2024-10-14_item_5.3_public_hearing_to_consider_adoption_of_2024_capital_facility_fee_update_study_fees_recommended

ITEM 5.3

CITY MANAGER'S REPORT
OCTOBER 14, 2024 CITY COUNCIL REGULAR MEETING
ITEM: PUBLIC HEARING (PUBLISHED NOTICE) TO

CONSIDER ADOPTION OF THE CITY OF LATHROP
2024 CAPITAL FACILITY FEE UPDATE STUDY AND

THE FEES RECOMMENDED THEREIN
RECOMMENDATION: Council to Consider the Following:

1. Hold a Public Hearing; and

2. Adopt a Resolution to Approve the City of
Lathrop 2024 Capital Facility Fee Study
Update and the Fees Recommended Therein
SUMMARY:

Capital Facilities Fees (CFFs) are necessary to provide a revenue source by which new development within the City will contribute a fair and proportionate share of the cost of providing infrastructure, community facilities, and entitlements. The current City of Lathrop CFFs do not reflect the recently approved general plan and are insufficient to provide adequate revenue for the construction of various improvements.

Staff requests that City Council hold a public hearing, consider all information and public testimony and, if determined to be appropriate, adopt a resolution approving the City of Lathrop 2024 Capital Facilities Fees Study Update, included as Attachment "B", and the fees and capital improvements recommended therein.

BACKGROUND:

In 2021, City Council adopted updates to the specific plan for Phase 2 of River Islands (aka Stewart Tract), which increased the number of residential units allowed in the project. In September 2022, City Council adopted updates to the City's General Plan (the "2022 General Plan"'). The update changed the zoning within Phase 2 of the Central Lathrop Specific Plan ("CLSP") area from a mix of residential and commercial land uses to limited industrial uses.

On December 11, 2023, City Council approved amendments to the CLSP for Phase 2 to make it consistent with the 2022 General Plan. As a result, many of the existing CFFs that apply to CLSP and River Islands need to be updated to ensure that the fees being charged are appropriate for the new land uses. Additionally, in some cases the facilities needed to serve the new land uses have changed since the CFFs were last updated.

City staff retained Goodwin Consulting Group to assist in updating the City's CFF program. As new development progresses throughout the City, it is critical that fees in the CFF program be updated regularly to ensure that CFF rates keep up with changes in infrastructure and zoning as well as the rising costs of infrastructure, CITY MANAGER'S REPORT PAGE 2
OCTOBER 14, 2024 CITY COUNCIL REGULAR MEETING

PUBLIC HEARING (PUBLISHED NOTICE) TO CONSIDER ADOPTION OF THE CITY OF LATHROP 2024 CAPITAL FACILITY FEE UPDATE STUDY AND THE

FEES RECOMMENDED THEREIN
Many of the CFFs in the City's CFF program have only been adjusted for inflation based on the Engineering News Record ("ENR") 20-City Construction Cost Index ("ENR 20-City CCI" or "CCI"). Although they are not being updated in this City of Lathrop Capital Facilities Fees Study Update ("Fee Study"), these CFFs are still presented to summarize all the fees in the CFF program.

Furthermore, in certain developments, the City is restricted by development agreements to limit the annual increase of their CFFs to the rate of inflation only, as determined by the change in the ENR 20-City CCI. The following fees presented in this Fee Study are either new or an update of an existing CFF:
• North Lathrop Transportation Impact Fee (update)
• West/Central Lathrop Regional Transportation CFF (update) • Culture and Leisure CFF - Facilities Component (update) • CLSP In-Lieu Community Parks Dedication CFF (update)
• CLSP Neighborhood Park CFF (update)
• CLSP Entitlements Fee for CLSP Phases 1 and 2 (update) • CLSP Prior Developer Account Open Items Fee (update)
• CLSP Entitlements Fee for CLSP Phase 2 (new)
• CLSP Storm Drainage System Improvements - Watershed 4 CFF (update) • CLSP Water Tank #1 CFF (update)
• Municipal Service Facilities CFF (update)
• CLSP Sewer/Recycled Water System CFF (update)
• Culture and Leisure CFF - Park Component (unit conversion) • CLSP Community Park CFF (unit conversion)
• WLSP Regional Transportation Impact Fee (new category and unit conversion) • Offsite Roadway Improvements CFF (new category and unit conversion) The fees associated with this study will be adjusted in future years to reflect revised facility standards, receipt of funding from alternative sources (i.e., state or federal grants), revised cost, or changes in land uses or development plans. In addition to such adjustments, each year the CFFs will be adjusted by the change in the Engineering News Record 20-City CCI over the prior calendar year. This Fee Study adjusted costs in this report based on the ENR 20-City CCI value of 13,514.76 for December 2023.

REASON FOR RECOMMENDATION:

The current City of Lathrop CFFs do not reflect the recent change in the general plan and are insufficient to provide adequate revenue for the construction of various improvements. Therefore, staff requests that City Council adopt a resolution CITY MANAGER'S REPORT PAGE 3
OCTOBER 14, 2024 CITY COUNCIL REGULAR MEETING

PUBLIC HEARING (PUBLISHED NOTICE) TO CONSIDER ADOPTION OF THE CITY OF LATHROP 2024 CAPITAL FACILITY FEE UPDATE STUDY AND THE

FEES RECOMMENDED THEREIN
approving the City of Lathrop 2024 Capital Facilities Fees Study Update, included as Attachment "B", ", and the fees recommended therein.

FISCAL IMPACT:

There is no budget impact to the City as the CFFs will be collected from new development at building permit issuance and used to fund or reimburse the cost of construction of the facilities.

ATTACHMENTS:

A. Resolution Approving the City of Lathrop 2024 Capital Facility Fees Update Study and the Fees Recommended Therein
City of Lathrop 2024 Capital Facilities Fees Study Update, dated September 17, 2024
CITY MANAGER'S REPORT PAGE 4
OCTOBER 14, 2024 CITY COUNCIL REGULAR MEETING

PUBLIC HEARING (PUBLISHED NOTICE) TO CONSIDER ADOPTION OF THE CITY OF LATHROP 2024 CAPITAL FACILITY FEE UPDATE STUDY AND THE

FEES RECOMMENDED THEREIN

APPROVALS
- 9/26/24
Bellal Nabizadah Date
Assistant Engineer
9/26/2024
Brad Taylor Date
City Engineer
Cana Cos 10/1/2024
Cari Jame; Date
Finance Director
9-26.2024
Michael King Date
Assistant City Manager

9.26-2024
Salvador Navarrete Date
City Attorney

10.7-24
Stephen J. Salvatore Date
City Manager
RESOLUTION NO. 24-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LATHROP TO ADOPT THE CITY OF LATHROP 2024 CAPITAL FACILITY FEE UPDATE STUDY AND THE

FEES RECOMMENDED THEREIN
WHEREAS, in 2021, City Council adopted updates to the specific plan for Phase 2 of River Islands (aka Stewart Tract), which increased the number of residential units allowed in that project. In September 2022, City Council adopted updates to the City's General Plan (the "2022 General Plan"). The update changed the zoning within Phase 2 of the Central Lathrop Specific Plan ("CLSP") area from a mix of residential and commercial land uses to limited industrial uses; and WHEREAS, on December 11, 2023, City Council approved amendments to the CLSP for Phase 2 to make it consistent with the 2022 General Plan. As a result, many of the existing Capital Facilities Fees (CFFs) that apply to CLSP and River Islands need to be updated to ensure that the fees being charged are appropriate for the new land uses. Additionally, in some cases the facilities needed to serve the new land uses have changed since the CFFs were last updated; and
WHEREAS, as new development progresses throughout the City it is critical that fees in the CFF program be updated regularly to ensure that CFF rates keep up with changes in infrastructure and zoning as well as the rising costs of infrastructure, facilities, and land. City staff retained Goodwin Consulting Group to assist in updating the City's CFF program; and
WHEREAS, many of the CFFs in the City's CFF program have only been adjusted for inflation based on the Engineering News Record ("ENR") 20-City Construction Cost Index ("ENR 20-City CCI" or "CCI"). Although they are not being updated in this City of Lathrop Capital Facilities Fees Study Update ("Fee Study"), these CFFs are still presented to summarize all the fees in the CFF program; and WHEREAS, in certain developments, the City is restricted by development agreements to limit the annual increase of their CFFs to the rate of inflation only, as determined by the change in the ENR 20-City CCI. The following fees presented in this Fee Study are either new or an update of an existing CFF:
• North Lathrop Transportation Impact Fee (update)
• West/Central Lathrop Regional Transportation CFF (update) • Culture and Leisure CFF - Facilities Component (update) • CLSP In-Lieu Community Parks Dedication CFF (update)
• CLSP Neighborhood Park CFF (update)
• CLSP Entitlements Fee for CLSP Phases 1 and 2 (update) • CLSP Prior Developer Account Open Items Fee (update)
• CLSP Entitlements Fee for CLSP Phase 2 (new)
• CLSP Storm Drainage System Improvements - Watershed 4 CFF (update) • CLSP Water Tank #1 CFF (update)
• Municipal Service Facilities CFF (update)
• CLSP Sewer/Recycled Water System CFF (update)
• Culture and Leisure CFF - Park Component (unit conversion) • CLSP Community Park CFF (unit conversion)
• WLSP Regional Transportation Impact Fee (new category and unit conversion) • Offsite Roadway Improvements CFF (new category and unit conversion) and;
WHEREAS, the fees associated with this study will be adjusted in future years to reflect revised facility standards, receipt of funding from alternative sources (i.e., state or federal grants), revised cost, or changes in land uses or development plans.

In addition to such adjustments, each year the CFFs will be adjusted by the change in the Engineering News Record 20-City CCI over the prior calendar year. This Fee Study adjusted costs in this report based on the ENR 20-City CCI value of 13,514.76 for December 2023; and
WHEREAS, Staff requests that City Council hold a public hearing, consider all information and public testimony and, if determined to be appropriate, adopt a resolution approving the City of Lathrop 2024 Capital Facilities Fees Study Update, included as Attachments "B" to the October 14, 2024 City Manager's Report, and the fees recommended therein.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Lathrop does hereby adopt the City of Lathrop 2024 Capital Facilities Fees Study Update, dated September 17, 2024 included as Attachment "B" to the City Manager's Report that accompanied this Resolution and incorporated herein by this reference and Council hereby adopts the fees and the capital improvements recommended therein and adds the fees to the Capital Facility Fee Program based on findings required by the State of California Mitigation Fee Act (also known as "AB 1600," Government Code sections 66000, et seq.) specifically Council hereby makes all of the following findings:

1. The purpose of the CFFs is to provide funding for the Facilities identified in this Nexus Study. Pursuant to the Lathrop Municipal Code Section 3.20.040 collected fees may be used for no other purpose.

2. New residential and non-residential development will generate additional demand for the facilities identified in this Fee Study. The facilities included in this Fee Study will ensure that the City will maintain the desired level of service to all areas in the City.

3. CFF revenue collected will fund the facilities included in this Fee Study.

These facilities will serve development in the City and the proposed fees in this Fee Study are a fair-share cost allocation based on the impact that future development will have on these facilities and improvements.

4. A reasonable relationship between the amount of each CFF and the cost of the public facility is established in this Fee Study through the use of cost allocation factors to estimate the demand for a facility or the impact that a land use will have on a facility.

PASSED AND ADOPTED by the City Council of the City of Lathrop this 14th day of October 2024, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Sonny Dhaliwal, Mayor
ATTEST: APPROVED AS TO FORM:
5A6
Teresa Vargas, City Clerk Salvador Navarrete, City Attorney

ATTACHMENT
GCG

GOODWIN CONSULTING GROUP

CITY OF LATHROP
2024 CAPITAL FACILITIEs FEES STUDY
UPDATE
CITY
1989
September 17, 2024
655 University Ave. SUITE 200 • SACRAMENTO, CA 95825
PHONE: (916) 561-0890 • FAX: (916) 561-0891

CITY OF LATHROP

CAPITAL FACILITIES FEES STUDY UPDATE

TABLE OF CONTENTS
Section Page
Executive Summary............... .........i
Introduction ....1

2. Land Use and Population Assumptions...

Fee Methodology . ....9

4. North Lathrop Transportation Impact Fee.. 11

5. West/Central Lathrop Regional Transportation CFF 19
Culture and Leisure CFF - Facilities Component.. ..29

7. CLSP In-Lieu Community Parks Dedication CFF 35

8. CLSP Neighborhood Park CFF ... .45
oi CLSP Entitlements Fees ..50

10. CLSP Storm Drainage System Improvements - WS4 CFF .. .59

11. CLSP Water Tank #1 CFF 69

12. Municipal Service Facilities CFF. 76

13. CLSP Sewer/Recycled Water System CFF .. ..90

14. Culture and Leisure CFF - Park Component 98

15. CLSP Community Park CFF 99

16. WLSP Regional Transportation Impact Fee.. 100

17. Offsite Roadway Improvements CFF.... .101

18. Nexus Findings ...102

19. Fee Program Administration. ..104

TABLE OF CONTENTS (CONTINUED)
Maps
Exhibit 1 - Development Area Map 6
Exhibit 2 - North Lathrop Transportation CFF Boundary .

Exhibit 3 - Map of Mossdale Village and Mossdale Landing.. ..22 Exhibit 4 - Watershed 4 Service Area..... ..60
Exhibit 5 - Water Tank #1 Service Area. .69

EXECUTIVE SUMMARY

PURPOSE OF THE CFF UPDATE
The City of Lathrop ("City") retained Goodwin Consulting Group to assist it in updating the City's Capital Facilities Fee ("CFF") program. As new development occurs throughout the City it is critical that fees in the CFF program be updated regularly to ensure that CFF rates keep up with the rising costs of infrastructure, facilities, and land.

In 2021, the City Council ("Council") adopted updates to the specific plan for Phase 2 of River Islands (aka Stewart Tract), which increased the number of residential units allowed in that project.

In September 2022, the Council adopted updates to the City's General Plan (the "2022 General Plan"). The update changed the zoning within Phase 2 of the Central Lathrop Specific Plan ("CLSP") area from a mix of residential and commercial land uses to limited industrial uses. On December 11, 2023, the Council approved amendments to the CLSP for Phase 2 to make it consistent with the 2022 General Plan (the "CLSP Phase 2 Amendments"). As a result, many of the existing CFFs that apply to CLSP and River Islands need to be updated to ensure that the fees being charged are appropriate for the new land uses. Additionally, in some cases the facilities needed to serve the new land uses have changed since the CFFs were last updated Many of the CFFs in the City's CFF program have only been adjusted by the City for inflation for 2024 based on the Engineering News Record ("ENR") 20-City Construction Cost Index ("ENR 20-City CCI" or "CCI"). Although they are not being updated in this City of Lathrop Capital Facilities Fees Study Update ("Fee Study"), these CFFs are still presented to summarize all the fees in the CFF program. Furthermore, in certain developments, the City is restricted by development agreements to limit the annual increase of their CFFs to the rate of inflation only, as determined by the change in the ENR 20-City CCI. The following fees presented in this Fee Study are either new or an update of an existing CFF:
• North Lathrop Transportation Impact Fee (update)
West/Central Lathrop Regional Transportation CFF (update) • Culture and Leisure CFF - Facilities Component (update) • CLSP In-Lieu Community Parks Dedication CFF (update)
• CLSP Neighborhood Park CFF (update)
• CLSP Entitlements Fee for CLSP Phases 1 and 2 (update) • CLSP Prior Developer Account Open Items Fee (update)
• CLSP Entitlements Fee for CLSP Phase 2 (new)
City of Lathrop i 2024 Capital Facilities Fee Study Update • CLSP Storm Drainage System Improvements - Watershed 4 CFF (update) • CLSP Water Tank #1 CFF (update)
• Municipal Service Facilities CFF (update)
• CLSP Sewer/Recycled Water System CFF (update)
• Culture and Leisure CFF - Park Component (fee conversion) • CLSP Community Park CFF (fee conversion)
• WLSP Regional Transportation Impact Fee (new category and fee conversion) • Offsite Roadway Improvements CFF (new category and fee conversion)

NORTH LATHROP TRANSPORTATION IMPACT FEE
The City adopted the North Lathrop Transportation Impact Fee in January 2011. This fee was created to provide funding for improvements to the Roth Road/1-5 interchange needed due to the projected impacts from specific development projects in the North Lathrop Area. The projects include several developments planned within the City, including CLSP Phase 2, as well as areas in San Joaquin County and the City of Manteca. In June 2024, the San Joaquin Council of Governments adopted an update to its San Joaquin Regional Transportation Impact Fee ("San Joaquin RTIF") which included a portion of the cost of the interchange improvements. Thus, to avoid double-collecting fees for the same interchange improvements, the costs to be included in this fee were reduced by the amounts to be funded through the San Joaquin RTIF. It is important to note that the daily trips estimated from each development subject to the fee have not been updated in this Fee Study. Another update will need to be considered in the future once the traffic impacts to this interchange have been re-analyzed in light of the changes to CLSP Phase 2.

WEST/CENTRAL LATHROP REGIONAL TRANSPORTATION CFF
The West/Central Lathrop Regional Transportation CFF ("WCLRT CFF") was created in 2003 to supplement funding for transportation facilities needed for the West Lathrop Specific Plan Area.

This area includes CLSP, Mossdale Village, and River Islands. This Fee Study primarily updates the allocation of project costs and the dwelling unit equivalents ("DUEs") based on the City of Lathrop Transportation Facility Cost Allocation Study prepared by Fehr & Peers, dated May 17, 2024. The capital improvement plan for the WCLRT CFF currently includes 32 transportation projects. This Fee Study updates the list of projects to add three new traffic signals, adjust the costs of existing projects, and update the funding contributions expected from the San Joaquin RTIF and the West Lathrop Specific Plan RTIF ("WLSP RTIF"). Finally, the fee calculation has been changed to allocate the costs uniformly to all projects in the West Lathrop Specific Plan Area rather than separately for each project.

City of Lathrop ii 2024 Capital Facilities Fee Study Update CULTURE AND LEISURE CFF - FACILITIEs COMPONENT
The City originally created the Culture and Leisure CFF in 1990. This CFF has been updated many times since its inception, including most recently in 2005. The CFF is comprised of three components: the Facilities Component, the Neighborhood Parks Component, and the Community Parks Component. This Fee Study only updates the Facilities Component; the two parks components have only been adjusted for inflation using the ENR 20-City CCI and converted to be charged on a square footage basis, as described later in this Fee Study.

The primary update to the Facilities Component of this CFF was to consolidate the list of facilities into a single planned community center. The community center, which is estimated to cost $90 million, will serve the same functions and replace the prior planned facilities. The community center will also serve the function of the performing arts center, which is a facility included in the City's Municipal Service Facilities CFF. Therefore, the estimated cost of the performing arts center was deducted from the cost of the planned community center to avoid double counting these costs. Finally, this CFF was updated to use the new projected buildout population from the 2022 General Plan.

CLSP IN-LIEU COMMUNITY PARKS DEDICATION CFF
The Assignment and Amendment of Development Agreement By and Between the City of Lathrop, Saybrook, LLC Relating to the Central Lathrop Specific Plan (the "DA") states that the City shall establish an in-lieu fee to fund the acquisition of community park land in CLSP. To fulfill this requirement, the City created the CLSP In-Lieu Community Parks Dedication CFF in 2019. This fee will be paid by any developer in CLSP that cannot dedicate their fair share of community park land. Fee revenue from this CFF will also be used to reimburse any developer that over-dedicates their fair-share of community park land.

The DA states that the CLSP will include 70 gross acres of community parks, including 47.3 acres of community-serving recreation and sports complex parks and 22.7 acres of enhanced linear parks. The total acreage was later reduced to 63.2 acres as a result of land use reassignment by the City Council on July 9, 2018. The community and linear park land had an estimated value in the DA of $175,000 per acre in 2016. This cost was inflated by the ENR index and has a value of $224,600 in 2024 dollars. The total value of the 57.44 acres of community park land is $12.9 million. The Generation Center land has an estimated value of $324,860 per acre in 2024 dollars and a total value of S1.9 million. The 63.2 acres of community park land have a total value of $14.8 million. A total of 43.86 acres has been dedicated to the City.

City of Lathrop iii 2024 Capital Facilities Fee Study Update With the rezoning of land in CLSP Phase 2 from residential to limited industrial, the anticipated number of units subject to this fee has substantially decreased to just those remaining in CLSP Phase 1. Due to other rezonings within Phase 1, there are more multi-family units planned than was previously assumed, but this does not completely offset the loss of residential units in Phase

2. This CFF has been updated to document the approximately $3.1 million total cost of community park land that cannot be funded through the CFF due to the disproportionate impact it would have on remaining development in CLSP Phase 1. Additionally, the City has provided new estimates of the number of persons per household for single family property and multi-family property, which impacts the allocation of costs between those land uses.

CLSP NEIGHBORHOOD PArk CFF
The DA states that the City shall establish a fee to fund neighborhood park development costs for the CLSP. The DA also states that the CLSP will include 45 gross acres of neighborhood park land, consisting of nine neighborhood parks, each serving a defined residential area, and a Town Common, serving the Lathrop Center. The City created the CLSP Neighborhood Park CFF to fulfill this requirement of the DA. The cost to construct the CLSP neighborhood park improvements was estimated to be $250,000 per acre in 2005 and subsequently was inflated to $298,501 per acre in 2016, based on the CCI. In 2020, this fee was updated based on the actual park costs for the first neighborhood park constructed in Phase 1A of Stanford Crossing, which were $390,251 per acre in 2020 or $466,703 per acre in 2024. This park development cost was applied to all planned parks.

The CFF has now been updated based on the actual costs to develop all four neighborhood parks within Phase 1 of CLSP. The average park cost per acre is $437,261, which is around 6% lower than what was projected in the prior nexus study update. Additionally, the City has provided new estimates of the number of persons per household for single family property and multi-family property, which impacts the allocation of costs between those land uses. Finally, there were other rezonings within Phase 1 of CLSP that increased the number of multi-family units expected within Phase 1.

CLSP ENTITLEMENTS FEE FOR CLSP PHASEs 1 AND 2
In 2019, the City adopted the CLSP Entitlements Fee for CLSP Phases 1 and 2. In the past, this has simply been referred to as the "CLSP Entitlements Fee". This fee is an Entitlement Fee pursuant to Government Code Section 65456. The total entitlement cost includes the cost of preparing, adopting, and/or certifying, administering, and defending the CLSP, the CLSP EIR, and City of Lathrop iv 2024 Capital Facilities Fee Study Update all other related documents and approvals benefiting CLSP property. Project costs include any amounts Richland Planned Communities ("Richland" or the "Prior Developer"), or Saybrook CLSP, LLC ("Saybrook") paid directly or disbursed from a reimbursement account held by the City. The total estimated cost of entitlements, as shown in Exhibit D3 of the DA, was $3.4 million in 2016. This cost increases to $4.4 million when inflated to 2024 dollars using the ENR 20-City CCI. The CLSP entitlements benefit all development in the CLSP area and therefore the total cost is allocated proportionately to properties in CLSP Phases 1 and 2 based on developable net acreage. Originally, total estimated net acreage in CLSP was estimated to be 1,128.6 acres and this excludes City-owned property, parcels planned for future parks, open space, and public roads.

However, with the rezoning of CLSP Phase 2, a total of approximately 41.1 acres of land was rezoned from these excluded land uses to limited industrial, so the total estimated acreage has risen to 1,169.7 net acres. This fee will continue to apply to new development in CLSP Phase 1 and 2.

CLSP PRIOR DEVELOPER ACCOUNT OPEN ITEMS FEE
The CLSP Prior Developer Account Open Items Fee is also a City planning fee pursuant to Government Code 65456. The total CLSP Prior Developer Account Open Items cost includes the cost of City staff time spent on the entitlement process for the CLSP. The total estimated cost, as shown in Exhibit D3 of the DA, was S190,864 in 2016. This cost increases to $244,965 when inflated to 2024 dollars using the ENR 20-City CCI. City staff efforts associated with the entitlement process provide benefit to all development in the CLSP area and therefore the total cost is allocated proportionately to properties in CLSP based on developable net acreage.

Originally, total estimated net acreage in CLSP was estimated to be 1,128.6 acres and this excludes City-owned property, parcels planned for future parks, open space, and public roads. However, with the rezoning of CLSP Phase 2, a total of approximately 41.1 acres of land was rezoned from these excluded land uses to limited industrial, so the total estimated acreage has risen to 1,169.7 net acres. This fee will continue to apply to new development in CLSP Phase 1 and 2.

CLSP ENTITLEMENTS FEE FOR CLSP PHASE 2
The CLSP Entitlements Fee for CLSP Phase 2 is also a City planning fee pursuant to Government Code 65456. The total entitlement cost includes the cost of preparing, adopting and/or certifying, administering, and defending the amendments to CLSP, the CLSP EIR, and all other related documents and approvals relating to the CLSP Phase 2 Amendments. Project costs include any amounts the Phase 2 developer paid to facilitate the CLSP Phase 2 Amendments. The total cost of entitlements is $457,976 in 2024 dollars. The CLSP Phase 2 Amendments benefit all development in the CLSP Phase 2 area and therefore the total cost is allocated proportionately to properties in CLSP Phase 2 based on developable net acreage. The total estimated net acreage in CLSP Phase City of Lathrop 2024 Capital Facilities Fee Study Update 2 is approximately 618.0 acres and this excludes City-owned property, parcels planned for future parks, open space, and public roads. This fee shall only apply to development in CLSP Phase 2.

CLSP STORM DRAINAGE SYSTEM IMPROVEMENTS - WS4 CFF
Section 7.05.4. of the DA states that Saybrook shall provide storm drain facilities adequate to accommodate the storm water runoff from the area. Exhibit D3 in the DA identifies the construction costs for storm drainage improvements for Watershed 2 ("WS2") and Watershed 4 ("WS4"). These storm drainage facilities have been constructed by Saybrook and Richland for the project. As of the date of this Fee Study, there are no material changes to WS2 facilities or land uses, so that CFF does not need to be updated.

WS4 system improvements include pipelines, manholes, and a shared pump station. The total cost of storm drainage system improvements for WS 4 is $5,286,045 in 2017. An additional $899,130 in improvements was identified in 2021. These 2017 and 2021 costs were inflated by the ENR 20- City CCI to 2024 dollars and additional pump station improvements totaling $941,000 increased the cost to $8,759,585 in 2024 dollars. These facilities will serve development in WS4 and therefore the total cost is allocated proportionately to properties in WS4 based on net acreage. In the prior CFF update, total net acreage in WS4 was 180.9 acres and this excluded City-owned property, parcels planned for future parks, and public roads. For the updates in this Fee Study, the City has added additional parcels to the WS4 area, bringing the total net acreage to 217.0 acres.

The area is planned for office/commercial development with a small area planned for multi-family development and one parcel planned for industrial development.

CLSP WATER TANK #1 CFF
Water Tank #1 improvements include all construction and installation costs for the CLSP Water Tank #1. The total cost of Water Tank #1 is $4,774,309 in 2021 dollars. The 2021 cost was inflated by the ENR 20-City CCI to 2024 dollars, which resulted in a total cost of $5,491,596.

Water Tank #1 will serve a portion of the CLSP area identified in the Stanford Crossing Water Tank #1 Development Area Exhibit (Exhibit 5) in this report. The total cost is allocated to all development in the applicable area proportionately based on the relative water demand (gallons per day) of each planned land use. The total estimated daily demand in the Water Tank #1 area is estimated to be 1,006,577 gallons per day upon buildout of the expected land uses. This area is planned for variable density residential, mixed-use residential, neighborhood commercial, office/commercial, and a neighborhood park. This CFF has been updated with revised water demand factors and new areas to be served by Water Tank #1.

City of Lathrop vi 2024 Capital Facilities Fee Study Update

MUNICIPAL SERVICE FACILITIES CFF
The Municipal Service Facilities CFF includes the costs of facilities to provide municipal services within the City. This includes the costs of police, animal control, City Hall, corporation yard, fleet maintenance, and wireless network facilities. Since these services are provided to residents and employees Citywide, all new development in the City pays this fee. The fee is allocated to new development based on the estimated persons per household or square footage per employee for residential development and non-residential development respectively. The cost of police facilities has been updated based on the actual costs of the first police station, which was constructed in 2021. The City provided an update to its facility needs for City Hall to remove space previously allocated for the fire department. The estimated cost of the fleet maintenance facility was separated from the corporation yard cost estimate. Per feedback from the City, the persons per household assumptions and square foot per employee assumptions have been updated. Finally, the CFF calculation has been updated with the new buildout population and employee estimates from the 2022 General Plan.

CLSP SEWER/RECYCLED Water SYsteM CFF
Saybrook, the primary developer of the CLSP area, has constructed sewer and recycled water backbone facilities that will serve the CLSP area. The updated facilities include additional costs for a pump station, force mains, sewer pipelines, and recycled water pipelines. After a revision to the estimated costs for additional sewer work for force mains, the total cost of these facilities in 2024 dollars is $20.2 million. In order for the City to reimburse the developer for oversizing these facilities, the CLSP Sewer/Recycled Water System CFF must be updated to include the additional facilities costs.

In addition to the updated cost for additional work on force mains mentioned above, this CFF has been updated to create a separate fee for limited industrial and dry warehouse land uses. The sewer costs are allocated to new development within CLSP based on the relative sewer demand of the various land uses based on wastewater flow factors (gallons per day per unit or per acre). Those wastewater flow factors were also updated by the City for this Fee Study. Finally, the expected land uses in the fee calculation have been updated based on the changes from the CLSP Phase 2 Amendments.

CULTURE AND LEISURE CFF - Park CoMPonenT
The City originally created the Culture and Leisure CFF in 1990. This CFF has been updated many times since its inception, including most recently in 2005. The CFF is comprised of three City of Lathrop vii 2024 Capital Facilities Fee Study Update components: the Facilities Component, the Neighborhood Parks Component, and the Community Parks Component. This Fee Study does not update the two Park Components. Instead, it only provides a conversion of the existing fee from a fee per dwelling unit to a fee per building square foot. This makes the CFF consistent with how the other park fees are proposed in this Fee Study.

CLSP COMMUNITY PARK CFF
The CLSP Community Park CFF was last updated per section 7.06.2.3 of the DA to reflect increased community park development costs within CLSP. This Fee Study does not update the CLSP Community Park CFF. Instead, it only provides a conversion of the existing fee from a fee per dwelling unit to a fee per building square foot. This makes the CFF consistent with how the other park fees are proposed in this Fee Study.

WLSP REGIONAL TRANSPORTATION IMPACT FEE
The WLSP RTIF was originally created in 1997 to mitigate the impacts of development within WLSP. The facilities funded through this fee partially overlap with both the San Joaquin RTIF and the WCLRT CFF. The WLSP RTIF was reduced following the creation of the San Joaquin RTIF to account for that overlap. This Fee Study does not update the WLSP RTIF. Instead, it provides a new category and fee for industrial/warehousing developments based on the relative dwelling unit equivalent factors between retail commercial and industrial/warehousing land uses.

Additionally, this fee provides a conversion of the fee for residential land uses from a fee per dwelling unit to a fee per building square foot. This makes the fee consistent with how the other transportation fees are proposed in this Fee Study.

OFFSITE ROADWAY IMPROVEMENTS CFF
The Offsite Roadway Improvements CFF was created in 2007 to fund the costs of improvements needed at six specific intersections impacted by the proposed CLSP development. This Fee Study does not update the Offsite Roadway Improvements CFF. Instead, it provides a new category and fee for industrial/warehousing developments based on the relative trip rates between retail commercial and industrial/warehousing land uses. Additionally, this fee provides a conversion of the fee for residential land uses from a fee per dwelling unit to a fee per building square foot. This makes the fee consistent with how the other transportation fees are proposed in this Fee Study.

City of Lathrop viii 2024 Capital Facilities Fee Study Update

FEE SCHEDULE
Table ES-1, which is included at the end of this section, summarizes the fees in the CFF program.

Fees shown in blue text have been created or updated in this Fee Study. The remaining fees, shown in black text, have not been updated aside from annual inflation adjustments. The CFF fee schedule includes 11 separate development areas with each having a different fee schedule. The City inflated all CFF fees in January 2024 based on the CCI value of 13,514.76 for December 2023.

Prior to this increase, the CFF fees were based on the December 2022 CCI value of 13,175.00.

Based on the increased value of the CCI since December 2022, the City increased the fees in its CFF program by 2.58% in 2024. The City also levies a 3.0% administration fee to the cumulative total of all its CFFs, excluding CFFs charged to the Crossroads area which levies a 1.0% administration fee. The administration fee pays for the administrative duties associated with the CFF program. This 3.0% administration fee (or 1.0% for Crossroads) would be added on top of the City CFFs presented in Table ES-1.

FEE ADJUSTMENTS
The CFFs may be adjusted in future years to reflect revised facility standards, receipt of funding from alternative sources (i.e., state or federal grants), revised costs, or changes in land uses, densities, or development plans. In addition to such adjustments, each year the CFF will be adjusted by the change in the ENR 20-City CCI over the prior calendar year. This Fee Study adjusted facilities costs in this report based on the ENR 20-City CCI value for December 2023, which is 13,514.76. For inflating facilities costs that are in the City's 2005 CFF Fee Study, this Fee Study applied the ENR 20-City CCI values of 6,695 (July 2003) for costs that were established in 2003 and the ENR 20-City CCI value of 7,422 (July 2005) for costs that were established in 2005. Other facilities in this Fee Study are based on more recent cost estimates from 2010 through 2024. In those cases, the costs were inflated by applying the increase in the ENR 20-City CCI from the month and year indicated in the cost estimate to the CCI for December 2023, as noted on each table in this Fee Study.

ASSEMBLY BILL 602
On September 28, 2021, Assembly Bill 602 ("AB 602) was signed into law and became effective starting January 1, 2022. The law establishes additional procedural and transparency requirements on public agencies when establishing new fees or increasing existing development impact fees.

AB 602 amends Government Code Sections 65940.1 and 66019 and adds Government Code Section 66016.5 and Health and Safety Code Section 50466.5. Below are some of the most significant requirements imposed by AB 602:

City of Lathrop ix 2024 Capital Facilities Fee Study Update New Requirements For Nexus Studies
• When applicable, the nexus study shall identify the existing level of service (LOS) for the public facility; identify the proposed new level of service and explain why the new level of service is appropriate.
• It a nexus study supports an increase to existing fee, the public agency shall review the assumptions of the nexus study supporting the original fee and evaluate the amount of fee revenue collected under the original fee.
• Large jurisdictions, for example, counties that have a population greater than 250,000 residents, must adopt a capital improvement plan as a part of the nexus study. • Nexus studies adopted after July 1, 2022 shall calculate a fee imposed on a housing development that is proportionate to the square footage of the proposed units of the development or the nexus study must make findings that an alternative fee calculation methodology creates a reasonable relationship between the fee charged and the burden posed by the development.
• This section of the impact fee requirements does not apply to any fees or charges pursuant to Government Code Section 60013, which includes water and sewer connection fees and capacity charges.

New Transparency Requirements For Public Agencies
• Fees must be posted to the public agency's website within 30 days of any change in the fees.
• Public agencies must post to their website the current and five previous annual impact fee accounting reports that are required pursuant to Government Code Section 66006.

Public agencies must post to their website all nexus studies, cost of service studies, or equivalent studies that were conducted on or after January 1, 2018.

New Nexus Study Procedural Requirements
• Nexus studies must be updated at least every 8 years, from the period beginning on January 1, 2022
• Nexus studies and impact fees must be adopted at a public hearing with at least 30 days' notice (this is an increase from the previous requirement of 10 days). Members of the public may submit evidence that the nexus findings in the nexus study are insufficient; the public agency must consider all such evidence.

City of Lathrop 2024 Capital Facilities Fee Study Update Table ES-1
City of Lathrop 2024 Capital Facilities Fees Study Update Proposed Capital Facilities Fee Schedules (2024 $,
Service Area
South South Lathrop Mossdale Mossdale Central Central
Fee East Cross- No. Harlan Lathrop SP Lathrop SP Gateway Village Landings Lathrop Lathrop Stewart Component Unit Lathrop roads Improv. Dist (SLCC) (Non-SLCC) (LGBPSP) (no DA) (with DA)? Phase 1 Phase 2 Tract Cutture and Leisure CFE
Park Sub-Component
Single Family Residential st/DU $2.672 $2.672 $2.672) $6,867 800 Below Project Soo Below
Multi-Family Residential sf/DU $5.032 $5.032 $5.032 $4,904 Developor CLSP Neighborhood Parks
Single Family Residential sf $1.523 $1.523
Multi-Family Residential sf $2.601 $2.601
CLSP Community Parks
Single Family Residential $1.852 $1.852
Multi-Family Residential sf $3.488 $3.488
Facility Sub-Component
Single Family Residential $1.054 $1.054 $1.054 $2,757 $1.054 $1.054 $1.054 Multi-Family Residential $2.171 $2.171 $2.1711 $1,968 $2.171 $2.171 $2.171] Municipal Service Facintos CFFN
Single Family Residential sf $1.942 $1.942 $1.942 $4,631 $1.942 $1.942 $1.942 Multi-Family Residential sf $4.000 $4.000 $4.000 $3,309 $4.000 $4.000 $4.000 Service/Retail 1,000 sf $2.916 $2,916| $2,916 $2,916 52.916 $2.916 $2,916 $3,006 $2.916 $2.916 $2,916 Other Non-Residential 1,000 sf $1,750 $1,750 $1,750 $1,750 $1,750 $1,750 $1,750 51.819 $1,750 $1,750 $1,750 Surface Water Supply CFF M
5/8* meter $3,442 $3,442| 53,442 $3,442 $4.507 $4,507 $4,507 $6,099 $6.099 1° Fire Svc. $3,442 $3,442 $3,442 $4,507 $4,507 $4,507 $6,099 $6,099 3/4* meter $5,162 $5,162 $5,162 $5,162 $6.761 $6,761 $6.761 $9,149 $9,149 1° meter $8,604 $8,604 $8,604 $8,604 $11,268 $11,268 $11.268 $15,248 $15,248 Funded
1 1/2 meter $17,208 $17,208 $17,208 $17,208 $22,535 $22,535 $22,535 $30,495 $30,495 Funded $36,056 through
2° meter $27,532 $27,532 $27,532 $27,532 $36,056 $36,056 $48,792 $48,792 through River Mossdale:
3* meter $51,623 $51,623 $51,623 $51,623 $67,605 $67,605 $67,605 $91,485 591,485 islands CFD CFD
4" meter $86,038 $86,038 $86,038 $86,038 $112,675 $112,675 $112,675 $152,475 $152,475 6* meter $172,077 $172,077 $172,077 $172,077 $225,350 $225,350 $225,350 $304,950 $304,950 8ª meter $275,323 $275,323| $275,323 $275,323 $360,560 $360,560 $360,560 $487,920 $487,920 10ª meter $499,022 $499,022 $499,022 $499,022 $653,515 $653,515 $653,515 $884,355 $884,355 Water System - Buy-in CFE!
5/8* meter $1,530 51,438 $1,530 $1,530
1* Fire Svc. $1,530 $1,438 $1,530 $1,530
3/4" meter $2,296 $2,157 $2,296 $2.296
1° meter $3,826 $3,595 $3,826 $3,826
1 1/2 meter $7,650 $7,191 57,650 $7,650
2 meter $12,241 $11,505 $12,241 $12,241
3ª meter $22.953 $21,570 $22,953 $22,953
4° meter $38,253 $35,952 $38,253 $38,253
6° meter $76,507) $71,902] $76,507 $76,507
8° meter $122.411 $115.043 $122,411 $122.411
10ª meter $221,871| $208,515 $221,871 $221,871
Water System - Reimbursement CFF
5/8* meter $1,730)
1* Fire Svc.
3/4° meter $2,595
1° meter $4,326
1 1/2 meter $8,650
2° meter $13,839
3 meter $25,949
4" meter $43,249
6" meter $86,499
8ª meter $138,398
10* meter $250,847
[SLSP and LOBPSP - Water Line
Office Commercial Acre $11,862
Industria/Limited Industrial Acre $11,862|
Warchouse Acre $11,862 $6,992
Shopping Center Асге $6,992
Office Park Acre $6,992
Industrial Park Асте $6,992
]LGBPSP - Water Line Non-Water Loop
Shopping Center Linear Foot $189
Office Park Linear Foot $189
Industrial Park Linear Foot $189
Warehouse Linear Foot $189
LGBPSP - Water Systom Storage
Shopping Center 1.000 sf $704
Office Park 1,000 sf $664
Industrial Park 1,000 sf
Warehouse| 1,000 sf $151
Cury of Lathrop 2024 Capital Facilities Fee Study Update Table ES-1
City of Lathrop 2024 Capital Facilities Fees Study Update Proposed Capital Facilities Fee Schedules (2024 $,
Fee Stewart
Component
SLSP and LOBPSP: Sewer Collection System
$24,217
Shopping Center 1,000 sf $867
Office Park | 1,000 sf $761
Industrial Park 1,000 sf $364
Warehouse • LGBPSP 1,000 sf $364
SLSP and LGBPSP - Storm Drainage
Office Commercial Acre $75,992
Industrial/Limited Industrial Acre $75,992
Warehouse - SLSP Acre $75,992
Shopping Center 1,000 sf $4,565
Office Park 1,000 sf $4.005
Industrial Park 1,000 sf $2,477
Warehouse - LGBPSP 1,000 sf $2,477
SLSP and LGBPSP - Regional Storm Drainage
Office Commercial | Acre $5,820
Industrial/Limited Industrial Acre $5,820
Warehouse - SLSP Acre $5,820
Shopping Center 1,000 sf $432
Office Park 1,000 sf $379
Industrial Park 1,000 sf $234
Warehouse - LGBPSP 1,000 sf $234
Water Systom - West/Central Lathrop Well Improvement
5/8" meter $940 $940 $940 $940 $940 $940 $940
1* Fire Svc $940 $940 $940 $940 $940 $940 $940
3/4a meter $1,409 $1,409 $1,409 $1,409 $1,409 $1,409 $1,409 1* meter $2,351 $2,351 $2,351 $2,351 $2,351 $2,351 $2,351 1 1/2 meter $4,700 $4,700 $4,700 $4,700 $4,700 $4,700 $4,700 2ª meter $7,520 $7,520 $7,520 $7,520 $7,520 $7,520 $7.520 3ª meter $14,101 $14,101| $14,101 $14,101 $14,101| $14.101 $14.101| 4* meter $23,502 $23.502 $23,502 $23,502 $23,502 $23,502 $23,502 6° meter $47.005 $47,005 $47,005 $47,005 $47,005 $47,005 $47,005 8ª meter $75,209 $75,209 $75,209 $75,209 $75,209 $75,209 $75,209 10° meter $136,315 $136,315 $136,315 $136,315 $135,315 $136,315 $136,315 Water System - Water Storage CFF
5/8* meter $1,113
1ª Fire Svc $1,113
3/4° meter $1,670
1* meter $2,782
1 1/2" meter $5,563
2 meter $8,902
3 meter $16,690
4" meter $27.818
6* meter $55,634|
8* meter $89,015
10° meter $161,340
Office Commercial 1,000 sh $1,226 $1,226
Limited Industrial 1,000 s $580 $580
Warehouse 1,000 sf $165 $165
Water System Storage Tank #1
Single Family Residential DU $1,719 $1,719l
Multi-Family Residential DU $1,282 $1,282
Commercial Acre $4,692 $4,692
Industrial Acre $5.052 $5,052
Sewer/Recycled Water System CFF *1
5/8* meter $6,883 $6,883 $1,346 $1,346 $1,346 $1,346
1° Fire Svc. $6,883 $6,883 $1,346 $1,346 $1,346 $1,346
3/4° meter $10,325 $10,325 $2,018 $2,018 $2,018 $2,018
1 meter $17,208 $17,208 $3,363 $3,363 $3,363 $3,363
11/2 meter $34,415 $34,415 $6,725 $6.725 $6,725 $6,725
2 meter $55,064 $55,064 $10,760 $10,760 $10,760| $10,760 3 meter $103.245 $103.245 $20,176 $20,176 $20,176 $20,176 4 meter $172,076 $172.076 $33,625 $33,625 $33,625 $33,625 6° meter $344,151 Funded by Funded by
$344,151 567,250 $67,250 $67,250 $67.250
Project Project
g* meter $550,642 $550,642 $107,599 $107,599 $107,599 $107,599 Developer Developer
10ª meter 5998.038 $998,038 $195,024| $195,024 $195,024 $195,024 Single Family Residential DU $5,590 $5,590
Multi-Family Residential DU $4,658 $4,658
Commercial 1,000 sf $1,331 $1,331
Limited Industrial 1,000 sf $428 $428
Dry Warehouse 1,000 sf $307 $307
(Manteca WQCF) ISU $10,523 310.523
All New Development gpd $51
City of Lathrop 2024 Capital Facilities Fee Study Update Table ES-1
City of Lathrop 2024 Capital Facilities Fees Study Update Proposed Capital Facilities Fee Schedules (2024 $,
Service Area
Central
Fee Lathrop Stewart
Component Phase 2 Tract
Recycled Water Outfall CFF
5/8 meter $56 $56 $56 $56 $561 $56| $561 $561
1* Fire Svc. $56 556 $56 $56 $56 556L $56| $56
3/4 meter $86 $86 5861 $86 586 586 586 586
1 meter $142 $142| $142| $142 $142 $142 $142 $142
1 1/2 meter $282 $282 $282| $282 $282| $282| $282| $282| 2ª meter $452 $452 $452| $452 $452| $452| $452| $452]
3 meter $849 $849 3849 $849 $849| $849 $849 $849|
4 meter $1,415 31,415 $1,415 $1,415 $1,415 $1.415 $1.415 $1,415 6" meter $2,828 $2,828 $2,8281 $2.828 $2,828| $2.828 $2,828 $2,8281 8° meter $4,525 $4.525 $4,525. $4.525 $4,525 $4,525 $4,525 $4,525 10° meter $8,201 $8.201 $8,201 $8.201 $8,201 $8,201 $8,201 58.2011 Storm Drainage CFF 1312
Low Density Residential DU $1,111 $1.111 $424 $424
Medium Density Residential DU $291 $291
High Density Residential DU $228 $228
Service Commercial Acre $7,637 $7,637 $5.259 $5,259
Freeway Commercial Acre $13,704 $13,704
Area of Area of Funded by
Waterfront Resort Commercial Acre
Benefit Benefit Project
Neighborhood Commercial Acre $3,392 $3.392
Assessment Assessment Developer
Limited Industrial - Zone #5 Acre $10,660 $10,660
Limited Industrial - Other Zones Acre $5,942 $5.942
Genera: Industrial Acre $7,214 $7.214
Transit Station (if on Lathrop Road) Acre $6,788 $6,788 Fire Station (if on Yosemite Avenue) Acre $7.637 57.637 Area of Benefit #6 Acre $2,961
Crossroads - Onsite Acre $15,825|
Crossroads - Offsite Acre $9,024
Office Commercial 1,000 sf
Limited Industrial 1,000 sf
Warehouse 1.000 sf
CLSP Storm Drainage - WS2
Single Family Residential DU $10,454 $10,454
Multi-Family Residential DU $3,639 $3,639
Non-Residential Acre $65,592 $65,592
CLSP Storm Drainage - WS4
Single Family Residential $1.826 $1.826
Multi-Family Resident al st $2.096 $2.096
Service/Office Commercial Acre $38.143 $38,143
Retail Commercial Acre $38.143 $38,143
Industrial/Warehousing Acre $43.592 $43,592
Local Transportation CFF M
Single Family Residential DU $4,423 $4,423
Multi-Family Residential DU $3,252 $3.252
Office Commercial 1,000 sf $6,040 $6,040 $24,389 $24,389 $20,459 Retail Commercial 1,000 sf $6,040 $6,040 $7,183
Industrial 1,000 sf $1,779 $1,327 $1,779 $1,591 $1,591 $1,586 Warehouse 1,000 sf $1,779 $1,779 $1,591 $1,591 $1,586
Commercial Acre 536,564
WLSP Regional Transportation Impact Fee (RT) W
Single Family Residential S//DU S0.166 $426 $0.166 $0.166 $0.166 Multi-Family Residential St/DU $0.512] $499 $0.512 $0.512 $0.512 Service/Office Commercial 1,000 sf $661 $661 $661 $661 $661 Retail Commercial 1,000 sf $2,384 $2,384 $2,384 $2,384 $2,384 Industrial/Warehousing 1,000 s/ $322 $322 $3221 $322 5322i WLSP Reimbursement Fee
$4,049| $4,049
$3.550 $3,261 $3.550 $3.550 $3.550
Multi-Family Residential sf/DU $7.079 $2,005 $7.079 $7.079 $7.079 ervice/Office Commerc 1,000 sf $6,564 $4,685 $6.564 $6.564 $6,564 etail Commerc 1,000 sf $6,748 $5,170 $6,748 $6,748 56,748 Industrial/Warehousing 1,000 sf $912 $912 $912 $912
offsite Roadway improvements CFF
Single Family Residential sf $0.071 $0.071
Multi-Family Residential sf $0.116 $0.116
Service/Office Commercial 000 sf $171 $171
Retail Commercial ,000 sf $234 $234
Industrial/Warehousing| 1,000 sf 542 S42
CLSP In-Lieu Community Parks Dedication CFF
Single Family Residentia $1.368 $1.368
Multi-Family Residential $2.336 $2.336
San Joaquin County RTIF CFF
ingle Family Residentia 1,000 sf $2.0401 $2,040 $2,040 $2,040 $2,040 $2,040 $2,040 fulti- Family Residentia 1,000 st $3,200| $3.200 $3,200 $3,200 $3,200 $3,200 $3,200 Service/Office Commercia 1,000 sf $2,220 $2,220 $2.220 $2,220 $2.220 $2,220 $2,220 $2,220 $2.220 $2,220 etail Commercia 1.000 sf $1,760 $1,760 $1,760 $1,760 $1,760 $1,760 $1,760 $1,760 $1,760 $1,760| Industrial 1,000 sf $1,500 $1,500 $1,500 $1.500 $1,500 $1,500 $1,500 $1,500 $1.500 $1,500 Warehouse 1,000 st $750 $750 $750 $750 $750 $750 $750 $750 $750 $750L City of Lathrop 2024 Capital Facilities Fer Study Update Table ES-1
City of Lathrop 2024 Capital Facilities Fees Study Update Proposed Capital Facilities Fee Schedules (2024 $,
Service Area
South South Lathrop Mossdale Mossdale Central Contral
Fee East Cross- No. Harlan Lathrop SP Lathrop SP Gateway Village Landings Lathrop Lathrop Stewart Component Unit Lathrop roads Improv. Dist. (SLCC) (Non-SLCC)| (LGBPSP) (no DA) (with DA)? Phase 1 Phase 2 Tract County Facilities CFF M
Single Family Residential DU $3,622 $3,622 $3,622
Multi-Family Residential DU $2,685 $2,685 $2,685
Service/Office Commercial 1,000 st $890 $890 $890 $890 $890 $890 Retail Commercial 1,000 sf $600 $600 $600 $600 $600 $600 Industrial 1,000 sf $170 $170| $170 $170 $170 $170
Warehouse 1,000 sf $170 $170 $170 $170 $170 $170
Environmental Mitigation CFF 11
Low Density Residential DU $248 $248
Medium Density Residential DU $140 $140
High Density Residential DU $51 $51
Commercial Acre $1,185 $1,185
AG Mitigation CFF
Acre $3,431 $3,431| $3,431 $3,431 $5,146 $5,146 $3,774
Economic Development Foe Measure D)
Residential Development DU $5,000|
Mossdale Treet Regionel Levee apact Feel
Single Family Residential $24,051 $24,051 $24,051 $24,051 $24,051 $24,051 $24,051 $24,051| $24,051 $24,051| Multi-Family Residential Acre $22,507 $22,507 $22,507 $22,507 $22,507 $22,507 $22,507 $22,507 $22,507 $22,507 Commercial Acre $22,756 $22,756 $22.756 $22.756 $22.756 $22,756 $22,756 $22,756 $22.756 $22,756| Industrial Acre $17,825 $17,825 $17.825 $17,825 $17,825 $17,825 $17,825 $17,825 $17,825 $17,825 CLSP Entitement Reimbursem Deviteper Rembersement Phases Tand all All Development Acre $3,731 $3,731|
CLSP Entitlement Reimbursement City Reinbur menPresen and 2l All Development Acre $209 $209
CLSP Entitlement Reimbursement - Developer Reube ent Phase 28 CLSP Phase 2 - All Development Acre $741|
North Lithrop Transportation Impeer Feel
CLSP Comm. and Limited Industrial 1,000 sf $882
$1,299 $1,299
Each service area listed is separate and distinct from the others. Crossroads and North Harlan ID are within East Lathrop but in limited instances CFFs differ. = "Mossdale Landings" include Mossdale Landing, Mossdale Landing East, and Mossdale Landing South and are in Mossdale Village. Development agreements in these areas place limits on increasing the CFF rates.

Residential fees are shown per DU for these areas.
3 Includes neighborhood, community, linear parks, generations center and community center. This fee has been divided into two components so that fee payments, waivers, credits, and reimbursements for parks and facilities can be administered separately. The parks components of this CFF reflect a recent adjustment by the City for inflation and conversion to per square foot only. Due to the limitation for increasing Mossdale Landings CFFs, the Mossdale Landing CFF was adjusted by the City recently for inflation only. Residential development in Mossdale Landing will continue to be charged per dwelling unit, other areas will pay the converted CFF per square foot.
•Includes police, animal control, city hall, corporation yard, feet maintenance, and wireless network facilities. Applies to the entire City. Wireless network costs are excluded from the Mossale Landings developments CFF calculation.

Surface Water Supply CFF for infill areas (East Lathrop) assumes customers will also pay SCSWSP facilities charge in monthiy water bills. Surface Water Supply CFF for growth areas (Central Lathrop and parts of Mossdale Village that are outside the CFD) reflects the full cost of the surface water supply project. See the most recent nexus study for details and possible exclusions. • The Water System CFF for East Lathrop is a buy-in fee reflecting the value of existing water system assets. North Harlan fee reflects credit for North Harlan ID costs.

West/Central Lathrop Water System CFF is for well improvements and reflects the cost of future arsenic treatment and a share of standby well capacity. This Water System CFF reflects a recent adjustment by the City for inflation only.
• The Mossdale Landings Water System CFF is for a waler storage lank; this CFF was adjusted by the City recently for inflation only. The Water System CFF for SLSP is for water storage facility improvements only: the SLSP Water System CFF was determined in a separate CFF fee study last updated in 2020. • East Lathrop sewer collection system CFF is a buy-in fee reflecting value of existing sewer system assets. Existing ISU charge for Manteca WQCF treatment capacity is retained. All Sewer System CFFs, except for CLSP, were adjusted by the City for inflation only.
10 Mossdale Village Sewer System CFF reflects sewer collection and recycied water distribution costs within Mossdale Village. It is in addition to the recycled water outfall CFF. " Recycled water CFF applies to West/Central Lathrop and SLSP and is based on the estimated cost of a recycled water outfall to San Joaquin River. This fee was recently adjusted by the City for inflation only. 12 Storm Drainage CFFs were recently adjusted by the City for inflation only. 13 Mossdale Village Storm Drainage CFF reflects the cost of a storm drainage outfall. 14 Local transportation CFF for East Lathrop was recently adjusted by the City for inflation only 15 West Lathrop Specific Plan Regional Transportation Impact Fee was originally adopted in 1997. This CFF was recently adjusted by the City for infation converted to a fee per square foot for residential uses. A new category was calculated for industrial/warehousing. Residential development within Mossdale Landing will continue to be charged per dwelling unit, other areas will pay the converted CFF per square foot.

West/Central Lathrop Transportation CFF reflects transportation project analysis and is net of estimated WLSP RTIF revenues and San Joaquin RTIF revenues. Due to the limitation for increasing Mossdale Landin Fs, the Mossdale Landing CFF was adjusted by the City recently for inflation only. Mossdale Landing CFF will continue to be charged per dwelling unit, other areas will pay the updated CFF per square fo 17 County Facilities CFF was updated by San Joaquin County, effective July 1, 2018. • Enviommental mitigation CFFs for Mossdale Village and Mossdale Landings include land and fencing costs for brush rabbit habitat • The Mossdale Tract Regional Levee Impact Fee became effective on 01/8/19 and terminates the Lathrop Interim Levee Fee. Includes admin fec 2 CLSP Entitlement Reimbursement fees for Phase 1 and 2 will be used to reimburse the developer and the City for the costs of oblaining entitlements for Phase 1 and 2 of CLSP. " CLSP Entitlement Reimbursement fees for Phase 2 will be used to reimburse the Phase 2 developer for the costs of amending the entitlements for Phase 2 of CLSP. 22 See list of specific projects for fees for other specific developments.

City of Lathrop 2024 Capital Facilities Fee Studi Update

1. INTRODUCTION

BACKGROUND
The City of Lathrop is located in the Sacramento central valley, approximately 58 miles south of Sacramento and 80 miles east of San Francisco. When the City incorporated in 1989, its population was approximately 6,500; as of January 2024, the California Department of Finance estimates the City's population is 37,033.

In 1990 the City adopted its original CFF program to fund growth in the City. In 1994 the City updated the CFF and included additional fees in the program. In subsequent years the City added other fees to the CFF program. For example, in 1997 it added the WLSP RTIF, which was developed in coordination the San Joaquin Council of Governments and area developers. In 2003 a comprehensive effort was undertaken to update the CFF program to include new planning areas in the western part of the City and establish new fees for these areas. In 2005 the CFF program was again updated to include additional facilities and updated fee calculations. In subsequent years additional minor changes to the fee program were made. An agriculture fee was added in 2005.

Also in 2005, the City adopted San Joaquin County's Regional Transportation Impact Fee. In 2007, the City added an offsite roadway improvement fee for the CLSP development. In April 2017, the City adopted the Interim Levee Impact Fee to fund the design and construction of the levee system improvements for Reclamation District 17. In February 2018 the City adopted CFFs for the South Lathrop Specific Plan area. In June 2018, the City adopted updates to several existing CFFs and created the CLSP Sewer/Recycled Water System CFF. In February 2019, the City created the CLSP In-Lieu Community Parks Dedication CFF. In July 2019, the City created several new CFFs for the CLSP area including CFFs for Storm Drainage Improvements in Watersheds #2 and #4, and Entitlement Reimbursement fees for the CLSP developer and the City. In 2020, the City updated the CLSP Neighborhood Park CFF, CLSP Sewer/Recycled Water System CFF, and the South Lathrop Specific Plan and Lathrop Gateway Business Park Specific Plan CFFs. Finally, in 2022, the City adopted updates to the CLSP Storm Drainage System Improvements CFFs for Watersheds #2 and #4, the CLSP Water Tank #1 CFF, and the West/Central Lathrop Regional Transportation CFF.

FEES CALCULATED IN THIS CFF STUDY UPDATE
Many of the CFFs in the City's CFF program have only been adjusted recently by the City for inflation for 2024 based on the ENR 20-City CCI. Although they are not being updated in this Fee Study, these CFFs are still presented to summarize all the fees in the CFF program. Furthermore, City of Lathrop 1 2024 Capital Facilities Fee Study Update in certain developments, the City is restricted by development agreements to limit the annual increase of their CFFs to the rate of inflation only, as determined by the change in the ENR 20- City CCI. The following fees presented in this Fee Study are either new or an update of an existing CFF:
• North Lathrop Transportation Impact Fee (update)
• West/Central Lathrop Regional Transportation CFF (update) • Culture and Leisure CFF - Facilities Component (update) • CLSP In-Lieu Community Parks Dedication CFF (update)
• CLSP Neighborhood Park CFF (update)
• CLSP Entitlements Fee for CLSP Phases 1 and 2 (update) • CLSP Prior Developer Account Open Items Fee (update)
• CLSP Entitlements Fee for CLSP Phase 2 (new)
• CLSP Storm Drainage System Improvements - Watershed 4 CFF (update) • CLSP Water Tank #1 CFF (update)
• Municipal Service Facilities CFF (update)
• CLSP Sewer/Recycled Water System CFF (update)
• Culture and Leisure CFF - Park Component (fee conversion) • CLSP Community Park CFF (fee conversion)
• WLSP Regional Transportation Impact Fee (new category and fee conversion) • Offsite Roadway Improvements CFF (new category and fee conversion) MITIGATION FEE ACT (AB 1600)
The Mitigation Fee Act, commonly known as Assembly Bill 1600 ("AB 1600"), was enacted by the State of California in 1987 and created Section 66000 et. seq. of the Government Code. AB 1600 requires that all public agencies satisfy the following requirements when establishing, increasing, or imposing a fee as a condition of approval for a development project:

Identify the purpose of the fee.

2. Identify the use to which the fee will be put.

Determine how there is a reasonable relationship between:

A. The fee's use and the type of development project on which the fee is imposed.

B. The need for the public facility and the type of development project on which the fee is imposed.

City of Lathrop 2024 Capital Facilities Fee Study Update C. The amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed
The purpose of this Fee Study is to demonstrate that the fees calculated herein comply with the Mitigation Fee Act. The assumptions, methodologies, facility standards, costs, and cost allocation factors that were used to establish the nexus between the fees and the development on which the fees will be levied are summarized in subsequent chapters of this report.

ORGANIZATION OF REPORT
The remainder of this report has been organized into the following sections:

Section 2 Provides a brief summary of the land use and population assumptions used throughout the Fee Study.

Section 3 Provides an explanation of the fee methodology used to calculate the fees in this Fee Study.

Section 4-13 Provides summaries of the fee calculations for the fees created or updated in this Fee Study. Each section is followed by a series of tables showing the calculations in full.

Section 14 Discusses the nexus findings for the CFFs.

Section 15 Addresses implementation of the updates to the fee program, future fee adjustments, and administrative duties required by the Mitigation Fee Act.

City of Lathrop 3 2024 Capital Facilities Fee Study Update

2. LAND USE AND POPULATION ASSUMPTIONS

BUILDOUT POPULATION AND JOBS
The 2022 General Plan reflected changes in zoning in the City. This included the substantial changes to the plans for Phase 2 of CLSP and Phase 2 of River Islands. As a result, the anticipated population and jobs in the City at buildout were increased. In the Draft Environmental Impact Report for the Lathrop General Plan Update, dated May 2022, De Novo Planning Group prepared estimates of potential population and jobs in the City at buildout. The existing population was estimated to be 28,503 and there were an estimated 9,153 jobs in the City. At full buildout, which is anticipated to occur in 2040, the population is estimated to grow to 95,065 and the number of jobs is expected to grow to 58,403. Several of the CFFs included in this Fee Study utilize these estimates to allocate costs to future development. Table 2-1 at the end of this section summarizes the population and jobs estimates.

LAND USES
CLSP abuts the northern boundary of Mossdale Village and includes 1,521 acres. Originally this area was planned for 5,144 residential units and approximately 4.7 million square feet of commercial space. In December 2023, the Council adopted the CLSP Phase 2 Amendments. The update changed the development plans within Phase 2 of CLSP from a mix of residential and commercial land uses to limited industrial uses. Following the revisions, the CLSP area is now planned for 2,814 residential units, an estimated 2.3 million square feet of commercial space, and an estimated 8.0 million square feet of limited industrial or warehousing space. As of June 30, 2024, approximately 1,232 of the anticipated single family detached units in CLSP have had building permits issued by the City. There has also been some commercial development in the Phase 1 area, totaling approximately 144,098 square feet.

Mossdale Village lies to the south of CLSP and northeast of River Islands. It is comprised of three separate planning areas that cover over 1,160 acres. Altogether, Mossale Village is planned for nearly 3,500 residential units and an estimated 1.2 million square feet of commercial space. As of June 30, 2024, approximately 2,461 residential units had permits issued by the City. Additionally, over 300,000 square feet of commercial space has been constructed as of that date.

River Islands is located on the west side of the City, southwest of Mossdale Village. The plans for development have been adjusted a number of times since the original plans were first approved in 2003. Most recently, the Council adopted amendments to the specific plan for Phase 2 in 2021, City of Lathrop 4 2024 Capital Facilities Fee Study Update which allowed for additional single family attached and multi-family units. Following the changes, the plans for River Islands now include 15,153 residential units and an estimated 3.8 million square feet of retail and office space. As of June 30, 2024, there has been substantial development in Phase 1 of River islands with nearly 3,500 permits issued for residential units. Phase 2 has also begun development with approximately 355 units permitted as of that date.

Table 2-2 at the end of this section summarizes the current level of development and the anticipated totals at buildout for each development area. Exhibit 1 on the following page has a map showing the location of each development area.

City of Lathrop 2024 Capital Facilities Fee Study Update Exhibit 1 - Development Area Map
Stockton
Joaquin River
San
Middle River
13 CLSP Area
Mossdale Village Area
Old Rive
Cla River
Paradise Cut Lathrop Manteca
Tom
' Payre
Sious 120
(205
ity of Lathrop Plannir
ea Bounda
Tracy ub-Plan Area
WInter East Lathrol
Sub-Plan Area #2 as
Expressed in the Water
Master Plan
(West Central Lathrop)
Additional Portion c
Sub-Plan Area #2 a
Expressed in the Cit
General Plan
Sub-Plan Area #3
(Stewart Tract)
City of Lathrop 6 2024 Capital Facilities Fee Study Update Table 2-1
City of Lathrop 2024 Capital Facilities Fees Study Update General Assumptions
Population and Jobs Assumptions
Development
Stage Population Jobs
Existing 28,503 9,153
Future Growth 66,562 49,250
Buildout 95,065 58,403
Source: May 2022 Draft EIR Lathrop General Plan Update by De Novo Planning Group
City of Lathrop 7 2024 Capital Facilities Fee Study Update Table 2-2
City of Lathrop 2024 Capital Facilities Fees Study Update General Assumptions
Land Use Assumptions by Development Area
Buildout Current'
Estimated Estimated
Development Land Use Residential Non-Residential Residential Non-Residential Area Designation Square Footage Square Footage
Central Lathrop Phase 1 Low Density Residential 1.183 1,232 Medium Density Residentiall :

High Density Residential 1,221
Commercial 2,183,663 144,098
Central Lathrop Phase 2 Commercial 143,148
Light Industrial 7,958,647
Mossdale Village (All Areas) Low Density Residential 2,045 1,279 Medium Density Residential 927 832
High Density Residential 522 350
Village Commercial 81,275 11,460
Service Commercial 873,427 149,279
Highway Commercial 295,670 157,214
River Islands Phase 1 Low Density Residential 3,274 3,198 Medium Density Residential 486 300
High Density Residential 667
Commercial 2,978,197 2,364
River Islands Phase 2 Low Density Residential 4,064 355 Medium Density Residential 3,017
High Density Residential 3,645
Commercial 808,909
' Based on building permits issued as of June 30, 2024.

Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 8 2024 Capital Facilities Fee Study Update

FEE METHODOLOGY
When impact fees are calculated, an analysis must be presented in enough detail to demonstrate that a logical and thorough consideration was applied in the process of determining how the fees relate to the impacts from new development. Various findings pursuant to the impact fee statute must be made to ensure that a reasonable relationship exists between the fee amount and the impact caused by development on which the fee will be levied. Following is a discussion of the method used in this Fee Study to allocate facilities costs to development and determine the fees in the fee program.

FEE METHODOLOGY
The plan-based fee methodology is used in this Fee Study. This methodology is used for facilities that must be designed based on future demand projections within a geographic location. Typically, a formal plan such as a specific plan, facilities needs assessment, or master plan identifies and supports the level of facilities required to serve the plan area. This plan would typically consider the existing facilities already in place and determine what additional facilities would be necessary to accommodate new development. For example, the need for transportation-related improvements depends specifically on the projected number of trips that must be accommodated on specific roadways. An analysis of existing facilities, geographic constraints, and current levels of service must be completed in order to identify the future facility needs. This information is analyzed in conjunction with a projection of the amount and location of future development in the plan area to determine the adequacy of existing facilities and the demand for new improvements that will be required. Depending on the level of existing facilities, the plan-based fee methodology may allocate planned facilities costs to either future development only or to future and existing development. The steps to calculate a fee under the plan-based fee methodology include the following:

Step 1 Identify existing facilities and estimate future demand for facilities at build out of the plan area.

Step 2 Determine facilities needed to serve anticipated growth in the plan area.

Step 3 Estimate the gross cost of facilities needed to serve the future development in the plan area.

City of Lathrop 2024 Capital Facilities Fee Study Update Step 4 Subtract the gross cost of any facilities included in the facilities plan that will cure an existing deficiency in service or will serve other development areas.

Step 5 Subtract revenues available from alternative funding sources, if any, to identify a net facilities cost that will be allocated to future development.

Step 6 Select cost allocation factors (e.g., trips generated, gallons per day) that will be used to allocate facility costs on a proportional impact basis; apply cost allocation factors to each of the land use categories based on their relative service demand or impact on each type of facility.

Step 7 Estimate the total impact from future development by multiplying the total number of units/acres/square feet for each respective land use by its cost allocation factor.

Sum the total cost allocation factors for each land use category.

Step 8 Determine the percentage distribution of the cost allocation factors for each land use category by dividing the total of the cost allocation factors for each land use category by the total of all cost allocation factors for all land use categories.

Step 9 Multiply the percent distribution for each land use category, as determined in Step 8, by the total facilities cost to determine the portion of the facility cost that is allocated to each land use category.

Step 10 Divide the facilities cost that is allocated to each land use category, as determined in Step 9, by the number of units or per 1,000 square feet of building space, to determine the facilities fees.

Step 11 Where applicable, calculate a fee per square foot for residential land use categories.

City of Lathrop 10 2024 Capital Facilities Fee Study Update

4. NORTH LATHROP TRANSPORTATION IMPACT FEE
This section of the report identifies the costs and the updated fee rates required to fund the permanent Interstate 5/Roth Road Interchange ("I-5/Roth Road Interchange") improvements included in the North Lathrop Transportation Impact Fee.

BACKGROUND
The North Lathrop Transportation Impact Fee was originally created in January 2011 to provide funding for the permanent improvements to the I-5/Roth Road Interchange and adjacent frontage roads. The CFF included several specific projects in the North Lathrop area, including areas in the City's Sphere of Influence as well as areas within the County or in the City of Manteca. Exhibit 2 below shows the boundaries of the area included in the CFF. These new developments were projected to negatively impact the level of service of the I-5/Roth Road Interchange and thus, the fee was created to fund the improvements necessary to mitigate that impact.

Exhibit 2 - North Lathrop Transportation CFF Boundary

CAPITAL FACILITIES FEE
Roth Ra
S Airport Way
Defense
Depot San
Joaquin
Sharpe
Dos Reis Rd. -
op Rd
City of Lathrop 11 2024 Capital Facilities Fee Study Update

LAND USES AND DAILY TRIP ESTIMATES
Table 4-1 at the end of this section identifies the development projects planned within the CFF Boundary, which jurisdictions they lie within, and the estimated number of daily trips using the I- 5/Roth Road Interchange. It is important to note that the list of projects and the projected number of trips for each project have not changed since the fee was adopted in 2011. However, the land uses for CLSP Phase 2 have been updated to reflect the new zoning for limited industrial use.

Additionally, based on feedback from the City, the projects in the North Lathrop Area have been moved from being a project in the City's jurisdiction to being in the County's jurisdiction. A total of 22,050 additional daily trips were estimated from the projects included in the CFF.

FACILITy Cost EsTIMATES
Table 4-2 shows the estimated cost of the permanent improvements to the I-5/Roth Road Interchange. City staff reviewed the original estimates from 2010 and determined they were still appropriate, so no changes were made to the estimated costs except to adjust them for inflation using the CCI. The total cost of the improvements is estimated to be $43.5 million in 2024 dollars.

In June 2024, the San Joaquin Council of Governments adopted an update to its San Joaquin RTIF which included a portion of the cost of the interchange improvements. Thus, to avoid double- collecting fees for the same interchange improvements, the costs to be included in this fee were reduced by the $14.9 million portion included in the San Joaquin RTIF Fee. Therefore, the net cost to be included in the North Lathrop Transportation Impact Fee is $28.6 million.

FACILITY COST ALLOCATION AND FEE CALCULATION
Table 4-3 shows the allocation of the total cost to each jurisdiction. Projects outside of the City will not be subject to the CFF, so alternative funding sources will be needed to fully fund the interchange improvements. Based on the net cost of $28.6 million and an estimated total of 22,050 trips, there is an average cost of $1,298.90 per trip to fund the interchange improvements. As shown in Table 4-1, the estimated number of trips generated from projects in the City is 7,800, which produces a total allocated cost to those projects of $10.1 million.

Table 4-4 shows the calculation of the fees for each development project within the City. Due to new requirements recently imposed by AB 602, the fee for the residential land uses must be made proportionate to the square footage of the units that will be constructed. However, since there is no way to predict the exact square footage of those units, the fee has been converted using an average of 2,570 square feet. This figure represents the average square footage of detached units City of Lathrop 12 2024 Capital Facilities Fee Study Update constructed within the newly developing areas of the City, including CLSP, Mossdale Village, and River Islands.

FEE COMPARISON
Table 4-5 shows the difference between the current fee and the proposed fee on a per trip basis.

To simplify the comparison, only the proposed fee per trip is shown instead of the separate fees anticipated for each project. The proposed fee is 33.5% lower than the existing fee due to the contributions anticipated from the San Joaquin RTIF. Furthermore, given that the existing fee does not include a rate per square foot for residential uses, the new square footage-based rate cannot be directly compared to the existing rates.

FUTURE UPDATES
As mentioned previously, the estimated daily trips using the I-5/Roth Road Interchange were not updated for this Fee Study. However, it is reasonable to assume that the new anticipated land uses for CLSP Phase 2 would have an impact on the number of vehicle trips generated. There may also be changes to the estimated number of trips generated by the other projects. This CFF should be updated again once the transportation impacts to the I-5/Roth Road Interchange have been reevaluated.

City of Lathrop 13 2024 Capital Facilities Fee Study Update Table 4-1
City of Lathrop 2024 Capital Facilities Fees Study Update North Lathrop Transportation Impact Fee
Land Uses and Daily Trip Estimates
Daily Trips Using
1-5 / Roth Road
Jurisdiction Project Land Use Quantity unit Interchange' Lathrop Central Lathrop Phase 2 Comm. & Limited Industrial 8,101,795 sf 5,500 Gordon Trucking Industrial 16 ac 200
LN Industrial Building Industrial 749,100 s 500
KSC Travel Center Highway Commercial 11 ac 700
Other Lathrop Projects Single Family Detached 650 unit: 300 Highway Commercial 12,000 sf 600
Manteca CenterPoint Intermodal Facility Limited Industrial 3,177,000 st 1,600 Other (Northwest Airport Way Master Plan) Limited Industrial 1,275,600 sf 2,030 Retail 205,820 sf
San Joaquin County Intermodal Facility Limited Industrial 142 ac 4,200 Other (East Area and South Area) Single Family Detached 314 ac 445 Retail 11 ac 575
Limited Industrial 143 ac 630
North Lathrop Area Single Family Detached 950 units 450 Office/Commercial 75,000 sf 2,350
Total 22,050
' All daily trips remain the same as in the prior study titled "North Lathrop Transportation Impact Fee Study" dated December 2010.

Sources: North Lathrop Transportation Impact Fee Study prepared by the Mark Thomas Company, December 2010; City of Lathrop 14 2024 Capital Facilities Fee Study Update Table 4-2
City of Lathrop 2024 Capital Facilities Fees Study Update North Lathrop Transportation Impact Fee
Facility Cost Estimates
Estimated Estimated
Item Cost (2010 $) Cost (2024 $) '
Roadway Items $15,350,000 $23,173,767
Structure Items $2,220,000 $3,351,516
Subtotal Construction $17,570,000 $26,525,283
Stormwater $270,000 $407,617
Right of Way and Utilities $6,065,000 $9,156,280
Subtotal $6,335,000 $9,563,897
Environmental (3%) $527,100 $795,758
Design (12%) $2,108,400 $3,183,034
Survey (1%) $175,700 $265,253
Construction Management (12%) $2,108,400 $3,183,034
Subtotal $4,919,600 $7,427,079
Total $28,824,600 $43,516,259
Less: RTIF Contribution ? ($14,875,420)
Net Total $28,640,839
1 Cost inflated based on the CCI from December 2010 (8,952.00) to December 2023 (13,514.46).
2 Excludes costs anticipated to be covered in the San Joaquin County Regional Transportation Impact Fee (San Joaquin RTIF).

Sources: North Lathrop Transportation Impact Fee Study prepared by the Mark Thomas Company, December 2010; San Joaquin County Regional Transportation Impact Fee (RTIF) Report dated May 7, 2024; Goodwin Consulting Group, Inc.

City of Lathrop 15 2024 Capital Facilities Fee Study Update Table 4-3
City of Lathrop 2024 Capital Facilities Fees Study Update North Lathrop Transportation Impact Fee
Facility Cost Allocation and Fee Calculation
Daily Trips Using Allocated Cost
1-5 / Roth Road Estimated Facility Per
Jurisdiction Interchange Percentage Costs (2024 $) Trip' City of Lathrop 7,800 35.37% $10,131,453 $1,298.90
City of Manteca 5,600 25.40% $7,273,864
San Joaquin County 8,650 39.23% $11,235,522
Total 22,050 100.00% $28,640,839
' Costs allocated to projects within other jurisdictions are not included in this fee calculation and may need to be funded through another financing mechanism.

Sources: North Lathrop Transportation Impact Fee Study prepared by the Mark Thomas Company, December 2010; Goodwin Consulting Group, Inc.

City of Lathrop 16 2024 Capital Facilities Fee Study Update Table 4-4
City of Lathrop 2024 Capital Facilities Fees Study Update North Lathrop Transportation Impact Fee
Land Uses and Daily Trip Estimates
Residential
Cost per Average Cost per
Project Land Use Quantity unit Interchange ' Trip Costs 1,000sf Unit Size? Square Foot Central Lathrop Phase 2 Comm. & Limited Industrial 8,101,795 st 5,500 $1,298.90 $7,143,973 $882 1,000 st Gordon Trucking Industrial 16 ac 200 $1,298.90 $259,781 $16,236 acre LN Industrial Building Industrial 749,100 sf 500 $1,298.90 $649,452 $867 1,000 st KSC Travel Center Highway Commercial 11 ac 700 $1,298.90 S909,233 $82,658 acre Other Lathrop Projects Single Family Detached 650 units 300 $1,298.90 $389,671 $599 unit 2,570 $0.23 Highway Commercial 12,000 st 600 $1,298.90 S779,343 $64,945 1,000 sf Total 7,800 $10,131,453
1 All daily trips remain the same as in the prior study titled "North Lathrop Transportation Impact Fee Study" dated December 2010. 2 Based on the average square footage of detached units in newly developing areas of the City.

Sources: North Lathrop Transportation Impact Fee Study prepared by the Mark Thomas Company, December 2010; Goodwin Consulting Group, Inc.

City of Lathrop 17 2024 Capital Facilities Fee Study Update Table 4-5
City of Lathrop 2024 Capital Facilities Fees Study Update North Lathrop Transportation Impact Fee
Fee Comparison - Proposed vs. Current Fees
Current Proposed Percent
Cost (Per Trip) Cost (Per Trip) Change
$1,952 $1,299 -33.5%
Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 18 2024 Capital Facilities Fee Study Update

WEST/CENTRAL LATHROP REGIONAL TRANSPORTATION CFF
This section of the report identifies the facilities, costs, and the updated CFF rates required to fund the transportation facilities in the WCLRT CFF program.

BACKGROUND
The WCLRT CFF was created in 2003 to supplement the existing WLSP RTIF. The WLSP RTIF was created in 1997 to mitigate the transportation impacts from developments in the West Lathrop Specific Plan ("WLSP) area. The WLSP area includes the Mossdale Village, CLSP, and River Islands developments. The WCLRT CFF provides a revenue source for funding transportation facilities that include specific transportation projects serving development areas west of the 1-5 highway.

FACILITIES AND COSTS
Table 5-1 at the end of this section identifies the transportation facilities in the WCLRT CFF program and presents their costs in 2024 dollars. These facilities' costs have been inflated over the years based on the ENR 20-City CCI. In 2022 City staff identified the need for three additional traffic signals and traffic improvements to a fourth intersection in the CLSP area. These traffic improvements, totaling $1.2 million ($1.4 million in 2024 dollars) and identified in Table 5-1 as item numbers 29 through 32, are necessary to serve development in the WLSP area. In 2024, City staff identified the need for three additional traffic signal and frontage landscaping improvements along five of the road segments. The frontage landscaping improvements are listed as items 3a, 4a, 5a, ба, and 7a, and have a total estimated cost of $11.3 million in 2024 dollars. The additional traffic signals are listed as items 33 through 35 and have a total estimated cost of $2.0 million in 2024 dollars. Besides the new items in Table 5-1, the costs for items 7, 8, 10, and 16 were updated based on revised estimates from the City or from the San Joaquin RTIF. Because the improvements primarily will serve the WLSP area, their costs are allocated to the Mossdale Village, CLSP, and River Islands developments.

Several of the transportation facilities identified in Table 5-1 are also included in the San Joaquin RTIF and the WSLP RTIF. In prior updates to this CFF, this overlap was accounted for by assuming the full contribution from the WLSP RTIF, with no reductions to that fee due to overlaps with the San Joaquin RTIF. However, in prior updates to the San Joaquin RTIF, several of the overlapping facilities were removed from that fee and there were no corresponding increases made to the WLSP RTIF. Therefore, it is necessary to reevaluate the contributions from the San Joaquin City of Lathrop 19 2024 Capital Facilities Fee Study Update RTIF and the WLSP RTIF following the reductions. Table 5-1 shows the amounts anticipated to be collected through the San Joaquin RTIF, which are applied to reduce the total cost of the transportation projects to be funded through the WCLRT CFF program. The net costs following the anticipated contributions from the San Joaquin RTIF total approximately $304.5 million. The overlap with the WLSP RTIF is accounted for in a different manner, as described on the following pages.

ALLOCATION OF PROJECT COSTS
Table 5-2 shows the allocation of the net project costs to the new development areas triggering the need for the transportation facilities. The cost allocation percentages shown in Table 5-2 are based on a traffic model analysis conducted by Fehr and Peers in 2024. Costs are allocated based on the new trip generation from the following three zones:

1. WCL = West/Central Lathrop (CLSP, Mossale Village, and River Islands)

2. EL = East Lathrop

3. O = Areas outside the City
Based on the trip generation allocation, the West/Central Lathrop area is allocated approximately $219.9 million of the transportation project costs, or about 72.2% of the total $304.5 million cost.

The cost of projects that have already been funded is approximately $19.7 million, including a portion of the costs of partially funded projects. The remaining 27.8% of the cost, approximately $84.7 million, is allocated to East Lathrop and areas outside of the City and therefore this portion of the total cost cannot be collected in the CFF program and will need to be funded through other alternative sources. Finally, the WSLP RTIF and the West/Central Lathrop Transportation CFF had a combined fund balance of $18.0 million as of December 31, 2023, which reduces the cost of the facilities to be allocated to future development to $182.2 million.

DWELLING UNIT EQUIVALENTS
Table 5-3 shows the calculation of the DUEs that are used to calculate the fees for each land use type. The calculations were prepared by Fehr and Peers in the City of Lathrop Transportation Facility Cost Allocation Study, dated May 17, 2024. The DUEs are based on the Institute of Transportation Engineers daily trip rates for the five land use categories included in the CFF, with adjustments for relative trip lengths. A pass-by trip reduction of 25% was applied to retail commercial uses. City staff has indicated that areas that could qualify as transit-oriented developments ("TODs") will not be constructed in the near future. Therefore, there were no adjustments made to the DUEs to account for the reduced impacts from those developments. It City of Lathrop 20 2024 Capital Facilities Fee Study Update Will be necessary to update the CFF again before any qualifying TOD units are constructed

FEE CALCULATION
The total cost allocated to the West/Central Lathrop projects is further allocated to the remaining development planned in that area. The cost allocation methodology used in this Fee Study has been changed in several ways from that used in the 2022 update to this CFF. First, the costs have been allocated to all of the West/Central Lathrop projects rather than individually to Mossdale Village, CLSP, and River Islands. This averages out the resulting fees and causes all three of these areas to have the same fees. Second, the allocation now uses the DUEs prepared by Fehr and Peers in 2024 to allocate between the land uses instead of adjusted P.M. peak hour trip rates. Third, a new land use category has been added for industrial/warehousing since it will now be needed due to the CLSP Phase 2 Amendments. Fourth, in order to account for the overlap with the WLSP RTIF and keep the fees proportionate to the impacts caused by new development on an aggregate basis, the current fees for the WLSP RTIF are subtracted from the proposed fees. Finally, the fee for single family and multi-family units has been converted to a fee per square foot in order to comply with new requirements in AB 602. This was done using assumptions of average unit sizes of 2,570 square feet for single family units and 975 square feet for multi-family units. The assumptions were based on actual averages of constructed units within Mossdale Village, CLSP, and River Islands. Table 5-4 shows the calculation of the cost per square foot for residential uses and per 1,000 square feet for non-residential uses. The proposed fees are $3.550 per square foot for single family units, $7.079 per square foot for multi-family units, $6,564 per 1,000 square feet for service/office commercial space, $6,748 per 1,000 square feet for retail commercial space, and $912 per 1,000 square feet for industrial/warehousing space.

FEE COMPARISON
Tables 5-5, 5-6, and 5-7 show the differences between the proposed fee and the current fees for each project. Since there is no industrial/warehousing category in the current CFF, no comparisons are shown for that proposed fee. For single family units, the increase in the fee ranges from 83% to 111%. For multi-family, the increase ranges from 126% to 159%. Due to differences in the trip generation assumptions used to create the DUEs, the changes for the non-residential categories are smaller, ranging from increases of 6% to 55% for service/office commercial. The proposed fee for retail commercial ranges from a decrease of 18% to an increase of 17%. It is important to note that the comparisons are also affected by the deduction of the WLSP RTIF, which is not proportional to the proposed CFF. The primary source of the increase in this fee is the reduced contribution expected from the San Joaquin RTIF and WLSP RTIF programs, which decreased by City of Lathrop 21 2024 Capital Facilities Fee Study Update approximately $55 million overall versus the 2022 CFF update. It should be noted that the proposed CFF for Mossdale Village would only apply to development in Mossdale Village and certain areas within the Mossale Landing developments for which the development agreement between the City and the developer has expired. Exhibit 3 below identifies the remaining areas in the Mossdale Landing developments, highlighted in blue, that are subject only to annual inflation increases based on the ENR construction index.

Exhibit 3 - Map of Mossdale Village and Mossdale Landing Mossdale Village Mossdale Landing
City of Lathrop 22 2024 Capital Facilities Fee Study Update AB 602
Tables 5-5 through 5-7 show that the proposed WCLRT CFFs are higher than the City's current WCLRT CFFs. Pursuant to AB 602, if a fee study supports increasing an existing fee, the local agency shall review the assumptions of the fee study that supported the original or prior fee and evaluate the amount of fees collected under the original or prior fee.

This Fee Study and City staff support increasing the current WCLRT CFFs that were adopted by the Council in 2022 because the additional fee revenue will be needed to fund the additional signal and frontage landscaping improvements that have been recently added to the transportation capital improvement plan. Furthermore, the current fees collected for the WCLRT CFF are too low to fully fund the transportation improvements in light of reduced contributions expected from overlapping impact fee programs. The transportation facilities included in the CFF will allow the City to maintain its existing D level of traffic service in the WLSP area.

City of Lathrop 23 2024 Capital Facilities Fee Study Update Table 5-1
City of Lathrop 2024 Capital Facilities Fees Study Update West / Central Lathrop Regional Transportation CFF
Project Descriptions and Costs
2022 Update Updated Updated Less: Net
Project Cost Project Cost Project Cost • =-
No. Route Project Limits Description (2022 S) (2022 S) (2024 S) Belween Macathur Drive and Widen roadway to 4 lanes with left turn al all $15.368.000 Arbor Avenue Paradise Avenue intersections and driveways Construct a 4-lane roadway with left turn
between raldbe Avenue and
Golden Valley Parkway lanes at all intersections and driveways $50,793,000 cludes Paradise Cut bridge
Between Paradise Cut and San instruct a 4-lane divided arterial. Includes Golden Valley Parkway San Joaquin River Bridge. $34,888,000 Joaquin River
Between Paradise Cut and San N/A
Golden Valley Parkway Frontage Landscaping (9700 LF) $3,705,400 Joaquin River
Between San Joaquin River and Construct a 4-lane divided arterial Golden Valley Parkway Sadler Oak Avenue $4,631,000
Between San Joaquin River and N/A
Golden Valley Parkway Sadler Oak Avenue Frontage Landscaping (3600 LF) $1,375,200 50 Between Sadler Oak Avenue and Construct a 6-lane divided arterial. so Golden Valley Parkway $9,463,000
River Islands Parkway
Between Sadler Oak Avenue and Frontage Landscaping (5400 LF) NA $2,062,800 50 Golden Valley Parkway
River Islands Parkway.

Between River Islands Parkway and Construct a 6-lane divided arterial. $10.168.000 50 Golden Valley Parkway Lathrop Road
Golden Valley Parkway Frontage Landscaping (5400 LF) NIA 50 Lathrop Road
Biw. Latroo Road and Cente $7.971,000 $o
Golden Valley Parkway Lathrop Specific Plan north border Construct a 4/6 divided arterial. 7a Btw. Lathrop Road and Central N/A 50
Golden Valley Parkway Lathrop Specific Plan north border Frontage Landscaping (5400 LF) Golden Valley Parkway / Between Central Lathrop Specific Construct a improved 2-lane arterial. $2,405,000 Plan north border and Roth Road. $0
Manthey Road
Roth Road Interchange Temporary improvements to signalize and Roth Road Interchange improve ramp intersections, include 4 lanes $1,265,000 Improvements in interchange area.
10 Lathrop Road Interchange Lathrop Road Interchange Signalize and improve ramp intersections. $42.666.000 Improvements include 8 lanes in interchange area $39,146,000 Lathrop Road Between Golden Valley Parkway and Construct a 6-Lane divided arterial. $1,611,000 Louise Avenue Interchange Louise Avenue Interchange Construct 8 lanes in interchange area. $45,001,000 so Improvements expand ramps, upgrade signals as required.

Between Golden Valley Parkway and Construct a 6-lane divided arterial.

Kiver Islands Parkway $1.275.000
River Islands Parkway Between Golden Valley Parkway and Construct a 6-lane divided arterial. $2,551,000 so McKee Avenue
Between McKee Avenue and San Construct a 4-lane divided arterial. Includes $16,747,000 $0 River islands Parkway
loaquin River San Joaquin River Bridge.

Between San Joaquin River and
River islands Parkway Construct a 4-lane divided arterial. $2,674,000 Somerston Parkway
Between River Islands Parkway and Construct a 4-lane divided arterial $4.095,000 so somersion Parkway
Lakeside Drive
Between Somerston Parkway and Construct a 4-lane divided arterial $0 Lakeside Urive Golden Vakey Parkway. $3.964,000
Between Lakeside Drive and Golden Construct a 4-lane divided arterial. $3.079,000 Somerston Parkway Valley Parkway.

Construct new diagnonal ramps. signalize
Chrisman Road Interchange ramp intersections, add left turn lanes on all $34,980,000 $36.056.267 (521.960,232) $14.196.000 • Parad se Avenue Interchange
morovemens approaches to new signalized intersections,
maintain 2-tane overpass.

Between I-205 and Golden Valley Widen roadway to 4 lanes with left turn al all $1,794,000 Paradise Avenue Parkway intersections and driveways $1,657,000 -
19 Macarthur Drive Interchange Macarthur Drive Interchange Construct interchange improvements $0 $20.088,000 Improvements
Macarthur Onve Between I-205 and Artor Avenue Widen Roadway to 4 lanes. so $2,493,000 Arbor Avenue and Macarthur Construct new traffic signals. $859,000 Traffic Signal $0
Unve
22 Golden Valley Parkway and Traffic Signal Construct new traffic signals. $859,000 Paradise Avenue
Golden Valley Parkway and Traffic Signal Construct new traffic signals. $859,000 River Isiands Parkway
Golden Valley Parkway and Consiruct new traffic signals. $859.000 Traffic Signal so
Lathrop Road/Spartan Way
River islands Parkway and $504,000
25 Traffic Signal $0
Somersion Parkway Construct new traffic signals
Lakeside Drive and Somersion Traffic Signal Construct new traffic signals so $504,000 Parkway
Golden Valley Parkway and Traffic Signal so $504,000
Somerston Parkway Construct new traffic signals
Golden Valley Parkway and Traffic Signal Construct new traffic signals 50 $504.000 Lakeside Drive
29 Golden Valley Parkway and Traffic Signal so $485,000 Stanford Crossing Construct new traffic signals.

Golden Valley Parkway and Traffic Signal 5586,055 s0 5801.000 Faber Street Construct new traffic signals
Golden Valley Parkway and Traffic Signal Construct new traffic signals so $195.000 Lathrop Road/Spartan Way
32 Central Pacific Street and Project Improvement costs Spartan Way Improvements 50 $108,000
Golden Valley Parkway and NA $650,000 50
Traffic Signal Construct new traffic signals. $650.000
Locomotive
River Islands Parkway and NIA $650,000 50 $650.000
Traffic Signal Consiruct new traific signals
Oberlin Ave
Central Pacific Street and $650,000
35 Traffic Signal Construct new traffic signals. NIA $650,000 50 Spartan Way
Total ($49,001,899) $304,513,000
Unless otherwise noted, costs escalated based on the increase in the ENR Construction Cost Index from December 2021 (12,481. 82) to May 2024 (13,532.44) = Estimated cost of frontage landscaping estimated at $382 per linear foot (2024 $), based upon recent actual costs paid for frontage on Golden Valley Parkway • Cost updates provided by the City following changes to the planned roads • Cost updated to match estimated cost in San Joaquin RTIF program • Updated project costs are as of October 2022 These Costs have been escalated based on the increase in the ENR Construction Cost Index from October 2022 (13, 174 92) to December 2023 (13,514 76) • $180,000 of the project cost will be funding through the fee program with the remaining cost funded through a grant Sources: City of Latrop: Goodwin. Cansulting Group, inc Cin of Lathrop 28 2024 Capstal Facilities Fre Study Update Table 5-2
City of Lathrop 2024 Capital Facilities Fees Study Update West / Central Lathrop Regional Transportation CFF
Net Project Costs by Area
Net Contribution to Not Project
Project Cost Cost for
Prey Me Tool WCL Costs
No. Route Project Limits Description 20245) WCL
Between Macathur Drive and Widen roadway to 4 lanes with left tum al 0% 20% 100% 0.0% $13.311,200 Arbor Avenue $16.639.000 80% $13,311,200
Paradise Avenue ntersections and orivew
struct a 4-lane roedway with left
Golden Valley Parkway Between Paradise Avenue and lanes at all intersections and driveways $42,527,000 80% 0% 20% 100% $34.016.427 0.0% $34.016.427 Paradise Cut dudes Paradise Cut brid
Between Paradise cut and San nstruct & 4-lane divided arterial. inchu $29,210,000 83% 4% 13% 100% $24.178,194 0.0% Golden Valley Parkway San Joaquin River Bridge
ween Paradise cut and S: Frontage Landscaping (9700 LF) $3,705,000 83% 4% 13% 100% 0.0% 3a Golden Valley Parkway $3.066,765
aquin Rivi
tween San Joaquin River an 81%
Golden valley Parkway Construct a 4-lane divided arterial. $5,015,000 5% 14% 100% $4.079.550 0.0% Sadler Oak Avenue
Between San Joaquin River and 81% 5% 14% 100% $1.118,521 0.0% Golden Valley Parkway Frontage Landscaping (3600 LF) $1.375,000 der Oak Avenuel Avenue a
Golden Valley Parkway Construct a 6-lane divided arterial. $10,246.000 81% 5% 14% 100% $8.312.386 41.6% sween Sadler Oak Avenue an
5a Golden Valley Parkway Frontage Landscaping (5400 LF) $2,063,000 81% 5% 14% 100% $1.673,673 0.0% iver Islands Parkway
etween River islands Parkway and Construct a 6-lane divided arterial $11,009,000 82% 12% 100% $9.001.916 100.0% 50 Golden Valley Parkway 6%
athrop Roa
etween River Islands Parkway an Frontage Landscaping (5400 LF) $2.063.000 82% 6% 12% 100% $1.686.888 0.0% Golden Valley Parkway
La Co Rop Road and Central
Golden Valley Parkway Construct a 4/6 divided arterial $1.918,000 81% 1% 18% 100% $1.552.261 0.0% Yop Specific Plan north bo
. Lathrop Road and Cenl
Golden Valley Parkway Frontage Landscaping (5400 LF) $2,063,000 81% 1% 18% 100% $1.669.612 0.0% Lathrop Specific Plan north border
Golden Valley Parkway: Between Central Lathrop Specific Construct a improved 2-lane arterial. 65% 18% 18% 100% 0.0% Plan north border and Roth Road $7.211,000 $4.665.175
Manthey Road
Temporary improvements to signalize and
Roth Road Interchange Roth Road Interchange mprove ramp intersections, include 4 lane $1.369,000 52% 11% 37% 100% $710.783 0.0% Improvements
interchange area
Lathrop Road Interchange signalize and improve ramp intersection $33.039,000 100% $24,056.166 0.0% Lathrop Road Interchange 73% 6% 21%
Improvements Include 8 lanes in interchange area
Lathrop Road Between Golden Valley Parkway and Construct a 6-lane divided arteriel. $1,744,000 75% 8% 17% 100% $1,302,439 100.0% so 12 Loulse Avenue Interchange Consinuct 8 Lanes in interchange area. 72% 7% 21% 100% $35,194,447 0.0% Louise Avenue Interchange expand ramps, upgrade signals as required $48.725.000 River Islands Parkway Between Golden Valley Parkway and Contruct a G-lane divided arterial. $1.380,000 79% 4% 16% 100% $1,095,574 100.0% River Islands Parkway ween Golden Valley Parkway and construct a 6-tane divided arterial. $2,762,000 85% 4% 11% 100% $2,343,178 100.0% 50 15 ween McKee Avenue and S Construct a 4-lane divided arterial. Includes $18,133,000 86% 4% 11% 100% $15.529,426 0.0% River Islands Parkway San Joaquin River Bridge
loaquin Rive
etween San Joaquin River and 52489,062 0.0%
River Islands Parkway Construct a 4-lane divided arterial $2,895,000 86% 3% 11% 100% omerston Parkway
Somerston Parkway Construct a 4-lane divided arterial $4.434,000 91% 2% 8% 100% / $4.025,898 0.0% Belsen Somersion Parkway and $4.292,000 98% 2% 100% $4,193,675 0.0% Lakeside Drive Construct a 4-lane divided arterial
Golden Like arave and Golden
Somerston Parkway Construct a 4-lane divided arterial $3,334,000 88% 2% 10% 100% $2.930,982 0.0% Velley Parkway
Construct new diagnonal ramps, signalize
16 Chrisman Road Interchange Paradise Avenue Interchange ramp intersections, add left turn lanes on all $14,196.000 42% 6% 51% 100% $5,977,811 0.0% Improvements approaches to new signalized intersections maintain 2-lane overpass
Between 1-205 and Golden Velley Widen roadway to 4 lanes with left fum at 17 Paradise Avenue 81% 1% 18% 100% 0.0%
Parkway i all intersections and driveways
19 Macarthur Drive Interchange Macarthur Drive Interchange Construct interchange improvements 16% 4% 81% 100% 0.0% Improvements.
20 Macarthur Drive Between I-205 and Arbor Avenue Widen Roadway to 4 lanes 14% 7% 79% 100% 0.0% Arbor Avenue and Macarthur Traffic Signal Construct new tralfic signals. 15% 7% 78% 100% 0.0% Golden Valley Parkway and
Traffic Signal Consine now tale sonas 81% 1% 18% 100% 0.0% Paradise Avenue
ciden Valley Parkway and 82% 5% 14% 100%
Traffic Signal Construct new traffic signals 100.0%
River Islands Parkway
Golden Valley Parkway and Traffic Signal Construct new traffic signals. 78% 7% 15% 100% 50 100.0%
athrop Road/Spartan War
25 Traffic Signal Construct new traffic signals 87% 3% 10% 100% 0.0% Somerge Orang Somersion
Traffic Signal Construct new traffic signals. 91% 1% 8% 100% 0.0% ober Valiey Parkway and
Traffic Signal Construct new tralfic signals. 83% 4% 13% 100% 0.0% nerston Parkw
Iden Valley Parkway: 81% 5% 100%
Traffic Signal Construct new tralfie signals. 14% 0.0%
Lakeside Drive
olden Valley Parkway and
Traffic Signat Construct new trafie signals 83% 7% 11% 100% 100.0% 50 Stanford Crossing.

Golden Valley Parkway and Traffic Signal Construct new trattic signals. 11% 100% 84% 5% 100.0%
Feber Street
Golden Valley Parkway and Construct new traffic signats 78% 7% 15% 100% 100.0% $0 Traffic Signal
Cental Pacts Siren and -
Improvements Project Improvement costs 84% 3% 13% 100% 100.0% so partan Wa
olden Valley Parkway an Traffic Signal Construct new traffic signals 5% 11% 100% 64% 00%
Locomolive Stree
iver sande Parkway an:

Traffic Signal Construct new traffic signals 90% 2% 8% 100% 0.0% berlin Av
entral Pacific Street an
Traffic Signal Construct new tsarfic signals 84% 3% 13% 100% 00% Spartan Way
Total
Total Complete Projects $19,712,974
Total Remaining Projects $200,147,889
Less: CFF Fund Balances (December 31, 2023) ' ($17,973,356) Remaining Net Project Costs $182,174,533
• WCL = CLSP Phases 1 and 2, Mossdale Village, and River Islands O = Areas outside the City
• Percentage of each project funded as estimated by the City Does not include amounts stil held in the CFF Fund 3 Contribution to provects based on the average of projects 15B. 15C, 15D, 25, 26, and 27 • Contribution to projects based on project 32
5 Includes the balances of the WLSP RTIF and the West/Central Lathrop Transportation CFF. Assumes the entire fund balance is available to apply to remaining profects Sources "Cly o Lathrop Transportation Facility Cost Alocation Study Repot Osted May 17. 2024, by Fett& Pears. Cly of Lathrop, Goodwin Consulting Group, in Cin of Lathrop 35 302% Capital Focilities Fer Stra, Update Table 5-3
City of Lathrop 2024 Capital Facilities Fees Study Update West / Central Lathrop Regional Transportation CFF
Dwelling Unit Equivalents (DUEs)
ITE Daily Pass-By Trip Trip
Land Use Unit Trip Rate Reduction' Length DUE
Residential
Single Family unit 9.43 0% 23.70 1.00
Multi-Family unit 6.74 0% 25.70 0.78
Non-Residential
Service/Office Commercial 1,000 SF 10.84 0% 15.60 0.76
Retail Commercial 1,000 SF 37.01 25% 7.70 0.96
Industrial Warehousing 1,000 SF 1.52 0% 19.00 0.13
1 Per the Fehr & Peers Cost Allocation Study, a 25% pass-by trip adjustment was applied to retail commercial uses based on pass-by trip data included ITE Trip Generation Manual Appendices.

Sources: "City of Lathrop Transportation Facility Cost Allocation Study Report" dated May 17, 2024, by Fehr & Peers; Goodwin Consulting Group, Inc.

City of Lathrop 26 2024 Capital Facilities Fee Study Update Table 5-4
City of Lathrop 2024 Capital Facilities Fees Study Update West / Central Lathrop Regional Transportation CFF
Fee Calculation - West/Central Lathrop Projects
Cost per Net Cost per
Units / DUE Total Percent Unit / WLSP Unit / Average Cost per Land Use BIdg SF' Factor Costs Bldg SF RTIF 2 Bldg SF Unit Size Bidg SF Total Remaining Costs 5182,174,533
Dwelling
Residential Waits per Unit per Unit per Unit per Unis Per SE Single Family 8,100 1.00 8,100 42.46% $77,348.223 $9,549 ($426) $9,123 2,570 $3.550 5,815 0.78 4,507 23.62% $43.038,079 $7,401 ($499) $6,902 975 $7.079 Sultra- Residential 13,915 12,607 66.08% $120,386,302
Non-Residential Bida SE por 1,000 SE Per 1,000 SE Per 1.000 SF Per 1,000 SE Per 1,000 SF Service/Office Commercial 5,791,507 0.76 4,382 22.97% $41,845,692 $7,225 ($661) $6,564 NIA $6,564 Retail Commercial 1,108,368 0.96 1,060 5.56% $10,121,856 $9,132 ($2,384) $6,748 NIA $6,748 IndustrialWarehousing 7,958,647 0.13 5.39% 59.820,684 $1,234 ($322) $912 NIA $912 Subtotal - Non-Residential 14,858,522 33.92% $61,788,231 Total 19,078 100.00% $182,174,533
" Includes anticipated remaining units and square foolage in CLSP. Mossdale Village, and River Islands based on building permits issued as of June 30, 2024 = Assumes 100% of WLSP RTIF Fees collected will contribute to projects that overlap with the West/Central Lathrop CFF. The WLSP RTIF does not currently have a fee rate for Industrial/Warehousing Land Uses. Assumes the City will charge $322 per 1,000sf, based on the relative transportation DUE factors described in Table 5-3. 3 Based on the average square footage of units in newly-developing areas of the City.

Sources: Goodwin Consulting Group. inc.

City of Lathrop 27 2024 Capital Facilities Fee Study Update Table 5-5
Comparison of Proposed West/Central Lathrop Transportation CFFs For CLSP Proposed Current Percent
Land Use CFF CFF Increase
Residential
Single Family $9,123 per Unit $4,539 per Unit 101.0%
Multi-Family 56,902 per Unit $2,787 per Unit 147.7%
Non-Residential
Service/Office Commercial $6,564 per 1,000 st $4,225 per 1,000 sf 55.4% Retail Commercial $6,748 per 1,000 st $5,784 per 1,000 sf 16.7% Table 5-6
Comparison of Proposed West/Central Lathrop Transportation CFFs Mossdale Village' Proposed Current Percent
Land Use CFF' CFF Increase
Residential
Single Family 69,123 per Unit $4,325 per Unit 110.9%
Multi-Family $6,902 per Unit $2,667 per Unit 158.8%
Non-Residential
Service/Office Commercial $6,564 per 1,000 sf $6,204 per 1,000 sf 5.8% Retail Commercial $6,748 per 1,000 st $6,851 per 1,000 st -1.5% 1 The proposed CFF applies to new development within Mossdale Village and certain areas within the Table 5-7
Comparison of Proposed West/Central Lathrop Transportation CFFs For River Islands Proposed Current Percent
Land Use CFF CFF Increase
Residential
Single Family $9,123 per Unit $4,972 per Unit 83.5%
Multi-Family $6,902 per Unit $3,052 per Unit 126.2%
Non-Residential
Service/Office Commercial $6,564 per 1,000 sf $4,562 per 1,000 sf 43.9% Retail Commercial $6,748 per 1,000 st $8,263 per 1,000 st -18.3% Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 28 2024 Capital Facilities Fee Study Update CULTURE AND LEISUrE CFF- FACILITIEs COMPONENT
This section of the report identifies the facilities, costs, and the updated CFF rates required to fund the facilities in the Facilities Component of the Culture and Leisure CFF.

BACKGROUND
The City originally created the Culture and Leisure CFF in 1990. In 2003 the CFF was updated to include the costs of linear parks and a senior center. In 2005, the CFF was further updated to include a community center and to reassign the cost of a performing arts center to the Municipal Service Facilities CFF. For purposes of charging the fees, the City splits the CFF into three components: the Facilities Component, the Neighborhood Parks Component, and the Community Parks Component. This Fee Study only updates the Facilities Component; the two parks components have only been adjusted for inflation using the ENR 20-City CCI and converted to be charged on a square footage basis, as described later in this Fee Study.

FACILITIES AND CosTS
Table 6-1 at the end of this section lists the facilities included in the Facilities Component of the Culture and Leisure CFF. In the 2005 update, this CFF included a separate library, senior center, gym or youth center, and an expansion to the community center. Based on feedback from City staff, all of these facilities will be consolidated into a new 66,000 square foot community center that will serve the same functions as all of the prior facilities. The community center will also serve the function of the planned performing arts center which is included as a planned facility in the Municipal Service Facilities CFF. The total cost of the Generations Center was approximately $8 million, with $5 million of this cost being covered by a State grant. The planned community center is estimated to cost $90 million.

The City also has an existing 5,000 square foot senior center, a 15,000 square foot community center, and a 9,500 square foot Generations Center. Aside from the Generations Center, the City plans to replace the existing facilities with the new community center and potentially repurpose them in the future. Table 6-2 shows the sizes of each facility and compares the existing and future facilities to the population that will be served. The current facilities total 29,500 square feet and serve the current population of 28,503 residents, which means the current ratio of facility square footage to population is 1.035. At buildout, the current and planned facilities total 95,500 square feet and the population is anticipated to be 95,065 residents, which produces a square footage to population ratio of 1.005. Since the two ratios are very similar, the new planned community center City of Lathrop 29 2024 Capital Facilities Fee Study Update does not appear to increase the level of service relative to the projected population.

FEE CALCULATION
Table 6-3 shows the allocation of the Culture and Leisure Facilities costs and the calculation of the fees. As mentioned previously, the community center will also serve the functions of the planned performing arts center that is included as a cost for the Municipal Service Facilities CFF.

To avoid double counting, the estimated $9.5 million cost of the performing arts center has been deducted from the cost of the community center, which brings the net cost of the community center to $80.5 million. The projected growth in the resident population represents about 70% of the anticipated population at buildout. Since the planned community center will serve all residents in the City, only about 70% of the $80.5 million net cost can be paid by fees charged to future development. This brings the total cost allocated to future development to $56.4 million. The remaining $24.1 million attributable to existing development cannot be included in the CFF and must be paid from prior fee revenues and other available sources.

Based on the buildout resident population of 95,065, the cost per future resident for Culture and Leisure Facilities is estimated to be $847. For this update, the City provided revised estimates of persons per household for single family and multi-family units. Based on an estimated 3.2 persons per household for single family units and 2.5 persons per household for multi-family units, this equates to a cost per unit of $2,709 and $2,117 respectively. Due to new requirements in AB 602, these per-unit fees have been converted into fees that are charged per square foot using average unit size assumptions. The average unit sizes are based on the average unit sizes found in CLSP, Mossdale Village, and River Islands, as these newly developing areas will better represent the size of units developed in the future.

FEE COMPARISON
Table 6-4 shows how the proposed CFF compares to the current fees. Since the current fee for the Facilities Component is charged on a per-unit basis, the current fee is compared to the proposed fee rate based on the average unit sizes. The proposed fees are 35.6% and 29.5% lower for single family and multi-family units, respectively.

City of Lathrop 30 2024 Capital Facilities Fee Study Update Table 6-1
City of Lathrop 2024 Capital Facilities Fees Study Update Culture and Leisure CFF - Facilities Component
Facilities Cost Summary
Culture and Estimated Estimated
Leisure Cost Cost
Facility' Quantity (2015 $) (2024 $) Status
Generations Center? 9,500 SF $3,060,837 $3,060,837 Complete Community Center 3 1 N/A $90,000,000 Planned
Total Facilities $93,060,837
" Excludes costs for existing senior center and the current community center. 2 The actual cost of the Generations Center was $8,060,837. A $5M State Grant was used to pay for a portion of the costs and thus that portion is excluded from the analysis. Assumes no escalation after the last payments for this facility in January 2015.
3 Community Center cost estimate provided by the City.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 31 2024 Capital Facilities Fee Study Update Table 6-2
City of Lathrop 2024 Capital Facilities Fees Study Update Culture and Leisure CFF - Facilities Component
Review of Facilities
Culture and
Leisure Existing / Square
Facility Planned Footage
Existing Senior Center Existing 5,000
Existing Community Center Existing 15,000
Generations Center Existing 9,500
New Community Center' Planned 66,000
Total 95,500
Total Existing Facilities (sf) 29,500
Total Planned Facilities (sf) 66,000
Current Population? 28,503
Existing SF / Current Population 1.035
Projected Buildout Population ? 95,065
All SF / Buildout Population 1.005
' Square footage estimate provided by the City.
2 Population estimates from the City's 2022 General Plan Update by De Novo Planning Sources: May 2022 Draft EIR Lathrop General Plan Update by De Novo Planning Group; Goodwin Consulting Group, Inc.

City of Lathrop 32 2024 Capital Facilities Fee Study Update Table 6-3
City of Lathrop 2024 Capital Facilities Fees Study Update Culture and Leisure CFF - Facilities Component
Fee Calculation
Existing Residential Population 28,503 30.0%
Projected Growth (Future Residents) 66,562 70.0%
Projected Buildout Population 95,065 100.0%
Total Planned Facilities Cost (2024 $) $90,000,000
Less: Estimated Cost of Performing Arts Center (2024 S) ' ($9,514,000) Net Total Planned Facilities Cost (2024 $) $80,486,000
Costs Allocated to Existing Development? $24,131,830
Costs Allocated to Future Development $56,354,170
Costs per Future Resident $847
Fee Calculation Culture
& Leisure
Persons Cost per Facilities
Residential per Household Resident Fee (per-Unit)
Single Family 3.2 $847 $2,709
Multi-Family 2.5 $847 $2,117
Culture
& Leisure
Average Facilities
Residential Unit Size (SF) ' Fee (per-SF)
Single Family 2,570 $1.054
Multi-Family 975 $2.171
1 A portion of the planned community center will ultimately serve the purpose of the performing arts center, which is still included as a planned facility in the Municipal Service Facilities CFF. The estimated cost of the performing arts center has been deducted from the total cost of the community center to avoid double counting. 2 Represents the portion of planned facilities that will serve existing residents. This cost is excluded from the fee calculation and must be funded from prior fees collected or through another source.
3 Based on the average square footage of units in newly-developing areas of the City.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 33 2024 Capital Facilities Fee Study Update Table 6-4
City of Lathrop 2024 Capital Facilities Fees Study Update Culture and Leisure CFF - Facilities Component
Fee Comparison - Proposed vs. Current Fees
Current Proposed Percent
Residential Fee (per Unit) Fee (per Unit) ' Change
Single Family $4,208 $2,709 -35.6%
Multi-Family $3,004 $2,117 -29.5%
' Shows the proposed fee based on an average-sized unit for comparison to existing fees.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 34 2024 Capital Facilities Fee Study Update

7. CLSP IN-LIEU COMMUNITy PARKS DEDICATIoN CFF
Section 7.06.2.6 of the DA states that the City shall establish an in-lieu fee to fund the acquisition of community park land in CLSP. All development in CLSP will be required to either dedicate community park land or be subject to the CLSP In-Lieu Community Parks Dedication Fee (the "In-Lieu Fee"). This section of the report identifies the land, costs, and the CFF rates required to fund community park land acquisition in CLSP.

BACKGROUND
The In-Lieu Fee was originally adopted in February 2019. The DA states that the CLSP will include 70 gross acres of community parks, including 47.3 acres of community-serving recreation and sports complex parks and 22.7 acres of enhanced linear parks. Section 7.06.2 of the DA states that the original developer, Richland, and subsequently Saybrook, through the acquisition of the project area, dedicated 21.7 acres of community park land and 16.4 acres of linear parks.

Subsequently, Saybrook dedicated 5.76 acres of park land for the City's Generations Center. In total, Saybrook has dedicated a total of 43.86 acres of community park land.

On July 9, 2018, the City Council reassigned 12.56 acres of land that were planned for community park development to residential land. Additionally, the 5.76 acres of the City's Generations Center was reassigned to community park land. As a result of these land reassignments, community park land planned for CLSP was reduced from 70 to 63.2 acres. Table 7-1 at the end of this section illustrates this reduction of community park acreage and shows the amount of land dedicated by Saybrook and Richland

FACILITIES AND COSTS
The CLSP Phase 2 Amendments changed the zoning of Phase 2 from a mix of residential and commercial uses to limited industrial. As a direct result, the anticipated number of residential units decreased from 5,144 to approximately 2,814. This means there will be fewer units to pay the In- Lieu Fee than was previously assumed in 2019. However, the City still needs to at least reimburse Saybrook for their dedications totaling 43.86 acres of community and linear parks pursuant to the DA. If the full cost were charged to the remaining units in Phase 1, it would overburden those units with a higher amount of park acreage per EDU. Table 7-2 shows that in the original 2019 calculation of CFF, about 0.0125 acres of community and linear parks were planned for each EDU paying the fee. Maintaining the same standard for the 2,523 anticipated EDUs following the Phase City of Lathrop 35 2024 Capital Facilities Fee Study Update 2 Amendments produces a total of 31.47 acres that can be included in the In-Lieu Fee. This represents approximately 49.8% of the acreage overall. Table 7-3 shows the land costs for the community park land as identified in the DA. The community and linear park land had an estimated value in the DA of $175,000 per acre in 2016. This cost was inflated by the ENR index and has a value of $224,600 in 2024 dollars. The total value of the 57.44 acres of community park land is $12.9 million, but since only 49.8% can be included, the net cost is $6.4 million. Similarly, the Generations Center land has an estimated value of $324,860 per acre in 2024 dollars and a total value of $1.9 million, of which only S0.9 million can be included. The 63.2 acres of community park land have a total value of $14.8 million and $7.4 million of that is included in the calculation of the In-Lieu Fee.

IN-LIEU FEE CALCULATION
Table 7-4 shows the In-Lieu Fee calculation. Residential development's impact on community parks is based on the average persons per household ("PPH") per single family residential ("SFR") and multi-family residential ("MFR") unit. The CFF program assumes that SFR units have, on average, 3.2 PPH and MFR units have 2.5 PPH. Converting this to equivalent dwelling units and assuming an SFR unit equals 1.0 EDUs, the EDU factor for an MFR unit is calculated to be 0.78 EDU (2.5/3.2 = 0.78 EDU).

Applying these EDU factors to the 2,814 SFR and MFR units in CLSP produces a total of 2,523 EDUs. Dividing the total cost of $7.4 million by the 2,523 EDUs produces a cost per EDU of $2,916. The In-Lieu Fees are then calculated by multiplying the $2,916 cost per EDU by the EDU factor for the SFR and MFR units. For an SFR unit, the In-Lieu Fee is $2,916 and for a MFR unit it is $2,278, as shown in Table 7-4. Due to new requirements in AB 602, these per-unit fees have been converted into fees that are charged per square foot using average unit size assumptions. The average unit sizes are based on the average detached unit size found in CLSP and a citywide average for multi-family units.

REMAINING REIMBURSEMENT
Table 7-5 shows a reconciliation of the changes to the In-Lieu Fee calculation and estimates the remaining fees to be collected. There were approximately 1,232 units with permits issued as of June 30, 2024. That corresponds to approximately 49% of the costs, or about $3.6 million based on the reduced cost included in the calculation. An estimated $2.7 million was either used as fee credits or collected from permits issued. The difference of about $0.8 million represents an existing deficiency arising because the fees paid at the current CFF rates were lower than what was needed, given the higher number of units previously expected. This figure should be treated City of Lathrop 36 2024 Capital Facilities Fee Study Update as an approximation of the shortfall due to the different dates of the permit and fee collection information. That, combined with $3.1 million of reimbursement not included in the CFF, produces a total shortfall of $3.9 million. Note that this assumes the City will not acquire any more land and will only reimburse Saybrook for the 43.86 acres it has already dedicated. The remaining 51% of EDUs that have yet to be issued building permits are expected to pay a total of $3.8 million in fees for this CFF.

IN-LIEU FEES AND COMPARISON
Table 7-6 shows a comparison of the proposed In-Lieu Fees to the current fees. Aside from rounding differences in the inflation adjustments, the fee for SFR units has not changed because the amount of acreage included in the calculation of the In-Lieu Fee was restricted. The City updated the PPH assumptions for this update, so the fee for multi-family units has increased by

9.4%. As with the other fees in this Fee Study, the current In-Lieu Fee is charged on a per-unit basis, so the current fee is compared to the proposed fee assuming it is applied to an average-sized unit.

Developers will be required to dedicate their fair share of community park land or pay the In-Lieu Fee. The In-Lieu Fee should be updated if the total expected residential units or the residential mix of SFR and MFR units differs from the residential development included in this In-Lieu Fee calculation, as this will change the In-Lieu Fee rates and credit/reimbursement amounts.

In addition, the DA states in section 7.06.2.6 that the In-Lieu Fee shall be paid for all units within each subdivision before issuance of the first building permit for construction of a single family unit in each such subdivision.

AB 602
Table 7-6 shows that the proposed In-Lieu Fee is higher than the City's current fee for multi-family units. Pursuant to AB 602, if a fee study supports increasing an existing fee, the local agency shall review the assumptions of the fee study that supported the original or prior fee and evaluate the amount of fees collected under the original or prior fee.

This Fee Study and City staff support increasing the current In-Lieu Fee that was adopted by the Council in 2019 because the current fee rate is disproportionately low for multi-family units based on their relative demand for community park facilities. As described above, the Fee Study limits the amount of park acreage that can be funded through the fee so that the overall level of service City of Lathrop 37 2024 Capital Facilities Fee Study Update funded through the In-Lieu Fee is not increasing for residential units in CLSP.

City of Lathrop 38 2024 Capital Facilities Fee Study Update Table 7-1
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP In-Lieu Community Parks Dedication CFF
Community Park Acres Calculation
Item Acres
Planned Community and Linear Parks Acreage in CLSP 70.00 Less: CLSP Parkland Reassigned to Residential Land ' (12.56) Plus: Generation Center Land Reassigned to Community Park 5.76 Net Community and Linear Parks Acreage Planned in CLSP 2 63.20 Richland Community Park Land Dedication 21.70
Richland Linear Park Land Dedication 16.40
Saybrook Generations Center Land Dedication 5.76
Total Community and Linear Parks Acreage Dedicated 43.86 ' Pursuant to resolution adopted by City Council on July 9, 2018 2 Prior to amendments to CLSP Phase 2 zoning.

Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 39 2024 Capital Facilities Fee Study Update Table 7-2
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP In-Lieu Community Parks Dedication CFF
Community Park Acres Adjustment
Net Community and Linear Park Acres Planned in CLSP 63.20 Total EDUs Prior to CLSP Phase 2 Amendments' 5,066
Prior Community and Linear Park Acres per EDU (A) 0.0125 Total EDUs After CLSP Phase 2 Amendments (B) ? 2,523
Community and Linear Park Acres to be included in CFF (A x B) 31.47 Percent To Be Included 49.8%
1 From 2019 CFF Update Study. Based on 4,870 SFR units at 1.00 EDUs per unit and 274 MFR units at 0.714 EDUs per unit.
2 See Table 7-4.

Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 40 2024 Capital Facilities Fee Study Update Table 7-3
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP In-Lieu Community Parks Dedication CFF
Land Cost Summary
Cost Total
Percentage Reduced Per Acre Land
Acres Included Acres ' (2024 $) Cost
Community and Linear Parks Land 57.44 49.8% 28.60 $224,6002 $6,424,648 Generations Center Land 5.76 49.8% 2.87 $324,8603 $931,212 Total 63.20 31.47 $7,355,860
'Park acreage reduced to match prior acreage per EDU for purposes of the fee calculation. " Equals $175,000 per gross acre plus an inflation adjustment of 28.35% since from December 2016. 3 Equals $6 per gross square foot, or $261,360 per acre, plus an inflation adjustment of 24.30% since December 2017.

Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 41 2024 Capital Facilities Fee Study Update Table 7-4
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP In-Lieu Community Parks Dedication CFF
Fee Calculation
EDU Calculation
Buildout
Units EDU/Unit Total EDUs
SFR 1,483 1.00 1,483
MFR 1,331 0.78 2020
Total 2,814
Cost Per EDU
Total Cost of Park Land (2024 $) $7,355,860
Number of EDUs for CLSP 2,523
Land Cost Per EDU (2024 $) $2,916
In-Lieu Fee Calculation In-Lieu
Community Parks
Persons Equivalent Cost Per Dedication Fee
Land Use per Household Dwelling Unit EDU (per-Unit)
Single Family 3.2 1.00 $2,916 $2,916
Multi-Family 2.5 0.78 $2,916 $2,278
In-Lieu
Average Community Parks
Square Footage Dedication Fee
Land Use Per Unit ' (per-SF)
Single Family 2,132 $1.368
Multi-Family 975 $2.336
1 Based on the average square footage of constructed detached units within CLSP. Average multi-family square footage based on the citywide average.

Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 42 2024 Capital Facilities Fee Study Update Table 7-5
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP In-Lieu Community Parks Dedication CFF
Remaining Reimbursement from CFF Revenues
Item
CLSP Community Parks Acreage 63.20
Estimated EDUs in CLSP Phase 1 2,523
Community Park Acres Per EDU c=a/b 0.0250
EDU/Unit
Estimated Permitted SFR Units in CLSP 1.00 1,232
Estimated Permitted MFR Units in CLSP 0.78
Total Permitted Units 1,232
Total Permitted EDUs d= (1,232*1.0 + 0*0.78) 1,232
Percent EDUs from Existing Development 49%
Reimbursement Cost Attributable to Existing Development (Based on Reduced 31.47 ac) ($3,592,145) Estimated Credits Used (Phase 1A, 418 units) $1,038,714 Estimated Fees Collected through December 31, 2023 $1,706,850 Estimated Existing Deficiency (Based on Reduced 31.47 ac) ($846,581) Estimated Cost of CLSP Community Parks Acreage to be Reimbursed (43.86 ac) ' ($10,428,061) Plus: Cost based on Reduced Acreage (31.47 ac) $7,355,860 Cost Not Funded in CFF ($3,072,201)
Percent EDUs from Future Development 51%
Reimbursement Cost Attributable to Future Development $3,763,715 Estimated Future Fees Revenues Units? Fee (Avg. Unit SF) Fee Revenues SFR 251 $2,916 $731,841
MFR 1,331 $2.278 $3,031,874
Total 1,582 $3,763,715
' Based on costs per acre shown in Table 7-3.
2 Estimated remaining residential development within Central Lathrop as of June 30, 2024.

Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 43 2024 Capital Facilities Fee Study Update Table 7-6
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP In-Lieu Community Parks Dedication CFF
Fee Comparison - Proposed vs. Current Fees
Current Proposed Percent
Residential Fee (per Unit) Fee (per Unit) ' Change
Single Family $2,915 $2,916 0.0%
Multi-Family $2,083 $2,278 9.4%
1 Shows the proposed fee based on an average-sized unit for comparison to existing fees.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 44 2024 Capital Facilities Fee Study Update

CLSP NEIGHBORHOOD PARK CFF
This section of the report identifies the costs, park improvements, and the updated CLSP Neighborhood Park CFF rates required to fund the reimbursement of the cost of the CLSP neighborhood parks.

BACKGROUND
The DA states that the City shall establish a fee to fund neighborhood park development costs for the CLSP. The cost to construct the CLSP neighborhood park improvements was estimated to be $250,000 per acre in 2005 and subsequently was inflated to $298,501 per acre in 2016, based on the CCI. However, based on the actual development costs for a CLSP neighborhood park constructed by Saybrook in Stanford Crossing in 2020, the total actual costs at the time were $390,251 per acre. The CFF was adjusted in 2020 to reflect the increase in costs. Since then, the four parks in CLSP Phase 1 have been constructed and their actual costs are slightly lower on average than the prior estimate from 2020. Additionally, certain parcels were rezoned in the 2022 General Plan update to allow for more multi-family development within CLSP Phase 1. It is necessary to update the CFF to incorporate the actual park costs and to spread those costs proportionately to the new total anticipated number of units to keep the fees in line with the reimbursement required.

FACILITIES AND COSTS
Table 8-1 at the end of this section shows the development costs for the 18.73 acres of neighborhood park land in Stanford Crossing. As of this Fee Study, all of the neighborhood parks have been completed and their actual costs are known. In total, the neighborhood parks in Stanford Crossing have an inflation-adjusted cost of $8.2 million. As mentioned previously, this is slightly lower on average than the prior assumption from 2020.

FEE CALCULATION
Table 8-2 shows the Neighborhood Park CFF calculation. Residential development's impact on neighborhood parks is based on the average PPH per SFR and MFR unit. The CLSP Neighborhood Park CFF assumes that SFR units have on average 3.2 PPH, and multifamily units have 2.5 PPH.

By converting this to equivalent dwelling units, where an SFR unit equals 1.0 EDU, then the EDU factor for an MFR unit is calculated to be 0.78 EDUs (2.5/3.2 = 0.78 EDUs).

City of Lathrop 45 2024 Capital Facilities Fee Study Update Applying these EDU factors to the 2,814 residential units in Phase 1 of the CLSP development produces a total of 2,523 EDUs. Dividing the total cost of $8.2 million by the 2,523 EDUs produces a cost per EDU of $3,246. The fee amounts are then calculated by multiplying the $3,246 cost per EDU by the EDU factors assigned to the SFR and MFR units. Based on these calculations the CLSP Neighborhood Park CFF is $3,246 for an SFR unit and $2,536 for an MFR unit, as shown in Table 8-2. Due to new requirements in AB 602, these per-unit fees have been converted into fees that are charged per square foot using average unit size assumptions. The average unit sizes are based on the average detached unit size found in CLSP and a citywide average for multi- family units. The per-square foot fees are $1.523 per square foot for SFR units and $2.601 per square foot for MFR units.

FEE COMPARISON
Table 8-3 compares the current fee to the proposed fee. The current fee is charged on a per-unit basis, so the current fee is compared to the proposed fee assuming it is applied to an average-sized unit. The proposed fee is 32.1% lower for SFR units and 25.7% lower for MFR units. This is largely due to the additional multi-family units that will pay the fee in CLSP Phase 1, however, some of the decrease is also the result of the lower-than-expected park development costs versus the prior assumptions.

City of Lathrop 46 2024 Capital Facilities Fee Study Update Table 8-1
CSo Neithrop 202d Part al Facilities Foos Study Update
Park Development Costs
Park Cost
Park Cost Total Per Acre Total
Item Status Park Acres Per Acre Cost As of (2024 $) Cost Phase 1A Complete 4.13 S395,021 $1,631,439 7/2020 $466,703 $1,927,485 Phase 1B Complete 5.09 $349,302 $1,777,948 2/2021 $403,551 $2,054,072 Phase 1C Complete 5.00 $360,792 $1,803,961 10/2022 $370,099 $1,850,493 Phase 1D Complete 4.51 $521,681 $2,352,780 9/2023 $522,806 $2,357,855 Total 18.73 $8,189,905
Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 47 2024 Capital Facilities Fee Study Update Table 8-2
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Neighborhood Park CFF
Fee Calculation Summary
EDU Calculation
Units EDU/Unit Total EDUs
SFR 1,483 1.00 1,483
MER 1,331 0.78 2-020
Total 2,814
Cost Per EDU
Total Park Development Costs $8,189,905
Number of EDUs for CLSP 2,523
Cost Per EDU $3,246
Fee Calculation
Neighborhood
Persons Equivalent Cost Per Park Fee
Land Use per Household Dwelling Unit EDU (Per-Unit)
Single Family 3.2 1.00 $3,246 $3,246
Multi-Family 2.5 0.78 $3,246 $2,536
Average Neighborhood
Square Footage Park Fee
Land Use Per Unit 1 (Per-SF)
Single Family 2,132 $1.523
Multi-Family 975 $2.601
' Based on the average square footage of constructed detached units within CLSP. Average multi-family square footage based on the citywide average.

Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 48 2024 Capital Facilities Fee Study Update Table 8-3
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Neighborhood Park CFF
Fee Comparison - Proposed vs. Current Fees
Current Proposed Percent
Residential Fee (per Unit) Fee (per Unit)' Change
Single Family $4,781 $3,246 -32.1%
Multi-Family $3,415 $2,536 - 25.7%
1 Shows the proposed fee based on an average-sized unit for comparison to existing fees.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 49 2024 Capital Facilities Fee Study Update

9. CLSP ENTITLEMENT FEES
The CLSP Entitlement Fees are City planning fees pursuant to Section 65456 of the California Government Code. The amount of the fees shall be equal to each owner's fair share, based on the total developable acreage of the property, of the cost of preparing, adopting, and/or certifying, administering, and defending the CLSP, the CLSP EIR, and all other related documents and approvals benefitting the property.

BACKGROUND
The original specific plan for CLSP was adopted in November of 2004. Subsequently, Saybrook acquired the land within the CLSP and entered into the DA with the City in 2016. In 2019, pursuant to Section 5.05.3 of the DA, the City adopted the Entitlement Fees. The Entitlement Fee for CLSP Phases 1 and 2 was created to reimburse Saybrook for costs incurred to obtain the entitlements for the project. The Prior Developer Account Open Items Fee includes the cost of City staff time spent on the entitlement process for the CLSP. Following the CLSP Phase 2 amendments, there is now a need to create a third entitlement fee to reimburse the Hodgdon Group (the "Phase 2 Developer") for the costs of updating the Phase 2 entitlements. The three fees are collectively referred to as the "CLSP Entitlement Fees"

ENTITLEMENT COSTS
Table 9-1 at the end of this section details all of the costs incurred to revise the Phase 2 entitlements. These costs were actually incurred by the Phase 2 Developer between 2021 and 2023, so each cost has been inflated using the CCI to December 2023 (13,514.76). The total cost of the Phase 2 entitlements is $457,976. Table 9-2 shows the costs of the original Phase 1 and Phase 2 entitlements and the Prior Developer Account Open Items. Across all three CLSP Entitlement Fees, the total costs to be reimbursed are $5,066,681 in 2024 dollars.

LAND USES IN CLSP
CLSP abuts the northern boundary of Mossdale Village and includes 1,521 acres. Originally this area was planned for 5,144 residential units and approximately 4.7 million square feet of commercial space. In September 2022, the Council adopted updates to the City's General Plan.

The update changed the zoning within Phase 2 of CLSP from a mix of residential and commercial land uses to limited industrial uses. Table 9-3 shows the breakdown of the gross acreage in CLSP by land use type after the amendments to Phase 2. Table 9-4 shows the breakdown of the net City of Lathrop 50 2024 Capital Facilities Fee Study Update acreage by land use type and by phase. The total net acreage does not include public land uses, parks and open space, or major/existing roadways. Several updates to the net acreage have occurred since the CLSP was adopted and these changes have been incorporated into Tables 9-3 and 9-4. For example, an 18-acre site that was previously planned for a K-8 school was rezoned to Variable Density Residential. The City also rezoned 12.56 acres of park land to residential development. 5.76 acres that were planned for Residential Mixed Use were developed as the City's Generations Center. Finally, the entirety of Phase 2 was rezoned to Limited Industrial, including an additional 41.1 acres previously zoned for parks, streets, and other uses exempt from the fees.

The total net acreage of Phases 1 and 2 is 1,169.7 and the total net acreage of Phase 2 is 618.0.

FEE CALCULATION
The CLSP Phase 1 and 2 Entitlements and the Prior Developer Account Open Items benefit all development in the CLSP area and therefore the total cost is allocated proportionately to properties in CLSP Phases 1 and 2 based on developable net acreage. The CLSP Phase 2 Entitlements benefit only developments in Phase 2, and therefore the total cost is allocated proportionately to properties in CLSP Phase 2. Table 9-5 shows the allocation of these costs to the applicable areas. The total of the fees for developments in Phase 1 is $3,940 per acre and the total for developments in Phase 2 is $4,681 per acre.

ReMAINING REIMBURSEMENTS AND CREDITS
The CLSP Entitlement Fees are based on costs originally incurred by their respective developers.

Because the developers funded these costs, they will receive fee credits for their developments within CLSP and also reimbursement from other developers in their respective areas. The City originally funded the costs associated with the Prior Developer Account Open Items Fee, so it will receive reimbursement from all developers in the CLSP area for this fee. Table 9-6 presents an estimate of the remaining amount of reimbursement due to developers under each fee based on an estimate of current development. This should be treated only as an approximation of the fees to be collected and is subject to change based on changes in development assumptions.

FEE COMPARISON
Table 9-7 shows a comparison of the current CLSP Entitlement Fees to the proposed fees. The fees for both CLSP Phase 1 and 2 Entitlements and the Prior Developer Account Open Items have decreased by 3.5%, due to the additional developable acreage from the CLSP Phase 2 Amendments.

City of Lathrop 51 2024 Capital Facilities Fee Study Update Table 9-1
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Entitlements Fee for CLSP Phase 2
Phase 2 Entitlement Costs
Original Cost
Vendor Invoice Description Invoice Date Amount (2024 $) ' City of Lathrop 2021-00000036 SP P2-Inf Plannin 7/13/2021 $18,400 $20,321 City of Lathrop SP Dsgn/Spec Pin Amn 7/14/2021 $18,789 $20,751 City of Lathrop -QA Docs CLSP Updat 1/31/2023 340230 381126 $5,290 City of Lathrop _SP P2 Spec Pin, Rzn, CT 1/31/2023
City of Lathrop CEQA Docs Ashley WH, CLSP 4/13/2023 $2,760 $2,819 City of Lathrop Update Cap Fac Fee CLSP P2 6/21/2023 $68.425 $69,295 CFD formation for CLSP2 11/7/2023 $21,850 $21,857
2023-0092 Transportaion Fac Cost Alloc 12/4/2023 $46,000 $46,000 MacKay & Somps Civil Engineers 25236.000PHMC-1 Orig. Inv. Date 7/31/22 8/1/2022 $26,187 $26,871 25236.000PHMC-2 Orig. Inv. Date 8/31/22 9/1/2022 $73,773 $75,684 MacKay & Somps Civil Engineers 25236.000PHMC-3 10/31/2022 $25,205 $25,855 MacKay & Somps Civil Engineers 25236.000PHMC-4 Orig. Inv. Date 11/30/22 12/1/2022 $17,566 $18,019 MacKay & Somps Civil Engineers 25236.000PHMC-5 12/30/2022 $27,419 $28,126 Mackay & Somps Civil Engineers 25236.000РHMC-6 1/31/2023 $21,788 $22,350 MacKay & Somps Civil Engineers 25236.000PHMC-7 2/28/2023 $1,770 MacKay & Somps Civil Engineers 25236.000PHMC-8 3/29/2023 $2,978 MacKay & Somps Civil Engineers 25236.000PHMC-9 4/30/2023 $12,030 $12,290 MacKay & Somps Civil Engineers 25236.000PHMC10 5/31/2023 $4,147 MacKay & Somps Civil Engineers 25236.000PHMC11 6/29/2023 $628 MacKay & Somps Civil Engineers 25236.000PHMC12 7127/2023 $683 MacKay & Somps Civil Engineers 25236.000PHMC13 Orig.Inv. Date 8/31/23 9/1/2023 $314 MacKay & Somps Civil Engineers 25236000PHMC-14 9/28/2023 $3,440 $3,447 MacKay & Somps Civil Engineers 25236000PHMC-15 10/27/2023 $6,401 $6,409 MacKay & Somps Civil Engineers 25236000PHMC-16 11/28/2023 $560 Total $446,538 $457,976
' Costs inflated from the month of each invoice to December 2023 (13,514.76) using the CCI.

Source: MacKay & Somps; City of Lathrop
City of Lathrop 52 2024 Capital Facilities Fee Study Update Table 9-2
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Entitlement Fees
Summary of Costs
Total Total
Cost Cost
No. Improvement (2016 $) (2024 $)
1 Entitlements CLSP Phases 1 and 2 $3,400,000 $4,363,740 2 Prior Developer Account Open Items $190,864 $244,965
2 Entitlements CLSP Phase 2 N/A $457,976
Total $3,590,864 $5,066,681
' Costs of Entitlements for CLSP Phases 1 and 2 and the Prior Developer Account Open Items inflated by 28.35% from 2016 to 2024 pursuant to the CLSP Development Agreement.

Source: MacKay & Somps; Exhibit D3 of the Assignment and Amendment of Development Agreement between City of Lathrop, Saybrook CLSP, LLC and Lathrop Land Acquisition, LLC Relating to the CLSP City of Lathrop 53 2024 Capital Facilities Fee Study Update Table 9-3
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Entitlement Fees
CLSP Land Use Summary
Land Use Land Use Code Acres
Variable Density Residential-CL VR-CL 285.3
High Density Residential-CL HR-CL 28.3
Residential / Mixed Use-CL R/MU-CL 26.1
Limited Industrial LI-CL 618.0
Office-Commercial/Residential/ OC/VR 0.0
Wastewater Treatment Plant-CL WWTP-CL
Office Commercial-CL OC-CL 191.5
Neighborhood Commercial-CL NC-CL 12.6
Specialty Commercial-CL SPC-CL 7.9
Public/Semi-Public/Neigh. Comm'l - CL P-SP/NC-CL 11.1
High School-CL HS-CL 50.0
K-8 School-CL K-8-CL 0.0
Park-CL P-CL 11.2
Community Park-CL CP-CL 44.6
Neighborhood Park-CL NP-CL 20.0
Levee, Open Space, River-CL OS-CL 99.5
Major Roads-CL n/a 114.9
CLSP Gross Acreage 1521.0
Source: Central Lathrop Specific Plan, Phase II Amendments City of Lathrop 54 2024 Capital Facilities Fee Study Update Table 9-4
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Entitlement Fees
CLSP Net Acreage by Phase
Land Use Code Phase 1 Acreage (Net) Phase 2 Acreage (Net)'Acreage (Net) VR" 285.3 0.0 285.3
HR 28.3 0.0 28.3
RMU* 26.1 26.1
LI-CL 0.0 618.0 618.0
OC/VR 0.0 0.0
OC/VR 191.5 0.0 191.5
NC 12.6 12.6
SPC 7.9 0.0 7.9
CLSP Net Acreage' 551.7 618.0 1,169.7
Less: Developed Acreage (308.9) 0.0 (308.9)
CLSP Remaining Net Acreage 242.8 618.0 860.8
'Based on the Phase 2 Amendment to the Central Lathrop Specific Plan. There was a gain of 41.1 net developable acres from the amendment.
2 Net acreage does not include public uses, parks and open space, or major/existing roadways. 3 Variable Density Residential acreage includes a formerly planned 18-acre K-8 schoolsite that was rezoned to VR;

13.34 acres that were planned for Mixed Use Residential, but are developed as Variable Density Residential; and 12.56 acres that were rezoned from park land to residential development. * Residential Mixed Use acreage exludes 19.1 acres that were planned for R(MU): 13.34 acres were developed as Variable Density Residential and an additional 5.76 acres were developed as the Lathrop Generations Center.

Source: Central Lathrop Specific Plan; MacKay & Somps; City of Lathrop City of Lathrop 55 2024 Capital Facilities Fee Study Update Table 9-5
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Entitlement Fees
Summary of CLSP Fees
Reimbursable Phase 1 Phase 2
Costs Net Fee CLSP CLSP
Reimbursable Item (2024 $) Acreage' Area (Per Acre) (Per Acre) 1 Entitlements CLSP Phases 1 and 2 S4,363.740 1,169.7 CLSP $3,731 $3.731 2 Prior Developer Account Open Items $244.965 1,169.7 CLSP $209 $209 2 Entitlements CLSP Phase 2 $457,976 618.0 CLSP Ph. 2 $741 Total $5,066,681 53,0940 $4,681
' Net acreage of CLSP excludes acreage associated with public uses, parks and open space, and major/existing roadways.

Sources: MacKay & Somps; City of Lathrop
City of Lathrop 56 2024 Capital Facilities Fee Study Update Table 9-6
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Entitlement Fees
Summary of Remaining CLSP Reimbursements For Developers Reimbursable Total Developed Remaining Estimated
Costs Net Net Net Rem. Developer
Reimbursable Item (2024 $) Acreage' Acreage? Acreage Reimbursements' 1 Entitlements CLSP Phases 1 and 2 $4,363,740 1169.7 308.9 860.8 $3,211,343 Entitlements CLSP Phase 2 $457,976 618.0 0.0 618.0 $457,976 Total $4,821,716 $3,669,000
' Net acreage of CLSP land excludes all land designated for public uses, parks and open space, and major/existing roadways. 2 Assumed to include Standford Crossing Phase 1A-1D final mapped acreage plus 10.3 acres of developed commercial property in Phase 1. 3 Assumes developers take reimbursements for all remaining land and no credits.

Sources: MacKay & Somps; City of Lathrop
City of Lathrop 57 2024 Capital Facilities Fee Study Update Table 9-7
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Entitlement Fees
Fee Comparison - Proposed vs. Current Fees
Current Proposed Percent
CFF Fee (per Acre) Fee (per Acre) Change
Entitlements CLSP Phases 1 and 2 $3,867 $3,731 -3.5%
Prior Developer Account Open Items $217 $209 -3.5%
Sources: Goodwin Consulting Group, Inc.

City of Lathrop 58 2024 Capital Facilities Fee Study Update

10. CLSP STORM DRAINAGE SYSTEM IMPROVEMENTS - WATERSHED 4 CFF This section of the report identifies the land acreage, costs, and the CFF rate required to fund the reimbursement of storm drainage infrastructure costs for Watershed 4.

BACKGROUND
Section 7.05.4. of the DA states that Saybrook shall provide storm drain facilities adequate to accommodate the storm water runoff from the area. Exhibit D3 in the DA identifies the construction costs for storm drainage improvements for Watershed 2 and Watershed 4. These storm drainage facilities have been constructed by Saybrook and the prior developer for the project.

City staff have indicated that several additional parcels will be served by the WS4 improvements, and therefore the CFF needs to be updated to allocate a share of the costs to those properties.

WATERSHED 4 COSTS
Storm drain system improvements for WS4 were constructed by the Prior Developer and/or Saybrook and consist of various size pipelines, manholes, one quarter of the total pump station cost, and costs associated with right-of-way acquisition, contingencies, and design, plan check, bonding, staking, and inspection. The original facilities cost was $5,286,045 in 2017; but the City identified additional facilities totaling $899,130 in 2021. These costs were inflated using the CCI to $7,818,585 in 2024 dollars. Additionally, one quarter of a pump station's costs, equal to $941,000, was added to the cost. Tables 10-1 through 10-4 at the end of this section detail the costs of the storm drainage system and the pump station, respectively. The total cost of WS4 facilities is $8,759,585.

WATERSHED 4 FEE SERVICE AREA
Including the additional areas newly added to WS4 by the City, WS4 encompasses 217.03 net acres. Table 10-5 lists the parcels included in WS4, their owners, and the net acreages on which the fee will be calculated. The total net acreage excludes parcels that are owned by the City, a parcel zoned as a future park, and estimated acreage of public roads. The newly added area is the eastern portion of parcel 192-020-140-000. The WS4 service area is planned for office/commercial, limited industrial, and multi-family uses. The map on the following page shows the WS4 service area.

City of Lathrop 59 2024 Capital Facilities Fee Study Update Exhibit 4 - Watershed 4 Service Area

DE LIMA RE
LEGEND
INITIAL WATERSHED 4
AREA

ADDED TO AREA

FEE CALCULATION
Table 10-6 shows the calculation of the WS4 CFF. The previous methodology simply allocated the total cost to all developable acres in the WS4 service area equally. However, due to new requirements in AB 602, the fees must be allocated to residential uses based on their relative impacts and also must be made proportionate to the square footage of each unit. The updated calculation in Table 10-6 estimates the relative impact of the different land uses on the storm drainage system by weighting the net acreage using runoff coefficients. This ensures that the different land uses will pay a fee relative to their demand because the fee incorporates the differences in stormwater runoff they will generate. Following the adjustment, the total cost of $8,759,585 is allocated to the weighted acreage. This allocation is then divided by the net acreage to produce a fee per net acre. Finally, the fee per net acre for residential uses is converted into a fee per square foot by dividing by the estimated residential square footage per acre. This is calculated as the product of the assumed unit density per acre (7 for single family and 20 for multi- City of Lathrop 60 2024 Capital Facilities Fee Study Update family) and by an average square footage assumption (2,132 for single family and 975 for multi- family). The average unit size for single family was based on the average unit size in CLSP, while the average unit size for multi-family was based on a citywide average. The proposed residential fees are $1.826 per square foot for single family and $2.096 per square foot for multi-family. The proposed fees for non-residential uses are $38,143 per net acre for service/office commercial and retail commercial, and $43,592 per net acre for industrial/warehousing uses.

FEE COMPARISON
Table 10-7 presents a hypothetical comparison of the proposed fees to the current fee for WS4.

The prior fee did not have separate categories. Instead, it simply charged one rate per net acre.

Therefore, for comparison purposes, the proposed fee is shown as simple average as well. The actual fee will be charged differently, as described above, but this comparison shows the changes caused by adding additional net acreage into the CFF calculation. As shown in Table 10-7, the proposed average fee per net acre has decreased 17.8% compared to the current fee.

City of Lathrop 61 2024 Capital Facilities Fee Study Update Table 10-1
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Storm Drainage System Improvements - Watershed 4 CFF Watershed Costs for WS4
Item Unit Unit Cost QTY Item Sub-Total
A. Storm Drain System WS4 (2017 S)
154" SD Pipe LF $ 150 457$ 68,550
60" SD Pipe LF 175 270 $ 47,250
72" SD Pipe LF 220 3839 $ 844,580
84" SD Pipe LF 280 640 $ 179,200
90" SD Pipe LF 350 1627 $ 569,450
Manholes EA 5,000 13$ 65,000
SD Pump Station for WS4 (1/4 of total cost) LS 1,750,000 15 1,750,000 CONSTRUCTION SUBTOTAL (2017 S) $ 3,524,030
B. Storm Drain System WS4 Soft Costs (2017 S)
Right of Way Acquisition SF $2.00
30% $ 1,057.20900
Contingencies
Design / Plan Check / Bonding / Staking Inspection 20% $ 704,806.00 SOFT COST SUBTOTAL (2017 $) 1,762,015
C. Storm Drain System WS4 (2021 S)
Saddle Type Manhole EA 15,000 6 $ 90,000
72" RCP Storm Drain Pipe LF 330 2361 $ 779,130
Storm Drain Manifold Structure EA 30,000 15 30,000
CONSTRUCTION SUBTOTAL (2021 $) $ 899,130
TOTAL WS4 CONSTRUCTION AND SOFT COSTS (2017 Dollars) (4+ B) $ 5,286,045 TOTAL WS4 CONSTRUCTION AND SOFT COSTS (2021 Dollars) (C) $ 899,130 TOTAL WS4 (2024 Dollars) $ 7,818,585
1/4 of Additional Costs For Pump Station (2024 8) $ 941,000 TOTAL WS4: $ 8,759,585
Source: MacKay & Somps: Goodwin Consulting Group
City of Lathrop 62 2024 Capital Facilities Fee Study Update Table 10-2
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Storm Drainage System Improvements - Watershed 4 CFF WS4 Storm Drain Improvements - 2017 Costs
Storm Drain Lines over 48"
DEV. FRONTAGE DEV. PVMT CFF AREA

ITEM ITEM
ITEM UNIT UNIT COST QTY SUB- QTY SUB- QTY ITEM SUB. TOTAL REMARKS TOTAL

TOTAL TOTAL
A. Storm Drain System WS4 - Constructed by Saybrook
54" SD Pipe LF $150.00 457 $68,550
60° SD Pipe LF $175.00 270 $47,250
72" SD Pipe LF $220.00 3839 $844,580
84° SD Pips LF $280.00 640 $179,200
90" SD Pipe LF $350.00 1627 $569.450
Manholes EA $5,000.00 13 $65,000
SD Pump Station for WS4 LS $1,750,000.00 1 $1,750,000 1/4 of Total Pump Station Cost CONSTRUCTION SUBTOTAL 0.00 0.00 $3,524,030.00
F. Right of Way Acquisition SF $2.00 52 104.00 28 56.00 $0.00 160 G. Contingences 30% 0.00 0.00 $1,057,209.00
H. Design / Plan Check / Bonding / 20% 0.00 0.00 $704,806.00 Staking / Inspection
TOTAL WSA $5,286,045.00
City of Lathrop 63 2024 Capital Facilities Fee Study Update Table 10-3
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Storm Drainage System Improvements - Watershed 4 CFF WS4 Storm Drain Improvements - 2021 Costs
Storm Drain Lines over 48"
DEV. FRONTAGE DEV. PVMT CFF AREA

ITEM ITEM
LITEM UNIT UNIT COST QTY SUB- QTY SUB- QTY ITEM SUB. TOTAL REMARKS

TOTAL TOTAL TOTAL,
Saddle Type Manhole $15,000.00 6 $90,000
72° RCP Storm Drain Pipe $330.00 2361 $779,130
Storm Drain Manifold Structure EA $30,000.00 1 $30,000
TOTAL WS4 $899,130.00
City of Lathrop 64 2024 Capital Facilities Fee Study Update Table 10-4
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Storm Drainage System Improvements - Watershed 4 CFF Additional Pump Station Costs - 2019 Costs
2017 - Saybrook Contract to Auburn $270,000
Change Orders to Auburn Contract $2,834,548
Total Amount Paid to Auburn by 2017 Saybrook Contract $3,104,548 Sale of Equipment to Crow Holdings (City ordered Removal) ($254,625) Amount Paid to TESCO by SFA $91,950
Amount Paid to GENERAC by SFA $23,214
Amount Paid to SHAPE by SFA $28,965
Amount Paid to CRUMP by SFA $120,971
Amount Paid to Rain for Rent by SFA $14,931
Amount Paid to ARNAUDO by SFA $39,000
Total Paid outside of Auburn Contract by SFA $64,407
Total Additional Cost Beyond 2006 Contract (2019 $) $3,168,955 Total Additional Cost Beyond 2006 Contract (2024 $) $3,763,085 1/4 of Additional Cost added to DA Pump Station Cost (rounded) $941,000 Sources: City of Lathrop; Saybrook, LLC
City of Lathrop 65 2024 Capital Facilities Fee Study Update Table 10-5
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Storm Drainage System Improvements - Watershed 4 CFF Developable Acreage in CLSP Storm Drainage System Watershed Area 4 Parcel Single- Multi- Net Acreage
Total Net
APN Watershed Owner Acreage Family Family Non-Res. Excluded Acreage 192-020-140-000 WS4 Dos Reis Ranch 89.82 89.82 89.82
192-020-320-000 WS4 Romulo & Purita TAA 24.36 12.18 12.18 24.362 192-020-540-000 WS4 City of Lathrop 0.72 0.72
192-020-550-000 WS4 City of Lathrop 0.10 0.10
192-020-560-000 WS4 City of Lathrop 0.02 0.02
192-020-570-000 WS4 City of Lathrop 0.98 0.98
192-020-580-000 WS4 City of Lathrop 1.67 1.67 _ 3
192-020-590-000 WS4 Dos Reis Ranch 2.81 : 2.81 2.812
192-020-600-000 WS4 Dos Reis Ranch 33.86 33.86 33.86
192-020-650-000 WS4 Lathrop Land Acquisition 29.17 27.70 1.47 27.70° 192-100-900-000 WS4 City of Lathrop 0.48 0.48
192-240-050-000 WS4 Lathrop Land Acquisition 19.49 : 19.49 • . 192-240-060-000 WS4 Lathrop Land Acquisition 0.82 0.82
192-240-070-000 WS4 Bilal 1.22 1.22
192-240-080-000 WS4 Bilal 1.10 1.10
192-240-090-000 WS4 Bilal 1.47 1.47
192-240-100-000 WS4 Bilal 1.09 1.09
192-240-110-000 WS4 Bilal 0.53 0.53
192-240-120-000 WS4 Bilal 1.40 1.40
192-240-130-000 WS4 Lathrop Land Acquisition 3.70 3.70
192-240-140-000 WS4 Lathrop Land Acquisition 3.00 3.00
192-240-150-000 WS4 Lathrop Land Acquisition 2.16 2.16
192-240-160-000 WS4 Lathrop Land Acquisition 1.21 1.21
192-240-170-000 WS4 Lathrop Land Acquisition 1.29 1.29
Total WS4 222.47 - 14.99 202.04 5.44
Exempt landscaping/easement
Breakdown of expected land uses is estimated based on plan map Exempt area owned by the City of Lathrof
Exempt acreage includes area within the parcel but outside of the Watershed #4 are Source: Mackay and Somps; San Joaquin County Assessor's Office: Goodwin Consulting Group City of Lathrop 66 2024 Capital Facilities Fee Study Undate Table 10-6
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Storm Drainage System Improvements - Watershed 4 CFl Natershed #4 - Fee Calculation
Estimated
Residential
Land Net WS4 Weighted Percent Cost per Bidg SF Cost per Use Coefficient' Allocation per Acre?
Total WS 4 Cost $8,759,585
Residential Per Acre Per SF
Single Family 0.00 0.00% $27,245 14,924 $1.826
Multi-Family 14.99 6.99% 612,61 $40,868 19,500 $2.096
Subtotal - Residential 14.99 11.24 6.99% 612,61
Non-Residential Per Acre
Service/Office Commercial 22.44 0.70 15.71 9.77% 5856,090 $38,143 Retail Commercial 98.76 0.70 69.13 43.00% $3,766,962 $38,143 ndustrial/Warehousin 80.84 0.80 64.67 40.23% $3,523,923 $43,592 Subtotal - Non-Residenti 202.04 149.51 93.01% $8,146,975 Total 217.03 160.75 100.00% $8,759,585
1 Runoff coefficients based on CA Water Board runoff fact sheet and reviewed by City staff.

Based on 7 units per acre and an average unit size of 2,132 sf for Central Lathrop for Single Family units and 20 units per acre with ar average unit size of 975 sf for multi-family units
Sources: CA Water Board; City of Lathrop
City of Lathrop 67 2024 Capital Facilities Fee Study Update Table 10-7
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Storm Drainage System Improvements - Watershed 4 CFF Storm Drainage WS4 Fee Comparison - Proposed vs. Current Fees Current Proposed Percent
Land Use Fee (per Acre) Fee (per Acre) Change
Net Acreage ' $49,073 $40,361 - 17.8%
' For comparison to the existing CFF, shows the proposed fee calculated as an average fee per net acre. See Table 10-6 for the actual proposed fee amounts.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 68 2024 Capital Facilities Fee Study Update

11. CLSP WATER TANK #1 CFF
This section of the report identifies the land acreage, costs, and the CFF rates required to fund the reimbursement of Water Tank #1 costs.

BACKGROUND
Section 7.05.2.5 of the DA states that Saybrook shall construct one or more water tanks consistent with the Water System Report for the CLSP. Saybrook has constructed Water Tank #1, and their engineer provided the costs to construct the water tank. Water Tank #1 will serve a portion of the CLSP area. In the prior CFF update in 2022, the Water Tank #1 service area covered approximately 500 acres within Phase 1. For this update, the City added eight additional parcels to the Water Tank #1 service area and therefore the CFF needs to be updated to allocate a portion of the costs to these properties. Furthermore, since one of the new properties added to the service area lies within CLSP Phase 2, a new industrial category will need to be created for this CFF. Exhibit 5 below shows the revisions to the Water Tank #1 service area.

Exhibit 5 - Water Tank #1 Service Area
LEGEND
INITIAL WATER TANK #1

SERVICE AREA

ADDED TO AREA
City of Lathrop 69 2024 Capital Facilities Fee Study Update WATER TANK #1 CosTS
Water Tank #1 was constructed by Saybrook and consists of the water tank, site improvements, and other equipment for Water Tank #1. The total cost was $4,774,309 in 2021. This cost was inflated using the CCI to $5,491,596 in 2024 dollars. Table 11-1 at the end of this section shows a summary of Water Tank #1 costs. Table 11-2 contains a detailed breakdown of costs included in Table 11-1.

FEE CALCULATION
The Water Tank #1 Fee was calculated on a per-unit and per-developable acre basis. The total average daily water demand in the service area is estimated by applying average daily demand factors (gallons per day for each land use type to the remaining development in the service area.

It is important to note that for this CFF update, the City revised the average daily demand factors, which reduced the estimated demand from each residential unit and non-residential acre. This produces an estimate for the average daily demand for water of 1,006,577 gallons per day. The total cost of Water Tank #1, $5,491,596, is divided by the average daily demand to produce a cost per unit of demand. This average cost is then allocated to the various land use types in the area based on their relative average demand for water. This calculation results in a fee of $1,719 per single-family unit, S1,282 per multi-family unit, $4,692 per commercial net acre, and $5,052 per industrial net acre. Table 11-3 shows the calculation of the Water Tank #1 Fee.

FEE COMPARISON
Table 11-4 presents a comparison of the proposed fees to the current fee for Water Tank #1. The prior fee did not have separate categories for non-residential land uses. Instead, it simply charged one rate per net acre. Therefore, for comparison purposes, the proposed fees are compared against the previous non-residential rate for both commercial and industrial development. As shown in Table 11-4, the proposed fees are 31.7% lower for single family, 17.3% lower for multi-family,

38.3% lower for commercial, and 33.6% lower for industrial uses. The decreases are primarily caused by the additional areas that will now be paying the CFF. The fee for multi-family did not decrease as much as the fee for other land uses due to the changes in the average daily demand factors mentioned above. While all demand factors were revised to be lower, the water demand from multi-family did not decline as much as other land uses, leading to relatively more costs allocated to this land use.

City of Lathrop 70 2024 Capital Facilities Fee Study Update Table 11-1
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Water Tank #1 CFF
Water Tank #1 Costs
Item Cost
A. SITEWORK/GRADING/PAVING $ 1,089,500
B. YARD PIPING $ 455,000
C. 1.6 MG STEEL RESERVOIR $ 859,000
D. CONCRETE FOUNDATIONS 297,000
E. BUILDING CONSTRUCTION $ 483,000
F. MECHANICAL WORK $ 545,000
G. HYDROPNUEMATIC TANK SYSTEM $ 150,000
H. CHEMICAL FEED SYSTEM $ 23,000
I. OWNER SUPPLIED GENERATOR $ 17,000
J1. INSTRUMENTS/POWER/CONTROL $ 409,000
J2. ELECTRICAL INSTALLATION $ 250,000
K. CHANGE ORDERS $ 196,809
TOTAL WATER TANK #1 COSTS (2021 Dollars) (A-K) $ 4,774,309 TOTAL WATER TANK #1 COSTS (2024 Dollars) $ 5,491,596
TOTAL WATER TANK #1: $ 5,491,596
Source: City of Lathrop; MacKay & Somps; Goodwin Consulting Group City of Lathrop 71 2024 Capital Facilities Fee Study Update Table 11-2
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Water Tank #1 CFF
Water Tank #1 - 2021 Costs

CFF AREA

ITEM UNIT UNIT COST QTY ITEM TOTAL
A. SITEWORK/GRADING/PAVING
4" ASPHALT WITH BASE ROCK LS $132,500.00 $132,500
LS $16,500.00 $16,500
LF $18.11 994 $18,000
LS $17,000.00 1 $17,000
2" CRUSHED ROCK LS $30,500.00 1
PIPE BOLLARDS 18 330.500
EA $222.22
LF $285.54 989 $282,400
LF $420.63 989 $416,000
IRRIGATION LS $44,500.00 1 $44,500
LANDSCAPE LS $76,600.00 1 $76,600
3"-8" RIVER COBBLE LS $37,500.00 1 8375000
ORNAMENTAL GATE EA $14,000.00
SUBTOTAL $1,089,500
(B. YARD PIPING
SEWER & STORM PIPE (STORM PIPE, 24"D, 146-1/2'LF; SEWER PIPE, 4'F, #134 LF) LS $65,000.00 $65,000 $21,000.00 1 $21,000

WATER & CHEMICAL PIPE LS
PUMP SUCTION PIPING LS $125,000.00 1 $125,000
LS $129,000.00 $129,000
TANK INLET & OUTLET PIPING (20" CML&C SCH.10 STEEL INLET PIPE, +112'LF; 20" CML8 LS $104,000.00 1 $104,000 TANK MIXER PIPING LS $3,000.00 1 $3,000
ANODE AND TEST STATIONS EA $2,666.67 3 $8,000
SUBTOTAL $455,000
C. 1.6 MG STEEL RESERVOIR
TANK FOUNDATION CY $2,012.99 77 $155,000
STEEL DELIVERED TO SHOF LS $335,000.00 1 $335,000
TANK COATINGS LS $208,000.00 1 $208,000
TANK CATHODIC PROTECTION LS $16,000.00 1 $16,000
INSTALL INLET/OUTLET CONNECTIONS LS $125,000.00 1 $125,000 PROCURE TANK MIXER LS $20,000.00 $20,000
SUBTOTAL $859,000
D. CONCRETE FOUNDATIONS
PUMP CAN FOUNDATIONS LS $100,000.00 1 $100,000
MISCELLANEOUS EQUIPMENT PADS & SUPPORTS LS $20,000.00 1 $20,000 GENERATOR/FUEL TANK FOUNDATION LS $28,000.00 $28,000
HYDROPNUEMATIC TANK FOUNDATIONS LS $44,000.00 $44,000
DRILLED PIER FOUNDATIONS LS $15,000.00 1 $15,000l
LS $90,000.00 1 $90,000
$297,000
E. BUILDING CONSTRUCTION
MASONRY WALLS LF $425.47 369 $157,000
PUCHASE METAL DOOR FRAMES EA $3,250.00 4 $13,000
INSTALL ROOF ACCESS HATCHES LS $16,000.00 1 $16,000
INSTALL ROOFING SYSTEM LS $86,000.00 1 $86,000
FRAME METAL WALL SYSTEMS LS $35,000.00 $35,000
LS $35,000.00 1 $35,000
MISCELLANEOUS JOINT SEALANT LS $6,000.00 $6,000
FRAME TOP PLATE LUMBER LS $30,000.00 $30,000
PROCURE STRUCTURAL STEEL LS $75,000.00 $75,000
INSTALL METAL DECKING LS $30,000.00 1 $30,000
SUBTOTAL $483,000
• MECHANICAL WORI

UMP STATION
PROCURE BOOSTER PUMP CANS LS S51,000.00 $51,000l
PROCURE BOOSTER PUMPS (60 HP VERTICAL TURBINE PUMPS (3); 200 HP VERTICAL TI LS $183,999.00 $184,000 City of Lathrop 72 2024 Capital Facilities Fee Study Update Table 11-2
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Water Tank #1 CFF
Water Tank #1 - 2021 Costs

CFF AREA

ITEM UNIT UNIT COST QTY ITEM TOTAL
PROCURE CHLORINE RESIDUAL CONTROL SYSTEM LS $95,000.00 $95,000 PROCURE FABRICATED STEEL PIPE LS 550,000.00 $50,000
FURNISH & INSTALL ABOVE GRADE PIPING LS $165,000.00 $165,000 SUBTOTAL $545,000
G. HYDROPNUEMATIC TANK SYSTEM
PROCURE HYDROPNUEMATIC TANK SYSTEM $150,000.00 1 $150,000 $150,000
H. CHEMICAL FEED SYSTEM
PROCURE CHEMICAL TANK EA $12,000.00 $12,000
CHEMICAL PIPE & TUBING LS $11,000.00 $11,000
SUBTOTAL $23,000

1. OWNER SUPPLIED GENERATOR
PROCURE DIESEL FUEL TANK LS $17,000.00 $17,000
SUBTOTAL $17,000
J. ELECTRICAL & INSTRUMENTATION
J1. INSTRUMENTS/POWER/CONTROL
PROCURE PLO CONTROL PANEL $39,000.00 $39,000
PROCURE MOTOR CONTROL CENTER LS $290,000.00 $290,000
PROCURE MAIN SWITCHGREAR - SES LS $20,000.00 1 $20,000
PROCURE FIELD INSTRUMENTS LS $22,000.00 $22,000
PROCURE 20" MAGNETIC FLOWMETER EA $38,000.00 1 $38,000
J2. ELECTRICAL INSTALLATION
ELECTRICAL UNDERGROUND ROUGH IN LS $96,000.00 $96,000
LIGHTING LS $9,000.00 $9,000
LS $77,000.00 $77,000
LS $68,000.00 $68,000
$659,000
TOTAL BID AMOUNT $4,577,500
K. CHANGE ORDERS
CEMENT TREAT TANK SUBGRADE MISCELLANEOUS CHANGES LS $50,700.38 $50,700 PCO NO. 03 - ADD MASONRY PILASTERS LS $57,148.00 $57,148 PCO NO. 04 - OILED SAND FOR TANK BASE LS $6,880.00 1 $6,880 PCO NO. 05 - MONUMENT SIGN CHANGES MISCELLANEOUS CHANGES LS $3,138.00 1 $3,138 PCO NO. 07 - ADD DRIVEWAY ENTRY LS $12,867.00 1 $12,867 PCO NO. 08 - DEEP SEWER CONNNECTION LS $14,758.00 1 $14,758 PCO NO. 10 - ADD SECURITY CONDUITS LS $50,397.69 $50,398 PCO NO. 11 - FUEL TANK LOW LEVEL FLOAT LS $920.00 $920
CHANGE ORDER TOTALS $196,809
TOTAL WATER TANK #1 $4,774,309.07
City of Lathrop 73 2024 Capital Facilities Fee Study Update Table 11-3
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Water Tank #1 CFF
Water Tank #1 - Fee Calculation
[Tank #1 Total Cost (2024 $) 55,491,596
Average Day
Estimated Demand Total Est. % of
Number of Factor Demand Total Allocated Fee per
Land Use Units/Acres' (Gallons/Day) (Gallons/Day) Demand Cost Unit/Acre per Unit per Unit per Unit
Single Family 1,483 315 467,145 46.41% $2,548,610 $1,719 Multi-Family 1,331 235 312,785 31.07% $1,706,466 $1,282 per Acre per Acre per Acre
Commercial 176.5 860 151,826 15.08% $828,320 $4,692
Industrial 80.8 926 74,821 7.43% $408,201 $5,052
Total 1,006,577 100.00% 55,491,596
' Includes areas shown on Stanford Crossing - Water Tank #1 - Development Area Exhibit dated 4/20/2018. Also includes parcels 192-020-14, 192-020-27, 192-020-28, 192-020-32, 192-090-39, 192-020-40, 192-020-59, and 192- 020-60. Single-Family category includes LDR and MDR zoning desigations. Excludes existing development as of June 30, 2024.

Sources: MacKay & Somps; City of Lathrop
City of Lathrop 74 2024 Capital Facilities Fee Study Update Table 11-4
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Water Tank #1 CFF
Water Tank # 1 Fee Comparison - Proposed vs. Current Fees Current Proposed Percent
Land Use Fee Fee Change
per Unit per Unit
Single Family $2,515 $1,719 -31.7%
Multi-Family $1,551 $1,282 -17.3%
per Acre per Acre
Commercial $7,605 $4,692 -38.3%
Industrial $7,605 $5,052 -33.6%
Sources: Goodwin Consulting Group, Inc.

City of Lathrop 75 2024 Capital Facilities Fee Study Update

12. MUNICIPAL SERVICE FACILITIES CFF
This section of the report identifies the facilities, costs, and the updated CFF rates required to fund the facilities in the Municipal Service Facilities CFF.

BACKGROUND
The Municipal Service Facilities CFF was originally adopted in 1990. The CFF has been updated several times over the years, including most recently in 2005. The CFF includes the costs of facilities to provide municipal services within the City. This includes the costs of police, animal control, City Hall, corporation yard, fleet maintenance, and wireless network facilities. Since these services are provided to residents and employees Citywide, all new development in the City pays this fee. With this CFF update, the City has revised the list of Municipal Service Facilities and their costs. The methodology of allocating the costs remains the same, though it is now based on revised projections of the buildout population and employment following the 2022 General Plan updates.

MUNICIPAL SERVICE FACILITIES COSTS
The Municipal Service Facilities CFF includes the costs of police, animal control, City Hall, corporation yard, fleet maintenance, performing arts center, and wireless network facilities. The City reviewed the cost estimates from the 2005 updates and provided the following updates to the estimated costs. First, the estimated cost to construct police facilities was updated based on actual costs incurred for the first police station on River Islands Parkway. Table 12-1 at the end of this section shows the actual costs for the first police station, which were much higher than was previously assumed in the 2005 CFF update. Table 12-2 estimates the additional police facilities that will be required to serve the buildout population, and then estimates their costs using the increased construction costs experienced in the construction of the first police station. Table 12-3 presents a hypothetical comparison showing that the construction costs have increased 43% above the prior estimates after adjusting for the increase in the amount of police facilities needed due to the increased buildout population.

Table 12-4 estimates the cost of City Hall. Aside from an inflation adjustment, the estimate for City Hall was only changed to remove the 1,300 square feet of space previously included for the fire department.

Table 12-5 provides an estimate of the costs for a corporation yard. Aside from an inflation City of Lathrop 76 2024 Capital Facilities Fee Study Update adjustment, the estimate for the corporation yard was only changed to remove the 64,000 square foot vehicle maintenance facility. The vehicle maintenance facility now has a separate cost estimate included in Table 12-6. Based on input from City staff, the new estimate for the fleet maintenance facility is $15 million.

Table 12-7 shows the estimated cost of the performing arts center. This estimate was not updated, except to inflate costs using the ENR CCI. The City plans to use the community center, which is a facility funded though the Culture and Leisure CFF, to serve the function of the performing arts center. The estimated cost of the performing arts center was deducted from the estimated cost of the community center to avoid double collecting for the same facility. A portion of the cost of the community center can be paid from the Municipal Service Facilities CFF, but not more than the total estimate of $9,514,000 in 2024 dollars shown in Table 12-7.

Table 12-8 summarizes the costs for all facilities included in the CFF program. The total cost of Municipal Service Facilities is $199.2 million. Excluding the completed police station, the remaining cost is $185.5 million.

FEE CALCULATION
Table 12-9 shows the calculation of the proposed fees. The Municipal Service Facilities serve residents and employees citywide. The current population is estimated to consist of 28,503 residents and 9,153 employees. The employment population is weighted at 50% to reflect their reduced need for services. Therefore, the current persons served is 33,080. At buildout of the General Plan the City will have an estimated 95,065 residents and 58,403 employees, or 124,267 persons served. That means future growth in the City will result in 91,187 additional persons served, or about 73% of the total anticipated at buildout.

Allocating the total cost of facilities to existing and future development based on the relative number of persons served gives a total of $49.4 million for existing development and $136.1 million for future development. Future development cannot be required to pay for any deficiencies in the existing facilities, so the $49.4 million cost will need to be covered using existing CFF balances and other funding sources. The $136.1 million attributable to future development is allocated equally to the number of persons served by each facility. All facility costs except for the animal control facility and the performing arts center are allocated to both future residents and future weighted employees (50%). The net costs of the animal control facility and performing arts center are only allocated to future residents. Altogether, the average cost per person served totals $1,560.

City of Lathrop 77 2024 Capital Facilities Fee Study Update To produce fees for residential units, persons per household assumptions of 3.2 for single family and 2.5 for multi-family are multiplied by the average cost per person served. This produces fees of $4,992 per unit for single family and $3,900 per unit for multi-family. Due to new requirements in AB 602, these per-unit fees have been converted into fees that are charged per square foot using average unit size assumptions. The average unit sizes are based on the average unit sizes found in CLSP, Mossdale Village, and River Islands, as these newly developing areas will better represent the size of units developed in the future. The proposed fees for residential land uses are $1.942 per square foot for single family and $4.000 per square foot for multi-family.

The fees for non-residential land uses are calculated based on an assumption of the amount of square footage per employee. The average cost per person served is divided by either 450 square feet of retail/service space or 750 square feet for other non-residential space per employee. This is then multiplied by 1,000 square feet to produce fees of $2,916 and $1,750 per 1,000 square feet for retail/service and other non-residential uses, respectively.

FEE COMPARISON
Table 12-10 shows how the proposed CFF compares to the current fees. Since the current fee for Municipal Service Facilities is charged on a per-unit basis, the current fee is compared to the proposed fee rate based on the average unit size. The proposed fees are 5.9% and 15.8% higher for single family and multi-family units, respectively. The proposed fees for commercial and other non-residential development are 5.1% and 5.9% lower than the current fees.

AB 602
Table 12-10 shows that the proposed Municipal Service CFFs are higher than the City's current CFFs for residential land uses. Pursuant to AB 602, if a fee study supports increasing an existing fee, the local agency shall review the assumptions of the fee study that supported the original or prior fee and evaluate the amount of fees collected under the original or prior fee.

This Fee Study and City staff support increasing the current Municipal Service CFFs that were adopted by the Lathrop City Council in 2005 because the additional fee revenue will be needed to fund the increased cost of police facilities, animal control facilities, and fleet maintenance facilities. The existing CFFs were based on estimates developed in 2003 and updated in 2005. In the case of police facilities, the actual land, construction, and financing costs were 44% higher than previously estimated. In the case of animal control facilities and fleet maintenance facilities, City of Lathrop 78 2024 Capital Facilities Fee Study Update City engineering staff reviewed the cost estimates and found that these estimates were also too low. For most of the facilities included in the CFF, the size of the facilities was not increased despite the fact that the buildout population of the City is now projected to be higher following the 2022 General Plan updates. Therefore, the increases in costs do not represent an increase in the overall level of service to be provided.

City of Lathrop 79 2024 Capital Facilities Fee Study Update Table 12-1
is of patron 2o capies Facis Poos Study Update
Existing Police Facility Cost Summary
Existing Facilities
Building (sf) 13,889
Land (acres) 2.22
Cost per
Square SF Total
Cost Summary Footage (2021 $) Cost
Land & Land Improvements 96,703 $12.20 $1,179,665
Interest Cost' $25,478
Subtotal - Land and Land Improvements $1,205,143
Construction and Equipment 2 13,889 $744.37 $10,338,561 Interest Cost' $769,319
Subtotal - Construction $11,107,881
Remaining Costs and Contingencies $353,180
Subtotal - Contingencies & Soft Costs $353,180
Total Existing Police Facility Costs (2021 $) $12,666,204 Total Existing Police Facility Costs (2024 $) 3 $13,735,112 Total Existing Police Facility Costs $13,735,112
Interest charges pursuant to the purchase contract between the City and River Islands Development, LLC.

Includes allowance for property/evidence room, lockers and showers, arsenal, and other specialized furnishings and equipment included in construction.

Inflated using the CCI from August 2021 (12,463.00) to December 2023 (13,514.76).

Sources: City of Lathrop; Goodwin Consulting Group, Inc.

City of Lathrop 80 2024 Capital Facilities Fee Study Update Table 12-2
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
Future Police Facility Cost Estimate
Facility Needs
Buildout Population 95,065
Projected Employment' 58,403
Projected Service Population 153,468
Sworn Officers 1.5/1,000 pop 230
Civilian Staff 0.68 per sworn officer 157
Total Staff 387
Building Requirements (sf) 250 sf/staff 96,700
Land Requirements (acres) 0.4 FAR 5.5
Existing Facilities
Building (sf) 13,889
Land (acres) 2.22
Net Requirements
Building Requirements (sf) 82,811
Land Requirements (acres) 3.3
Cost per
Square SF Total
Cost Estimate Footage (2021 $)? Cost
Land & Land Improvements 145,047 $12.20 $1,769,400
Subtotal - Land and Land Improvements $1,769,400
Basic Building 82,811 $551.39 $45,660,787
Spec. Constr. & Equip? 82,811 $192.98 $15,981,275
Subtotal - Construction S61,642,063
Contingencies (12% of Construction) $7,397,000
Engr., CM, Fees, Etc. (28% of Const. and Contingencies) $19,331,000 Subtotal - Contingencies & Soft Costs (Rounded) S26,728,000 Total Police Facility Costs (2021 $) $90,139,463
Total Police Facility Costs (2024 $) * $97,746,386
Total Future Police Facility Costs (Rounded) $97,746,000 Includes allowance for property/evidence room, lockers and showers, arsenal, and othe pecialized furnishings and equipment included in construction. Assumed to b approximately 26% of the overall cost per square foot
• Inflated using the CCI from August 2021 (12,463.00) to December 2023 (13,514.76 Sources: Goodwin Consulting Group, Inc.

City of Lathrop 81 2024 Capital Facilities Fee Study Update Table 12-3
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
Future Police Facility Cost Change
Facility Needs
Net Requirements
Building Requirements (st) 82,811 82,811
Land Requirements (acres) 3.3 3.3
Prior Unit Costs Updated Unit Costs
Cost per Cost per
Square SF Total SF Total
Cost Estimate Footage (2003 $)? Cost (2021 $) 3 Cost
Land & Land Improvements 145,047 $12.00 51,740,562 $12.20 $1,769,400 Subtotal - Land and Land Improvements $1,740,562 $1,769,400 Basic Building 82,811 $200.00 $16,562,200 $551.39 $45,660,787 Spec. Constr. & Equip' 82,811 $70.00 $5,796,770 $192.98 $15.981,275 Subtotal - Construction $22,358,970 $61,642,063
Contingencies (12% of Construction) $2,683,000 $7,397,000 Engr., CM, Fees, Etc. (28% of Const. and Contingencies) $7,012,000 $19,331,000 Subtotal - Contingencies & Soft Costs (Rounded) $9,695,000 $26,728,000 Total Police Facility Costs (Prior 2003 $ / Updated 2021 $) $33,794,532 $90,139,463 Total Police Facility Costs (2024 $) 2 $68,218,818 $97,746,386 Total Future Police Facility Costs (Rounded) $68,219,000 $97,746,000 Change in Future Police Facility Costs due to Increased Unit Costs $29,527,000 Percentage Change 43%
Includes allowance for property/evidence room, lockers and showers, arsenal, and other specialized furnishings and equipment 2003 Costs inflated to 2024 using the increase in the CCI from July 2003 (6,695.00) to December 2023 (13,514.76). 2021 Costs inflated to 2024 using the increase in the CCI from August 2021 (12,463.00) to December 2023 (13,514.76).

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 82 2024 Capital Facilities Fee Study Update Table 12-4
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
City Hall Cost Estimate
Facility Needs
Buildout Population 95,065
City Hall Space Needs (st) '
Administration 5,100
City Attorney 2,500
Finance 4,000
Culture and Leisure (at City Hall) 2,600
Public Works/Engineering 10,900
Community Development/Housing 4,900
Common Space and Facilities 11,100
Council Chambers 3,500
Building Requirements (sf) 44,600
Land Requirements (acres) 0.40 FAR 2.6
Cost per
Square SF Total
Cost Estimate Footage (2003 $) Cost
Land & Land Improvements 111,500 $12.00 $1,338,000
Subtotal - Land and Land Improvements (Rounded) $1,338,000 Basic Building 44,600 $200.00 $8,920,000
Spec. Constr. & Equip? 44,600 $40.00 $1,784,000
Subtotal - Construction $10,704,000
Contingencies (12% of Construction) $1,284,000
Engr., CM, Fees, Etc. (28% of Const. and Contingencies) $3,357,000 Subtotal - Contingencies & Soft Costs (Rounded) $4,641,000 Total City Hall Costs (2003 $) $16,683,000
Total City Hall Costs (2024 $) 3 $33,676,884
Total City Hall Costs (Rounded) $33,677,000
Based on City Hall Staffing and Space Needs table prepared by City staff, Sept. 2002. cludes allowance for loading doc, elevators, vault and records rooms, council chambers nd other specialized rooms and furnishings/equipment included in constructior 3 2003 Costs inflated to 2024 using the increase in the CCI from July 2003 (6,695.00) to December 2023 (13,514.76).

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 83 2024 Capital Facilities Fee Study Update Table 12-5
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
Corporation Yard Cost Estimate
Facility Needs '
Buildout Population 95,065
Enclosed Buildings (sf)
Administration Building 4,700
Active Storage: General 12,300
Active Storage: H-2 2,200
Active Storage: B-2 1,900
Dead Storage 300
Subtotal 21,400
Open Space (sf)
Employee and Visitor Parking 35,200
Equipment Parking 10,400
Active Storage/Open 29,200
Dead Storage/Open 60,000
Miscellaneous Activities 98,400
Retention Basin/General Open 57,700
Subtotal 290,900
Total Space Needs (sf) 312,300
Land Requirements (acres) 0.07 FAR 7.17
Cost per
Square SF Total
Cost Estimate Footage (2003 $) Cost
Land & Land Improvements 312,300 $10.00 $3,123,000
Subtotal - Land and Land Improvements (Rounded) $3,123,000 Administration Building 4,700 $115.00 $541,000
Spec. Constr. & Equip 4,700 $4.00 $19,000
Storage Steel Building 16,700 $28.00 $468,000
Open Space Improvements 290,900 $6.00 $1,745,000
Subtotal - Construction 52,773,000
Contingencies (12% of Construction) $333,000
Engr., CM, Fees, Etc. (28% of Const. and Contingencies) $870,000 Subtotal - Contingencies & Soft Costs (Rounded) $1,203,000 Total Corporation Yard Costs (2003 $) $7,099,000
Total Corporation Yard Costs (2024 $)? $14,330,288
Total Corporation Yard Costs (Rounded) $14,330,000
Assedates in May tion of needs from Corporate Yard Space Needs Study prepared by BH 2 003 Costs inflated to 2024 using the increase in the CCI from July 2003 (6,695.00) cember 2023 (13,514.7
Sources: Goodwin Consulting Group, Inc.

City of Lathrop 2024 Capital Facilities Fee Study Update Table 12-6
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
Fleet Maintenance Facility Cost Estimate
Facility Needs'
Buildout Population 95,065
Building Requirements (sf) 64,000
Land Requirements (acres) 0.23 FAR 6.39
Cost per
Square SF Total
Cost Estimate Footage (2024 $) Cost
Land & Building 278,261 $24.00 $6,678,261
Subtotal - Land and Land Improvements (Rounded) $6,678,000 General Building 64,000 $91.00 $5,824,000
Contingencies (12% of Construction) $699,000
Engr., CM, Fees, Etc. (28% of Const. and Contingencies) $1,826,000 Subtotal - Contingencies & Soft Costs (Rounded) $2,525,000 Total Fleet Maintenance Facility Costs (2024 $) $15,027,000 Total Fleet Maintenance Facility Costs (Rounded) $15,027,000 Estimated need for a $15M facility based on input from City staff.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 85 2024 Capital Facilities Fee Study Update Table 12-7
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
Performing Arts Center Cost Estimate
Facility Needs'
Buildout Population 95,065
Facility Land Requirements (sf) 32,750
Cost per
square SF Total
Cost Estimate Footage (2003 $) Cost
Land & Land Improvements 32,750 $12.00 $393,000
Subtotal - Land and Land Improvements (Rounded) $393,000 Basic Building 13,100 $200.00 $2,620,000
Spec. Constr. & Equip? 13,100 $30.00 $393,000
Subtotal - Construction $3,013,000
Contingencies (12% of Construction) $362,000
Engr., CM, Fees, Etc. (28% of Const. and Contingencies) $945,000 Subtotal - Contingencies & Soft Costs (Rounded) $1,307,000 Total Performing Arts Center Costs (2003 $) $4,713,000
Total Performing Arts Center Costs (2024 $) 3 $9,514,009 Total Performing Arts Center Costs (Rounded) $9,514,000 No changes were made to the estimate of the performing arts center for purposes of the Municipal Service Facilities CFF. A portion of the planned community center within the Culture and Leisure Facilities CFF will ultimately serve the purpose of the performing arts center, eliminating a need for a separate facility. The estimated cost of the performing arts center has been deducted from the total cost of the community center to avoid double 2 Includes allowance for seating, multi-purpose room, movable walls/partitions, a kitchen, and other specialized furnishings/equipment included in construction. 3 2003 Costs inflated to 2024 using the increase in the CCI from July 2003 (6,695.00) to December 2023 (13,514.76).

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 86 2024 Capital Facilities Fee Study Update Table 12-8
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
Summary of Facility Costs
Buildout Population 95,065
Projected Employment 58,403
Weighted Employees (50%) 29,202
Total Persons Served 124,267
Municipal Estimated
Services Cost
Facility (2024 $) Status
Existing Police Facility $13,735,112 Complete
Future Police Facility $97,746,000 Planned
Animal Control Facility' $12,960,000 Planned
City Hall $33,677,000 Planned
Corporation Yard $14,330,000 Planned
Fleet Maintenance Facility $15,027,000 Planned
Performing Arts Center 2 $9,514,000 Planned
Wireless Network 3 $2,276,000 Planned
Total Facilities 5199,265,112
Total Complete Facilities (2024 $) $13,735,112
Total Planned Facilities (2024 $) $185,530,000
' Estimated need for a $13M facility based on input from City Staff. 3 Based on a 2005 cost estimate of $1,250,000. Inflated using the CCI from July 2005 (7,422.00) to December 2023 (13,514.76).

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 87 2024 Capital Facilities Fee Study Update Table 12-9
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
Fee Calculation
Buildout Population 95,065
Projected Employment 58,403
Weighted Employees (50%) 29,202
Total Persons Served 124,267 100%
Projected Residential Population Growth to Buildout 66,562 Projected Employment 49,250
Weighted Employees (50%) 24,625
Total Persons Served 91,187 73%
Municipal Estimated Allocation to Allocation to Cost per Services Cost Existing Future Persons Persons
Facility (2024 $) Development' Development Served Served Future Police Facilities $97,746,000 $26,019,795 $71,726,205 91,187 $787 Animal Control Facility 2 $12,960,000 $3,449,927 $9,510,073 66,562 $143 City Hall $33,677,000 $8,964,752 $24,712,248 91,187 $271 Corporation Yard $14,330,000 $3,814,618 $10,515,382 91,187 $115 Fleet Maintenance Facility $15,027,000 $4,000,158 $11,026,842 91,187 $121 Performing Arts Center? $9,514,000 $2,532,608 $6,981,392 66,562 $105 Wireless Network $2,276,000 $605,867 $1.670,133 91,187 $18 Total Facilities $185,530,000 $49,387,724 $136,142,276 $1,560 Fee Calculation Persons per Square Feet per
Household Employee
SFD MF Retail/Service Other

3.2 2.5 450 750
Municipal Services Facilities Fees
per Unit per Unit per 1,000 sf per 1,000 sf
Police Facility $2,517 $1,966 $1,748 $1,049
Animal Control Facility $457 $357 $0 $0
City Hall $867 $678 $602 $361
Corporation Yard $369 $288 $256 $154
Fleet Maintenance Facility $387 $302 $269 $161
Performing Arts Center $336 $262 $0 $0
Wireless Network $59 $46 $41 $24
Total $4,992 $3,900 $2,916 $1,750
Average Unit SF 3 2,570 975
Residential Fee per SF $1.942 $4.000
1 Represents the portion of planned facilities that will serve existing residents. This cost is excluded from the fee calculation and must be funded from prior fees collected or through another source. 2 Allocated to residential population only.
3 Based on the average square footage of units in newly-developing areas of the City.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 88 2024 Capital Facilities Fee Study Update Table 12-10
City of Lathrop 2024 Capital Facilities Fees Study Update Municipal Service Facilities CFF
Fee Comparison - Proposed vs. Current Fees
Current Proposed Percent
Land Use Fee Fee' Change
per Unit per Unit
Single-Family $4,714 $4,992 5.9%
Multi-Family $3,367 $3,900 15.8%
per 1,000 SF per 1,000 SF
Commercial $3,072 52,916 -5.1%
Other $1,859 $1,750 -5.9%
1 For residential land uses, assumes the proposed fee for an average-sized unit for comparison purposes.

Sources: Goodwin Consulting Group, Inc.

City of Lathrop 89 2024 Capital Facilities Fee Study Update

13. CLSP SEWER/RECYCLED WATER SYSTEM CFF
This section of the report identifies the updated sewer and recycled water facilities, costs, and CFF rates required to fund reimbursement costs for oversizing the sewer and recycled water facilities in the CLSP area.

BACKGROUND
Saybrook, the primary developer of the CLSP area, has constructed sewer and recycled water backbone facilities that will serve the CLSP area. In June 2018, the City Council adopted the original CLSP Sewer/Recycled Water System CFF required pursuant to Section 5.04.2 of the DA.

In February 2019 an update to the CFF was adopted to include additional pump station costs and sewer work items that were incurred by Saybrook or the prior developer. Based on input from City staff, the cost of the additional sewer work needs to be-updated for this update to CFF. Since the sewer and recycled water facilities have been funded by Richland or Saybrook, CFF revenue will be used to reimburse the developer.

FACILITIES AND COSTS
The original Sewer/Recycled Water CFF was based on facilities that included a pump station, force mains, sewer pipelines, and recycled water pipelines; specifically items 1 - 3 shown in Table 13- 1 at the end of this section. Items 4 and 5 in this table were added in 2019. The total cost of the additional sewer work (#5) has now been updated again to $4.8 million. The total cost of facilities after adjusting for inflation is $20.2 million. Facilities include a portion of a pump station, force mains, sewer pipelines, and recycled water pipelines. Tables 13-2 and 13-3 provide details of the pump station and force main costs included in the CFF.

COST ALLOCATION FACTORS
The allocation of the CLSP sewer and recycled water facilities is based on the wastewater flow factors provided by the City and summarized in Table 13-4. The wastewater flow factors have been revised since the 2019 update including a separate flow factor for dry warehouses.

Wastewater flow is a reasonable method of allocating sewer facilities costs since it accurately measures the demand placed on the sewer system by various types of development.

City of Lathrop 90 2024 Capital Facilities Fee Study Update

FEE CALCULATION
Table 13-5 summarizes the cost allocation of the sewer and recycled water facilities costs. The estimated development in CLSP following the Phase 2 amendments includes 2,814 residential units and approximately 10.3 million square feet of commercial, industrial, and dry warehouse development. The total amount of development for each land use is multiplied by the applicable wastewater flow factor to estimate the daily flow volume from each category. The total cost of $20.2 million is then allocated equally based on the demands on the sewer system. Finally, the allocated costs are then divided by the number of units or 1,000 square foot increments to calculate the fees. The proposed fees are $5,590 per single family unit, $4,658 per multi-family unit, $1,331 per 1,000 square feet of commercial space, $428 per 1,000 square feet of limited industrial space, and $307 per 1,000 square feet of dry warehouse space.

FEE COMPARISON
Table 13-6 shows a comparison of the proposed fees and the current fees. Since the current fee does not have separate categories for limited industrial and dry warehouse land uses, the table only includes a comparison for commercial land uses. Overall, the fees have increased by 70-83%.

This is primarily due to the removal of residential land uses within CLSP Phase 2. The sewer demand in terms of daily flow from residential uses is about half of what was estimated in the 2019 update. The non-residential uses that replaced the residential within Phase 2 require much less sewer service. Therefore, the cost per unit of demand has increased.

City of Lathrop 91 2024 Capital Facilities Fee Study Update Table 13-1
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Sewer/Recycled Water System CFF
Project Descriptions and Costs
Project Cost Project Cost
No. Improvement (2017 $) (2024 $)
Portion of Pump Station and Force Mains? $5,302,500 $6,806,000 2 Sanitary Sewer Mains $2,849,175 $3,657,000
3 Recycled Water Mains $3,095,280 $3,973,000
4 Additional Pump Station Costs $957,000
Estimated Additional Sewer Work - Force Mains $4,826,000 Total 511,246,955 $20,219,000
' Costs inflated using the ENR 20-City CCI from December 2016 (10,530.00) to December 2023 (13,514.76). 2 Includes 1/4 of the total pump station cost.
3 Includes 1/4 of the additional costs incurred since 2014.

Sources: City of Lathrop; MacKay & Somps;
City of Lathrop 22 2024 Capital Facilities Fee Study Update Table 13-2
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Sewer/Recycled Water System CFF
Additional Pump Station Costs
2006 Richland Contract to Auburn $10,479,300
Change orders to Auburn Contract $800,253
Total Amount Paid to Auburn by 2006 Richland Contract $11,279,553 2014 Saybrook Contract to Auburn $138,176
Total Amount paid prior to 2017 Auburn Contract Completion 511,417,729 2017 - Saybrook Contract to Auburn $270,000
Change Orders to Auburn Contract $2,834,548
Total Amount Paid to Auburn by 2017 Saybrook Contract $3,104,548 Sale of Equipment to Crow Holdings (City ordered Removal) ($254,625) Amount Paid to TESCO by SFA $91,950
Amount Paid to GENERAC by SFA $23,214
Amount Paid to SHAPE by SFA $28,965
Amount Paid to CRUMP by SFA $120,971
Amount Paid to Rain for Rent by SFA $14,931
Amount Paid to ARNAUDO by SFA $39,000
Total Paid outside of Auburn Contract by SFA $64,407
Total Cost of CLSP SS & S0 Pump Stain Completion $14,586,684 Total Additional Cost Beyond 2006 Contract (2019 $)' $3,168,955 Total Additional Cost Beyond 2006 Contract (2024 $) $3,828,853 1/4 of Additional Cost added to DA Pump Station Cost (rounded) $957,000 ' Costs inflated using the ENR 20-City CCI from December 2018 (11,185.51) to December 2023 (13,514.76).

Sources: City of Lathrop; Saybrook, LLC
City of Lathrop 93 2024 Capital Facilities Fee Study Update Table 13-3
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Sewer/Recycled Water System CFF
Additional Sanitary Sewer Facilities - Force Mains
Cost
Item Quantity Unit Per Unit Amount (2024 $)
15 $98 $1,470
15 LF $52 $780
40 SF $35 $1,400
40 SF $39 $1,560
60 SF $57 $3,420
60 SF $39 $2,340
1 LS $6,400 $6,400
1 LS $5,000
$5,000
$22,370
Sanitary Sewer Work
10" Sanitary Sewer Force Main (PVC C905) LF $97 $766,300 7,900
12" Sanitary Sewer Force Main (PVC C905) LF $122 $969,900 8" SS Cleanout EA $22,000 $22,000
12" SS Cleanout EA $25,000 $25,000
1" Air Relief Valve 6 EA $13,500 $81,000
48" Casing Jack and Bore for both forcemains (in Interstate 5) 260 LF $3,300 $858,000 48" Casing Jack and Bore for both forcemains (under railroad tracks) 160 LF $3,500 $560,000 Subtotal - Sanitary Sewer Work $3,282,200
Total Construction Cost $3,304,570
Contingencies (20%) $660,914
Engineering, Design, Inspection, Fees, etc. (20% of total const. cost) $660,914 Union Pacific Railroad Permitting $200,000
Total Construction and Soft Costs (2024 $) $4,826,398
Total Construction and Soft Costs (2024 $) (rounded) $4,826,000 Sources: MacKay & Somps; City of Lathrop
City of Lathrop 94 2024 Capital Facilities Fee Study Update Table 13-4
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Sewer/Recycled Water System CFF
Wastewater Flow Factors
Wastewater
Land Use Flow Factor
Low Density Residential 240 gpd/du
Medium Density Residential 200 gpd/du
High Density Residential 110 gpd/ac
Commercial 755 gpd/ac
Limited Industrial 240 gpd/ac
Dry Warehouse 172 gpd/ac
Sources: City of Lathrop
City of Lathrop 95 2024 Capital Facilities Fee Study Update Table 13-5
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Sewer/Recycled Water System CFF
Fee Calculation
Wastewater Wastewater Cost per
Units / Flow Flow Daily Percent Cost Unit /
Land Use Bidg SF Factor Volume Allocation Allocation Bidg SF Total Improvement Cost $20,219,000
Dwelling GPD
Residential Units per Unit GPD per Unit
Single Family 1,483 240 355,920 41.0% $8,289,808 $5,590 Multi-Family 1,331 200 266,200 30.7% $6,200,121 $4,658
Subtotal - Residential 2,814 622,120 71.7% $14,489,929
Building GPD Per
Non-Residential Acres Sq. Ft per acre GPD 1,000 SF
Commercial 176.1 2,326,811 755 132,942 15.3% $3,096,378 $1,331 Limited Industrial 121.8 1,591,729 240 29,233 3.4% $680,869 $428 Dry Warehouse 487.2 6,366,918 172 83,801 9.7% $1,951,824 $307 Subtotal - Non-Residential 10,285,458 245,976 28.3% $5,729,071 Total 868,096 100.0% $20,219,000
Sources: Goodwin Consulting Group, Inc.

City of Lathrop 96 2024 Capital Facilities Fee Study Update Table 13-6
City of Lathrop 2024 Capital Facilities Fees Study Update CLSP Sewer/Recycled Water System CFF
Fee Comparison - Proposed vs. Current Fees
Current Proposed Percent
Land Use Fee Fee Change
per Unit per Unit
Single-Family $3,215 $5,590 73.9%
Multi-Family $2,733 $4,658 70.4%
per 1,000 SF per 1,000 SF
Commercial $726 $1,331 83.3%
Sources: Goodwin Consulting Group, Inc.

City of Lathrop 97 2024 Capital Facilities Fee Study Update

14. CULTURE AND LEISUrE CFF - PArK COMPONENT
This section of the report presents a conversion of the existing Park Component of the Culture and Leisure CFF so that the CFF can be charged on a square footage basis.

BACKGROUND
The City originally created the Culture and Leisure CFF in 1990. This CFF has been updated many times since its inception, including most recently in 2005. The CFF is comprised of three components: the Facilities Component, the Neighborhood Parks Component, and the Community Parks Component. The CLSP area is charged a different park fee specific to that development as neighborhood and community park development costs were anticipated to be higher in CLSP. The developer in River Islands constructs the parks required for that project, so this component of the CFF is not charged to new development in River Islands. All other residential areas in the City pay this CFF.

CONVERSION
Based on feedback from City staff, the Park Component of the Culture and Leisure CFF does not need to be updated at this time. However, since other park fees are updated in this Fee Study and are proposed to be charged on a square footage basis, there is a desire to convert this CFF so that all of the City's park fees can be charged in a consistent manner. Therefore, the existing CFF must be converted to be charged on a square footage basis. As of January 2024, the existing CFF is $6,868 per single family unit and $4,906 per multi-family unit. As mentioned previously, the average unit size in newly developing areas of the City is 2,570 square feet per single family unit and 975 square feet per multi-family unit. Dividing the existing CFF by the applicable average square footage produces fees of $2.672 per square foot for single family and $5.032 per square foot for multi-family.

City of Lathrop 98 2024 Capital Facilities Fee Study Update

15. CLSP CoMMunITy Park CFF
This section of the report presents a conversion of the existing CLSP Community Park CFF so that the CFF can be charged on a square footage basis.

BACKGROUND
The CLSP Community Park CFF was originally established in 2005. The CFF was subsequently updated in 2016 based on the DA to reflect increased park development costs anticipated in CLSP.

Since then, the CFF has not been updated aside from the annual inflation adjustments applied by the City.

CONVERSION
Based on feedback from City staff, the CLSP Community Park CFF does not need to be updated at this time. However, since other park fees are updated in this Fee Study and are proposed to be charged on a square footage basis, City staff has indicated a desire to convert this CFF so that all of the City's park fees can be charged in a consistent manner. Therefore, the existing CFF must be converted to be charged on a square footage basis. As of January 2024, the existing CFF is $4,760 per single family unit and $3,401 per multi-family unit. As mentioned previously, the average unit size in newly developing areas of the City is 2,570 square feet per single family unit and 975 square feet per multi-family unit. Dividing the existing CFF by the applicable average square footage produces fees of $1.852 per square foot for single family and $3.488 per square foot for multi-family.
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City of Lathrop 99 2024 Capital Facilities Fee Study Update

16. WLSP REGIONAL TRANSPORTATION IMPACT FEE
This section of the report presents the calculation of the WLSP Regional Transportation Impact Fee for industrial and warehousing land uses based on the existing fees. Additionally, the fees for residential land uses are converted so that the fee can be charged on a square footage basis.

BACKGROUND
The WLSP RTIF was originally created in 1997 to mitigate the impacts of development within WLSP on regional transportation facilities. Subsequently, the San Joaquin RTIF was adopted, which includes some of the same facilities included in the WLSP RTIF. The WLSP RTIF was reduced following the creation of the San Joaquin RTIF to account for that overlap. As mentioned earlier in this Fee Study, the City also adopted the WCLRT CFF to supplement the WLSP RTIF.

INDUSTRIAL/WAREHOUSING FEE
As mentioned previously, the CLSP Phase 2 Amendments included industrial and warehouse land uses that were previously not anticipated within CLSP. Thus, it is necessary to create a category for those land uses so that they can pay for their proportionate impacts on the transportation facilities. As of January 1, 2024, the existing RTIF for retail commercial land uses is $2,384 per 1,000 square feet of building space. As described in Section 5 of this Fee Study, Fehr and Peers recently calculated transportation DUEs of 0.96 for retail commercial and 0.13 for industrial/warehousing. Based on the relative difference between these DUEs, the proportionate fee for industrial/warehousing is $322 per 1,000 square feet ($2,384 x 0.13/0.96).

CONVERSION
Although this fee is not being updated in this Fee Study, the overlapping WCLRT CFF has been updated and the proposed WCLRT CFF deducts the full amount of the WLSP RTIF. Since the WCLRT CFF update in Section 5 proposes residential fees to be charged based on square footage, City staff has indicated a desire to convert the WLSP RTIF so that more of the City's transportation fees can be charged in a consistent manner. Therefore, the existing fee must be converted to be charged on a square footage basis. As of January 2024, the existing fee is S426 per single family unit and $499 per multi-family unit. As mentioned previously, the average unit size in newly developing areas of the City is 2,570 square feet per single family unit and 975 square feet per multi-family unit. Dividing the existing fee by the applicable average square footage produces fees of $0.166 per square foot for single family and $0.512 per square foot for multi-family.

City of Lathrop 100 2024 Capital Facilities Fee Study Update

17. OFFSITE ROADWAY IMPROVEMENTS CFF
This section of the report presents the calculation of the Offsite Roadway Improvements CFF for industrial and warehousing land uses based on the existing fees. Additionally, the fees for residential land uses are converted so that the fee can be charged on a square footage basis.

BACKGROUND
The Offsite Roadway Improvements CFF was created in 2007 to fund the costs of improvements needed at six specific intersections impacted by the proposed CLSP development. Aside from the annual inflation adjustments applied by the City, the CFF has not been updated since then.

INDUSTRIAL/WAREHOUSING CFF
As mentioned previously, the CLSP Phase 2 Amendments included industrial and warehouse land uses that were previously not anticipated within CLSP. Thus, it is necessary to create a category for those land uses so that they can pay for their proportionate impacts on the transportation facilities. As of January 1, 2024, the existing CFF for retail commercial land uses is $234 per 1,000 square feet of building space. The original CFF allocated the cost of the improvements based on adjusted peak P.M. trip generation rates for each land use. The trip generation rate used for retail commercial was 1.29, and the similar trip generation rate for warehousing is 0.23. Based on the relative difference between these trip generation rates, the proportionate fee for industrial/warehousing is $42 per 1,000 square feet ($234 x 0.23/1.29).

CONVERSION
The Offsite Roadway Improvements CFF is not being updated at this time. However, since the WCLRT CFF update in Section 5 proposes fees to be charged on a square footage basis, City staff has indicated a desire to convert this CFF so that more of the City's transportation fees can be charged in a consistent manner. Therefore, the existing CFF must be converted to be charged on a square footage basis. As of January 2024, the existing CFF is $183 per single family unit and $113 per multi-family unit. As mentioned previously, the average unit size in newly developing areas of the City is 2,570 square feet per single family unit and 975 square feet per multi-family unit. Dividing the existing CFF by the applicable average square footage produces fees of $0.071 per square foot for single family and $0.116 per square foot for multi-family.

City of Lathrop 101 2024 Capital Facilities Fee Study Update

18. NEXUS FINDINGS
Development in the City will create a need for additional public facilities as well as expansion of existing facilities to serve future residents and employees. The CFF program will provide funding for public facilities in accordance with the policies and goals set forth by the City. As required pursuant to the Mitigation Fee Act, the CFFs calculated in this Fee Study meet the nexus requirements of the law, as outlined below.

NEXUS TEST
Purpose of the Fees
The purpose of the CFFs is to provide funding for the infrastructure and facilities identified in this Fee Study.

Use of Fee
CFF revenue will be used to fund future development's fair share of the cost of infrastructure and facilities that have been identified by the City as necessary to serve new development in the City.

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

New residential and non-residential development will generate additional demand for the infrastructure and facilities identified in this Fee Study. The facilities, infrastructure improvements, and capacity enhancements included in this Fee Study will ensure that the City will maintain the desired level of service standards that are identified for the facility categories included in this Fee Study.

Determine how there is a reasonable relationship between the fee's use and the type of development project on which the fee is imposed.

CFF revenue collected will fund the facilities included in this Fee Study. These facilities will serve development in the City and the proposed fees in this Fee Study are a fair-share cost allocation based on the impact that future development will have on these facilities and improvements.

Separate CFF accounts will be established to ensure that fee revenue is applied to the infrastructure and facilities for which it is collected.

City of Lathrop 102 2024 Capital Facilities Fee Study Update Determine how there is a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed.

A reasonable relationship between the amount of each CFF and the cost of the public facility, or portion thereof, is established in this Fee Study through the use of cost allocation factors to estimate the demand for a facility or, the impact that a land use will have on a facility. For example, the cost allocation for the Sewer/Recycled Water Fee is based on the gallons per day of wastewater generated for each specific land use. The wastewater generation rates, which differ between land use categories, measure each land use's impact on sewer facilities and infrastructure. As a result, each land use category or development type is allocated its fair share of the cost based on its impact, as identified by its cost allocation factor.

By assigning the demand for infrastructure and facilities based on the cost allocation factors for each land use and quantifying that demand in the calculation of the CFFs, a reasonable relationship is established between the amount of the fee and the cost of the facilities attributable to the different types of development in the City.

City of Lathrop 103 2024 Capital Facilities Fee Study Update

19. FEE PROGRAM ADMINISTRATION

FEE IMPLEMENTATION
According to the California Government Code, prior to levying a new fee or increasing an existing fee, a public agency must hold at least one open and public meeting. At least 10 days prior to this meeting, the agency must make data on facility costs and funding sources available to the public.

Notice of the time and place of the meeting, and a general explanation of the matter, are to be published in accordance with Section 6062a of the Government Code, which states that publication of notice shall be posted over a 10-day period in a newspaper regularly published once a week or more. Two publications, with at least five days intervening between the dates of the first and last publication, not counting such publication dates, are sufficient. The Fee Study and fees established herein will be adopted through a City ordinance and resolution. Once the fee program is adopted by the Lathrop City Council, it shall become effective no sooner than sixty days after the final legislative action.

FEE ADJUSTMENTS
The CFFs will be adjusted in future years to reflect revised facility standards, receipt of funding from alternative sources (i.e., state or federal grants), revised costs, or changes in land uses or development plans. In addition to such adjustments, each year the CFF Fees will be adjusted by the change in the Engineering News Record 20-City CCI over the prior calendar year. This Fee Study adjusted costs in this report based on the ENR 20-City CCI value of 13,514.76 for December 2023. For inflating facilities costs that are in the City's 2005 CFF Fee Study, this Fee Study applied ENR 20-City CCI values of 6,695 (July 2003) for costs that were established in 2003 and an ENR 20-City CCI value of 7,422 (July 2005) for costs established in 2005. Other facilities in this Fee Study are based on more recent cost estimates from 2010 through 2024. In those cases, the costs were inflated by applying the increase in the ENR 20-City CCI from the month and year indicated in the cost estimate to the CCI for December 2023, as noted on each table in this Fee Study.

ASSEMBLY BILL 602
On September 28, 2021, Assembly Bill 602 was signed into law and became effective starting January 1, 2022. The law establishes additional procedural and transparency requirements on public agencies when establishing new fees or increasing existing development impact fees. AB City of Lathrop 104 2024 Capital Facilities Fee Study Update 602 amends Government Code Sections 65940.1 and 66019 and adds Government Code Section 66016.5 and Health and Safety Code Section 50466.5. Below are some of the most significant requirements imposed by AB 602:

New Requirements for Nexus Studies
• When applicable, the nexus study shall identify the existing level of service for the public facility; identify the proposed new level of service and explain why the new level of service is appropriate.
• If a nexus study supports an increase to existing fee, the public agency shall review the assumptions of the nexus study supporting the original fee and evaluate the amount of fee revenue collected under the original fee.
• Large jurisdictions, for example, counties that have a population greater than 250,000 residents, must adopt a capital improvement plan as a part of the nexus study. • Nexus studies adopted after July 1, 2022, shall calculate a fee imposed on a housing development that is proportionate to the square footage of the proposed units of the development or the nexus study must make findings that an alternative fee calculation methodology creates a reasonable relationship between the fee charged and the burden posed by the development.
• This section of the impact fee requirements does not apply to any fees or charges pursuant to Government Code Section 60013, which includes water and sewer connection fees and capacity charges.

New Transparency Requirements for Public Agencies
• Fees must be posted to the public agency's website within 30 days of any change in the fees.
• Public agencies must post to their website the current and five previous annual impact fee accounting reports that are required pursuant to Government Code Section 66006. • Public agencies must post to their website all nexus studies, cost of service studies, or equivalent studies that were conducted on or after January 1, 2018.

New Nexus Study Procedural Requirements
• Nexus studies must be updated at least every 8 years, from the period beginning on January 1, 2022.

City of Lathrop 105 2024 Capital Facilities Fee Study Update • Nexus studies and impact fees must be adopted at a public hearing with at least 30 days' notice (this is an increase from the prior 10 days).
• Members of the public may submit evidence that the nexus findings in the nexus study are insufficient; the public agency must consider all such evidence.

ANNUAL ADMINISTRATIVE DUTIES
The Government Code requires a public agency to report, every year and every fifth year, certain financial information regarding their impact fees. Within 180 days after the last day of each fiscal year the public agency must make the following information available for the past fiscal year:
(a) A brief description of the type of fee in the account or fund. (b) The amount of fee revenue.
(c) The beginning and ending balance of the account or fund. (d) The amount of fee revenue collected, and interest earned (e) An identification of each public improvement on which fees were expended and the amount of expenditures on each improvement, including the total percentage of the cost of public improvement that was funded with fees. (f) An identification of an approximate date by which time construction on the improvement will commence if the local agency determines that sufficient funds have been collected to complete financing on an incomplete public improvement. (g) A description of each interfund transfer or loan made from the account or fund, when it will be repaid and at what interest rate.
(h) The amount of any refunds made once it is determined that sufficient monies have been collected to fund all projects.

The public agency must make this information available for public review and must also present it at the next regularly scheduled public meeting not less than 15 days after this information is made available to the public.

FIFTH-YEAR ADMINISTRATIVE DUTIES
For the fifth year following the first deposit into the fee account and every five years thereafter, the public agency must make the following findings with respect to any remaining funds in the fee accounts:
(a) Identify the purpose to which the fee is to be put. (b) Demonstrate a reasonable relationship between the fee and the purpose for which City of Lathrop 106 2024 Capital Facilities Fee Study Update it is charged.
(c) Identify all sources and amounts of funding anticipated to complete financing incomplete improvements.
(d) Designate the approximate dates on which funding is expected to be deposited into the appropriate accounts or funds.

As with the annual report, the five-year report must be made public within 180 days after the end of the public agency's fiscal year and must be reviewed at the next regularly scheduled public meeting. The public agency must make these findings; otherwise, the law states that the City must refund the fee revenue to the then current owners of the development project.

City of Lathrop 107 2024 Capital Facilities Fee Study Update

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Lathrop City CouncilOctober 14, 2024

Lathrop City Council
October 14, 2024