 $0.41 3,500 - - - 212 131 45 388 $0 $0 $0 $304,800 $188,000 $64,100 $556,900RD-3 $0.41 3,500 - - - 27 16 6 49 $0 $0 $0 $38,100 $23,500 $8,000 $69,600

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 266 164 56 485 $0 $0 $0 $381,000 $235,000 $80,100 $696,100

SFR 3-5RD-3 $0.41 3,000 14 16 29 42 16 13 132 $17,600 $20,200 $36,000 $51,900 $20,100 $16,100 $161,900RD-4 $0.41 3,000 29 33 59 84 33 26 263 $35,200 $40,400 $72,100 $103,800 $40,200 $32,100 $323,800RD-5 $0.41 3,000 243 279 498 718 278 222 2,238 $299,200 $343,400 $612,600 $882,600 $341,600 $272,900 $2,752,300

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 286 329 586 844 327 261 2,633 $352,000 $404,000 $720,700 $1,038,300 $401,900 $321,100 $3,238,000

SFR 4-7RD-4 $0.41 2,200 9 13 9 - 13 8 52 $8,200 $11,800 $8,500 $0 $11,500 $6,900 $46,900RD-5 $0.41 2,200 9 13 9 - 13 8 52 $8,200 $11,800 $8,500 $0 $11,500 $6,900 $46,900RD-6 $0.41 2,200 155 223 161 - 217 130 886 $140,100 $200,800 $144,900 $0 $196,000 $117,300 $799,100RD-7 $0.41 2,200 9 13 9 - 13 8 52 $8,200 $11,800 $8,500 $0 $11,500 $6,900 $46,900

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 183 262 189 - 256 153 1,042 $164,700 $236,200 $170,400 $0 $230,500 $138,000 $939,800

SFR 7-12RD-7 $0.41 1,500 - 78 - - 59 86 222 $0 $47,800 $0 $0 $36,300 $52,700 $136,800RD-10 $0.41 1,500 - 19 - - 15 21 56 $0 $12,000 $0 $0 $9,100 $13,200 $34,300

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 97 - - 74 107 278 $0 $59,800 $0 $0 $45,400 $65,900 $171,100

MDR 12-22 $0.41 1,000 114 216 530 - 31 116 1,007 $46,900 $88,600 $217,300 $0 $12,500 $47,600 $412,900 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

Total Units 583 904 1,305 1,110 851 693 5,445

BP $0.55 [1] - - 4 - 3 - 7 $0 $0 $30,400 $0 $27,700 $0 $58,100

Commercial $0.55 [1] - - 13 - 10 7 30 $0 $0 $78,800 $0 $61,000 $40,700 $180,500 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

Acres - - 17 - 14 7 37

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------TOTAL FEES $563,600 $788,600 $1,217,600 $1,419,300 $1,014,000 $693,400 $5,696,500-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference $0 $0 $0 $0 $0 $0 $0

Cumulative

Fee Revenue $563,600 $1,352,200 $2,569,800 $3,989,100 $5,003,100 $5,696,500

Construction Cost $563,600 $1,352,200 $2,569,800 $3,989,100 $5,003,100 $5,696,500 Difference $0 $0 $0 $0 $0 $0

Fire2[2] Total sq. ft. based on FAR = Acres x FAR x 43,560. (BP FAR = .34 and Commercial FAR = .25)


Cumulative

Units

Acres


98

99


November 10, 2004

9106 RD11.doc 100


9106 RD11.doc 101

XIII. TRANSIT

Transit services for the NVSSP will be the responsibility of Sacramento RT. Development in the NVSSP will be required to contribute towards the provision of transit facilities for its residents. Transit needs were obtained from RT and the County General Plan.

EXISTING FACILITIES

RT does not currently provide service to this area. The nearest bus routes operate on Kiefer Boulevard two miles to the north and on Power Inn Road two miles to the west of the NVSSP.

PROPOSED FACILITY COST, FUNDING SOURCES, AND PHASING

The cost estimates shown in this section are up‐to‐date cost estimates and are subject to revision as better information becomes available in the future. As the description of facilities and associated cost estimates change, the implementation mechanisms identified in the Financing Plan will be updated with the most current information. RT’s 20‐year Transit Master Plan and 20‐year Vision Document specify that enhanced bus service is planned on Elk Grove Florin Road and Bradshaw Road, and bus trunk line service is planned on Bradshaw and Calvine Roads. In addition to bus service, RT plans to utilize the existing CCTR alignment for possible extension of light rail service or high occupancy vehicle thoroughfare for buses. RT has indicated that these services are planned but not guaranteed. The provision of future transit services will be dependent upon communitywide land use patterns, densities/intensities, street configurations, and the availability of capital and operating funds. The NVSSP conceptually designates a 10‐acre transit site to ultimately provide parking for carpools and buses. The site may also be used as a possible light rail station. The NVSSP transit cost is shown in Appendix A‐10. It is estimated that transit improvements will cost $7.5 million.


November 10, 2004

9106 RD11.doc 102

FUNDING SOURCES


There are no existing funding programs.

Proposed NVSFP

Transit Fee Component

The NVSSP proposes a NVSFP transit fee component to cover the cost of transit related facility infrastructure costs. The fee revenues will cover the cost of land acquisition and construction of the planned park and ride facility. Figure 28 shows the transit fee calculation, and Figure 29 shows that the NVSFP transit fees collected from the NVSSP will fund an estimated $7.5 million of transit facilities included in the transit CIP. A detailed summary of the transit portion of the NVSSP is shown in Appendix A‐10. NVSSP fee amounts were calculated using the CAM method as discussed in Chapter II.

PHASING

RT will manage the installation of transit facilities. Phasing of the bus stop facilities will be dependent upon the construction of adjacent projects with frontage on these major arterial or thoroughfare roadways. RT will determine the construction timing of the transit center/park‐and‐ride facility based on RT’s implementation of bus routes and possible extension of light rail to serve the area. RT does not see the need for the park‐and‐ride in the early stages of development. In addition, this facility could be constructed in stages consistent with fee collections. The park‐and‐ride could also be split into several smaller park‐and‐rides. If it is ultimately determined that all, or a portion, of the transit center/park‐and‐ride facility will not be required, then the fee proceeds may be used for other public transit related improvements that serve the NVSSP area including, but not limited to, light rail facilities.

Figure 28North Vineyard Station Financing PlanTransit Fee Calculation

DUE



SFR 1-3RD-1 27.0 10% 1.00 27 $24,800 $919RD-2 215.8 80% 2.00 432 $397,200 $1,840RD-3 27.0 10% 2.90 78 $72,000 $2,669 ------- -------- -------- --------Total SFR 1-3 269.8 100% 537 $494,000 $1,831


SFR 4-7RD-4 9.4 5% 3.60 34 $31,200 $3,317RD-5 9.4 5% 4.10 39 $35,500 $3,775RD-6 159.9 85% 4.90 783 $720,900 $4,509RD-7 9.4 5% 5.50 52 $47,600 $5,061 ------- ------- -------Total SFR 4-7 188.1 100% 908 $835,200 $4,440


MDR 12-22 62.2 100% 38.10 2,370 $2,181,000 $35,059

BP 7.1 100% 36.90 263 $242,100 $33,955

Commercial 30.1 100% 52.80 1,591 $1,464,400 $48,587 ------- ------- -------TOTAL FEES 1,167.1 8,190 $7,536,200

Fee per DUE $920

Transit1

[1] % acres per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.


Figure 29North Vineyard Station Financing PlanTransit Fee Collection Per Phase


Construction Cost $632,100 $1,018,100 $2,524,200 $959,100 $1,348,300 $1,054,400 $7,536,200

SFR 1-3RD-1 $919 - - - 15 9 3 27 $0 $0 $0 $13,600 $8,300 $2,900 $24,800RD-2 $1,840 - - - 118 73 25 216 $0 $0 $0 $217,400 $133,700 $46,100 $397,200RD-3 $2,669 - - - 15 9 3 27 $0 $0 $0 $39,400 $24,200 $8,400 $72,000

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 1-3 - - - 148 91 31 270 $0 $0 $0 $270,400 $166,200 $57,400 $494,000

SFR 3-5RD-3 $2,668 3 4 7 9 3 3 29 $8,500 $9,800 $17,400 $25,000 $8,800 $7,700 $77,200RD-4 $3,312 6 7 13 19 7 6 58 $21,000 $24,200 $43,100 $62,100 $22,000 $19,200 $191,600RD-5 $3,773 54 62 111 159 56 49 492 $203,600 $234,400 $417,500 $601,600 $212,600 $186,300 $1,856,000

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 3-5 64 73 130 188 66 58 579 $233,100 $268,400 $478,000 $688,700 $243,400 $213,200 $2,124,800

SFR 4-7RD-4 $3,317 2 2 2 - 2 1 9 $5,600 $8,000 $5,000 $0 $7,900 $4,700 $31,200RD-5 $3,775 2 2 2 - 2 1 9 $6,400 $9,200 $5,700 $0 $8,900 $5,300 $35,500RD-6 $4,509 29 41 26 - 40 24 160 $129,500 $185,900 $115,400 $0 $181,700 $108,500 $721,000RD-7 $5,061 2 2 2 - 2 1 9 $8,600 $12,300 $7,600 $0 $12,000 $7,200 $47,700

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 4-7 34 49 30 - 47 28 188 $150,100 $215,400 $133,700 $0 $210,500 $125,700 $835,400

SFR 7-12RD-7 $5,061 - 9 - - 7 10 25 $0 $43,700 $0 $0 $33,200 $48,200 $125,100RD-10 $11,230 - 2 - - 2 2 6 $0 $24,300 $0 $0 $18,400 $26,700 $69,400

------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------Total SFR 7-12 - 11 - - 8 12 31 $0 $68,000 $0 $0 $51,600 $74,900 $194,500

MDR 12-22 $35,059 7 13 33 - 2 7 62 $248,900 $466,300 $1,146,400 $0 $66,600 $252,800 $2,181,000

BP $33,955 - - 4 - 3 - 7 $0 $0 $126,700 $0 $115,400 $0 $242,100

Commercial $48,587 - - 13 - 10 7 30 $0 $0 $639,400 $0 $494,600 $330,400 $1,464,400 ------ -------- -------- -------- -------- -------- ------- -------------- -------------- -------------- ----------- -------------- -------------- --------------

TOTAL FEES 104 146 210 335 228 144 1,167 $632,100 $1,018,100 $2,524,200 $959,100 $1,348,300 $1,054,400 $7,536,200-------------- -------------- -------------- ----------- -------------- -------------- --------------Difference $0 $0 $0 $0 $0 $0 $0

Cumulative

Fee Revenue $632,100 $1,650,200 $4,174,400 $5,133,500 $6,481,800 $7,536,200

Construction Cost $632,100 $1,650,200 $4,174,400 $5,133,500 $6,481,800 $7,536,200----------- ----------- ----------- ----------- ----------- -----------Difference $0 $0 $0 $0 $0 $0

Transit2[1] Acreage estimates per land use and DUE factors provided by Sacramento County Public Infrastructure Finance Section.[2] Any difference between cumulative fee revenue and construction cost in Phase E due to rounding.


Cumulative


104

APPENDICES

APPENDIX A: INFRASTRUCTURE AND PUBLIC FACILITIES COST DETAIL

APPENDIX B: MELLO‐ROOS ESTIMATED BOND SIZE AND CONSTRUCTION PROCEEDS BY PHASE

APPENDIX C: SINGLE‐FAMILY HOME FEE COMPARISONS

APPENDIX D: PROJECT HISTORY KEY DATES

APPENDIX E: DUE FACTORS

APPENDIX A

INFRASTRUCTURE AND PUBLIC FACILITIES COST DETAIL

Section A‐1 Roadways

Section A‐2 Frontage Lane Improvements

Section A‐3 Water

Section A‐4 Sewer

Section A‐5 Drainage

Section A‐6 Parks

Section A‐7 Schools

Section A‐8 Library

Section A‐9 Fire Protection

Section A‐10 Transit

SECTION A‐1

ROADWAYS

Subsection A‐1.1: Summary of Road Costs by Phase

Subsection A‐1.2: CIP Detail by Phase

Subsection A‐1.3: Roadway Cross‐Section Index

Subsection A‐1.4: Arterial Roadway Outside Lane and Frontage Index

Subsection A‐1.5: Traffic Signals and Intersection Index

Subsection A‐1.6: Roadway Drainage Structure Index

Subsection A‐1.7: Interior Roadway Frontage Index

SUBSECTION A‐1.1

SUMMARY OF ROAD COSTS BY PHASE

Figure A-1.1North Vineyard Station Financing PlanRoadway CIP Summary By Phase

TotalPhase Cost

Phase A-1 $8,013,000

Phase A-2 $13,729,000

Phase B $13,968,200

Phase C $6,626,000

Phase D $10,576,000

Phase E $10,295,640

Total Buildout $63,207,840

"road_sum"

Prepared by EPS Roadway CIP.xls 11/10/04

SUBSECTION A‐1.2

CIP DETAIL BY PHASE

7536-10Date revised: 08/24/04

Revised from: 04/02/03

Figure A-1.2North Vineyard Station Financing PlanRoadway Summary CIPPhase A-1

Fin F&P Total Est. Cumulative CumulativePlan Threshold Qty Unit Unit Private Total Other Cost of Total Net Total

Prj Ref Trigger Mit Price Const. Estimated Funding Reim Estimated Construction Estimated# Roadway Segment/ Item Project Description Table Units Meas Discount Cost Sources Project Cost Cost Net Cost

PHASE A-1DEVELOPER CONSTRUCTED

Gerber RoadR 4.2 Elk-Grove Florin to Project Bndry (Off-site) 4 Lane 72' R/W Half-section (north side) A-1.3.2 900 TC-4 2,000 L.F. 429$ 386$ 772,000$ [1] 772,000$ 772,000$ 772,000$ 772,000$ R 4.3 Project Boundary to Waterman (On-site) 4 Lane 72' R/W Half-section (north side) A-1.3.2 900 TC-4 2,640 L.F. 429$ 386$ 1,019,000$ [1] 1,019,000$ 1,791,000$ 1,019,000$ 1,791,000$ R 4.4 Waterman to Gerber Creek Crossing #3 (just w. of Bradshaw) (On-site) 4 Lane 72' R/W Half-section (north side) A-1.3.2 900 TC-4 4,670 L.F. 429$ 386$ 1,803,000$ [1] 1,803,000$ 3,594,000$ 1,803,000$ 3,594,000$ R 4.11 CCTC RR Crossing Reconstruct at-grade RR crossing (84' R/W) N/A 900 TC-4 1 L.S. 440,000$ 440,000$ [1] 440,000$ 4,034,000$ 440,000$ 4,034,000$ R 4.12 Gerber Creek Crossing # 4 (at the CCTC RR tracks) (On-site) 2-8' X 6' Box Culverts With Headwalls (84' R/W) A-1.5.4 TC-4 1 L.S. 237,000$ 213,300$ 213,000$ [1] 213,000$ 4,247,000$ 213,000$ 4,247,000$ R 62 At Collector (5 Street) (On-site) 4 X 2 Intersection Signalization, 3-way A-1.4.1 1 EA. 202,000$ 181,800$ 182,000$ 182,000$ 4,429,000$ 182,000$ 4,429,000$

Subtotal - Gerber Road 4,429,000$ 4,429,000$ 4,429,000$ 4,429,000$ 4,429,000$ Onsite Frontage Improvements

Internal Public Frontage for Specific Plan Roads Roadway half sections for public facilities A-1.6.1a 1 L.S. 161,990$ 162,000$ 162,000$ 4,591,000$ 162,000$ 4,591,000$ Subtotal - Onsite Frontage Improvements 162,000$ 162,000$ 4,591,000$ 162,000$ 4,591,000$

Right of Way AcquisitionFor Onsite Arterial Frontages (Gerber, Florin, Bradshaw) ROW land acquisition N/A 1 L.S. 421,800$ 422,000$ 422,000$ 5,013,000$ 422,000$ 5,013,000$

Subtotal - Right-of-Way Acquisition 422,000$ 422,000$ 5,013,000$ 422,000$ 5,013,000$ Other

Preparation of P.F.F.P. and technical studies Consultant fees N/A 1 L.S. 3,000,000$ 3,000,000$ 3,000,000$ 8,013,000$ 3,000,000$ 8,013,000$ Subtotal - Other 3,000,000$ 3,000,000$ 8,013,000$ 3,000,000$ 8,013,000$

TOTAL DEVELOPER CONSTRUCTED 8,013,000$ 8,013,000$ 8,013,000$ 8,013,000$ 8,013,000$ COUNTY CONSTRUCTED

NoneTOTAL COUNTY CONSTRUCTED -$ -$ -$ -$ -$

TOTAL PHASE A-1 8,013,000$ 8,013,000$ 8,013,000$ 8,013,000$ 8,013,000$

Mackay & SompsRoadway CIP.xls Page 1 of 8 STREETS_SUM

7536-10Date revised: 08/24/04


Figure A-1.2North Vineyard Station Financing PlanRoadway Summary CIPPhase A-2



PHASE A2DEVELOPER CONSTRUCTED

Gerber RoadR 4.4.2 Gerber Creek Crossing #3 to Bradshaw (See Note A Below) 4 Lane 72' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.3 900 TC-4 1,040 L.F. 661$ 595$ 619,000$ [1] 619,000$ 8,632,000$ 619,000$ 8,632,000$ R 4.13 Gerber Creek Crossing #3 (just west of Bradshaw Rd) 2-8' X 6' Box Culverts With Headwalls (84' R/W) A-1.5.5 TC-4 1 L.S. 211,000$ 189,900$ 190,000$ [1] 190,000$ 8,822,000$ 190,000$ 8,822,000$ R 60 At Collector (1 Street) 4 X 2 Intersection Signalization, 3-way A-1.4.1 1 EA. 202,000$ 181,800$ 182,000$ 182,000$ 9,004,000$ 182,000$ 9,004,000$ R 34 At Waterman Rd. 4 X 4 Intersection Signalization, 3-way A-1.4.2 1 L.S. 1,014,000$ 912,600$ 913,000$ 913,000$ 9,917,000$ 913,000$ 9,917,000$ R 61 At Collector (2 Street) 4 X 2 Intersection Signalization, 3-way A-1.4.1 1 EA. 202,000$ 181,800$ 182,000$ 182,000$ 10,099,000$ 182,000$ 10,099,000$

Subtotal - Gerber Road 2,086,000$ 2,086,000$ 10,099,000$ 2,086,000$ 10,099,000$

Waterman RoadR 7.3.1 Gerber (Project Bndry) to CCTC RR Crossing 4 Lane 72' R/W cent. sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.3 900 3,100 L.F. 661$ 595$ 1,844,000$ 1,844,000$ 11,943,000$ 1,844,000$ 11,943,000$ R 7.12 Gerber Creek Crossing 2-8' X 6' Box Culverts With Headwalls (84' R/W) A-1.5.3 1 L.S. 195,000$ 175,500$ 176,000$ 176,000$ 12,119,000$ 176,000$ 12,119,000$ R 7.12.2 Ped. Crossing @ Gerber Creek (private constr.) Const. Signal and crossing (included in park facilities fee) N/A 1 EA. 70,000$ 70,000$ [2] -$ 12,119,000$ -$ 12,119,000$

Subtotal - Waterman Road 2,090,000$ 2,020,000$ 12,119,000$ 2,020,000$ 12,119,000$

Florin RoadR 3.3 CCTC RR (Project Boundary) to Waterman 6 Lane 96' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 4500 TC-14 3,500 L.F. 892$ 803$ 2,810,000$ 2,810,000$ 14,929,000$ 2,810,000$ 14,929,000$ R 3.11 CCTC RR Crossing Reconstruct at-grade RR crossing (108' R/W) N/A 1800 TC-14 1 L.S. 510,000$ 510,000$ 510,000$ 15,439,000$ 510,000$ 15,439,000$ R 3.12 Crossing at Elder Creek New Bridge Construction (108' R/W) A-1.5.2 1800 TC-14 1 L.S. 1,099,000$ 989,100$ 989,000$ 989,000$ 16,428,000$ 989,000$ 16,428,000$ R 3.4.1 Waterman to 1,350' east of Waterman 6 Lane 96' R/W; center sect. w/ med. (excludes outside lanes & ftg.) A-1.3.5 4500 TC-14 1,350 L.F. 892$ 803$ 1,084,000$ 1,084,000$ 17,512,000$ 1,084,000$ 17,512,000$ R 3.4.2 1,350' east of Waterman to Bradshaw 4 Lane 72' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.3 1800 TC-14 1,970 L.F. 661$ 595$ 1,172,000$ 1,172,000$ 18,684,000$ 1,172,000$ 18,684,000$

Subtotal - Florin Road 6,565,000$ 6,565,000$ 18,684,000$ 6,565,000$ 18,684,000$

Onsite Frontage ImprovementsInternal Public Frontage for Specific Plan Roads Roadway half sections for public facilities A-1.6.1a 1 L.S. 386,855$ 387,000$ 387,000$ 19,071,000$ 387,000$ 19,071,000$

Subtotal - Onsite Frontage Improvements 387,000$ 387,000$ 19,071,000$ 387,000$ 19,071,000$

Right of Way AcquisitionFor Onsite Arterials (Waterman, Vineyard west half) ROW land acquisition N/A 1 L.S. 1,257,900$ 1,258,000$ 1,258,000$ 20,329,000$ 1,258,000$ 20,329,000$ For Onsite Arterial Frontages (Gerber, Florin, Bradshaw) ROW land acquisition N/A 1 L.S. 421,800$ 422,000$ 422,000$ 20,751,000$ 422,000$ 20,751,000$

Subtotal - Right-of-Way Acquisition 1,680,000$ 1,680,000$ 20,751,000$ 1,680,000$ 20,751,000$

TOTAL DEVELOPER CONSTRUCTED 12,808,000$ 12,738,000$ 20,751,000$ 12,738,000$ 20,751,000$

COUNTY CONSTRUCTED

Florin Road - (Off-site)R 3.2 Elk Grove-Florin to proj. boundary (CCTC RR crossing) Widen shoulders to provide minimum pavement width A-1.3.1 900 3,800 L.F. 178$ 676,000$ 676,000$ 21,427,000$ 676,000$ 21,427,000$

Subtotal - Florin Road - (Off-site) 676,000$ 676,000$ 21,427,000$ 676,000$ 21,427,000$

South Watt - Off-siteR 6.7 North of Jackson (Jackson to Folsom) 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 1200 TC-1 4,000 L.F. 892$ 3,568,000$ [3] -$ 21,427,000$ -$ 21,427,000$ R 25.1 At Elder Creek Rd. 4 X 6 Intersection Signalization, 4-way A-1.4.1 1200 TC-7 1 EA. 225,000$ 225,000$ 225,000$ 21,652,000$ 225,000$ 21,652,000$ R 25.2 At Elder Creek Rd. 4 X 6 Intersection Widening, 4-way Turn Lane installation (left-turn) 1200 TC-7 1 L.S. 90,000$ 90,000$ 90,000$ 21,742,000$ 90,000$ 21,742,000$

Subtotal - South Watt - (Off-site) 3,883,000$ 315,000$ 21,742,000$ 315,000$ 21,742,000$

Bradshaw RoadR 8.13 Gerber Creek Crossing (On-site) 2-8' X 5' Box Culverts With Headwalls (108' R/W) A-1.5.6 1500 1 L.S. 252,000$ 252,000$ [3] -$ 21,742,000$ -$ 21,742,000$ R 8.4 Florin (Project Bndry) to Elder Creek Rd (Off-site) 6 Lane 108' R/W center sect. w/ med.(excl. outside 11' pvmt. & ftg.) A-1.3.5 1500 4,400 L.F. 892$ 3,925,000$ [5] -$ 21,742,000$ -$ 21,742,000$ R 8.14 Elder Creek Crossing (Off-site) Bridge/Culvert Improvements (widen to 6 lanes, 108' ROW) N/A 1500 1 L.S. 280,000$ 280,000$ [7] -$ 21,742,000$ -$ 21,742,000$ R 8.5 Elder Creek Rd. to s/o Morrison Creek Crossing (Off-site) 6 Lane 108' R/W center sect. w/ med.(excl. outside 11' pvmt. & ftg.) A-1.3.5 1500 4,200 L.F. 892$ 3,746,000$ [5] -$ 21,742,000$ -$ 21,742,000$ R 8.16 Tributary to Elder Creek Crossing (Off-site) Bridge/Culvert Improvements A-1.5.8 1500 1 L.S. 246,000$ 246,000$ [5] -$ 21,742,000$ -$ 21,742,000$ R 8.7 South of Morrison Creek Crossing to Jackson (Off-site) 6 Lane 108' R/W center sect. w/ med.(excl. outside 11' pvmt. & ftg.) A-1.3.5 1500 1,400 L.F. 892$ 1,249,000$ [5] -$ 21,742,000$ -$ 21,742,000$ R 8.15 Morrison Creek Crossing Bridge/Culvert Improvements (6-lane, 108' ROW) N/A 1500 1 L.S. 1,435,000$ 1,435,000$ [6] -$ 21,742,000$ -$ 21,742,000$

Subtotal - Bradshaw Road 11,133,000$ -$ 21,742,000$ -$ 21,742,000$

TOTAL COUNTY CONSTRUCTED 15,692,000$ 991,000$ 21,742,000$ 991,000$ 21,742,000$

TOTAL PHASE A-2 28,500,000$ 13,729,000$ 21,742,000$ 13,729,000$ 21,742,000$ [A] Gerber Road improvements between Gerber Creek Crossing # 3 and Bradshaw Road may be delayed to the earlier of coincidence with the County's improvement of the Gerber Rd./Bradshaw Rd. intersection or that of underground utility extension thereto.


7536-10Date revised: 08/24/04


Figure A-1.2North Vineyard Station Financing PlanRoadway Summary CIPPhase B



PHASE BDEVELOPER CONSTRUCTED

Gerber RoadR 33 At Elk Grove-Florin Rd. 4 X 6 Intersection Widening, 4-way (incl. 450' intx. leg imps.) A-1.4.3 1 L.S. 1,320,100$ 1,188,090$ 1,188,000$ [3] -$ 21,742,000$ -$ 21,742,000$ R 35 At Bradshaw Rd. Widen exist. 4 x 4 to 4 X 6 Intersection, 4-way (450' intx. east & west leg N/A 1 L.S. 660,050$ 594,045$ 594,000$ 594,000$ 22,336,000$ 594,000$ 22,336,000$

Subtotal - Gerber Road 1,782,000$ 594,000$ 22,336,000$ 594,000$ 22,336,000$ Waterman Road

R 7.3.2 CCTC RR Crossing to Florin (Project Bndry) 4 Lane 72' R/W cent. sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.3 2200 3,210 L.F. 661$ 595$ 1,910,000$ 1,910,000$ 24,246,000$ 1,910,000$ 24,246,000$ R 55 At Collector (1 Street) 4 X 2 Intersection Signalization, 4-way A-1.4.1 1 EA. 225,000$ 202,500$ 203,000$ 203,000$ 24,449,000$ 203,000$ 24,449,000$ R 7.13 CCTC RR Crossing Const. new at-grade RR crossing (84' R/W) N/A 1 L.S. 450,000$ 450,000$ 450,000$ 24,899,000$ 450,000$ 24,899,000$ R 54 At Collector (6 Street) 4 X 2 Intersection Signalization, 3-way A-1.4.1 1 EA. 202,000$ 181,800$ 182,000$ 182,000$ 25,081,000$ 182,000$ 25,081,000$ R 53 At Collector (4 Street) 4 X 2 Intersection Signalization, 4-way A-1.4.1 1 EA. 225,000$ 202,500$ 203,000$ 203,000$ 25,284,000$ 203,000$ 25,284,000$

Subtotal - Waterman Road 2,948,000$ 2,948,000$ 25,284,000$ 2,948,000$ 25,284,000$ Florin Road

R 29 At Waterman Rd. 6 X 4 Intersection & Signalization, 3-way A-1.4.1 1 L.S. 1,014,000$ 912,600$ 913,000$ 913,000$ 26,197,000$ 913,000$ 26,197,000$ R 3.4.2 1,350' east of Waterman to Bradshaw Widen from 2 to 4 lanes both sides (excludes outside lanes & ftg.) A-1.3.4 4500 TC-14 1,970 L.F. 307$ 276$ 544,000$ 544,000$ 26,741,000$ 544,000$ 26,741,000$ R 3.5 Bradshaw to Vineyard (Project Bndry) Widen shoulders to provide minimum pavement width A-1.3.1 2500 5,300 L.F. 178$ 160$ 849,000$ 849,000$ 27,590,000$ 849,000$ 27,590,000$

Subtotal - Gerber Road 2,306,000$ 2,306,000$ 27,590,000$ 2,306,000$ 27,590,000$ Bradshaw Road

R 58 At Collector (11 Street) 6 X 2 Intersection Signalization, 4-way A-1.4.1 1 EA. 225,000$ 202,500$ 203,000$ 203,000$ 27,793,000$ 203,000$ 27,793,000$ R 57 At Collector (9 Street) 6 X 2 Intersection Signalization, 4-way A-1.4.1 1 EA. 225,000$ 202,500$ 203,000$ 203,000$ 27,996,000$ 203,000$ 27,996,000$ R 56 At Collector (10 Street) 6 X 2 Intersection Signalization, 4-way A-1.4.1 1 EA. 225,000$ 202,500$ 203,000$ 203,000$ 28,199,000$ 203,000$ 28,199,000$

Subtotal - Bradshaw Road 609,000$ 609,000$ 28,199,000$ 609,000$ 28,199,000$ Onsite Frontage Improvements

Internal Public Frontage for Specific Plan Roads Roadway half sections for public facilities A-1.6.1a 1 L.S. 645,445$ 645,000$ 645,000$ 28,844,000$ 645,000$ 28,844,000$ Subtotal - Onsite Frontage Improvements 645,000$ 645,000$ 28,844,000$ 645,000$ 28,844,000$


Subtotal - Right-of-Way Acquisition 422,000$ 422,000$ 29,266,000$ 422,000$ 29,266,000$


COUNTY CONSTRUCTED

Gerber Road - Off-siteR 4.6 Vineyard (Project Boundary) to Excelsior Widen shoulders to provide minimum pavement width A-1.3.1 2500 4,850 L.F. 178$ 863,000$ [8] -$ 29,266,000$ -$ 29,266,000$ R 4.15 Gerber Creek Crsng No. 1 (just east of Vineyard Rd) Bridge/Culvert Improvements (widen for upgraded 2-lane road) N/A 2500 1 L.S. 178,000$ 178,000$ [8] -$ 29,266,000$ -$ 29,266,000$ R 37 At Excelsior Rd. 4 X 2 Intersection Signalization, 4-way A-1.4.1 2200 TC-10 1 EA. 225,000$ 225,000$ 225,000$ 29,491,000$ 225,000$ 29,491,000$ R 37 At Excelsior Rd. 4 X 2 Intersection Widening, 4-way (incl. 450' intx. Leg imps.) N/A 2200 TC-10 1 EA. 772,500$ 773,000$ 773,000$ 30,264,000$ 773,000$ 30,264,000$

Subtotal - Gerber Road - (Off-site) 2,039,000$ 998,000$ 30,264,000$ 998,000$ 30,264,000$ Florin Road - Off-site

R 28.1 At Elk Grove-Florin Rd. Signalization (modify existing) N/A 2500 1 EA. 75,000$ 75,000$ [5] 15,000$ 30,279,000$ 15,000$ 30,279,000$ R 28.2 At Elk Grove-Florin Rd. Turn Lane installation (westbound right-turn) N/A 2500 1 L.S. 22,500$ 23,000$ 23,000$ 30,302,000$ 23,000$ 30,302,000$ R 3.6 Vineyard (project Boundary) to Excelsior Widen shoulders to provide minimum pavement width A-1.3.1 1800 4,400 L.F. 178$ 783,000$ 783,000$ 31,085,000$ 783,000$ 31,085,000$ R 3.13 Trib No. 1 to Gerber Creek Crossing (E of Bradshaw Rd) Bridge/Culvert Improvements (lengthen to upgraded 2) A-1.5.8 1800 1 L.S. 96,000$ 96,000$ 96,000$ 31,181,000$ 96,000$ 31,181,000$ R 32.1 At Excelsior Rd. 4 X 2 Intersection Signalization, 4-way A-1.4.1 1800 TC-9 1 EA. 225,000$ 225,000$ 225,000$ 31,406,000$ 225,000$ 31,406,000$ R 32.2 At Excelsior Rd. 4 X 2 Intersection Widening, 4-way (incl. 450' intx. leg imps.) N/A 1800 TC-9 1 L.S. 772,500$ 750,000$ 750,000$ 32,156,000$ 750,000$ 32,156,000$

Subtotal - Florin Road - (Off-site) 1,952,000$ 1,892,000$ 32,156,000$ 1,892,000$ 32,156,000$


7536-10Date revised: 08/24/04


Figure A-1.2North Vineyard Station Financing PlanRoadway Summary CIPPhase B



PHASE B - ContinuedCOUNTY CONSTRUCTED - Continued

Bradshaw RoadR 8.2 Calvine to Gerber (Project Bndry) (Off-site) 6 Lane 96' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 2500 9,700 L.F. 892$ 8,652,000$ [5] -$ 32,156,000$ -$ 32,156,000$ R 8.3 Gerber (Project Bndry) to Florin (Project Bndry) (On-site) 6 Lane 96' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 2500 4,800 L.F. 892$ 4,282,000$ [5] -$ 32,156,000$ -$ 32,156,000$ R 8.13.2 Ped. Crossing @ Gerber Creek (public constr.) (On-site) Const. Signal and crossing (included in park facilities fee) N/A 1 EA. 70,000$ 70,000$ [2] -$ 32,156,000$ -$ 32,156,000$

Subtotal - Bradshaw Road 13,004,000$ -$ 32,156,000$ -$ 32,156,000$ Vineyard Road - (Off-site)

R 9.11 Calvine to Gerber (Project Boundary) Widen shoulders to provide minimum pavement width A-1.3.1 2500 9,700 L.F. 178$ 1,727,000$ [8] -$ 32,156,000$ -$ 32,156,000$ Subtotal - Vineyard Road - (Off-site) 1,727,000$ -$ 32,156,000$ -$ 32,156,000$

Calvine Road - (Off-site)R 5.1 French to Elk Grove-Florin Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 2500 4,850 L.F. 472$ 2,289,000$ [10] -$ 32,156,000$ -$ 32,156,000$ R 5.3 1300' East of Waterman to Bradshaw Widen shoulders to provide minimum pavement width A-1.3.1 2500 3,100 L.F. 178$ 552,000$ [10] -$ 32,156,000$ -$ 32,156,000$ R 5.4 Bradshaw to Vineyard Widen shoulders to provide minimum pavement width A-1.3.1 2500 4,400 L.F. 178$ 783,000$ [10] -$ 32,156,000$ -$ 32,156,000$

Subtotal - Calvine Road - (Off-site) 3,624,000$ -$ 32,156,000$ -$ 32,156,000$ Excelsior - (Off-site)

R 11.2 Calvine to Gerber Widen shoulders to provide minimum pavement width A-1.3.1 2500 10,150 L.F. 178$ 1,807,000$ [8] -$ 32,156,000$ -$ 32,156,000$ R 11.3 Gerber to Florin Widen shoulders to provide minimum pavement width A-1.3.1 4,850 L.F. 178$ 863,000$ 863,000$ 33,019,000$ 863,000$ 33,019,000$ R 11.4 Florin to Elder Creek Rd. Widen shoulders to provide minimum pavement width A-1.3.1 4,850 L.F. 178$ 863,000$ 863,000$ 33,882,000$ 863,000$ 33,882,000$ R 11.15 Trib to Elder Creek Crossing (betw. Florin & Elder Crk Rd) Bridge/Culvert Improvements (widen for upgraded 2-lane road) A-1.5.8 1 L.S. 96,000$ 96,000$ 96,000$ 33,978,000$ 96,000$ 33,978,000$ R 11.5 Elder Creek Rd. to Jackson Widen shoulders to provide minimum pavement width A-1.3.1 2,450 L.F. 178$ 436,000$ 436,000$ 34,414,000$ 436,000$ 34,414,000$

Subtotal - Excelsior Road - (Off-site) 4,065,000$ 2,258,000$ 34,414,000$ 2,258,000$ 34,414,000$ Elder Creek Road - (Off-site)

R 27 At Excelsior Rd. Intx.-Widening, 3-way (shoulder improvements) N/A 1 EA. 70,000$ 70,000$ 70,000$ 34,484,000$ 70,000$ 34,484,000$ Subtotal - Elder Creek Road - (Off-site) 70,000$ 70,000$ 34,484,000$ 70,000$ 34,484,000$

Jackson Road - (Off-site)R 21 At South Watt Ave. 4 X 6 Intersection Widening, 4-way (incl. 450' intx. leg imps.) A-1.4.3 2200 TC-5, 8 & 19 1 L.S. 1,320,100$ 1,320,000$ [3] -$ 34,484,000$ -$ 34,484,000$

Subtotal - Jackson Road - (Off-site) 1,320,000$ -$ 34,484,000$ -$ 34,484,000$ South Watt - (Off-site)

R 6.4 Florin to Elder Creek 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 2500 4,400 L.F. 892$ 3,925,000$ [3] 236,000$ 34,720,000$ 236,000$ 34,720,000$ R 6.7 North of Jackson (Jackson to Folsom) Widen from 4 to 6 lanes (outside 11' pvmt., c&g) both sides A-1.3.7 2500 TC-11 & 15 4,000 L.F. 472$ 1,888,000$ [3] -$ 34,720,000$ -$ 34,720,000$

Subtotal - South Watt - (Off-site) 5,813,000$ 236,000$ 34,720,000$ 236,000$ 34,720,000$ Elk Grove-Florin Road - (Off-site)

R 6.2 Calvine to Gerber Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 2500 TC-12 & 17 9,700 L.F. 472$ 4,578,000$ [14] -$ 34,720,000$ -$ 34,720,000$ R 6.3 Gerber to Florin 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 2500 TC-3 4,400 L.F. 892$ 3,925,000$ [15] 785,000$ 35,505,000$ 785,000$ 35,505,000$ R 6.12 Elder Creek Crossing New Bridge Construction (108' R/W) A-1.5.1 2500 1 L.S. 1,026,000$ 1,026,000$ [15] 205,200$ 35,710,200$ 205,200$ 35,710,200$

Subtotal - Elk Grove Florin Road - (Off-site) 9,529,000$ 990,200$ 35,710,200$ 990,200$ 35,710,200$

TOTAL COUNTY CONSTRUCTED 43,143,000$ 6,444,200$ 35,710,200$ 6,444,200$ 35,710,200$

TOTAL PHASE B 51,855,000$ 13,968,200$ 35,710,200$ 13,968,200$ 35,710,200$


7536-10Date revised: 08/24/04


Figure A-1.2North Vineyard Station Financing PlanRoadway Summary CIPPhase C



PHASE CDEVELOPER CONSTRUCTED

Gerber RoadR 4.5 Bradshaw to Vineyard (Project Bndry) 4 Lane 72' R/W center section w/ median (excl. outside 11' pvmt. & ftg.) A-1.3.3 N/A 5,360 L.F. 661$ 595$ 3,189,000$ [8] -$ 35,710,200$ -$ 35,710,200$ R 4.14 Gerber Creek Crossing No. 2 (just east of Bradshaw Rd) 2-8' X 5' Box Culverts With Headwalls (84' R/W) A-1.5.7 1 L.S. 216,000$ 194,400$ 194,000$ [8] -$ 35,710,200$ -$ 35,710,200$

Subtotal - Gerber Road 3,383,000$ -$ 35,710,200$ -$ 35,710,200$

Florin RoadR 3.5 Bradshaw to 3,320' east of Bradshaw 96' R/W Half-section (s. side, excl. median & outside 11' pvmt. & ftg.) N/A 3,320 L.F. 369$ 332$ 1,103,000$ 1,103,000$ 36,813,200$ 1,103,000$ 36,813,200$

R 30 At Bradshaw Rd. Construct third thru lane north&south legs and turn lane installation (eastbound left-turn), no signal N/A TC-23 1 L.S. 88,550$ 79,695$ 80,000$ 80,000$ 36,893,200$ 80,000$ 36,893,200$

R 30 At Bradshaw Rd. Construct east & west legs of intersection only (no signalization) N/A 1 L.S. 563,500$ 507,150$ 507,000$ 507,000$ 37,400,200$ 507,000$ 37,400,200$ Subtotal - Florin Road 1,866,001$ 1,690,000$ 37,400,200$ 1,690,000$ 37,400,200$

Vineyard RoadR 9.2.1 Gerber (Project Bndry) to 2,640' north of Gerber Rd. 2-plus 66' R/W w/ 2-way center turn lane, c&g, s/w A-1.3.6 2,640 L.F. 665$ 599$ 1,580,000$ 1,580,000$ 38,980,200$ 1,580,000$ 38,980,200$

Subtotal - Vineyard Road 1,580,000$ 1,580,000$ 38,980,200$ 1,580,000$ 38,980,200$

Onsite Frontage ImprovementsInternal Public Frontage for Specific Plan Roads Roadway half sections for public facilities A-1.6.1a 1 L.S. 1,200,325$ 1,200,000$ 1,200,000$ 40,180,200$ 1,200,000$ 40,180,200$

Subtotal - Onsite Frontage Improvements 1,200,000$ 1,200,000$ 40,180,200$ 1,200,000$ 40,180,200$

Right of Way AcquisitionFor Offsite Arterial (Vineyard Rd, east half) (Off-site) ROW land acquisition N/A 2500 1 L.S. 475,800$ 476,000$ 476,000$ 40,656,200$ 476,000$ 40,656,200$ For Onsite Arterials (Waterman, Vineyard west half) ROW land acquisition N/A 1 L.S. 1,257,900$ 1,258,000$ 1,258,000$ 41,914,200$ 1,258,000$ 41,914,200$ For Onsite Arterial Frontages (Gerber, Florin, Bradshaw) ROW land acquisition N/A 1 L.S. 421,800$ 422,000$ 422,000$ 42,336,200$ 422,000$ 42,336,200$

Subtotal - Right-of-Way Acquisition 2,156,000$ 2,156,000$ 42,336,200$ 2,156,000$ 42,336,200$


COUNTY CONSTRUCTED

Jackson Road - (Off-site)R 22 At Bradshaw Turn Lane installation (eastbound left-turn) N/A 3100 TC-6 & 20 1 L.S. 22,500$ 23,000$ [13] -$ 42,336,200$ -$ 42,336,200$

Subtotal - Jackson Road - (Off-site) 23,000$ -$ 42,336,200$ -$ 42,336,200$

TOTAL COUNTY CONSTRUCTED 23,000$ -$ 42,336,200$ -$ 42,336,200$

TOTAL PHASE C 10,208,001$ 6,626,000$ 42,336,200$ 6,626,000$ 42,336,200$


7536-10Date revised: 08/24/04


Figure A-1.2North Vineyard Station Financing PlanRoadway Summary CIPPhase D



PHASE DDEVELOPER CONSTRUCTED

Gerber RoadR 4.2 Elk-Grove Florin to Project Bndry (off-site) 12' Median A-1.3.8 TC-4 2,000 L.F. 241$ 217$ 434,000$ [1] 434,000$ 42,770,200$ 434,000$ 42,770,200$ R 4.2 Elk-Grove Florin to Project Bndry (off-site) South Side Center Lane A-1.3.9 TC-4 2,000 L.F. 237$ 213$ 427,000$ [1] 427,000$ 43,197,200$ 427,000$ 43,197,200$ R 4.3 Project Boundary to Waterman 12' Median A-1.3.8 TC-4 2,640 L.F. 241$ 217$ 573,000$ [1] 573,000$ 43,770,200$ 573,000$ 43,770,200$ R 4.3 Project Boundary to Waterman South Side Center Lane A-1.3.9 TC-4 2,640 L.F. 237$ 213$ 563,000$ [1] 563,000$ 44,333,200$ 563,000$ 44,333,200$ R 4.4 Waterman to Gerber Creek Crossing #3 (just w. of Bradshaw) 12' Median A-1.3.8 TC-4 4,670 L.F. 241$ 217$ 1,013,000$ [1] 1,013,000$ 45,346,200$ 1,013,000$ 45,346,200$ R 4.4 Waterman to Gerber Creek Crossing #3 (just w. of Bradshaw) South Side Center Lane A-1.3.9 TC-4 4,670 L.F. 237$ 213$ 996,000$ [1] 996,000$ 46,342,200$ 996,000$ 46,342,200$ R 36 At Vineyard Rd. 4 X 2-plus Intersection Wdng & Signal. 4-way (incl. 450' intx. leg imps.) N/A 1 L.S. 1,014,000$ 912,600$ 913,000$ [8] -$ 46,342,200$ -$ 46,342,200$

Subtotal - Gerber Road 4,919,000$ 4,006,000$ 46,342,200$ 4,006,000$ 46,342,200$

Florin RoadR 3.5 3,320' east of Bradshaw to Vineyard 96' R/W Half-section (s, side, excl. median & outside 11' pvmt. & ftg.) N/A 1,980 L.F. 369$ 332$ 658,000$ 658,000$ 47,000,200$ 658,000$ 47,000,200$ R 31 At Vineyard Rd. 6 X 2-plus Intersection & Signalization, 3-way (incl. 450' intx. leg imps.) N/A 1 L.S. 1,158,750$ 1,042,875$ 1,043,000$ 1,043,000$ 48,043,200$ 1,043,000$ 48,043,200$ R 50 At Collector (8 Street) 6 X 2 Intersection Signalization, 3-way A-1.4.1 1 EA. 202,000$ 181,800$ 182,000$ 182,000$ 48,225,200$ 182,000$ 48,225,200$

Subtotal - Florin Road 2,382,001$ 1,883,000$ 48,225,200$ 1,883,000$ 48,225,200$


Subtotal - Onsite Frontage Improvements 390,000$ 390,000$ 48,615,200$ 390,000$ 48,615,200$


Subtotal - Right-of-Way Acquisition 422,000$ 422,000$ 49,037,200$ 422,000$ 49,037,200$


COUNTY CONSTRUCTED

Florin Road - (Off-site)R 3.1 West of South Watt Widden from 2 to 4 lanes (existing improvement) N/A TC-13 L.F. 307$ -$ [11] -$ 49,037,200$ -$ 49,037,200$ R 3.2 Elk-Grove Florin to CCTC RR (Project Boundary) 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 4500 TC-14 3,800 L.F. 892$ 3,390,000$ 3,390,000$ 52,427,200$ 3,390,000$ 52,427,200$

Subtotal - Florin Road - (Off-site) 3,390,000$ 3,390,000$ 52,427,200$ 3,390,000$ 52,427,200$

Calvine Road - (Off-site)R 5.3 1300' East of Waterman to Bradshaw 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 4100 3,100 L.F. 892$ 2,765,000$ [4] -$ 52,427,200$ -$ 52,427,200$ R 5.12 Laguna Creek Crossing (west of Bradshaw) Bridge/Culvert Improvements N/A 4100 1 L.S. 1,435,000$ 1,435,000$ [4] -$ 52,427,200$ -$ 52,427,200$ R 5.4 Bradshaw to Vineyard 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 4100 4,400 L.F. 892$ 3,925,000$ [4] -$ 52,427,200$ -$ 52,427,200$ R 5.13 CCTC RR Crossing Reconstruct at-grade RR crossing (108' R/W) N/A 4100 1 L.S. 540,000$ 540,000$ [4] -$ 52,427,200$ -$ 52,427,200$ R 5.5 Vineyard to Excelsior Widen shoulders to provide minimum pavement width A-1.3.1 4500 4,400 L.F. 178$ 783,000$ [8] -$ 52,427,200$ -$ 52,427,200$ R 5.14 Trib No. 1 to Laguna Creek Crsng (just west of Excelsior) Bridge/Culvert Improvements N/A 4500 1 L.S. 220,000$ 220,000$ [8] -$ 52,427,200$ -$ 52,427,200$

Subtotal - Calvine Road - (Off-site) 9,668,000$ -$ 52,427,200$ -$ 52,427,200$

South Watt - (Off-site)R 6.5 Elder Creek to Fruitridge 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 4500 TC-2 4,400 L.F. 892$ 3,925,000$ [3] 236,000$ 52,663,200$ 236,000$ 52,663,200$ R 6.6 Fruitridge to Jackson 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 4500 TC-2 4,650 L.F. 892$ 4,148,000$ [3] 249,000$ 52,912,200$ 249,000$ 52,912,200$

Subtotal - South Watt - (Off-site) 8,073,000$ 485,000$ 52,912,200$ 485,000$ 52,912,200$


TOTAL PHASE D 29,244,001$ 10,576,000$ 52,912,200$ 10,576,000$ 52,912,200$


7536-10Date revised: 08/24/04


Figure A-1.2North Vineyard Station Financing PlanRoadway Summary CIPPhase E



PHASE EDEVELOPER CONSTRUCTED

Florin RoadR 51 At Collector (12 Street) 2 X 2 Intersection Signalization, 3-way A-1.4.1 1 EA. 202,000$ 181,800$ 182,000$ 182,000$ 53,094,200$ 182,000$ 53,094,200$ R 52 At Collector (9 Street) 2 X 2 Intersection Signalization, 3-way A-1.4.1 1 EA. 202,000$ 181,800$ 182,000$ 182,000$ 53,276,200$ 182,000$ 53,276,200$

Subtotal - Florin Road 364,000$ 364,000$ 53,276,200$ 364,000$ 53,276,200$

Vineyard RoadR 9.2.2 2,640' north of Gerber Rd. to Florin (Project Bndry) 2-plus 66' R/W w/ 2-way center turn lane, c&g, s/w A-1.3.6 2,710 L.F. 665$ 599$ 1,622,000$ 1,622,000$ 54,898,200$ 1,622,000$ 54,898,200$ R 66 At Collector (15 Street) 2-plus X 2 Intersection Signalization, 3-way A-1.4.1 1 EA. 151,500$ 136,350$ 136,000$ 136,000$ 55,034,200$ 136,000$ 55,034,200$

Subtotal - Vineyard Road 1,758,000$ 1,758,000$ 55,034,200$ 1,758,000$ 55,034,200$


Subtotal - Onsite Frontage Improvements 113,000$ 113,000$ 55,147,200$ 113,000$ 55,147,200$ Right of Way Acquisition

For Onsite Arterial Frontages (Gerber, Florin, Bradshaw) ROW land acquisition N/A 1 L.S. 421,800$ 422,000$ 422,000$ 55,569,200$ 422,000$ 55,569,200$ Subtotal - Right-of-Way Acquisition 422,000$ 422,000$ 55,569,200$ 422,000$ 55,569,200$

TOTAL DEVELOPER CONSTRUCTED 2,657,000$ 2,657,000$ 55,569,200$ 2,657,000$ 55,569,200$ COUNTY CONSTRUCTED

Florin RoadR 28.2 At Elk Grove-Florin Rd. Construct third thru lane north&south legs of intersection only, no signal N/A 5700 TC-22 1 L.S. 660,050$ 660,000$ 660,000$ 56,229,200$ 660,000$ 56,229,200$

Subtotal - Florin Road 660,000$ 660,000$ 56,229,200$ 660,000$ 56,229,200$

Bradshaw Road - (Off-site)R 8.4 Florin (Project Bndry) to Elder Creek Rd. Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 5700 TC-18 4,400 L.F. 473$ 2,081,000$ [5] -$ 56,229,200$ -$ 56,229,200$

Subtotal -Bradshaw Road - (Off-site) 2,081,000$ -$ 56,229,200$ -$ 56,229,200$ Elder Creek Road - (Off-site)

R 2.2 South Watt to Bradshaw Widen shoulders to provide minimum pavement width A-1.3.1 5700 9,700 L.F. 178$ 1,727,000$ 1,727,000$ 57,956,200$ 1,727,000$ 57,956,200$ R 26 At Bradshaw Rd. Construct east&west legs of intersection only, no signal N/A 5700 1 L.S. 660,050$ 660,000$ [5] 264,000$ 58,220,200$ 264,000$ 58,220,200$ R 26 At Bradshaw Rd. Construct third thru lane north&south legs of intersection only, no signal N/A 5700 TC-21 1 L.S. 660,050$ 660,000$ 660,000$ 58,880,200$ 660,000$ 58,880,200$ R 2.3 Bradshaw to Excelsior Widen shoulders to provide minimum pavement width A-1.3.1 5700 10,150 L.F. 178$ 1,807,000$ 1,807,000$ 60,687,200$ 1,807,000$ 60,687,200$

Subtotal - Elder Creek - (Off-site) 4,854,000$ 4,458,000$ 60,687,200$ 4,458,000$ 60,687,200$ Calvine Road - (Off-site)

R 5.3 1300' East of Waterman to Bradshaw Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 5700 3,100 L.F. 173$ 536,000$ [14] -$ 60,687,200$ -$ 60,687,200$ R 5.4 Bradshaw to Vineyard Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 5700 4,400 L.F. 173$ 761,000$ [14] -$ 60,687,200$ -$ 60,687,200$

Subtotal - Calvine Road - (Off-site) 1,297,000$ -$ 60,687,200$ -$ 60,687,200$ South Watt - (Off-site)

R 6.4 Florin to Elder Creek Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 5700 4,400 L.F. 472$ 2,077,000$ [3] 125,000$ 60,812,200$ 125,000$ 60,812,200$ R 6.5 Elder Creek to Fruitridge Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 5700 TC-16 4,400 L.F. 472$ 2,077,000$ [3] 125,000$ 60,937,200$ 125,000$ 60,937,200$ R 6.6 Fruitridge to Jackson Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 5700 TC-16 4,650 L.F. 472$ 2,195,000$ [3] 132,000$ 61,069,200$ 132,000$ 61,069,200$

Subtotal - South Watt - (Off-site) 6,349,000$ 382,000$ 61,069,200$ 382,000$ 61,069,200$ Elk Grove-Florin Road

R 6.3 Gerber to Florin (Off-site) Widen from 4 to 6 lanes (outside 11' pvmt., c&g), both sides A-1.3.7 5700 4,400 L.F. 472$ 2,077,000$ [3] -$ 61,069,200$ -$ 61,069,200$ Subtotal - Elk Grove-Florin Road 2,077,000$ -$ 61,069,200$ -$ 61,069,200$

Jackson Road - (Off-site)R 1.2 So. Watt Ave to Bradshaw 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 5700 9,990 L.F. 892$ 8,911,000$ [3] 2,138,640$ 63,207,840$ 2,138,640$ 63,207,840$ R 1.3 Bradshaw to Excelsior 6 Lane 108' R/W center sect. w/ med. (excludes outside 11' pvmt. & ftg.) A-1.3.5 5700 10,300 L.F. 892$ 9,188,000$ [9] -$ 63,207,840$ -$ 63,207,840$ R 23 At Excelsior Rd. 6 X 4 Intersection Widening, no. & so. bound only (incl. 450' intx. leg imps.)N/A 5700 1 L.S. 772,500$ 773,000$ [13] -$ 63,207,840$ -$ 63,207,840$ R 1.11 Morrison Creek Crossing (just east of Bradshaw) Bridge/Culvert Improvements N/A 5700 1 L.S. 1,435,000$ 1,435,000$ [9] -$ 63,207,840$ -$ 63,207,840$

Subtotal - Jackson Road - (Off-site) 20,307,000$ 2,138,640$ 63,207,840$ 2,138,640$ 63,207,840$


TOTAL PHASE E 40,282,000$ 10,295,640$ 63,207,840$ 10,295,640$ 63,207,840$


7536-10Date revised: 08/24/04


Figure A-1.2North Vineyard Station Financing PlanRoadway Summary CIPSummary

Total Est. Cumulative CumulativeTotal Cost of Total Net Total

Estimated Reim Estimated Construction EstimatedCost Project Cost Cost Net Cost

Phase A-1 8,013,000$ 8,013,000$ 8,013,000$ 8,013,000$ 8,013,000$ Phase A-2 28,500,000$ 13,729,000$ 21,742,000$ 13,729,000$ 21,742,000$ Phase B 51,855,000$ 13,968,200$ 35,710,200$ 13,968,200$ 35,710,200$ Phase C 10,208,001$ 6,626,000$ 42,336,200$ 6,626,000$ 42,336,200$ Phase D 29,244,001$ 10,576,000$ 52,912,200$ 10,576,000$ 52,912,200$ Phase E 40,282,000$ 10,295,640$ 63,207,840$ 10,295,640$ 63,207,840$

TOTAL 168,102,002$ 63,207,840$ 63,207,840$

General Notes:The total cost for 'On-site Frontage Improvements' and the total right-of-way acquisition for on-site arterial right-of-ways was divided evenly amongst all phases due to the uncertain nature of tentative map layouts as well as the uncertain nature and timing of public frontages.

Notes to Tables[1] 50% funding participation by VSCP ($2.04 mil.) shifted to Gerber Rd. Improvements east of Bradshaw Rd. in exchange for NVS assuming 100% of the funding for Gerber Rd. imp. West of Bradshaw (even trade).[2] Other NVSSP PFFP Development Fees [3] County Developer Fees[4] EGWV and Vineyard Springs PFFP[5] Measure A Development Fees, sales tax or other.[6] Road Fund, I.S.T.E.A.[7] County building ultimate 6-lane bridge[8] 100% funding VSCP[9] 76% Future Developer fees, 24% Sunridge PFFP[10] mit. measure satisfied by existence of constr. contract for full improvements[11] Existing Improvement[12] (note not used)[13] Sunridge[14] Not identified.[15] 80% EGWV


7536-10Date revised: 08/24/04Revised from: 04/02/03

Figure A-1.2aNorth Vineyard StationSummary Of Net Roadway Construction Cost by Phase

Gerber Waterman Florin Bradshaw Vineyard South Watt Calvine Excelsior Elder Jackson Elk Grove On-site ROWItem Road Road Road Road Road Road Road Road Creek Rd Road Florin Rd Frontage Acquisition Other Total

Phase A-1Developer Constructed 4,429,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 162,000$ 422,000$ 3,000,000$ 8,013,000$ County Constructed -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Total Phase A-1 4,429,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 162,000$ 422,000$ 3,000,000$ 8,013,000$

Phase A-2Developer Constructed 2,086,000$ 2,020,000$ 6,565,000$ -$ -$ -$ -$ -$ -$ -$ -$ 387,000$ $1,680,000 -$ 12,738,000$ County Constructed -$ -$ 676,000$ -$ -$ 315,000$ -$ -$ -$ -$ -$ -$ -$ -$ 991,000$

Total Phase A-2 2,086,000$ 2,020,000$ 7,241,000$ -$ -$ 315,000$ -$ -$ -$ -$ -$ 387,000$ 1,680,000$ -$ 13,729,000$

Phase BDeveloper Constructed 594,000$ 2,948,000$ 2,306,000$ 609,000$ -$ -$ -$ -$ -$ -$ -$ 645,000$ 422,000$ -$ 7,524,000$ County Constructed 998,000$ -$ 1,892,000$ -$ -$ 236,000$ -$ 2,258,000$ 70,000$ -$ 990,200$ -$ -$ -$ 6,444,200$

Total Phase B 1,592,000$ 2,948,000$ 4,198,000$ 609,000$ -$ 236,000$ -$ 2,258,000$ 70,000$ -$ 990,200$ 645,000$ 422,000$ -$ 13,968,200$

Phase CDeveloper Constructed -$ -$ 1,690,000$ -$ 1,580,000$ -$ -$ -$ -$ -$ -$ 1,200,000$ 2,156,000$ -$ 6,626,000$ County Constructed -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$

Total Phase C -$ -$ 1,690,000$ -$ 1,580,000$ -$ -$ -$ -$ -$ -$ 1,200,000$ 2,156,000$ -$ 6,626,000$

Phase DDeveloper Constructed 4,006,000$ -$ 1,883,000$ -$ -$ -$ -$ -$ -$ -$ -$ 390,000$ 422,000$ -$ 6,701,000$ County Constructed -$ -$ 3,390,000$ -$ -$ 485,000$ -$ -$ -$ -$ -$ -$ -$ -$ 3,875,000$

Total Phase D 4,006,000$ -$ 5,273,000$ -$ -$ 485,000$ -$ -$ -$ -$ -$ 390,000$ 422,000$ -$ 10,576,000$

Phase EDeveloper Constructed -$ -$ 364,000$ -$ 1,758,000$ -$ -$ -$ -$ -$ -$ 113,000$ 422,000$ -$ 2,657,000$ County Constructed -$ -$ 660,000$ -$ -$ 382,000$ -$ -$ 4,458,000$ 2,138,640$ -$ -$ -$ -$ 7,638,640$

Total Phase E -$ -$ 1,024,000$ -$ 1,758,000$ 382,000$ -$ -$ 4,458,000$ 2,138,640$ -$ 113,000$ 422,000$ -$ 10,295,640$

TOTALDeveloper Constructed 11,115,000$ 4,968,000$ 12,808,000$ 609,000$ 3,338,000$ -$ -$ -$ -$ -$ -$ 2,897,000$ 5,524,000$ 3,000,000$ 44,259,000$ County Constructed 998,000$ -$ 6,618,000$ -$ -$ 1,418,000$ -$ 2,258,000$ 4,528,000$ 2,138,640$ 990,200$ -$ -$ -$ 18,948,840$

TOTAL 12,113,000$ 4,968,000$ 19,426,000$ 609,000$ 3,338,000$ 1,418,000$ -$ 2,258,000$ 4,528,000$ 2,138,640$ 990,200$ 2,897,000$ 5,524,000$ 3,000,000$ 63,207,840$

MacKay & SompsRoadway CIP.xls Phase

SUBSECTION A‐1.3

ROADWAY CROSS‐SECTION INDEX

North Vineyard Station Specific PlanRoadway Capital Improvement Program

Typical Roadway SectionsSacramento County, California

SACRAMENTO, CALIFORNIA (916) 929-6092CIVIL ENGINEERING LAND PLANNING LAND SURVEYING

JOB NUMBER: 7536-10 REVISED ON: 09/29/04

median

LCR/W

3'12'

AC

AB

2%

curb & guttertype 2

36'

72'

72' RIGHT OF WAYONSITE WATERMAN ROAD, GERBER ROAD

walksoundwall

3'

25'landscape corridor/

w/6' meandering walk

R/W

11'

36'

16' 11'16' 6'walk may beomitted if trailis adjacent

or drainageopen space

park

48' OR 68' ROAD FEE FUNDINGPRIVATE FUNDING

PRIVATE FUNDING 68' ROAD FEE FUNDING

parkopen spaceor drainage

is adjacentomitted if trailwalk may be

6'28' 11'28'

36'

11'

R/W

w/6' meandering walklandscape corridor/

25'

3'

soundwall walk

ONSITE FLORIN ROAD, BRADSHAW ROAD96' RIGHT OF WAY

96'

48'

type 2curb & gutter

2%

AB

AC

12' 3'

R/WCL

median

2%

2%

developmentproposed

proposeddevelopment

2%

6'

45'

walk

3'

(THOROUGHFARE)OFFSITE 108' STREET

type 2curb & gutter

2%

AB

AC

3'

R/WCL

6'

R/W

6' or 7' 6' or 7'

54'45'54'

38' or 39' 38' or 39'

72' RIGHT OF WAYONSITE GERBER ROAD (PHASE A-1)

66'

21' 3'

2%

AB

AC

21'

2%

type 2curb & gutter

66' (2-plus) RIGHT OF WAY

R/W

6' 3'

36'

11'

27'

type 2curb & gutter

AB

6'3'

R/W12.5' p.u.e.w/6' meandering

CL

2%AC

Walk

10'

5'bikelane

11'travel lane travel lane travel lane

11' 5'

pave

dsh

ould

er

existing pavement

existing pavementmatch

10'10'existing

pavement pavementexisting

walk

R/W

CL

12'

ONSITE VINEYARD ROAD

HALF STREET SECTION

walkCROSSINGS

WHEN ADJACENT TOFUNDED BY ROAD FEE

RAILROAD OR CREEK

RAILROAD OR CREEK

FUNDED BY ROAD FEEWHEN ADJACENT TO

CROSSINGS

27'27'

42'36'

42'

6'6'

R/W

6'

LC R/W

3'

AC

AB

2%

curb & guttertype 2

OFFSITE 84' STREET(ARTERIAL)

3'

walk

36'

6'

2%

REVISED FROM: 09/01/04

Figure A-1.3Roadway Cross Section IndexSummary of Preliminary Per Foot Cost Estimates

SHEET PROJECT NAME TOTAL COST PER L.F.

A-1.3.1 Widen Shoulders to Provide Minimum Pavement Width 178.00$

A-1.3.2 72' R/W (Arterial) Half-Section 429.00$

A-1.3.3 72' R/W (Arterial) Center Section 661.00$

A-1.3.4 Widen Existing Arterial Center Section from 2 to 4 Lanes 307.00$

A-1.3.5 96' R/W (Arterial) Center Section 892.00$

A-1.3.6 66' (2-plus) R/W 665.00$

A-1.3.7 Off-Site Thoroughfare Frontage Lane 472.00$

A-1.3.8 12' Median 241.00$

A-1.3.9 South Side Center Lane 237.00$

MacKay & Somps Civil Engineers, Inc.Roadway Cross Section.xls Road Cross Sect Index

Figure A-1.3.1Roadway Cross Section IndexPreliminary Per Foot Cost EstimateTypical Widen Shoulders to Provide Minimum Pavement Width

Project Description:6' Pavement Each Side, 6' Roadside Ditch Easment = 24'

ITEM QUANTITY UNIT UNIT PRICE PER FT COST

1. Clearing & Grubbing, Subgrade Preparation 24 S.F. 0.15$ 3.60$

2. Excavation- Major Road 1 C.Y. 25.00$ 25.00$

3. Asphaltic Concrete, 5" 12 S.F. 2.00$ 24.00$

4. Aggregate Base, 20" 12 S.F. 2.78$ 33.36$

5. Sawcut Existing Pavement 2 L.F. 1.00$ 2.00$

6. Local Drainage - Roadside Drainage 2 L.F. 12.50$ 25.00$

7. Signing & Striping 2 L.F. 6.50$ 13.00$

8. Erosion Control 1 L.F. 6.00$ 6.00$

9. Traffic Control 1 L.F. 5.00$ 5.00$

Subtotal 136.96$

30% (surveys, design, inspection and contingency) 41.09$

Grand Total per Foot 178.05$

Use 178.00$

Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Landscaping and soundwall are excluded.4. Assumes a 5" AC over 20" AB roadway section.5. Assumes existing utility poles to remain in present location

MacKay & Somps Civil Engineers, Inc.Roadway Cross Section.xls A-1.3.1

Figure A-1.3.2Roadway Cross Section IndexPreliminary Per Foot Cost EstimateTypical 72' R/W (Arterial) Half-Section

Project Description:27' Pavement, 3' C&G, 12.5' P.U.E. w/ 6' Meandering Sidewalk = 42.5'


1. Clearing & Grubbing, Subgrade Preparation 42.5 S.F. 0.15$ 6.38$

2. Pavement Removal 4 S.F. 1.50$ 6.00$





7. Conc.-Curb and Gutter, Type 2 1 L.F. 17.00$ 17.00$

8. Conc.- 6' Sidewalk W/ 6" AB 6 S.F. 5.00$ 30.00$

9 Local Drainage- Street Storm Drain System 1 L.F. 10.00$ 10.00$


11. Intx.-Traffic Signal Interconnect 1 L.F. 10.00$ 10.00$



14. Street Light, Type A 250' Spacing 1 L.F. 16.50$ 16.50$

Subtotal 329.69$



Use 429.00$ Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Landscaping and soundwall are excluded.4. Assumes a 5"AC over 20" AB roadway section.


Figure A-1.3.3Roadway Cross Section IndexPreliminary Per Foot Cost EstimateTypical 72' R/W (Arterial) Center-Section

Project Description:12' Landscape Median, 17' Pavement, and 6' Roadside Ditch (Each Side) = 58'




3. Excavation- Major Road 5 C.Y 25.00$ 125.00$



6. Conc.-Median Curb, Type 3 2 L.F. 15.30$ 30.60$

7. Median Landscaping & Irrigation (turf & street trees) 11 S.F. 8.00$ 88.00$

8. Drainage-Roadside Drainage 2 L.F. 12.50$ 25.00$





Subtotal 508.57$



Use 661.00$

Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Landscaping and soundwall are excluded.4. Assumes a 5" AC over 20" AB roadway section.5. Outside 11' travel lane, curb, gutter, & s/w are not included.


Figure A-1.3.4Roadway Cross Section IndexPreliminary Per Foot Cost EstimateWiden Exist Arterial Center Section from 2 to 4 Lanes

Project Description:11' Pavement and 6' Roadside Ditch Each Side = 34'







6. Drainage-Roadside Drainage 2 S.F. 12.50$ 25.00$




Subtotal 236.26$



Use 307.00$

Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Landscaping and soundwall are excluded.4. Assumes a 5" AC over 20" AB roadway section.5. Assumes existing utility poles to remain in present location.


Figure A-1.3.5Roadway Cross Section IndexPreliminary Per Foot Cost EstimateTypical 96' R/W (Thoroughfare) Center Section Only

Project Description:12' Landscaped Median, 28' Pavement and 6' Roadside Ditch Each Side = 80'



2. Pavement removal 20 S.F. 1.50$ 30.00$






8. Local Drainage - Roadside Drainage 1 L.F. 12.50$ 12.50$





Subtotal 686.03$



Use 892.00$ Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Frontage Landscaping and soundwall are excluded.4. Assumes a 5" AC over 20" AB roadway section.5. Outside 11' travel lane, curb, gutter & s/w are not included.


Figure A-1.3.6Roadway Cross Section IndexPreliminary Per Foot Cost EstimateTypical 66' (2-plus) R/W

Project Description:12' Two-Way Center Turn Lane, 21' Pavement and Curb & Gutter Each Side,








7. Local Drainage- Street Storm Drain System 1 L.F. 20.00$ 20.00$



10. Street Lights-Collector, Type B 220' Alt.Spacing 1 L.F. 15.50$ 15.50$

Subtotal 511.27$



Use 665.00$

6' sidewalk west side only = 66'

Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Landscaping and soundwall are excluded.4. Assumes a 5"AC over 20" AB roadway section.5. Outside travel lane, curb, gutter & s/w are the responsibility of fronting properties.


Figure A-1.3.7Roadway Cross Section IndexPreliminary Per Foot Cost EstimateTypical Off-Site Thoroughfare Frontage Lane

Project Description:11' Pavement, 3' C&G, 6' Sidewalk = 20' (w/o Soundwall)

Widening/Outside Travel Lane - One Side Only









8. Local Drainage- Street Storm Drain System 1 L.F. 10.00$ 10.00$

9. Street Lights-Major Rd., Type A 220' Spacing 1 L.F. 18.75$ 18.75$

10. Utility Pole Relocation 1 L.F. 18.00$ 18.00$


Subtotal 181.83$



Use 236.00$

In Case of Both Sides of Street Use 472.00$

Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Frontage Landscaping and soundwall are excluded.4. Assumes a 5" AC over 20" AB roadway section.5. Outside 11' travel lane, curb, gutter & s/w are not included


Figure A-1.3.8Roadway Cross Section IndexPreliminary Per Foot Cost Estimate12' Median

Project Description:12' Landscape Median = 12'









Subtotal 185.65$



Use 241.00$



Figure A-1.3.9Roadway Cross Section IndexPreliminary Per Foot Cost EstimateSouth Side Center Lane

Project Description:17' Pavement and 6' Roadside Ditch (South Side) = 23'







6. Drainage-Roadside Drainage 1 L.F. 12.50$ 12.50$




Subtotal 181.96$



Use 237.00$



SUBSECTION A‐1.4

TRAFFIC SIGNALS AND INTERSECTION INDEX

Appendix A-1.4.1Traffic Signals and Intersection IndexProject Specific Intersections Cost Estimate [1]

Total

3 Way: 6X2X6 202,000$ & 4X2X4

4 Way: 225,000$ 6x6x2x2 & 4x4x2x2

[1] Cost for center lane improvements thru project specific intersections included in roadway segment items. Therefore, this cost is not included in the intersection cost.

46,500$

51,900$

155,000$

173,000$

Description Traffic Signals Eng., Design, Survey,Inspection, & Cont. 30%

MacKay & Somps Civil Engineers, Inc.Traffic Signals Intersection Index.xls proj.spec.intx.'s

Appendix A-1.4.2Traffic Signals and Intersection IndexPreliminary Cost Estimate - Typical 4x4 IntersectionReplacement of Two-Lane Rural Intersection

ITEM QUANTITY UNIT UNIT PRICE COST

1. Clearing & Grubbing 70,100 S.F. 0.15$ 10,515$

2. Pavement removal 53,100 S.F. 1.50$ 79,650$

3. Excavation- Major Road 7,700 C.Y. 25.00$ 192,500$

4. Asphaltic Concrete, 5" 111,400 S.F. 2.00$ 222,800$

5. Aggregate Base, 20" 111,400 S.F. 2.78$ 309,692$

6. Conc.-Curb and Gutter, Type 2 200 L.F. 17.00$ 3,400$

7. Local Drainage - Street Storm Drain System 1,560 L.F. 20.00$ 31,200$

8. Traffic Signal 1 L.S. 173,000.00$ 173,000$

9. Signing & Striping 1,800 L.F. 6.50$ 11,700$

10. Conc.- 4' Sidewalk w/ 6" AB 1,060 S.F. 5.00$ 5,300$

Subtotal 1,039,757$

30% (surveys, design, inspection and contingency) 311,927$ Grand Total 1,351,684$

Use 1,352,000$

Without Traffic Signal Use 1,127,100$

Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Frontage Landscaping and soundwall are excluded.4. Assumes a 5" AC over 20" AB roadway section.5. Outside 11' travel lane, curb, gutter, & s/w are the resposibility of fronting properties; 100' tapers

from curb returns provided6. Includes 450' intersection legs each way

MacKay & Somps Civil Engineers, Inc.Traffic Signals Intersection Index.xls A-1.4.2

Appendix A-1.4.3Traffic Signals and Intersection IndexPreliminary Cost Estimate - Typical 6x4 IntersectionReplacement of Two-Lane Rural Intersection

ITEM QUANTITY UNIT UNIT PRICE COST

1. Clearing & Grubbing 88,500 S.F. 0.15$ 13,275$

2. Pavement removal 53,100 S.F. 1.50$ 79,650$

3. Excavation- Major Road 8,900 C.Y. 25.00$ 222,500$

4. Asphaltic Concrete, 5" 125,000 S.F. 2.00$ 250,000$

5. Aggregate Base, 20" 125,000 S.F. 2.78$ 347,500$

6. Conc.-Curb and Gutter, Type 2 200 L.F. 17.00$ 3,400$

7. Conc.-Median Curb 1,560 L.F. 12.00$ 18,720$

8. Median Landscaping (turf only) 4,920 S.F. 6.50$ 31,980$

9. Local Drainage - Street Storm Drain System 1,560 L.F. 20.00$ 31,200$

10. Traffic Signal 1 L.S. 173,000.00$ 173,000$

11. Signing & Striping 1,800 L.F. 6.50$ 11,700$

12. Conc.- 4' Sidewalk w/ 6" AB 1,060 S.F. 5.00$ 5,300$

Subtotal 1,188,225$

30% (surveys, design, inspection and contingency) 356,468$ Grand Total 1,544,693$

Use 1,545,000$

Without Traffic Signal Use 1,320,100$

Notes:1. Joint Trench costs are excluded.2. Right-of-way costs are excluded.3. Frontage Landscaping and soundwall are excluded.4. Assumes a 5" AC over 20" AB roadway section.5. Outside 11' travel lane, curb, gutter, & s/w are the resposibility of fronting properties; 100' tapers

from curb returns provided6. Includes 450' intersection legs each way

MacKay & Somps Civil Engineers, Inc.Traffic Signals Intersection Index.xls A-1.4.3

SUBSECTION A‐1.5

ROADWAY DRAINAGE STRUCTURE INDEX

Appendix A-1.5Roadway Drainage Structure Cost IndexSummary of Costs

SHEET PROJECT NAME TOTAL COST

A-1.5.1 ELDER CREEK CROSSING @ ELK GROVE-FLORIN RD 1,026,000$

A-1.5.2 ELDER CREEK CROSSING @ FLORIN RD. 1,099,000$

A-1.5.3 GERBER CREEK CROSSING @ WATERMAN RD. 195,000$

A-1.5.4 GERBER CREEK CROSSING #4 @ GERBER RD. 237,000$


A-1.5.6 GERBER CREEK CROSSING @ BRADSHAW RD. 252,000$


A-1.5.8 TRIBUTARY TO ELDER CREEK CROSSING @ EXCELSIOR ROAD 96,000$

A-1.5.8 TRIBUTARY #1 TO GERBER CREEK CROSSING @ FLORIN ROAD 96,000$

A-1.5.8 TRIBUTARY TO ELDER CREEK CROSSING @ BRADSHAW ROAD 246,000$

GRAND TOTAL 3,674,000$

NOTES: 1. TOTAL COST INCLUDES THE FOLLOWING:

30% surveys, desing, inspection and contingency

MacKay & Somps Civil Engineers, Inc.Roadway Drainage Structure.xls Index

Appendix A-1.5.1Roadway Drainage Structure Cost IndexCost Detail - Elder Creek Crossing at Elk Grove-Florin Road

PROJECT NO. : R 6.12PROJECT NAME: ELDER CREEK CROSSING @ ELK GROVE-FLORIN RD

PROJECT DESCRIPTION: NEW BRIDGE CONSTRUCTION (108' R/W)

PROJECT COSTS:

Item Quantity Unit Unit Cost Total CostConstr. New Bridge 7,700 S.F. $102.50 $789,250

Subtotal $789,300

30% (surveys, design, inspection and contingency) $236,790

Total Cost $1,026,000

NOTES: 1. Width = 108' + 2' = 110'2. Span = 70'3. s.f. to construct = 7,700 s.f.4. Cost includes demolition, erosion control, etc.5. Channel excav. incl. in Elder Creek reach 3 channel imps.6. Rev. eng. & contingency from 10% & 10% to 30% total consistent with Roadway Items. 2-5-97

MacKay & Somps Civil Engineers, Inc.Roadway Drainage Structure.xls A-1.5.1

Appendix A-1.5.2Roadway Drainage Structure Cost IndexCost Detail - Elder Creek Crossing at Florin Road

PROJECT NO. : R 3.12PROJECT NAME: ELDER CREEK CROSSING @ FLORIN RD.

PROJECT DESCRIPTION: NEW BRIDGE CONSTRUCTION (108' R/W)

PROJECT COSTS:

Item Quantity Unit Unit Cost Total CostConstr. New Bridge 8,250 S.F. $102.50 $845,625

Subtotal $845,600


Total Cost $1,099,000

NOTES: 1. Width = 108' + 2' = 110'2. Span = 75'3. s.f. to construct = 8250 s.f.4. Cost includes demolition, erosion control, etc.5. Channel excav. included in Elder Creek reach 1A & 1B channel imps.6. Rev. eng. & contingency from 10% & 10% to 30% total consistent with Roadway Items. 2-5-97


Appendix A-1.5.3Roadway Drainage Structure Cost IndexCost Detail - Gerber Creek Crossing at Waterman Road

PROJECT NO. : R 7.12PROJECT NAME: GERBER CREEK CROSSING @ WATERMAN RD.

PROJECT DESCRIPTION: (2) 8'x6' BOX CULVERT CONSTR. w/ HEADWALLS (84' ROW)

PROJECT COSTS:

Item Quantity Unit Unit Cost Total Cost(2) 8' x 6' Conc. Box Culverts 94 L.F. $1,000.00 $94,000Headwall & Wingwalls 2 EA $27,000.00 $54,000Erosion Protection 1 L.S. $2,160.00 $2,160

Subtotal $150,200


Total Cost $195,000

NOTES: 1. New crossing construction2. Channel excav. incl. in Gerber Creek reach 2A channel improvements.3. Rev. eng. & contingency from 10% & 10% to 30% total consistent with Roadway Items. 2-5-97


Appendix A-1.5.4Roadway Drainage Structure Cost IndexCost Detail - Gerber Creek Crossing #4 at Gerber Road

PROJECT NO. : R 4.12PROJECT NAME: GERBER CREEK CROSSING #4 @ GERBER RD.

(ADJACENT TO CCTCRR)

PROJECT DESCRIPTION: (2) 8'x6' BOX CULVERT CONSTR. w/ HEADWALLS (84' ROW)

PROJECT COSTS:

Item Quantity Unit Unit Cost Total Cost(2) 8' x 6' Conc. Box Culverts 104 L.F. $1,000.00 $104,000Headwall & Wingwalls 2 EA $27,000.00 $54,000Erosion Protection 1 L.S. $2,160.00 $2,160Demolition of Exist. Bridge 1 L.S. $22,000.00 $22,000

Subtotal $182,200


Total Cost $237,000

NOTES: 1. Channel excav. incl. in Gerber Creek reach 2A & 2B channel imps.2. Length= 104' due to skewed crossing.3. Rev. eng. & contingency from 10% & 10% to 30% total consistent with Roadway Items. 2-5-97




(JUST WEST OF BRADSHAW RD.)

PROJECT DESCRIPTION: (2) 8'x6' BOX CULVERT CONSTR. w/ HEADWALLS (84' R/W)

PROJECT COSTS:

Item Quantity Unit Unit Cost Total Cost(2) 8' x 6' Conc. Box Culverts 84 L.F. $1,000.00 $84,000Headwall & Wingwalls 2 EA $27,000.00 $54,000Erosion Protection 1 L.S. $2,160.00 $2,160Demolition of Exist. Bridge 1 L.S. $22,000.00 $22,000

Subtotal $162,200


Total Cost $211,000

NOTES: 1. Channel excav. incl. in Gerber Creek reach 2B & 2C channel imps.2. Rev. eng. & contingency from 10% & 10% to 30% total consistent with Roadway Items. 2-5-97


Appendix A-1.5.6Roadway Drainage Structure Cost IndexCost Detail - Gerber Creek Crossing at Bradshaw Road

PROJECT NO. : R 8.13PROJECT NAME: GERBER CREEK CROSSING @ BRADSHAW RD.


PROJECT COSTS:

Item Quantity Unit Unit Cost Total Cost(2) 8' x 5' Conc. Box Culverts 118 L.F. $940.00 $110,920Headwall & Wingwalls 2 EA $27,000.00 $54,000Erosion Protection 1 L.S. $2,160.00 $2,160Remove Exist. Box Culverts 1 L.S. $27,000.00 $27,000

Subtotal $194,100


Total Cost $252,000

NOTES: 1. Channel excav. incl. in Gerber Creek reach 2C channel improvements.2. Rev. eng. & contingency from 10% & 10% to 30% total consistent with Roadway Items. 2-5-97




(JUST EAST OF BRADSHAW RD.)


PROJECT COSTS:

Item Quantity Unit Unit Cost Total Cost(2) 8' x 5' Conc. Box Culverts 94 L.F. $940.00 $88,360Headwall & Wingwalls 2 EA $27,000.00 $54,000Erosion Protection 1 L.S. $2,160.00 $2,160Demolition of Exist. Bridge 1 L.S. $22,000.00 $22,000

Subtotal $166,500


Total Cost $216,000

NOTES: 1. Channel excav. incl. in Gerber Creek reach 2C & VSCP channel improvements.2. Rev. eng. & contingency from 10% & 10% to 30% total consistent with Roadway Items. 2-5-97


Appendix A-1.5.8Roadway Drainage Structure Cost Index

PROJECT NAME: R11.15 TRIBUTARY TO ELDER CREEK CROSSING @ EXCELSIOR ROADR 3.13 TRIBUTARY #1 TO GERBER CREEK CROSSING @ FLORIN ROAD

PROJECT DESCRIPTION: EXTEND CULVERTS 9 L.F. EACH SIDE AT TIME ROADWAY IS WIDENED TO INCLUDE SHOULDERS

PROJECT COSTS:

Item Quantity Unit Unit Cost Total CostDbl. Culverts 18 L.F. $940.00 $16,920Headwall & Wingwalls 2 EA $27,000.00 $54,000Erosion Protection 1 L.S. $2,700.00 $2,700

Subtotal $73,60030% (surveys, design, inspection and contingency) $22,080

Total Cost $96,000

PROJECT NAME: R 8.16 TRIBUTARY TO ELDER CREEK CROSSING @ BRADSHAW ROAD

PROJECT DESCRIPTION: 108' R.O.W., DBL. 8'x6' RC BOX CULVERTS

PROJECT COSTS:

Item Quantity Unit Unit Cost Total CostDbl. Culverts 118 L.F. $940.00 $110,920Headwall & Wingwalls 2 EA $27,000.00 $54,000Erosion Protection 1 L.S. $2,700.00 $2,700Remove existing structure 1 L.S. $21,600.00 $21,600

Subtotal $189,20030% (surveys, design, inspection and contingency) $56,760

Total Cost $246,000

NOTES: 1. Rev. eng. & contingency from 10% & 10% to 30% total consistent with Roadway Items. 2-5-97

Offsite Roadway Crossings


SUBSECTION A‐1.6

INTERIOR ROADWAY FRONTAGE INDEX

Appendix A-1.6Interior Roadway Frontage IndexSummary of Total Costs


A-1.6.1 Phase A-1 Public Frontage 161,990$

A-1.6.2 Phase A-2 Public Frontage 386,855$

A-1.6.3 Phase B Public Frontage 645,445$

A-1.6.4 Phase C Public Frontage 1,200,325$

A-1.6.5 Phase D Public Frontage 390,235$

A-1.6.6 Phase E Public Frontage 112,850$ Onsite Public Frontage Total 2,897,700$

NOTES:

1. TOTAL COSTS INCLUDE THE FOLLOWING:

30% survey, design, inspection and contingency

2. FRONTAGE FOR THE FLOATING 6.2 ACRE PARK WILL NEED TO BE INCLUDED ONCE THE LAYOUT AND LOCATION HAVE

BEEN DETERMINED.

MacKay & Somps Civil Engineers, Inc.Interior Roadway Frontage.xls A-1.6.1a

Appendix A-1.6.1Interior Roadway Frontage IndexPreliminary Per Foot Cost EstimatePhase A-1 Public Frontage

ITEM REF. TABLE QUANTITY UNIT UNIT PRICE COST1. 25' Half Section A-1.6.7 0 L.F. 185.00$ -$ 2. 28' Half Section A-1.6.8 155 L.F. 202.00$ 31,310$ 3. 30' Half Section A-1.6.9 605 L.F. 216.00$ 130,680$

Grand Total Phase A-1 Public Frontage 161,990$

NOTES:

1. TOTAL COSTS INCLUDE THE FOLLOWING:30% survey, design, inspection and contingency

2. FRONTAGE FOR THE FLOATING 6.2 ACRE PARK WILL NEED TO BE INCLUDED ONCE THE LAYOUT AND LOCATION HAVE BEEN DETERMINED.

Project Name: Public Frontage for Specific Plan RoadsPhase A-1

Phase A-1 Public FrontageN.T.S.

W ater T reatmentPlant Site

Elde

r Cre

ek

Gerber

CENTRAL CALIFORNIA TRACTIO

N RAILROAD

HE

DG

E A

VE

.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD

Specific Plan BoundaryFLORIN ROAD

ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ER

MAN

MacKay & Somps Civil Engineers, Inc.Interior Roadway Frontage.xls A-1.6.1

Appendix A-1.6.2Interior Roadway Frontage IndexPreliminary Per Foot Cost EstimatePhase A-2 Public Frontage

ITEM REF. TABLE QUANTITY UNIT UNIT PRICE COST1. 25' Half Section A-1.6.7 655 L.F. 185.00$ 121,175$ 2. 28' Half Section A-1.6.8 0 L.F. 202.00$ -$ 3. 30' Half Section A-1.6.9 1,230 L.F. 216.00$ 265,680$

Grand Total Phase A-2 Public Frontage 386,855$

NOTES:



Project Name: Public Frontage for Specific Plan RoadsPhase A-2

Phase A-2 Public FrontageN.T.S.

W ater Treatm entPlant Site

Elde

r Cre

ek

Gerber


N RAILROAD

HED

GE

AV

E.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD


ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ER

MAN


Appendix A-1.6.3Interior Roadway Frontage IndexPreliminary Per Foot Cost EstimatePhase B Public Frontage

ITEM REF. TABLE QUANTITY UNIT UNIT PRICE COST1. 25' Half Section A-1.6.7 1,685 L.F. 185.00$ 311,725$ 2. 28' Half Section A-1.6.8 0 L.F. 202.00$ -$ 3. 30' Half Section A-1.6.9 1,545 L.F. 216.00$ 333,720$

Grand Total Phase B Public Frontage 645,445$ NOTES:


30% survey, design, inspection and contingency 2. FRONTAGE FOR THE FLOATING 6.2 ACRE PARK WILL NEED TO BE INCLUDED ONCE THE LAYOUT AND LOCATION HAVE BEEN DETERMINED.

Project Name: Public Frontage for Specific Plan RoadsPhase B

N.T.S.


Elde

r Cre

ek

Gerber


N RAILROAD

HED

GE

AV

E.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD


ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ER

MAN


Appendix A-1.6.4Interior Roadway Frontage IndexPreliminary Per Foot Cost EstimatePhase C Public Frontage

ITEM REF. TABLE QUANTITY UNIT UNIT PRICE COST1. 25' Half Section A-1.6.7 2,285 L.F. 185.00$ 422,725$ 2. 28' Half Section A-1.6.8 0 L.F. 202.00$ -$ 3. 30' Half Section A-1.6.9 3,600 L.F. 216.00$ 777,600$

Grand Total Phase C Public Frontage 1,200,325$ NOTES:


30% survey, design, inspection and contingency 2. FRONTAGE FOR THE FLOATING 6.2 ACRE PARK WILL NEED TO BE INCLUDED ONCE THE LAYOUT AND LOCATION HAVE BEEN DETERMINED.

Project Name: Public Frontage for Specific Plan RoadsPhase C

Phase C Public FrontageN.T.S.


Elde

r Cre

ek

Gerber


N RAILROAD

HE

DG

E A

VE

.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD


ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ER

MAN


Appendix A-1.6.5Interior Roadway Frontage IndexPreliminary Per Foot Cost EstimatePhase D Public Frontage

ITEM REF. TABLE QUANTITY UNIT UNIT PRICE COST1. 25' Half Section A-1.6.7 755 L.F. 185.00$ 139,675$ 2. 28' Half Section A-1.6.8 0 L.F. 202.00$ -$ 3. 30' Half Section A-1.6.9 1,160 L.F. 216.00$ 250,560$

Grand Total Phase D Public Frontage 390,235$ NOTES:



Project Name: Public Frontage for Specific Plan RoadsPhase D

Phase D Public FrontageN.T.S.

W ater Treatm entPlant Site

Elde

r Cre

ek

Gerber


N RAILROAD

HED

GE

AV

E.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD


ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ER

MAN


Appendix A-1.6.6Interior Roadway Frontage IndexPreliminary Per Foot Cost EstimatePhase E Public Frontage

ITEM REF. TABLE QUANTITY UNIT UNIT PRICE COST1. 25' Half Section A-1.6.7 610 L.F. 185.00$ 112,850$ 2. 28' Half Section A-1.6.8 0 L.F. 202.00$ -$ 3. 30' Half Section A-1.6.9 0 L.F. 216.00$ -$

Grand Total Phase E Public Frontage 112,850$ NOTES:



Project Name: Public Frontage for Specific Plan RoadsPhase E

Phase E Public FrontageN.T.S.


Elde

r Cre

ek

Gerber


N RAILROAD

HED

GE

AV

E.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD


ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ER

MAN


ITEM QUANTITY UNIT UNIT PRICE PER FT COST1. Clearing & Grubbing, Subgrade Preparation 25 S.F. 0.15$ 3.75$ 2. Excavation- Minor Road 1.11 C.Y. 25.00$ 27.75$ 3. Asphaltic Concrete, 3" 18 S.F. 1.20$ 21.60$ 4. Aggregate Base, 10" 18 S.F. 1.39$ 25.02$ 5. Conc.-Curb and Gutter, Type 2 1 L.F. 17.00$ 17.00$ 6. Conc.- 4' Sidewalk W/ 6" AB 4 S.F. 5.00$ 20.00$ 7. Local Drainage-Street Storm Drain System 1 L.F. 10.00$ 10.00$ 8. Street Lights- Type B 200' Alt. Spacing 1 L.F. 17.00$ 17.00$

Subtotal 142.12$

30% (surveys, design, inspection and contingency) 42.64$ Grand Total per Foot 184.76$

Use 185.00$

FRONTAGE ~25' HALF SECTION ~ ESTIMATED COST 5,990 l.f. 185.00$ 1,108,150$

Appendix A-1.6.7Interior Roadway Frontage IndexPreliminary Per Foot Cost EstimateFrontage - 25' Half Section

25' Half Section Adjacent to Open Space, Drainage Facilities, Parkways & SMUD SubstationProject Name: Public Frontage for Specific Plan Roads

N.T.S.TYPICAL FRONTAGE SECTION ~ 25' HALF SECTION

FRONTAGE ~ 25' HALF SECTIONAdjacent to Open Space, Drainage Facilities, Parkways & SMUD Substation

N.T.S.

W ater TreatmentPlant Site

Elde

r Cre

ek

Gerber


HE

DG

E A

VE.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD


ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ERMAN



Subtotal 155.39$


Use 202.00$

FRONTAGE ~28' HALF SECTION ~ ESTIMATED COST 155 l.f. 202.00$ 31,310$


28' Half Section Adjacent to Well Site

N.T.S.

Project Name: Public Frontage for Specific Plan Roads

TYPICAL FRONTAGE SECTION ~ 28' HALF SECTION

FRONTAGE ~ 28' HALF SECTIONAdjacent to Open Space, Drainage Facilities & Parkways

N.T.S.


Elde

r Cre

ek

Gerber

CENTRAL CALIFO

RNIA TRACTION RAILRO

AD

HED

GE

AV

E.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD


ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ER

MAN

28'

21'4' 3



Subtotal 166.14$


Use 216.00$

FRONTAGE ~30' HALF SECTION ~ ESTIMATED COST 8,140 l.f. 216.00$ 1,758,240$ Note: Frontage for the floating 6.2 acre park will need to be added once the layout and location has been determined.


Project Name: Public Frontage for Specific Plan Roads30' Half Section Adjacent to Parks & Schools

N.T.S.TYPICAL FRONTAGE SECTION ~ 30' HALF SECTION

FRONTAGE ~ 30' HALF SECTIONAdjacent to Parks & Schools

N.T.S.

30'

21'6'

W ater TreatmentPlant Site

Elde

r Cre

ek

Gerber


HE

DG

E A

VE.

EL

K G

RO

VE

-

FL

OR

IN

RO

AD

BR

AD

SHA

W

R

OA

D

GERBER ROAD


ROAD

VIN

EY

AR

D

R

OA

D

Creek

WAT

ER

MAN

3'


SECTION A‐2

FRONTAGE LANE IMPROVEMENT CIP

Subsection A‐2.1 Cost Estimate

SUBSECTION A‐2.1

COST ESTIMATE

North Vineyard Station Specific Plan CIP ROADWAY CIP FRONTAGE LANE IMPROVEMENTS

7536-10Date Revised: 9/29/04Revised From: 9/16/03

Prepared by:KJReviewed by:__


A-2.2.1 Phase A-2 Frontage 2,375,480$

A-2.2.2 Phase B Frontage 3,281,000$

A-2.2.3 Phase C Frontage 1,414,950$

A-2.2.4 Phase D Frontage 1,025,420$

A-2.2.5 Phase E Frontage 1,776,300$

9,873,150$

Notes:

1. Frontages associated with Phase A-1 (Elk Grove-Florin Road to Gerber Creek Crossing #3) are included in Roadway Improvements CIP.

2. Florin Road frontage (south side) - Elk Grove-Florin Road to NVSSP boundary equals3,800 LF (unimproved).

3. All lengths are subject to change.4. Cost pe LF is based on CIP estimates dated September 2004 (see attached cost

breakdown).

MacKay & Somps Civil Engineers, Inc.Frontage CIP 9.29.04.xls Frontage Index

Appendix A-2.2.1Frontage Lane Index


ITEM Project NameREFERENC

E TABLE QUANTITY UNIT PER FT. COST SUBTOTALThoroughfare Roadway Frontage 1 A-2.2.7.a 3,515 L.F. 236.00$ 829,540$ Thoroughfare Roadway Frontage 2 A-2.2.7.b 1,335 L.F. 236.00$ 315,060$

Subtotal 1,144,600$ Arterial Roadway Frontage 1 A-2.2.6.a 2,580 L.F. 233.00$ 601,140$ Arterial Roadway Frontage 2 A-2.2.6.b 520 L.F. 233.00$ 121,160$

Subtotal 722,300$

Subtotal 508,580$

Grand Total Phase A-2 Frontage 2,375,480$ NOTES: 1. TOTAL COSTS INCLUDE THE FOLLOWING: 30% survey, design, inspection and contingency

Florin Rd. (south side) - CCTC Crossing to 1350' east of Waterman Rd.

Waterman Rd. (west side) - Gerber Rd. to CCTC Crossing

Bradshaw Road (west side) - Gerber Creek to 270' north of '9th' Street Thoroughfare Roadway Frontage 1 A-2.2.7.a 2,155 L.F.

PHASE A-2 FRONTAGE

236.00$ 508,580$

PRELIMINARYPER FOOT COST ESTIMATE

Project Name: Phase A-2 Frontage

MacKay & Somps Civil Engineers, Inc.Frontage CIP 9.29.04.xls A-2.2.1




E TABLE QUANTITY UNIT PER FT. COST SUBTOTAL

Subtotal 464,920$ Arterial Roadway Frontage 1 A-2.2.6.a 5,510 L.F. 233.00$ 1,283,830$ Arterial Roadway Frontage 2 A-2.2.6.b 800 L.F. 233.00$ 186,400$

Subtotal 1,470,230$ Arterial Roadway Frontage 1 A-2.2.6.a 2,930 L.F. 233.00$ 682,690$ Arterial Roadway Frontage 2 A-2.2.6.b 280 L.F. 233.00$ 65,240$

Subtotal 747,930$ Thoroughfare Roadway Frontage 1 A-2.2.7.a 2,025 L.F. 236.00$ 477,900$ Thoroughfare Roadway Frontage 3 A-2.2.7.c 340 L.F. 353.00$ 120,020$

Subtotal 597,920$

Grand Total Phase B Frontage 3,281,000$ NOTES:

1. TOTAL COSTS INCLUDE THE FOLLOWING: 30% survey, design, inspection and contingency

Thoroughfare Roadway Frontage 1

PHASE B FRONTAGE

Florin Rd. (south side) - 1350' east of Waterman Rd. to Bradshaw Rd.

Waterman Rd. (east side) - Gerber Rd. to Florin Rd.

Bradshaw Road (west side) - 270' north of '9th' Street to Florin Rd.

236.00$ 464,920$

Waterman Rd. (west side) - CCTC Crossing to Florin Rd.


Project Name: Phase B Frontage

A-2.2.7.a L.F.1,970






Subtotal 631,430$

Subtotal 783,520$

Grand Total Phase C Frontage 1,414,950$ NOTES: 1. TOTAL COSTS INCLUDE THE FOLLOWING: 30% survey, design, inspection and contingency

631,430$

Thoroughfare Roadway Frontage 1 A-2.2.7.a 3,320 L.F. 236.00$ 783,520$

Gerber Rd. (north side) - 2,650' east of Bradshaw Rd. to Vineyard Rd.

Florin Rd. (south side) - Bradshaw Rd. to 3,320' east of Bradshaw Rd.

PHASE C FRONTAGE

Arterial Roadway Frontage 1 A-2.2.6.a 2,710 L.F. 233.00$


Project Name: Phase C Frontage






Subtotal 467,280$

Subtotal 558,140$

Grand Total Phase D Frontage 1,025,420$ NOTES: 1. TOTAL COSTS INCLUDE THE FOLLOWING: 30% survey, design, inspection and contingency

PHASE D FRONTAGE

Florin Rd. (south side) - 3,320' east of Bradshaw Rd. to Vineyard Rd.

Bradshaw Road (east side) - 270' north of '9th' Street to Florin Rd.


Project Name: Phase D Frontage

236.00$ 467,280$

2,365 L.F. 236.00$ 558,140$ Thoroughfare Roadway Frontage 1 A-2.2.7.a

1,980 L.F.Thoroughfare Roadway Frontage 1 A-2.2.7.a





E TABLE QUANTITY UNIT PER FT. COST SUBTOTALArterial Roadway Frontage 1 A-2.2.6.a 3,250 L.F. 233.00$ 757,250$ Arterial Roadway Frontage 2 A-2.2.6.b 550 L.F. 233.00$ 128,150$

Subtotal 885,400$ Thoroughfare Roadway Frontage 1 A-2.2.7.a 640 L.F. 236.00$ 151,040$ Thoroughfare Roadway Frontage 2 A-2.2.7.b 170 L.F. 236.00$ 40,120$

Subtotal 191,160$ Thoroughfare Roadway Frontage 1 A-2.2.7.a 2,795 L.F. 236.00$ 659,620$ Thoroughfare Roadway Frontage 2 A-2.2.7.b 170 L.F. 236.00$ 40,120$

Subtotal 699,740$

Grand Total Phase E Frontage 1,776,300$ NOTES: 1. TOTAL COSTS INCLUDE THE FOLLOWING: 30% survey, design, inspection and contingency

PHASE E FRONTAGE

Bradshaw Rd. (west side) - Gerber Rd. to Gerber Creek

Bradshaw Road (east side) - Gerber Rd. to 270' north of '9th' Street


Project Name: Phase E Frontage

Gerber Rd. (noth side) - Gerber Creek Crossing #3 to 2,650' east of Bradshaw


Appendix A-2.2.6.aFrontage Lane Index


Project Description:11' Pavement, 3' C&G, 6' Sidewalk = 20'

ITEM QUANTITY UNIT UNIT PRICE PER FT COST1. Clearing & Grubbing, Subgrade Preparation 20 S.F. 0.15$ 3.00$ 2. Sawcut Existing Pavement 1 L.F.. 1.00$ 1.00$ 3. Excavation - Major Road 1 C.Y.. 25.00$ 25.00$ 4. Asphaltic Concrete, 5" 11 S.F. 2.00$ 22.00$ 5. Aggregate Base, 20" 11 S.F. 2.78$ 30.58$ 6. Conc. - Curb and Gutter, Type 2 1 L.F. 17.00$ 17.00$ 7. Conc. - 6' Sidewalk w/ 6" AB 6 S.F. 5.00$ 30.00$ 8. Local Drainage - Streem Storm Drain System 1 L.F. 10.00$ 10.00$ 9. Street Lights-Major Road, Type A 250' Spacing 1 L.F. 16.50$ 16.50$ 10. Utility Pole Relocation 1 L.F. 18.00$ 18.00$ 11. Signing & Striping 1 L.F. 6.50$ 6.50$

Subtotal 179.58$ 30% (surveys, design, inspection and contingency) 53.87$

Grand Total per Foot 233.45$ Use 233.00$

ARTERIAL ROADWAY FRONTAGE 1 ESTIMATED COST 16,980 L.F. 233.00$ 3,956,340$ Notes: Frontages associated with Phase A-1 (Elk Grove-Florin Road to Gerber Creek Crossing #3) are included in Roadway Improvements CIP.

ARTERIAL ROADWAY FRONTAGE 1Gerber & Waterman Roads Adjacent to Future Development

N.T.S..


Project Name: Arterial Roadway Frontage 1

MacKay & Somps Civil Engineers, Inc.Frontage CIP 9.29.04.xls A-2.2.6.a

Appendix A-2.2.6.bFrontage Lane Index



ITEM QUANTITY UNIT UNIT PRICE PER FT COST1. Clearing & Grubbing, Subgrade Preparation 20 S.F. 0.15$ 3.00$ 2. Sawcut Existing Pavement 1 L.F. 1.00$ 1.00$ 3. Excavation - Major Road 1 C.Y. 25.00$ 25.00$ 4. Asphaltic Concrete, 5" 11 S.F. 2.00$ 22.00$ 5. Aggregate Base, 20" 11 S.F. 2.78$ 30.58$ 6. Conc. - Curb and Gutter, Type 2 1 L.F. 17.00$ 17.00$ 7. Conc. - 6' Sidewalk w/ 6" AB 6 S.F. 5.00$ 30.00$ 8. Local Drainage - Street Storm Drain System 1 L.F. 10.00$ 10.00$ 9. Street Lights-Major Road, Type A 250' Spacing 1 L.F. 16.50$ 16.50$ 10. Utility Pole Relocation 1 L.F. 18.00$ 18.00$ 11. Signing & Striping 1 L.F. 6.50$ 6.50$



ARTERIAL ROADWAY FRONTAGE 2 ESTIMATED COST 2,150 L.F. 233.00$ 500,950$

PER FOOT COST ESTIMATEPRELIMINARY

Project Name: Arterial Roadway Frontage 2

ARTERIAL ROADWAY FRONTAGE 2

N.T.S.Gerber & Waterman Roads Adjacent to Railroads, Creek Corridors, Drainage Facilities and Open Space

MacKay & Somps Civil Engineers, Inc.Frontage CIP 9.29.04.xls A-2.2.6.b

Appendix A-2.2.7.aFrontage Lane Index



ITEM QUANTITY UNIT UNIT PRICE PER FT COST1. Clearing & Grubbing, Subgrade Preparation 20 S.F. 0.15$ 3.00$ 2. Sawcut Existing Pavement 1 L.F. 1.00$ 1.00$ 3. Excavation - Major Road 1 C.Y. 25.00$ 25.00$ 4. Asphaltic Concrete, 5" 11 S.F. 2.00$ 22.00$ 5. Aggregate Base, 20" 11 S.F. 2.78$ 30.58$ 6. Conc. - Curb and Gutter, Type 2 1 L.F. 17.00$ 17.00$ 7. Conc. - 6' Sidewalk w/ 6" AB 6 S.F. 5.00$ 30.00$ 8. Local Drainage - Street Storm Drain System 1 L.F. 10.00$ 10.00$ 9. Street Lights-Major Road, Type A 220' Spacing 1 L.F. 18.75$ 18.75$ 10. Utility Pole Relocation 1 L.F. 18.00$ 18.00$ 11. Signing & Striping 1 L.F. 6.50$ 6.50$



HOROUGHFARE ROADWAY FRONTAGE 1 ESTIMATED COST 20,765 L.F. 236.00$ 4,900,540$

Project Name: Thoroughfare Roadway Frontage 1

THOROUGHFARE ROADWAY FRONTAGE 1Florin & Bradshaw Roads Adjacent to Future Development


N.T.S.

MacKay & Somps Civil Engineers, Inc.Frontage CIP 9.29.04.xls A-2.2.7.a

Appendix A-2.2.7.bFrontage Lane Index



ITEM QUANTITY UNIT UNIT PRICE PER FT COST1. Clearing & Grubbing, Subgrade Preparation 20 L.F. 0.15$ 3.00$ 2. Sawcut Existing Pavement 1 L.F. 1.00$ 1.00$ 3. Excavation - Major Road 1 C.Y. 25.00$ 25.00$ 4. Asphaltic Concrete, 5" 11 S.F. 2.00$ 22.00$ 5. Aggregate Base, 20" 11 S.F. 2.78$ 30.58$ 6. Conc. - Curb and Gutter, Type 2 1 L.F. 17.00$ 17.00$ 7. Conc. - 6' Sidewalk w/ 6" AB 6 S.F. 5.00$ 30.00$ 8. Local Drainage - Street Storm Drian System 1 L.F. 10.00$ 10.00$ 9. Street Lights-Major Road, Type A 220' Spacing 1 L.F. 18.75$ 18.75$ 10. Utility Pole Relocation 1 L.F. 18.00$ 18.00$ 11. Signing & Striping 1 L.F. 6.50$ 6.50$



OROUGHFARE ROADWAY FRONTAGE 2 ESTIMATED COST 1,675 L.F. 236.00$ 395,300$



THOROUGHFARE ROADWAY FRONTAGE 2Gerber & Waterman Roads Adjacent to Railroads, Creek Corridors, Drainage Facilities and Open Space

N.T.S.

MacKay & Somps Civil Engineers, Inc.Frontage CIP 9.29.04.xls A-2.2.7.b

Appendix A-2.2.7.cFrontage Lane Index


Project Description:11' Pavement, 3' C&G, 6' Sidewalk = 20' (With 6' Soundwall)

ITEM QUANTITY UNIT UNIT PRICE PER FT COST1. Clearing & Grubbing, Subgrade Preparation 20 S.F. 0.15$ 3.00$ 2. Sawcut Existing Pavement 1 L.F. 1.00$ 1.00$ 3. Excavation - Major Road 1 C.Y. 25.00$ 25.00$ 4. Asphaltic Concrete, 5" 11 S.F. 2.00$ 22.00$ 5. Aggregate Base, 20" 11 S.F. 2.78$ 30.58$ 6. Conc. - Curb and Gutter, Type 2 1 L.F. 17.00$ 17.00$ 7. Conc. - 6' Sidewalk w/ 6" AB 6 S.F. 5.00$ 30.00$ 8. Local Drainage - Street Storm Drian System 1 L.F. 10.00$ 10.00$ 9. Street Lights-Major Road, Type A 220' Spacing 1 L.F. 18.75$ 18.75$ 10. Utility Pole Relocation 1 L.F. 18.00$ 18.00$ 11. Signing & Striping 1 L.F. 6.50$ 6.50$ 12. Soundwall, 6-foot 1 L.F. 90.00$ 90.00$



THOROUGHFARE ROADWAY FRONTAGE 3 ESTIMATED COST 340 L.F. 353.00$ 120,020$

THOROUGHFARE ROADWAY FRONTAGE 3

N.T.S.Florin & Bradshaw Roads Adjacent to Existing Residences



MacKay & Somps Civil Engineers, Inc.Frontage CIP 9.29.04.xls A-2.2.7.c

SECTION A‐3

WATER

SUBSECTION A‐3.1

WATER INDEX

Appendix A.3.1North Vineyard Station Financing PlanWater Infrastructure CIP Summary

Total Phase A-1 Phase A-2 Phase B Phase C Phase D Phase E

Appendix Sheet 4.a.1 4.a.2 4.b 4.c 4.d N/A

CONSTRUCTION COST [1]

Transmission Mains12" Water Transmission Main $215,000 215,000 16" Water Transmission Main $1,218,400 53,400 773,100 391,900 18" Water Transmission Main 1,457,000 299,200 583,200 212,800 361,800 24" Water Transmission Main 2,394,300 1,219,100 998,500 176,700

Total Transmission Mains $5,284,700 $1,518,300 1,796,700 266,200 1,311,600 391,900 $0

WellsFire Well 500,000 500,000 Upgrade Fire Well 25,000 25,000 Well Facility 1,010,000 1,010,000 Well Site -

Total Wells $1,535,000 $500,000 $1,035,000 $0 $0 $0 $0

Treatment & Storage Facilities 5,250,000 5,250,000

Subtotal $12,069,700 $2,018,300 8,081,700 266,200 1,311,600 391,900 $0

Plus Contingency (20%) and Design (15%) $4,224,500 $706,400 $2,828,600 $93,200 $459,100 $137,200 $0

Well Site $150,000 $150,000

Treatment & Storage Facilities $600,000 600,000$

Total Construction Cost $17,044,000 $3,324,700 11,060,300 $359,400 $1,770,700 $529,100 $0

"Watersum"[1] Construction and phasing costs provided by Mackay & Somps. All estimates include 35% for contingency and design. See Appendix A-3.[2] Contingency and design costs do not apply to these facilities.


North Vineyard Station Specific PlanCIP

WATER INDEX


Prepared by: JWReviewed by: ___


4.a.1 Phase A-1 Water 3,324,700$

4.a.2 Phase A-2 Water 11,060,300$

4.b Phase B Water 359,300$

4.c Phase C Water 1,770,600$

4.d Phase D Water 529,100$

TOTAL COST: 17,044,000$

1. TOTAL COST INCLUDES THE FOLLOWING:A. 20% cost contingency.B. 15% Engineering & Miscellaneous

A. 10% Engineering, Design, and Construction Staking.B. 5% Inspection and Materials Testing.

NOTES:

MacKay & Somps Civil Engineers, Inc. W Index


WATER COST DETAIL

7536-10Date Revised: 09/10/04

Revised From: 07/29/03

ITEM DESCRIPTION QUANTITY UNIT UNIT PRICE

COST (Rounded)

1 18" Water transmission main 2,770 L.F. 108$ 299,200$ 2 24" Water transmission main 9,450 L.F. 129$ 1,219,100$ 3 Fire well facility (drilling & equipment 1 EA. 500,000$ 500,000$

2,018,300$ 403,700$

15% DESIGN & ETC. 302,700$

SUBTOTAL 2,724,700$

4 Treatment Plant Site & Transmission Easement (6.0 ac) 1 LS 600,000$ 600,000$

3,324,700$

1.

NOTES:1.2.

(all facilities sized per NVS WMP)3.

4.5.6.

Full reimbursement for construction cost if installation is per Sacramento County Zone 40 reimbursemnt requirements.

Water treatment/storage facilities and wells include associated piping and equipment.

T-Main construction cost assumes construction concurrent with road improvements: excludes pavement removal and replacement, utility conflict resolution.

FUNDING SOURCES:

GRAND TOTAL PHASE A-1 ESTIMATED COST

Project No: 4.a.1 Project Name: Phase A-1 Water Transmission Main Facilities

WATER ~ Phase A-1N.T.S.

20% CONTINGENCYSUBTOTAL

The fire well facility to be upgraded and connected to treatment/storage facility with Phase A-2

Transmission main costs include fittings and valves.

Unit costs based on 2002 contractor's bid prices.

Pipe lengths based on County GIS data base and WaterCAD model.

24"

Fire Well Facility

18"

18" Transmission Main and Pipe Size

10" Distribution Main (by Developer)LEGEND

12" Distribution Main (by Developer)

Water Treatment / Storage Facility

Well Site

VIN

EYA

RD

R

OA

D

MacKay & Somps Civil Engineers, Inc. W ~ A-1


WATER COST DETAIL

7536-10Date Revised: 09/10/04



COST (Rounded)

1 12" Raw water main 2,500 l.f. 86$ 215,000$ 3 18" Water transmission main 5,400 l.f. 108$ 583,200$ 4 24" Water transmission main 7,740 l.f. 129$ 998,500$ 5 Well facility (incl. drilling and equipment) 2 Ea. 505,000$ 1,010,000$ 6 Upgrade fire well facility 1 Ea. 25,000$ 25,000$ 7 3,000 gpm GW Treatment facility, incl. filters, pumps, 1 Ea. 3,600,000$ 3,600,000$

pipes, SCADA, contol bldg., chem. systems, backwash tanks;(booster pumps designed for delivery of 10,678 gpm PHD)

8 2 mg Treated Water Storage Tank 1 Ea. 1,650,000$ 1,650,000$ 8,081,700$ 1,616,300$ 1,212,300$

10,910,300$

9 Well site (100'x100') 2 Ea. 75,000$ 150,000$ 11,060,300$

FUNDING SOURCES:1.

1.2.

3.

4.5.

6.7.

Transmission main costs include fittings and valves.NOTES


Project No: 4.a.2 Project Name: Phase A-2 Water Transmission Main Facilities

GRAND TOTAL PHASE A-2 ESTIMATED COST

15% DESIGN & ETC.

WATER ~ Phase A-2N.T.S.

20% CONTINGENCYSUBTOTAL

SUBTOTAL

RW (Raw Water Mains) to be constructed by Freeport JPA / SCWA at future date determined by SCWA / Freeport JPAPipe lengths based on County GIS data base and WaterCAD model.


T-Main construction costs assume construction concurrent with road improvements: excludes pavement removal and replacement, utility conflict resolution.Unit costs based on 2002 contractor's bid prices for water mains and Poppy Ridge WTP.48" Pipes to be installed by Zone 40 concurrent with Bradshaw Road widening. If development preceeds Bradshaw Rd widening Bradshaw Rd widening by County, Developer shall advance construction of 48" T-main as determined by SCWA

(all facilities sized per NVS WMP).

R

18"

48" TM (by SCWA)24" 24"24"

18"

18" 24"

24"

18" 18"

1



Well Site


LEGEND

R R 12" Raw Water Main


84" RW (by SCWA)

60"

RW

(by

SCW

A)

84" RW (by SCWA)

VIN

EYA

RD

R

OA

D

66"

RW

(by

SCW

A)

R

R

MacKay & Somps Civil Engineers, Inc. W ~ A-2


WATER COST DETAIL



COST (Rounded)

1 16" Water transmission main 550 l.f. 97$ 53,400$ 2 18" Water transmission main 1,970 l.f. 108$ 212,800$

266,200$ 53,200$ 39,900$

359,300$

1.

NOTES:1.2.

3.

4.5.

6. JPA Raw Water Mains not shown for clarity7. Pipe lengths based on County GIS data base and WaterCAD model.


FUNDING SOURCES:




T-Main construction costs assume construction concurrent with road improvements: excludes pavement removal and replacement, utility conflict resolution.

Bradshaw Rd widening by County, Developer shall advance construction of 48" T-main as determined by 48" Pipes to be installed by Zone 40 concurrent with Bradshaw Road widening. If development preceeds

Project No: 4.b Project Name: Phase B Water Transmission Main Facilities

TOTAL PHASE B ESTIMATED COST

WATER ~ Phase BN.T.S.

SUBTOTAL20% CONTINGENCY15% DESIGN & ETC.

(all facilities sized per NVS WMP).

18"

24" 24"

18"

18"

24"

24"

18" 18"

RR

18" Transmission Main and Pipe SizeWater Treatment / Storage Facility

Well Site


LEGEND



16"

48"

18"

VIN

EYA

RD

R

OA

D

R

R

MacKay & Somps Civil Engineers, Inc. W ~ B


WATER COST DETAIL



COST (Rounded)

1 16" Water transmission main 7,970 l.f. 97$ 773,100$ 2 18" Water transmission main 3,350 l.f. 108$ 361,800$ 3 24" Water transmission main 1,370 l.f. 129$ 176,700$

1,311,600$ 262,300$ 196,700$

1,770,600$

1.

NOTES:1.2.3.

4.5.

6. JPA Raw Water Mains not shown for clarity7. Pipe lengths based on County GIS data base and WaterCAD model.

48" Pipes to be installed by Zone 40 concurrent with Bradshaw Road widening. If development preceeds Bradshaw Rd widening by County, Developer shall advance construction of 48" T-main as determined by SCWA.

Project No: 4.c Project Name: Phase C Water Transmission Main Facilities

WTP facilities and wells include associated piping and equipment (all facilities sized per NVS WMP).

WATER ~ Phase CN.T.S.

TOTAL PHASE C ESTIMATED COST

SUBTOTAL20% CONTINGENCY15% DESIGN & ETC.


FUNDING SOURCES:




R

18"

48" 24" 18"

18"

24"

24"

18 18"

48"

24"

16"

16"

RR

R

R

18" Transmission Main and Pipe SizeWater Treatment / Storage Facility

Well Site


LEGEND



24"

18" 16"

VIN

EYA

RD

R

OA

D

MacKay & Somps Civil Engineers, Inc. W ~ C


WATER COST DETAIL



COST (Rounded)

1 16" Water transmission main 4,040 l.f. 97$ 391,900$

391,900$ 78,400$ 58,800$

529,100$

1.

NOTES:1.2.3.

4.5.

Bradshaw Rd widening by County, Developer shall 6. JPA Raw Water Mains not shown for clarity7. Pipe lengths based on County GIS data base and WaterCAD model.

Project No: 4.d Project Name: Phase D Water Transmission Main Facilities

TOTAL PHASE D ESTIMATED COST

20% CONTINGENCY

WATER ~ Phase DN.T.S.

SUBTOTAL

15% DESIGN & ETC.

FUNDING SOURCES:Full reimbursement for construction cost if installation is per Sacramento County Zone 40 reimbursemnt requirements.

Transmission main costs include fittings and valves.WTP facilities and wells include associated piping and equipment (all facilities sized per NVS WMP).



48" Pipes to be installed by Zone 40 concurrent with Bradshaw Road widening. If development preceeds

18"

48"

24"

18"

18"

24"

24"

18" 18"

48"

24"

16"

16"

R

R

R

R

R

R

16"



Well Site


LEGEND

R R 12" Raw Water


Possible Future Well Site (By Others)

24"

16" 18"

VIN

EYA

RD

RO

AD

MacKay & Somps Civil Engineers, Inc. W ~ D

SECTION A‐4

SEWER


SEWER INDEX


Prepared by: JWReviewed by: ___


2.a.1 Phase A-1 Trunk Sewer 4,260,000$

2.a.2 Phase A-2 Trunk Sewer 1,650,000$

2.b Phase B Trunk Sewer 1,344,000$

2.c Phase C Trunk Sewer 3,347,000$

2.d Phase D Trunk Sewer 376,000$

10,977,000$

1. TOTAL COST INCLUDES THE FOLLOWING:A. 15% Engineering & Miscellaneous

a. 10% Engineering, Design, and Construction Staking.b. 5% Inspection and Materials Testing.

NOTES:

MacKay & Somps Civil Engineers, Inc. SS Index


SEWER INDEX


ITEM DESCRIPTION DEPTH (Feet) QUANTITY UNIT UNIT PRICE COST (Rounded)

1 12" CSD-1 Interim Conn. to Existing Interceptor 25 1,320 L.F. 140$ 184,800$ 2 27" CSD-1 trunk sewer line 20 - 24 1,710 L.F. 260$ 444,600$ 3 30" CSD-1 trunk sewer line 16 - 20 1,610 L.F. 260$ 418,600$ 4 30" CSD-1 trunk sewer line 20 - 24 4,810 L.F. 290$ 1,394,900$ 5 60" CSD-1 trunk sewer manhole 20 5 EA. 5,600$ 28,000$ 6 60" CSD-1 trunk sewer manhole 21 11 EA. 5,850$ 64,400$ 7 60" CSD-1 trunk sewer manhole 22 6 EA. 6,000$ 36,000$ 8 60" CSD-1 trunk sewer manhole 23 1 EA. 6,200$ 6,200$ 9 60" CSD-1 trunk sewer manhole 24 4 EA. 6,450$ 25,800$

10 Traffic Control N/A 9,450 L.F. 10$ 94,500$ 11 Mobilization & demobilization (5% of 1-9) N/A 1 L.S. 130,165$ 130,200$

12 Contingencies for unknown subsurface conditions (30% of 1-9) N/A 1 L.S. 780,990$ 781,000$

13 Erosion Control N/A 9,450 L.F. 10$ 94,500$

3,704,000$ 556,000$

4,260,000$

1. See Page 13 of this report.NOTES:1.

2.3.

Project No: 2.a.1 Project Name: Phase A-1 Trunk Sewer

TOTAL PHASE A-1 ESTIMATED COSTFUNDING SOURCES:

SANITARY SEWER ~ Phase A-1

15% DESIGN & ETC.

N.T.S.

SUBTOTAL

If project is not bid per CSD-1 criteria, reimbusement is subject to the CSD-1 reimbursement schedule for the current year.

Trunk sewer assumes construction concurrent with road improvements: excludes pavement removal and replacement, and reduces traffic, roadway and errosion control related items.Unit costs per 2002 ENR-based CSD-1 Capital Improvement Program costs adjusted to 2004 ENR index.

30" 30" 30" 30 27"12"

MacKay & Somps Civil Engineers, Inc. SS ~ A-1


SEWER INDEX



1 27" CSD-1 trunk sewer line 20 - 24 3,650 L.F. 260$ 949,000$ 2 60" CSD-1 trunk sewer manhole 20 4 EA. 5,600$ 22,400$ 3 60" CSD-1 trunk sewer manhole 23 6 EA. 6,200$ 37,200$ 4 Traffic Control N/A 3,650 L.F. 10$ 36,500$ 5 Mobilization & demobilization (5% of 1-3) N/A 1 L.S. 50,430$ 50,400$

6 Contingencies for unknown subsurface conditions (30% of 1-3) N/A 1 L.S. 302,580$ 302,600$


1,435,000$ 215,000$

1,650,000$


2.3.

Project No: 2.a.2 Project Name: Phase A-2 Trunk Sewer

TOTAL PHASE A-2 ESTIMATED COST

15% DESIGN & ETC.

SANITARY SEWER ~ Phase A-2N.T.S.

SUBTOTAL


FUNDING SOURCES:

Unit costs per 2002 ENR-based CSD-1 Capital Improvement Program costs adjusted to 2004 ENR index.

Trunk sewer assumes construction concurrent with road improvements: excludes pavement removal and replacement, and reduces traffic, roadway and errosion control related items.

30" 30" 30" 30" 27"

27"

27"27"

MacKay & Somps Civil Engineers, Inc. SS ~ A-2


SEWER INDEX



1 21" CSD-1 trunk sewer line 20 - 24 550 L.F. 210$ 115,500$ 2 24" CSD-1 trunk sewer line 20 - 24 1,330 L.F. 230$ 305,900$ 3 27" CSD-1 trunk sewer line 20 - 24 640 L.F. 260$ 166,400$ 4 48" CSD-1 trunk sewer manhole 23 2 EA. 4,000$ 8,000$ 5 48" CSD-1 trunk sewer manhole 24 3 EA. 4,150$ 12,500$ 6 48" CSD-1 trunk sewer manhole 25 1 EA. 4,300$ 4,300$ 7 60" CSD-1 trunk sewer manhole 24 2 EA. 6,450$ 12,900$ 8 Bradshaw Road crossing (27" direct jack) N/A 200 L.F. 500$ 100,000$ 9 Jacking pits N/A 1 EA. 65,000$ 65,000$ 10 Receiving pits N/A 1 EA. 38,000$ 38,000$ 11 Traffic Control N/A 2,520 L.F. 10$ 25,200$ 12 Mobilization & demobilization (5% of 1-10) N/A 1 L.S. 41,425$ 41,400$

13 Contingencies for unknown subsurface conditions (30% of 1-10) N/A 1 L.S. $ 248,550 $ 248,600


1,169,000$ 175,000$

1,344,000$


2.3.



FUNDING SOURCES:


Project No: 2.b Project Name: Phase B Trunk Sewer


15% DESIGN & ETC.

SANITARY SEWER ~ Phase BN.T.S.

SUBTOTAL

30" 30" 30" 30" 27"

21"

24"

27"

27"27"

27"

MacKay & Somps Civil Engineers, Inc. SS ~ B


SEWER INDEX

7536-10Date Revised: 09/30/04



1 12" CSD-1 trunk sewer line 16 - 20 1,340 L.F. 130$ $ 174,200 2 15" CSD-1 trunk sewer line 16 - 20 2,010 L.F. 140$ 281,400$ 3 18" CSD-1 trunk sewer line 16 - 20 650 L.F. 155$ 100,800$ 4 18" CSD-1 trunk sewer line 20 - 24 2,010 L.F. 180$ 361,800$ 5 18" CSD-1 trunk sewer line 24 - 28 660 L.F. 200$ 132,000$ 6 21" CSD-1 trunk sewer line 20 - 24 2,110 L.F. 210$ 443,100$ 7 24" CSD-1 trunk sewer line 20 - 24 1,160 L.F. 230$ 266,800$ 8 48" CSD-1 trunk sewer manhole 16 2 EA. 3,050$ 6,100$ 9 48" CSD-1 trunk sewer manhole 17 3 EA. 3,200$ 9,600$ 10 48" CSD-1 trunk sewer manhole 18 3 EA. 3,380$ 10,100$ 11 48" CSD-1 trunk sewer manhole 19 1 EA. 3,500$ 3,500$ 12 48" CSD-1 trunk sewer manhole 20 2 EA. 3,650$ 7,300$ 13 48" CSD-1 trunk sewer manhole 21 2 EA. 3,800$ 7,600$ 14 48" CSD-1 trunk sewer manhole 22 2 EA. 3,900$ 7,800$ 15 48" CSD-1 trunk sewer manhole 23 4 EA. 4,000$ 16,000$ 16 48" CSD-1 trunk sewer manhole 24 5 EA. 4,150$ 20,800$ 17 48" CSD-1 trunk sewer manhole 25 1 EA. 4,300$ 4,300$ 18 48" CSD-1 trunk sewer manhole 30 1 EA. 5,000$ 5,000$ 19 Bradshaw Road crossing (27" direct jack) N/A 200 L.F. 500$ 100,000$ 20 Jacking pits N/A 1 EA. 65,000$ 65,000$ 21 Receiving pits N/A 1 EA. 38,000$ 38,000$ 22 Traffic Control N/A 9,940 L.F. 10$ 99,400$ 23 Mobilization & demobilization (5% of 1-18) N/A 1 L.S. 92,910$ 92,900$

24 Contingencies for unknown subsurface conditions(30% of 1-18) N/A 1 L.S. $ 557,460 $ 557,500


2,910,000$ 437,000$

3,347,000$


2.3.

FUNDING SOURCES:

Project No: 2.c Project Name: Phase C Trunk Sewer


15% DESIGN & ETC.

SANITARY SEWER ~ Phase CN.T.S.

SUBTOTAL

Trunk sewer assumes construction concurrent with road improvements: excludes pavement removal andreplacement, and reduces traffic, roadway and errosion control related items.



30" 30" 30"

30"

27"

24"

15" 12"18"

18"

21"

21"24"27"27"27" 21"

MacKay & Somps Civil Engineers, Inc. SS ~ C


SEWER INDEX



1 18" CSD-1 trunk sewer line 16 - 20 1,350 L.F. 155$ 209,300$ 2 48" CSD-1 trunk sewer manhole 16 1 EA. 3,050$ 3,100$ 3 48" CSD-1 trunk sewer manhole 17 2 EA. 3,200$ 6,400$ 4 48" CSD-1 trunk sewer manhole 18 1 EA. 3,380$ 3,400$ 5 Traffic Control N/A 1,350 L.F. 10$ 13,500$ 6 Mobilization & demobilization (5% of 1-5) N/A 1 L.S. 11,110$ 11,100$

7 Contingencies for unknown subsurface conditions (30% of 1-5) N/A 1 L.S. $ 66,660 $ 66,700


327,000$ 49,000$

376,000$


2.3.

SUBTOTAL

TOTAL PHASE D ESTIMATED COSTFUNDING SOURCES:

15% DESIGN & ETC.

Note: Phase D Sanitary Sewer Improvements Include NVSSP Phase E Development (Buildout)

Project No: 2.d Project Name: Phase D Trunk Sewer

SANITARY SEWER ~ Phase DN.T.S.




30" 30" 30" 30" 27" 24" 15 12"18"

18"18"21"21"24"

27"

27"27"

MacKay & Somps Civil Engineers, Inc. SS ~ D

SECTION A‐5

DRAINAGE

Subsection A‐5.1 Drainage Master Plan Summary

Subsection A‐5.2 Drainage Facilities Summary—Buildout

Subsection A‐5.3 Drainage Facilities Summary—Phase A‐1

Subsection A‐5.4 Drainage Facilities Summary—Phase A‐2 and Phase B

Subsection A‐5.5 Drainage Facilities Summary—Phase C

Subsection A‐5.6 Drainage Facilities Summary—Phase D

Subsection A‐5.7 Drainage Facilities Summary—Phase E

Subsection A‐5.8 Detention Bond Summary

Subsection A‐5.9 Drainage Channel Cost Summary

Subsection A‐5.10 Storm Drain Trunk Summary

Subsection A‐5.11 Wetland Mitigation

SUBSECTION A‐5.1

DRAINAGE MASTER PLAN SUMMARY

Figure A-5.1Summary


DRAINAGE SUMMARY INDEX


Prepared by: SEHReviewed by: __

A-5.3 Phase A-1 Drainage Facilities 3,300,700$ 1,917,700$ 1,383,000$

A-5.4 Phase A-2 & B Drainage Facilities 8,368,500$ 5,136,300$ 3,232,200$

A-5.5 Phase C Drainage Facilities 4,204,300$ 3,501,400$ 702,900$

A-5.6 Phase D Drainage Facilities 11,521,300$ 3,488,700$ 8,032,600$

A-5.7 Phase E Drainage Facilities 4,705,000$ 579,000$ 4,126,000$

A-5.2 Total Buildout Drainage Facilities 32,099,800$ 14,623,200$ 17,476,700$

NOTES:

1. Totals may not add up due to rounding.

SHEET Zone 11A Reimbursable

NVSSP Fee Program Total Project Cost PROJECT NAME

MacKay & Somps Civil Engineers, Inc. Summary

VIN

EYA

RDGERBER ROAD

FLORIN ROAD

'1' S

TREE

T

Mc COY LANE

HED

GE

AV

E.

ELD

ER C

REEK

BR

AD

SHA

W R

OA

D

GERBER CREEK

GAVERN LANE

ELDER CREEK

CCTRR

WA

TER

MA

N R

OA

D

'2' S

TREE

T

RO

AD

LEGEND

NVSSP BoundaryRoads, RailroadProperty Line, Easement

with Project NumberDrainage Crossing Improvements with Project Number

Drainage Corridor Improvements with Project Number

Detention Basin Improvements with Project Number

Roadway Facility Improvements at Drainage Crossings

Interim Overflow Path

NORTH VINEYARD STATION SPECIFIC PLANCIP

CHANNEL DRAINAGE FACILITIES

DRAINAGE FACILITIESPROJECT NUMBERS

SUBSECTION A‐5.2

DRAINAGE FACILITIES SUMMARY—BUILDOUT

Figure A-5.2Buildout Summary


DRAINAGE SUMMARY [1]


Project Fin Plan NVSSPNumber Project Name Apx LF Project Description Total, $ Zone 11A Sup Fee

OFF-SITE DRAINAGE CORRIDOR IMPROVEMENTS

3.1 Elder Creek Reach 3 (Improved Channel to Western Project Boundary)

3.1.1.A Reach 3A (Off-site) A.5.9a 3,000 Channel Construction [2] 1,735,700$ 288,500$ 1,447,200$ 3.1.1.B Reach 3B (Off-site) A.5.9b 2,200 Channel Construction [2] 1,159,200$ 213,300$ 945,900$

Subtotal Elder Creek Reach 3 2,894,900$ 501,800$ 2,393,100$ 3.3 Elder Creek Reach 1B

(Upstream of Florin Road)3.3.1 Reach 1B - Off-site Channel Construction A.5.9g 900 Channel Constructino [2] 180,000$ 27,800$ 152,200$

Subtotal Elder Creek Reach 1B 180,000$ 27,800$ 152,200$ 3.5 Gerber Creek Reach 2B

(Gerber Road Crossing #4 to Crossing #3)3.5.1 Reach 2B A.5.9m 4,150 Channel Construction [2] 1,801,300$ 263,400$ 1,537,900$

Subtotal Gerber Creek Reach 2B 1,801,300$ 263,400$ 1,537,900$ Subtotal Off-site Drainage Corridor Improvements 4,876,200$ 793,000$ 4,083,200$

ON-SITE DRAINAGE CORRIDOR IMPROVEMENTS3.2 Elder Creek Reach 1A

(Western Project Boundary to Florin Road)3.2.1.A Reach 1A (a) A.5.9c 3,100 Channel Construction [2] 2,030,700$ 362,900$ 1,667,800$ 3.2.1.B Reach 1A (b) A.5.9d 2,200 Channel Construction [2] 1,609,100$ 279,700$ 1,329,400$ 3.2.2 Reach 1A (a) - McCoy Lane Crossing A.5.9e Box Culvert [3] 123,400$ -$ 123,400$ 3.2.3 Reach 1A (b) - CCTC RR New Bridge Crossing A.5.9f at Elder Creek and CCTC RR 675,000$ -$ 675,000$

Subtotal Elder Creek Reach 1A 4,438,200$ 642,600$ 3,795,600$ 3.4 Gerber Creek Reach 2A

(Western Project Boundary to Gerber Road Crossing #4)3.4.1.A Reach 2A (a) A.5.9h 2,700 Channel Construction [2] 1,979,400$ 310,500$ 1,668,900$ 3.4.1.B Reach 2A (b) A.5.9i 4,150 Channel Construction [2] 3,028,500$ 504,600$ 2,523,900$ 3.4.2 Reach 2A (a) - '1' Street Crossing A.5.9j Box Culvert [3] 209,300$ -$ 209,300$ 3.4.3 Reach 2A (b) - '2' Street Crossing A.5.9k Box Culvert [3] 209,300$ -$ 209,300$ 3.4.4 Reach 2A (b) - CCTC RR New Bridge Crossing A.5.9l at Gerber Creek and CCTC RR 573,800$ -$ 573,800$

Subtotal Gerber Creek Reach 2A 6,000,300$ 815,100$ 5,185,200$ 3.6 Gerber Creek Reach 2C

(Gerber Road Crossing #3 to Crossing #2)36.1 Reach 2C A.5.9n 2,000 Channel Construction [2] 2,149,900$ 287,800$ 1,862,100$

Subtotal Gerber Creek Reach 2C 2,149,900$ 287,800$ 1,862,100$ 3.7 Upstream of Gerber Creek Reach 2C

(Eastern Project Boundary to Downstream of Gerber Road Crossing #2)3.7.1 Gerber Creek Overspill Channel A.5.9o Temporary overspill channel 279,800$ 125,900$ 153,900$

Subtotal Upstream of Gerber Creek Reach 2C 279,800$ 125,900$ 153,900$ Subtotal On-site Drainage Corridor Improvements 12,868,200$ 1,871,400$ 10,996,800$

Subtotal Off-site and On-site Drainage Corridor Improvements 17,744,400$ 2,664,400$ 15,080,000$

DETENTION PONDS

3.9 Elder Creek Reach 1A (a) - Detention Pond E24B [2] A.5.8a 7.4 - Acre 1,320,700$ 884,600$ 436,100$ 3.10 Elder Creek Reach 1A (b) - Detention Pond E26 [2] A.5.8b 22.0 - Acre 2,711,300$ 2,460,200$ 251,100$ 3.11 Gerber Creek Reach 2A (a) - Detention Pond E24A [2] A.5.8c 14.0 - Acre 1,673,700$ 1,479,000$ 194,700$ 3.12 Gerber Creek Reach 2A (b) - Detention Pond G41 [2] A.5.8d 11.3 - Acre 1,989,700$ 1,490,900$ 498,800$ 3.13 Gerber Creek Reach 2C - Detention Pond G46 [2] A.5.8e 17.0 - Acre 2,514,100$ 1,965,100$ 549,000$

Subtotal Detention Pond Improvements 10,209,500$ 8,279,800$ 1,929,700$

3.8 LOMR Modeling, Surveying and FEMA Application 467,000$ -$ 467,000$

TRUNK DRAINAGEPipes, Manholes and Outfall A-5.10 3,679,000$ 3,679,000$ -$

TOTAL DRAINAGE FACILITY IMPROVEMENTS COST 32,099,900$ 14,623,200$ 17,476,700$ [1] (See also Roadway Section for Additional Bridges/Culverts)[2] Land Acquisition & Wetland Mitigation has been included[3] 8' x 6' Box Culvert Const. w/ headwalls (56' R/W)

MacKay & Somps Civil Engineers, Inc. Buildout

SUBSECTION A‐5.3

DRAINAGE FACILITIES SUMMARY—PHASE A‐1

Figure A-5.3Phase A-1 Summary




Project Fin Plan % of NVSSPNumber Project Name Apx LF Project Description Total Total, $ Zone 11A Sup Fee



3.1.1.A Reach 3A (Off-site) A.5.9a 3,000 Channel Construction [2] 0% -$ -$ -$ 3.1.1.B Reach 3B (Off-site) A.5.9b 2,200 Channel Construction [2] 0% -$ -$ -$

Subtotal Elder Creek Reach 3 -$ -$ -$ 3.3 Elder Creek Reach 1B

(Upstream of Florin Road)3.3.1 Reach 1B - Off-site Channel Construction A.5.9g 900 Channel Construction [2] 0% -$ -$ -$

Subtotal Elder Creek Reach 1B -$ -$ -$ 3.5 Gerber Creek Reach 2B

(Gerber Road Crossing #4 to Crossing #3)3.5.1 Reach 2B A.5.9m 4,150 Channel Construction [2] 0% -$ -$ -$

Subtotal Gerber Creek Reach 2B -$ -$ -$ Subtotal Off-site Drainage Corridor Improvements -$ -$ -$


(Western Project Boundary to Florin Road)3.2.1.A Reach 1A (a) A.5.9c 3,100 Channel Construction [2] 0% -$ -$ -$ 3.2.1.B Reach 1A (b) A.5.9d 2,200 Channel Construction [2] 0% -$ -$ -$ 3.2.2 Reach 1A (a) - McCoy Lane Crossing A.5.9e Box Culvert [3] 0% -$ -$ -$ 3.2.3 Reach 1A (b) - CCTC RR New Bridge Crossing A.5.9f at Elder Creek and CCTC RR 0% -$ -$ -$

Subtotal Elder Creek Reach 1A -$ -$ -$ 3.4 Gerber Creek Reach 2A

(Western Project Boundary to Gerber Road Crossing #4)3.4.1.A Reach 2A (a) A.5.9h 2,700 Channel Construction [2] 25% 494,800$ 77,600$ 417,200$ 3.4.1.B Reach 2A (b) A.5.9i 4,150 Channel Construction [2] 0% -$ -$ -$ 3.4.2 Reach 2A (a) - '1' Street Crossing A.5.9j Box Culvert [3] 0% -$ -$ -$ 3.4.3 Reach 2A (b) - '2' Street Crossing A.5.9k Box Culvert [3] 0% -$ -$ -$ 3.4.4 Reach 2A (b) - CCTC RR New Bridge Crossing A.5.9l at Gerber Creek and CCTC RR 0% -$ -$ -$

Subtotal Gerber Creek Reach 2A 494,800$ 77,600$ 417,200$ 3.6 Gerber Creek Reach 2C

(Gerber Road Crossing #3 to Crossing #2)3.6.1 Reach 2C A.5.9n 2,000 Channel Construction [2] 0% -$ -$ -$

Subtotal Gerber Creek Reach 2C -$ -$ -$ 3.7 Upstream of Gerber Creek Reach 2C

(Eastern Project Boundary to Downstream of Gerber Road Crossing #2)3.7.1 Gerber Creek Overspill Channel A.5.9o Temporary overspill channel 0% -$ -$ -$

Subtotal Upstream of Gerber Creek Reach 2C -$ -$ -$ Subtotal On-site Drainage Corridor Improvements 494,800$ 77,600$ 417,200$

Subtotal Off-site and On-site Drainage Corridor Improvements 494,800$ 77,600$ 417,200$

DETENTION PONDS

3.9 Elder Creek Reach 1A (a) - Detention Pond E24B [2] A.5.8a 7.4 - Acre 0% -$ -$ -$ 3.10 Elder Creek Reach 1A (b) - Detention Pond E26 [2] A.5.8b 22.0 - Acre 0% -$ -$ -$ 3.11 Gerber Creek Reach 2A (a) - Detention Pond E24A [2] A.5.8c 14.0 - Acre 0% -$ -$ -$ 3.12 Gerber Creek Reach 2A (b) - Detention Pond G41 [2] A.5.8d 11.3 - Acre 100% 1,989,700$ 1,490,900$ 498,800$ 3.13 Gerber Creek Reach 2C - Detention Pond G46 [2] A.5.8e 17.0 - Acre 0% -$ -$ -$

Subtotal Detention Pond Improvements 1,989,700$ 1,490,900$ 498,800$

3.8 LOMR Modeling, Surveying and FEMA Application 100% 467,000$ -$ 467,000$

TRUNK DRAINAGEPipes, Manholes and Outfall A-5.10 9% 349,200$ 349,200$ -$

TOTAL DRAINAGE FACILITY IMPROVEMENTS COST 10% 3,300,700$ 1,917,700$ 1,383,000$ [1] (See also Roadway Section for Additional Bridges/Culverts)[2] Land Acquisition & Wetland Mitigation has been included[3] 8' x 6' Box Culvert Const. w/ headwalls (56' R/W)

MacKay & Somps Civil Engineers, Inc. Phase A-1

SUBSECTION A‐5.4

DRAINAGE FACILITIES SUMMARY— PHASE A‐2 AND PHASE B

Figure A-5.4Phase A-2 & B Summary














(Western Project Boundary to Florin Road)3.2.1.A Reach 1A (a) A.5.9c 3,100 Channel Construction [2] 0% -$ -$ -$ 3.2.1.B Reach 1A (b) A.5.9d 2,200 Channel Construction [2] 100% 1,609,100$ 279,700$ 1,329,400$ 3.2.2 Reach 1A (a) - McCoy Lane Crossing A.5.9e Box Culvert [3] 100% 123,400$ -$ 123,400$ 3.2.3 Reach 1A (b) - CCTC RR New Bridge Crossing A.5.9f at Elder Creek and CCTC RR 100% 675,000$ -$ 675,000$


(Western Project Boundary to Gerber Road Crossing #4)3.4.1.A Reach 2A (a) A.5.9h 2,700 Channel Construction [2] 25% 494,800$ 77,600$ 417,200$ 3.4.1.B Reach 2A (b) A.5.9i 4,150 Channel Construction [2] 0% -$ -$ -$ 3.4.2 Reach 2A (a) - '1' Street Crossing A.5.9j Box Culvert [3] 0% -$ -$ -$ 3.4.3 Reach 2A (b) - '2' Street Crossing A.5.9k Box Culvert [3] 0% -$ -$ -$ 3.4.4 Reach 2A (b) - CCTC RR New Bridge Crossing A.5.9l at Gerber Creek and CCTC RR 0% -$ -$ -$

Subtotal Gerber Creek Reach 2A 494,800$ 77,600$ 417,200$ 3.6 Gerber Creek Reach 2C




Subtotal Upstream of Gerber Creek Reach 2C -$ -$ -$ Subtotal On-site Drainage Corridor Improvements 2,902,300$ 357,300$ 2,545,000$

Subtotal Off-site and On-site Drainage Corridor Improvements 2,902,300$ 357,300$ 2,545,000$

DETENTION PONDS

3.9 Elder Creek Reach 1A (a) - Detention Pond E24B [2] A.5.8a 7.4 - Acre 100% 1,320,700$ 884,600$ 436,100$ 3.10 Elder Creek Reach 1A (b) - Detention Pond E26 [2] A.5.8b 22.0 - Acre 100% 2,711,300$ 2,460,200$ 251,100$ 3.11 Gerber Creek Reach 2A (a) - Detention Pond E24A [2] A.5.8c 14.0 - Acre 0% -$ -$ -$ 3.12 Gerber Creek Reach 2A (b) - Detention Pond G41 [2] A.5.8d 11.3 - Acre 0% -$ -$ -$ 3.13 Gerber Creek Reach 2C - Detention Pond G46 [2] A.5.8e 17.0 - Acre 0% -$ -$ -$


3.8 LOMR Modeling, Surveying and FEMA Application 0% -$ -$ -$

TRUNK DRAINAGEPipes, Manholes and Outfall A-5.10 39% 1,434,200$ 1,434,200$ -$


MacKay & Somps Civil Engineers, Inc. Phase A-2 & B

SUBSECTION A‐5.5

DRAINAGE FACILITIES SUMMARY—PHASE C

Figure A-5.5Phase C Summary
















(Western Project Boundary to Gerber Road Crossing #4)3.4.1.A Reach 2A (a) A.5.9h 2,700 Channel Construction [2] 0% -$ -$ -$ 3.4.1.B Reach 2A (b) A.5.9i 4,150 Channel Construction [2] 0% -$ -$ -$ 3.4.2 Reach 2A (a) - '1' Street Crossing A.5.9j Box Culvert [3] 0% -$ -$ -$ 3.4.3 Reach 2A (b) - '2' Street Crossing A.5.9k Box Culvert [3] 0% -$ -$ -$ 3.4.4 Reach 2A (b) - CCTC RR New Bridge Crossing A.5.9l at Gerber Creek and CCTC RR 0% -$ -$ -$

Subtotal Gerber Creek Reach 2A -$ -$ -$ 3.6 Gerber Creek Reach 2C



(Eastern Project Boundary to Downstream of Gerber Road Crossing #2)3.7.1 Gerber Creek Overspill Channel A.5.9o Temporary overspill channel 100% 279,800$ 125,900$ 153,900$

Subtotal Upstream of Gerber Creek Reach 2C 279,800$ 125,900$ 153,900$ Subtotal On-site Drainage Corridor Improvements 279,800$ 125,900$ 153,900$

Subtotal Off-site and On-site Drainage Corridor Improvements 279,800$ 125,900$ 153,900$

DETENTION PONDS

3.9 Elder Creek Reach 1A (a) - Detention Pond E24B [2] A.5.8a 7.4 - Acre 0% -$ -$ -$ 3.10 Elder Creek Reach 1A (b) - Detention Pond E26 [2] A.5.8b 22.0 - Acre 0% -$ -$ -$ 3.11 Gerber Creek Reach 2A (a) - Detention Pond E24A [2] A.5.8c 14.0 - Acre 0% -$ -$ -$ 3.12 Gerber Creek Reach 2A (b) - Detention Pond G41 [2] A.5.8d 11.3 - Acre 0% -$ -$ -$ 3.13 Gerber Creek Reach 2C - Detention Pond G46 [2] A.5.8e 17.0 - Acre 100% 2,514,100$ 1,965,100$ 549,000$



TRUNK DRAINAGEPipes, Manholes and Outfall A-5.10 38% 1,410,400$ 1,410,400$ -$

TOTAL DRAINAGE FACILITY IMPROVEMENTS COST 13% 4,204,300$ 3,501,400$ 702,900$ [1] (See also Roadway Section for Additional Bridges/Culverts)[2] Land Acquisition & Wetland Mitigation has been included[3] 8' x 6' Box Culvert Const. w/ headwalls (56' R/W)

MacKay & Somps Civil Engineers, Inc. Phase C

SUBSECTION A‐5.6

DRAINAGE FACILITIES SUMMARY—PHASE D

Figure A-5.6Phase D Summary







3.1.1.A Reach 3A (Off-site) A.5.9a 3,000 Channel Construction [2] 100% 1,735,700$ 288,500$ 1,447,200$ 3.1.1.B Reach 3B (Off-site) A.5.9b 2,200 Channel Construction [2] 100% 1,159,200$ 213,300$ 945,900$

Subtotal Elder Creek Reach 3 2,894,900$ 501,800$ 2,393,100$ 3.3 Elder Creek Reach 1B




Subtotal Gerber Creek Reach 2B -$ -$ -$ Subtotal Off-site Drainage Corridor Improvements 2,894,900$ 501,800$ 2,393,100$


(Western Project Boundary to Florin Road)3.2.1.A Reach 1A (a) A.5.9c 3,100 Channel Construction [2] 100% 2,030,700$ 362,900$ 1,667,800$ 3.2.1.B Reach 1A (b) A.5.9d 2,200 Channel Construction [2] 0% -$ -$ -$ 3.2.2 Reach 1A (a) - McCoy Lane Crossing A.5.9e Box Culvert [3] 0% -$ -$ -$ 3.2.3 Reach 1A (b) - CCTC RR New Bridge Crossing A.5.9f at Elder Creek and CCTC RR 0% -$ -$ -$


(Western Project Boundary to Gerber Road Crossing #4)3.4.1.A Reach 2A (a) A.5.9h 2,700 Channel Construction [2] 50% 989,700$ 155,200$ 834,500$ 3.4.1.B Reach 2A (b) A.5.9i 4,150 Channel Construction [2] 100% 3,028,500$ 504,600$ 2,523,900$ 3.4.2 Reach 2A (a) - '1' Street Crossing A.5.9j Box Culvert [3] 100% 209,300$ -$ 209,300$ 3.4.3 Reach 2A (b) - '2' Street Crossing A.5.9k Box Culvert [3] 100% 209,300$ -$ 209,300$ 3.4.4 Reach 2A (b) - CCTC RR New Bridge Crossing A.5.9l at Gerber Creek and CCTC RR 0% -$ -$ -$

Subtotal Gerber Creek Reach 2A 4,436,800$ 659,800$ 3,777,000$ 3.6 Gerber Creek Reach 2C




Subtotal Upstream of Gerber Creek Reach 2C -$ -$ -$ Subtotal On-site Drainage Corridor Improvements 6,467,500$ 1,022,700$ 5,444,800$

Subtotal Off-site and On-site Drainage Corridor Improvements 9,362,400$ 1,524,500$ 7,837,900$

DETENTION PONDS

3.9 Elder Creek Reach 1A (a) - Detention Pond E24B [2] A.5.8a 7.4 - Acre 0% -$ -$ -$ 3.10 Elder Creek Reach 1A (b) - Detention Pond E26 [2] A.5.8b 22.0 - Acre 0% -$ -$ -$ 3.11 Gerber Creek Reach 2A (a) - Detention Pond E24A [2] A.5.8c 14.0 - Acre 100% 1,673,700$ 1,479,000$ 194,700$ 3.12 Gerber Creek Reach 2A (b) - Detention Pond G41 [2] A.5.8d 11.3 - Acre 0% -$ -$ -$ 3.13 Gerber Creek Reach 2C - Detention Pond G46 [2] A.5.8e 17.0 - Acre 0% -$ -$ -$



TRUNK DRAINAGEPipes, Manholes and Outfall A-5.10 13% 485,200$ 485,200$ -$


MacKay & Somps Civil Engineers, Inc. Phase D

SUBSECTION A‐5.7

DRAINAGE FACILITIES SUMMARY—PHASE E

Figure A-5.7Phase E Summary









(Upstream of Florin Road)3.3.1 Reach 1B - Off-site Channel Construction A.5.9g 900 Channel Construction [2] 100% 180,000$ 27,800$ 152,200$

Subtotal Elder Creek Reach 1B 180,000$ 27,800$ 152,200$ 3.5 Gerber Creek Reach 2B

(Gerber Road Crossing #4 to Crossing #3)3.5.1 Reach 2B A.5.9m 4,150 Channel Construction [2] 100% 1,801,300$ 263,400$ 1,537,900$

Subtotal Gerber Creek Reach 2B 1,801,300$ 263,400$ 1,537,900$ Subtotal Off-site Drainage Corridor Improvements 1,981,300$ 291,200$ 1,690,100$




(Western Project Boundary to Gerber Road Crossing #4)3.4.1.A Reach 2A (a) A.5.9h 2,700 Channel Construction [2] 0% -$ -$ -$ 3.4.1.B Reach 2A (b) A.5.9i 4,150 Channel Construction [2] 0% -$ -$ -$ 3.4.2 Reach 2A (a) - '1' Street Crossing A.5.9j Box Culvert [3] 0% -$ -$ -$ 3.4.3 Reach 2A (b) - '2' Street Crossing A.5.9k Box Culvert [3] 0% -$ -$ -$ 3.4.4 Reach 2A (b) - CCTC RR New Bridge Crossing A.5.9l at Gerber Creek and CCTC RR 100% 573,800$ -$ 573,800$

Subtotal Gerber Creek Reach 2A 573,800$ -$ 573,800$ 3.6 Gerber Creek Reach 2C

(Gerber Road Crossing #3 to Crossing #2)3.6.1 Reach 2C A.5.9n 2,000 Channel Construction [2] 100% 2,149,900$ 287,800$ 1,862,100$

Subtotal Gerber Creek Reach 2C 2,149,900$ 287,800$ 1,862,100$ 3.7 Upstream of Gerber Creek Reach 2C


Subtotal Upstream of Gerber Creek Reach 2C -$ -$ -$ Subtotal On-site Drainage Corridor Improvements 2,723,700$ 287,800$ 2,435,900$

Subtotal Off-site and On-site Drainage Corridor Improvements 4,705,000$ 579,000$ 4,126,000$

DETENTION PONDS

3.9 Elder Creek Reach 1A (a) - Detention Pond E24B [2] A.5.8a 7.4 - Acre 0% -$ -$ -$ 3.10 Elder Creek Reach 1A (b) - Detention Pond E26 [2] A.5.8b 22.0 - Acre 0% -$ -$ -$ 3.11 Gerber Creek Reach 2A (a) - Detention Pond E24A [2] A.5.8c 14.0 - Acre 0% -$ -$ -$ 3.12 Gerber Creek Reach 2A (b) - Detention Pond G41 [2] A.5.8d 11.3 - Acre 0% -$ -$ -$ 3.13 Gerber Creek Reach 2C - Detention Pond G46 [2] A.5.8e 17.0 - Acre 0% -$ -$ -$

Subtotal Detention Pond Improvements -$ -$ -$


TRUNK DRAINAGEPipes, Manholes and Outfall A-5.10 0% -$ -$ -$

TOTAL DRAINAGE FACILITY IMPROVEMENTS COST 15% 4,705,000$ 579,000$ 4,126,000$ [1] (See also Roadway Section for Additional Bridges/Culverts)[2] Land Acquisition & Wetland Mitigation has been included[3] 8' x 6' Box Culvert Const. w/ headwalls (56' R/W)

MacKay & Somps Civil Engineers, Inc. Phase E

SUBSECTION A‐5.8

DETENTION POND SUMMARY


BASIN INDEX


Prepared by: KJReviewed by: __

A-5.8a Basin E24B (Elder Creek Reach 1A(b)) 884,600$ 436,100$ 1,320,700$

A-5.8b Basin E26 (Elder Creek Reach 1A(b)) 2,460,200$ 251,100$ 2,711,300$

A-5.8c Basin E24A (Gerber Creek Reach 2A(a)) 1,479,000$ 194,700$ 1,673,700$

A-5.8d Basin G41 (Gerber Creek Reach 2A(b)) 1,490,900$ 498,800$ 1,989,700$

A-5.8e Basin G46 (Gerber Creek Reach 2C) 1,965,100$ 549,000$ 2,514,100$

TOTAL: 8,279,800$ 1,929,700$ 10,209,500$



MacKay & Somps Civil Engineers, Inc. Basin Index

Figure A-5.8aBasin Index


BASIN COST DETAIL


PROJECT NO. : 3.9PROJECT NAME: BASIN E24B (ELDER CREEK REACH 1A (b))PROJECT DESCRIPTION: 7.4 AC. PEAK FLOW AND WATER QUALITY BASIN

CONSTRUCTION

Item QTY Unit Unit Cost Subtotala b c=a*b

ZONE 11A

1. Basin - Excavation 124,000 c.y. 3.15$ 390,600$ 2. Hydroseed 2.6 acres 1,500.00$ 3,900$ 3. Channel Access Ramp (30 c.y. each) 1 each 15,000.00$ 15,000$ 4. Pipe Gate 1 each 2,500.00$ 2,500$ 5. Detention Pond Outlet 1 l.s. 27,000.00$ 27,000$ 6. Weir Erosion Protection 1 l.s. 16,200.00$ 16,200$ 7. Fencing - Post & Cable 2,300 l.f. 9.25$ 21,275$

Subtotal - Zone 11A 476,500$ Engineering/Contingency 8% 38,100$ Land Acquisition 7.4 acres 50,000.00$ 370,000$ Total Zone 11A 884,600$

NVSSP SUPP. FEE PROGRAMEngineering/Contingency

8. Riparian Enhancement/Landscaping 2,300 l.f. 46.50$ 106,950$ 9. Pump Station 10 cfs 21,600.00$ 216,000$

Subtotal - NVSSP Fee Program 323,000$ Engineering/Contingency 35% 113,100$ Total NVSSP Fee Program 436,100$

SUMMARY Zone 11A Reimbursable 884,600$ NVSSP Fee Program 436,100$ TOTAL PROJECT COST 1,320,700$

NOTES: 1. Unit Costs based on 2004 Proposed Zone 11A schedule. 2. Land Acquisition Acreage Revised September 2004. 3. Soft costs in excess of 5% of the total construction cost for Zone 11 reimbursable items are not reimbursable through Zone 11 and as such shall be borne by the developer. 4. Zone 11A Land Acquisition unit cost to be determined by appraisal (assumed to be $35,000). 5. NVSSP Land Acquisition unit cost to be actual cost above appraisal value (assumed to be $65,000).

Total Project Cost

MacKay & Somps Civil Engineers, Inc. E24B

Figure A-5.8bBasin Index


BASIN COST DETAIL


PROJECT NO. : 3.10PROJECT NAME: BASIN E26 (ELDER CREEK REACH 1A (b))PROJECT DESCRIPTION: 22.0 AC. PEAK FLOW AND WATER QUALITY BASIN

CONSTRUCTION


ZONE 11A

1. Basin - Excavation 370,600 c.y. 3.15$ 1,167,390$ 2. Hydroseed 4.2 acres 1,500.00$ 6,300$ 3. Channel Access Ramp (30 c.y. each) 2 each 15,000.00$ 30,000$ 4. Pipe Gate 1 each 2,500.00$ 2,500$ 5. Detention Pond Outlet 1 l.s. 16,200.00$ 16,200$ 6. Fencing - Post & Cable 4,000 l.f. 9.25$ 37,000$

Subtotal - Zone 11A 1,259,400$ Engineering/Contingency 8% 100,800$ Land Acquisition 22.0 acres 50,000.00$ 1,100,000$ Total Zone 11A 2,460,200$


7. Riparian Enhancement/Landscaping 4,000 l.f. 46.50$ 186,000$


SUMMARY Zone 11A Reimbursable 2,460,200$ NVSSP Fee Program 251,100$ TOTAL PROJECT COST 2,711,300$


Total Project Cost

MacKay & Somps Civil Engineers, Inc. E26

Figure A-5.8cBasin Index


BASIN COST DETAIL


PROJECT NO. : 3.11PROJECT NAME: BASIN E24A (GERBER CREEK 2A(a))PROJECT DESCRIPTION: 14.0 AC. PEAK FLOW AND WATER QUALITY BASIN

CONSTRUCTION


ZONE 11A


Subtotal - Zone 11A 721,300$ Engineering/Contingency 8% 57,700$ Land Acquisition 14.0 acres 50,000.00$ 700,000$ Total Zone 11A 1,479,000$


8. Riparian Enhancement/Landscaping 3,100 l.f. 46.50$ 144,150$




Total Project Cost

MacKay & Somps Civil Engineers, Inc. E24A

Figure A-5.8dBasin Index


BASIN COST DETAIL


PROJECT NO. : 3.12PROJECT NAME: BASIN G41 (GERBER CREEK 2A(b))PROJECT DESCRIPTION: 11.3 AC. PEAK FLOW AND WATER QUALITY BASIN

CONSTRUCTION


ZONE 11A


Subtotal - Zone 11A 857,300$ Engineering/Contingency 8% 68,600$ Land Acquisition 11.3 acres 50,000.00$ 565,000$ Total Zone 11A 1,490,900$






Total Project Cost

MacKay & Somps Civil Engineers, Inc. G41

Figure A-5.8eBasin Index


BASIN COST DETAIL


PROJECT NO. : 3.13PROJECT NAME: BASIN G46 (GERBER CREEK 2C)PROJECT DESCRIPTION: 17.0 AC. PEAK FLOW AND WATER QUALITY BASIN

CONSTRUCTION


ZONE 11A

1. Basin - Excavation 299,000 c.y. 3.15$ 941,850$ 2. Hydroseed 5.5 acres 1,500.00$ 8,250$ 3. Channel Access Ramp (30 c.y. each) 1 each 15,000.00$ 15,000$ 4. Pipe Gate 1 each 2,500.00$ 2,500$ 5. Detention Pond Outlet 1 l.s. 27,000.00$ 27,000$ 6. Fencing - Post & Cable 4,100 l.f. 9.25$ 37,925$

Subtotal - Zone 11a 1,032,500$ Engineering/Contingency 8% 82,600$ Land Acquisition 17.0 acres 50,000.00$ 850,000$ Total Zone 11A 1,965,100$






Total Project Cost

MacKay & Somps Civil Engineers, Inc. G46

SUBSECTION A‐5.9

DRAINAGE CHANNEL COST SUMMARY


CHANNEL INDEX



A-5.9a Elder Creek Reach 3A 288,500$ 1,447,200$ 1,735,700$

A-5.9b Elder Creek Reach 3B 213,300$ 945,900$ 1,159,200$

A-5.9c Elder Creek Reach 1A(a) 362,900$ 1,667,800$ 2,030,700$

A-5.9d Elder Creek Reach 1A(b) 279,700$ 1,329,400$ 1,609,100$

A-5.9e Elder Creek Reach 1A(a) - McCoy Lane Crossing -$ 123,400$ 123,400$

A-5.9f Elder Creek Reach 1A(b) - CCTC RR Crossing -$ 675,000$ 675,000$

A-5.9g Elder Creek Reach 1B 27,800$ 152,200$ 180,000$

A-5.9h Gerber Creek Reach 2A(a) 310,500$ 1,668,900$ 1,979,400$

A-5.9i Gerber Creek Reach 2A(b) 504,600$ 2,523,900$ 3,028,500$

A-5.9j Gerber Creek Reach 2A(a) - '1' Street Crossing -$ 209,300$ 209,300$

A-5.9k Gerber Creek Reach 2A(b) - '2' Street Crossing -$ 209,300$ 209,300$

A-5.9l Gerber Creek Reach 2A(b) - CCTC RR Crossing -$ 573,800$ 573,800$

A-5.9m Gerber Creek Reach 2B 263,400$ 1,537,900$ 1,801,300$

A-5.9n Gerber Creek Reach 2C 287,800$ 1,862,100$ 2,149,900$

A-5.9o Gerber Creek Temporary Overspill Channel 125,900$ 153,900$ 279,800$

TOTAL: 2,664,400$ 15,080,000$ 17,744,400$



MacKay & Somps Civil Engineers, Inc. Channel Index

Figure A-5.9aChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.1.1 APROJECT NAME: ELDER CREEK REACH 3A PROJECT DESCRIPTION: OFF-SITE CHANNEL IMPROVEMENTS - EXISTING

IMPROVED CREEK TO ELK GROVE-FLORIN ROAD


ZONE 11A

1. Channel - Excavation 78,000 c.y. 3.15$ 245,700$ 2. Hydroseed 7.6 acres 1,500.00$ 11,400$ 3. Channel Access Ramp (20 c.y. each) 1 each 10,000.00$ 10,000$

Subtotal - Zone 11A 267,100$ Engineering/Contingency 8% 21,400$ Total Zone 11A 288,500$


4. Riparian Enhancement/Landscaping 3,000 l.f. 93.00$ 279,000$ 5. Erosion Control 3,000 l.f. 10.00$ 30,000$

Subtotal - NVSSP Fee Program 309,000$ Engineering/Contingency 35% 108,200$ Land Acquisition 10.3 acres 100,000.00$ 1,030,000$ Total NVSSP Fee Program 1,447,200$

SUMMARY Zone 11A Reimbursable 288,500$ NVSSP Fee Program 1,447,200$ TOTAL PROJECT COST 1,735,700$

NOTES: 1. Unit Costs based on 2004 Proposed Zone 11A schedule. 2. Land Acquisition Acreage Revised September 2004. 3. Soft costs in excess of 5% of the total construction cost for Zone 11 reimbursable items are not reimbursable through Zone 11 and as such shall be borne by the developer.

Total Project Cost

MacKay & Somps Civil Engineers, Inc. Reach 3A

Figure A-5.9bChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.1.1 BPROJECT NAME: ELDER CREEK REACH 3BPROJECT DESCRIPTION: OFF-SITE CHANNEL IMPROVEMENTS - ELK

GROVE-FLORIN ROAD TO ELDER-GERBERCREEKS CONFLUENCE


ZONE 11A

1. Channel - Excavation 57,000 c.y. 3.15$ 179,550$ 2. Hydroseed 5.3 acres 1,500.00$ 7,950$ 3. Channel Access Ramp (20 c.y. each) 1 each 10,000.00$ 10,000$



4. Riparian Enhancement/Landscaping 2,200 l.f. 93.00$ 204,600$ 5. Erosion Control 2,200 l.f. 10.00$ 22,000$

Subtotal - NVSSP Fee Program 226,600$ Engineering/Contingency 35% 79,300$ Land Acquisition 6.4 acres 100,000.00$ 640,000$ Total NVSSP Fee Program 945,900$

SUMMARY Zone 11A Reimbursable 213,300$ NVSSP Fee Program 945,900$ TOTAL PROJECT COST 1,159,200$


Total Project Cost

MacKay & Somps Civil Engineers, Inc. Reach 3B

Figure A-5.9cChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.2.1 APROJECT NAME: ELDER CREEK REACH 1A (a) PROJECT DESCRIPTION: ELDER-GERBER CREEKS CONFLUENCE TO

SOUTHERN BOUNDARY OF BASIN E24B


ZONE 11A

1. Channel - Excavation 80,500 c.y. 3.15$ 253,575$ 2. Hydroseed 8.9 acres 1,500.00$ 13,350$ 3. Channel Access Ramp (20 c.y. each) 1 each 10,000.00$ 10,000$ 4. 12' Channel Maintenance Road 36,700 s.f. 1.61$ 59,087$ (6" AB on Getextile Fabric)



5. Riparian Enhancement/Landscaping 3,100 l.f. 93.00$ 288,300$ 6. Erosion Control 3,100 l.f. 10.00$ 31,000$ 7. Lineal Water Quality Features 1 each 5,000.00$ 5,000$




Total Project Cost

MacKay & Somps Civil Engineers, Inc. Reach 1A(a)

Figure A-5.9dChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.2.1 BPROJECT NAME: ELDER CREEK REACH 1A (b)PROJECT DESCRIPTION: SOUTHERN BOUNDARY OF BASIN E24B TO

FLORIN ROAD


ZONE 11A

1. Channel - Excavation 57,000 c.y. 3.15$ 179,550$ 2. Hydroseed 5.8 acres 1,500.00$ 8,700$ 3. Channel Access Ramp (20 c.y. each) 2 each 10,000.00$ 20,000$ 4. 12' Channel Maintenance Road 31,500 s.f. 1.61$ 50,715$ (6" AB on Getextile Fabric)






.NOTES: 1. Unit Costs based on 2004 Proposed Zone 11A schedule. 2. Land Acquisition Acreage Revised September 2004. 3. Soft costs in excess of 5% of the total construction cost for Zone 11 reimbursable items are not reimbursable through Zone 11 and as such shall be borne by the developer.

Total Project Cost

MacKay & Somps Civil Engineers, Inc. Reach 1A(b)

Figure A-5.9eChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.2.2PROJECT NAME: ELDER CREEK REACH 1A (a)PROJECT DESCRIPTION: McCOY LANE CROSSING



1. (3) 8' x 6' Conc. Box Culvert 50 l.f. 1,500.00$ 75,000$ 2. Headwall/Wingwall 2 each 2,700.00$ 5,400$ 3. Erosion Protection 1 l.s. 11,000.00$ 11,000$


SUMMARY Zone 11A Reimbursable -$ NVSSP Fee Program 123,400$ TOTAL PROJECT COST 123,400$

NOTES: 1. Unit Costs based on 2004 construction estimates. 2. Soft costs in excess of 5% of the total construction cost for Zone 11 reimbursable items are not reimbursable through Zone 11 and as such shall be borne by the developer

Total Project Cost

MacKay & Somps Civil Engineers, Inc. McCoy Lane

Figure A-5.9fChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.2.3PROJECT NAME: ELDER CREEK REACH 1A (b)PROJECT DESCRIPTION: CCTC RR BRIDGE CROSSING



1. New Bridge 1 l.s. 500,000.00$ 500,000$




Total Project Cost

MacKay & Somps Civil Engineers, Inc. Elder RR

Figure A-5.9gChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.3.1PROJECT NAME: ELDER CREEK REACH 1BPROJECT DESCRIPTION: OFF-SITE UPSTREAM OF FLORIN ROAD


ZONE 11A

1. Channel -Excavation 7,500 c.y. 3.15$ 23,625$ 2. Hydroseed 1.4 acres 1,500.00$ 2,100$



3. Erosion Control 900 l.f. 10.00$ 9,000$

Subtotal - NVSSP Fee Program 9,000$ Engineering/Contingency 35% 3,200$ Land Acquisition 1.4 acres 100,000.00$ 140,000$ Total NVSSP Fee Program 152,200$

SUMMARY Zone 11A Reimbursable 27,800$ NVSSP Fee Program 152,200$ TOTAL PROJECT COST 180,000$


Total Project Cost


Figure A-5.9hChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.4.1 APROJECT NAME: GERBER CREEK REACH 2A (a)PROJECT DESCRIPTION: ELDER-GERBER CREEK CONFLUENCE TO

WATERMAN ROAD


ZONE 11A

1. Channel -Excavation 70,000 c.y. 3.15$ 220,500$ 2. Hydroseed 7.4 acres 1,500.00$ 11,100$ 3. Channel Access Ramp (20 c.y. each) 2 each 10,000.00$ 20,000$ 4. 12' Channel Maintenance Road 22,300 s.f. 1.61$ 35,903$ (6" AB on Getextile Fabric)







Total Project Cost

MacKay & Somps Civil Engineers, Inc. Reach 2A(a)

Figure A-5.9iChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.4.1 BPROJECT NAME: GERBER CREEK REACH 2A (b)PROJECT DESCRIPTION: WATERMAN ROAD TO GERBER ROAD

CROSSING #4


ZONE 11A








Total Project Cost

MacKay & Somps Civil Engineers, Inc. Reach 2A(b)

Figure A-5.9jChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.4.2PROJECT NAME: GERBER CREEK REACH 2A (a)PROJECT DESCRIPTION: '1' STREET CROSSING



1. (3) 8' x 6' Conc. Box Culvert 60 l.f. 1,500.00$ 90,000$ 2. Headwall/Wingwall 2 ea. 27,000.00$ 54,000$ 3. Erosion Protection 1 l.s. 11,000.00$ 11,000$




Total Project Cost

MacKay & Somps Civil Engineers, Inc. 1 Street

Figure A-5.9kChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.4.3PROJECT NAME: GERBER CREEK REACH 2A (b)PROJECT DESCRIPTION: '2' STREET CROSSING



1. (3) 8' x 6' Conc. Box Culvert 60 l.f. 1,500.00$ 90,000$ 2. Headwall/Wingwall 2 ea. 27,000.00$ 54,000$ 3. Erosion Protection 1 l.s. 11,000.00$ 11,000$




Total Project Cost

MacKay & Somps Civil Engineers, Inc. 2 Street

Figure A-5.9lChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.4.4PROJECT NAME: GERBER CREEK REACH 2A (b)PROJECT DESCRIPTION: CCTC RR BRIDGE CROSSING



1. New Bridge 1 l.s. 425,000.00$ 425,000$




Total Project Cost

MacKay & Somps Civil Engineers, Inc. Gerber RR

Figure A-5.9mChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.5.1PROJECT NAME: GERBER CREEK REACH 2BPROJECT DESCRIPTION: OFF-SITE GERBER ROAD CROSSING #4 TO

CROSSING #3


ZONE 11A




5. Riparian Enhancement/Landscaping 4,150 l.f. 93.00$ 385,950$ 6. Erosion Control 4,150 l.f. 10.00$ 41,500$ 7. Lineal Water Quality Features 1 each 5,000.00$ 5,000$ 8. Low-Flow Driveway Crossing 80 c.y. 500.00$ 40,000$

Subtotal - NVSSP Fee Program 472,500$ Engineering/Contingency 35% 165,400$ Land Acquisition 9.0 acres 100,000.00$ 900,000$ Total NVSSP Fee Program 1,537,900$



Total Project Cost


Figure A-5.9nChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.6.1PROJECT NAME: GERBER CREEK REACH 2CPROJECT DESCRIPTION: GERBER ROAD CROSSING #3 TO CROSSING #2


ZONE 11A




5. Riparian Enhancement/Landscaping 2,000 l.f. 93.00$ 186,000$ 6. Erosion Control 2,000 l.f. 10.00$ 20,000$ 7. Lineal Water Quality Features 4 each 5,000.00$ 20,000$ 8. Low-Flow Driveway Crossing 40 c.y. 500.00$ 20,000$




Total Project Cost

MacKay & Somps Civil Engineers, Inc. Reach 2C

Figure A-5.9oChannel Index


CHANNEL COST DETAIL


PROJECT NO. : 3.7.1PROJECT NAME: GERBER CREEK TEMPORARY OVERSPILL CHANNELPROJECT DESCRIPTION: EAST PLAN BOUNDARY TO DOWNSTREAM OF

GERBER ROAD CROSSING #2


ZONE 11A

1. Channel -Excavation 37,000 c.y. 3.15$ 116,550$



2. Temp. Culvert Crossing 3 ea. 38,000.00$ 114,000$


SUMMARY Zone 11A Reimbursable 125,900$ NVSSP Fee Program 153,900$ TOTAL PROJECT COST 279,800$

NOTES: 1. Unit Costs based on 2004 Proposed Zone 11A schedule. 2. Soft costs in excess of 5% of the total construction cost for Zone 11 reimbursable items are not reimbursable through Zone 11 and as such shall be borne by the developer

Total Project Cost

MacKay & Somps Civil Engineers, Inc. East

SUBSECTION A‐5.10

STORM DRAIN TRUNK SUMMARY


TRUNK DRAINAGE INDEX



A-5.10a Phase A-1 Trunk Storm Drain 349,200$ -$ 349,200$

A-5.10b Phase A-2 Trunk Storm Drain 931,400$ -$ 931,400$

A-5.10c Phase B Trunk Storm Drain 502,800$ -$ 502,800$

A-5.10d Phase C Trunk Storm Drain 1,410,400$ -$ 1,410,400$

A-5.10e Phase D Trunk Storm Drain 485,200$ -$ 485,200$

A-5.10f Phase E Trunk Storm Drain -$ -$ -$

TOTAL: 3,679,000$ -$ 3,679,000$



MacKay & Somps Civil Engineers, Inc. SD Trunk Index

Figure A-5.10aTrunk Drainage Index


TRUNK DRAINAGE COST DETAIL

7536-10Date Revised: 09/29/04


ITEM DESCRIPTION QUANTITY UNIT UNIT PRICE COST (Rounded)

1 18" Storm Drain 0 LF 33.73$ -$ 2 36" Storm Drain 1,555 LF 61.44$ 95,500$ 3 42" Storm Drain 1,050 LF 84.10$ 88,300$ 4 48" Storm Drain 540 LF 96.80$ 52,300$ 5 60" Storm Drain 350 LF 114.56$ 40,100$ 6 60" Storm Drain Outfall 1 EA 11,000.00$ 11,000$ 7 Manholes (60" Diameter) 10 EA 3,608.80$ 36,100$

323,300$ Engineering/Contingency 8% 25,900$

349,200$

SUMMARYZone 11A 349,200$ NVSSP Fee Program -$

349,200$

Notes:

2. Unit costs based on 2004 Proposed Zone 11A schedule.

1. Gerber Road trunk storm drain assumes construction conconcurrent with road improvements, and excludespavement removal and replacement.

Project No: 3.20.1.a.1 Project Name: Phase A-1 Trunk Storm Drain

Phase A-1 Trunk Drainage SystemN.T.S.

SUBTOTAL

TOTAL


3. Soft costs in excess of 5% of the total construction cost for Zone 11A reimbursable items are not reimbursable through Zone 11A and as such shall be borne by the developer.

42" 36"36"48"

60"

18"

MacKay & Somps Civil Engineers, Inc. SD Trunk~ A-1

Figure A-5.10bTrunk Drainage Index



7536-10Date Revised: 09/29/04



1 18" Storm Drain 0 LF 33.73$ -$ 2 24" Storm Drain 1,600 LF 42.08$ 67,300$ 3 27" Storm Drain 210 LF 48.80$ 10,200$ 4 30" Storm Drain 2,220 LF 50.24$ 111,500$ 5 36" Storm Drain 1,360 LF 61.44$ 83,600$ 6 42" Storm Drain 670 LF 84.10$ 56,300$ 7 54" Storm Drain 550 LF 102.80$ 56,500$ 8 60" Storm Drain 2,800 LF 114.56$ 320,800$ 9 30" Storm Drain Outfall 1 EA 11,000.00$ 11,000$ 10 36" Storm Drain Outfall 1 EA 11,000.00$ 11,000$ 11 54" Storm Drain Outfall 1 EA 11,000.00$ 11,000$ 12 60" Storm Drain Outfall 2 EA 11,000.00$ 22,000$ 13 60" Storm Drain Inlet 1 EA 11,000.00$ 11,000$ 13 Manholes (60" Diameter) 25 EA 3,608.80$ 90,200$


931,400$


931,400$

Notes:


TOTAL


Project No: 3.20.1.a.2 Project Name: Phase A-2 Trunk Storm Drain

3. Soft costs in excess of 5% of the total construction cost for Zone 11A reimbursable items are not reimbursable through Zone 11A and as such shall be borne by the developer.

Phase A-2 Trunk Drainage SystemN.T.S.


SUBTOTAL

60"

42"60"

36"48"

18"

36"

MacKay & Somps Civil Engineers, Inc. SD Trunk~ A-2

Figure A-5.10cTrunk Drainage Index





1 24" Storm Drain 900 LF 42.00$ 37,800$ 2 42" Storm Drain 525 LF 84.10$ 44,200$ 3 48" Storm Drain 1,390 LF 96.80$ 134,600$ 4 54" Storm Drain 1,250 LF 102.80$ 128,500$ 5 60" Storm Drain 580 LF 114.56$ 66,400$ 6 Manholes (60" Diameter) 15 Ea. 3,608.80$ 54,100$


502,800$


502,800$

Notes:


Project No: 3.20.1.b Project Name: Phase B Trunk Storm Drain

TOTAL

Phase B Trunk Drainage SystemN.T.S.

SUBTOTAL



reimbursable through Zone 11A and as such shall be borne by the developer.3. Soft costs in excess of 5% of the total construction cost for Zone 11A reimbursable items are not

48"36"

60"42"

36"

18"

60"

MacKay & Somps Civil Engineers, Inc. SD Trunk~ B

Figure A-5.10dTrunk Drainage Index



7536-10Date Revised: 09/29/04



1 27" Storm Drain 550 LF 48.80$ 26,800$ 2 30" Storm Drain 1,750 LF 50.24$ 87,900$ 3 36" Storm Drain 3,075 LF 61.44$ 188,900$ 4 42" Storm Drain 800 LF 84.10$ 67,300$ 5 48" Storm Drain 2,180 LF 96.80$ 211,000$ 6 54" Storm Drain 1,420 LF 102.80$ 146,000$ 7 60" Storm Drain 1,330 LF 114.56$ 152,400$ 8 66" Storm Drain 1,700 LF 146.00$ 248,200$ 9 42" Storm Drain Outfall 1 Ea. 11,000.00$ 11,000$ 10 66" Storm Drain Outfall 2 Ea. 11,000.00$ 22,000$ 11 Manholes (60" Diameter) 40 Ea. 3,608.80$ 144,400$

1,305,900$ Engineering/Contingency 8% 104,500$

1,410,400$

SUMMARYZone 11A 1,410,400$ NVSSP Fee Program -$

1,410,400$

Notes:


Project No: 3.20.1.c Project Name: Phase C Trunk Storm Drain

Phase C Trunk Drainage SystemN.T.S.

SUBTOTAL

TOTAL




48"

60"42"

36"

18"

60"

MacKay & Somps Civil Engineers, Inc. SD Trunk~ C

Figure A-5.10eTrunk Drainage Index





1 27" Storm Drain 800 LF 48.80$ 39,000$ 2 30" Storm Drain 3,330 LF 50.24$ 167,300$ 3 42" Storm Drain 1,900 LF 84.10$ 159,800$ 4 42" Storm Drain Outfall 1 Ea. 11,000.00$ 11,000$ 5 Manholes (60" Diameter) 20 Ea. 3,608.80$ 72,200$


485,200$


485,200$

Notes:

TOTAL PHASE D ESTIMATED COST

Project No: 3.20.1.d Project Name: Phase D Trunk Storm Drain

Phase D Trunk Drainage SystemN.T.S.

TOTAL

SUBTOTAL




48" 36"

60"

36"

60"

18"

MacKay & Somps Civil Engineers, Inc. SD Trunk~ D

Figure A-5.10fTrunk Drainage Index





1 24" Storm Drain 0 LF 42.08$ -$ 2 Manholes (60" Diameter) 0 LF 3,608.80$ -$

-$ Engineering/Contingency 8% -$

-$

SUMMARYZone 11A -$ NVSSP Fee Program -$

-$

Notes:


Project No: 3.20.1.e Project Name: Phase E Trunk Storm Drain

Phase E Trunk Drainage SystemN.T.S.

TOTAL

SUBTOTAL

1. Gerber Road trunk storm drain assumes construction conconcurrent with road improvements, and excludespavement removal and replacement.2. Unit costs based on 2004 Proposed Zone 11A schedule.3. Soft costs in excess of 5% of the total construction cost for Zone 11A reimbursable items are not reimbursable through Zone 11A and as such shall be borne by the developer.

60"

48"

36"

42"

18"

60"

MacKay & Somps Civil Engineers, Inc. SD Trunk~ E

SUBSECTION A‐5.11

WETLAND MITIGATION

ESTIMATE OF PROBABLE COSTS FOR THE NORTH VINEYARD STATION ON‐SITE WETLAND CONSTRUCTION AND HABITAT ENHANCEMENT

These costs are approximate and will depend on agency liaison time, consultant preparing documents, and contractor bids. Erosion control (e.g., hydroseeding) is not included. Assumes channel is constructed in 5 segments. Overall Wetland and Riparian Mitigation Monitoring Plan (for the Corps not the County) $10,000 Consultant Meetings/Coordination with Project LA and Engineers $45,000 Planting Plan Design/Plan Sets $130,000 Planting Installation $180,000 Irrigation Installation $370,000 90‐day Maintenance Contract $40,000 Planting Plan Bidding Assistance $15,000 Planting Installation Oversight $25,000 Planting/Irrigation Maintenance/Replacement (Includes 5 years) $350,000 Wetland Construction Plan Sets $75,000 Wetland Fine Grading (assumes rough grading complete) $450,000 Wetland Construction Bidding Assistance $15,000 Wetland Construction Oversight $25,000 Wetland Remediation/Contingency $130,000 Wetland/Riparian Monitoring and Reporting (10 years) $250,000 TOTAL $2,110,000 Source: ECORP Consulting, Inc.

SECTION A‐6

PARKS

Subsection A‐6.1 Parks and Recreation Capital Improvements Plan Summary

Subsection A‐6.2 Park District Letter (for Reference Only)

SUBSECTION A‐6.1

PARKS AND RECREATION CAPITAL IMPROVEMENTS PLAN SUMMARY

Figure A-6.1Parks and RecreationSummary of Total Costs

Item Cost

Infrastructure Impact Mitigation Costs $1,493,514

Capital Improvements Plan Costs $23,546,163

Total Park Costs $25,039,677

"park_costs"

Prepared by EPS NVS Park Fixture Cals 10-1-04.xls 11/10/04

North Vineyard StationPark Development Infrastructure Impact Mitigation Fee development

Sanitary sewer Fixture Calcs

7536-10by: H. Fuerstdate: 9-30-04

revised: 10-01-04by: H. Fuerst

Fixture Description Fixture Units*

Drinking Fountain 1/2Floor Drains w/2" Waste 2Sinks 2Urinal 4Water Closet, public (1.6gpf) 41.5" Fixture Drain or Trap Size 2

* based on the 2000 International Plumbing Code

Typical Public Restroom fixtures: 2 floor drains, 4 sinks, 6-8 water closets, 2 urinals & 2 drinking fountain = 49 fixture units (avg.)Total # of Restrooms = 3Total # of ESD = 49 f.u. x 0.04 x 3 = 6 ESD

Sanitary Sewer Impact Mitigation Fees:1 fixture unit = 0.04 ESDCSD-1 fee = $1,853/ESD x 6 ESD = 11,118$ SRCSD fee = $6,000/ESD x 6 ESD = 36,000$

8" Sanitary Sewer Stub = $30/lf x 50lf x 3each = 4,500$ 4" Sanitary Sewer Service = $725/each x 8each = 5,800$

Drainage Impact Mitigation Fee:Zone 11 A fee = $3,841/acre x 73.1 acres = 280,777$

Water Development Fee:Rate per ESD = $6,403 (September 1, 2004)ESD Assiggnment for 1" meter = 2 ESDESD Assiggnment for 2" meter = 4 ESDESD Assiggnment for 3" meter = 9 ESD# of 1" meters = 2# of 2" meters = 27# of 3" meters = 5Total ESD = (2x2)+(4x27)+(9x5) = 157Initial Development Fee = $1,054/acre

Zone 40 Water Development Fee = $1,054/acre x 73.1 acres + 157 ESD x $6,403/ESD = 1,082,318$ Water Meter = @ 1,500 / 1" meter x 2 ea = 3,000$ Water Meter = @ 2,000 / 2" meter x 27 ea = 54,000$ Water Meter = @ 3,200 / 3" meter x 5 ea = 16,000$

TOTAL = 1,493,514$ TOTAL PER ESD = 294.23$

USE = 294.00$ PER ESD

SUBSECTION A‐6.2

PARK DISTRICT LETTER (FOR REFERENCE ONLY)

SECTION A‐7

SCHOOLS

Figure A-7North Vineyard Station Financing PlanSchool Construction Costs by Phase

Item Assumptions Phase A-1 Phase A-2 Phase B Phase C Phase D Phase E Buildout

DEVELOPMENTResidential Units

Single-Family 469 688 775 1,110 820 577 4,438 Multifamily 114 216 530 - 31 116 1,007

Total Residential Units 583 904 1,305 1,110 851 693 5,445

STUDENT GENERATIONK-6 Students Yield Rate

Students from Single-Family 0.4489 210 309 348 498 368 259 1,992 Students from Multifamily 0.2900 33 63 154 - 9 34 292

K-6 Total Students 244 371 502 498 377 293 2,284

7-8 Students Yield RateStudents from Single-Family 0.1084 51 75 84 120 89 63 481 Students from Multifamily 0.0475 5 10 25 - 1 6 48

7-8 Total Students 56 85 109 120 90 68 529

9-12 Students Yield RateStudents from Single-Family 0.2100 98 144 163 233 172 121 932 Students from Multifamily 0.1175 13 25 62 - 4 14 118

9-12 Total Students 112 170 225 233 176 135 1,050

STUDENT HOUSING COSTS CostEstimated Student Housing Costs [1] per Student

Elementary $20,386 $4,967,000 $7,570,000 $10,225,000 $10,155,000 $7,684,000 $5,966,000 $46,567,000Middle $29,290 $1,648,000 $2,484,000 $3,198,000 $3,523,000 $2,646,000 $1,993,000 $15,492,000High School/Continuation $33,414 $3,739,000 $5,673,000 $7,519,000 $7,787,000 $5,873,000 $4,504,000 $35,095,000

Total Estimated Student Housing Cost $10,354,000 $15,727,000 $20,942,000 $21,465,000 $16,203,000 $12,463,000 $97,154,000

"schoolcost"Source: Elk Grove Unified School District School Facilities Needs Analysis, May 2004.

[1] In their Needs Analysis, the Elk Grove Unified School District has assumed a land acquisition cost of approximately $450,000 per acre.


SECTION A‐8

LIBRARY

Figure A-8North Vineyard Station Financing PlanSummary of Library Costs By Phase

Total Phase A-1 Phase A-2 Phase B Phase C Phase D Phase E

ESTIMATED NVSSP SHARE OF COSTS

Estimated Community Library Size (sq. ft.) 20,000 sq. ft. Total Population Served 50,000 persons

LIBRARY COSTS [2]Construction ($240 per sq. ft.) $4,825,584Site Work/Permits/Construction Management $1,005,330Furniture Fixtures and Equipment $1,428,373Books - Initial Collection $1,005,330Site Acquisition (3 acres at $5 per sq. ft.) $656,883

Total Estimated Library Costs $8,921,500

ALLOCATION

Step 1: Estimate NVSSP PopulationEstimated DUEs 4,978 x 2.88 DUE Factor [3] 2.88 Total NVSSP Population 14,337

Step 2: Determine the Share of Sq. ft. ofCommunity Library to be Funded(NVSSP Population * Com. Library Sq. ft.)/Total Population Served [1] 5,735

Step 3: Determine allocation %Step 2 / Community Library Sq. ft. 28.67%

Step 4: Vineyard Fee Program ShareStep 3 * Total Estimated Library Costs $2,558,072

Step 5: Amount to be Financed at 10-Year Midpoint [4] $1,279,036Step 3 * 0.5

Step 6: Financing for 10 Years at 5.25% [4] $397,544

Step 4: Determine NVSSP Total CostStep 4 + Step 6 $2,956,000 $319,600 $475,700 $657,600 $658,000 $472,700 $372,100

"library_costs"[1] Provided by Sacramento County Public Works, Infrastructure Finance Section. Because the population of the NVSSP area is too small for its own community library, it will fund the square footage of library space that would be associated with its share of the community library.[2] Costs based on an 11/14/01 letter from Rick Hiseley, Fiscal Officer, Sacramento Public Library. They have been adjusted to reflect 2004 dollars.[3] DUE factor (number of persons per household) provided by Sacramento County Public Works Infrastructure Finance Section.[4] The library plans to finance half of the NVSSP library costs at mid-point in the anticipated 20-year lifespan of the fee program to begin construction on the Vineyard Library at the mid-point of the life of the fee program. The cost of financing assumes a 5.25 APR for 10 years.


SECTION A‐9

FIRE PROTECTION

SECTION A‐10

TRANSIT

Figure A-10North Vineyard Station Financing PlanPreliminary Estimate of Transit Costs (2004 $)

TotalEstimatedCost [1]

Park & Ride Facility

Construction $5,184,000

Land Acquisition $2,352,240

Total Transit Costs $7,536,240

"Transit_cost2"

Source: Sacramento Regional Transit, 1/23/03

[1] Costs have been inflated by 8% based on the Engineering News Record Construction Cost Index for 20 cities, including San Francisco.


APPENDIX B

MELLO‐ROOS ESTIMATED BOND SIZE AND CONSTRUCTION PROCEEDS BY PHASE

Figure B‐1 Bonding Capacity—Buildout

Figure B‐2 Bonding Capacity—Phase A‐1

Figure B‐3 Bonding Capacity—Phase A‐2

Figure B‐4 Bonding Capacity—Phase B

Figure B‐5 Bonding Capacity—Phase C

Figure B‐6 Bonding Capacity—Phase D

Figure B‐7 Bonding Capacity—Phase E

Figure B-1North Vineyard Station Financing PlanBonding Capacity - Buildout


UNIT INFORMATION

Plan Area Units 5,445 485 2,633 1,042 278 1,007

Plan Area Acres 1,129.8 269.8 578.8 188.1 30.9 62.2

Plan Area Units per Acre 1.8 4.5 5.5 9.0 16.2

Maximum Monthly Special Tax for Infrastructure $95 $95 $95 $80 $55Maximum Annual Special Tax for Infrastructure $1,140 $1,140 $1,140 $960 $660Maximum Annual Special Tax per Acre $2,000 $5,200 $6,300 $8,600 $10,700


Annual Special Tax Revenue $5,674,000 $553,000 $3,001,000 $1,188,000 $267,000 $665,000Less Delinquency 10.0% $568,000 $55,000 $300,000 $119,000 $27,000 $67,000Less Administrative 2.5% $143,000 $14,000 $75,000 $30,000 $7,000 $17,000

Remaining Left for Debt Service $4,963,000 $484,000 $2,626,000 $1,039,000 $233,000 $581,000

BOND SIZING [1]

Total Bond Size $60,539,000 $5,904,000 $32,032,000 $12,674,000 $2,842,000 $7,087,000Term (Years) 25Less Estimated Issuance Costs 5.0% $295,000 $1,602,000 $634,000 $142,000 $354,000Less Bond Reserve Fund 10.0% $590,000 $3,203,000 $1,267,000 $284,000 $709,000Less Capitalized Interest for 12 Months 6.5% $384,000 $2,082,000 $824,000 $185,000 $461,000



Estimated Bonds per Unit $14,639 $14,634 $14,625 $12,294 $8,463


Total Bond Size $72,809,000 $7,101,600 $38,522,700 $15,242,500 $3,419,100 $8,522,800



"Mello_Buildout"Note: Totals may not add due to rounding.



Figure B-2North Vineyard Station Financing PlanBonding Capacity - Phase A-1


UNIT INFORMATION

Plan Area Units 583 - 286 183 - 114

Plan Area Acres 104.4 - 63.5 33.8 - 7.1

Max. Monthly Special Tax for Infrastructure 95$ 95$ 95$ 80$ 55$ Max. Annual Special Tax for Infrastructure 1,140$ 1,140$ 1,140$ 960$ 660$


Annual Special Tax Revenue $609,000 $0 $326,000 $208,000 $0 $75,000Less Delinquency 10.0% $62,000 $0 $33,000 $21,000 $0 $8,000Less Administrative 2.5% $15,000 $0 $8,000 $5,000 $0 $2,000

Remaining Left for Debt Service $532,000 $0 $285,000 $182,000 $0 $65,000

BOND SIZING [1]

Total Bond Size $6,489,000 $0 $3,476,000 $2,220,000 $0 $793,000Term (Years) 25Less Estimated Issuance Costs 5.0% $325,000 $0 $174,000 $111,000 $0 $40,000Less Bond Reserve Fund 10.0% $649,000 $0 $348,000 $222,000 $0 $79,000Less Capitalized Interest for 12 Months 6.5% $422,000 $0 $226,000 $144,000 $0 $52,000

Construction Proceeds $5,093,000 $0 $2,728,000 $1,743,000 $0 $622,000

Construction Proceeds per Unit $0 $9,500 $9,500 $0 $5,400


Total Bond Size $7,804,000 $0 4,179,900$ $2,669,600 $0 $954,400

Construction Proceeds $6,126,000 $0 3,281,200$ 2,095,600$ -$ 749,300$

Construction Proceeds per Unit - $11,500 $11,500 - -

"Mello Phase A1"[1] Assuming levels of debt service listed above.


Figure B-3North Vineyard Station Financing PlanBonding Capacity - Phase A-2


UNIT INFORMATION

Plan Area Units 904 - 329 262 97 216

Plan Area Acres 145.7 - 73.1 48.5 10.8 13.3

Max. Monthly Special Tax for Infrastructure $95 $95 $95 $80 $55Max. Annual Special Tax for Infrastructure $1,140 $1,140 $1,140 $960 $660


Annual Special Tax Revenue $909,000 $0 $374,000 $299,000 $93,000 $143,000Less Delinquency 10.0% $90,000 $0 $37,000 $30,000 $9,000 $14,000Less Administrative 2.5% $22,000 $0 $9,000 $7,000 $2,000 $4,000

Remaining Left for Debt Service $797,000 $0 $328,000 $262,000 $82,000 $125,000

BOND SIZING [1]

Total Bond Size $9,722,000 $0 $4,001,000 $3,196,000 $1,000,000 $1,525,000Term (Years) 25Less Estimated Issuance Costs 5.0% $486,000 $0 $200,000 $160,000 $50,000 $76,000Less Bond Reserve Fund 10.0% $973,000 $0 $400,000 $320,000 $100,000 $153,000Less Capitalized Interest for 12 Months 6.5% $632,000 $0 $260,000 $208,000 $65,000 $99,000

Construction Proceeds $7,631,000 $0 $3,141,000 $2,508,000 $785,000 $1,197,000

Construction Proceeds per Unit $0 $9,600 $9,600 $8,100 $5,500


Total Bond Size $11,693,000 $0 $4,812,300 $3,843,600 $1,202,300 $1,835,200

Construction Proceeds $9,179,000 $0 $3,777,700 $3,017,200 $943,900 $1,440,600

Construction Proceeds per Unit - $11,500 $11,500 - -

"Mello Phase A2"[1] Assuming levels of debt service listed above.


Figure B-4North Vineyard Station Financing PlanBonding Capacity - Phase B


UNIT INFORMATION

Plan Area Units 1,305 - 586 189 - 530

Plan Area Acres 193.0 - 130.2 30.1 - 32.7



Annual Special Tax Revenue $1,233,000 $0 $668,000 $215,000 $0 $350,000Less Delinquency 10.0% $124,000 $0 $67,000 $22,000 $0 $35,000Less Administrative 2.5% $31,000 $0 $17,000 $5,000 $0 $9,000

Remaining Left for Debt Service $1,078,000 $0 $584,000 $188,000 $0 $306,000

BOND SIZING [1]

Total Bond Size $13,150,000 $0 $7,124,000 $2,293,000 $0 $3,733,000Term (Years) 25Less Estimated Issuance Costs 5.0% $658,000 $0 $356,000 $115,000 $0 $187,000Less Bond Reserve Fund 10.0% $1,314,000 $0 $712,000 $229,000 $0 $373,000Less Capitalized Interest for 12 Months 6.5% $855,000 $0 $463,000 $149,000 $0 $243,000

Construction Proceeds $10,323,000 $0 $5,593,000 $1,800,000 $0 $2,930,000

Construction Proceeds per Unit $0 $9,500 $9,500 $0 $5,500


Total Bond Size $15,816,000 $0 $8,567,900 $2,759,200 $0 $4,489,100

Construction Proceeds $12,416,000 $0 $6,725,800 $2,166,000 $0 $3,523,900

Construction Proceeds per Unit - $11,500 $11,500 - $6,648

"Mello Phase B"[1] Assuming levels of debt service listed above.


Figure B-5North Vineyard Station Financing PlanBonding Capacity - Phase C


UNIT INFORMATION

Plan Area Units 1,110 266 844 - - -

Plan Area Acres 335.3 147.7 187.6 - - -



Annual Special Tax Revenue $1,265,000 $303,000 $962,000 $0 $0 $0Less Delinquency 10.0% $126,000 $30,000 $96,000 $0 $0 $0Less Administrative 2.5% $32,000 $8,000 $24,000 $0 $0 $0

Remaining Left for Debt Service $1,107,000 $265,000 $842,000 $0 $0 $0

BOND SIZING [1]

Total Bond Size $13,503,000 $3,232,000 $10,271,000 $0 $0 $0Term (Years) 25Less Estimated Issuance Costs 5.0% $676,000 $162,000 $514,000 $0 $0 $0Less Bond Reserve Fund 10.0% $1,350,000 $323,000 $1,027,000 $0 $0 $0Less Capitalized Interest for 12 Months 6.5% $878,000 $210,000 $668,000 $0 $0 $0

Construction Proceeds $10,599,000 $2,537,000 $8,062,000 $0 $0 $0

Construction Proceeds per Unit $9,600 $9,500 $0 $0 $0


Total Bond Size $16,239,000 $3,887,600 $12,351,800 $0 $0 $0

Construction Proceeds $12,748,000 $3,051,700 $9,696,100 $0 $0 $0

Construction Proceeds per Unit $11,500 $11,500 - - -

"Mello Phase C"[1] Assuming levels of debt service listed above.


Figure B-6North Vineyard Station Financing PlanBonding Capacity - Phase D


UNIT INFORMATION

Plan Area Units 851 164 327 256 74 31

Plan Area Acres 214.6 90.8 66.3 47.4 8.2 1.9



Annual Special Tax Revenue $941,000 $187,000 $372,000 $291,000 $71,000 $20,000Less Delinquency 10.0% $94,000 $19,000 $37,000 $29,000 $7,000 $2,000Less Administrative 2.5% $24,000 $5,000 $9,000 $7,000 $2,000 $1,000

Remaining Left for Debt Service $823,000 $163,000 $326,000 $255,000 $62,000 $17,000

BOND SIZING [1]

Total Bond Size $10,038,000 $1,988,000 $3,977,000 $3,110,000 $756,000 $207,000Term (Years) 25Less Estimated Issuance Costs 5.0% $502,000 $99,000 $199,000 $156,000 $38,000 $10,000Less Bond Reserve Fund 10.0% $1,005,000 $199,000 $398,000 $311,000 $76,000 $21,000Less Capitalized Interest for 12 Months 6.5% $652,000 $129,000 $259,000 $202,000 $49,000 $13,000

Construction Proceeds $7,879,000 $1,561,000 $3,121,000 $2,441,000 $593,000 $163,000



Total Bond Size $12,074,000 $2,391,800 $4,782,700 $3,740,300 $909,300 $249,500

Construction Proceeds $9,478,000 $1,877,500 $3,754,400 $2,936,200 $713,800 $195,800

Construction Proceeds per Unit $11,500 $11,500 $11,500 $9,700 -

"Mello Phase D"[1] Assuming levels of debt service listed above.


Figure B-7North Vineyard Station Financing PlanBonding Capacity - Phase E


UNIT INFORMATION

Plan Area Units 693 56 261 153 107 116

Plan Area Acres 136.8 31.3 58.1 28.3 11.9 7.2



Annual Special Tax Revenue $716,000 $64,000 $298,000 $174,000 $103,000 $77,000Less Delinquency 10.0% $71,000 $6,000 $30,000 $17,000 $10,000 $8,000Less Administrative 2.5% $18,000 $2,000 $7,000 $4,000 $3,000 $2,000

Remaining Left for Debt Service $627,000 $56,000 $261,000 $153,000 $90,000 $67,000

BOND SIZING [1]

Total Bond Size $7,648,000 $683,000 $3,184,000 $1,866,000 $1,098,000 $817,000Term (Years) 25Less Estimated Issuance Costs 5.0% $382,000 $34,000 $159,000 $93,000 $55,000 $41,000Less Bond Reserve Fund 10.0% $765,000 $68,000 $318,000 $187,000 $110,000 $82,000Less Capitalized Interest for 12 Months 6.5% $496,000 $44,000 $207,000 $121,000 $71,000 $53,000

Construction Proceeds $6,005,000 $537,000 $2,500,000 $1,465,000 $862,000 $641,000



Total Bond Size $9,196,000 $821,000 $3,828,000 $2,244,400 $1,320,000 $983,000

Construction Proceeds $7,219,000 $644,400 $3,005,000 $1,761,900 $1,036,200 $771,600


"Mello Phase E"[1] Assuming levels of debt service listed above.


APPENDIX C

SINGLE‐FAMILY HOME FEE COMPARISONS

Figure C‐1 Fees and Bond Debt Comparisons

Figure C‐2 Summary of Infrastructure Costs per Unit

Figure C‐3 City/County Development Impact Fees per Unit

Figure C‐4 Plan Area Fees per Unit

Figure C‐5 Estimated School Mitigation per Unit

Figure C‐6 Special Taxes and Assessments per Unit

ECONOMIC & PLANNING SYSTEMS, INC.

FEE CALCULATION ANALYSIS DISCLAIMER

The figures in the EPS fee calculation analysis are estimates meant for initial planning purposes or for comparing infrastructure cost burdens between different project areas. The analysis is not designed to be an exact calculation of the fees payable at the issuance of a building permit because it does not provide a Building Department’s level of review, nor does it provide all fees payable at building permit. For example, the analysis does not include administrative, plumbing, mechanical, engineering, and other miscellaneous fees due at building permit, nor does it typically include the site portion of plan check fees. In addition, EPS makes no representation that all items for all areas are current as of today. Some of the fees/taxes/assessments may have been updated by the jurisdiction since estimates shown in the analysis were made. Finally, the analysis does not typically include improvement plan fees incurred prior to building permit. However, some fees paid at improvement plan stage (typically drainage fees or water fees) may be shown as fees paid at building permit in order to provide a more comprehensive infrastructure cost burden comparison between different project areas.

Prepared by EPS 9106 fee_comp8.xls 11/10/04

Figure C-1Single-Family Development

Fees and Bond Debt Comparisons2,200 sq. ft., 5 units/acre

-

$ 10,000

$ 20,000

$ 30,000

$ 40,000

$ 50,000

$ 60,000

$ 70,000

N. VineyardStation

Vineyard Elverta East AntelopeCentral

East FranklinCentral

East FranklinNorth

NorthNatomas Q.2,

B.1

NorthNatomas Q.4,

B.8C

RosevilleHighlandReserve

PlacerVineyards

City/ County Fees Plan Area Fees School Fees Bond Debt

Total Infrastructure Cost per Unit

$ 62,162

$ 43,782

$ 62,195

$ 45,358

$ 57,238 $ 54,774

$ 44,468

$ 58,138

$ 42,573 $ 44,673

Figure C-2SINGLE FAMILY HOMESSummary of Infrastructure Costs Per Unit2,200 Sqft Home, 450 Sqft Garage, 3 Bedrooms2 Bathrooms, 5 Units Per Acre

Roseville UnincorporatedSummary of Infrastructure Costs Per Unit North Vineyard Elverta East Antelope East Franklin East Franklin North Natomas North Natomas Highland Placer

Station S.P. Vineyard Specific Plan Area Central Central Shed North Shed Quad 2, Basin 1 Quad 4, Basin 8c Reserve Vineyards7 units/acre 7 units/acre

Date Last Updated Sep-04 Sep-04 Sep-04 Sep-04 Sep-04 Sep-04 Sep-04 Sep-04 Apr-04 Sep-04

Total City/County-Wide Development $ 22,704 $ 22,704 $ 14,553 $21,658 $36,114 $36,114 $18,548 $18,548 $21,307 $29,425Impact Fees (from Figure C-3)

Plan Area Fees (from Figure C-4) $ 9,061 $ 10,239 $ 26,400 $10,540 $4,366 $4,333 $9,779 $9,779 $0 $6,816

Total School Mitigation(from Figure C-5) $ 10,839 $ 10,839 $ 4,928 $13,161 $10,839 $10,839 $7,326 $7,326 $11,368 $8,668

Estimated Bond Debt Of SpecialTaxes and Assessments (from Figure C-6) $14,634 $0 $ 12,257 $0 $10,876 $10,876 $8,816 $9,021 $9,898 $9,865

Total Infrastructure Cost Per Unit $57,238 $43,782 $58,138 $45,358 $62,195 $62,162 $44,468 $44,673 $42,573 $54,774

Total Fees (City, County, Schools and Plan Area) [1] $40,455 $41,632 $40,953 $40,954 $49,170 $49,137 $35,653 $35,653 $21,307 $44,909

Total Annual Taxes $1,240 $200 $1,005 $449 $1,040 $1,040 $884 $1,027 $900 $1,000

"summary"[1] This total does not take into account annual school Mello-Roos CFD Taxes and Annual Special Taxes and Assessments for infrastructure.

City of Elk GroveUnincorporated Sacramento CountySacramento County Placer County

City of Sacramento


Figure C-3SINGLE FAMILY HOMESCity/County Development Impact Fees Per Unit2,200 Sqft Home, 450 Sqft Garage, 3 Bedrooms2 Bathrooms, 5 Units Per Acre

City/County Development Impact Fees Per Roseville UnincorporatedUnit: These are fees charged by the City or County North Vineyard Elverta East Antelope East Franklin East Franklin North Natomas North Natomas Highland Placerand do not include fees for a special plan area. Station S.P. Vineyard Specific Plan Area Central Central Shed [2] North Shed [2] Quad 2, Basin 1 Quad 4, Basin 8c Reserve Vineyards

7 units/acre 7 units/acre


CITY/COUNTY FEES PER UNIT

Processing Fees Per Unit [1]Building Permit $1,415 $1,415 $1,415 $1,415 $1,341 $1,341 $1,364 $1,364 $1,196 $540Plan Check $944 $944 $944 $944 $420 $420 $452 $452 $717 $540Energy Fee - - - - - - - - - $40Technology Surcharge - - - - $68 $68 $73 $73 - -Seismic / Strong Motion $19 $19 $19 $17 $17 $17 $14 $14 $16 $15Fire Review Fee $154 $154 $154 $154 $881 $881 $77 $77 - -Other Building Permit or Processing Fees $223 $223 $223 $223 $160 $160 $385 $385 - $105

Total Processing Fees Per Unit $2,754 $2,754 $2,754 $2,753 $2,886 $2,886 $2,364 $2,364 $1,929 $1,240

Development Impact Fees Per UnitSewer $8,224 $8,224 $8,224 $8,224 $8,224 $8,224 $7,659 $7,659 $3,840 $9,825Water $6,403 $6,403 - $6,403 $6,403 $6,403 $2,553 $2,553 $5,452 $8,281Traffic $749 $749 $685 $685 $8,750 $8,750 $1,137 $1,137 $2,591 $1,541Transit $117 $117 $90 $90 - - - - - -Regional Traffic Fees - - - - - - - - $1,084 $2,158Drainage $2,510 $2,510 $1,714 $2,417 $2,510 $2,510 - - $525 -Parks - Neighborhood - - - - - - - - $1,741 $3,061Parks - City-wide - - - - - - $1,987 $1,987 $1,674 -Fire/Police $1,087 $1,087 $1,087 $1,087 - - - - - $429Habitat / Greenbelt Preservation $860 $860 - - $254 $254 $2,406 $2,406 - -Affordable Housing - - - - $3,685 $3,685 - - - -Capital Improvements/Public Facilities - - - - $3,402 $3,402 - - $924 -Other General Fees/One-Time Taxes - - - - - - $442 $442 - -County-Wide Fees - - - - - - - - $1,546 $2,890

Total Development Impact Fees Per Unit $19,950 $19,950 $11,799 $18,905 $33,228 $33,228 $16,184 $16,184 $19,378 $28,185

TOTAL CITY/COUNTY FEES PER UNIT $22,704 $22,704 $14,553 $21,658 $36,114 $36,114 $18,548 $18,548 $21,307 $29,425

"city_county"[1] Processing fees exclude mechanical, electrical, plumbing and other similar review fees.[2] East Franklin sewer, water, and drainage fees are net of applicable credits.

Placer CountyCity of Elk GroveUnincorporated Sacramento County

Sacramento CountyCity of Sacramento


Figure C-4SINGLE FAMILY HOMESPlan Area Fees Per Unit2,200 Sqft Home, 450 Sqft Garage, 3 Bedrooms2 Bathrooms, 5 Units Per Acre

Plan Area Fees: These fees are charged only Roseville Unincorporatedwithin a certain area of a County or City to fund North Vineyard Elverta East Antelope East Franklin East Franklin North Natomas North Natomas Highland Placerfacilities to serve a specific development project. Station S.P. [1] Vineyard Specific Plan Area Central Central Shed [2] North Shed [2] Quad 2, Basin 1 Quad 4, Basin 8c Reserve Vineyards



PLAN AREA FEES PER UNITInfrastructure Fee [3] - - - - - $4,819 $4,819 - -Transit $734 $274 $63 - - - $317 $317 - -Roadway $9,756 $6,435 $8,632 $7,747 - - - - - $1,674Frontage Improvements $1,692 - - - - - - - - -Park Improvement $4,282 $2,690 $4,550 $2,611 $3,018 $3,018 - - - -Fire Protection - - - - $836 $836 - - - -Library $515 $542 $220 - - - - - - -Sewer - - - - - - - - - $1,933Drainage $2,984 - $3,088 $163 $1,234 $297 $851 $851 - $2,633Water - - $3,827 $19 $596 $596 - - - $510Landscape Corridors [4] - - $6,019 - $2,342 $2,342 - - - -Fee Program Formation/Administration - - - - $241 $213 - - - -Public Land and Regional Park Acquisition Fees - - - - - - $3,607 $3,607 - -SAFCA Capital Investment Equalization Fee - - - - - - $185 $185 - -Admin (3.0%) $599 $298 - - - - - - - $66

Subtotal $20,561 $10,239 $26,400 $10,540 $8,267 $7,302 $9,779 $9,779 - $6,816

Less: Credit for CFD Funding [5] $(11,500) $0 $0 $0 ($3,901) ($2,969) $0 $0 $0 $0

TOTAL PLAN AREA FEES PER UNIT [6] $9,061 $10,239 $26,400 $10,540 $4,366 $4,333 $9,779 $9,779 - $6,816

"plan_area"[1] Fees for North Vineyard Station are based on DUE factors per acre. An estimate of fees per unit is derived by dividing the proposed NVSFP fee per acre by the typical units per acre. [2] East Franklin roadway, landscape corridor, drainage, and water plan area fees are net of applicable credits.[3] This fee funds a variety of improvements where each component is not categorized into separate costs. This fee can have a variety of names depending on the location. For example it can be called: Public Facilities Fee, CIP Facilities, Facilities Benefit Fee, etc.[4] Fee in City of Elk Grove was requested by the developers for an equitable distribution of landscape corridor costs. The City of Elk Grove would have preferred this matter be handled privately and not through a plan area fee.[5] Based on construction proceeds calculated assuming a 2% annual escalator.[6] Some plan area fees per unit do not include administrative fees associated with annual fee program administration.

Sacramento County Placer CountyCity of SacramentoCity of Elk GroveUnincorporated Sacramento County


Figure C-5SINGLE FAMILY HOMESEstimated School Mitigation Per Unit2,200 Sqft Home, 450 Sqft Garage, 3 Bedrooms2 Bathrooms, 5 Units Per Acre

Roseville UnincorporatedNorth Vineyard Elverta East Antelope East Franklin East Franklin North Natomas North Natomas Highland Placer

Estimated School Mitigation Per Unit Station S.P. Vineyard Specific Plan Area Central Central Shed North Shed Quad 2, Basin 1 Quad 4, Basin 8c Reserve Vineyards7 units/acre 7 units/acre


A. Annual School Mello-Roos CFD Taxes [1] $200 $200 - $449 $200 $200 - - - -

B. Present Value of School CFD Tax $2,149 $2,149 $0 $4,405 $2,149 $2,149 $0 $0 $0 $0

C. School Fee Per Sqft:Stirling Fee - - $2.24 - - - - - - - Level 2 SB50 Fee $3.95 $3.95 - $3.98 $3.95 $3.95 $3.33 $3.33 - - Mitigation Agreement - - - - - - - - n/a 3.94

D. Total School Fee:Stirling Fee - - $4,928 - - - - - - -Level 2 SB50 Fee $8,690 $8,690 - $8,756 $8,690 $8,690 $7,326 $7,326 - $8,668Mitigation Agreement - - - - - - - - $11,368 -

D. Total School Mitigation (B+C) $ 10,839 $ 10,839 $ 4,928 $13,161 $10,839 $10,839 $7,326 $7,326 $11,368 $8,668

"school_mit"[1] Tax rate varies in Elk Grove Unified School District depending on project approval date.

Unincorporated Sacramento County City of Elk GroveSacramento County Placer County

City of Sacramento


Figure C-6SINGLE FAMILY HOMESSpecial Taxes and Assessments Per Unit2,200 Sqft Home, 450 Sqft Garage, 3 Bedrooms2 Bathrooms, 5 Units Per Acre

Roseville UnincorporatedSpecial Taxes and Assessments Per Unit for North Vineyard Elverta East Antelope East Franklin East Franklin North Natomas North Natomas Highland PlacerInfrastructure [1] Station S.P. Vineyard Specific Plan Area Central Central Shed North Shed Quad 2, Basin 1 Quad 4, Basin 8c Reserve Vineyards



Annual Special Taxes and Assessments Per UnitInfrastructure CFD $1,040 - $900 - $840 $840 $779 $922 $900 $1,000Infrastructure Assessment District - - - - - - - - - -SAFCA A.D. (Local Project) - - $105 - - - $105 $105 - -

Total Annual Taxes and Assessments $1,040 $0 $1,005 $0 $840 $840 $884 $1,027 $900 $1,000

Estimated Bond Debt of Special Taxesand AssessmentsInfrastructure CFD $14,634 - $11,168 - $10,876 $10,876 $7,726 $7,931 $9,898 $9,865Infrastructure Assessment District - - - - - - - - - -SAFCA A.D. (Local Project) - - $1,089 - - - $1,090 $1,090 - -

Total Estimated Bond Debt $14,634 $0 $12,257 $0 $10,876 $10,876 $8,816 $9,021 $9,898 $9,865

"tax_assess"[1] Taxes and assessments for schools can be found on the school mitigation table.[2] This is a preliminary estimate of the proposed CFD maximum special tax. Actual rates adopted could differ from the one shown.

City of SacramentoUnincorporated Sacramento County City of Elk GroveSacramento County Placer County


APPENDIX D

PROJECT HISTORY KEY DATES

PROJECT HISTORY KEY DATES

Below is a brief list of key project dates and milestones: April 1993 North Vineyard Station Property Owners Group filed a petition

with the Sacramento County Planning Department to initiate the NVSSP Process.

January 1994 Sacramento County Board of Supervisors approved the initiation

request (Resolution No. 94‐0062). November 1994 Sacramento County Board of Supervisors adopted the NVSSP

Guidance Package. November 1994 Sacramento County Board of Supervisors adopted the NVSSP

Funding Agreement and Reimbursement Agreement. December 1994 Sacramento County Board of Supervisors appointed eleven‐

member NVSSP Citizens Advisory Committee (CAC). March 1995 CAC completes “Preferred Land Use Plan.” November 1998 Sacramento County Board of Supervisors adopted the NVSSP and

Financing Strategy. June 2001 Sacramento County Board of Supervisors held workshop on

proposed infrastructure phasing.

APPENDIX E

DUE FACTORS

Appendix ENorth Vineyard Station Financing PlanDUE Summary

Roadway Drainage Park Library TransitLand Use Acres DUEs DUEs DUEs DUEs DUEs

Residential DUEs

SFR 1-3RD-1 27.0 27 27 27 27 27RD-2 215.8 432 432 432 432 432RD-3 27.0 76 79 78 78 78------- ------- ------- ------- -------Total SFR 1-3 269.8 534 537 537 537 537

SFR 3-5RD-3 28.9 81 84 84 84 84RD-4 57.9 203 215 214 214 208RD-5 492.0 2,017 2,214 2,214 2,214 2,017------- ------- ------- ------- -------Total SFR 3-5 578.8 2,301 2,513 2,512 2,512 2,309

SFR 4-7RD-4 9.4 33 35 35 35 34RD-5 9.4 39 42 42 42 39RD-6 159.9 783 863 863 863 783RD-7 9.4 54 59 59 59 52------- ------- ------- ------- -------Total SFR 4-7 188.1 909 1,000 1,000 1,000 908

SFR 7-12RD-7 24.7 141 156 156 156 136RD-10 6.2 44 46 46 46 75------- ------- ------- ------- -------Total SFR 7-12 30.9 185 202 201 201 211

MDR 12-22 62.2 635 465 728 728 2,370------- ------- ------- ------- -------Total Residential DUEs 1,129.8 4,563 4,717 4,978 4,978 6,335

Non-Residential DUEs

BP 7.1 96 71 23 0 263

Commercial 30.1 491 299 75 0 1,591------- ------- ------- ------- -------

Total Non- Residential DUEs 37.3 588 370 98 0 1,854------- ------- ------- ------- -------TOTAL DUEs 1,167.1 5,151 5,087 5,076 4,978 8,190

FEE PER DUE

Construction Cost $63,207,840 $17,476,700 $25,040,000 $2,956,000 $7,536,240

Total DUEs 5,151 5,087 5,076 4,978 8,190

Fee per DUE $12,271 $3,435 $4,933 $594 $920

"DUE_summary"[1] Cost per DUE is shown for estimating purposes only. The actual fees per DUE for the various facilities will vary when the PFFP is updated.


APPENDIX E - 1

NORTH VINEYARD STATION SPECIFIC PLANPUBLIC FACILITIES FINANCING PLAN

ROADWAY FACILITY DUES

I. RESIDENTIAL DWELLING UNIT EQUIVALENT (DUE) FACTORS

A B C D EMAXIMUM PEAK HOUR

ZONING ASSUMED PEAK HOUR TRIPS PERDENSITY ASSUMED YIELD UNITS TRIPS PER ACRE

ZONING PER ACRE DENSITY PER ACRE UNIT (DUE FACTOR)(A x B) (C x D)

AG-80 0.01 100% 0.01 1.0 0.01AG-20 0.05 100% 0.05 1.0 0.05AR-10 0.1 100% 0.10 1.0 0.1AR-5 0.2 100% 0.20 1.0 0.2AR-2 0.5 100% 0.50 1.0 0.5AR-1 1 100% 1.00 1.0 1.0RD-1 1 100% 1.00 1.0 1.0RD-2 2 100% 2.00 1.0 2.0RD-3 3 97% 2.91 0.97 2.8RD-4 4 93% 3.72 0.93 3.5RD-5 5 90% 4.50 0.9 4.1RD-6 6 90% 5.40 0.9 4.9RD-7 7 90% 6.30 0.9 5.7RD-9 9 90% 8.10 0.8 6.5RD-10 10 90% 9.00 0.8 7.2RD-12 12 90% 10.80 0.8 8.6RD-15 15 90% 13.50 0.7 9.5RD-20 20 85% 17.00 0.6 10.2RD-25 25 80% 20.00 0.6 12.0RD-30 30 80% 24.00 0.6 14.4

II. NON-RESIDENTIAL DWELLING UNIT EQUIVALENT (DUE) FACTORS

ASSUMED PEAK HOUR TRIPSFLOOR AREA FLOORSPACE PER ACRE

ZONING RATIO PER ACRE (DUE FACTOR)

M-1/M-2 35% 15,246 7MP 40% 17,424 18

BP * 35% 15,246 13.5SC * 28% 12,197 13.4GC * 25% 10,890 16.3LC * 25% 10,890 16.3TC * 25% 10,890 16.3

* DUE FACTOR FROM ANTELOPE PUBLIC FACILITIES FINANCING PLAN WAS USED

p-fp\Elk Grove/West Vineyard\Appendix DUE Factors_Revised SFR Allocations Revised: 6/9/1999

APPENDIX E - 2


TRANSIT FACILITY DUES

I. RESIDENTIAL DWELLING UNIT EQUIVALENT (DUE) FACTORSA B C D E F

PEAK HOURVEHICLE TYPICAL PEAK HOUR PERCENT PEAK HOUR

TRIPS PER VEHICLE TRIPS PER TRANSIT TRANSIT DUEZONING ACRE OCCUPANCY ACRE TRIPS TRIPS / ACRE FACTOR

( A x B ) NOTE (1) (C x D ) (E / 0.05 )

AG-80 0.01 1.62 0.02 0.032 0.001 0.01AG-20 0.05 1.62 0.08 0.032 0.003 0.05AR-10 0.1 1.62 0.16 0.032 0.005 0.1AR-5 0.2 1.62 0.32 0.032 0.010 0.2AR-2 0.5 1.62 0.81 0.032 0.026 0.5AR-1 1.0 1.62 1.62 0.032 0.052 1.0RD-1 1.0 1.62 1.62 0.032 0.052 1.0RD-2 2.0 1.62 3.24 0.032 0.104 2.0RD-3 2.8 1.62 4.54 0.032 0.145 2.9RD-4 3.5 1.62 5.67 0.032 0.181 3.6RD-5 4.1 1.62 6.64 0.032 0.213 4.1RD-6 4.9 1.62 7.94 0.032 0.254 4.9RD-7 5.7 1.57 8.95 0.032 0.286 5.5RD-9 6.5 1.57 10.21 0.056 0.571 11.0

RD-10 7.2 1.57 11.30 0.056 0.633 12.2RD-12 8.6 1.57 13.50 0.056 0.756 14.6RD-15 10.8 1.57 16.96 0.056 0.950 18.3RD-20 10.2 1.56 15.91 0.124 1.973 38.1RD-25 12.0 1.56 18.72 0.124 2.321 44.8RD-30 14.4 1.56 22.46 0.124 2.786 53.7

II. NON-RESIDENTIAL DWELLING UNIT EQUIVALENT (DUE) FACTORSA B C D E F

PEAK HOURVEHICLE TYPICAL PEAK HOUR PERCENT PEAK HOUR

TRIPS PER VEHICLE PERSON TRANSIT TRANSIT DUEZONING ACRE OCCUPANCY TRIPS / ACRE TRIPS TRIPS / ACRE FACTOR

( A x B ) NOTE (1) (C x D ) 9.2 (E / 0.48)

M-1/M-2 6.8 1.40 9.52 0.05 0.48 9.2MP 18.0 1.40 25.20 0.05 1.26 24.4BP 28.3 1.35 38.21 0.05 1.91 36.9SC 69.8 1.64 114.47 0.03 3.43 66.4GC 55.5 1.64 91.02 0.03 2.73 52.8LC 55.5 1.64 91.02 0.03 2.73 52.8TC 55.5 1.64 91.02 0.01 0.91 17.6

NOTE ( 1 ): FROM NCHRP REPORT 187, TRANSPORTATION RESEARCH BOARD, 1978


APPENDIX E - 3


PARK IMPROVEMENT FACILITY DUES

I. RESIDENTIAL DWELLING UNIT EQUIVALENT (DUE) FACTORSA B C D E

MAXIMUMZONING ASSUMED PERSONS PERSONSDENSITY YIELD UNITS PER PER DUE

ZONING PER ACRE PER ACRE HOUSEHOLD ACRE FACTOR(B x C) (D / 2.88)

AG-80 0.01 0.01 2.88 0.04 0.01AG-20 0.05 0.05 2.88 0.14 0.05AR-10 0.1 0.1 2.88 0.29 0.1AR-5 0.2 0.2 2.88 0.58 0.2AR-2 0.5 0.5 2.88 1.44 0.5AR-1 1 1.00 2.88 2.88 1.0RD-1 1 1.00 2.88 2.88 1.0RD-2 2 2.00 2.88 5.76 2.0RD-3 3 2.91 2.88 8.38 2.9RD-4 4 3.72 2.88 10.71 3.7RD-5 5 4.50 2.88 12.96 4.5RD-6 6 5.40 2.88 15.55 5.4RD-7 7 6.30 2.88 18.14 6.3RD-9 9 8.10 2.88 23.33 8.1RD-10 10 9.00 2.36 21.24 7.4RD-12 12 10.80 2.28 24.62 8.6RD-15 15 13.50 2.17 29.30 10.2RD-20 20 17.00 1.98 33.66 11.7RD-25 25 20.00 1.98 39.60 13.8RD-30 30 24.00 1.98 47.52 16.5

II. NON-RESIDENTIAL DWELLING UNIT EQUIVALENT (DUE) FACTORSA B C

EMPLOYEES DUE FACTORZONING PER ACRE EMPLOYEE DENSITY PERSONS/ACRE

( A x .25 ) (B / 2.88)

M1 / M2 17.35 4.34 1.5MP 40.60 10.15 3.5BP 37.30 9.33 3.2SC 23.90 5.98 2.1GC 19.80 4.95 1.7LC 28.75 7.19 2.5TC 34.60 8.65 3.0

FROM 1990 CENSUS DATA, PER SACOG:

HOUSING TYPE PERSONS PER HOUSEHOLD IN UNINCORPORATED COUNTY

SINGLE FAMILY: 2.88

DUPLEX-QUADPLEX: 2.36

5+ MULTIFAMILY APTS.: 1.98

p-fp\Elk Grove/West Vineyard\9Appendix DUE Factors_Revised SFR Allocations Revised: 6/9/1999

APPENDIX E - 4


LIBRARY FACILITY DUES

RESIDENTIAL DWELLING UNIT EQUIVALENT (DUE) FACTORS

A B C D EMAXIMUM DUE

ZONING ASSUMED PERSONS PERSONS FACTORDENSITY YIELD UNITS PER PER COL. D / 2.88

ZONING PER ACRE PER ACRE HOUSEHOLD ACRE(B x C) (D / 2.88)

AG-80 0.01 0.01 2.88 0.04 0.01AG-20 0.05 0.05 2.88 0.14 0.05AR-10 0.1 0.1 2.88 0.29 0.1AR-5 0.2 0.2 2.88 0.58 0.2AR-2 0.5 0.5 2.88 1.44 0.5AR-1 1 1.00 2.88 2.88 1.0RD-1 1 1.00 2.88 2.88 1.0RD-2 2 2.00 2.88 5.76 2.0RD-3 3 2.91 2.88 8.38 2.9RD-4 4 3.72 2.88 10.71 3.7RD-5 5 4.50 2.88 12.96 4.5RD-6 6 5.40 2.88 15.55 5.4RD-7 7 6.30 2.88 18.14 6.3RD-9 9 8.10 2.88 23.33 8.1

RD-10 10 9.00 2.36 21.24 7.4RD-12 12 10.80 2.28 24.62 8.6RD-15 15 13.50 2.17 29.30 10.2RD-20 20 17.00 1.98 33.66 11.7RD-25 25 20.00 1.98 39.60 13.8RD-30 30 24.00 1.98 47.52 16.5

NOTE : NON-RESIDENTIAL USE PROPERTIES DO NOT PAY LIBRARY FEES

FROM 1990 CENSUS DATA, PER SACOG:

HOUSING TYPE PERSONS PER HOUSEHOLD IN UNINCORPORATED COUNTY

SINGLE FAMILY: 2.88

DUPLEX-QUADPLEX: 2.36

5+ MULTIFAMILY APTS.: 1.98


Documents

9106 cover lthd - Sacramento County, California · 10/4/2011 · Sacramento, CA 95833-3647 ... Single‐Family Home Fee Comparisons ... 10, 2004 with direction for the staff to work