Attachment 1 - Draft Report — Manteca City Council, April 18, 2022 (part 2 of 3)

Stockton
Annexation Area
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] [3] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario ATTACHMENT 1 - ITEM 5.1
DRAFT
Table C-4Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisAssessed Value of New Development - Stockton Existing City (2020 and Real $) Fiscal Year
Ending
Single
Family
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 425,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $02022 $17,000,000 $15,000,000 $32,000,000 $34,268,938 $14,686,688 $0 $48,955,625 $80,955,625 1.061 $85,885,823 2023 $34,000,000 $0 $34,000,000 $29,162,875 $12,498,375 $0 $41,661,250 $75,661,250 1.093 $82,677,0912024 $28,458,000 $0 $28,458,000 $4,375,000 $1,875,000 $0 $6,250,000 $34,708,000 1.126 $39,064,1602025 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.159 $7,245,4632026 $0 $30,000,000 $30,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $36,250,000 1.194 $43,284,3962027 $0 $30,000,000 $30,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $36,250,000 1.230 $44,582,9282028 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.267 $7,917,3132029 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.305 $8,154,8322030 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.344 $8,399,4772031 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.384 $8,651,4622032 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $22,250,000 1.426 $31,723,1802033 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $40,000,000 $46,250,000 $62,250,000 1.469 $91,416,224 2034 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.513 $86,909,624 2035 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.558 $89,516,913 2036 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.605 $92,202,420 2037 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.653 $94,968,493 2038 $0 $6,600,000 $6,600,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $48,057,500 1.702 $81,814,677 2039 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.754 $72,695,977 2040 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.806 $74,876,857 2041 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.860 $77,123,162 2042 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.916 $79,436,857 2043 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.974 $81,819,963 2044 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.033 $12,704,963 2045 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.094 $13,086,112 2046 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.157 $13,478,695 2047 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.221 $13,883,056 2048 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.288 $14,299,548 2049 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.357 $14,728,534 2050 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.427 $15,170,390 2051 $0 $0 $0 $5,013,750 $2,148,750 $0 $7,162,500 $7,162,500 2.500 $17,906,825 2052 $0 $0 $0 $0 $0 $0 $0 $0 2.575 $0
2053 $0 $0 $0 $0 $0 $0 $0 $0 2.652 $0
2054 $0 $0 $0 $0 $0 $0 $0 $0 2.732 $0
2055 $0 $0 $0 $0 $0 $0 $0 $0 2.814 $0
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av st ex
Source: San Joaquin County; City of Stockton; LWA; EPS.[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table C-6 for development projections.[2] Based on a 3 percent annual growth factor.

Stockton
Existing City
Assessed Value of New Development [1]
AV per Dwelling Unit AV per Bldg. Sq. Ft.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 425,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $0 $0 $0 $3,125,000 $0 $0 $3,125,000 $3,125,000 1.061 $3,315,313 2023 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.093 $13,659,088 2024 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.126 $14,068,860 2025 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.159 $14,490,926 2026 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.194 $14,925,654 2027 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.230 $23,060,135 2028 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.267 $23,751,939 2029 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.305 $24,464,497 2030 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.344 $25,198,432 2031 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.384 $25,954,385 2032 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.426 $26,733,017 2033 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.469 $27,535,007 2034 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.513 $28,361,0572035 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.558 $29,211,889 2036 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.605 $30,088,2462037 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.653 $30,990,8932038 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.702 $31,920,6202039 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.754 $32,878,238 2040 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.806 $45,152,7812041 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.860 $46,507,3642042 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.916 $47,902,5852043 $0 $0 $0 $25,867,500 $0 $0 $25,867,500 $25,867,500 1.974 $51,051,7492044 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.033 $38,114,8892045 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.094 $39,258,3362046 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.157 $40,436,0862047 $0 $0 $0 $15,632,500 $0 $0 $15,632,500 $15,632,500 2.221 $34,724,3002048 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.288 $28,599,0962049 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.357 $29,457,0692050 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.427 $30,340,7812051 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.500 $31,251,004 2052 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.575 $32,188,5342053 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.652 $33,154,1902054 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.732 $34,148,8162055 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.814 $35,173,2812056 $0 $0 $0 $13,775,000 $0 $0 $13,775,000 $13,775,000 2.898 $39,923,784 2057 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 2.985 $18,657,6672058 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.075 $19,217,3972059 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.167 $19,793,9192060 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.262 $20,387,736 av st ann
Source: San Joaquin County; City of Stockton; LWA; EPS.[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table C-6 for development projections.[2] Based on a 3 percent annual growth factor.

Stockton
Annexation Area
Assessed Value of New Development [1]
AV per Dwelling Unit AV per Bldg. Sq. Ft.

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario ATTACHMENT 1 - ITEM 5.1
DRAFT
Table C-6Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisIncremental Development Projections - Stockton Fiscal Year
Ending
Single
Family
Residential
Multifamily
Residential TOTAL Retail Office Industrial Total
Single
Family
Residential
Multifamily
Residential TOTAL Retail Office Industrial Total
2020 - - - - - - - - - - - - - -
2021 - - - - - - - - - - - - - -
2022 40 75 115 137,076 58,747 - 195,823 - - - 12,500 - - 12,500 2023 80 - 80 116,652 49,994 - 166,645 - - - 50,000 - - 50,000 2024 67 - 67 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2025 - - - 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2026 - 150 150 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2027 - 150 150 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2028 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2029 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2030 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2031 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2032 - 80 80 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2033 - 80 80 17,500 7,500 400,000 425,000 - - - 75,000 - - 75,000 2034 - 80 80 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2035 - 80 80 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2036 - 80 80 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2037 - 80 80 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2038 - 33 33 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2039 - - - 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2040 - - - 17,500 7,500 352,075 377,075 - - - 100,000 - - 100,000 2041 - - - 17,500 7,500 352,075 377,075 - - - 100,000 - - 100,000 2042 - - - 17,500 7,500 352,075 377,075 - - - 100,000 - - 100,000 2043 - - - 17,500 7,500 352,075 377,075 - - - 103,470 - - 103,470 2044 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2045 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2046 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2047 - - - 17,500 7,500 - 25,000 - - - 62,530 - - 62,530 2048 - - - 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2049 - - - 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2050 - - - 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2051 - - - 20,055 8,595 - 28,650 - - - 50,000 - - 50,000 2052 - - - - - - - - - - 50,000 - - 50,000
2053 - - - - - - - - - - 50,000 - - 50,000
2054 - - - - - - - - - - 50,000 - - 50,000
2055 - - - - - - - - - - 50,000 - - 50,000
2056 - - - - - - - - - - 55,100 - - 55,100
2057 - - - - - - - - - - 25,000 - - 25,000
2058 - - - - - - - - - - 25,000 - - 25,000
2059 - - - - - - - - - - 25,000 - - 25,000
2060 - - - - - - - - - - 25,000 - - 25,000
Total 187 888 1,075 746,282 319,835 3,920,750 4,986,868 - - - 2,433,600 - - 2,433,600 dev st
Source: San Joaquin County; City of Stockton; LWA; EPS.

Stockton
Existing City and Annexation Areas
Existing City Annexation Area
Dwelling Units Building Square Feet Dwelling Units Building Square Feet Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario ATTACHMENT 1 - ITEM 5.1
APPENDIX D:

Supporting Tables for
EIFD Revenue Analysis
Table D-1 Existing Land Use Assessed Value .................................. D-33 Table D-2 Estimated Annexation Assessed Value ............................ D-34 Table D-3 Gross Property Tax Revenue and Tax Allocation Percentages—Fiscal Year 2019–20 ................................. D-35 Table D-4 Preliminary Property Tax Allocations—
City of Lathrop Annexation Area .................................... D-36 Table D-5 Preliminary Property Tax Allocations—
City of Manteca Annexation Areas .................................. D-37 Table D-6 Preliminary Property Tax Allocations—
City of Stockton Annexation Area .................................. D-38 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table D-1Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisExisting Land Use Assessed Value (2020$)Land UseCity of Lathrop $809,546,180 $2,380,385,113 $3,189,931,293City of Manteca $331,548,841 $717,766,158 $1,049,314,999City of Stockton $406,036,852 $987,179,747 $1,393,216,599Unincorporated County [2] Lathrop Annexation Area $32,967,236 $19,300,492 $52,267,728 Manteca Annexation Area $6,897,128 $7,918,291 $14,815,419Stockton Annexation Area $87,605,502 $112,107,786 $199,713,288Total Unincorporated County $127,469,866 $139,326,569 $266,796,435 av det
Source: San Joaquin County; City of Manteca; City of Lathrop; City of Stockton; LWA; EPS.

Existing
Land
Value
Existing
Land Improvement
Value
FY 2020-21 Assessed Value [1]
Total Existing
Assessed
Value
[2] Reflects the FY 2020-21 total assessed value for parcels that are located within the unincorporated county, as provided by the County Auditor-Controller. These parcels are anticipated to be developed between 2021-2060 and annex to a proximate jurisdiction.[1] Includes FY 2020-21 total assessed value for parcels by jurisdiction, as provided by the County Auditor-Controller. The identified parcels are contained within the Project boundary and may not align with Tax Rate Area (TRA) boundaries. Details regarding implementing the tax increment allocation by jurisdiction will be determined at the time of EIFD formation.

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario ATTACHMENT 1 - ITEM 5.1
Table D-3 DRAFT
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Gross Property Tax Revenue and Tax Allocation Percentages - Fiscal Year 2020-21 TRA [1] City County Total City County
Lathrop
TRA: 007-000 $82,442 $123,718 $678,334 12.15% 18.24%
TRA: 007-007 $289,047 $328,940 $2,318,678 12.47% 14.19% TRA: 007-008 $467 $606 $3,950 11.82% 15.34%
TRA: 007-012 $39,102 $56,018 $313,134 12.49% 17.89%
TRA: 007-013 $119,036 $106,303 $661,636 17.99% 16.07%
TRA: 007-014 $1,063,665 $1,906,379 $9,853,335 10.79% 19.35% TRA: 007-022 $85,551 $121,875 $689,323 12.41% 17.68%
TRA: 007-029 $4,350 $5,426 $37,038 11.75% 14.65%
TRA: 007-041 $88,366 $98,436 $578,696 15.27% 17.01%
TRA: 007-043 $288,792 $374,305 $2,209,023 13.07% 16.94% TRA: 007-046 $989,152 $916,810 $5,653,075 17.50% 16.22% TRA: 007-047 $7,017 $9,995 $56,190 12.49% 17.79%
TRA: 007-048 $189,204 $169,785 $1,065,719 17.75% 15.93% TRA: 007-071 $802,914 $1,114,693 $6,188,351 12.97% 18.01% TRA: 007-074 $5,570 $21,061 $102,361 5.44% 20.58%
TRA: 007-091 $181,972 $1,637,751 $6,961,184 2.61% 23.53% TRA: 007-092 $21,321 $85,283 $414,996 5.14% 20.55%
TRA: 007-093 $272 $1,090 $5,930 4.59% 18.38%
TRA: 007-095 $0 $34,298 $129,149 0.00% 26.56%
Total Lathrop $4,258,238 $7,112,774 $37,920,102 11.23% 18.76% Manteca
TRAs [2]
TRA: 002-000 $6,133,116 $8,411,167 $42,568,079 14.41% 19.76% TRA: 002-060 $111,410 $165,849 $836,788 13.31% 19.82%
TRA: 002-063 $193,705 $335,544 $1,515,697 12.78% 22.14% TRA: 002-088 $172,456 $262,585 $1,318,366 13.08% 19.92% Subtotal $6,610,686 $9,175,146 $46,238,929 14.30% 19.84% Total Manteca $6,610,686 $9,175,146 $46,238,929
Stockton
TRA: 003-159 $136,444 $161,150 $799,722 17.06% 20.15%
TRA: 003-238 $2,038,727 $2,411,802 $11,974,116 17.03% 20.14% TRA: 003-240 $123,480 $168,345 $720,887 17.13% 23.35%
TRA: 003-289 $96,770 $113,258 $564,075 17.16% 20.08%
TRA: 003-312 $6,487 $11,238 $46,985 13.81% 23.92%
TRA: 003-455 $5,051 $20,203 $89,318 5.65% 22.62%
TRA: 003-463 $25,521 $100,124 $333,024 7.66% 30.07%
TRA: 003-464 -$179 -$212 -$1,045 17.15% 20.25%
TRA: 003-479 $0 $0 $0 0.00% 0.00%
TRA: 003-481 $2,383 $9,531 $42,136 5.65% 22.62%
Total Stockton $2,434,684 $2,995,439 $14,569,218 16.71% 20.56% TOTAL $13,303,608 $19,283,358 $98,728,249
tra all
Source: San Joaquin County Assessor; San Joaquin County Auditor-Controller; EPS. 2020-21 Gross Property Tax Revenue Tax Allocation Percentage [1] For each city, includes all TRAs in the existing city boundary within the Mossdale Tract boundary.

This differs from the allocations used in the individual City fiscal impact analyses because those analyses include only the allocation for TRAs with anticipated development. [2] City of Manteca TRA's reflect only those TRAs within the Mossdale Tract boundary that are not included in a redevelopment area.

City of Lathrop
Annexation Areas
Property Tax
Sharing
Agreement [2]
Post Annexation Average
[2] Based on the most recent tax-sharing agreement between San Joaquin County and the City of Lathrop dated November 2012 related to annexed areas to the City.

Existing
Tax Rate Area (TRA)
Post-ERAF
Adjusted
Existing
Base Revenue [1]
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario ATTACHMENT 1 - ITEM 5.1
DRAFT
Table D-5Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisPreliminary Property Tax Allocations - City of Manteca Annexation Areas Tax Code Entity TRA 102-136 TRA 102-001 TRA 102-136 TRA 102-001 Total Formula a b e f g = e + f h e = d * $396,888 f = e / $1,197,578 Subject to Detachment
10001 County General 20.32600% 20.29360% $228,594 $14,804 $243,398 80% $317,510 26.51271% 10527 Road District 5 3.97920% 3.97840% $44,751 $2,902 $47,653 - - 0.00000%14901 Lathrop-Manteca Rural Fire 8.83690% 8.84610% $99,384 $6,453 $105,837 - - 0.00000% 40200 City of Manteca 0.00000% 0.00000% - - - 20% $79,378 6.62818% Subtotal 33.14210% 33.11810% $372,728 $24,160 $396,888 100% $396,888 33.14089% Not Subject to Detachment
10618 County Library 1.63940% 1.63910% $18,437 $1,196 $19,633 - $19,633 1.63940% 12601 Manteca Unified Schools 26.94230% 26.93720% $303,000 $19,651 $322,650 - $322,650 26.94192% 13001 S.J. Delta Comm College 3.64750% 3.64670% $41,021 $2,660 $43,681 - $43,681 3.64745%13201 County Office Of Education 1.28960% 1.31780% $14,501 $961 $15,463 - $15,463 1.29115% 16001 Sjc Flood Control 0.16000% 0.15990% $1,799 $117 $1,916 - $1,916 0.15997%21901 Sjc Mosquito Abatement 0.71800% 0.71790% $8,075 $524 $8,598 - $8,598 0.71797%24601 South San Joaquin Irrigation 5.41160% 5.41660% $60,861 $3,951 $64,813 - $64,813 5.41200%41100 ERAF - Educational Revenue Augmentation Fund 27.04950% 27.04670% $304,205 $19,731 $323,936 - $323,936 27.04926% Subtotal 66.85790% 66.88190% $751,899 $48,791 $800,690 0% $800,690 66.85911% Total 100.00000% 100.00000% $1,124,627 $72,951 $1,197,578 100% $1,197,578 100.00000% tra man
Source: San Joaquin County Auditor-Controller; EPS.[1] Provided by the San Joaquin County Auditor-Controller.[2] Based on the most recent tax-sharing agreement between San Joaquin County and the City of Manteca dated November 2018 related to annexed areas to the City.

City of Manteca
Annexation Areas
Existing Tax Rate Area (TRA)
Post-ERAF Distribution [1]
Gross Revenue
(FY 2019-20) [1]
Property Tax
Sharing
Agreement [2]
Post Annexation Average
Base
Revenue
Post-ERAF
Distribution
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Table D-6Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisPreliminary Property Tax Allocations - City of Stockton Annexation Area Tax
Code Entity TRA 102-135 TRA 102-032 TRA 102-135 TRA 102-032 [2] Total Formula a b e f g = e + f h e = d * $278,126 f = e / $769,158 Subject to Detachment
10001 County General 22.29650% 22.30610% $172,291 ($796) $171,495 80% $222,501 28.92784%10527 Road District 1 4.26040% 4.26030% $32,921 ($152) $32,769 - - 0.00000%14401 French Camp-Mc Kinley Rural Fire 9.60300% 9.60300% $74,205 ($343) $73,862 - - 0.00000%40400 City of Stockton 0.00000% 0.00000% - - - 20% $55,625 7.23196% Subtotal 36.15990% 36.16940% $279,417 ($1,291) $278,126 100% $278,126 36.15980% Not Subject to Detachment
10618 County Library 1.80010% 1.80010% $13,910 ($64) $13,846 - $13,846 1.80013%12601 Manteca Unified Schools 29.58380% 29.58380% $228,602 ($1,056) $227,546 - $227,546 29.58378%13001 S.J. Delta Comm College 4.00510% 4.00510% $30,949 ($143) $30,806 - $30,806 4.00514%13201 County Office Of Education 1.43850% 1.42890% $11,116 ($51) $11,065 - $11,065 1.43855%16001 Sjc Flood Control 0.17560% 0.17570% $1,357 ($6) $1,351 - $1,351 0.17564%21901 Sjc Mosquito Abatement 0.78840% 0.78840% $6,092 ($28) $6,064 - $6,064 0.78838%41100 ERAF - Educational Revenue Augmentation Fund 26.04860% 26.04860% $201,285 ($930) $200,355 - $200,355 26.04859% Subtotal 63.84010% 63.83060% $493,311 ($2,279) $491,032 - $491,032 63.84020% Total 100.00000% 100.00000% $772,729 ($3,570) $769,158 100% $769,158 100.00000% tra st
Source: San Joaquin County Auditor-Controller; EPS.[1] Provided by the San Joaquin County Auditor-Controller.[3] Based on the most recent tax-sharing agreement between San Joaquin County and the City of Stockton dated August 2015 related to annexed areas to the City.

City of Stockton
Annexation Areas
Existing Tax Rate Area (TRA)
Post-ERAF Distribution [1]
Gross Revenue
(FY 2019-20) [1]
Property Tax
Sharing
Agreement [3]
Post Annexation Average
Base
Revenue
Post-ERAF
Distribution
[2] Based on information provided by the Auditor-Controller's office, a negative gross revenue value is a result of base revenue transfers from the jurisdictional changes when the TRA was formed or other jurisdictional changes that may occur in the TRA since formation.

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ATTACHMENT E:

Tax Increment Revenue Forecast—
Variable Tax Rate Scenario
ATTACHMENT 1 - ITEM 5.1
ATTACHMENT 1 - ITEM 5.1
List of Tables
Table 1 Property Tax Summary for Fiscal Years 2021–22 through 2060–61 ................ E-1 Table 2 EIFD Revenue Summary for Fiscal Years 2021–22 through 2060–61 ............... E-2 Table 3 Net Fiscal Impact After EIFD Contribution ................................................... E-3 Table 4 Analysis Assumptions .............................................................................. E-4 Table 5 Projected Net Property Tax and EIFD Revenue Summary—Lathrop ................. E-5 Table 6 Projected Net Property Tax and EIFD Revenue—Lathrop Existing City Boundaries ...................................................................................... E-6 Table 7 Projected Net Property Tax and EIFD Revenue—Lathrop Annexation Area ........ E-7 Table 8 Projected Net Property Tax and EIFD Revenue Summary—Manteca ................ E-8 Table 9 Projected Net Property Tax and EIFD Revenue—Manteca Existing City Boundaries ...................................................................................... E-9 Table 10 Projected Net Property Tax and EIFD Revenue—Manteca Annexation Area ..... E-10 Table 11 Projected Net Property Tax and EIFD Revenue Summary—Stockton ............. E-11 Table 12 Projected Net Property Tax and EIFD Revenue—Stockton Existing City Boundaries .................................................................................... E-12 Table 13 Projected Net Property Tax and EIFD Revenue—Stockton Annexation Area .... E-13 ATTACHMENT 1 - ITEM 5.1
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Table 1Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProperty Tax Summary for Fiscal Years 2021-22 through 2060-61 (Real $)Item Lathrop Manteca [1] Stockton TotalGross Property Tax Revenue $1,544,565,674 $1,244,240,951 $737,774,390 $3,526,581,015 Property Tax Revenue to City $575,599,567 $487,483,443 $303,607,652 $1,366,690,662 Property Tax Revenue to County $968,966,108 $756,757,507 $434,166,739 $2,159,890,354 EIFD Revenue $79,533,446 $79,468,741 $32,951,135 $191,953,322 EIFD Revenue from City $25,515,558 $26,012,419 $11,430,371 $62,958,349Percentage of Gross Property Tax Revenue 4% 5% 4% 5%EIFD Revenue from County $54,017,887 $53,456,322 $21,520,764 $128,994,973Percentage of Gross Property Tax Revenue 6% 7% 5% 6% Net Property Tax Revenue [2] $1,465,032,229 $1,164,772,210 $704,823,255 $3,334,627,694 Property Tax Revenue to City [2] $550,084,008 $461,471,024 $292,177,281 $1,303,732,313 Property Tax Revenue to County [2] $914,948,220 $703,301,186 $412,645,975 $2,030,895,381 summ
Source: EPS.[1] Represents non-redevelopment area parcels only.[2] Estimated property tax revenue to jurisdictions are net of an assumed contribution to an EIFD.

Cumulative Revenue (Fiscal Years 2021-22 through 2060-61) Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
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Table 2Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisEIFD Revenue Summary for Fiscal Years 2021-22 through 2060-61 (Real $) Fiscal Year
Ending Lathrop [1] Manteca [1] Stockton [1] Total
2021 $0 $0 $0 $02022 $0 $0 $0 $02023 $507,063 $268,832 $129,406 $905,3012024 $954,579 $770,889 $273,414 $1,998,8822025 $1,320,436 $1,184,477 $380,432 $2,885,3452026 $1,726,942 $1,722,524 $460,687 $3,910,1532027 $2,148,215 $2,154,898 $578,517 $4,881,6302028 $2,603,821 $2,548,729 $711,980 $5,864,5292029 $3,040,526 $2,944,633 $815,180 $6,800,3382030 $3,469,486 $3,371,483 $922,655 $7,763,6242031 $1,584,174 $1,665,506 $487,280 $3,736,9612032 $1,721,306 $1,867,209 $539,776 $4,128,2902033 $1,864,053 $2,077,833 $605,391 $4,547,2772034 $1,468,340 $1,686,433 $513,201 $3,667,9742035 $1,577,858 $1,862,613 $584,813 $4,025,2842036 $1,684,506 $2,019,529 $659,788 $4,363,8232037 $1,795,265 $2,167,871 $738,265 $4,701,4012038 $1,893,923 $2,302,503 $820,385 $5,016,8112039 $1,996,018 $2,410,775 $900,631 $5,307,4242040 $2,101,666 $2,523,165 $980,384 $5,605,2162041 $2,239,289 $2,636,308 $1,067,519 $5,943,1162042 $2,383,750 $2,733,149 $1,158,529 $6,275,4272043 $2,533,995 $2,833,121 $1,253,567 $6,620,6842044 $2,690,243 $2,936,325 $1,353,383 $6,979,9502045 $1,351,287 $1,441,357 $676,078 $3,468,7222046 $1,431,308 $1,493,455 $712,380 $3,637,1432047 $1,514,503 $1,547,236 $750,029 $3,811,7692048 $1,600,991 $1,602,755 $787,946 $3,991,6922049 $1,690,894 $1,660,068 $826,073 $4,177,0352050 $1,784,339 $1,719,231 $865,556 $4,369,1262051 $1,881,458 $1,780,306 $906,441 $4,568,2052052 $1,981,534 $1,843,352 $949,160 $4,774,0462053 $2,085,511 $1,908,434 $990,310 $4,984,2542054 $2,193,531 $1,975,616 $1,032,851 $5,201,9982055 $2,305,745 $2,044,967 $1,076,830 $5,427,5422056 $2,422,307 $2,116,076 $1,122,295 $5,660,6782057 $2,543,376 $2,184,395 $1,169,897 $5,897,6682058 $2,669,118 $2,254,763 $1,215,467 $6,139,3482059 $2,799,705 $2,327,242 $1,262,495 $6,389,4422060 $2,935,313 $2,401,895 $1,311,028 $6,648,2362061 $3,037,073 $2,478,788 $1,361,114 $6,876,974Total $79,533,446 $79,468,741 $32,951,135 $191,953,322 EIFD rev
Source: EPS.[1] Includes both City and County EIFD revenue resulting from the tax increment of existing and new development following the base year of each jurisdiction.

Annual EIFD Revenue (Fiscal Years 2021-22 through 2060-61) Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
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Table 3Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisNet Fiscal Impact After EIFD Contribution (Real and Current 2020 $)Jurisdiction / Item Formula 2025 2030 2035 2040 2050 2060 EIFD Allocation [1] [1] [2] 13% 10% 10% 5% 5%
Lathrop
EIFD Allocation
Estimated EIFD Allocation (Real $) [3] a $152,452 $396,739 $584,910 $780,116 $663,797 $1,093,301 Discount Factor b 1.16 1.34 1.56 1.81 2.43 3.26
Estimated EIFD Allocation (Current 2020$) c = a / b $131,506 $295,211 $375,431 $431,931 $273,476 $335,159 Net Fiscal Impact [4]
Net Fiscal Surplus/(Deficit) (2020$) d $264,000 $3,276,000 $4,303,000 $4,691,000 $1,568,000 ($1,381,000)Net Fiscal Surplus/(Deficit) (after EIFD Contribution) [3] e = d - c $132,494 $2,980,789 $3,927,569 $4,259,069 $1,294,524 ($1,716,159) Manteca
EIFD Allocation
Estimated EIFD Allocation (Real $) [3] f $80,855 $219,499 $724,777 $972,006 $666,094 $933,448 Discount Factor g 1.16 1.34 1.56 1.81 2.43 3.26
Estimated EIFD Allocation (Current 2020$) h = f / g $69,746 $163,328 $465,206 $538,176 $274,422 $286,155 Net Fiscal Impact [4]
Net Fiscal Surplus/(Deficit) (2020$) i ($962,000) $1,245,000 $3,225,000 $3,921,000 $4,777,000 $5,199,000 Net Fiscal Surplus/(Deficit) (after EIFD Contribution) [3] j - i - h ($1,031,746) $1,081,672 $2,759,794 $3,382,824 $4,502,578 $4,912,845 Stockton
EIFD Allocation
Estimated EIFD Allocation (Real $) [3] k $6,118 $13,783 $235,997 $395,157 $340,979 $510,750 Discount Factor l 1.16 1.34 1.56 1.81 2.43 3.26
Estimated EIFD Allocation (Current 2020$) m = k / l $5,277 $10,256 $151,477 $218,789 $140,479 $156,574 Net Fiscal Impact [4]
Net Fiscal Surplus/(Deficit) (2020$) n ($1,639,000) ($920,000) ($6,000) $1,244,000 $3,367,000 $4,238,000 Net Fiscal Surplus/(Deficit) (after EIFD Contribution) [3] o - n - m ($1,644,277) ($930,256) ($157,477) $1,025,211 $3,226,521 $4,081,426 San Joaquin County
EIFD Allocation
Estimated EIFD Allocation (Real $) [3] p $2,645,921 $7,129,499 $2,479,601 $3,457,937 $2,698,256 $4,110,737 Discount Factor q 1.16 1.34 1.56 1.81 2.43 3.26
Estimated EIFD Allocation (Current 2020$) r = p / q $2,282,394 $5,305,017 $1,591,561 $1,914,576 $1,111,646 $1,260,175 Net Fiscal Impact [4]
Net Fiscal Surplus/(Deficit) (2020$) s $5,962,000 $12,508,000 $17,554,000 $20,498,000 $23,825,000 $25,709,000 Net Fiscal Surplus/(Deficit) (after EIFD Contribution) [3] t = s - r $3,679,606 $7,202,983 $15,962,439 $18,583,424 $22,713,354 $24,448,825 fiscal
Source: EPS.[3] The EIFD contribution omits EIFD revenue derived from growth of existing development and includes EIFD revenue derived from new development only.

Impacts of EIFD from
New Development Only
[4] This analysis is an interim draft analysis. Fiscal surplus/deficit estimates are anticipated to change as additional edits are made to the Fiscal Impact Analyses completed for each jurisdiction.[1] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each affected taxing entity (ATE). The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.NOTE: All fiscal impact analysis assumptions in this analysis, including assessed values, property tax allocations, and property tax revenues for each jurisdiction, are derivedfrom fiscal impact analyses prepared in 2021 and based on Fiscal Year (FY) 2020-21 budgets, current 2020 market-based assumptions, and the current Project boundary identified in 2019. [2] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

Net Fiscal Impact by Fiscal Year Ending
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Table 4Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisAnalysis AssumptionsItem Existing City Annexation Areas Existing City Annexation Areas Existing City Annexation Areas Tax Increment [1]
Existing City General Fund Property Tax Allocation [2] 11.23% 6.94% 14.30% 6.63% 16.71% 7.23% Initial Percentage Of City Tax Increment to EIFD 10.00% 10.00% 5.00% 5.00% 1.00% 1.00%Percentage of City Tax Increment to EIFD beginning FY ending 2030 13.00% 13.00% 13.00% 13.00% 13.00% 13.00%Percentage of City Tax Increment to EIFD beginning FY ending 2033 9.50% 9.50% 9.50% 9.50% 9.50% 9.50%Percentage of City Tax Increment to EIFD beginning FY ending 2044 4.50% 4.50% 4.50% 4.50% 4.50% 4.50% Existing County General Fund Property Tax Allocation [2] 18.76% 27.75% 19.84% 26.51% 20.56% 28.93% Initial Percentage Of County Tax Increment to EIFD 45.87% 45.87% 45.87% 45.87% 45.87% 45.87%Percentage of County Tax Increment to EIFD beginning FY ending 2030 13.00% 13.00% 13.00% 13.00% 13.00% 13.00%Percentage of County Tax Increment to EIFD beginning FY ending 2033 9.50% 9.50% 9.50% 9.50% 9.50% 9.50%Percentage of County Tax Increment to EIFD beginning FY ending 2044 4.50% 4.50% 4.50% 4.50% 4.50% 4.50% Assessed Value per Dwelling Unit (2020$)
Low Density Residential $525,000 $525,000 $500,000 $500,000 $425,000 $425,000High Density Residential $200,000 $200,000 $200,000 $200,000 $200,000 $200,000 Assessed Value per Nonresidential Building Sq. Ft. (2020$) Retail Commercial $250 $250 $250 $250 $250 $250Office Commercial $250 $250 $250 $250 $250 $250Industrial $100 $100 $100 $100 $100 $100 AV Annual Growth
Existing AV Growth [3] 3.00% 3.00% 3.00% 3.00% 3.00% 3.00%New Development Annual Sales Price Increase 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% assumps
Source: The Gregory Group; San Joaquin County; Costar; Colliers, International; CBRE; San Joaquin County Auditor-Controller; LWA; EPS.[2] Refer to Table D-3 for details pertaining to property tax allocations for existing City and unincorporated areas. Refer to Table D-5, Table D-6, and Table D-4 for additional details pertaining to the calculation of property tax allocations for annexation areas.[3] Assumes 2 percent annual growth plus an additional 1 percent to account for annual turnover.[1] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change.

Lathrop Manteca Stockton
Jurisdiction
NOTE: All fiscal impact analysis assumptions in this analysis, including assessed values, property tax allocations, and property tax revenues for each jurisdiction, are derived from fiscal impact analyses prepared in 2021 and based on Fiscal Year (FY) 2020-21 budgets, current 2020 market-based assumptions, and the current Project boundary identified in 2019.

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
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Table 5Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue Summary - Lathrop (Real $) Fiscal Year
Ending
Existing City
Boundaries
Annexation
Areas Total
Existing City
Boundaries
Annexation
Areas Total
City EIFD
Revenue
County EIFD
Revenue Total
Table 6 Table 7 Table 6 Table 7
2021 $3,689,598 $0 $3,689,598 $6,162,942 $0 $6,162,942 $0 $0 $02022 $3,800,286 $0 $3,800,286 $6,347,830 $0 $6,347,830 $0 $0 $02023 $4,327,174 $0 $4,327,174 $6,877,190 $0 $6,877,190 $58,543 $448,520 $507,0632024 $4,792,188 $0 $4,792,188 $7,344,385 $0 $7,344,385 $110,211 $844,367 $954,579 2025 $5,172,350 $0 $5,172,350 $7,726,330 $0 $7,726,330 $152,452 $1,167,984 $1,320,436 2026 $5,583,653 $4,968 $5,588,621 $8,139,562 $11,953 $8,151,516 $198,704 $1,528,238 $1,726,9422027 $6,009,634 $10,235 $6,019,869 $8,567,542 $24,624 $8,592,165 $246,620 $1,901,595 $2,148,215 2028 $6,470,595 $15,812 $6,486,407 $9,030,664 $38,044 $9,068,708 $298,458 $2,305,363 $2,603,821 2029 $6,911,189 $21,716 $6,932,905 $9,473,325 $52,246 $9,525,572 $348,069 $2,692,457 $3,040,526 2030 $7,342,976 $27,959 $7,370,935 $9,907,137 $67,267 $9,974,405 $396,739 $3,072,747 $3,469,486 2031 $7,707,912 $33,405 $7,741,317 $12,874,957 $133,621 $13,008,578 $588,890 $995,284 $1,584,1742032 $8,038,971 $40,142 $8,079,113 $13,427,943 $160,568 $13,588,512 $639,365 $1,081,941 $1,721,3062033 $8,383,401 $47,253 $8,430,654 $14,003,264 $189,012 $14,192,276 $691,894 $1,172,159 $1,864,0532034 $8,931,843 $56,957 $8,988,800 $14,919,357 $227,829 $15,147,186 $544,651 $923,689 $1,468,3402035 $9,307,136 $65,184 $9,372,321 $15,546,231 $260,737 $15,806,969 $584,910 $992,948 $1,577,8582036 $9,683,934 $67,140 $9,751,074 $16,175,617 $268,559 $16,444,177 $624,668 $1,059,838 $1,684,5062037 $10,075,288 $69,154 $10,144,442 $16,829,318 $276,616 $17,105,934 $665,961 $1,129,304 $1,795,265 2038 $10,423,361 $71,229 $10,494,590 $17,410,724 $284,915 $17,695,639 $702,717 $1,191,206 $1,893,923 2039 $10,783,576 $73,366 $10,856,941 $18,012,411 $293,462 $18,305,873 $740,754 $1,255,264 $1,996,018 2040 $11,156,348 $75,566 $11,231,914 $18,635,072 $302,266 $18,937,338 $780,116 $1,321,551 $2,101,666 2041 $11,643,062 $77,833 $11,720,895 $19,448,058 $311,334 $19,759,392 $831,445 $1,407,844 $2,239,289 2042 $12,154,044 $80,168 $12,234,213 $20,301,581 $320,674 $20,622,255 $885,329 $1,498,420 $2,383,750 2043 $12,685,532 $82,574 $12,768,106 $21,189,355 $330,294 $21,519,649 $941,373 $1,592,622 $2,533,995 2044 $13,238,296 $85,051 $13,323,346 $22,112,667 $340,203 $22,452,870 $999,658 $1,690,584 $2,690,243 2045 $14,366,329 $92,442 $14,458,771 $23,996,884 $369,769 $24,366,653 $502,232 $849,054 $1,351,287 2046 $14,997,091 $95,215 $15,092,307 $25,050,481 $380,862 $25,431,343 $532,085 $899,223 $1,431,308 2047 $15,652,923 $98,072 $15,750,995 $26,145,954 $392,288 $26,538,242 $563,122 $951,381 $1,514,503 2048 $16,334,762 $101,014 $16,435,776 $27,284,867 $404,056 $27,688,924 $595,390 $1,005,601 $1,600,9912049 $17,043,577 $104,044 $17,147,621 $28,468,841 $416,178 $28,885,019 $628,932 $1,061,962 $1,690,8942050 $17,780,373 $107,166 $17,887,539 $29,699,554 $428,663 $30,128,217 $663,797 $1,120,542 $1,784,3392051 $18,546,193 $110,381 $18,656,573 $30,978,744 $441,523 $31,420,267 $700,034 $1,181,424 $1,881,4582052 $19,335,331 $113,692 $19,449,023 $32,296,887 $454,769 $32,751,656 $737,375 $1,244,159 $1,981,5342053 $20,155,280 $117,103 $20,272,383 $33,666,494 $468,412 $34,134,906 $776,172 $1,309,339 $2,085,5112054 $21,007,179 $120,616 $21,127,795 $35,089,467 $482,464 $35,571,932 $816,479 $1,377,052 $2,193,5312055 $21,892,205 $124,235 $22,016,440 $36,567,776 $496,938 $37,064,715 $858,353 $1,447,392 $2,305,7452056 $22,811,581 $127,962 $22,939,542 $38,103,461 $511,846 $38,615,307 $901,850 $1,520,457 $2,422,3072057 $23,766,569 $131,800 $23,898,370 $39,698,632 $527,202 $40,225,834 $947,030 $1,596,346 $2,543,3762058 $24,758,481 $135,754 $24,894,236 $41,355,478 $543,018 $41,898,496 $993,956 $1,675,162 $2,669,1182059 $25,788,672 $139,827 $25,928,499 $43,076,263 $559,308 $43,635,571 $1,042,691 $1,757,014 $2,799,7052060 $26,858,545 $144,022 $27,002,567 $44,863,332 $576,088 $45,439,419 $1,093,301 $1,842,012 $2,935,3132061 $27,659,171 $148,343 $27,807,513 $46,200,662 $593,370 $46,794,032 $1,131,231 $1,905,842 $3,037,073TOTAL $547,066,607 $3,017,401 $550,084,008 $903,007,240 $11,940,980 $914,948,220 $25,515,558 $54,017,887 $79,533,446 proj lath
Source: EPS.[1] Includes property tax revenue from parcels within the Mossdale Tract boundary only.

Net City Property Tax Revenue [1] Net County Property Tax Revenue [1] EIFD Revenue Lathrop
Existing City and
Annexation Areas
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Table 6Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue - Lathrop Existing City Boundaries (Real $) City
City EIFD
Amount [1] Net City County
County EIFD
Amount [1] Net County Total EIFD
Formula a b=a*1.0% c=b*11.23% d e=c-d f=b*18.76% g h=f-g i=d+g 2021 $3,285,629,232 $32,856,292 $3,689,598 $0 $3,689,598 $6,162,942 $0 $6,162,942 $0 2022 $3,384,198,109 $33,841,981 $3,800,286 $0 $3,800,286 $6,347,830 $0 $6,347,830 $02023 $3,905,532,003 $39,055,320 $4,385,718 $58,543 $4,327,174 $7,325,710 $448,520 $6,877,190 $507,0632024 $4,365,643,245 $43,656,432 $4,902,400 $110,211 $4,792,188 $8,188,753 $844,367 $7,344,385 $954,5792025 $4,741,797,337 $47,417,973 $5,324,802 $152,452 $5,172,350 $8,894,315 $1,167,984 $7,726,330 $1,320,4362026 $5,148,763,973 $51,487,640 $5,781,805 $198,152 $5,583,653 $9,657,673 $1,518,110 $8,139,562 $1,716,2622027 $5,570,254,018 $55,702,540 $6,255,117 $245,483 $6,009,634 $10,448,273 $1,880,731 $8,567,542 $2,126,2142028 $6,026,354,958 $60,263,550 $6,767,296 $296,701 $6,470,595 $11,303,793 $2,273,129 $9,030,664 $2,569,8302029 $6,462,303,917 $64,623,039 $7,256,845 $345,656 $6,911,189 $12,121,514 $2,648,189 $9,473,325 $2,993,8452030 $6,889,538,634 $68,895,386 $7,736,608 $393,632 $7,342,976 $12,922,890 $3,015,752 $9,907,137 $3,409,3852031 $7,383,952,317 $73,839,523 $8,291,810 $583,898 $7,707,912 $13,850,275 $975,318 $12,874,957 $1,559,2162032 $7,722,816,475 $77,228,165 $8,672,338 $633,367 $8,038,971 $14,485,891 $1,057,948 $13,427,943 $1,691,3152033 $8,075,366,926 $80,753,669 $9,068,234 $684,833 $8,383,401 $15,147,179 $1,143,915 $14,003,264 $1,828,7492034 $8,433,602,373 $84,336,024 $9,470,515 $538,672 $8,931,843 $15,819,131 $899,774 $14,919,357 $1,438,4452035 $8,802,887,679 $88,028,877 $9,885,204 $578,067 $9,307,136 $16,511,809 $965,578 $15,546,231 $1,543,6452036 $9,173,652,934 $91,736,529 $10,301,555 $617,621 $9,683,934 $17,207,264 $1,031,646 $16,175,617 $1,649,2672037 $9,558,741,506 $95,587,415 $10,733,990 $658,702 $10,075,288 $17,929,584 $1,100,267 $16,829,318 $1,758,969 2038 $9,901,242,319 $99,012,423 $11,118,601 $695,240 $10,423,361 $18,572,022 $1,161,298 $17,410,724 $1,856,538 2039 $10,255,690,313 $102,556,903 $11,516,629 $733,053 $10,783,576 $19,236,870 $1,224,459 $18,012,411 $1,957,511 2040 $10,622,494,068 $106,224,941 $11,928,531 $772,183 $11,156,348 $19,924,893 $1,289,821 $18,635,072 $2,062,004 2041 $11,101,416,110 $111,014,161 $12,466,336 $823,275 $11,643,062 $20,823,220 $1,375,162 $19,448,058 $2,198,437 2042 $11,604,218,379 $116,042,184 $13,030,958 $876,914 $12,154,044 $21,766,339 $1,464,758 $20,301,581 $2,341,672 2043 $12,127,197,510 $121,271,975 $13,618,238 $932,705 $12,685,532 $22,747,305 $1,557,950 $21,189,355 $2,490,656 2044 $12,671,111,592 $126,711,116 $14,229,026 $990,730 $13,238,296 $23,767,539 $1,654,872 $22,112,667 $2,645,603 2045 $13,236,746,041 $132,367,460 $14,864,205 $497,876 $14,366,329 $24,828,515 $831,631 $23,996,884 $1,329,507 2046 $13,824,914,557 $138,249,146 $15,524,689 $527,598 $14,997,091 $25,931,758 $881,277 $25,050,481 $1,408,875 2047 $14,436,460,113 $144,364,601 $16,211,424 $558,501 $15,652,923 $27,078,850 $932,896 $26,145,954 $1,491,397 2048 $15,072,255,978 $150,722,560 $16,925,391 $590,630 $16,334,762 $28,271,429 $986,562 $27,284,867 $1,577,192 2049 $15,733,206,782 $157,332,068 $17,667,606 $624,029 $17,043,577 $29,511,192 $1,042,351 $28,468,841 $1,666,381 2050 $16,420,249,603 $164,202,496 $18,439,121 $658,748 $17,780,373 $30,799,897 $1,100,343 $29,699,554 $1,759,091 2051 $17,134,355,108 $171,343,551 $19,241,026 $694,833 $18,546,193 $32,139,363 $1,160,619 $30,978,744 $1,855,452 2052 $17,870,205,389 $178,702,054 $20,067,349 $732,018 $19,335,331 $33,519,617 $1,222,730 $32,296,887 $1,954,748 2053 $18,634,785,769 $186,347,858 $20,925,935 $770,654 $20,155,280 $34,953,761 $1,287,267 $33,666,494 $2,057,921 2054 $19,429,157,786 $194,291,578 $21,817,975 $810,796 $21,007,179 $36,443,785 $1,354,318 $35,089,467 $2,165,114 2055 $20,254,420,817 $202,544,208 $22,744,704 $852,499 $21,892,205 $37,991,753 $1,423,977 $36,567,776 $2,276,475 2056 $21,111,713,387 $211,117,134 $23,707,401 $895,820 $22,811,581 $39,599,799 $1,496,339 $38,103,461 $2,392,159 2057 $22,002,214,534 $220,022,145 $24,707,389 $940,820 $23,766,569 $41,270,136 $1,571,504 $39,698,632 $2,512,323 2058 $22,927,145,207 $229,271,452 $25,746,040 $987,559 $24,758,481 $43,005,053 $1,649,575 $41,355,478 $2,637,134 2059 $23,887,769,727 $238,877,697 $26,824,774 $1,036,102 $25,788,672 $44,806,922 $1,730,659 $43,076,263 $2,766,761 2060 $24,885,397,288 $248,853,973 $27,945,059 $1,086,515 $26,858,545 $46,678,198 $1,814,867 $44,863,332 $2,901,381 2061 $25,631,959,206 $256,319,592 $28,783,411 $1,124,241 $27,659,171 $48,078,544 $1,877,882 $46,200,662 $3,002,123 pt lath ex
Source: San Joaquin County; City of Lathrop; LWA; EPS.[1] Refer to Table A-2 for details.

Lathrop
Existing City
Beginning
Assessed Value
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 7Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue - Lathrop Annexation Area (Real $) City
City EIFD
Amount [2] Net City County
County EIFD
Amount [2] Net County Total EIFD
Formula a b=a*1.0% c=b*6.94% d e=c-d f=b*27.75% g h=f-g d+g 2021 $0 $0 $0 $0 $0 $0 $0 $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 $0
2023 $0 $0 $0 $0 $0 $0 $0 $0 $0
2024 $0 $0 $0 $0 $0 $0 $0 $0 $0
2025 $0 $0 $0 $0 $0 $0 $0 $0 $0
2026 $7,956,388 $79,564 $5,520 $552 $4,968 $22,081 $10,128 $11,953 $10,680 2027 $16,390,159 $163,902 $11,372 $1,137 $10,235 $45,487 $20,863 $24,624 $22,0002028 $25,322,795 $253,228 $17,569 $1,757 $15,812 $70,277 $32,234 $38,044 $33,9912029 $34,776,639 $347,766 $24,129 $2,413 $21,716 $96,514 $44,268 $52,246 $46,6812030 $44,774,923 $447,749 $31,066 $3,107 $27,959 $124,262 $56,995 $67,267 $60,1012031 $55,341,805 $553,418 $38,397 $4,992 $33,405 $153,588 $19,966 $133,621 $24,958 2032 $66,502,402 $665,024 $46,140 $5,998 $40,142 $184,561 $23,993 $160,568 $29,9912033 $78,282,827 $782,828 $54,314 $7,061 $47,253 $217,255 $28,243 $189,012 $35,3042034 $90,710,226 $907,102 $62,936 $5,979 $56,957 $251,744 $23,916 $227,829 $29,8952035 $103,812,814 $1,038,128 $72,027 $6,843 $65,184 $288,107 $27,370 $260,737 $34,2132036 $106,927,199 $1,069,272 $74,188 $7,048 $67,140 $296,751 $28,191 $268,559 $35,2392037 $110,135,015 $1,101,350 $76,413 $7,259 $69,154 $305,653 $29,037 $276,616 $36,2962038 $113,439,065 $1,134,391 $78,706 $7,477 $71,229 $314,823 $29,908 $284,915 $37,3852039 $116,842,237 $1,168,422 $81,067 $7,701 $73,366 $324,268 $30,805 $293,462 $38,5072040 $120,347,504 $1,203,475 $83,499 $7,932 $75,566 $333,996 $31,730 $302,266 $39,6622041 $123,957,929 $1,239,579 $86,004 $8,170 $77,833 $344,015 $32,681 $311,334 $40,8522042 $127,676,667 $1,276,767 $88,584 $8,415 $80,168 $354,336 $33,662 $320,674 $42,0772043 $131,506,967 $1,315,070 $91,241 $8,668 $82,574 $364,966 $34,672 $330,294 $43,3402044 $135,452,176 $1,354,522 $93,979 $8,928 $85,051 $375,915 $35,712 $340,203 $44,6402045 $139,515,742 $1,395,157 $96,798 $4,356 $92,442 $387,192 $17,424 $369,769 $21,7802046 $143,701,214 $1,437,012 $99,702 $4,487 $95,215 $398,808 $17,946 $380,862 $22,433 2047 $148,012,250 $1,480,123 $102,693 $4,621 $98,072 $410,772 $18,485 $392,288 $23,106 2048 $152,452,618 $1,524,526 $105,774 $4,760 $101,014 $423,096 $19,039 $404,056 $23,799 2049 $157,026,196 $1,570,262 $108,947 $4,903 $104,044 $435,788 $19,610 $416,178 $24,513 2050 $161,736,982 $1,617,370 $112,216 $5,050 $107,166 $448,862 $20,199 $428,663 $25,248 2051 $166,589,092 $1,665,891 $115,582 $5,201 $110,381 $462,328 $20,805 $441,523 $26,006 2052 $171,586,764 $1,715,868 $119,049 $5,357 $113,692 $476,198 $21,429 $454,769 $26,786 2053 $176,734,367 $1,767,344 $122,621 $5,518 $117,103 $490,484 $22,072 $468,412 $27,590 2054 $182,036,398 $1,820,364 $126,300 $5,683 $120,616 $505,198 $22,734 $482,464 $28,417 2055 $187,497,490 $1,874,975 $130,089 $5,854 $124,235 $520,354 $23,416 $496,938 $29,270 2056 $193,122,415 $1,931,224 $133,991 $6,030 $127,962 $535,965 $24,118 $511,846 $30,148 2057 $198,916,087 $1,989,161 $138,011 $6,210 $131,800 $552,044 $24,842 $527,202 $31,052 2058 $204,883,570 $2,048,836 $142,151 $6,397 $135,754 $568,605 $25,587 $543,018 $31,984 2059 $211,030,077 $2,110,301 $146,416 $6,589 $139,827 $585,663 $26,355 $559,308 $32,944 2060 $217,360,979 $2,173,610 $150,808 $6,786 $144,022 $603,233 $27,145 $576,088 $33,932 2061 $223,881,809 $2,238,818 $155,333 $6,990 $148,343 $621,330 $27,960 $593,370 $34,950 pt lath ann
Source: San Joaquin County; City of Lathrop; LWA; EPS.[1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs.[2] Refer to Table A-3 for details.

Lathrop
Annexation Area
Beginning
Assessed Value [1]
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 8Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue Summary - Manteca (Real $) Fiscal Year
Ending
Existing City
Boundaries
Annexation
Areas Total
Existing City
Boundaries
Annexation
Areas Total
City EIFD
Revenue
County EIFD
Revenue Total
Table 9 Table 10 Table 9 Table 10
2021 $1,545,190 $0 $1,545,190 $2,144,610 $0 $2,144,610 $0 $0 $02022 $1,591,546 $0 $1,591,546 $2,208,948 $0 $2,208,948 $0 $0 $02023 $1,872,151 $0 $1,872,151 $2,376,326 $0 $2,376,326 $19,577 $249,255 $268,8322024 $2,488,437 $28,555 $2,516,992 $2,863,732 $65,085 $2,928,816 $53,516 $717,373 $770,8892025 $2,977,611 $58,823 $3,036,434 $3,250,607 $134,075 $3,384,682 $80,855 $1,103,621 $1,184,4772026 $3,634,077 $90,881 $3,724,959 $3,769,791 $207,145 $3,976,937 $117,093 $1,605,431 $1,722,524 2027 $4,139,196 $124,810 $4,264,006 $4,169,278 $284,480 $4,453,757 $145,464 $2,009,434 $2,154,898 2028 $4,585,619 $160,693 $4,746,312 $4,522,343 $366,268 $4,888,611 $170,849 $2,377,880 $2,548,729 2029 $5,029,311 $198,616 $5,227,927 $4,873,249 $452,707 $5,325,956 $196,197 $2,748,436 $2,944,633 2030 $5,509,972 $238,671 $5,748,643 $5,253,392 $544,003 $5,797,395 $223,603 $3,147,880 $3,371,483 2031 $5,629,134 $257,290 $5,886,425 $7,812,824 $1,029,162 $8,841,986 $655,415 $1,010,091 $1,665,506 2032 $6,108,893 $298,135 $6,407,028 $8,478,694 $1,192,541 $9,671,236 $733,207 $1,134,002 $1,867,209 2033 $6,606,429 $342,433 $6,948,861 $9,169,237 $1,369,730 $10,538,967 $814,170 $1,263,663 $2,077,8332034 $7,354,920 $416,964 $7,771,884 $10,208,088 $1,667,855 $11,875,943 $658,355 $1,028,078 $1,686,4332035 $7,923,591 $481,044 $8,404,634 $10,997,361 $1,924,175 $12,921,536 $724,777 $1,137,837 $1,862,6132036 $8,408,147 $548,593 $8,956,741 $11,669,890 $2,194,373 $13,864,263 $782,732 $1,236,797 $2,019,5292037 $8,850,919 $619,763 $9,470,682 $12,284,425 $2,479,051 $14,763,476 $836,682 $1,331,189 $2,167,8712038 $9,231,086 $694,709 $9,925,794 $12,812,068 $2,778,835 $15,590,902 $884,456 $1,418,046 $2,302,5032039 $9,619,385 $715,550 $10,334,935 $13,350,999 $2,862,200 $16,213,198 $927,405 $1,483,370 $2,410,7752040 $10,022,802 $737,016 $10,759,819 $13,910,913 $2,948,066 $16,858,978 $972,006 $1,551,159 $2,523,1652041 $10,427,875 $759,127 $11,187,002 $14,473,123 $3,036,507 $17,509,631 $1,016,848 $1,619,460 $2,636,3082042 $10,766,523 $781,901 $11,548,423 $14,943,141 $3,127,603 $18,070,744 $1,054,788 $1,678,361 $2,733,1492043 $11,116,232 $805,358 $11,921,590 $15,428,513 $3,221,431 $18,649,944 $1,093,960 $1,739,161 $2,833,1212044 $11,477,363 $829,518 $12,306,882 $15,929,736 $3,318,074 $19,247,810 $1,134,405 $1,801,921 $2,936,3252045 $12,422,114 $901,609 $13,323,723 $17,240,981 $3,606,434 $20,847,415 $557,130 $884,227 $1,441,3572046 $12,828,486 $928,657 $13,757,143 $17,804,996 $3,714,628 $21,519,623 $577,553 $915,902 $1,493,4552047 $13,248,122 $956,517 $14,204,638 $18,387,419 $3,826,066 $22,213,485 $598,639 $948,597 $1,547,2362048 $13,681,451 $985,212 $14,666,663 $18,988,847 $3,940,848 $22,929,695 $620,410 $982,345 $1,602,7552049 $14,128,916 $1,014,768 $15,143,685 $19,609,897 $4,059,074 $23,668,971 $642,887 $1,017,180 $1,660,0682050 $14,590,978 $1,045,212 $15,636,189 $20,251,204 $4,180,846 $24,432,050 $666,094 $1,053,137 $1,719,2312051 $15,068,107 $1,076,568 $16,144,675 $20,913,425 $4,306,271 $25,219,696 $690,055 $1,090,251 $1,780,3062052 $15,560,794 $1,108,865 $16,669,659 $21,597,237 $4,435,460 $26,032,697 $714,792 $1,128,560 $1,843,3522053 $16,069,541 $1,142,131 $17,211,672 $22,303,341 $4,568,523 $26,871,864 $740,332 $1,168,102 $1,908,4342054 $16,594,869 $1,176,395 $17,771,263 $23,032,457 $4,705,579 $27,738,036 $766,700 $1,208,916 $1,975,6162055 $17,137,314 $1,211,687 $18,349,001 $23,785,332 $4,846,746 $28,632,078 $793,923 $1,251,044 $2,044,9672056 $17,693,168 $1,248,037 $18,941,205 $24,556,815 $4,992,149 $29,548,964 $821,828 $1,294,248 $2,116,0762057 $18,221,937 $1,285,478 $19,507,416 $25,290,709 $5,141,913 $30,432,622 $848,508 $1,335,886 $2,184,3952058 $18,766,570 $1,324,043 $20,090,613 $26,046,619 $5,296,171 $31,342,790 $875,989 $1,378,774 $2,254,7632059 $19,327,542 $1,363,764 $20,691,306 $26,825,207 $5,455,056 $32,280,263 $904,294 $1,422,948 $2,327,2422060 $19,905,343 $1,404,677 $21,310,020 $27,627,152 $5,618,707 $33,245,860 $933,448 $1,468,447 $2,401,8952061 $20,500,478 $1,446,817 $21,947,295 $28,453,156 $5,787,269 $34,240,425 $963,476 $1,515,312 $2,478,788TOTAL $432,662,140 $28,808,884 $461,471,024 $589,616,081 $113,685,104 $703,301,186 $26,012,419 $53,456,322 $79,468,741 proj man
Source: EPS.[1] Includes property tax revenue from parcels within the Mossdale Tract boundary only.

Net City Property Tax Revenue [1] Net County Property Tax Revenue [1] EIFD Revenue Manteca
Existing City and
Annexation Areas
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 9Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue - Manteca Existing City Boundaries (Real $) City
City EIFD
Amount [1] Net City County
County EIFD
Amount [1] Net County Total EIFD
Formula a b=a*1.0% c=b*14.30% d e=c-d f=b*19.84% g h=f-g d+g 2021 $1,080,794,449 $10,807,944 $1,545,190 $0 $1,545,190 $2,144,610 $0 $2,144,610 $0 2022 $1,113,218,282 $11,132,183 $1,591,546 $0 $1,591,546 $2,208,948 $0 $2,208,948 $02023 $1,323,183,556 $13,231,836 $1,891,729 $19,577 $1,872,151 $2,625,580 $249,255 $2,376,326 $268,8322024 $1,776,936,999 $17,769,370 $2,540,451 $52,013 $2,488,437 $3,525,959 $662,227 $2,863,732 $714,2412025 $2,137,101,205 $21,371,012 $3,055,370 $77,759 $2,977,611 $4,240,629 $990,022 $3,250,607 $1,067,7812026 $2,620,438,428 $26,204,384 $3,746,388 $112,310 $3,634,077 $5,199,711 $1,429,919 $3,769,791 $1,542,2292027 $2,992,342,428 $29,923,424 $4,278,091 $138,895 $4,139,196 $5,937,676 $1,768,398 $4,169,278 $1,907,2942028 $3,321,031,032 $33,210,310 $4,748,011 $162,391 $4,585,619 $6,589,890 $2,067,546 $4,522,343 $2,229,9382029 $3,647,708,289 $36,477,083 $5,215,055 $185,744 $5,029,311 $7,238,112 $2,364,863 $4,873,249 $2,550,6072030 $4,001,605,060 $40,016,051 $5,721,014 $211,041 $5,509,972 $7,940,346 $2,686,954 $5,253,392 $2,897,9952031 $4,368,883,384 $43,688,834 $6,246,104 $616,970 $5,629,134 $8,669,133 $856,308 $7,812,824 $1,473,2782032 $4,754,596,962 $47,545,970 $6,797,551 $688,658 $6,108,893 $9,434,501 $955,806 $8,478,694 $1,644,4642033 $5,154,602,486 $51,546,025 $7,369,431 $763,002 $6,606,429 $10,228,228 $1,058,991 $9,169,237 $1,821,9932034 $5,574,329,203 $55,743,292 $7,969,505 $614,585 $7,354,920 $11,061,087 $852,999 $10,208,088 $1,467,5852035 $6,013,844,087 $60,138,441 $8,597,871 $674,280 $7,923,591 $11,933,212 $935,851 $10,997,361 $1,610,1322036 $6,388,348,913 $63,883,489 $9,133,293 $725,145 $8,408,147 $12,676,339 $1,006,448 $11,669,890 $1,731,5942037 $6,730,558,822 $67,305,588 $9,622,543 $771,624 $8,850,919 $13,355,382 $1,070,958 $12,284,425 $1,842,5822038 $7,024,382,180 $70,243,822 $10,042,617 $811,531 $9,231,086 $13,938,413 $1,126,345 $12,812,068 $1,937,8772039 $7,324,491,381 $73,244,914 $10,471,677 $852,292 $9,619,385 $14,533,917 $1,182,918 $13,350,999 $2,035,2102040 $7,636,285,190 $76,362,852 $10,917,442 $894,639 $10,022,802 $15,152,606 $1,241,694 $13,910,913 $2,136,333 2041 $7,949,357,918 $79,493,579 $11,365,036 $937,161 $10,427,875 $15,773,834 $1,300,710 $14,473,123 $2,237,871 2042 $8,211,092,338 $82,110,923 $11,739,232 $972,710 $10,766,523 $16,293,191 $1,350,049 $14,943,141 $2,322,759 2043 $8,481,376,401 $84,813,764 $12,125,652 $1,009,419 $11,116,232 $16,829,513 $1,401,000 $15,428,513 $2,410,419 2044 $8,760,487,524 $87,604,875 $12,524,691 $1,047,328 $11,477,363 $17,383,350 $1,453,614 $15,929,736 $2,500,943 2045 $9,048,712,076 $90,487,121 $12,936,760 $514,646 $12,422,114 $17,955,271 $714,291 $17,240,981 $1,228,937 2046 $9,346,345,662 $93,463,457 $13,362,281 $533,794 $12,828,486 $18,545,863 $740,867 $17,804,996 $1,274,662 2047 $9,653,693,423 $96,536,934 $13,801,690 $553,568 $13,248,122 $19,155,730 $768,311 $18,387,419 $1,321,879 2048 $9,971,070,338 $99,710,703 $14,255,437 $573,986 $13,681,451 $19,785,498 $796,651 $18,988,847 $1,370,637 2049 $10,298,801,545 $102,988,015 $14,723,988 $595,071 $14,128,916 $20,435,812 $825,915 $19,609,897 $1,420,986 2050 $10,637,222,660 $106,372,227 $15,207,821 $616,844 $14,590,978 $21,107,338 $856,134 $20,251,204 $1,472,977 2051 $10,986,680,120 $109,866,801 $15,707,434 $639,326 $15,068,107 $21,800,763 $887,338 $20,913,425 $1,526,664 2052 $11,347,531,528 $113,475,315 $16,223,336 $662,542 $15,560,794 $22,516,797 $919,559 $21,597,237 $1,582,101 2053 $11,720,146,009 $117,201,460 $16,756,055 $686,514 $16,069,541 $23,256,172 $952,831 $22,303,341 $1,639,345 2054 $12,104,904,579 $121,049,046 $17,306,136 $711,268 $16,594,869 $24,019,645 $987,187 $23,032,457 $1,698,455 2055 $12,502,200,533 $125,022,005 $17,874,142 $736,828 $17,137,314 $24,807,995 $1,022,663 $23,785,332 $1,759,491 2056 $12,909,316,442 $129,093,164 $18,456,188 $763,020 $17,693,168 $25,615,831 $1,059,016 $24,556,815 $1,822,036 2057 $13,296,595,936 $132,965,959 $19,009,873 $787,936 $18,221,937 $26,384,306 $1,093,597 $25,290,709 $1,881,533 2058 $13,695,493,814 $136,954,938 $19,580,170 $813,599 $18,766,570 $27,175,835 $1,129,216 $26,046,619 $1,942,815 2059 $14,106,358,628 $141,063,586 $20,167,575 $840,033 $19,327,542 $27,991,110 $1,165,903 $26,825,207 $2,005,936 2060 $14,529,549,387 $145,295,494 $20,772,602 $867,259 $19,905,343 $28,830,844 $1,203,691 $27,627,152 $2,070,950 2061 $14,965,435,868 $149,654,359 $21,395,780 $895,302 $20,500,478 $29,695,769 $1,242,613 $28,453,156 $2,137,915 pt man ex
Source: San Joaquin County; City of Manteca; LWA; EPS.[1] Refer to Table B-2 for details.

Beginning
Assessed Value
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Manteca
Existing City
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 10Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue - Manteca Annexation Area (Real $) City
City EIFD
Amount [2] Net City County
County EIFD
Amount [2] Net County Total EIFD
Formula a b=a*1.0% c=b*6.63% d e=c-d f=b*26.51% g h=f-g d+g 2021 $0 $0 $0 $0 $0 $0 $0 $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 $0
2023 $0 $0 $0 $0 $0 $0 $0 $0 $0
2024 $45,348,171 $453,482 $30,058 $1,503 $28,555 $120,230 $55,145 $65,085 $56,6482025 $93,417,231 $934,172 $61,919 $3,096 $58,823 $247,674 $113,600 $134,075 $116,696 2026 $144,329,622 $1,443,296 $95,664 $4,783 $90,881 $382,657 $175,511 $207,145 $180,2952027 $198,212,681 $1,982,127 $131,379 $6,569 $124,810 $525,516 $241,036 $284,480 $247,605 2028 $255,198,827 $2,551,988 $169,150 $8,458 $160,693 $676,601 $310,334 $366,268 $318,791 2029 $315,425,750 $3,154,258 $209,070 $10,453 $198,616 $836,279 $383,572 $452,707 $394,026 2030 $379,036,610 $3,790,366 $251,232 $12,562 $238,671 $1,004,929 $460,926 $544,003 $473,488 2031 $446,180,238 $4,461,802 $295,736 $38,446 $257,290 $1,182,945 $153,783 $1,029,162 $192,229 2032 $517,011,351 $5,170,114 $342,684 $44,549 $298,135 $1,370,737 $178,196 $1,192,541 $222,745 2033 $593,829,409 $5,938,294 $393,601 $51,168 $342,433 $1,574,403 $204,672 $1,369,730 $255,840 2034 $695,113,398 $6,951,134 $460,734 $43,770 $416,964 $1,842,934 $175,079 $1,667,855 $218,848 2035 $801,939,980 $8,019,400 $531,540 $50,496 $481,044 $2,126,160 $201,985 $1,924,175 $252,482 2036 $914,550,555 $9,145,506 $606,180 $57,587 $548,593 $2,424,721 $230,349 $2,194,373 $287,936 2037 $1,033,196,018 $10,331,960 $684,821 $65,058 $619,763 $2,739,283 $260,232 $2,479,051 $325,290 2038 $1,158,137,113 $11,581,371 $767,634 $72,925 $694,709 $3,070,535 $291,701 $2,778,835 $364,626 2039 $1,192,881,227 $11,928,812 $790,663 $75,113 $715,550 $3,162,651 $300,452 $2,862,200 $375,565 2040 $1,228,667,663 $12,286,677 $814,383 $77,366 $737,016 $3,257,531 $309,465 $2,948,066 $386,832 2041 $1,265,527,693 $12,655,277 $838,814 $79,687 $759,127 $3,355,257 $318,749 $3,036,507 $398,437 2042 $1,303,493,524 $13,034,935 $863,979 $82,078 $781,901 $3,455,915 $328,312 $3,127,603 $410,390 2043 $1,342,598,330 $13,425,983 $889,898 $84,540 $805,358 $3,559,592 $338,161 $3,221,431 $422,702 2044 $1,382,876,280 $13,828,763 $916,595 $87,077 $829,518 $3,666,380 $348,306 $3,318,074 $435,383 2045 $1,424,362,568 $14,243,626 $944,093 $42,484 $901,609 $3,776,371 $169,937 $3,606,434 $212,421 2046 $1,467,093,445 $14,670,934 $972,416 $43,759 $928,657 $3,889,662 $175,035 $3,714,628 $218,794 2047 $1,511,106,248 $15,111,062 $1,001,588 $45,071 $956,517 $4,006,352 $180,286 $3,826,066 $225,357 2048 $1,556,439,436 $15,564,394 $1,031,636 $46,424 $985,212 $4,126,543 $185,694 $3,940,848 $232,118 2049 $1,603,132,619 $16,031,326 $1,062,585 $47,816 $1,014,768 $4,250,339 $191,265 $4,059,074 $239,0822050 $1,651,226,598 $16,512,266 $1,094,462 $49,251 $1,045,212 $4,377,849 $197,003 $4,180,846 $246,2542051 $1,700,763,395 $17,007,634 $1,127,296 $50,728 $1,076,568 $4,509,185 $202,913 $4,306,271 $253,6422052 $1,751,786,297 $17,517,863 $1,161,115 $52,250 $1,108,865 $4,644,460 $209,001 $4,435,460 $261,2512053 $1,804,339,886 $18,043,399 $1,195,949 $53,818 $1,142,131 $4,783,794 $215,271 $4,568,523 $269,0882054 $1,858,470,083 $18,584,701 $1,231,827 $55,432 $1,176,395 $4,927,308 $221,729 $4,705,579 $277,1612055 $1,914,224,185 $19,142,242 $1,268,782 $57,095 $1,211,687 $5,075,127 $228,381 $4,846,746 $285,4762056 $1,971,650,911 $19,716,509 $1,306,845 $58,808 $1,248,037 $5,227,381 $235,232 $4,992,149 $294,0402057 $2,030,800,438 $20,308,004 $1,346,051 $60,572 $1,285,478 $5,384,202 $242,289 $5,141,913 $302,8612058 $2,091,724,451 $20,917,245 $1,386,432 $62,389 $1,324,043 $5,545,728 $249,558 $5,296,171 $311,9472059 $2,154,476,185 $21,544,762 $1,428,025 $64,261 $1,363,764 $5,712,100 $257,045 $5,455,056 $321,3062060 $2,219,110,470 $22,191,105 $1,470,866 $66,189 $1,404,677 $5,883,463 $264,756 $5,618,707 $330,9452061 $2,285,683,785 $22,856,838 $1,514,992 $68,175 $1,446,817 $6,059,967 $272,699 $5,787,269 $340,873 pt man ann
Source: San Joaquin County; City of Manteca; LWA; EPS.[1] Prior to annexation of the annexation area to the City, the City recieves no property tax revenue for these TRAs.[2] Refer to Table B-3 for details.

Manteca
Annexation Area
Beginning
Assessed Value [1]
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 11Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue Summary - Stockton (Real $) Fiscal Year
Ending
Existing City
Boundaries Annexation Areas Total
Existing City
Boundaries Annexation Areas Total
City EIFD
Revenue
County EIFD
Revenue Total
Table 12 Table 13 Table 12 Table 13
2021 $2,398,072 $0 $2,398,072 $2,950,394 $0 $2,950,394 $0 $0 $0 2022 $2,470,014 $0 $2,470,014 $3,038,906 $0 $3,038,906 $0 $0 $0 2023 $2,685,463 $2,374 $2,687,837 $3,183,848 $5,192 $3,189,040 $2,200 $127,206 $129,4062024 $2,902,067 $12,224 $2,914,292 $3,329,567 $26,737 $3,356,304 $4,488 $268,927 $273,4142025 $3,053,016 $22,664 $3,075,680 $3,431,116 $49,570 $3,480,687 $6,118 $374,315 $380,4322026 $3,155,853 $33,719 $3,189,571 $3,500,299 $73,750 $3,574,049 $7,268 $453,419 $460,6872027 $3,321,397 $45,416 $3,366,814 $3,611,667 $99,335 $3,711,003 $9,059 $569,458 $578,5172028 $3,494,056 $63,289 $3,557,345 $3,727,822 $138,427 $3,866,249 $10,983 $700,996 $711,9802029 $3,611,235 $82,193 $3,693,429 $3,806,654 $179,774 $3,986,428 $12,358 $802,822 $815,1802030 $3,732,323 $102,175 $3,834,498 $3,888,114 $223,478 $4,111,592 $13,783 $908,872 $922,6552031 $3,689,274 $108,338 $3,797,612 $4,538,985 $433,353 $4,972,338 $198,377 $288,904 $487,280 2032 $3,802,897 $127,918 $3,930,815 $4,678,778 $511,673 $5,190,451 $218,281 $321,495 $539,776 2033 $3,953,472 $148,576 $4,102,048 $4,864,034 $594,303 $5,458,337 $243,867 $361,524 $605,391 2034 $4,264,761 $177,211 $4,441,972 $5,247,018 $708,844 $5,955,862 $207,001 $306,200 $513,201 2035 $4,517,103 $201,089 $4,718,192 $5,557,479 $804,358 $6,361,837 $235,997 $348,816 $584,813 2036 $4,780,958 $226,241 $5,007,199 $5,882,106 $904,964 $6,787,070 $266,334 $393,454 $659,788 2037 $5,056,790 $252,721 $5,309,511 $6,221,467 $1,010,883 $7,232,351 $298,069 $440,196 $738,265 2038 $5,345,081 $280,586 $5,625,667 $6,576,157 $1,122,343 $7,698,500 $331,256 $489,129 $820,385 2039 $5,622,127 $309,895 $5,932,022 $6,917,012 $1,239,580 $8,156,593 $363,415 $537,216 $900,631 2040 $5,893,694 $340,711 $6,234,404 $7,251,126 $1,362,842 $8,613,968 $395,157 $585,227 $980,384 2041 $6,176,706 $380,484 $6,557,190 $7,599,321 $1,521,936 $9,121,257 $429,041 $638,479 $1,067,519 2042 $6,471,605 $422,337 $6,893,942 $7,962,142 $1,689,349 $9,651,491 $464,390 $694,139 $1,158,529 2043 $6,778,851 $466,359 $7,245,210 $8,340,152 $1,865,437 $10,205,589 $501,264 $752,304 $1,253,5672044 $7,098,918 $513,763 $7,612,681 $8,733,937 $2,055,052 $10,788,989 $539,838 $813,545 $1,353,3832045 $7,592,240 $584,736 $8,176,976 $9,340,880 $2,338,945 $11,679,825 $268,914 $407,164 $676,0782046 $7,837,557 $629,392 $8,466,949 $9,642,699 $2,517,569 $12,160,267 $282,578 $429,802 $712,3802047 $8,090,860 $676,201 $8,767,061 $9,954,342 $2,704,805 $12,659,147 $296,719 $453,310 $750,0292048 $8,352,407 $720,470 $9,072,877 $10,276,129 $2,881,879 $13,158,008 $311,130 $476,816 $787,9462049 $8,622,466 $761,836 $9,384,302 $10,608,387 $3,047,343 $13,655,731 $325,804 $500,269 $826,0732050 $8,901,311 $805,035 $9,706,346 $10,951,456 $3,220,142 $14,171,598 $340,979 $524,577 $865,5562051 $9,189,226 $850,141 $10,039,368 $11,305,684 $3,400,566 $14,706,250 $356,671 $549,770 $906,4412052 $9,490,146 $897,229 $10,387,376 $11,675,912 $3,588,917 $15,264,829 $373,069 $576,091 $949,1602053 $9,771,516 $946,377 $10,717,893 $12,022,086 $3,785,509 $15,807,595 $388,644 $601,666 $990,3102054 $10,061,327 $997,667 $11,058,994 $12,378,646 $3,990,666 $16,369,313 $404,716 $628,134 $1,032,8512055 $10,359,832 $1,051,181 $11,411,014 $12,745,903 $4,204,726 $16,950,629 $421,304 $655,526 $1,076,8302056 $10,667,293 $1,107,009 $11,774,302 $13,124,178 $4,428,038 $17,552,216 $438,422 $683,873 $1,122,2952057 $10,983,977 $1,167,793 $12,151,770 $13,513,801 $4,671,173 $18,184,973 $456,208 $713,689 $1,169,8972058 $11,310,162 $1,215,713 $12,525,875 $13,915,112 $4,862,852 $18,777,964 $473,836 $741,631 $1,215,4672059 $11,646,132 $1,265,457 $12,911,589 $14,328,463 $5,061,827 $19,390,290 $492,011 $770,484 $1,262,4952060 $11,992,182 $1,317,091 $13,309,273 $14,754,214 $5,268,365 $20,022,580 $510,750 $800,278 $1,311,0282061 $12,348,613 $1,370,685 $13,719,298 $15,192,738 $5,482,739 $20,675,478 $530,071 $831,043 $1,361,114TOTAL $271,492,983 $20,684,298 $292,177,281 $330,568,736 $82,077,239 $412,645,975 $11,430,371 $21,520,764 $32,951,135 proj stock
Source: EPS.[1] Includes property tax revenue from parcels within the Mossdale Tract boundary only.

Net City Property Tax Revenue [1] Net County Property Tax Revenue [1] EIFD Revenue Stockton
Existing City and
Annexation Areas
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 12Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue - Stockton Existing City Boundaries (Real $) City
City EIFD
Amount [1] Net City County
County EIFD
Amount [1] Net County Total EIFD
Formula a b=a*1.0% c=b*16.71% d e=c-d f=b*20.56% g h=f-g d+g 2021 $1,435,013,097 $14,350,131 $2,398,072 $0 $2,398,072 $2,950,394 $0 $2,950,394 $0 2022 $1,478,063,490 $14,780,635 $2,470,014 $0 $2,470,014 $3,038,906 $0 $3,038,906 $02023 $1,608,291,217 $16,082,912 $2,687,639 $2,176 $2,685,463 $3,306,655 $122,807 $3,183,848 $124,9832024 $1,739,217,044 $17,392,170 $2,906,432 $4,364 $2,902,067 $3,575,839 $246,273 $3,329,567 $250,6372025 $1,830,457,715 $18,304,577 $3,058,905 $5,889 $3,053,016 $3,763,431 $332,314 $3,431,116 $338,2032026 $1,892,616,910 $18,926,169 $3,162,780 $6,928 $3,155,853 $3,891,230 $390,932 $3,500,299 $397,8592027 $1,992,679,813 $19,926,798 $3,329,997 $8,600 $3,321,397 $4,096,960 $485,293 $3,611,667 $493,8932028 $2,097,043,135 $20,970,431 $3,504,400 $10,344 $3,494,056 $4,311,532 $583,709 $3,727,822 $594,0532029 $2,167,871,742 $21,678,717 $3,622,763 $11,527 $3,611,235 $4,457,156 $650,502 $3,806,654 $662,0292030 $2,241,062,727 $22,410,627 $3,745,073 $12,751 $3,732,323 $4,607,637 $719,522 $3,888,114 $732,2732031 $2,316,694,086 $23,166,941 $3,871,462 $182,188 $3,689,274 $4,763,135 $224,150 $4,538,985 $406,3382032 $2,394,846,370 $23,948,464 $4,002,064 $199,166 $3,802,897 $4,923,817 $245,038 $4,678,778 $444,2052033 $2,498,414,941 $24,984,149 $4,175,139 $221,666 $3,953,472 $5,136,754 $272,720 $4,864,034 $494,3862034 $2,664,783,613 $26,647,836 $4,453,160 $188,399 $4,264,761 $5,478,809 $231,791 $5,247,018 $420,1902035 $2,831,636,745 $28,316,367 $4,731,990 $214,888 $4,517,103 $5,821,860 $264,381 $5,557,479 $479,2682036 $3,006,102,761 $30,061,028 $5,023,543 $242,585 $4,780,958 $6,180,563 $298,457 $5,882,106 $541,0432037 $3,188,488,264 $31,884,883 $5,328,330 $271,540 $5,056,790 $6,555,549 $334,081 $6,221,467 $605,6212038 $3,379,111,404 $33,791,114 $5,646,884 $301,803 $5,345,081 $6,947,471 $371,314 $6,576,157 $673,1162039 $3,562,299,423 $35,622,994 $5,953,012 $330,885 $5,622,127 $7,324,106 $407,094 $6,917,012 $737,9792040 $3,741,864,383 $37,418,644 $6,253,086 $359,392 $5,893,694 $7,693,293 $442,167 $7,251,126 $801,5592041 $3,928,997,171 $39,289,972 $6,565,806 $389,100 $6,176,706 $8,078,039 $478,718 $7,599,321 $867,8182042 $4,123,990,249 $41,239,902 $6,891,662 $420,057 $6,471,605 $8,478,945 $516,804 $7,962,142 $936,8602043 $4,327,146,813 $43,271,468 $7,231,160 $452,309 $6,778,851 $8,896,636 $556,484 $8,340,152 $1,008,7932044 $4,538,781,180 $45,387,812 $7,584,825 $485,907 $7,098,918 $9,331,758 $597,821 $8,733,937 $1,083,7282045 $4,687,649,579 $46,876,496 $7,833,601 $241,361 $7,592,240 $9,637,832 $296,952 $9,340,880 $538,3132046 $4,841,365,178 $48,413,652 $8,090,478 $252,921 $7,837,557 $9,953,872 $311,173 $9,642,699 $564,094 2047 $5,000,084,829 $50,000,848 $8,355,717 $264,857 $8,090,860 $10,280,201 $325,858 $9,954,342 $590,715 2048 $5,163,970,430 $51,639,704 $8,629,588 $277,181 $8,352,407 $10,617,150 $341,021 $10,276,129 $618,202 2049 $5,333,189,091 $53,331,891 $8,912,372 $289,906 $8,622,466 $10,965,065 $356,677 $10,608,387 $646,583 2050 $5,507,913,298 $55,079,133 $9,204,356 $303,045 $8,901,311 $11,324,298 $372,843 $10,951,456 $675,888 2051 $5,688,321,088 $56,883,211 $9,505,838 $316,612 $9,189,226 $11,695,218 $389,534 $11,305,684 $706,146 2052 $5,876,877,546 $58,768,775 $9,820,938 $330,792 $9,490,146 $12,082,891 $406,979 $11,675,912 $737,7712053 $6,053,183,872 $60,531,839 $10,115,566 $344,050 $9,771,516 $12,445,378 $423,291 $12,022,086 $767,341 2054 $6,234,779,388 $62,347,794 $10,419,033 $357,706 $10,061,327 $12,818,739 $440,092 $12,378,646 $797,798 2055 $6,421,822,770 $64,218,228 $10,731,604 $371,772 $10,359,832 $13,203,301 $457,398 $12,745,903 $829,169 2056 $6,614,477,453 $66,144,775 $11,053,552 $386,259 $10,667,293 $13,599,400 $475,222 $13,124,178 $861,481 2057 $6,812,911,777 $68,129,118 $11,385,159 $401,182 $10,983,977 $14,007,382 $493,581 $13,513,801 $894,763 2058 $7,017,299,130 $70,172,991 $11,726,713 $416,551 $11,310,162 $14,427,604 $512,491 $13,915,112 $929,043 2059 $7,227,818,104 $72,278,181 $12,078,515 $432,383 $11,646,132 $14,860,432 $531,969 $14,328,463 $964,351 2060 $7,444,652,647 $74,446,526 $12,440,870 $448,689 $11,992,182 $15,306,245 $552,030 $14,754,214 $1,000,719 2061 $7,667,992,226 $76,679,922 $12,814,096 $465,484 $12,348,613 $15,765,432 $572,694 $15,192,738 $1,038,177 pt stock ex
Source: San Joaquin County; City of Stockton; LWA; EPS.[1] Refer to Table C-2 for details.

Stockton
Existing City
Beginning
Assessed Value
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 13Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Net Property Tax and EIFD Revenue - Stockton Annexation Area (Real $) City
City EIFD
Amount [2] Net City County
County EIFD
Amount [2] Net County Total EIFD
Formula a b=a*1.0% c=b*7.23% d e=c-d f=b*28.93% g h=f-g e+h 2021 $0 $0 $0 $0 $0 $0 $0 $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 $0
2023 $3,315,313 $33,153 $2,398 $24 $2,374 $9,590 $4,399 $5,192 $7,565 2024 $17,073,859 $170,739 $12,348 $123 $12,224 $49,391 $22,654 $26,737 $38,961 2025 $31,654,935 $316,549 $22,893 $229 $22,664 $91,571 $42,000 $49,570 $72,2342026 $47,095,509 $470,955 $34,059 $341 $33,719 $136,237 $62,487 $73,750 $107,4692027 $63,434,028 $634,340 $45,875 $459 $45,416 $183,501 $84,166 $99,335 $144,7522028 $88,397,184 $883,972 $63,928 $639 $63,289 $255,714 $117,287 $138,427 $201,716 2029 $114,801,039 $1,148,010 $83,024 $830 $82,193 $332,095 $152,320 $179,774 $261,9682030 $142,709,567 $1,427,096 $103,207 $1,032 $102,175 $412,828 $189,350 $223,478 $325,653 2031 $172,189,286 $1,721,893 $124,527 $16,188 $108,338 $498,106 $64,754 $433,353 $541,691 2032 $203,309,350 $2,033,093 $147,033 $19,114 $127,918 $588,130 $76,457 $511,673 $639,591 2033 $236,141,647 $2,361,416 $170,777 $22,201 $148,576 $683,107 $88,804 $594,303 $742,879 2034 $270,760,903 $2,707,609 $195,813 $18,602 $177,211 $783,253 $74,409 $708,844 $886,055 2035 $307,244,788 $3,072,448 $222,198 $21,109 $201,089 $888,793 $84,435 $804,358 $1,005,447 2036 $345,674,021 $3,456,740 $249,990 $23,749 $226,241 $999,960 $94,996 $904,964 $1,131,205 2037 $386,132,487 $3,861,325 $279,249 $26,529 $252,721 $1,116,998 $106,115 $1,010,883 $1,263,604 2038 $428,707,355 $4,287,074 $310,039 $29,454 $280,586 $1,240,158 $117,815 $1,122,343 $1,402,929 2039 $473,489,195 $4,734,892 $342,426 $32,530 $309,895 $1,369,702 $130,122 $1,239,580 $1,549,475 2040 $520,572,110 $5,205,721 $376,476 $35,765 $340,711 $1,505,903 $143,061 $1,362,842 $1,703,553 2041 $581,342,054 $5,813,421 $420,424 $39,940 $380,484 $1,681,697 $159,761 $1,521,936 $1,902,420 2042 $645,289,680 $6,452,897 $466,671 $44,334 $422,337 $1,866,684 $177,335 $1,689,349 $2,111,686 2043 $712,550,955 $7,125,510 $515,314 $48,955 $466,359 $2,061,256 $195,819 $1,865,437 $2,331,796 2044 $784,979,233 $7,849,792 $567,694 $53,931 $513,763 $2,270,776 $215,724 $2,055,052 $2,568,815 2045 $846,643,499 $8,466,435 $612,289 $27,553 $584,736 $2,449,157 $110,212 $2,338,945 $2,923,681 2046 $911,301,141 $9,113,011 $659,049 $29,657 $629,392 $2,636,198 $118,629 $2,517,569 $3,146,961 2047 $979,076,261 $9,790,763 $708,064 $31,863 $676,201 $2,832,256 $127,452 $2,704,805 $3,381,006 2048 $1,043,172,849 $10,431,728 $754,418 $33,949 $720,470 $3,017,674 $135,795 $2,881,879 $3,602,348 2049 $1,103,067,131 $11,030,671 $797,734 $35,898 $761,836 $3,190,935 $143,592 $3,047,343 $3,809,179 2050 $1,165,616,213 $11,656,162 $842,969 $37,934 $805,035 $3,371,876 $151,734 $3,220,142 $4,025,177 2051 $1,230,925,481 $12,309,255 $890,200 $40,059 $850,141 $3,560,802 $160,236 $3,400,566 $4,250,707 2052 $1,299,104,249 $12,991,042 $939,507 $42,278 $897,229 $3,758,028 $169,111 $3,588,917 $4,486,146 2053 $1,370,265,911 $13,702,659 $990,971 $44,594 $946,377 $3,963,884 $178,375 $3,785,509 $4,731,886 2054 $1,444,528,079 $14,445,281 $1,044,677 $47,010 $997,667 $4,178,708 $188,042 $3,990,666 $4,988,333 2055 $1,522,012,738 $15,220,127 $1,100,714 $49,532 $1,051,181 $4,402,854 $198,128 $4,204,726 $5,255,9072056 $1,602,846,401 $16,028,464 $1,159,172 $52,163 $1,107,009 $4,636,689 $208,651 $4,428,038 $5,535,0472057 $1,690,855,577 $16,908,556 $1,222,820 $55,027 $1,167,793 $4,891,280 $220,108 $4,671,173 $5,838,9662058 $1,760,238,911 $17,602,389 $1,272,998 $57,285 $1,215,713 $5,091,991 $229,140 $4,862,852 $6,078,5652059 $1,832,263,475 $18,322,635 $1,325,086 $59,629 $1,265,457 $5,300,343 $238,515 $5,061,827 $6,327,2842060 $1,907,025,298 $19,070,253 $1,379,153 $62,062 $1,317,091 $5,516,613 $248,248 $5,268,365 $6,585,4562061 $1,984,623,793 $19,846,238 $1,435,272 $64,587 $1,370,685 $5,741,088 $258,349 $5,482,739 $6,853,424 pt stock ann
Source: San Joaquin County; City of Stockton; LWA; EPS.[1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs.[2] Refer to Table C-3 for details.

Stockton
Annexation Area
Beginning
Assessed Value [1]
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
APPENDICES:

Appendix A: City of Lathrop EIFD
Revenue-Estimating Tables
Appendix B: City of Manteca EIFD
Revenue-Estimating Tables
Appendix C: City of Stockton EIFD
Revenue-Estimating Tables
Appendix D: Supporting Tables for
EIFD Revenue Analysis
ATTACHMENT 1 - ITEM 5.1
APPENDIX A:

City of Lathrop EIFD
Revenue-Estimating Tables
Table A-1 Projected Tax Increment to EIFD—Lathrop ...................... E-14 Table A-2 Projected Tax Increment to EIFD—
Lathrop Existing City Boundaries ................................... E-15 Table A-3 Projected Tax Increment to EIFD—
Lathrop Annexation Area .............................................. E-16 Table A-4 Assessed Value of New Development—
Lathrop Existing City .................................................... E-17 Table A-5 Assessed Value of New Development—
Lathrop Annexation Areas ............................................. E-18 Table A-6 Incremental Development Projections—
Lathrop (2 pages) ....................................................... E-19 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table A-1Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Lathrop (Real $) City [1]
City
EIFD [3] County [1]
County
EIFD [3] Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% [4] h=g*[3] [4] j=i*[3] h+j 2020 $3,189,931,293 $95,697,939 $0 $3,285,629,232 $0 $0 $0 $0 $0 $0 $0 2021 $3,285,629,232 $98,568,877 $0 $3,384,198,109 $0 $0 $0 $0 $0 $0 $0 2022 $3,384,198,109 $101,525,943 $419,807,951 $3,905,532,003 $521,333,894 $5,213,339 $585,432 $58,543 $977,880 $448,520 $507,0632023 $3,905,532,003 $117,165,960 $342,945,282 $4,365,643,245 $981,445,136 $9,814,451 $1,102,114 $110,211 $1,840,923 $844,367 $954,5792024 $4,365,643,245 $130,969,297 $245,184,795 $4,741,797,337 $1,357,599,228 $13,575,992 $1,524,516 $152,452 $2,546,485 $1,167,984 $1,320,4362025 $4,741,797,337 $142,253,920 $272,669,104 $5,156,720,361 $1,772,522,252 $17,725,223 $1,987,040 $198,704 $3,331,924 $1,528,238 $1,726,9422026 $5,156,720,361 $154,701,611 $275,222,206 $5,586,644,177 $2,202,446,068 $22,024,461 $2,466,203 $246,620 $4,145,930 $1,901,595 $2,148,2152027 $5,586,644,177 $167,599,325 $297,434,251 $6,051,677,753 $2,667,479,644 $26,674,796 $2,984,580 $298,458 $5,026,241 $2,305,363 $2,603,8212028 $6,051,677,753 $181,550,333 $263,852,471 $6,497,080,556 $3,112,882,447 $31,128,824 $3,480,688 $348,069 $5,870,199 $2,692,457 $3,040,5262029 $6,497,080,556 $194,912,417 $242,320,584 $6,934,313,557 $3,550,115,448 $35,501,154 $3,967,388 $396,739 $6,699,322 $3,072,747 $3,469,4862030 $6,934,313,557 $208,029,407 $296,951,158 $7,439,294,122 $4,055,096,013 $40,550,960 $4,529,921 $588,890 $7,656,033 $995,284 $1,584,1742031 $7,439,294,122 $223,178,824 $126,845,932 $7,789,318,877 $4,405,120,769 $44,051,208 $4,918,192 $639,365 $8,322,623 $1,081,941 $1,721,3062032 $7,789,318,877 $233,679,566 $130,651,310 $8,153,649,753 $4,769,451,645 $47,694,516 $5,322,262 $691,894 $9,016,605 $1,172,159 $1,864,0532033 $8,153,649,753 $244,609,493 $126,053,354 $8,524,312,599 $5,140,114,491 $51,401,145 $5,733,165 $544,651 $9,723,046 $923,689 $1,468,3402034 $8,524,312,599 $255,729,378 $126,658,516 $8,906,700,493 $5,522,502,384 $55,225,024 $6,156,945 $584,910 $10,452,087 $992,948 $1,577,8582035 $8,906,700,493 $267,201,015 $106,678,625 $9,280,580,133 $5,896,382,024 $58,963,820 $6,575,457 $624,668 $11,156,184 $1,059,838 $1,684,5062036 $9,280,580,133 $278,417,404 $109,878,984 $9,668,876,521 $6,284,678,412 $62,846,784 $7,010,117 $665,961 $11,887,408 $1,129,304 $1,795,2652037 $9,668,876,521 $290,066,296 $55,738,567 $10,014,681,384 $6,630,483,275 $66,304,833 $7,397,021 $702,717 $12,539,015 $1,191,206 $1,893,9232038 $10,014,681,384 $300,440,442 $57,410,725 $10,372,532,550 $6,988,334,441 $69,883,344 $7,797,410 $740,754 $13,213,307 $1,255,264 $1,996,0182039 $10,372,532,550 $311,175,976 $59,133,046 $10,742,841,573 $7,358,643,464 $73,586,435 $8,211,744 $780,116 $13,911,059 $1,321,551 $2,101,6662040 $10,742,841,573 $322,285,247 $160,247,219 $11,225,374,039 $7,841,175,930 $78,411,759 $8,752,055 $831,445 $14,819,405 $1,407,844 $2,239,2892041 $11,225,374,039 $336,761,221 $169,759,786 $11,731,895,046 $8,347,696,937 $83,476,969 $9,319,257 $885,329 $15,772,845 $1,498,420 $2,383,7502042 $11,731,895,046 $351,956,851 $174,852,579 $12,258,704,477 $8,874,506,368 $88,745,064 $9,909,194 $941,373 $16,764,441 $1,592,622 $2,533,9952043 $12,258,704,477 $367,761,134 $180,098,157 $12,806,563,768 $9,422,365,660 $94,223,657 $10,522,719 $999,658 $17,795,624 $1,690,584 $2,690,2432044 $12,806,563,768 $384,196,913 $185,501,102 $13,376,261,783 $9,992,063,674 $99,920,637 $11,160,718 $502,232 $18,867,877 $849,054 $1,351,2872045 $13,376,261,783 $401,287,853 $191,066,135 $13,968,615,771 $10,584,417,662 $105,844,177 $11,824,106 $532,085 $19,982,736 $899,223 $1,431,3082046 $13,968,615,771 $419,058,473 $196,798,119 $14,584,472,363 $11,200,274,254 $112,002,743 $12,513,832 $563,122 $21,141,793 $951,381 $1,514,5032047 $14,584,472,363 $437,534,171 $202,702,062 $15,224,708,596 $11,840,510,487 $118,405,105 $13,230,880 $595,390 $22,346,695 $1,005,601 $1,600,9912048 $15,224,708,596 $456,741,258 $208,783,124 $15,890,232,978 $12,506,034,869 $125,060,349 $13,976,268 $628,932 $23,599,151 $1,061,962 $1,690,8942049 $15,890,232,978 $476,706,989 $215,046,618 $16,581,986,585 $13,197,788,476 $131,977,885 $14,751,051 $663,797 $24,900,929 $1,120,542 $1,784,3392050 $16,581,986,585 $497,459,598 $221,498,016 $17,300,944,199 $13,916,746,090 $139,167,461 $15,556,322 $700,034 $26,253,861 $1,181,424 $1,881,4582051 $17,300,944,199 $519,028,326 $221,819,629 $18,041,792,154 $14,657,594,045 $146,575,940 $16,386,113 $737,375 $27,647,985 $1,244,159 $1,981,5342052 $18,041,792,154 $541,253,765 $228,474,217 $18,811,520,136 $15,427,322,027 $154,273,220 $17,248,270 $776,172 $29,096,414 $1,309,339 $2,085,5112053 $18,811,520,136 $564,345,604 $235,328,444 $19,611,194,184 $16,226,996,075 $162,269,961 $18,143,989 $816,479 $30,601,154 $1,377,052 $2,193,5312054 $19,611,194,184 $588,335,826 $242,388,297 $20,441,918,307 $17,057,720,198 $170,577,202 $19,074,507 $858,353 $32,164,277 $1,447,392 $2,305,7452055 $20,441,918,307 $613,257,549 $249,659,946 $21,304,835,802 $17,920,637,693 $179,206,377 $20,041,106 $901,850 $33,787,934 $1,520,457 $2,422,3072056 $21,304,835,802 $639,145,074 $257,149,745 $22,201,130,621 $18,816,932,512 $188,169,325 $21,045,114 $947,030 $35,474,350 $1,596,346 $2,543,3762057 $22,201,130,621 $666,033,919 $264,864,237 $23,132,028,777 $19,747,830,668 $197,478,307 $22,087,906 $993,956 $37,225,828 $1,675,162 $2,669,1182058 $23,132,028,777 $693,960,863 $272,810,164 $24,098,799,804 $20,714,601,695 $207,146,017 $23,170,904 $1,042,691 $39,044,755 $1,757,014 $2,799,7052059 $24,098,799,804 $722,963,994 $280,994,469 $25,102,758,267 $21,718,560,158 $217,185,602 $24,295,582 $1,093,301 $40,933,601 $1,842,012 $2,935,3132060 $25,102,758,267 $753,082,748 $0 $25,855,841,015 $22,471,642,906 $224,716,429 $25,138,458 $1,131,231 $42,352,044 $1,905,842 $3,037,0732061 $25,855,841,015 $775,675,230 $0 $26,631,516,246 $23,247,318,137 $232,473,181 $26,006,620 $1,170,298 $43,813,040 $1,971,587 $3,141,885 ti lath
Source: San Joaquin County; City of Lathrop; LWA; EPS.[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value.[2] See Table A-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs. In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value.[4] The City and County tax allocation rates vary between TRAs within the existing City boundaries and the annexation area. See Table A-2 and Table A-3 for more details.[3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Lathrop
Existing City and Annexation Areas
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table A-2Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Lathrop Existing City Boundaries (Real $ City [1]
City EIFD
Allocation [3]
City
EIFD County [1]
County EIFD Allocation [3]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*11.23% h i=g*h j=f*18.76% k l=j*k m=i+l 2020 $3,189,931,293 $95,697,939 $0 $3,285,629,232 $0 $0 $0 0% $0 $0 0% $0 $0 2021 $3,285,629,232 $98,568,877 $0 $3,384,198,109 $0 $0 $0 10% $0 $0 46% $0 $02022 $3,384,198,109 $101,525,943 $419,807,951 $3,905,532,003 $521,333,894 $5,213,339 $585,432 10% $58,543 $977,880 46% $448,520 $507,063 2023 $3,905,532,003 $117,165,960 $342,945,282 $4,365,643,245 $981,445,136 $9,814,451 $1,102,114 10% $110,211 $1,840,923 46% $844,367 $954,5792024 $4,365,643,245 $130,969,297 $245,184,795 $4,741,797,337 $1,357,599,228 $13,575,992 $1,524,516 10% $152,452 $2,546,485 46% $1,167,984 $1,320,4362025 $4,741,797,337 $142,253,920 $264,712,716 $5,148,763,973 $1,764,565,864 $17,645,659 $1,981,519 10% $198,152 $3,309,843 46% $1,518,110 $1,716,2622026 $5,148,763,973 $154,462,919 $267,027,126 $5,570,254,018 $2,186,055,910 $21,860,559 $2,454,832 10% $245,483 $4,100,443 46% $1,880,731 $2,126,2142027 $5,570,254,018 $167,107,621 $288,993,319 $6,026,354,958 $2,642,156,849 $26,421,568 $2,967,010 10% $296,701 $4,955,964 46% $2,273,129 $2,569,8302028 $6,026,354,958 $180,790,649 $255,158,311 $6,462,303,917 $3,078,105,808 $30,781,058 $3,456,559 10% $345,656 $5,773,685 46% $2,648,189 $2,993,8452029 $6,462,303,917 $193,869,118 $233,365,599 $6,889,538,634 $3,505,340,525 $35,053,405 $3,936,323 10% $393,632 $6,575,060 46% $3,015,752 $3,409,3852030 $6,889,538,634 $206,686,159 $287,727,524 $7,383,952,317 $3,999,754,208 $39,997,542 $4,491,524 13% $583,898 $7,502,445 13% $975,318 $1,559,2162031 $7,383,952,317 $221,518,570 $117,345,589 $7,722,816,475 $4,338,618,367 $43,386,184 $4,872,052 13% $633,367 $8,138,061 13% $1,057,948 $1,691,3152032 $7,722,816,475 $231,684,494 $120,865,956 $8,075,366,926 $4,691,168,817 $46,911,688 $5,267,949 13% $684,833 $8,799,349 13% $1,143,915 $1,828,7492033 $8,075,366,926 $242,261,008 $115,974,440 $8,433,602,373 $5,049,404,265 $50,494,043 $5,670,229 10% $538,672 $9,471,301 10% $899,774 $1,438,4452034 $8,433,602,373 $253,008,071 $116,277,234 $8,802,887,679 $5,418,689,570 $54,186,896 $6,084,918 10% $578,067 $10,163,979 10% $965,578 $1,543,6452035 $8,802,887,679 $264,086,630 $106,678,625 $9,173,652,934 $5,789,454,826 $57,894,548 $6,501,269 10% $617,621 $10,859,434 10% $1,031,646 $1,649,2672036 $9,173,652,934 $275,209,588 $109,878,984 $9,558,741,506 $6,174,543,397 $61,745,434 $6,933,704 10% $658,702 $11,581,754 10% $1,100,267 $1,758,9692037 $9,558,741,506 $286,762,245 $55,738,567 $9,901,242,319 $6,517,044,210 $65,170,442 $7,318,315 10% $695,240 $12,224,192 10% $1,161,298 $1,856,5382038 $9,901,242,319 $297,037,270 $57,410,725 $10,255,690,313 $6,871,492,204 $68,714,922 $7,716,343 10% $733,053 $12,889,040 10% $1,224,459 $1,957,511 2039 $10,255,690,313 $307,670,709 $59,133,046 $10,622,494,068 $7,238,295,960 $72,382,960 $8,128,245 10% $772,183 $13,577,063 10% $1,289,821 $2,062,004 2040 $10,622,494,068 $318,674,822 $160,247,219 $11,101,416,110 $7,717,218,001 $77,172,180 $8,666,051 10% $823,275 $14,475,390 10% $1,375,162 $2,198,4372041 $11,101,416,110 $333,042,483 $169,759,786 $11,604,218,379 $8,220,020,270 $82,200,203 $9,230,673 10% $876,914 $15,418,510 10% $1,464,758 $2,341,6722042 $11,604,218,379 $348,126,551 $174,852,579 $12,127,197,510 $8,742,999,401 $87,429,994 $9,817,952 10% $932,705 $16,399,475 10% $1,557,950 $2,490,6562043 $12,127,197,510 $363,815,925 $180,098,157 $12,671,111,592 $9,286,913,483 $92,869,135 $10,428,740 10% $990,730 $17,419,709 10% $1,654,872 $2,645,6032044 $12,671,111,592 $380,133,348 $185,501,102 $13,236,746,041 $9,852,547,933 $98,525,479 $11,063,920 5% $497,876 $18,480,685 5% $831,631 $1,329,5072045 $13,236,746,041 $397,102,381 $191,066,135 $13,824,914,557 $10,440,716,449 $104,407,164 $11,724,404 5% $527,598 $19,583,928 5% $881,277 $1,408,8752046 $13,824,914,557 $414,747,437 $196,798,119 $14,436,460,113 $11,052,262,004 $110,522,620 $12,411,139 5% $558,501 $20,731,020 5% $932,896 $1,491,3972047 $14,436,460,113 $433,093,803 $202,702,062 $15,072,255,978 $11,688,057,870 $116,880,579 $13,125,106 5% $590,630 $21,923,599 5% $986,562 $1,577,1922048 $15,072,255,978 $452,167,679 $208,783,124 $15,733,206,782 $12,349,008,673 $123,490,087 $13,867,321 5% $624,029 $23,163,362 5% $1,042,351 $1,666,381 2049 $15,733,206,782 $471,996,203 $215,046,618 $16,420,249,603 $13,036,051,494 $130,360,515 $14,638,835 5% $658,748 $24,452,067 5% $1,100,343 $1,759,091 2050 $16,420,249,603 $492,607,488 $221,498,016 $17,134,355,108 $13,750,156,999 $137,501,570 $15,440,740 5% $694,833 $25,791,533 5% $1,160,619 $1,855,452 2051 $17,134,355,108 $514,030,653 $221,819,629 $17,870,205,389 $14,486,007,281 $144,860,073 $16,267,063 5% $732,018 $27,171,787 5% $1,222,730 $1,954,7482052 $17,870,205,389 $536,106,162 $228,474,217 $18,634,785,769 $15,250,587,660 $152,505,877 $17,125,649 5% $770,654 $28,605,931 5% $1,287,267 $2,057,921 2053 $18,634,785,769 $559,043,573 $235,328,444 $19,429,157,786 $16,044,959,677 $160,449,597 $18,017,689 5% $810,796 $30,095,955 5% $1,354,318 $2,165,114 2054 $19,429,157,786 $582,874,734 $242,388,297 $20,254,420,817 $16,870,222,708 $168,702,227 $18,944,418 5% $852,499 $31,643,923 5% $1,423,977 $2,276,4752055 $20,254,420,817 $607,632,624 $249,659,946 $21,111,713,387 $17,727,515,279 $177,275,153 $19,907,115 5% $895,820 $33,251,969 5% $1,496,339 $2,392,1592056 $21,111,713,387 $633,351,402 $257,149,745 $22,002,214,534 $18,618,016,425 $186,180,164 $20,907,103 5% $940,820 $34,922,306 5% $1,571,504 $2,512,3232057 $22,002,214,534 $660,066,436 $264,864,237 $22,927,145,207 $19,542,947,098 $195,429,471 $21,945,754 5% $987,559 $36,657,223 5% $1,649,575 $2,637,1342058 $22,927,145,207 $687,814,356 $272,810,164 $23,887,769,727 $20,503,571,618 $205,035,716 $23,024,488 5% $1,036,102 $38,459,092 5% $1,730,659 $2,766,761 2059 $23,887,769,727 $716,633,092 $280,994,469 $24,885,397,288 $21,501,199,179 $215,011,992 $24,144,774 5% $1,086,515 $40,330,368 5% $1,814,867 $2,901,3812060 $24,885,397,288 $746,561,919 $0 $25,631,959,206 $22,247,761,098 $222,477,611 $24,983,126 5% $1,124,241 $41,730,714 5% $1,877,882 $3,002,123 2061 $25,631,959,206 $768,958,776 $0 $26,400,917,983 $23,016,719,874 $230,167,199 $25,846,628 5% $1,163,098 $43,173,070 5% $1,942,788 $3,105,886 ti lath ex
Source: San Joaquin County; City of Lathrop; LWA; EPS.[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value[2] See Table A-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value[3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Lathrop
Existing City
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table A-3Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Lathrop Annexation Area (Real $) City [1]
City EIFD
Allocation [4]
City
EIFD County [1]
County EIFD Allocation [4]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*6.94% h i=g*h j=f*27.75% k l=j*k m=i+l 2020 $0 $0 $0 $0 $0 $0 $0 0% $0 $0 0% $0 $0
2021 $0 $0 $0 $0 $0 $0 $0 10% $0 $0 46% $0 $02022 $0 $0 $0 $0 $0 $0 $0 10% $0 $0 46% $0 $02023 $0 $0 $0 $0 $0 $0 $0 10% $0 $0 46% $0 $02024 $0 $0 $0 $0 $0 $0 $0 10% $0 $0 46% $0 $02025 $0 $0 $7,956,388 $7,956,388 $7,956,388 $79,564 $5,520 10% $552 $22,081 46% $10,128 $10,680 2026 $7,956,388 $238,692 $8,195,079 $16,390,159 $16,390,159 $163,902 $11,372 10% $1,137 $45,487 46% $20,863 $22,0002027 $16,390,159 $491,705 $8,440,932 $25,322,795 $25,322,795 $253,228 $17,569 10% $1,757 $70,277 46% $32,234 $33,991 2028 $25,322,795 $759,684 $8,694,160 $34,776,639 $34,776,639 $347,766 $24,129 10% $2,413 $96,514 46% $44,268 $46,681 2029 $34,776,639 $1,043,299 $8,954,985 $44,774,923 $44,774,923 $447,749 $31,066 10% $3,107 $124,262 46% $56,995 $60,101 2030 $44,774,923 $1,343,248 $9,223,634 $55,341,805 $55,341,805 $553,418 $38,397 13% $4,992 $153,588 13% $19,966 $24,958 2031 $55,341,805 $1,660,254 $9,500,343 $66,502,402 $66,502,402 $665,024 $46,140 13% $5,998 $184,561 13% $23,993 $29,991 2032 $66,502,402 $1,995,072 $9,785,353 $78,282,827 $78,282,827 $782,828 $54,314 13% $7,061 $217,255 13% $28,243 $35,304 2033 $78,282,827 $2,348,485 $10,078,914 $90,710,226 $90,710,226 $907,102 $62,936 10% $5,979 $251,744 10% $23,916 $29,895 2034 $90,710,226 $2,721,307 $10,381,281 $103,812,814 $103,812,814 $1,038,128 $72,027 10% $6,843 $288,107 10% $27,370 $34,213 2035 $103,812,814 $3,114,384 $0 $106,927,199 $106,927,199 $1,069,272 $74,188 10% $7,048 $296,751 10% $28,191 $35,239 2036 $106,927,199 $3,207,816 $0 $110,135,015 $110,135,015 $1,101,350 $76,413 10% $7,259 $305,653 10% $29,037 $36,296 2037 $110,135,015 $3,304,050 $0 $113,439,065 $113,439,065 $1,134,391 $78,706 10% $7,477 $314,823 10% $29,908 $37,385 2038 $113,439,065 $3,403,172 $0 $116,842,237 $116,842,237 $1,168,422 $81,067 10% $7,701 $324,268 10% $30,805 $38,507 2039 $116,842,237 $3,505,267 $0 $120,347,504 $120,347,504 $1,203,475 $83,499 10% $7,932 $333,996 10% $31,730 $39,662 2040 $120,347,504 $3,610,425 $0 $123,957,929 $123,957,929 $1,239,579 $86,004 10% $8,170 $344,015 10% $32,681 $40,852 2041 $123,957,929 $3,718,738 $0 $127,676,667 $127,676,667 $1,276,767 $88,584 10% $8,415 $354,336 10% $33,662 $42,077 2042 $127,676,667 $3,830,300 $0 $131,506,967 $131,506,967 $1,315,070 $91,241 10% $8,668 $364,966 10% $34,672 $43,340 2043 $131,506,967 $3,945,209 $0 $135,452,176 $135,452,176 $1,354,522 $93,979 10% $8,928 $375,915 10% $35,712 $44,640 2044 $135,452,176 $4,063,565 $0 $139,515,742 $139,515,742 $1,395,157 $96,798 5% $4,356 $387,192 5% $17,424 $21,780 2045 $139,515,742 $4,185,472 $0 $143,701,214 $143,701,214 $1,437,012 $99,702 5% $4,487 $398,808 5% $17,946 $22,433 2046 $143,701,214 $4,311,036 $0 $148,012,250 $148,012,250 $1,480,123 $102,693 5% $4,621 $410,772 5% $18,485 $23,106 2047 $148,012,250 $4,440,368 $0 $152,452,618 $152,452,618 $1,524,526 $105,774 5% $4,760 $423,096 5% $19,039 $23,799 2048 $152,452,618 $4,573,579 $0 $157,026,196 $157,026,196 $1,570,262 $108,947 5% $4,903 $435,788 5% $19,610 $24,513 2049 $157,026,196 $4,710,786 $0 $161,736,982 $161,736,982 $1,617,370 $112,216 5% $5,050 $448,862 5% $20,199 $25,248 2050 $161,736,982 $4,852,109 $0 $166,589,092 $166,589,092 $1,665,891 $115,582 5% $5,201 $462,328 5% $20,805 $26,006 2051 $166,589,092 $4,997,673 $0 $171,586,764 $171,586,764 $1,715,868 $119,049 5% $5,357 $476,198 5% $21,429 $26,786 2052 $171,586,764 $5,147,603 $0 $176,734,367 $176,734,367 $1,767,344 $122,621 5% $5,518 $490,484 5% $22,072 $27,590 2053 $176,734,367 $5,302,031 $0 $182,036,398 $182,036,398 $1,820,364 $126,300 5% $5,683 $505,198 5% $22,734 $28,417 2054 $182,036,398 $5,461,092 $0 $187,497,490 $187,497,490 $1,874,975 $130,089 5% $5,854 $520,354 5% $23,416 $29,270 2055 $187,497,490 $5,624,925 $0 $193,122,415 $193,122,415 $1,931,224 $133,991 5% $6,030 $535,965 5% $24,118 $30,148 2056 $193,122,415 $5,793,672 $0 $198,916,087 $198,916,087 $1,989,161 $138,011 5% $6,210 $552,044 5% $24,842 $31,052 2057 $198,916,087 $5,967,483 $0 $204,883,570 $204,883,570 $2,048,836 $142,151 5% $6,397 $568,605 5% $25,587 $31,984 2058 $204,883,570 $6,146,507 $0 $211,030,077 $211,030,077 $2,110,301 $146,416 5% $6,589 $585,663 5% $26,355 $32,944 2059 $211,030,077 $6,330,902 $0 $217,360,979 $217,360,979 $2,173,610 $150,808 5% $6,786 $603,233 5% $27,145 $33,932 2060 $217,360,979 $6,520,829 $0 $223,881,809 $223,881,809 $2,238,818 $155,333 5% $6,990 $621,330 5% $27,960 $34,950 2061 $223,881,809 $6,716,454 $0 $230,598,263 $230,598,263 $2,305,983 $159,992 5% $7,200 $639,970 5% $28,799 $35,998 ti lath ann
Source: San Joaquin County; City of Lathrop; LWA; EPS.[1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs.[2] See Table A-5 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs. In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value.[4] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.[3] As a conservative assumption, this analysis excludes incremental growth of the existing land value of parcels annexed into the City until the time that the parcel develops. The growth of existing value for these parcels will be included in the EIFD and a method for estimating incremental AV growth/revenue to the EIFD will be determined at the time of EIFD formation. Refer to Table D-2 for the anticipated value of parcels annexed into the City in the first year of development.

Lathrop
Annexation Area
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] [3] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table A-4Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisAssessed Value of New Development - Lathrop Existing City (2020 and Real $) Fiscal Year
Ending
Low Density
Residential
High Density
Residential
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 525,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $282,187,500 $12,800,000 $294,987,500 $32,767,650 $21,845,100 $46,109,007 $100,721,757 $395,709,257 1.061 $419,807,951 2023 $75,600,000 $36,800,000 $112,400,000 $65,535,300 $43,690,200 $92,218,014 $201,443,514 $313,843,514 1.093 $342,945,282 2024 $0 $16,400,000 $16,400,000 $65,535,300 $43,690,200 $92,218,014 $201,443,514 $217,843,514 1.126 $245,184,7952025 $10,500,000 $16,400,000 $26,900,000 $65,535,300 $43,690,200 $92,218,014 $201,443,514 $228,343,514 1.159 $264,712,7162026 $10,500,000 $16,400,000 $26,900,000 $62,707,800 $41,805,200 $92,218,014 $196,731,014 $223,631,014 1.194 $267,027,1262027 $10,500,000 $16,000,000 $26,500,000 $62,707,800 $41,805,200 $103,965,014 $208,478,014 $234,978,014 1.230 $288,993,3192028 $10,500,000 $0 $10,500,000 $62,707,800 $41,805,200 $86,411,327 $190,924,327 $201,424,327 1.267 $255,158,311 2029 $10,500,000 $0 $10,500,000 $62,707,800 $41,805,200 $63,842,300 $168,355,300 $178,855,300 1.305 $233,365,599 2030 $10,500,000 $5,800,000 $16,300,000 $80,372,400 $53,581,600 $63,842,300 $197,796,300 $214,096,300 1.344 $287,727,5242031 $10,500,000 $5,800,000 $16,300,000 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $84,772,950 1.384 $117,345,5892032 $10,500,000 $5,800,000 $16,300,000 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $84,772,950 1.426 $120,865,9562033 $10,500,000 $0 $10,500,000 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $78,972,950 1.469 $115,974,4402034 $8,400,000 $0 $8,400,000 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $76,872,950 1.513 $116,277,2342035 $0 $0 $0 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $68,472,950 1.558 $106,678,6252036 $0 $0 $0 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $68,472,950 1.605 $109,878,9842037 $0 $0 $0 $20,233,650 $13,489,100 $0 $33,722,750 $33,722,750 1.653 $55,738,5672038 $0 $0 $0 $20,233,650 $13,489,100 $0 $33,722,750 $33,722,750 1.702 $57,410,7252039 $0 $0 $0 $20,233,650 $13,489,100 $0 $33,722,750 $33,722,750 1.754 $59,133,0462040 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 1.806 $160,247,2192041 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 1.860 $169,759,7862042 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 1.916 $174,852,5792043 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 1.974 $180,098,1572044 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.033 $185,501,1022045 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.094 $191,066,1352046 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.157 $196,798,1192047 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.221 $202,702,0622048 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.288 $208,783,1242049 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.357 $215,046,6182050 $88,725,000 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.427 $221,498,0162051 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 2.500 $221,819,6292052 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 2.575 $228,474,2172053 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 2.652 $235,328,4442054 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 2.732 $242,388,2972055 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 2.814 $249,659,9462056 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 2.898 $257,149,7452057 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 2.985 $264,864,2372058 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 3.075 $272,810,1642059 $88,725,000 $0 $88,725,000 $0 $0 $0 $0 $88,725,000 3.167 $280,994,4692060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0 av lath ex
Source: San Joaquin County; City of Lathrop; LWA; EPS.[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table A-6 for development projections.[2] Based on a 3 percent annual growth factor.

Lathrop
Existing City
Assessed Value of New Development [1]
AV per Dwelling Unit AV per Bldg. Sq. Ft.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 525,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 1.061 $0
2023 $0 $0 $0 $0 $0 $0 $0 $0 1.093 $0
2024 $0 $0 $0 $0 $0 $0 $0 $0 1.126 $0
2025 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.159 $7,956,388 2026 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.194 $8,195,079 2027 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.230 $8,440,932 2028 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.267 $8,694,160 2029 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.305 $8,954,985 2030 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.344 $9,223,634 2031 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.384 $9,500,343 2032 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.426 $9,785,353 2033 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.469 $10,078,914 2034 $0 $0 $0 $6,863,250 $0 $0 $6,863,250 $6,863,250 1.513 $10,381,281 2035 $0 $0 $0 $0 $0 $0 $0 $0 1.558 $0
2036 $0 $0 $0 $0 $0 $0 $0 $0 1.605 $0
2037 $0 $0 $0 $0 $0 $0 $0 $0 1.653 $0
2038 $0 $0 $0 $0 $0 $0 $0 $0 1.702 $0
2039 $0 $0 $0 $0 $0 $0 $0 $0 1.754 $0
2040 $0 $0 $0 $0 $0 $0 $0 $0 1.806 $0
2041 $0 $0 $0 $0 $0 $0 $0 $0 1.860 $0
2042 $0 $0 $0 $0 $0 $0 $0 $0 1.916 $0
2043 $0 $0 $0 $0 $0 $0 $0 $0 1.974 $0
2044 $0 $0 $0 $0 $0 $0 $0 $0 2.033 $0
2045 $0 $0 $0 $0 $0 $0 $0 $0 2.094 $0
2046 $0 $0 $0 $0 $0 $0 $0 $0 2.157 $0
2047 $0 $0 $0 $0 $0 $0 $0 $0 2.221 $0
2048 $0 $0 $0 $0 $0 $0 $0 $0 2.288 $0
2049 $0 $0 $0 $0 $0 $0 $0 $0 2.357 $0
2050 $0 $0 $0 $0 $0 $0 $0 $0 2.427 $0
2051 $0 $0 $0 $0 $0 $0 $0 $0 2.500 $0
2052 $0 $0 $0 $0 $0 $0 $0 $0 2.575 $0
2053 $0 $0 $0 $0 $0 $0 $0 $0 2.652 $0
2054 $0 $0 $0 $0 $0 $0 $0 $0 2.732 $0
2055 $0 $0 $0 $0 $0 $0 $0 $0 2.814 $0
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av lath ann
Source: San Joaquin County; City of Lathrop; LWA; EPS.[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table A-6 for development projections.[2] Based on a 3 percent annual growth factor.

Lathrop
Annexation Area
Assessed Value of New Development [1]
AV per Dwelling Unit AV per Bldg. Sq. Ft.

Lathrop
Existing City
Existing City
Dwelling Units Building Square Feet
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page 2 of 2
Table A-6Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisIncremental Development Projections - Lathrop Fiscal Year
Ending
Single
Family
Residential
Multifamily
Residential TOTAL Retail Office Industrial Total
2020 - - - - - - -
2021 - - - - - - -
2022 - - - - - - -
2023 - - - - - - -
2024 - - - - - - -
2025 - - - 27,453 - - 27,4532026 - - - 27,453 - - 27,4532027 - - - 27,453 - - 27,4532028 - - - 27,453 - - 27,4532029 - - - 27,453 - - 27,4532030 - - - 27,453 - - 27,4532031 - - - 27,453 - - 27,4532032 - - - 27,453 - - 27,4532033 - - - 27,453 - - 27,4532034 - - - 27,453 - - 27,4532035 - - - - - - - 2036 - - - - - - -
2037 - - - - - - -
2038 - - - - - - -
2039 - - - - - - -
2040 - - - - - - -
2041 - - - - - - -
2042 - - - - - - -
2043 - - - - - - -
2044 - - - - - - -
2045 - - - - - - -
2046 - - - - - - -
2047 - - - - - - -
2048 - - - - - - -
2049 - - - - - - -
2050 - - - - - - -
2051 - - - - - - -
2052 - - - - - - -
2053 - - - - - - -
2054 - - - - - - -
2055 - - - - - - -
2056 - - - - - - -
2057 - - - - - - -
2058 - - - - - - -
2059 - - - - - - -
2060 - - - - - - - Total - - - 274,530 - - 274,530
dev lath
Source: San Joaquin County; City of Lathrop; LWA; EPS.

Lathrop
Annexation Areas
Annexation Area
Dwelling Units Building Square Feet
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
APPENDIX B:

City of Manteca EIFD
Revenue-Estimating Tables
Table B-1 Projected Tax Increment to EIFD—Manteca ..................... E-21 Table B-2 Projected Tax Increment to EIFD—
Manteca Existing City Boundaries .................................. E-22 Table B-3 Projected Tax Increment to EIFD—
Manteca Annexation Area ............................................. E-23 Table B-4 Assessed Value of New Development—
Manteca Existing City ................................................... E-24 Table B-5 Assessed Value of New Development—
Manteca Annexation Areas ............................................ E-25 Table B-6 Incremental Development Projections—Manteca .............. E-26 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table B-1Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Manteca (Real $) City [1]
City
EIFD [3] County [1]
County
EIFD [3] Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% [4] h=g*[3] [4] j=i*[3] h+j 2020 $1,049,314,999 $31,479,450 $0 $1,080,794,449 $0 $0 $0 $0 $0 $0 $0 2021 $1,080,794,449 $32,423,833 $0 $1,113,218,282 $0 $0 $0 $0 $0 $0 $0 2022 $1,113,218,282 $33,396,548 $176,568,725 $1,323,183,556 $209,965,274 $2,099,653 $391,544 $19,577 $543,435 $249,255 $268,8322023 $1,323,183,556 $39,695,507 $459,406,107 $1,822,285,170 $709,066,887 $7,090,669 $1,070,324 $53,516 $1,564,044 $717,373 $770,8892024 $1,822,285,170 $54,668,555 $353,564,711 $2,230,518,436 $1,117,300,154 $11,173,002 $1,617,104 $80,855 $2,406,158 $1,103,621 $1,184,4772025 $2,230,518,436 $66,915,553 $467,334,061 $2,764,768,051 $1,651,549,768 $16,515,498 $2,341,868 $117,093 $3,500,222 $1,605,431 $1,722,5242026 $2,764,768,051 $82,943,042 $342,844,017 $3,190,555,109 $2,077,336,827 $20,773,368 $2,909,286 $145,464 $4,381,046 $2,009,434 $2,154,8982027 $3,190,555,109 $95,716,653 $289,958,096 $3,576,229,859 $2,463,011,576 $24,630,116 $3,416,977 $170,849 $5,184,345 $2,377,880 $2,548,7292028 $3,576,229,859 $107,286,896 $279,617,285 $3,963,134,039 $2,849,915,757 $28,499,158 $3,923,940 $196,197 $5,992,246 $2,748,436 $2,944,6332029 $3,963,134,039 $118,894,021 $298,613,609 $4,380,641,670 $3,267,423,387 $32,674,234 $4,472,061 $223,603 $6,863,129 $3,147,880 $3,371,4832030 $4,380,641,670 $131,419,250 $303,002,702 $4,815,063,622 $3,701,845,339 $37,018,453 $5,041,656 $655,415 $7,769,932 $1,010,091 $1,665,5062031 $4,815,063,622 $144,451,909 $312,092,783 $5,271,608,313 $4,158,390,031 $41,583,900 $5,640,051 $733,207 $8,723,092 $1,134,002 $1,867,2092032 $5,271,608,313 $158,148,249 $318,675,333 $5,748,431,895 $4,635,213,613 $46,352,136 $6,262,847 $814,170 $9,720,485 $1,263,663 $2,077,8332033 $5,748,431,895 $172,452,957 $348,557,750 $6,269,442,602 $5,156,224,319 $51,562,243 $6,930,054 $658,355 $10,821,876 $1,028,078 $1,686,4332034 $6,269,442,602 $188,083,278 $358,258,187 $6,815,784,067 $5,702,565,785 $57,025,658 $7,629,227 $724,777 $11,977,227 $1,137,837 $1,862,6132035 $6,815,784,067 $204,473,522 $282,641,879 $7,302,899,468 $6,189,681,185 $61,896,812 $8,239,289 $782,732 $13,018,914 $1,236,797 $2,019,5292036 $7,302,899,468 $219,086,984 $241,768,389 $7,763,754,840 $6,650,536,558 $66,505,366 $8,807,180 $836,682 $14,012,520 $1,331,189 $2,167,8712037 $7,763,754,840 $232,912,645 $185,851,807 $8,182,519,293 $7,069,301,010 $70,693,010 $9,310,066 $884,456 $14,926,803 $1,418,046 $2,302,5032038 $8,182,519,293 $245,475,579 $89,377,736 $8,517,372,607 $7,404,154,325 $74,041,543 $9,762,155 $927,405 $15,614,423 $1,483,370 $2,410,7752039 $8,517,372,607 $255,521,178 $92,059,068 $8,864,952,853 $7,751,734,571 $77,517,346 $10,231,640 $972,006 $16,327,992 $1,551,159 $2,523,1652040 $8,864,952,853 $265,948,586 $83,984,172 $9,214,885,611 $8,101,667,329 $81,016,673 $10,703,666 $1,016,848 $17,046,945 $1,619,460 $2,636,3082041 $9,214,885,611 $276,446,568 $23,253,682 $9,514,585,862 $8,401,367,579 $84,013,676 $11,103,026 $1,054,788 $17,666,960 $1,678,361 $2,733,1492042 $9,514,585,862 $285,437,576 $23,951,293 $9,823,974,730 $8,710,756,448 $87,107,564 $11,515,365 $1,093,960 $18,306,959 $1,739,161 $2,833,1212043 $9,823,974,730 $294,719,242 $24,669,831 $10,143,363,804 $9,030,145,521 $90,301,455 $11,941,102 $1,134,405 $18,967,584 $1,801,921 $2,936,3252044 $10,143,363,804 $304,300,914 $25,409,926 $10,473,074,644 $9,359,856,362 $93,598,564 $12,380,668 $557,130 $19,649,497 $884,227 $1,441,3572045 $10,473,074,644 $314,192,239 $26,172,224 $10,813,439,108 $9,700,220,825 $97,002,208 $12,834,512 $577,553 $20,353,380 $915,902 $1,493,4552046 $10,813,439,108 $324,403,173 $26,957,391 $11,164,799,672 $10,051,581,389 $100,515,814 $13,303,093 $598,639 $21,079,937 $948,597 $1,547,2362047 $11,164,799,672 $334,943,990 $27,766,113 $11,527,509,774 $10,414,291,492 $104,142,915 $13,786,888 $620,410 $21,829,895 $982,345 $1,602,7552048 $11,527,509,774 $345,825,293 $28,599,096 $11,901,934,164 $10,788,715,881 $107,887,159 $14,286,388 $642,887 $22,604,005 $1,017,180 $1,660,0682049 $11,901,934,164 $357,058,025 $29,457,069 $12,288,449,257 $11,175,230,975 $111,752,310 $14,802,099 $666,094 $23,403,041 $1,053,137 $1,719,2312050 $12,288,449,257 $368,653,478 $30,340,781 $12,687,443,516 $11,574,225,233 $115,742,252 $15,334,545 $690,055 $24,227,802 $1,090,251 $1,780,3062051 $12,687,443,516 $380,623,305 $31,251,004 $13,099,317,826 $11,986,099,543 $119,860,995 $15,884,266 $714,792 $25,079,111 $1,128,560 $1,843,3522052 $13,099,317,826 $392,979,535 $32,188,534 $13,524,485,895 $12,411,267,612 $124,112,676 $16,451,819 $740,332 $25,957,820 $1,168,102 $1,908,4342053 $13,524,485,895 $405,734,577 $33,154,190 $13,963,374,662 $12,850,156,380 $128,501,564 $17,037,779 $766,700 $26,864,807 $1,208,916 $1,975,6162054 $13,963,374,662 $418,901,240 $34,148,816 $14,416,424,718 $13,303,206,436 $133,032,064 $17,642,740 $793,923 $27,800,977 $1,251,044 $2,044,9672055 $14,416,424,718 $432,492,742 $32,049,893 $14,880,967,353 $13,767,749,071 $137,677,491 $18,262,849 $821,828 $28,761,067 $1,294,248 $2,116,0762056 $14,880,967,353 $446,429,021 $0 $15,327,396,374 $14,214,178,091 $142,141,781 $18,855,740 $848,508 $29,686,363 $1,335,886 $2,184,3952057 $15,327,396,374 $459,821,891 $0 $15,787,218,265 $14,673,999,983 $146,740,000 $19,466,417 $875,989 $30,639,418 $1,378,774 $2,254,7632058 $15,787,218,265 $473,616,548 $0 $16,260,834,813 $15,147,616,530 $151,476,165 $20,095,415 $904,294 $31,621,065 $1,422,948 $2,327,2422059 $16,260,834,813 $487,825,044 $0 $16,748,659,857 $15,635,441,575 $156,354,416 $20,743,283 $933,448 $32,632,161 $1,468,447 $2,401,8952060 $16,748,659,857 $502,459,796 $0 $17,251,119,653 $16,137,901,371 $161,379,014 $21,410,587 $963,476 $33,673,591 $1,515,312 $2,478,7882061 $17,251,119,653 $517,533,590 $0 $17,768,653,243 $16,655,434,960 $166,554,350 $22,097,911 $994,406 $34,746,263 $1,563,582 $2,557,988 ti man
Source: San Joaquin County; City of Manteca; LWA; EPS.[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value.[2] See Table B-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs. In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value.[4] The City and County tax allocation rates vary between TRAs within the existing City boundaries and the annexation area. See Table B-2 and Table B-3 for more details.[3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Manteca
Existing City and Annexation Areas
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table B-2Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Manteca Existing City Boundaries (Real $ City [1]
City EIFD
Allocation [3]
City
EIFD County [1]
County EIFD Allocation [3]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*14.30% h i=g*h j=f*19.84% k l=j*k m=i+l 2020 $1,049,314,999 $31,479,450 $0 $1,080,794,449 $0 $0 $0 0% $0 $0 0% $0 $0 2021 $1,080,794,449 $32,423,833 $0 $1,113,218,282 $0 $0 $0 5% $0 $0 46% $0 $02022 $1,113,218,282 $33,396,548 $176,568,725 $1,323,183,556 $273,868,557 $2,738,686 $391,544 5% $19,577 $543,435 46% $249,255 $268,832 2023 $1,323,183,556 $39,695,507 $414,057,936 $1,776,936,999 $727,622,000 $7,276,220 $1,040,266 5% $52,013 $1,443,813 46% $662,227 $714,241 2024 $1,776,936,999 $53,308,110 $306,856,096 $2,137,101,205 $1,087,786,206 $10,877,862 $1,555,186 5% $77,759 $2,158,484 46% $990,022 $1,067,781 2025 $2,137,101,205 $64,113,036 $419,224,187 $2,620,438,428 $1,571,123,429 $15,711,234 $2,246,203 5% $112,310 $3,117,565 46% $1,429,919 $1,542,229 2026 $2,620,438,428 $78,613,153 $293,290,847 $2,992,342,428 $1,943,027,429 $19,430,274 $2,777,907 5% $138,895 $3,855,530 46% $1,768,398 $1,907,2942027 $2,992,342,428 $89,770,273 $238,918,331 $3,321,031,032 $2,271,716,033 $22,717,160 $3,247,826 5% $162,391 $4,507,744 46% $2,067,546 $2,229,9382028 $3,321,031,032 $99,630,931 $227,046,326 $3,647,708,289 $2,598,393,290 $25,983,933 $3,714,870 5% $185,744 $5,155,967 46% $2,364,863 $2,550,6072029 $3,647,708,289 $109,431,249 $244,465,522 $4,001,605,060 $2,952,290,061 $29,522,901 $4,220,829 5% $211,041 $5,858,200 46% $2,686,954 $2,897,9952030 $4,001,605,060 $120,048,152 $247,230,172 $4,368,883,384 $3,319,568,385 $33,195,684 $4,745,920 13% $616,970 $6,586,987 13% $856,308 $1,473,2782031 $4,368,883,384 $131,066,502 $254,647,077 $4,754,596,962 $3,705,281,963 $37,052,820 $5,297,366 13% $688,658 $7,352,355 13% $955,806 $1,644,4642032 $4,754,596,962 $142,637,909 $257,367,615 $5,154,602,486 $4,105,287,487 $41,052,875 $5,869,246 13% $763,002 $8,146,082 13% $1,058,991 $1,821,9932033 $5,154,602,486 $154,638,075 $265,088,643 $5,574,329,203 $4,525,014,204 $45,250,142 $6,469,321 10% $614,585 $8,978,942 10% $852,999 $1,467,5852034 $5,574,329,203 $167,229,876 $272,285,007 $6,013,844,087 $4,964,529,088 $49,645,291 $7,097,686 10% $674,280 $9,851,067 10% $935,851 $1,610,1322035 $6,013,844,087 $180,415,323 $194,089,503 $6,388,348,913 $5,339,033,914 $53,390,339 $7,633,108 10% $725,145 $10,594,193 10% $1,006,448 $1,731,5942036 $6,388,348,913 $191,650,467 $150,559,442 $6,730,558,822 $5,681,243,823 $56,812,438 $8,122,359 10% $771,624 $11,273,237 10% $1,070,958 $1,842,5822037 $6,730,558,822 $201,916,765 $91,906,593 $7,024,382,180 $5,975,067,181 $59,750,672 $8,542,432 10% $811,531 $11,856,268 10% $1,126,345 $1,937,8772038 $7,024,382,180 $210,731,465 $89,377,736 $7,324,491,381 $6,275,176,382 $62,751,764 $8,971,492 10% $852,292 $12,451,772 10% $1,182,918 $2,035,2102039 $7,324,491,381 $219,734,741 $92,059,068 $7,636,285,190 $6,586,970,191 $65,869,702 $9,417,258 10% $894,639 $13,070,461 10% $1,241,694 $2,136,3332040 $7,636,285,190 $229,088,556 $83,984,172 $7,949,357,918 $6,900,042,919 $69,000,429 $9,864,851 10% $937,161 $13,691,688 10% $1,300,710 $2,237,871 2041 $7,949,357,918 $238,480,738 $23,253,682 $8,211,092,338 $7,161,777,339 $71,617,773 $10,239,048 10% $972,710 $14,211,045 10% $1,350,049 $2,322,759 2042 $8,211,092,338 $246,332,770 $23,951,293 $8,481,376,401 $7,432,061,402 $74,320,614 $10,625,467 10% $1,009,419 $14,747,367 10% $1,401,000 $2,410,4192043 $8,481,376,401 $254,441,292 $24,669,831 $8,760,487,524 $7,711,172,525 $77,111,725 $11,024,507 10% $1,047,328 $15,301,205 10% $1,453,614 $2,500,9432044 $8,760,487,524 $262,814,626 $25,409,926 $9,048,712,076 $7,999,397,077 $79,993,971 $11,436,576 5% $514,646 $15,873,126 5% $714,291 $1,228,9372045 $9,048,712,076 $271,461,362 $26,172,224 $9,346,345,662 $8,297,030,663 $82,970,307 $11,862,096 5% $533,794 $16,463,717 5% $740,867 $1,274,6622046 $9,346,345,662 $280,390,370 $26,957,391 $9,653,693,423 $8,604,378,424 $86,043,784 $12,301,505 5% $553,568 $17,073,584 5% $768,311 $1,321,8792047 $9,653,693,423 $289,610,803 $27,766,113 $9,971,070,338 $8,921,755,339 $89,217,553 $12,755,253 5% $573,986 $17,703,352 5% $796,651 $1,370,6372048 $9,971,070,338 $299,132,110 $28,599,096 $10,298,801,545 $9,249,486,546 $92,494,865 $13,223,803 5% $595,071 $18,353,666 5% $825,915 $1,420,9862049 $10,298,801,545 $308,964,046 $29,457,069 $10,637,222,660 $9,587,907,661 $95,879,077 $13,707,637 5% $616,844 $19,025,192 5% $856,134 $1,472,9772050 $10,637,222,660 $319,116,680 $30,340,781 $10,986,680,120 $9,937,365,121 $99,373,651 $14,207,249 5% $639,326 $19,718,617 5% $887,338 $1,526,6642051 $10,986,680,120 $329,600,404 $31,251,004 $11,347,531,528 $10,298,216,529 $102,982,165 $14,723,151 5% $662,542 $20,434,651 5% $919,559 $1,582,101 2052 $11,347,531,528 $340,425,946 $32,188,534 $11,720,146,009 $10,670,831,010 $106,708,310 $15,255,871 5% $686,514 $21,174,026 5% $952,831 $1,639,345 2053 $11,720,146,009 $351,604,380 $33,154,190 $12,104,904,579 $11,055,589,580 $110,555,896 $15,805,952 5% $711,268 $21,937,499 5% $987,187 $1,698,4552054 $12,104,904,579 $363,147,137 $34,148,816 $12,502,200,533 $11,452,885,534 $114,528,855 $16,373,958 5% $736,828 $22,725,849 5% $1,022,663 $1,759,491 2055 $12,502,200,533 $375,066,016 $32,049,893 $12,909,316,442 $11,860,001,443 $118,600,014 $16,956,003 5% $763,020 $23,533,686 5% $1,059,016 $1,822,036 2056 $12,909,316,442 $387,279,493 $0 $13,296,595,936 $12,247,280,937 $122,472,809 $17,509,689 5% $787,936 $24,302,161 5% $1,093,597 $1,881,5332057 $13,296,595,936 $398,897,878 $0 $13,695,493,814 $12,646,178,815 $126,461,788 $18,079,985 5% $813,599 $25,093,690 5% $1,129,216 $1,942,8152058 $13,695,493,814 $410,864,814 $0 $14,106,358,628 $13,057,043,629 $130,570,436 $18,667,390 5% $840,033 $25,908,965 5% $1,165,903 $2,005,9362059 $14,106,358,628 $423,190,759 $0 $14,529,549,387 $13,480,234,388 $134,802,344 $19,272,418 5% $867,259 $26,748,698 5% $1,203,691 $2,070,9502060 $14,529,549,387 $435,886,482 $0 $14,965,435,868 $13,916,120,869 $139,161,209 $19,895,596 5% $895,302 $27,613,623 5% $1,242,613 $2,137,9152061 $14,965,435,868 $448,963,076 $0 $15,414,398,945 $14,365,083,946 $143,650,839 $20,537,469 5% $924,186 $28,504,496 5% $1,282,702 $2,206,888 ti man ex
Source: San Joaquin County; City of Manteca; LWA; EPS.[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value[2] See Table B-4 for new AV added to roll from 2020-21 on. It is assumed that new AV is added to roll in year after development occurs In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value[3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Manteca
Existing City
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
New AV Added
to Roll [2]
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table B-3Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Manteca Annexation Area (Real $) City [1]
City EIFD
Allocation [4]
City
EIFD County [1]
County EIFD Allocation [4]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*6.63% h i=g*h j=f*26.51% k l=j*k m=i+l 2020 $0 $0 $0 $0 $0 $0 $0 0% $0 $0 0% $0 $0
2021 $0 $0 $0 $0 $0 $0 $0 5% $0 $0 46% $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 5% $0 $0 46% $0 $0
2023 $0 $0 $45,348,171 $45,348,171 $45,348,171 $453,482 $30,058 5% $1,503 $120,230 46% $55,145 $56,648 2024 $45,348,171 $1,360,445 $46,708,616 $93,417,231 $93,417,231 $934,172 $61,919 5% $3,096 $247,674 46% $113,600 $116,696 2025 $93,417,231 $2,802,517 $48,109,874 $144,329,622 $144,329,622 $1,443,296 $95,664 5% $4,783 $382,657 46% $175,511 $180,295 2026 $144,329,622 $4,329,889 $49,553,170 $198,212,681 $198,212,681 $1,982,127 $131,379 5% $6,569 $525,516 46% $241,036 $247,6052027 $198,212,681 $5,946,380 $51,039,765 $255,198,827 $255,198,827 $2,551,988 $169,150 5% $8,458 $676,601 46% $310,334 $318,7912028 $255,198,827 $7,655,965 $52,570,958 $315,425,750 $315,425,750 $3,154,258 $209,070 5% $10,453 $836,279 46% $383,572 $394,0262029 $315,425,750 $9,462,773 $54,148,087 $379,036,610 $379,036,610 $3,790,366 $251,232 5% $12,562 $1,004,929 46% $460,926 $473,4882030 $379,036,610 $11,371,098 $55,772,530 $446,180,238 $446,180,238 $4,461,802 $295,736 13% $38,446 $1,182,945 13% $153,783 $192,2292031 $446,180,238 $13,385,407 $57,445,706 $517,011,351 $517,011,351 $5,170,114 $342,684 13% $44,549 $1,370,737 13% $178,196 $222,7452032 $517,011,351 $15,510,341 $61,307,718 $593,829,409 $593,829,409 $5,938,294 $393,601 13% $51,168 $1,574,403 13% $204,672 $255,8402033 $593,829,409 $17,814,882 $83,469,107 $695,113,398 $695,113,398 $6,951,134 $460,734 10% $43,770 $1,842,934 10% $175,079 $218,8482034 $695,113,398 $20,853,402 $85,973,180 $801,939,980 $801,939,980 $8,019,400 $531,540 10% $50,496 $2,126,160 10% $201,985 $252,4822035 $801,939,980 $24,058,199 $88,552,375 $914,550,555 $914,550,555 $9,145,506 $606,180 10% $57,587 $2,424,721 10% $230,349 $287,9362036 $914,550,555 $27,436,517 $91,208,946 $1,033,196,018 $1,033,196,018 $10,331,960 $684,821 10% $65,058 $2,739,283 10% $260,232 $325,2902037 $1,033,196,018 $30,995,881 $93,945,215 $1,158,137,113 $1,158,137,113 $11,581,371 $767,634 10% $72,925 $3,070,535 10% $291,701 $364,6262038 $1,158,137,113 $34,744,113 $0 $1,192,881,227 $1,192,881,227 $11,928,812 $790,663 10% $75,113 $3,162,651 10% $300,452 $375,565 2039 $1,192,881,227 $35,786,437 $0 $1,228,667,663 $1,228,667,663 $12,286,677 $814,383 10% $77,366 $3,257,531 10% $309,465 $386,8322040 $1,228,667,663 $36,860,030 $0 $1,265,527,693 $1,265,527,693 $12,655,277 $838,814 10% $79,687 $3,355,257 10% $318,749 $398,4372041 $1,265,527,693 $37,965,831 $0 $1,303,493,524 $1,303,493,524 $13,034,935 $863,979 10% $82,078 $3,455,915 10% $328,312 $410,3902042 $1,303,493,524 $39,104,806 $0 $1,342,598,330 $1,342,598,330 $13,425,983 $889,898 10% $84,540 $3,559,592 10% $338,161 $422,7022043 $1,342,598,330 $40,277,950 $0 $1,382,876,280 $1,382,876,280 $13,828,763 $916,595 10% $87,077 $3,666,380 10% $348,306 $435,3832044 $1,382,876,280 $41,486,288 $0 $1,424,362,568 $1,424,362,568 $14,243,626 $944,093 5% $42,484 $3,776,371 5% $169,937 $212,4212045 $1,424,362,568 $42,730,877 $0 $1,467,093,445 $1,467,093,445 $14,670,934 $972,416 5% $43,759 $3,889,662 5% $175,035 $218,7942046 $1,467,093,445 $44,012,803 $0 $1,511,106,248 $1,511,106,248 $15,111,062 $1,001,588 5% $45,071 $4,006,352 5% $180,286 $225,3572047 $1,511,106,248 $45,333,187 $0 $1,556,439,436 $1,556,439,436 $15,564,394 $1,031,636 5% $46,424 $4,126,543 5% $185,694 $232,1182048 $1,556,439,436 $46,693,183 $0 $1,603,132,619 $1,603,132,619 $16,031,326 $1,062,585 5% $47,816 $4,250,339 5% $191,265 $239,0822049 $1,603,132,619 $48,093,979 $0 $1,651,226,598 $1,651,226,598 $16,512,266 $1,094,462 5% $49,251 $4,377,849 5% $197,003 $246,2542050 $1,651,226,598 $49,536,798 $0 $1,700,763,395 $1,700,763,395 $17,007,634 $1,127,296 5% $50,728 $4,509,185 5% $202,913 $253,6422051 $1,700,763,395 $51,022,902 $0 $1,751,786,297 $1,751,786,297 $17,517,863 $1,161,115 5% $52,250 $4,644,460 5% $209,001 $261,2512052 $1,751,786,297 $52,553,589 $0 $1,804,339,886 $1,804,339,886 $18,043,399 $1,195,949 5% $53,818 $4,783,794 5% $215,271 $269,0882053 $1,804,339,886 $54,130,197 $0 $1,858,470,083 $1,858,470,083 $18,584,701 $1,231,827 5% $55,432 $4,927,308 5% $221,729 $277,1612054 $1,858,470,083 $55,754,102 $0 $1,914,224,185 $1,914,224,185 $19,142,242 $1,268,782 5% $57,095 $5,075,127 5% $228,381 $285,4762055 $1,914,224,185 $57,426,726 $0 $1,971,650,911 $1,971,650,911 $19,716,509 $1,306,845 5% $58,808 $5,227,381 5% $235,232 $294,0402056 $1,971,650,911 $59,149,527 $0 $2,030,800,438 $2,030,800,438 $20,308,004 $1,346,051 5% $60,572 $5,384,202 5% $242,289 $302,8612057 $2,030,800,438 $60,924,013 $0 $2,091,724,451 $2,091,724,451 $20,917,245 $1,386,432 5% $62,389 $5,545,728 5% $249,558 $311,9472058 $2,091,724,451 $62,751,734 $0 $2,154,476,185 $2,154,476,185 $21,544,762 $1,428,025 5% $64,261 $5,712,100 5% $257,045 $321,3062059 $2,154,476,185 $64,634,286 $0 $2,219,110,470 $2,219,110,470 $22,191,105 $1,470,866 5% $66,189 $5,883,463 5% $264,756 $330,9452060 $2,219,110,470 $66,573,314 $0 $2,285,683,785 $2,285,683,785 $22,856,838 $1,514,992 5% $68,175 $6,059,967 5% $272,699 $340,8732061 $2,285,683,785 $68,570,514 $0 $2,354,254,298 $2,354,254,298 $23,542,543 $1,560,442 5% $70,220 $6,241,766 5% $280,879 $351,099 ti m ann
Source: San Joaquin County; City of Manteca; LWA; EPS.[1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs.[2] See Table B-5 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs. In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value.[4] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.[3] As a conservative assumption, this analysis excludes incremental growth of the existing land value of parcels annexed into the City until the time that the parcel develops. The growth of existing value for these parcels will be included in the EIFD and a method for estimating incremental AV growth/revenue to the EIFD will be determined at the time of EIFD formation. Refer to Table D-2 for the anticipated value of parcels annexed into the City in the first year of development.

Manteca
Annexation Area
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] [3] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table B-4Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisAssessed Value of New Development - Manteca Existing City (2020 and Real $) Fiscal Year
Ending
Single Family
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 500,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $82,375,000 $5,000,000 $87,375,000 $16,529,467 $4,132,367 $58,396,125 $79,057,958 $166,432,958 1.061 $176,568,7252023 $187,250,000 $26,000,000 $213,250,000 $43,058,933 $10,764,733 $111,848,000 $165,671,667 $378,921,667 1.093 $414,057,9362024 $99,000,000 $26,000,000 $125,000,000 $43,058,933 $10,764,733 $93,814,000 $147,637,667 $272,637,667 1.126 $306,856,0962025 $160,000,000 $36,800,000 $196,800,000 $53,058,933 $13,264,733 $98,502,800 $164,826,467 $361,626,467 1.159 $419,224,1872026 $139,000,000 $21,800,000 $160,800,000 $53,058,933 $13,264,733 $18,502,800 $84,826,467 $245,626,467 1.194 $293,290,8472027 $109,000,000 $10,800,000 $119,800,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $194,262,467 1.230 $238,918,3312028 $101,500,000 $10,800,000 $112,300,000 $49,794,933 $12,448,733 $4,688,800 $66,932,467 $179,232,467 1.267 $227,046,3262029 $102,500,000 $10,400,000 $112,900,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $187,362,467 1.305 $244,465,5222030 $109,500,000 $0 $109,500,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $183,962,467 1.344 $247,230,1722031 $109,500,000 $0 $109,500,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $183,962,467 1.384 $254,647,0772032 $109,500,000 $0 $109,500,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,512,467 1.426 $257,367,6152033 $109,500,000 $0 $109,500,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,512,467 1.469 $265,088,6432034 $109,000,000 $0 $109,000,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,012,467 1.513 $272,285,0072035 $58,000,000 $0 $58,000,000 $53,262,933 $13,315,733 $0 $66,578,667 $124,578,667 1.558 $194,089,5032036 $40,000,000 $0 $40,000,000 $43,058,933 $10,764,733 $0 $53,823,667 $93,823,667 1.605 $150,559,442 2037 $40,000,000 $0 $40,000,000 $12,484,000 $3,121,000 $0 $15,605,000 $55,605,000 1.653 $91,906,5932038 $40,000,000 $0 $40,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $52,500,000 1.702 $89,377,7362039 $40,000,000 $0 $40,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $52,500,000 1.754 $92,059,0682040 $34,000,000 $0 $34,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $46,500,000 1.806 $83,984,1722041 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.860 $23,253,6822042 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.916 $23,951,2932043 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.974 $24,669,8312044 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.033 $25,409,9262045 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.094 $26,172,2242046 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.157 $26,957,3912047 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.221 $27,766,1132048 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.288 $28,599,0962049 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.357 $29,457,0692050 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.427 $30,340,7812051 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.500 $31,251,004 2052 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.575 $32,188,534 2053 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.652 $33,154,1902054 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.732 $34,148,816 2055 $0 $0 $0 $9,112,000 $2,278,000 $0 $11,390,000 $11,390,000 2.814 $32,049,893 2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av man ex
Source: San Joaquin County; City of Manteca; LWA; EPS.[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table B-6 for development projections.[2] Based on a 3 percent annual growth factor.

AV per Dwelling Unit AV per Bldg. Sq. Ft.

Assessed Value of New Development [1]
Manteca
Existing City
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table B-5Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisAssessed Value of New Development - Manteca Annexation Areas (2020 and Real $) Fiscal Year
Ending
Low Density
Residential
High Density
Residential
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 500,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 1.061 $0
2023 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.093 $45,348,1712024 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.126 $46,708,6162025 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.159 $48,109,8742026 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.194 $49,553,1702027 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.230 $51,039,7652028 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.267 $52,570,9582029 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.305 $54,148,0872030 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.344 $55,772,5302031 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.384 $57,445,7062032 $43,000,000 $0 $43,000,000 $0 $0 $0 $0 $43,000,000 1.426 $61,307,7182033 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.469 $83,469,107 2034 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.513 $85,973,180 2035 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.558 $88,552,3752036 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.605 $91,208,946 2037 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.653 $93,945,215 2038 $0 $0 $0 $0 $0 $0 $0 $0 1.702 $0
2039 $0 $0 $0 $0 $0 $0 $0 $0 1.754 $0
2040 $0 $0 $0 $0 $0 $0 $0 $0 1.806 $0
2041 $0 $0 $0 $0 $0 $0 $0 $0 1.860 $0
2042 $0 $0 $0 $0 $0 $0 $0 $0 1.916 $0
2043 $0 $0 $0 $0 $0 $0 $0 $0 1.974 $0
2044 $0 $0 $0 $0 $0 $0 $0 $0 2.033 $0
2045 $0 $0 $0 $0 $0 $0 $0 $0 2.094 $0
2046 $0 $0 $0 $0 $0 $0 $0 $0 2.157 $0
2047 $0 $0 $0 $0 $0 $0 $0 $0 2.221 $0
2048 $0 $0 $0 $0 $0 $0 $0 $0 2.288 $0
2049 $0 $0 $0 $0 $0 $0 $0 $0 2.357 $0
2050 $0 $0 $0 $0 $0 $0 $0 $0 2.427 $0
2051 $0 $0 $0 $0 $0 $0 $0 $0 2.500 $0
2052 $0 $0 $0 $0 $0 $0 $0 $0 2.575 $0
2053 $0 $0 $0 $0 $0 $0 $0 $0 2.652 $0
2054 $0 $0 $0 $0 $0 $0 $0 $0 2.732 $0
2055 $0 $0 $0 $0 $0 $0 $0 $0 2.814 $0
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av man ann
Source: San Joaquin County; City of Manteca; LWA; EPS.[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table B-6 for development projections.[2] Based on a 3 percent annual growth factor.

Manteca
Annexation Area
Assessed Value of New Development [1]
AV per Dwelling Unit AV per Bldg. Sq. Ft.

Manteca
Existing City and Annexation Areas
Dwelling Units Building Square Feet Dwelling Units Building Square Feet Existing City Annexation Area
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
APPENDIX C:

City of Stockton EIFD
Revenue-Estimating Tables
Table C-1 Projected Tax Increment to EIFD—Stockton .................... E-27 Table C-2 Projected Tax Increment to EIFD—
Stockton Existing City Boundaries .................................. E-28 Table C-3 Projected Tax Increment to EIFD—
Stockton Annexation Area ............................................ E-29 Table C-4 Assessed Value of New Development—
Stockton Existing City .................................................. E-30 Table C-5 Assessed Value of New Development—
Stockton Annexation Areas ........................................... E-31 Table C-6 Incremental Development Projections—Stockton .............. E-32 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table C-1Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Stockton (Real $) City [1]
City
EIFD [3] County [1]
County
EIFD [3] Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% [4] h=g*[3] [4] j=i*[3] h+j 2020 $1,393,216,599 $41,796,498 $0 $1,435,013,097 $0 $0 $0 $0 $0 $0 $0 2021 $1,435,013,097 $43,050,393 $0 $1,478,063,490 $0 $0 $0 $0 $0 $0 $0 2022 $1,478,063,490 $44,341,905 $89,201,135 $1,611,606,530 $133,543,040 $1,335,430 $220,023 $2,200 $277,339 $127,206 $129,4062023 $1,611,606,530 $48,348,196 $96,336,178 $1,756,290,904 $278,227,414 $2,782,274 $448,765 $4,488 $586,324 $268,927 $273,4142024 $1,756,290,904 $52,688,727 $53,133,020 $1,862,112,651 $384,049,161 $3,840,492 $611,784 $6,118 $816,095 $374,315 $380,4322025 $1,862,112,651 $55,863,380 $21,736,389 $1,939,712,419 $461,648,929 $4,616,489 $726,826 $7,268 $988,561 $453,419 $460,6872026 $1,939,712,419 $58,191,373 $58,210,049 $2,056,113,841 $578,050,351 $5,780,504 $905,858 $9,059 $1,241,555 $569,458 $578,5172027 $2,056,113,841 $61,683,415 $67,643,063 $2,185,440,319 $707,376,829 $7,073,768 $1,098,315 $10,983 $1,528,339 $700,996 $711,9802028 $2,185,440,319 $65,563,210 $31,669,252 $2,282,672,781 $804,609,291 $8,046,093 $1,235,773 $12,358 $1,750,344 $802,822 $815,1802029 $2,282,672,781 $68,480,183 $32,619,330 $2,383,772,294 $905,708,804 $9,057,088 $1,378,266 $13,783 $1,981,558 $908,872 $922,6552030 $2,383,772,294 $71,513,169 $33,597,909 $2,488,883,372 $1,010,819,882 $10,108,199 $1,525,975 $198,377 $2,222,335 $288,904 $487,2802031 $2,488,883,372 $74,666,501 $34,605,847 $2,598,155,720 $1,120,092,230 $11,200,922 $1,679,082 $218,281 $2,473,040 $321,495 $539,7762032 $2,598,155,720 $77,944,672 $58,456,196 $2,734,556,588 $1,256,493,098 $12,564,931 $1,875,901 $243,867 $2,780,955 $361,524 $605,3912033 $2,734,556,588 $82,036,698 $118,951,231 $2,935,544,516 $1,457,481,026 $14,574,810 $2,178,959 $207,001 $3,223,156 $306,200 $513,2012034 $2,935,544,516 $88,066,335 $115,270,681 $3,138,881,533 $1,660,818,043 $16,608,180 $2,484,175 $235,997 $3,671,747 $348,816 $584,8132035 $3,138,881,533 $94,166,446 $118,728,802 $3,351,776,781 $1,873,713,291 $18,737,133 $2,803,519 $266,334 $4,141,617 $393,454 $659,7882036 $3,351,776,781 $100,553,303 $122,290,666 $3,574,620,751 $2,096,557,261 $20,965,573 $3,137,566 $298,069 $4,633,640 $440,196 $738,2652037 $3,574,620,751 $107,238,623 $125,959,386 $3,807,818,759 $2,329,755,269 $23,297,553 $3,486,909 $331,256 $5,148,722 $489,129 $820,3852038 $3,807,818,759 $114,234,563 $113,735,297 $4,035,788,618 $2,557,725,129 $25,577,251 $3,825,423 $363,415 $5,654,902 $537,216 $900,6312039 $4,035,788,618 $121,073,659 $105,574,216 $4,262,436,493 $2,784,373,003 $27,843,730 $4,159,547 $395,157 $6,160,289 $585,227 $980,3842040 $4,262,436,493 $127,873,095 $120,029,637 $4,510,339,225 $3,032,275,735 $30,322,757 $4,516,216 $429,041 $6,720,830 $638,479 $1,067,5192041 $4,510,339,225 $135,310,177 $123,630,526 $4,769,279,928 $3,291,216,438 $32,912,164 $4,888,319 $464,390 $7,306,723 $694,139 $1,158,5292042 $4,769,279,928 $143,078,398 $127,339,442 $5,039,697,768 $3,561,634,278 $35,616,343 $5,276,460 $501,264 $7,918,986 $752,304 $1,253,5672043 $5,039,697,768 $151,190,933 $132,871,712 $5,323,760,413 $3,845,696,923 $38,456,969 $5,682,505 $539,838 $8,563,627 $813,545 $1,353,3832044 $5,323,760,413 $159,712,812 $50,819,853 $5,534,293,078 $4,056,229,588 $40,562,296 $5,975,877 $268,914 $9,048,083 $407,164 $676,0782045 $5,534,293,078 $166,028,792 $52,344,448 $5,752,666,319 $4,274,602,829 $42,746,028 $6,279,513 $282,578 $9,551,163 $429,802 $712,3802046 $5,752,666,319 $172,579,990 $53,914,782 $5,979,161,090 $4,501,097,600 $45,010,976 $6,593,767 $296,719 $10,073,551 $453,310 $750,0292047 $5,979,161,090 $179,374,833 $48,607,357 $6,207,143,279 $4,729,079,790 $47,290,798 $6,913,993 $311,130 $10,595,918 $476,816 $787,9462048 $6,207,143,279 $186,214,298 $42,898,644 $6,436,256,222 $4,958,192,732 $49,581,927 $7,240,092 $325,804 $11,117,094 $500,269 $826,0732049 $6,436,256,222 $193,087,687 $44,185,603 $6,673,529,512 $5,195,466,022 $51,954,660 $7,577,311 $340,979 $11,657,268 $524,577 $865,5562050 $6,673,529,512 $200,205,885 $45,511,171 $6,919,246,568 $5,441,183,078 $54,411,831 $7,926,025 $356,671 $12,217,113 $549,770 $906,4412051 $6,919,246,568 $207,577,397 $49,157,830 $7,175,981,795 $5,697,918,305 $56,979,183 $8,290,431 $373,069 $12,802,013 $576,091 $949,1602052 $7,175,981,795 $215,279,454 $32,188,534 $7,423,449,783 $5,945,386,294 $59,453,863 $8,636,523 $388,644 $13,370,355 $601,666 $990,3102053 $7,423,449,783 $222,703,494 $33,154,190 $7,679,307,467 $6,201,243,978 $62,012,440 $8,993,696 $404,716 $13,958,541 $628,134 $1,032,8512054 $7,679,307,467 $230,379,224 $34,148,816 $7,943,835,508 $6,465,772,018 $64,657,720 $9,362,304 $421,304 $14,567,249 $655,526 $1,076,8302055 $7,943,835,508 $238,315,065 $35,173,281 $8,217,323,854 $6,739,260,364 $67,392,604 $9,742,710 $438,422 $15,197,183 $683,873 $1,122,2952056 $8,217,323,854 $246,519,716 $39,923,784 $8,503,767,353 $7,025,703,863 $70,257,039 $10,137,965 $456,208 $15,859,756 $713,689 $1,169,8972057 $8,503,767,353 $255,113,021 $18,657,667 $8,777,538,040 $7,299,474,551 $72,994,746 $10,529,697 $473,836 $16,480,689 $741,631 $1,215,4672058 $8,777,538,040 $263,326,141 $19,217,397 $9,060,081,578 $7,582,018,089 $75,820,181 $10,933,587 $492,011 $17,121,868 $770,484 $1,262,4952059 $9,060,081,578 $271,802,447 $19,793,919 $9,351,677,944 $7,873,614,455 $78,736,145 $11,350,010 $510,750 $17,783,951 $800,278 $1,311,0282060 $9,351,677,944 $280,550,338 $20,387,736 $9,652,616,019 $8,174,552,529 $81,745,525 $11,779,355 $530,071 $18,467,614 $831,043 $1,361,1142061 $9,652,616,019 $289,578,481 $0 $9,942,194,500 $8,464,131,010 $84,641,310 $12,206,836 $549,308 $19,112,810 $860,076 $1,409,384 ti stock
Source: San Joaquin County; City of Stockton; LWA; EPS.[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value.[2] See Table C-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs. In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value.[4] The City and County tax allocation rates vary between TRAs within the existing City boundaries and the annexation area. See Table C-2 and Table C-3 for more details.[3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Stockton
Existing City and Annexation Areas
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table C-2Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Stockton Existing City Boundaries (Real $ City [1]
City EIFD
Allocation [3]
City
EIFD County [1]
County EIFD Allocation [3]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*16.71% h i=g*h j=f*20.56% k l=j*k m=i+l 2020 $1,393,216,599 $41,796,498 $0 $1,435,013,097 $0 $0 $0 0% $0 $0 0% $0 $0 2021 $1,435,013,097 $43,050,393 $0 $1,478,063,490 $0 $0 $0 1% $0 $0 46% $0 $02022 $1,478,063,490 $44,341,905 $85,885,823 $1,608,291,217 $130,227,727 $1,302,277 $217,626 1% $2,176 $267,749 46% $122,807 $124,983 2023 $1,608,291,217 $48,248,737 $82,677,091 $1,739,217,044 $261,153,555 $2,611,536 $436,418 1% $4,364 $536,933 46% $246,273 $250,6372024 $1,739,217,044 $52,176,511 $39,064,160 $1,830,457,715 $352,394,226 $3,523,942 $588,891 1% $5,889 $724,524 46% $332,314 $338,2032025 $1,830,457,715 $54,913,731 $7,245,463 $1,892,616,910 $414,553,420 $4,145,534 $692,766 1% $6,928 $852,324 46% $390,932 $397,8592026 $1,892,616,910 $56,778,507 $43,284,396 $1,992,679,813 $514,616,323 $5,146,163 $859,983 1% $8,600 $1,058,054 46% $485,293 $493,8932027 $1,992,679,813 $59,780,394 $44,582,928 $2,097,043,135 $618,979,645 $6,189,796 $1,034,386 1% $10,344 $1,272,625 46% $583,709 $594,0532028 $2,097,043,135 $62,911,294 $7,917,313 $2,167,871,742 $689,808,252 $6,898,083 $1,152,749 1% $11,527 $1,418,249 46% $650,502 $662,0292029 $2,167,871,742 $65,036,152 $8,154,832 $2,241,062,727 $762,999,237 $7,629,992 $1,275,059 1% $12,751 $1,568,730 46% $719,522 $732,2732030 $2,241,062,727 $67,231,882 $8,399,477 $2,316,694,086 $838,630,596 $8,386,306 $1,401,448 13% $182,188 $1,724,229 13% $224,150 $406,3382031 $2,316,694,086 $69,500,823 $8,651,462 $2,394,846,370 $916,782,880 $9,167,829 $1,532,050 13% $199,166 $1,884,910 13% $245,038 $444,2052032 $2,394,846,370 $71,845,391 $31,723,180 $2,498,414,941 $1,020,351,451 $10,203,515 $1,705,125 13% $221,666 $2,097,848 13% $272,720 $494,3862033 $2,498,414,941 $74,952,448 $91,416,224 $2,664,783,613 $1,186,720,123 $11,867,201 $1,983,146 10% $188,399 $2,439,903 10% $231,791 $420,1902034 $2,664,783,613 $79,943,508 $86,909,624 $2,831,636,745 $1,353,573,255 $13,535,733 $2,261,977 10% $214,888 $2,782,954 10% $264,381 $479,2682035 $2,831,636,745 $84,949,102 $89,516,913 $3,006,102,761 $1,528,039,271 $15,280,393 $2,553,529 10% $242,585 $3,141,657 10% $298,457 $541,0432036 $3,006,102,761 $90,183,083 $92,202,420 $3,188,488,264 $1,710,424,774 $17,104,248 $2,858,316 10% $271,540 $3,516,642 10% $334,081 $605,621 2037 $3,188,488,264 $95,654,648 $94,968,493 $3,379,111,404 $1,901,047,914 $19,010,479 $3,176,870 10% $301,803 $3,908,564 10% $371,314 $673,116 2038 $3,379,111,404 $101,373,342 $81,814,677 $3,562,299,423 $2,084,235,933 $20,842,359 $3,482,998 10% $330,885 $4,285,200 10% $407,094 $737,9792039 $3,562,299,423 $106,868,983 $72,695,977 $3,741,864,383 $2,263,800,893 $22,638,009 $3,783,072 10% $359,392 $4,654,386 10% $442,167 $801,5592040 $3,741,864,383 $112,255,931 $74,876,857 $3,928,997,171 $2,450,933,681 $24,509,337 $4,095,792 10% $389,100 $5,039,132 10% $478,718 $867,8182041 $3,928,997,171 $117,869,915 $77,123,162 $4,123,990,249 $2,645,926,759 $26,459,268 $4,421,648 10% $420,057 $5,440,039 10% $516,804 $936,8602042 $4,123,990,249 $123,719,707 $79,436,857 $4,327,146,813 $2,849,083,323 $28,490,833 $4,761,146 10% $452,309 $5,857,730 10% $556,484 $1,008,7932043 $4,327,146,813 $129,814,404 $81,819,963 $4,538,781,180 $3,060,717,690 $30,607,177 $5,114,811 10% $485,907 $6,292,852 10% $597,821 $1,083,7282044 $4,538,781,180 $136,163,435 $12,704,963 $4,687,649,579 $3,209,586,089 $32,095,861 $5,363,587 5% $241,361 $6,598,926 5% $296,952 $538,3132045 $4,687,649,579 $140,629,487 $13,086,112 $4,841,365,178 $3,363,301,688 $33,633,017 $5,620,464 5% $252,921 $6,914,966 5% $311,173 $564,0942046 $4,841,365,178 $145,240,955 $13,478,695 $5,000,084,829 $3,522,021,339 $35,220,213 $5,885,703 5% $264,857 $7,241,294 5% $325,858 $590,7152047 $5,000,084,829 $150,002,545 $13,883,056 $5,163,970,430 $3,685,906,940 $36,859,069 $6,159,574 5% $277,181 $7,578,244 5% $341,021 $618,2022048 $5,163,970,430 $154,919,113 $14,299,548 $5,333,189,091 $3,855,125,601 $38,551,256 $6,442,358 5% $289,906 $7,926,158 5% $356,677 $646,5832049 $5,333,189,091 $159,995,673 $14,728,534 $5,507,913,298 $4,029,849,808 $40,298,498 $6,734,342 5% $303,045 $8,285,392 5% $372,843 $675,8882050 $5,507,913,298 $165,237,399 $15,170,390 $5,688,321,088 $4,210,257,598 $42,102,576 $7,035,824 5% $316,612 $8,656,312 5% $389,534 $706,1462051 $5,688,321,088 $170,649,633 $17,906,825 $5,876,877,546 $4,398,814,056 $43,988,141 $7,350,924 5% $330,792 $9,043,985 5% $406,979 $737,771 2052 $5,876,877,546 $176,306,326 $0 $6,053,183,872 $4,575,120,382 $45,751,204 $7,645,552 5% $344,050 $9,406,471 5% $423,291 $767,341 2053 $6,053,183,872 $181,595,516 $0 $6,234,779,388 $4,756,715,898 $47,567,159 $7,949,019 5% $357,706 $9,779,833 5% $440,092 $797,798 2054 $6,234,779,388 $187,043,382 $0 $6,421,822,770 $4,943,759,280 $49,437,593 $8,261,590 5% $371,772 $10,164,395 5% $457,398 $829,1692055 $6,421,822,770 $192,654,683 $0 $6,614,477,453 $5,136,413,963 $51,364,140 $8,583,538 5% $386,259 $10,560,494 5% $475,222 $861,481 2056 $6,614,477,453 $198,434,324 $0 $6,812,911,777 $5,334,848,287 $53,348,483 $8,915,145 5% $401,182 $10,968,476 5% $493,581 $894,763 2057 $6,812,911,777 $204,387,353 $0 $7,017,299,130 $5,539,235,640 $55,392,356 $9,256,699 5% $416,551 $11,388,697 5% $512,491 $929,0432058 $7,017,299,130 $210,518,974 $0 $7,227,818,104 $5,749,754,614 $57,497,546 $9,608,501 5% $432,383 $11,821,525 5% $531,969 $964,351 2059 $7,227,818,104 $216,834,543 $0 $7,444,652,647 $5,966,589,157 $59,665,892 $9,970,856 5% $448,689 $12,267,338 5% $552,030 $1,000,719 2060 $7,444,652,647 $223,339,579 $0 $7,667,992,226 $6,189,928,736 $61,899,287 $10,344,082 5% $465,484 $12,726,526 5% $572,694 $1,038,1772061 $7,667,992,226 $230,039,767 $0 $7,898,031,993 $6,419,968,503 $64,199,685 $10,728,505 5% $482,783 $13,199,489 5% $593,977 $1,076,760 ti stock ex
Source: San Joaquin County; City of Stockton; LWA; EPS.[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value[2] See Table C-4 for new AV added to roll from 2020-21 on. It is assumed that new AV is added to roll in year after development occurs In 2019-20 and 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value[3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Stockton
Existing City
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table C-3Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisProjected Tax Increment to EIFD - Stockton Annexation Area (Real $) City [1]
City EIFD
Allocation [4]
City
EIFD County [1]
County EIFD
Allocation [4]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*7.23% h i=g*h j=f*28.93% k l=j*k m=i+l 2020 $0 $0 $0 $0 $0 $0 $0 0% $0 $0 0% $0 $0
2021 $0 $0 $0 $0 $0 $0 $0 1% $0 $0 46% $0 $0
2022 $0 $0 $3,315,313 $3,315,313 $3,315,313 $33,153 $2,398 1% $24 $9,590 46% $4,399 $4,4232023 $3,315,313 $99,459 $13,659,088 $17,073,859 $17,073,859 $170,739 $12,348 1% $123 $49,391 46% $22,654 $22,777 2024 $17,073,859 $512,216 $14,068,860 $31,654,935 $31,654,935 $316,549 $22,893 1% $229 $91,571 46% $42,000 $42,2292025 $31,654,935 $949,648 $14,490,926 $47,095,509 $47,095,509 $470,955 $34,059 1% $341 $136,237 46% $62,487 $62,8282026 $47,095,509 $1,412,865 $14,925,654 $63,434,028 $63,434,028 $634,340 $45,875 1% $459 $183,501 46% $84,166 $84,6242027 $63,434,028 $1,903,021 $23,060,135 $88,397,184 $88,397,184 $883,972 $63,928 1% $639 $255,714 46% $117,287 $117,926 2028 $88,397,184 $2,651,916 $23,751,939 $114,801,039 $114,801,039 $1,148,010 $83,024 1% $830 $332,095 46% $152,320 $153,151 2029 $114,801,039 $3,444,031 $24,464,497 $142,709,567 $142,709,567 $1,427,096 $103,207 1% $1,032 $412,828 46% $189,350 $190,382 2030 $142,709,567 $4,281,287 $25,198,432 $172,189,286 $172,189,286 $1,721,893 $124,527 13% $16,188 $498,106 13% $64,754 $80,9422031 $172,189,286 $5,165,679 $25,954,385 $203,309,350 $203,309,350 $2,033,093 $147,033 13% $19,114 $588,130 13% $76,457 $95,5712032 $203,309,350 $6,099,280 $26,733,017 $236,141,647 $236,141,647 $2,361,416 $170,777 13% $22,201 $683,107 13% $88,804 $111,0052033 $236,141,647 $7,084,249 $27,535,007 $270,760,903 $270,760,903 $2,707,609 $195,813 10% $18,602 $783,253 10% $74,409 $93,0112034 $270,760,903 $8,122,827 $28,361,057 $307,244,788 $307,244,788 $3,072,448 $222,198 10% $21,109 $888,793 10% $84,435 $105,5442035 $307,244,788 $9,217,344 $29,211,889 $345,674,021 $345,674,021 $3,456,740 $249,990 10% $23,749 $999,960 10% $94,996 $118,7452036 $345,674,021 $10,370,221 $30,088,246 $386,132,487 $386,132,487 $3,861,325 $279,249 10% $26,529 $1,116,998 10% $106,115 $132,6442037 $386,132,487 $11,583,975 $30,990,893 $428,707,355 $428,707,355 $4,287,074 $310,039 10% $29,454 $1,240,158 10% $117,815 $147,2692038 $428,707,355 $12,861,221 $31,920,620 $473,489,195 $473,489,195 $4,734,892 $342,426 10% $32,530 $1,369,702 10% $130,122 $162,6522039 $473,489,195 $14,204,676 $32,878,238 $520,572,110 $520,572,110 $5,205,721 $376,476 10% $35,765 $1,505,903 10% $143,061 $178,8262040 $520,572,110 $15,617,163 $45,152,781 $581,342,054 $581,342,054 $5,813,421 $420,424 10% $39,940 $1,681,697 10% $159,761 $199,7022041 $581,342,054 $17,440,262 $46,507,364 $645,289,680 $645,289,680 $6,452,897 $466,671 10% $44,334 $1,866,684 10% $177,335 $221,6692042 $645,289,680 $19,358,690 $47,902,585 $712,550,955 $712,550,955 $7,125,510 $515,314 10% $48,955 $2,061,256 10% $195,819 $244,7742043 $712,550,955 $21,376,529 $51,051,749 $784,979,233 $784,979,233 $7,849,792 $567,694 10% $53,931 $2,270,776 10% $215,724 $269,6552044 $784,979,233 $23,549,377 $38,114,889 $846,643,499 $846,643,499 $8,466,435 $612,289 5% $27,553 $2,449,157 5% $110,212 $137,7652045 $846,643,499 $25,399,305 $39,258,336 $911,301,141 $911,301,141 $9,113,011 $659,049 5% $29,657 $2,636,198 5% $118,629 $148,2862046 $911,301,141 $27,339,034 $40,436,086 $979,076,261 $979,076,261 $9,790,763 $708,064 5% $31,863 $2,832,256 5% $127,452 $159,3142047 $979,076,261 $29,372,288 $34,724,300 $1,043,172,849 $1,043,172,849 $10,431,728 $754,418 5% $33,949 $3,017,674 5% $135,795 $169,7442048 $1,043,172,849 $31,295,185 $28,599,096 $1,103,067,131 $1,103,067,131 $11,030,671 $797,734 5% $35,898 $3,190,935 5% $143,592 $179,4902049 $1,103,067,131 $33,092,014 $29,457,069 $1,165,616,213 $1,165,616,213 $11,656,162 $842,969 5% $37,934 $3,371,876 5% $151,734 $189,6682050 $1,165,616,213 $34,968,486 $30,340,781 $1,230,925,481 $1,230,925,481 $12,309,255 $890,200 5% $40,059 $3,560,802 5% $160,236 $200,2952051 $1,230,925,481 $36,927,764 $31,251,004 $1,299,104,249 $1,299,104,249 $12,991,042 $939,507 5% $42,278 $3,758,028 5% $169,111 $211,3892052 $1,299,104,249 $38,973,127 $32,188,534 $1,370,265,911 $1,370,265,911 $13,702,659 $990,971 5% $44,594 $3,963,884 5% $178,375 $222,9682053 $1,370,265,911 $41,107,977 $33,154,190 $1,444,528,079 $1,444,528,079 $14,445,281 $1,044,677 5% $47,010 $4,178,708 5% $188,042 $235,0522054 $1,444,528,079 $43,335,842 $34,148,816 $1,522,012,738 $1,522,012,738 $15,220,127 $1,100,714 5% $49,532 $4,402,854 5% $198,128 $247,6612055 $1,522,012,738 $45,660,382 $35,173,281 $1,602,846,401 $1,602,846,401 $16,028,464 $1,159,172 5% $52,163 $4,636,689 5% $208,651 $260,8142056 $1,602,846,401 $48,085,392 $39,923,784 $1,690,855,577 $1,690,855,577 $16,908,556 $1,222,820 5% $55,027 $4,891,280 5% $220,108 $275,1352057 $1,690,855,577 $50,725,667 $18,657,667 $1,760,238,911 $1,760,238,911 $17,602,389 $1,272,998 5% $57,285 $5,091,991 5% $229,140 $286,4252058 $1,760,238,911 $52,807,167 $19,217,397 $1,832,263,475 $1,832,263,475 $18,322,635 $1,325,086 5% $59,629 $5,300,343 5% $238,515 $298,1442059 $1,832,263,475 $54,967,904 $19,793,919 $1,907,025,298 $1,907,025,298 $19,070,253 $1,379,153 5% $62,062 $5,516,613 5% $248,248 $310,3092060 $1,907,025,298 $57,210,759 $20,387,736 $1,984,623,793 $1,984,623,793 $19,846,238 $1,435,272 5% $64,587 $5,741,088 5% $258,349 $322,9362061 $1,984,623,793 $59,538,714 $0 $2,044,162,506 $2,044,162,506 $20,441,625 $1,478,330 5% $66,525 $5,913,321 5% $266,099 $332,624 ti st ann
Source: San Joaquin County; City of Stockton; LWA; EPS.[1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs.[2] See Table C-5 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs. In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value.[4] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.[3] As a conservative assumption, this analysis excludes incremental growth of the existing land value of parcels annexed into the City until the time that the parcel develops. The growth of existing value for these parcels will be included in the EIFD and a method for estimating incremental AV growth/revenue to the EIFD will be determined at the time of EIFD formation. Refer to Table D-2 for the anticipated value of parcels annexed into the City in the first year of development.

Stockton
Annexation Area
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] [3] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table C-4Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisAssessed Value of New Development - Stockton Existing City (2020 and Real $) Fiscal Year
Ending
Single
Family
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Stockton
Existing City
Assessed Value of New Development [1]
AV per Dwelling Unit AV per Bldg. Sq. Ft.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 425,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $0 $0 $0 $3,125,000 $0 $0 $3,125,000 $3,125,000 1.061 $3,315,313 2023 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.093 $13,659,088 2024 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.126 $14,068,860 2025 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.159 $14,490,926 2026 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.194 $14,925,654 2027 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.230 $23,060,135 2028 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.267 $23,751,939 2029 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.305 $24,464,497 2030 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.344 $25,198,432 2031 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.384 $25,954,385 2032 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.426 $26,733,017 2033 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.469 $27,535,007 2034 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.513 $28,361,0572035 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.558 $29,211,889 2036 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.605 $30,088,2462037 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.653 $30,990,8932038 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.702 $31,920,6202039 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.754 $32,878,238 2040 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.806 $45,152,7812041 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.860 $46,507,3642042 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.916 $47,902,5852043 $0 $0 $0 $25,867,500 $0 $0 $25,867,500 $25,867,500 1.974 $51,051,7492044 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.033 $38,114,8892045 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.094 $39,258,3362046 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.157 $40,436,0862047 $0 $0 $0 $15,632,500 $0 $0 $15,632,500 $15,632,500 2.221 $34,724,3002048 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.288 $28,599,0962049 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.357 $29,457,0692050 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.427 $30,340,7812051 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.500 $31,251,004 2052 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.575 $32,188,5342053 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.652 $33,154,1902054 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.732 $34,148,8162055 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.814 $35,173,2812056 $0 $0 $0 $13,775,000 $0 $0 $13,775,000 $13,775,000 2.898 $39,923,784 2057 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 2.985 $18,657,6672058 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.075 $19,217,3972059 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.167 $19,793,9192060 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.262 $20,387,736 av st ann
Source: San Joaquin County; City of Stockton; LWA; EPS.[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table C-6 for development projections.[2] Based on a 3 percent annual growth factor.

Stockton
Annexation Area
Assessed Value of New Development [1]
AV per Dwelling Unit AV per Bldg. Sq. Ft.

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Table C-6Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisIncremental Development Projections - Stockton Fiscal Year
Ending
Single
Family
Residential
Multifamily
Residential TOTAL Retail Office Industrial Total
Single
Family
Residential
Multifamily
Residential TOTAL Retail Office Industrial Total
2020 - - - - - - - - - - - - - -
2021 - - - - - - - - - - - - - -
2022 40 75 115 137,076 58,747 - 195,823 - - - 12,500 - - 12,500 2023 80 - 80 116,652 49,994 - 166,645 - - - 50,000 - - 50,000 2024 67 - 67 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2025 - - - 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2026 - 150 150 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2027 - 150 150 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2028 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2029 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2030 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2031 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2032 - 80 80 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2033 - 80 80 17,500 7,500 400,000 425,000 - - - 75,000 - - 75,000 2034 - 80 80 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2035 - 80 80 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2036 - 80 80 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2037 - 80 80 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2038 - 33 33 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2039 - - - 17,500 7,500 352,075 377,075 - - - 75,000 - - 75,000 2040 - - - 17,500 7,500 352,075 377,075 - - - 100,000 - - 100,000 2041 - - - 17,500 7,500 352,075 377,075 - - - 100,000 - - 100,000 2042 - - - 17,500 7,500 352,075 377,075 - - - 100,000 - - 100,000 2043 - - - 17,500 7,500 352,075 377,075 - - - 103,470 - - 103,470 2044 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2045 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2046 - - - 17,500 7,500 - 25,000 - - - 75,000 - - 75,000 2047 - - - 17,500 7,500 - 25,000 - - - 62,530 - - 62,530 2048 - - - 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2049 - - - 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2050 - - - 17,500 7,500 - 25,000 - - - 50,000 - - 50,000 2051 - - - 20,055 8,595 - 28,650 - - - 50,000 - - 50,000 2052 - - - - - - - - - - 50,000 - - 50,000
2053 - - - - - - - - - - 50,000 - - 50,000
2054 - - - - - - - - - - 50,000 - - 50,000
2055 - - - - - - - - - - 50,000 - - 50,000
2056 - - - - - - - - - - 55,100 - - 55,100
2057 - - - - - - - - - - 25,000 - - 25,000
2058 - - - - - - - - - - 25,000 - - 25,000
2059 - - - - - - - - - - 25,000 - - 25,000
2060 - - - - - - - - - - 25,000 - - 25,000
Total 187 888 1,075 746,282 319,835 3,920,750 4,986,868 - - - 2,433,600 - - 2,433,600 dev st
Source: San Joaquin County; City of Stockton; LWA; EPS.

Supporting Tables for
EIFD Revenue Analysis
Table D-1 Existing Land Use Assessed Value .................................. E-33 Table D-2 Estimated Annexation Assessed Value ............................ E-34 Table D-3 Gross Property Tax Revenue and Tax Allocation Percentages—Fiscal Year 2019–20 ................................. E-35 Table D-4 Preliminary Property Tax Allocations—
City of Lathrop Annexation Area .................................... E-36 Table D-5 Preliminary Property Tax Allocations—
City of Manteca Annexation Areas .................................. E-37 Table D-6 Preliminary Property Tax Allocations—
City of Stockton Annexation Area .................................. E-38 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table D-1Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisExisting Land Use Assessed Value (2020$)Land UseCity of Lathrop $809,546,180 $2,380,385,113 $3,189,931,293City of Manteca $331,548,841 $717,766,158 $1,049,314,999City of Stockton $406,036,852 $987,179,747 $1,393,216,599Unincorporated County [2] Lathrop Annexation Area $32,967,236 $19,300,492 $52,267,728 Manteca Annexation Area $6,897,128 $7,918,291 $14,815,419Stockton Annexation Area $87,605,502 $112,107,786 $199,713,288Total Unincorporated County $127,469,866 $139,326,569 $266,796,435 av det
Source: San Joaquin County; City of Manteca; City of Lathrop; City of Stockton; LWA; EPS.

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Table D-2Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisEstimated Annexation Assessed Value (2020 and Real $)Jurisdiction / Project Estimated Timing of
Annexation
(Fiscal Year
Ending) [1]
Escalated
Assessed
Value of
Annexed
Parcels
(2020$) [2]
Escalation
Factor
[3]
Escalated
Assessed
Value of
Annexed
Parcels
(Real $)
City of Stockton 2022 $199,713,288 1.06 $211,875,827City of Manteca 2023 $14,815,419 1.09 $16,189,208City of Lathrop 2025 $52,267,728 1.16 $60,592,622 av ann
Source: LWA; EPS.[3] Assumes a 3 percent annual escalation factor. [2] Represents the loss of assessed value to the unincorporated San Joaquin County. Potential revenue from the newly developed TRAs within the City is calculated in the potential revenue from each jurisdiction. Refer to Table D-1 for details.[1] It is assumed that the full project acreage will be annexed into the City on the initial year of development for each project.

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Table D-3 DRAFT
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Gross Property Tax Revenue and Tax Allocation Percentages - Fiscal Year 2020-21 TRA [1] City County Total City County
Lathrop
TRA: 007-000 $82,442 $123,718 $678,334 12.15% 18.24%
TRA: 007-007 $289,047 $328,940 $2,318,678 12.47% 14.19% TRA: 007-008 $467 $606 $3,950 11.82% 15.34%
TRA: 007-012 $39,102 $56,018 $313,134 12.49% 17.89%
TRA: 007-013 $119,036 $106,303 $661,636 17.99% 16.07%
TRA: 007-014 $1,063,665 $1,906,379 $9,853,335 10.79% 19.35% TRA: 007-022 $85,551 $121,875 $689,323 12.41% 17.68%
TRA: 007-029 $4,350 $5,426 $37,038 11.75% 14.65%
TRA: 007-041 $88,366 $98,436 $578,696 15.27% 17.01%
TRA: 007-043 $288,792 $374,305 $2,209,023 13.07% 16.94% TRA: 007-046 $989,152 $916,810 $5,653,075 17.50% 16.22% TRA: 007-047 $7,017 $9,995 $56,190 12.49% 17.79%
TRA: 007-048 $189,204 $169,785 $1,065,719 17.75% 15.93% TRA: 007-071 $802,914 $1,114,693 $6,188,351 12.97% 18.01% TRA: 007-074 $5,570 $21,061 $102,361 5.44% 20.58%
TRA: 007-091 $181,972 $1,637,751 $6,961,184 2.61% 23.53% TRA: 007-092 $21,321 $85,283 $414,996 5.14% 20.55%
TRA: 007-093 $272 $1,090 $5,930 4.59% 18.38%
TRA: 007-095 $0 $34,298 $129,149 0.00% 26.56%
Total Lathrop $4,258,238 $7,112,774 $37,920,102 11.23% 18.76% Manteca
TRAs [2]
TRA: 002-000 $6,133,116 $8,411,167 $42,568,079 14.41% 19.76% TRA: 002-060 $111,410 $165,849 $836,788 13.31% 19.82%
TRA: 002-063 $193,705 $335,544 $1,515,697 12.78% 22.14% TRA: 002-088 $172,456 $262,585 $1,318,366 13.08% 19.92% Subtotal $6,610,686 $9,175,146 $46,238,929 14.30% 19.84% Total Manteca $6,610,686 $9,175,146 $46,238,929
Stockton
TRA: 003-159 $136,444 $161,150 $799,722 17.06% 20.15%
TRA: 003-238 $2,038,727 $2,411,802 $11,974,116 17.03% 20.14% TRA: 003-240 $123,480 $168,345 $720,887 17.13% 23.35%
TRA: 003-289 $96,770 $113,258 $564,075 17.16% 20.08%
TRA: 003-312 $6,487 $11,238 $46,985 13.81% 23.92%
TRA: 003-455 $5,051 $20,203 $89,318 5.65% 22.62%
TRA: 003-463 $25,521 $100,124 $333,024 7.66% 30.07%
TRA: 003-464 -$179 -$212 -$1,045 17.15% 20.25%
TRA: 003-479 $0 $0 $0 0.00% 0.00%
TRA: 003-481 $2,383 $9,531 $42,136 5.65% 22.62%
Total Stockton $2,434,684 $2,995,439 $14,569,218 16.71% 20.56% TOTAL $13,303,608 $19,283,358 $98,728,249
tra all
Source: San Joaquin County Assessor; San Joaquin County Auditor-Controller; EPS. 2020-21 Gross Property Tax Revenue Tax Allocation Percentage [1] For each city, includes all TRAs in the existing city boundary within the Mossdale Tract boundary.

Existing
Tax Rate Area (TRA)
Post-ERAF
Adjusted
Existing
Base Revenue [1]
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Table D-5Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisPreliminary Property Tax Allocations - City of Manteca Annexation Areas Tax Code Entity TRA 102-136 TRA 102-001 TRA 102-136 TRA 102-001 Total Formula a b e f g = e + f h e = d * $396,888 f = e / $1,197,578 Subject to Detachment
10001 County General 20.32600% 20.29360% $228,594 $14,804 $243,398 80% $317,510 26.51271% 10527 Road District 5 3.97920% 3.97840% $44,751 $2,902 $47,653 - - 0.00000%14901 Lathrop-Manteca Rural Fire 8.83690% 8.84610% $99,384 $6,453 $105,837 - - 0.00000% 40200 City of Manteca 0.00000% 0.00000% - - - 20% $79,378 6.62818% Subtotal 33.14210% 33.11810% $372,728 $24,160 $396,888 100% $396,888 33.14089% Not Subject to Detachment
10618 County Library 1.63940% 1.63910% $18,437 $1,196 $19,633 - $19,633 1.63940% 12601 Manteca Unified Schools 26.94230% 26.93720% $303,000 $19,651 $322,650 - $322,650 26.94192% 13001 S.J. Delta Comm College 3.64750% 3.64670% $41,021 $2,660 $43,681 - $43,681 3.64745%13201 County Office Of Education 1.28960% 1.31780% $14,501 $961 $15,463 - $15,463 1.29115% 16001 Sjc Flood Control 0.16000% 0.15990% $1,799 $117 $1,916 - $1,916 0.15997%21901 Sjc Mosquito Abatement 0.71800% 0.71790% $8,075 $524 $8,598 - $8,598 0.71797%24601 South San Joaquin Irrigation 5.41160% 5.41660% $60,861 $3,951 $64,813 - $64,813 5.41200%41100 ERAF - Educational Revenue Augmentation Fund 27.04950% 27.04670% $304,205 $19,731 $323,936 - $323,936 27.04926% Subtotal 66.85790% 66.88190% $751,899 $48,791 $800,690 0% $800,690 66.85911% Total 100.00000% 100.00000% $1,124,627 $72,951 $1,197,578 100% $1,197,578 100.00000% tra man
Source: San Joaquin County Auditor-Controller; EPS.[1] Provided by the San Joaquin County Auditor-Controller.[2] Based on the most recent tax-sharing agreement between San Joaquin County and the City of Manteca dated November 2018 related to annexed areas to the City.

City of Manteca
Annexation Areas
Existing Tax Rate Area (TRA)
Post-ERAF Distribution [1]
Gross Revenue
(FY 2019-20) [1]
Property Tax
Sharing
Agreement [2]
Post Annexation Average
Base
Revenue
Post-ERAF
Distribution
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Table D-6Mossdale Tract Infrastructure Finance PlanEIFD Revenue AnalysisPreliminary Property Tax Allocations - City of Stockton Annexation Area Tax
Code Entity TRA 102-135 TRA 102-032 TRA 102-135 TRA 102-032 [2] Total Formula a b e f g = e + f h e = d * $278,126 f = e / $769,158 Subject to Detachment
10001 County General 22.29650% 22.30610% $172,291 ($796) $171,495 80% $222,501 28.92784%10527 Road District 1 4.26040% 4.26030% $32,921 ($152) $32,769 - - 0.00000%14401 French Camp-Mc Kinley Rural Fire 9.60300% 9.60300% $74,205 ($343) $73,862 - - 0.00000%40400 City of Stockton 0.00000% 0.00000% - - - 20% $55,625 7.23196% Subtotal 36.15990% 36.16940% $279,417 ($1,291) $278,126 100% $278,126 36.15980% Not Subject to Detachment
10618 County Library 1.80010% 1.80010% $13,910 ($64) $13,846 - $13,846 1.80013%12601 Manteca Unified Schools 29.58380% 29.58380% $228,602 ($1,056) $227,546 - $227,546 29.58378%13001 S.J. Delta Comm College 4.00510% 4.00510% $30,949 ($143) $30,806 - $30,806 4.00514%13201 County Office Of Education 1.43850% 1.42890% $11,116 ($51) $11,065 - $11,065 1.43855%16001 Sjc Flood Control 0.17560% 0.17570% $1,357 ($6) $1,351 - $1,351 0.17564%21901 Sjc Mosquito Abatement 0.78840% 0.78840% $6,092 ($28) $6,064 - $6,064 0.78838%41100 ERAF - Educational Revenue Augmentation Fund 26.04860% 26.04860% $201,285 ($930) $200,355 - $200,355 26.04859% Subtotal 63.84010% 63.83060% $493,311 ($2,279) $491,032 - $491,032 63.84020% Total 100.00000% 100.00000% $772,729 ($3,570) $769,158 100% $769,158 100.00000% tra st
Source: San Joaquin County Auditor-Controller; EPS.[1] Provided by the San Joaquin County Auditor-Controller.[3] Based on the most recent tax-sharing agreement between San Joaquin County and the City of Stockton dated August 2015 related to annexed areas to the City.

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ATTACHMENT F:

Lathrop Fiscal Impact Analysis
ATTACHMENT 1 - ITEM 5.1
ATTACHMENT 1 - ITEM 5.1
List of Tables
Table 1 Summary of Annual Surplus/Deficits ............................................................. F-1 Table 2 Estimated Annual Revenues and Expenditures ............................................... F-2 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropSummary of Annual Surplus/Deficits (2020$)Item 2025 [1] 2030 2035 2040 2050 Buildout (2060)Annual Fiscal Impact Summary Prior to EIFD Allocation
Annual General Fund Revenues $4,356,000 $9,517,000 $11,412,000 $12,590,000 $14,715,000 $16,450,000Annual General Fund Expenditures $4,092,000 $6,241,000 $7,109,000 $7,899,000 $13,147,000 $17,831,000Net General Fund Surplus/(Deficit) $264,000 $3,276,000 $4,303,000 $4,691,000 $1,568,000 ($1,381,000) Net of EIFD Allocation - Maximum Tax Rate
EIFD Contribution [2] ($130,300) ($501,800) ($594,000) ($652,100) ($857,000) ($1,036,400)Net General Fund Surplus/(Deficit) $133,700 $2,774,200 $3,709,000 $4,038,900 $711,000 ($2,417,400) Net of EIFD Allocation - Variable Tax Rate
EIFD Contribution [2] ($130,300) ($326,200) ($282,200) ($309,700) ($192,800) ($233,200)Net General Fund Surplus/(Deficit) $133,700 $2,949,800 $4,020,800 $4,381,300 $1,375,200 ($1,614,200) sum
Source: EPS.[2] EIFD Allocation represents the portion of City property tax revenues diverted to the EIFD. Refer to Table B-3 for details.

Estimated Annual Revenues/Expenditures (Rounded)
City of
Lathrop
[1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includesestimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years forthe remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-yeardevelopment periods from 2041 through 2060.

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Table 2Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Annual Revenues and Expenditures (2020$)Item 2025 [1] 2030 2035 2040 2050 Buildout (2060)General Fund Annual General Fund Revenues
Property Tax $1,302,600 $2,508,900 $2,970,200 $3,260,300 $4,285,100 $5,181,800 Property Tax in Lieu of VLF $524,200 $1,014,400 $1,204,400 $1,320,900 $1,732,300 $2,092,400Property Transfer Tax $51,600 $84,500 $98,300 $109,900 $180,400 $243,200 Sales and Use Tax $2,173,900 $5,370,000 $6,510,000 $7,203,900 $7,536,100 $7,699,700Transient Occupancy Tax $98,000 $174,100 $203,100 $224,200 $316,500 $397,800Franchise Tax $149,700 $265,900 $310,200 $342,500 $483,400 $607,600Licenses and Permits $38,800 $69,000 $80,500 $88,900 $125,500 $157,700 Fines $17,100 $30,400 $35,400 $39,100 $55,300 $69,400
Total Annual General Fund Revenues $4,355,900 $9,517,200 $11,412,100 $12,589,700 $14,714,600 $16,449,600

TRUE TRUE TRUE TRUE TRUE TRUE
Annual General Fund Expenditures
General Government $376,800 $669,400 $780,700 $862,000 $1,216,800 $1,529,200 Human Resources $65,900 $117,200 $136,600 $150,900 $213,000 $267,700Central Services $175,400 $311,700 $363,500 $401,400 $566,600 $712,100Finance and Information Technology $626,100 $1,112,400 $1,297,300 $1,432,400 $2,022,100 $2,541,200 Animal Services $66,800 $118,700 $138,500 $152,900 $215,800 $271,200Community Development $423,200 $751,800 $876,800 $968,200 $1,366,700 $1,717,600Culture and Recreation $242,300 $300,700 $329,400 $369,800 $773,700 $1,137,200Police Services (Non-Contract) $147,900 $183,600 $201,100 $225,800 $472,400 $694,400Police Services (Contract) $1,532,200 $1,902,000 $2,083,300 $2,339,200 $4,893,700 $7,193,000Public Works $435,400 $773,600 $902,200 $996,200 $1,406,300 $1,767,400Total Annual General Fund Expenditures $4,092,000 $6,241,100 $7,109,400 $7,898,800 $13,147,100 $17,831,000 EIFD Contribution [2]
Maximum Tax Rate ($130,300) ($501,800) ($594,000) ($652,100) ($857,000) ($1,036,400) Variable Tax Rate ($130,300) ($326,200) ($282,200) ($309,700) ($192,800) ($233,200) Net General Fund Surplus/(Deficit)
Prior to EIFD Allocation $263,900 $3,276,100 $4,302,700 $4,690,900 $1,567,500 ($1,381,400) Net of EIFD Allocation - Maximum Tax $133,600 $2,774,300 $3,708,700 $4,038,800 $710,500 ($2,417,800) Net of EIFD Allocation - Variable Tax $133,600 $2,949,900 $4,020,500 $4,381,200 $1,374,700 ($1,614,600) det sum
Source: EPS.[2] EIFD Contribution represents the portion of City property tax revenues diverted to the EIFD. Refer to Table B-3 for details.

Estimated Annual Revenues/Expenditures (Rounded)
City of
Lathrop
[1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

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APPENDICES:

Appendix A: General Assumptions
Appendix B: General Fund Revenue Analysis
Appendix C: General Fund Expenditure Analysis
Appendix D: Supporting Tables for
Revenue and Expenditure Analysis
ATTACHMENT 1 - ITEM 5.1
APPENDIX A:

General Assumptions
Table A-1 General Assumptions ..................................................... F-3 Table A-2 Cumulative Land Use Projections ..................................... F-4 Table A-3 Cumulative Occupied Dwelling Units and
Building Square Footage ................................................. F-5 Table A-4 Cumulative Estimated Population and Employees ............... F-6 Table A-5 Land Use Assumptions ................................................... F-7 ATTACHMENT 1 - ITEM 5.1
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Table A-1 Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropGeneral AssumptionsItem AssumptionGeneral Assumptions Fiscal Year of Budget Analysis [1] FY 2020-21Base Fiscal Year of Potential EIFD [2] FY 2022-23 General Demographic Characteristics
City of Lathrop
Population [3] 26,833
Employees [4] 10,200City of Lathrop Persons Served [5] 31,933 gen assumps
Source: California Department of Finance; City of Lathrop; Lathrop-Manteca Fire District; EPS.[5] Defined as total City population plus half of total employees within the City.

City of
Lathrop
[1] Reflects the City of Lathrop Fiscal Year 2020-21 adopted budget. Revenues and expenditures are in 2020 dollars. This analysis does not reflect changes in values resulting from inflation or appreciation.[3] Based on population estimates from the California Department of Finance (DOF) data for January 1, 2020.[4] US Census Onthemap.ces.census.gov estimated a total of 9,090 jobs in Lathrop, CA in 2018. California EDD reports an annual average growth rate of 0.95% since 2018 for the Stockton-Lodi MSA. EPS adjusted the 2018 employment figure to arrive at a 2020 employment estimate using this growth rate and further increased the total by 10% to account for self-employed workers. Estimate is rounded to the nearest hundred employees.[2] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

Dwelling
Units
Building
Sq. Ft.

Development Projections in Current City Limits [2]
Residential Land Uses [4]
Low Density Residential 702 - 802 - 878 - 1,047 - 2,737 - 4,258 - High Density Residential 412 - 603 - 661 - 661 - 661 - 661 - Subtotal Residential 1,114 - 1,405 - 1,539 - 1,708 - 3,398 - 4,919 - Nonresidential Land Uses
Retail Commercial [5] - 917,494 - 2,242,309 - 2,646,982 - 2,970,720 - 3,031,422 - 3,031,422Office Commercial [5] - 611,663 - 1,494,872 - 1,764,654 - 1,980,480 - 2,020,948 - 2,020,948Industrial - 3,227,631 - 7,330,420 - 9,067,930 - 9,415,432 - 9,415,432 - 9,415,432 Subtotal Nonresidential - 4,756,788 - 11,067,601 - 13,479,566 - 14,366,632 - 14,467,802 - 14,467,802Total All Land Uses 1,114 4,756,788 1,405 11,067,601 1,539 13,479,566 1,708 14,366,632 3,398 14,467,802 4,919 14,467,802 Development Projections in Annexation Area [3]
Nonresidential Land Uses
Retail Commercial [5] - 27,453 - 164,718 - 274,530 - 274,530 - 274,530 - 274,530 Subtotal Nonresidential - 27,453 - 164,718 - 274,530 - 274,530 - 274,530 - 274,530Total All Land Uses - 27,453 - 164,718 - 274,530 - 274,530 - 274,530 - 274,530 Total City of Lathrop Development Projections
Residential Land Uses [4]
Low Density Residential 702 - 802 - 878 - 1,047 - 2,737 - 4,258 - High Density Residential 412 - 603 - 661 - 661 - 661 - 661 - Subtotal Residential 1,114 - 1,405 - 1,539 - 1,708 - 3,398 - 4,919 - Nonresidential Land Uses
Retail Commercial [5] - 944,947 - 2,407,027 - 2,921,512 - 3,245,250 - 3,305,952 - 3,305,952Office Commercial [5] - 611,663 - 1,494,872 - 1,764,654 - 1,980,480 - 2,020,948 - 2,020,948Industrial - 3,227,631 - 7,330,420 - 9,067,930 - 9,415,432 - 9,415,432 - 9,415,432 Subtotal Nonresidential - 4,784,241 - 11,232,319 - 13,754,096 - 14,641,162 - 14,742,332 - 14,742,332Total All Land Uses 1,114 4,784,241 1,405 11,232,319 1,539 13,754,096 1,708 14,641,162 3,398 14,742,332 4,919 14,742,332

TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE land use
Source: City of Lathrop; LWA; EPS.[3] Includes development projections in the South Lathrop Specific Plan.[4] For the purpose of this analysis, low density residential is considered to be owner-occupied and high density residential is assumed to be renter-occupied. [5] Nonresidential commercial land use projections provided by the City reflect a general commercial land use designation. This analysis assumes general commercial will comprise both retail and office land uses. EPS determined a preliminary estimated allocation of retail and office space based on the existing proportion of retail and office space in the City, the City's current General Plan, and the proposed land use plans of anticipated development projects within the EIFD boundary.[2] Development projections were provided by LWA and are based on land use data provided by the City as of February, 2020. Includes development projections in Central Lathrop, Mossdale Landing, South Lathrop, Lathrop Gateway, Crossroads, Historic/East Lathrop, and Sharpe Depot.[1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

City of
Lathrop
2050 Buildout (2060)
Cumulative Dwelling Units/Square Footage
2025 [1] 2030 2035 2040
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Table A-3Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropCumulative Occupied Dwelling Units and Building Square Footage Vacancy
Land Use Rate [1] 2025 2030 2035 2040 2050 Buildout (2060)Development Projections in Current City Limits Residential Land Uses
Low Density Residential 6.0% 659 753 825 984 2,572 4,002High Density Residential 6.0% 387 567 621 621 621 621Subtotal Residential 1,047 1,320 1,446 1,605 3,194 4,623 Nonresidential Land Uses
Retail Commercial 7.5% 848,682 2,074,135 2,448,458 2,747,916 2,804,065 2,804,065Office Commercial 7.5% 565,788 1,382,757 1,632,305 1,831,944 1,869,377 1,869,377Industrial 7.5% 2,985,558 6,780,639 8,387,835 8,709,275 8,709,275 8,709,275Subtotal Nonresidential 4,400,028 10,237,531 12,468,599 13,289,135 13,382,717 13,382,717 Development Projections in Annexation Area
Nonresidential Land Uses
Retail Commercial 7.5% 25,394 152,364 253,940 253,940 253,940 253,940Subtotal Nonresidential 25,394 152,364 253,940 253,940 253,940 253,940 Total City of Lathrop Development Projections
Residential Land Uses
Low Density Residential 6.0% 659 753 825 984 2,572 4,002 High Density Residential 6.0% 387 567 621 621 621 621Subtotal Residential 1,047 1,320 1,446 1,605 3,194 4,623 Nonresidential Land Uses
Retail Commercial 7.5% 874,076 2,226,500 2,702,398 3,001,856 3,058,006 3,058,006 Office Commercial 7.5% 565,788 1,382,757 1,632,305 1,831,944 1,869,377 1,869,377Industrial 7.5% 2,985,558 6,780,639 8,387,835 8,709,275 8,709,275 8,709,275Subtotal Nonresidential 4,425,422 10,389,895 12,722,539 13,543,075 13,636,657 13,636,657 occupied
Source: California Department of Finance; City of Lathrop; San Joaquin County; Costar; LWA; EPS.[1] For details pertaining to vacancy rate assumptions, refer to Table A-5.

Occupied Dwelling Units/Building Square Feet
Occupied Dwelling Units
Occupied Building Square Feet
City of
Lathrop
Occupied Building Square Feet
Occupied Dwelling Units
Occupied Building Square Feet
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Table A-4Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropCumulative Estimated Population and Employees Assumption
Land Use [1] 2025 2030 2035 2040 2050 Buildout (2060)Project Residents Residential Land Uses PPH
Low Density Residential 3.30 2,176 2,486 2,722 3,246 8,489 13,207 High Density Residential 2.50 968 1,417 1,553 1,553 1,553 1,553 Subtotal Residential 3,144 3,903 4,275 4,800 10,042 14,760 Total Resident Population 3,144 3,903 4,275 4,800 10,042 14,760 Project Employees
Nonresidential Land Uses Sq. Ft. per Emp.

Retail Commercial 400 2,185 5,566 6,756 7,505 7,645 7,645 Office Commercial 400 1,414 3,457 4,081 4,580 4,673 4,673Industrial 2,000 1,493 3,390 4,194 4,355 4,355 4,355 Subtotal Nonresidential 5,092 12,413 15,031 16,439 16,673 16,673 Total Employee Population 5,092 12,413 15,031 16,439 16,673 16,673Project Persons Served 5,690 10,110 11,791 13,019 18,379 23,097 pop
Source: California Department of Finance; EPS. [1] For persons per household and square feet per employee assumptions, refer to Table A-5.

Estimated Population/Employees
City of
Lathrop
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Table A-5Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropLand Use Assumptions Persons Per
Estimated Property Household/
Assessed Turnover Vacancy Sq. Ft. per
Land Use Value [1] Rate [2] Rate [3] Employee [4]
Residential Land Uses per Unit
Owner-Occupied Residential
Low Density Residential $525,000 14.3% 6.0% 3.30
Renter Occupied Residential
High Density Residential $200,000 6.7% 6.0% 2.50
Nonresidential Land Uses per Sq. Ft.

Retail Commercial $250 5.0% 7.5% 400Office Commercial $250 5.0% 7.5% 400Industrial $100 5.0% 7.5% 2,000 lu assum
Source: The Gregory Group; Costar; Colliers, International; CBRE; US Census; EPS.[1] Residential assessed values are based on sales data of comparable products as obtained through The Gregory Group for the last 4 quarters (Q1 2020 through Q4 2020). Nonresidential values per square foot based on comparable transaction data for transactions made in San Joaquin County since 2005 obtained from Costar, data accessed on March 25, 2021. Commercial retail and office categories are a blended average of retail and commercial uses. [2] Owner-occupied residential assumed to turn over once every 7 years and renter-occupied residential is assumed to turn over once every 15 years. Nonresidential uses are assumed to turn over once every 20 years.

City of
Lathrop
[3] Residential vacancy rates obtained from the US Census American Community Survey, 2018 estimates, for San Joaquin County. Commercial and industrial vacancy rates based on Q3 2019 Costar and Q3 2019 Colliers International market reports for the Stockton/Modesto area.[4] Persons per household figures obtained from the US Census American Community Survey, 2018 estimates. Square feet per employee values are based on empirical research for proposed land uses.

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APPENDIX B:

General Fund Revenue Analysis
Table B-1 Revenue-Estimating Procedures Based on
City of Lathrop FY 2020-21 Budget .................................. F-8 Table B-2 Estimated Annual General Fund Revenues ........................ F-9 Table B-3 Estimated Annual Property Tax Revenues (2 pages) .......... F-10 Table B-4 Real Property Transfer Tax ............................................ F-12 Table B-5 Estimated Annual Taxable Sales and Use Tax Revenue ...... F-13 Table B-5A Estimated Annual Taxable Sales from Proposed Development, Market Support Method ............................. F-14 Table B-5B Estimated Annual Taxable Sales from
Onsite Nonresidential .................................................... F-15 ATTACHMENT 1 - ITEM 5.1
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Table B-1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropRevenue-Estimating Procedures Based on City of Lathrop FY 2020-21 Budget (2020$) FY 2020-21 FY 2020-21
Budgeted Budgeted
Estimating Case Study General Fund Offsetting Net General Service Revenue Item Procedure Reference Revenues [1] Revenues Fund Revenues Population [2] Multiplier General Fund Revenues
Property Tax Case Study Table B-3 $4,800,000 - $4,800,000 N/A - Property Tax in Lieu of VLF Case Study Table B-3 $2,000,000 - $2,000,000 N/A - Property Transfer Tax [3] Case Study Table B-4 $0 - $0 N/A - Sales and Use Tax Case Study Table B-5 $4,000,000 - $4,000,000 N/A - Prop. 172 Public Safety Sales Tax [4] [4] - $0 - $0 N/A - Transient Occupancy Tax Persons Served - $550,000 - $550,000 31,933 $17.22Franchise Tax Persons Served - $840,000 - $840,000 31,933 $26.31Licenses and Permits Persons Served - $218,006 - $218,006 31,933 $6.83Intergovernmental Revenue [5] - $335,000 - $335,000 N/A - Current Service Charges [6] - $710,320 ($710,320) $0 N/A - Fines Persons Served - $96,000 - $96,000 31,933 $3.01Use of Money and Property [5] - $190,900 - $190,900 N/A - Other [5] - $995,370 - $995,370 N/A - Indirect Cost/Transfer In [5] - $5,349,840 - $5,349,840 N/A - Subtotal General Fund Revenues $20,085,436 ($710,320) $19,375,116 rev pro
Source: City of Lathrop FY 2019-21 Adopted Budget and Budget Amendments (Dated March 4, 2021); EPS.[1] Based on amended Fiscal Year 2020-21 Budgeted General Fund revenues as provided by City staff, current as of March, 2021. [2] Refer to Table A-1 for details.[3] City Property Transfer Tax revenues are included in the Property Tax total.[5] This revenue source is not expected to be affected by anticipated development and therefore is not evaluated in this analysis.[6] This revenue source is dedicated to and directly offsets costs as shown in Table C-1. [4] Cities that did not receive property tax or exist in 1980 are ineligible for Proposition 172 revenues. The City of Lathrop incorporated in 1989 and is therefore ineligible to receive Proposition 172 revenue.

City of
Lathrop
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Table B-2Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Annual Project Revenues by Phase (2020$)Revenues Source 2025 2030 2035 2040 2050 Buildout (2060) General Fund
Property Tax Table B-3 $1,302,600 $2,508,900 $2,970,200 $3,260,300 $4,285,100 $5,181,800Property Tax in Lieu of VLF Table B-3 $524,200 $1,014,400 $1,204,400 $1,320,900 $1,732,300 $2,092,400Property Transfer Tax Table B-4 $51,600 $84,500 $98,300 $109,900 $180,400 $243,200Sales and Use Tax Table B-5 $2,173,900 $5,370,000 $6,510,000 $7,203,900 $7,536,100 $7,699,700Transient Occupancy Tax - $98,000 $174,100 $203,100 $224,200 $316,500 $397,800Franchise Tax - $149,700 $265,900 $310,200 $342,500 $483,400 $607,600Licenses and Permits - $38,800 $69,000 $80,500 $88,900 $125,500 $157,700Fines - $17,100 $30,400 $35,400 $39,100 $55,300 $69,400Total Annual General Fund Revenues $4,355,900 $9,517,200 $11,412,100 $12,589,700 $14,714,600 $16,449,600 Less EIFD Contribution ($130,260) ($501,772) ($594,039) ($652,066) ($857,014) ($1,036,354) Net General Fund Revenues $4,225,640 $9,015,428 $10,818,061 $11,937,634 $13,857,586 $15,413,246EIFD Contribution - Maximum Tax Rate Less EIFD Contribution ($130,260) ($501,772) ($594,039) ($652,066) ($857,014) ($1,036,354) Net General Fund Revenues $4,095,380 $8,513,657 $10,224,021 $11,285,568 $13,000,573 $14,376,891EIFD Contribution - Variable Tax Rate Less EIFD Contribution ($130,260) ($326,152) ($282,169) ($309,731) ($192,828) ($233,180) Net General Fund Revenues $4,095,380 $8,689,277 $10,535,892 $11,627,903 $13,664,758 $15,180,066 rev
Source: City of Lathrop FY 2020-21 Adopted Budget; EPS.

Cumulative Estimated Annual Revenues
City of
Lathrop
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Table B-3Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Annual Property Tax Revenues (2020$) Assumption/
Item Source Formula 2025 2030 2035 2040 2050 Buildout (2060) Assessed Value of New Development Table D-2
Assessed Value of New Development in Current City Limits a $1,155,739,800 $2,208,724,755 $2,602,589,505 $2,860,955,705 $3,773,498,205 $4,572,023,205 Assessed Value of New Development in Annexation Area b $6,863,250 $41,179,500 $68,632,500 $68,632,500 $68,632,500 $68,632,500 Total Assessed Value c = a + b $1,162,603,050 $2,249,904,255 $2,671,222,005 $2,929,588,205 $3,842,130,705 $4,640,655,705

TRUE TRUE TRUE TRUE TRUE TRUE
Property Tax Revenue (1% of Assessed Value) 1.0000%
Property Tax Revenue in Current City Limits d = a * 1.00% $11,557,398 $22,087,248 $26,025,895 $28,609,557 $37,734,982 $45,720,232 Property Tax Revenue in Annexation Area e = b * 1.00% $68,633 $411,795 $686,325 $686,325 $686,325 $686,325 Total Property Tax Revenue f = d + e $11,626,031 $22,499,043 $26,712,220 $29,295,882 $38,421,307 $46,406,557 Estimated Property Tax Allocation
Estimated Property Tax Allocation in Current City Limits [1] City of Lathrop General Fund 11.2295% g = d * 11.23% $1,297,838 $2,480,288 $2,922,578 $3,212,711 $4,237,450 $5,134,154 Other Agencies/ERAF 88.7705% h = d * 88.77% $10,259,560 $19,606,960 $23,103,317 $25,396,847 $33,497,532 $40,586,078 Property Tax Allocation in Annexation Area [2]
City of Lathrop General Fund 6.9381% i = e * 6.94% $4,762 $28,571 $47,618 $47,618 $47,618 $47,618 Other Agencies/ERAF 93.0619% j = e * 93.06% $63,871 $383,224 $638,707 $638,707 $638,707 $638,707 Total City of Lathrop General Fund Property Tax k = g + i $1,302,600 $2,508,859 $2,970,196 $3,260,329 $4,285,068 $5,181,772 EIFD Allocation - Maximum Tax Rate
EIFD Allocation Percentage [3] l 10.0% 20.0% 20.0% 20.0% 20.0% 20.0% EIFD Allocation m = k * l $130,260 $501,772 $594,039 $652,066 $857,014 $1,036,354 Net City General Fund Property Tax n - k - m $1,172,340 $2,007,087 $2,376,157 $2,608,263 $3,428,055 $4,145,418 EIFD Allocation - Variable Tax Rate
EIFD Allocation Percentage [3] l 10.0% 13.0% 9.5% 9.5% 4.5% 4.5% EIFD Allocation m = k * l $130,260 $326,152 $282,169 $309,731 $192,828 $233,180 Net City General Fund Property Tax n - k - m $1,172,340 $2,182,707 $2,688,028 $2,950,598 $4,092,240 $4,948,592 Estimated Property Tax Revenues (2020$)
City of
Lathrop
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Table B-3Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Annual Property Tax Revenues (2020$) Assumption/
Item Source Formula 2025 2030 2035 2040 2050 Buildout (2060) Estimated Property Tax Revenues (2020$)
City of
Lathrop
Property Tax In-Lieu of Motor Vehicle In-Lieu Fee Revenue (VLF) Total Citywide Assessed Value [4] l $4,435,798,404 $4,435,798,404 $4,435,798,404 $4,435,798,404 $4,435,798,404 $4,435,798,404 Total Assessed Value of Project m $1,162,603,050 $2,249,904,255 $2,671,222,005 $2,929,588,205 $3,842,130,705 $4,640,655,705Total Assessed Value n = l + m $5,598,401,454 $6,685,702,659 $7,107,020,409 $7,365,386,609 $8,277,929,109 $9,076,454,109 Percent Change in AV o = m / l 26.21% 50.72% 60.22% 66.04% 86.62% 104.62% Property Tax In-Lieu of VLF [5] $2,000,000 p = o * $2,000,000 $524,191 $1,014,430 $1,204,393 $1,320,884 $1,732,329 $2,092,365 prop tax
Source: City of Lathrop; San Joaquin County Auditor-Controller; EPS.[2] Refer to Table D-1 for details.[4] Reflects Assessed Valuation for FY 2020-21. Includes Citywide secured, unsecured, homeowner exemption, and public utility roll.[5] Property tax in-lieu of VLF amount derived from the City of Lathrop FY 2020-21 Annual Budget. Refer to Table B-1 for details.[1] Reflects the average property tax allocation to the City General Fund for all TRAs within the 200-year flood plain that are within the boundaries of the City of Lathrop.

TRAs include: 007-000, 007-007, 007-008, 007-012, 007-013, 007-014, 007-022, 007-029, 007-041, 007-043, 007-046, 007-047, 007-048, 007-049, 007-071, 007-074,007-091, 007-092, 007-093, and 007-095. [3] EIFD allocation percentage represents the portion of property tax revenues to be diverted to the EIFD. Alocation percentages are negotiated allocation amounts based on discussions between the County, the Cities of Lathrop, Stockton, and Manteca, and Project Consultants. Reflects the Initial Base Rate for the period ending 2029 and the Maximum Tax Allocation Rate for 2030 and beyond.

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Table B-4Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropReal Property Transfer Tax (2020$) Assumption/
Item Source 2025 2030 2035 2040 2050 Buildout (2060)
Rate per $1,000 of AV $0.55
Project Assessed Value Table D-2
Owner-Occupied Residential $368,287,500 $420,787,500 $460,687,500 $549,412,500 $1,436,662,500 $2,235,187,500Renter-Occupied Residential $82,400,000 $120,600,000 $132,200,000 $132,200,000 $132,200,000 $132,200,000Nonresidential $711,915,550 $1,708,516,755 $2,078,334,505 $2,247,975,705 $2,273,268,205 $2,273,268,205Total Assessed Value $1,162,603,050 $2,249,904,255 $2,671,222,005 $2,929,588,205 $3,842,130,705 $4,640,655,705 Turnover Rate
Owner-Occupied Residential 14.30%Renter-Occupied Residential 6.70%Nonresidential 5.00% Annual Transfer Tax Revenue [1]
Owner-Occupied Residential $28,966 $33,095 $36,233 $43,211 $112,994 $175,797Renter-Occupied Residential $3,036 $4,444 $4,872 $4,872 $4,872 $4,872Nonresidential $19,578 $46,984 $57,154 $61,819 $62,515 $62,515Total Annual Transfer Tax Revenue $51,580 $84,523 $98,259 $109,902 $180,380 $243,184 transfer
Source: San Joaquin County Auditor Assessor; City of Lathrop; EPS.[1] Formula for Transfer Tax = Assessed Value/$1,000 * Rate per $1,000 of Assessed Value * Turnover rate.

Estimated Annual Property Transfer Tax Revenue (2020$)
City of
Lathrop
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Table B-5Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Annual Taxable Sales and Use Tax Revenue (2020$)Item Formula 2025 2030 2035 2040 2050 Buildout (2060) Estimated Annual Taxable Sales
Annual Taxable Sales from Market Support (Residents and Employees) a $23,862,923 $35,879,306 $40,846,091 $45,671,517 $78,967,069 $108,705,661 Annual Taxable Sales from Onsite Commercial Uses b $193,525,754 $501,119,932 $610,149,049 $674,720,431 $674,646,037 $661,263,670 Annual Taxable Sales from New Development c = a + b $217,388,677 $536,999,238 $650,995,140 $720,391,948 $753,613,106 $769,969,332 Annual Sales Tax Revenue [1]
Bradley Burns Local Sales Tax Revenue d = c * 1.0000% 1.0000% $2,173,887 $5,369,992 $6,509,951 $7,203,919 $7,536,131 $7,699,693 City of Lathrop Prop 172 Public Safety Sales Tax Revenue [2] f = d * 0.0000% 0.0000% - - - - - - sales
Source: City of Lathrop; California State Board of Equalization; EPS.

Source/
Assumptions
Annual Sales Tax Revenue
[2] Cities that did not receive property tax or incorporate by 1980 are ineligible for Proposition 172 revenues. The City of Lathrop incorporated in 1989 and is therefore ineligible to receive Proposition 172 revenue.

City of
Lathrop
[1] This analysis excludes Measure C sales tax revenues. Approved by voters in November 2012, Measure C enacts a permanent one percent “general purpose tax” rate to generate revenue that may be used by the City to pay for general City operations and programs, including public safety provided by the City or through contract with entities such as the County Sheriff Department and Lathrop Manteca Fire District.

TRUE TRUE TRUE TRUE TRUE TRUE
Taxable Retail Expenditures per Household [1]
Low Density Residential $26,000 $17,144,660 $19,588,660 $21,446,100 $25,576,460 $66,880,060 $104,053,300High Density Residential $15,000 $5,809,200 $8,502,300 $9,320,100 $9,320,100 $9,320,100 $9,320,100Total Taxable Retail Expenditures $22,953,860 $28,090,960 $30,766,200 $34,896,560 $76,200,160 $113,373,400 Estimated Citywide Capture from New Households [2] 80% $18,363,088 $22,472,768 $24,612,960 $27,917,248 $60,960,128 $90,698,720 Estimated Taxable Sales inside Project Area 50% $9,181,544 $11,236,384 $12,306,480 $13,958,624 $30,480,064 $45,349,360Estimated Taxable Sales outside Project Area 50% $9,181,544 $11,236,384 $12,306,480 $13,958,624 $30,480,064 $45,349,360 Annual Taxable Sales from New Employment
Taxable Sales from New Employment
Employees Table A-4 5,092 12,413 15,031 16,439 16,673 16,673 Average Daily Taxable Sales per New Employee $10.00Work Days per Year 240Taxable Sales from New Employees [3] 50%Total Taxable Sales from New Employees $6,110,928 $14,896,153 $18,036,812 $19,726,966 $20,007,712 $20,007,712 Estimated Citywide Capture from New Employees [2] 90% $5,499,835 $13,406,538 $16,233,131 $17,754,269 $18,006,941 $18,006,941 Estimated Taxable Sales inside Project Area 70% $3,849,884 $9,384,576 $11,363,191 $12,427,988 $12,604,859 $12,604,859Estimated Taxable Sales outside Project Area 30% $1,649,950 $4,021,961 $4,869,939 $5,326,281 $5,402,082 $5,402,082 Total Annual Taxable Sales from Market Support $23,862,923 $35,879,306 $40,846,091 $45,671,517 $78,967,069 $108,705,661 Taxable City Sales inside Project Area $13,031,428 $20,620,960 $23,669,671 $26,386,612 $43,084,923 $57,954,219Taxable City Sales outside Project Area $10,831,494 $15,258,345 $17,176,419 $19,284,905 $35,882,146 $50,751,442 sales a
Source: Costar; Gregory Group; Bureau of Labor Statistics; City of Lathrop; EPS.[2] Represents the portion of household and employee retail expenditures estimated to take place within the City of Lathrop.[3] Taxable sales from employees discounted by 50 percent to account for employees who are also residents.

Estimated Annual Taxable Sales (2020$)
Occupied Dwelling Units
Taxable Retail Expenditures
[1] For details pertaining to household taxable expenditure assumptions, refer to Table D-3.

City of
Lathrop
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Table B-5BMossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Annual Taxable Sales from Onsite Nonresidential (2020$) Annual
Taxable Sales
Item per Sq. Ft. [1] 2025 2030 2035 2040 2050 Buildout (2060)Taxable Sales from Commercial Development Taxable Sales Generating Occupied Commercial Development Square Feet Retail Commercial 874,076 2,226,500 2,702,398 3,001,856 3,058,006 3,058,006Total 874,076 2,226,500 2,702,398 3,001,856 3,058,006 3,058,006 Annual Taxable Sales from Onsite Commercial Development Retail Commercial $240 $209,778,278 $534,359,905 $648,575,575 $720,445,500 $733,921,344 $733,921,344Total $209,778,278 $534,359,905 $648,575,575 $720,445,500 $733,921,344 $733,921,344 Less Total Annual Taxable Sales from Market Support (within the Project) [2] $13,031,428 $20,620,960 $23,669,671 $26,386,612 $43,084,923 $57,954,219 Annual Sales Less Market Support $196,746,850 $513,738,945 $624,905,904 $694,058,888 $690,836,421 $675,967,125 Shift from
Existing Retail
Less Shift of Sales from Existing Retail to the Project [3] 10% $20,977,828 $53,435,991 $64,857,558 $72,044,550 $69,083,642 $67,596,713Total Taxable Sales from Retail Commercial Uses $175,769,022 $460,302,954 $560,048,346 $622,014,338 $621,752,779 $608,370,413Occupied Nonretail Commercial Uses Office Commercial 565,788 1,382,757 1,632,305 1,831,944 1,869,377 1,869,377Industrial 2,985,558 6,780,639 8,387,835 8,709,275 8,709,275 8,709,275Total 3,551,346 8,163,396 10,020,141 10,541,219 10,578,652 10,578,652 Total Taxable Sales from Nonretail Commercial Uses
Office Commercial $5 $2,828,940 $6,913,785 $8,161,527 $9,159,720 $9,346,885 $9,346,885Industrial $5 $14,927,791 $33,903,193 $41,939,176 $43,546,373 $43,546,373 $43,546,373Total $17,756,732 $40,816,978 $50,100,703 $52,706,093 $52,893,258 $52,893,258 Total Taxable Sales from Nonretail Commercial Development $17,756,732 $40,816,978 $50,100,703 $52,706,093 $52,893,258 $52,893,258 Total Nonresidential Taxable Sales $193,525,754 $501,119,932 $610,149,049 $674,720,431 $674,646,037 $661,263,670 sales b
Source: U.S. Department of Labor Bureau of Labor Statistics; Urban Land Institute; EPS.[2] Estimated in Table B-5A.

Estimated Annual Taxable Sales (2020$)
[1] Commercial taxable sales assumptions based on an analysis of data from ULI's Dollars & Cents of Shopping Centers: 2008 and escalated to current dollars. Industrial taxable sales per square foot based on research of industrial development, this analysis includes a conservative taxable sales per square foot assumption representing onsite business-to-business sales activity.[3] Represents a discount factor to account for taxable sales transactions that may shift from the City's existing retail centers to those included in the Project. Applied only to Retail uses within the Project.

City of
Lathrop
Occupied Building Square FeetOccupied Building Square Feet Total Taxable SalesTotal Taxable Sales
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APPENDIX C:

General Fund Expenditure Analysis
Table C-1 Expenditure-Estimating Procedures Based on
City of Lathrop FY 2020-21 Budget ................................. F-16 Table C-2 Estimated Annual General Fund Expenditures ................... F-17 Table C-3 Estimated Annual Police Expenditures ............................. F-18 ATTACHMENT 1 - ITEM 5.1
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Table C-1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropExpenditure-Estimating Procedures Based on City of Lathrop FY 2020-21 Budget (2020$) FY 2020-21 FY 2020-21 Population
Estimating Budgeted Less Offsetting Net City or Persons FY 2020-21 Adjustment Net FY 2020-21 Item Procedure Expenditures [1] Revenue Expenditures Served Avg. Cost Factor [2] Avg. CostGeneral Fund [3] General Government Persons Served $2,153,257 ($39,000) $2,114,257 31,933 $66.21 100% $66.21 Human Resources Persons Served $370,064 - $370,064 31,933 $11.59 100% $11.59 Central Services Persons Served $984,529 - $984,529 31,933 $30.83 100% $30.83 Finance and Information Technology Persons Served $3,548,550 ($35,100) $3,513,450 31,933 $110.03 100% $110.03 Animal Services Persons Served $376,487 ($1,500) $374,987 31,933 $11.74 100% $11.74 Community Development Persons Served $2,433,677 ($59,000) $2,374,677 31,933 $74.36 100% $74.36 Parks and Recreation Per Capita $2,352,679 ($285,300) $2,067,379 26,833 $77.05 100% $77.05Police Services (Non-Contract) [4] Per Capita $1,284,634 ($22,289) $1,262,345 26,833 $47.04 100% $47.04 Police Services (Contract) [4] Case Study $9,436,505 - $9,436,505 NA NA 100% NA Public Works Persons Served
City Hall [5] Persons Served $495,704 ($6,066) $489,638 31,933 $15.33 100% $15.33Administration [5] [6] Persons Served $1,329,646 ($6,066) $1,323,580 31,933 $41.45 100% $41.45Utility Engineering [5] Persons Served $246,545 ($6,066) $240,479 31,933 $7.53 100% $7.53Building Maintenance [5] Persons Served $395,882 ($6,066) $389,816 31,933 $12.21 100% $12.21Code Compliance [6] Persons Served $0 ($6,000) ($6,000) 31,933 $0.00 100% $0.00 Total Public Works $2,467,777 ($30,264) $2,437,513 $76.52 $76.52 Other [6] [7] $1,000,000 - $1,000,000 NA - - - Subtotal Annual General Fund Expenditures $26,408,159 ($472,453) $25,935,706Transfer Out [7] $217,921 - $217,921 NA - - - Total Annual General Fund Expenditures $26,626,080 ($472,453) $26,153,627 exp
Source: City of Lathrop FY 2019-21 Adopted Budget and Budget Amendments (Dated March 4, 2021); EPS.[1] Based on amended Fiscal Year 2020-21 Budgeted General Fund expenditures as provided by City staff, current as of March 4, 2021. [6] Includes capital replacement and pension stability. [7] This expenditure category is not expected to be affected by the project and not evaluated as part of this analysis.

City of
Lathrop
[3] With the exception of Police expenditures, this analysis estimates impacts of proposed development on City General Fund expenditures only. Fire services are provided to the City by the Lathrop Manteca Fire District and are excluded from this analysis.[4] Police costs include expenditures allocated to the General Fund, COPS, Mossdale, and Measure C.[2] An adjustment factor may be used to reflect the fact that new employees may not increase certain General Fund department expenditures at a 1:1 ratio. This analysis does not assume an adjustment at this time.[5] Offsetting Revenues for Public Works categories of City Hall, Administration, Utility Engineering, and Building Maintenance totals $24,264 as provided by City Staff. As the allocation of these revenues is not available at this time, it is assumed that the revenue is divided evenly between these four categories. [6] Amended Fiscal Year 2020-21 Public Works Administration expenditures include Code Compliance Prepared by EPS 12/20/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\Lathrop\192015 Lathrop fiscal m6 12.02.21 ATTACHMENT 1 - ITEM 5.1
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Table C-2Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Annual General Fund Expenditures (2020$)Expenditure Category 2025 2030 2035 2040 2050 Buildout (2060) General Fund
General Government $376,761 $669,377 $780,652 $861,988 $1,216,826 $1,529,210 Human Resources $65,946 $117,163 $136,640 $150,876 $212,984 $267,662Central Services $175,443 $311,703 $363,520 $401,395 $566,630 $712,095Finance and Information Technology $626,098 $1,112,363 $1,297,279 $1,432,442 $2,022,109 $2,541,226Animal Services $66,823 $118,721 $138,457 $152,883 $215,818 $271,222Community Development $423,168 $751,826 $876,807 $968,162 $1,366,707 $1,717,568Culture and Recreation $242,253 $300,734 $329,400 $369,790 $773,695 $1,137,210Police Services (Non-Contract) $147,920 $183,629 $201,132 $225,794 $472,420 $694,382Police Services (Contract) $1,532,158 $1,902,039 $2,083,325 $2,339,172 $4,893,743 $7,192,954Public Works $435,435 $773,620 $902,224 $996,226 $1,406,324 $1,767,356Total Annual General Fund Expenditures $4,092,005 $6,241,176 $7,109,435 $7,898,728 $13,147,256 $17,830,887 exp est
Source: City of Lathrop FY 2020-21 Adopted Budget; EPS.[1] Annual expenditure estimated on a per persons served or per capita basis. Refer to Table C-1 for estimating procedure and Table A-5 for population and employment estimates.

Estimated Annual Expenditure [1]
City of
Lathrop
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Table C-3Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Annual Police Expenditures (2020$) Assumption /
Expenditure Category Source 2025 2030 2035 2040 2050 Buildout (2060) Estimated Project Residents Table A-4 3,144 3,903 4,275 4,800 10,042 14,760 Estimated Annual Police Staffing Required for Development Officers Required per 1,000 Residents [1] 1.5 OfficersOfficers Required to Serve Project Development 5 6 6 715 22 Estimated Annual Police Expenditures
Annual Operating Expenditures per Officer [2] $324,885Estimated Annual Police Expenditures $1,532,158 $1,902,039 $2,083,325 $2,339,172 $4,893,743 $7,192,954 police
Source: City of Lathrop FY 2020-21 Adopted Budget; EPS.[1] Based on information provided by the City, Citywide level of service standard for police services is 1.5 officers per 1,000 residents. [2] Based on information provided by the City, current as of June 2020.

City of
Lathrop
Estimated Annual Police Expenditure
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APPENDIX D:

Supporting Tables for
Revenue and Expenditure Analysis
Table D-1 Preliminary Property Tax Allocations for
Annexation Area .......................................................... F-19 Table D-2 Cumulative Assessed Valuation ...................................... F-20 Table D-3 Estimated Average Annual Household Income .................. F-21 Table D-4 Total and Taxable Retail Sales per Square Feet ................. F-22 ATTACHMENT 1 - ITEM 5.1
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Table D-1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropPreliminary Property Tax Allocations for Annexation Area Tax Code Entity 102-100 102-121 102-100 102-121
Base
Revenue
Post-ERAF
Distribution
Formula a b c d e f = e * ($20,642 + $39,050) g = f / $172,070 Subject to Detachment
10001 County General Fund 19.80000% 22.38190% $12,654 $24,209 80% $47,754 27.75259% 10527 Road District #5 3.87760% 4.26700% $2,478 $4,615 - - 0.00000% 14901 Lathrop-Manteca Fire District (LMFD) 8.62190% 0.00000% $5,510 $0 - - 0.00000% 14401 French Camp McKinley Rural Fire 0.00000% 9.45470% $0 $10,226 - - 0.00000% 40600 City of Lathrop 0.00000% 0.00000% - - 20% $11,938 6.93815% Subtotal 32.29950% 36.10360% $20,642 $39,050 100% $59,692 27.75259% Not Subject to Detachment
10618 County Library 1.59760% 1.80310% $1,021 $1,950 - $2,971 1.72677%12601 Manteca Unified School District 26.25470% 29.62960% $16,779 $32,048 - $48,827 28.37611%13001 San Joaquin Delta Community College 3.55440% 4.01150% $2,272 $4,339 - $6,610 3.84172%13201 San Joaquin County Office of Education 1.26400% 1.38930% $808 $1,503 - $2,310 1.34276%16001 San Joaquin Flood Control 0.15580% 0.17590% $100 $190 - $290 0.16844%21901 Mosquito Abatement 0.69960% 0.78940% $447 $854 - $1,301 0.75605%22001 Reclamation District #17 0.00000% 0.00000% $0 $0 - $0 0.00000%24601 South San Joaquin Irrigation 5.27940% 0.00000% $3,374 $0 - $3,374 1.96082%25301 CSA No. 4 Lathrop 1.54290% 0.00000% $986 $0 - $986 0.57305%41100 Education Revenue Augmentation Fund (ERAF) 27.35210% 26.09760% $17,480 $28,227 - $45,708 26.56353% Subtotal 67.70050% 63.89640% $43,267 $69,111 0% $112,378 65.30926% Total 100.00000% 100.00000% $63,909 $108,161 100% $172,070 100.00000% TRA
Source: San Joaquin County Auditor-Controller; EPS.[1] Provided by the San Joaquin County Auditor-Controller.[2] Based on the most recent tax-sharing agreement between San Joaquin County and the City of Lathrop dated November 2012 related to annexed areas to the City.

City of
Lathrop
Property Tax
Sharing
Agreement [2]
Post Annexation Average
Existing
Tax Rate Area (TRA)
Post-ERAF
Distribution [1]:

Adjusted
Existing
Base Revenue [1]
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Table D-2Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropCumulative Assessed Valuation (2020$)Item 2025 2030 2035 2040 2050 Buildout (2060)Development Projections in Current City Limits Residential Land Uses per Unit
Low Density Residential $525,000 $368,287,500 $420,787,500 $460,687,500 $549,412,500 $1,436,662,500 $2,235,187,500High Density Residential $200,000 $82,400,000 $120,600,000 $132,200,000 $132,200,000 $132,200,000 $132,200,000Subtotal Residential $450,687,500 $541,387,500 $592,887,500 $681,612,500 $1,568,862,500 $2,367,387,500 Nonresidential Land Uses per Sq. Ft.

Retail Commercial $250 $229,373,550 $560,577,150 $661,745,400 $742,680,000 $757,855,500 $757,855,500Office Commercial $250 $152,915,700 $373,718,100 $441,163,600 $495,120,000 $505,237,000 $505,237,000.00Industrial $100 $322,763,050 $733,042,005 $906,793,005 $941,543,205 $941,543,205 $941,543,205 Subtotal Nonresidential $705,052,300 $1,667,337,255 $2,009,702,005 $2,179,343,205 $2,204,635,705 $2,204,635,705Total All Land Uses $1,155,739,800 $2,208,724,755 $2,602,589,505 $2,860,955,705 $3,773,498,205 $4,572,023,205 Development Projections in Annexation Area
Nonresidential Land Uses per Sq. Ft.

Retail Commercial $250 $6,863,250 $41,179,500 $68,632,500 $68,632,500 $68,632,500 $68,632,500 Subtotal Nonresidential $6,863,250 $41,179,500 $68,632,500 $68,632,500 $68,632,500 $68,632,500Total All Land Uses $6,863,250 $41,179,500 $68,632,500 $68,632,500 $68,632,500 $68,632,500 Total City of Lathrop Development Projections
Residential Land Uses per Unit
Low Density Residential $525,000 $368,287,500 $420,787,500 $460,687,500 $549,412,500 $1,436,662,500 $2,235,187,500High Density Residential $200,000 $82,400,000 $120,600,000 $132,200,000 $132,200,000 $132,200,000 $132,200,000Subtotal Residential $82,400,000 $120,600,000 $132,200,000 $132,200,000 $132,200,000 $132,200,000 Nonresidential Land Uses per Sq. Ft.

Retail Commercial $250 $236,236,800 $601,756,650 $730,377,900 $811,312,500 $826,488,000 $826,488,000Office Commercial $250 $152,915,700 $373,718,100 $441,163,600 $495,120,000 $505,237,000 $505,237,000Industrial $100 $322,763,050 $733,042,005 $906,793,005 $941,543,205 $941,543,205 $941,543,205Subtotal Nonresidential $711,915,550 $1,708,516,755 $2,078,334,505 $2,247,975,705 $2,273,268,205 $2,273,268,205 Total All Land Uses $1,162,603,050 $2,249,904,255 $2,671,222,005 $2,929,588,205 $3,842,130,705 $4,640,655,705

TRUE TRUE TRUE TRUE TRUE TRUE
AV
Source: Costar; CBRE; The Gregory Group; EPS.[1] Refer to Table A-5 for details.

Rounded
Value per
Unit/Sq. Ft.
[1]
Total Assessed Value (2020$)
City of
Lathrop
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Table D-3Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of LathropEstimated Average Annual Household Income (2020$) Taxable Annual Taxable
Estimated Total Annual Estimated Expenditures Expenditures Home Mortgage Household as a Percent of per Household
Residential Land Use Value [1] or Rent [2] Income [3] Income [4] (Rounded) Owner-Occupied Residential
Low Density Residential $525,000 $39,356 $112,000 23% $26,000 Renter-Occupied Residential
High Density Residential $200,000 $18,000 $51,000 30% $15,000 income
Source: Costar; The Gregory Group; Bureau of Labor Statistics; EPS.[1] See Table A-5 for detail on estimated values for owner-occupied units. [4] Based on household expenditures data from the Bureau of Labor Statistics, 2018 Consumer Expenditure Survey. [2] Based on a 5%, 30-year fixed-rate mortgage with a 20% down payment, $150 monthly Homeowner's association dues and 2% annual taxes and insurance. High density residential based on an average monthly rent assumption of $1,500 based on data on similar multifamily residential obtained from Costar and an average size of 1,000 square feet. [3] Assumes 35% of income dedicated to housing costs (mortgage, taxes, insurance, and HOA dues) or rent payments. Rounded to the nearest $1,000.

Year CPI Adjustment to 2020$
2008 219.65 25.9%2016 247.71 11.7%2018 263.26 5.1%2019 270.35 2.3%2020 276.59 0.0% [2] Reflects percentage of total square footage by retail category by retail center type, estimated based on ULI's Dollars & Cents 2008.[3] Reflects motor vehicle parts only; excludes taxable sales per square foot for dealerships.[4][5] Estimated using ULI's Dollars & Cents, 2008, escalated to 2020$.[6] Included to account for non-taxable retail space occupants, such as services.[7] Based on BOE Publication 61, March 2018.

Total Retail Sales per Square Foot
Original
Data
[see Note]
Escalated
Data
(2020$) [1]
Total Retail Sales by Shopping Center Type
Neighborhood Community Regional
Source: BizMiner 2016; ULI Dollars & Cents 2008; State of California Board of Equalization (BOE) Publication 61; Bureau of Labor Statistics, "CPI-All Urban Consumers (Current Series) - West Urban"; RetailSails http://retailsails.files.wordpress.com/2011/09/rs_spsf.pdf; eMarketer pulled February 2019; respective annual 10-K reports; EPS.

Sales per square foot for Food and Beverage stores estimated based on the averages from BizMiner, RetailSales, eMarketer, and annual 10-K reports, escalated to 2020$.

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ATTACHMENT G:

Manteca Fiscal Impact Analysis
ATTACHMENT 1 - ITEM 5.1
ATTACHMENT 1 - ITEM 5.1
List of Tables
Table 1 Summary of Annual Surplus/Deficits ............................................................. G-1 Table 2 Estimated Annual Revenues and Expenditures ............................................... G-2 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaSummary of Annual Surplus/Deficits (2020$)Item 2025 [1] 2030 2035 2040 2050 Buildout (2060)Annual Fiscal Impact Summary Prior to EIFD Allocation
Annual General Fund Revenues $4,922,000 $10,196,000 $15,653,000 $17,714,000 $18,846,000 $19,403,000Annual General Fund Expenditures $5,884,000 $8,951,000 $12,428,000 $13,793,000 $14,069,000 $14,204,000Net General Fund Surplus/(Deficit) ($962,000) $1,245,000 $3,225,000 $3,921,000 $4,777,000 $5,199,000 Net of EIFD Allocation - Maximum Tax Rate
EIFD Contribution [2] ($88,900) ($666,300) ($943,000) ($1,044,100) ($1,079,900) ($1,097,400)Net General Fund Surplus/(Deficit) ($1,050,900) $578,700 $2,282,000 $2,876,900 $3,697,100 $4,101,600 Net of EIFD Allocation - Variable Tax Rate
EIFD Contribution [2] ($88,900) ($433,100) ($447,900) ($496,000) ($243,000) ($246,900)Net General Fund Surplus/(Deficit) ($1,050,900) $811,900 $2,777,100 $3,425,000 $4,534,000 $4,952,100 sum
Source: EPS.[2] EIFD Contribution represents the portion of City property tax revenues diverted to the EIFD. Refer to Table B-3 for details.

Estimated Annual Revenues/Expenditures (Rounded)
City of
Manteca
[1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

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Table 2Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaEstimated Annual Revenues and Expenditures (2020$)Item 2025 [1] 2030 2035 2040 2050 Buildout (2060) Annual General Fund Revenues
Property Taxes $1,777,900 $3,331,400 $4,715,100 $5,220,700 $5,399,400 $5,487,100 Property Tax In-Lieu of Vehicle License Fees $1,024,500 $1,956,100 $2,815,000 $3,137,400 $3,234,600 $3,282,300Real Property Transfer Tax $71,200 $144,000 $204,000 $225,300 $228,800 $230,500Sales and Use Taxes $1,621,400 $3,996,700 $6,814,500 $7,893,500 $8,702,000 $9,099,000Public Safety Sales and Use Tax $46,900 $115,600 $197,000 $228,200 $251,600 $263,100Transient Occupancy Tax $115,200 $197,600 $275,000 $305,700 $312,100 $315,300Licenses and Permits - - - - - - Business Licenses $72,300 $124,100 $172,700 $191,900 $195,900 $197,900Franchise Fees $192,600 $330,600 $460,000 $511,200 $522,000 $527,300Total General Fund Revenue $4,922,000 $10,196,100 $15,653,300 $17,713,900 $18,846,400 $19,402,500 Annual General Fund Expenditures
General Government
Legislation and Policy $170,100 $291,900 $406,200 $451,400 $460,900 $465,600 Legal Services $99,800 $171,200 $238,200 $264,700 $270,300 $273,100City Administration $86,800 $149,000 $207,300 $230,400 $235,300 $237,600Public Works Administration $16,700 $28,700 $40,000 $44,400 $45,400 $45,800 Non Departmental $995,200 $1,707,800 $2,376,400 $2,641,000 $2,696,700 $2,724,100Human Resources $178,200 $305,800 $425,600 $473,000 $482,900 $487,800Fiscal and Revenue Management $96,600 $165,700 $230,600 $256,300 $261,700 $264,400Economic and Community Development $79,300 $136,100 $189,400 $210,500 $215,000 $217,200Fleet Maintenance $48,800 $83,800 $116,600 $129,600 $132,400 $133,700Subtotal General Government $1,771,500 $3,040,000 $4,230,300 $4,701,300 $4,800,600 $4,849,300 Public Safety
Police Protection $2,015,500 $3,458,800 $4,812,900 $5,348,900 $5,461,700 $5,517,100Animal Services $21,400 $36,800 $51,200 $56,900 $58,100 $58,700Fire Protection $1,700,000 $1,692,300 $2,354,800 $2,617,000 $2,672,200 $2,699,300Subtotal Public Safety $3,736,900 $5,187,900 $7,218,900 $8,022,800 $8,192,000 $8,275,100 Parks, Recreation, and Community Services
Parks Maintenance $181,200 $368,100 $492,600 $534,200 $534,200 $534,200Library $8,200 $16,700 $22,400 $24,200 $24,200 $24,200 Recreational and Senior Services $61,500 $125,000 $167,300 $181,400 $181,400 $181,400Subtotal Parks, Recreation, and Community Svcs $250,900 $509,800 $682,300 $739,800 $739,800 $739,800 Public Utilities
Storm Drainage $72,800 $124,900 $173,800 $193,100 $197,200 $199,200Subtotal Public Utilities $72,800 $124,900 $173,800 $193,100 $197,200 $199,200 Transportation
Streets $51,400 $88,200 $122,700 $136,400 $139,300 $140,700Subtotal Transportation $51,400 $88,200 $122,700 $136,400 $139,300 $140,700 Total General Fund Expenditures $5,883,500 $8,950,800 $12,428,000 $13,793,400 $14,068,900 $14,204,100 EIFD Contribution [2]
Maximum Tax Rate ($88,900) ($666,300) ($943,000) ($1,044,100) ($1,079,900) ($1,097,400) Variable Tax Rate ($88,900) ($433,100) ($447,900) ($496,000) ($243,000) ($246,900) Net General Fund Surplus/(Deficit)
Prior to EIFD Allocation ($961,500) $1,245,300 $3,225,300 $3,920,500 $4,777,500 $5,198,400Net of EIFD Allocation - Maximum Tax ($1,050,400) $579,000 $2,282,300 $2,876,400 $3,697,600 $4,101,000Net of EIFD Allocation - Variable Tax ($1,050,400) $812,200 $2,777,400 $3,424,500 $4,534,500 $4,951,500 detsum
Source: EPS.[2] EIFD Contribution represents the portion of City property tax revenues diverted to the EIFD. Refer to Table B-2 for details.

Estimated Annual Revenues / Expenditures (Rounded)
City of
Manteca
[1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

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APPENDICES:

General Assumptions
Table A-1 General Assumptions ..................................................... G-3 Table A-2 Cumulative Land Use Projections ..................................... G-4 Table A-3 Cumulative Occupied Dwelling Units and
Building Square Footage ................................................. G-5 Table A-4 Cumulative Estimated Population and Employees ............... G-6 Table A-5 Land Use Assumptions ................................................... G-7 ATTACHMENT 1 - ITEM 5.1
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Table A-1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaGeneral AssumptionsItem AssumptionGeneral Assumptions Fiscal Year of Budget Analysis [1] FY 2020-21Base Fiscal Year of Potential EIFD [2] FY 2022-23 General Demographic Characteristics
City of Manteca
Population [3] 84,800Employees [4] 21,000City of Manteca Persons Served [5] 95,300 gen assumps
Source: California Department of Finance; EDD; U.S. Census LED; EPS.[5] Persons served is defined as total population plus half of total employees. Used to estimate specific revenues and expenditures that are assumed to be impacted by growth in resident and employment populations and to avoid double counting of employees who reside in the City.

City of
Manteca
[1] Reflects the City of Manteca Fiscal Year 2020-21 adopted budget. Revenues and expenditures are in 2020 dollars. This analysis does not reflect changes in values resulting from inflation or appreciation.[3] Based on population estimates from the California Department of Finance (DOF) data for January 1, 2020.[4] US Census Onthemap.ces.census.gov estimated a total of 18,767 jobs in Manteca, CA in 2018. California EDD reports an annual average growth rate of 0.95% since 2018 for the Stockton-Lodi MSA. EPS adjusted the 2018 employment figure to arrive at a 2020 employment estimate using this growth rate and further increased the total by 10% to account for self-employed workers. Estimate is rounded to the nearest hundred employees.[2] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

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Table A-2Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaCumulative Land Use Projections Land Use Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Development Projections in Current City Limits [2]
Residential Land Uses [4]
Low Density Residential 1,057 - 2,180 - 3,171 - 3,559 - 3,559 - 3,559 - High Density Residential 469 - 738 - 738 - 738 - 738 - 738 - Subtotal Residential 1,526 - 2,918 - 3,909 - 4,297 - 4,297 - 4,297 - Nonresidential Land Uses
Retail Commercial [5] - 622,825 - 1,704,068 - 2,777,102 - 3,119,274 - 3,519,274 - 3,715,722Office Commercial [5] - 155,706 - 426,017 - 694,276 - 779,819 - 879,819 - 928,931Industrial - 3,625,609 - 3,998,189 - 4,185,741 - 4,185,741 - 4,185,741 - 4,185,741 Subtotal Nonresidential - 4,404,141 - 6,128,274 - 7,657,119 - 8,084,834 - 8,584,834 - 8,830,394Total All Land Uses 1,526 4,404,141 2,918 6,128,274 3,909 7,657,119 4,297 8,084,834 4,297 8,584,834 4,297 8,830,394 Development Projections in Annexation Areas [3]
Residential Land Uses [4]
Low Density Residential 276 - 691 - 860 - 860 - 860 - 860 - Subtotal Residential 276 - 691 - 860 - 860 - 860 - 860 - Nonresidential Land Uses
Retail Commercial [5] - - - - - 229,500 - 382,500 - 382,500 - 382,500Industrial - - - - - 1,131,402 - 1,885,670 - 1,885,670 - 1,885,670 Subtotal Nonresidential - - - - - 1,360,902 - 2,268,170 - 2,268,170 - 2,268,170Total All Land Uses 276 - 691 - 860 1,360,902 860 2,268,170 860 2,268,170 860 2,268,170 Total City of Manteca Development Projections
Residential Land Uses [4]
Low Density Residential 1,333 - 2,871 - 4,031 - 4,419 - 4,419 - 4,419 - High Density Residential 469 - 738 - 738 - 738 - 738 - 738 - Subtotal Residential 1,802 - 3,609 - 4,769 - 5,157 - 5,157 - 5,157 - Nonresidential Land Uses
Retail Commercial [5] - 622,825 - 1,704,068 - 3,006,602 - 3,501,774 - 3,901,774 - 4,098,222Office Commercial [5] - 155,706 - 426,017 - 694,276 - 779,819 - 879,819 - 928,931Industrial - 3,625,609 - 3,998,189 - 5,317,143 - 6,071,411 - 6,071,411 - 6,071,411 Subtotal Nonresidential - 4,404,141 - 6,128,274 - 9,018,021 - 10,353,004 - 10,853,004 - 11,098,564Total All Land Uses 1,802 4,404,141 3,609 6,128,274 4,769 9,018,021 5,157 10,353,004 5,157 10,853,004 5,157 11,098,564

TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE lu
Source: City of Manteca; LWA; EPS.[3] Includes development projections in the Manteca Annexation Area, and Oakwood Shores.[4] For the purpose of this analysis, low density residential is considered to be owner-occupied and high density residential is assumed to be renter-occupied. [5] Nonresidential commercial land use projections provided by the City reflect a general commercial land use designation. This analysis assumes general commercial will comprise both retail and office land uses. EPS determined a preliminary estimated allocation of retail and office space based on the existing proportion of retail and office space in the City, the City's current General Plan, and the proposed land use plans of anticipated development projects within the EIFD boundary.[2] Development projections were provided by LWA and are based on land use data provided by the City as of February, 2020. Includes development projections in railroad Industrial Area, Center Point South, Telles and Willson, Villa Ticino West, Yosemite Greens, Kiper, Alma Apartments, Yosemite/Fishback, Family Entertainment Zone, Embarcadero, Airport/Daniels, Highway 120, Oakwood Trails, Denali, Sundance, The Trails of Manteca, Cerri, Terra Ranch, Wackerly, Lewis Estates, and Oleander.

City of
Manteca
Cumulative Dwelling Units/Square Footage
2025 [1] 2030 2035 2040 2050 Buildout (2060)
[1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

TRUE TRUE TRUE TRUE TRUE TRUE
Nonresidential Land Uses
Retail Commercial 7.5% 576,113 1,576,263 2,781,107 3,239,141 3,609,141 3,790,855Office Commercial 7.5% 144,028 394,066 642,205 721,332 813,832 859,261Industrial 7.5% 3,353,689 3,698,325 4,918,358 5,616,055 5,616,055 5,616,055Subtotal Nonresidential 4,073,830 5,668,653 8,341,670 9,576,529 10,039,029 10,266,172

TRUE TRUE TRUE TRUE TRUE TRUE
occupied
Source: California Department of Finance; City of Manteca; Costar; LWA; EPS.[1] For details pertaining to vacancy rate assumptions, refer to Table A-5.

Occupied Dwelling Units/Building Square Feet
City of
Manteca
Occupied Dwelling Units
Building Square Feet
Occupied Dwelling Units
Building Square Feet
Occupied Dwelling Units
Building Square Feet
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Table A-4Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaCumulative Estimated Population and Employees Assumption
Land Use [1] 2025 2030 2035 2040 2050 Buildout (2060)Project Residents Residential Land Uses PPH
Low Density Residential 3.30 4,135 8,906 12,504 13,708 13,708 13,708High Density Residential 2.50 1,102 1,734 1,734 1,734 1,734 1,734Subtotal Residential Land Uses 5,237 10,640 14,238 15,442 15,442 15,442 Total Resident Population 5,237 10,640 14,238 15,442 15,442 15,442Project Employees Nonresidential Land Uses Sq. Ft. per Emp.

Retail Commercial 400 1,440 3,941 6,953 8,098 9,023 9,477Office Commercial 400 360 985 1,606 1,803 2,035 2,148Industrial 2,000 8,384 9,246 12,296 14,040 14,040 14,040 Subtotal Nonresidential 10,185 14,172 20,854 23,941 25,098 25,665 Total Employee Population 10,185 14,172 20,854 23,941 25,098 25,665Project Persons Served 10,329 17,726 24,666 27,413 27,991 28,275 pop
Source: California Department of Finance; EPS. [1] For persons per household and square feet per employee assumptions, refer to Table A-5.

Estimated Population/Employees
City of
Manteca
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Table A-5Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaLand Use Assumptions Persons per
Estimated Property Household/
Assessed Turnover Vacancy Sq. Ft. per
Land Use Value [1] Rate [2] Rate [3] Employee [4]
Residential Land Uses per Unit
Owner-Occupied Residential
Low Density Residential $500,000 14.3% 6.0% 3.30
Renter-Occupied Residential
High Density Residential $200,000 6.7% 6.0% 2.50
Nonresidential Land Uses per Sq. Ft.

City of
Manteca
[3] Residential vacancy rates obtained from the US Census American Community Survey, 2018 estimates, for San Joaquin County. Commercial and industrial vacancy rates based on Q3 2019 Costar and Q3 2019 Colliers International market reports for the Stockton/Modesto area.[4] Persons per household figures obtained from the US Census American Community Survey, 2018 estimates. Square feet per employee values are based on empirical research for proposed land uses.

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APPENDIX B:

General Fund Revenue Analysis
Table B-1 Revenue-Estimating Procedures Based on
City of Lathrop FY 2020-21 Budget .................................. G-8 Table B-2 Estimated Annual General Fund Revenues ........................ G-9 Table B-3 Estimated Annual Property Tax Revenues (2 pages) ......... G-10 Table B-4 Real Property Transfer Tax ........................................... G-12 Table B-5 Estimated Annual Taxable Sales and Use Tax Revenue ..... G-13 Table B-5A Estimated Annual Taxable Sales from Proposed Development, Market Support Method ............................ G-14 Table B-5B Estimated Annual Taxable Sales from
Onsite Nonresidential ................................................... G-15 ATTACHMENT 1 - ITEM 5.1
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Table B-1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaRevenue-Estimating Procedures Based on City of Manteca FY 2020-21 Budget (2020$) FY 2020-21 FY 2020-21
Budgeted Budgeted
Estimating Case Study General Fund Offsetting Net General Service Revenue Item Procedure Reference Revenues [1] Revenues Fund Revenues Population [2] Multiplier General Fund Revenues
Property Taxes Case Study Table B-3 $10,600,345 - $10,600,345 NA - Property Tax In-Lieu of Vehicle License Fees Case Study Table B-3 $7,228,240 - $7,228,240 NA - Real Property Transfer Tax Case Study Table B-4 $678,590 - $678,590 NA - Sales and Use Taxes Case Study Table B-5 $11,770,857 - $11,770,857 NA - Public Safety Sales and Use Tax Case Study Table B-5 $340,315 - $340,315 NA - Transient Occupancy Tax Persons Served - $1,062,469 - $1,062,469 95,300 $11.15 Licenses and Permits Persons Served - $252,635 ($252,635) - 95,300 - Business Licenses Persons Served - $667,000 - $667,000 95,300 $7.00 Franchise Fees Persons Served - $1,777,125 - $1,777,125 95,300 $18.65 Excise Tax [3] - $450,000 - $450,000 NA -
Intergovernmental [3] - $1,746,492 ($295,000) $1,451,492 NA - Charges for Services [3] - $8,699,849 ($4,940,845) $3,759,004 NA - Fines and Forfeitures Persons Served - $304,980 ($304,980) $0 95,300 - Use of Money & Property [3] - $920,000 - $920,000 NA -
All Other Revenue [3] - $57,650 - $57,650 NA -
Total General Fund Revenues $46,556,547 ($5,793,460) $40,763,087 Fund Reserves $8,315,434
Total General Fund Revenues (Incl. Reserves) $54,871,981 rev pro
Source: City of Manteca FY 2020-21 Final Budget including Midyear Budget Amendments (Current as of March 10, 2021); EPS.[1] Includes midyear budget amendments as provided by City staff, current as of March 10, 2021.[2] Refer to Table A-1 for details.[3] This revenue source is not expected to be affected by anticipated development and therefore is not evaluated in this analysis.

Estimated Annual Revenue (Rounded)
City of
Manteca
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Table B-3Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaEstimated Annual Property Tax Revenues (2020$) Assumption/
Item Source Formula 2025 2030 2035 2040 2050 Buildout (2060) Assessed Value of New Development Table D-2
Assessed Value of New Development in Current City Limits a $1,179,618,758 $2,170,065,092 $3,019,643,625 $3,320,572,292 $3,445,572,292 $3,506,962,292 Assessed Value of New Development in Annexation Area b $137,875,000 $345,375,000 $600,390,200 $714,067,000 $714,067,000 $714,067,000 Total Assessed Value c = a + b $1,317,493,758 $2,515,440,092 $3,620,033,825 $4,034,639,292 $4,159,639,292 $4,221,029,292 Property Tax Revenue (1% of Assessed Value) 1.0000%
Property Tax Revenue in Current City Limits d = a * 1.00% $11,796,188 $21,700,651 $30,196,436 $33,205,723 $34,455,723 $35,069,623 Property Tax Revenue in Annexation Areas e = b * 1.00% $1,378,750 $3,453,750 $6,003,902 $7,140,670 $7,140,670 $7,140,670 Total Property Tax Revenue f = d + e $13,174,938 $25,154,401 $36,200,338 $40,346,393 $41,596,393 $42,210,293 Estimated Property Tax Allocation
Property Tax Allocation in Current City Limits [1]
City of Manteca General Fund 14.2968% g = d * 14.30% $1,686,477 $3,102,498 $4,317,123 $4,747,355 $4,926,065 $5,013,833 Other Agencies/ERAF 85.7032% h = d * 85.70% $10,109,711 $18,598,153 $25,879,313 $28,458,368 $29,529,658 $30,055,790 Property Tax Allocation in Annexation Areas [2]
City of Manteca General Fund 6.6282% i = e * 6.63% $91,386 $228,921 $397,949 $473,296 $473,296 $473,296 Other Agencies/ERAF 93.3718% j = e * 93.37% $1,287,364 $3,224,829 $5,605,953 $6,667,374 $6,667,374 $6,667,374 Total City of Manteca General Fund Property Tax k = g + i $1,777,863 $3,331,419 $4,715,072 $5,220,651 $5,399,361 $5,487,129EIFD Allocation - Maximum Tax Rate EIFD Allocation Percentage [3] l 5.0% 20.0% 20.0% 20.0% 20.0% 20.0% EIFD Allocation m = k * l $88,893 $666,284 $943,014 $1,044,130 $1,079,872 $1,097,426 Net City General Fund Property Tax n - k - m $1,688,970 $2,665,135 $3,772,058 $4,176,521 $4,319,489 $4,389,703 EIFD Allocation - Variable Tax Rate
EIFD Allocation Percentage [3] l 5.0% 13.0% 9.5% 9.5% 4.5% 4.5% EIFD Allocation m = k * l $88,893 $433,084 $447,932 $495,962 $242,971 $246,921 Net City General Fund Property Tax n - k - m $1,688,970 $2,898,334 $4,267,141 $4,724,689 $5,156,390 $5,240,208 Estimated Property Tax Revenues (2020$)
City of
Manteca
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Table B-3Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaEstimated Annual Property Tax Revenues (2020$) Assumption/
Item Source Formula 2025 2030 2035 2040 2050 Buildout (2060) Estimated Property Tax Revenues (2020$)
City of
Manteca
Property Tax In-Lieu of Motor Vehicle In-Lieu Fee Revenue (VLF) l $9,295,356,393 $9,295,356,393 $9,295,356,393 $9,295,356,393 $9,295,356,393 $9,295,356,393 m $1,317,493,758 $2,515,440,092 $3,620,033,825 $4,034,639,292 $4,159,639,292 $4,221,029,292 n = l + m $10,612,850,151 $11,810,796,485 $12,915,390,218 $13,329,995,685 $13,454,995,685 $13,516,385,685 o = m / l 14.17% 27.06% 38.94% 43.40% 44.75% 45.41%
Total Citywide Assessed Value [4]
Total Assessed Value of ProjectTotal Assessed Value
Percent Change in AV
Property Tax In-Lieu of VLF [5] $7,228,240 p = o * $7,228,240 $1,024,507 $1,956,052 $2,815,005 $3,137,410 $3,234,612 $3,282,350 prop tax
Source: City of Manteca; San Joaquin County Auditor-Controller; EPS.[4] Reflects Assessed Valuation for FY 2019-20. Includes Citywide secured, unsecured, homeowner exemption, and public utility roll.[5] Property tax in-lieu of VLF amount derived from the City of Manteca FY 2019-20 Annual Budget. Refer to Table B-1 for details.[1] Reflects the average property tax allocation to the City's General Fund for all TRAs within the 200-year flood plain that are within the City's boundary and not included in a redevelopment area. TRAs located in Project boundary include: 002-000, 002-005, 002-006, 002-055, 002-057, 002-058, 002-060, 002-063, 002-064, 002-074, 002-076, 002-078, 002-080, 002-087, and 002-088. Project TRAs not included in theredevelopment area include: 002-000, 002-060, 002-063, and 002-088. [2] Reflects the estimated property tax allocation to the City's General Fund of TRAs anticipated to annex into the City of Manteca within the boundary of the flood basin. Refer to Table D-1 for details.[3] EIFD allocation percentage represents the portion of property tax revenues to be diverted to the EIFD. Alocation percentages are negotiated allocation amounts based on discussions between the County, the Cities of Lathrop, Stockton, and Manteca, and Project Consultants. Reflects the Initial Base Rate for the period ending 2029 and the Maximum Tax Allocation Rate for 2030 and beyond.

Estimated Annual Property Transfer Tax Revenue (2020$)
City of
Manteca
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Table B-5Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaEstimated Annual Taxable Sales and Use Tax Revenue (2020$)Item Formula 2025 2030 2035 2040 2050 Buildout (2060)Estimated Annual Taxable Sales Annual Taxable Sales from Market Support (Residents and Employees) a $40,347,645 $75,445,812 $103,598,636 $113,935,379 $115,184,129 $115,797,415 Annual Taxable Sales from Onsite Commercial Uses b $121,792,711 $324,229,106 $577,848,534 $675,416,296 $755,012,084 $794,103,167 Annual Taxable Sales from New Development c = a + b $162,140,356 $399,674,918 $681,447,170 $789,351,675 $870,196,213 $909,900,582 Annual Sales Tax Revenue
Bradley Burns Local Sales Tax Revenue d = c * 1.0000% 1.0000% $1,621,404 $3,996,749 $6,814,472 $7,893,517 $8,701,962 $9,099,006 City of Manteca Prop 172 Public Safety Sales Tax Revenue [1] e = d * 2.8912% 2.8912% $46,877 $115,553 $197,018 $228,215 $251,588 $263,067 sales
Source: City of Manteca; California State Board of Equalization; EPS.

Source/
Assumptions
Annual Sales Tax Revenue
[1] Calculated as the ratio of Proposition 172 Public Safety Tax revenue to total sales tax revenue based on the FY 2020-21 Budget. Any variation in the relationship between Proposition 172 Public Safety Tax revenue and total sales tax revenue affecting the estimate of this revenue source is estimated to be nominal.

City of
Manteca
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Table B-5AMossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaEstimated Annual Taxable Sales from Proposed Development, Market Support Method (2020$)Annual Taxable Sales from Market Support Assumption 2025 2030 2035 2040 2050 Buildout (2060)Annual Taxable Sales from New Residents Residential Development Table A-3
Low Density Residential 1,253 2,699 3,789 4,154 4,154 4,154High Density Residential 441 694 694 694 694 694Total Residential Development 1,694 3,392 4,483 4,848 4,848 4,848 Taxable Retail Expenditures per Household [1]
Low Density Residential $24,000 $30,072,480 $64,769,760 $90,939,360 $99,692,640 $99,692,640 $99,692,640High Density Residential $15,000 $6,612,900 $10,405,800 $10,405,800 $10,405,800 $10,405,800 $10,405,800Total Taxable Retail Expenditures $36,685,380 $75,175,560 $101,345,160 $110,098,440 $110,098,440 $110,098,440 Estimated Citywide Capture from New Households [2] 80% $29,348,304 $60,140,448 $81,076,128 $88,078,752 $88,078,752 $88,078,752 Estimated Taxable Sales inside Project Area 50% $14,674,152 $30,070,224 $40,538,064 $44,039,376 $44,039,376 $44,039,376Estimated Taxable Sales outside Project Area 50% $14,674,152 $30,070,224 $40,538,064 $44,039,376 $44,039,376 $44,039,376 Annual Taxable Sales from New Employment
Taxable Sales from New Employment
Employees Table A-4 10,185 14,172 20,854 23,941 25,098 25,665 Average Daily Taxable Sales per New Employee $10.00Work Days per Year 240Taxable Sales from New Employees [3] 50%Total Taxable Sales from New Employees $12,221,490 $17,005,960 $25,025,009 $28,729,586 $30,117,086 $30,798,515 Estimated Citywide Capture from New Employees [2] 90% $10,999,341 $15,305,364 $22,522,508 $25,856,627 $27,105,377 $27,718,663 Estimated Taxable Sales inside Project Area 70% $7,699,539 $10,713,755 $15,765,756 $18,099,639 $18,973,764 $19,403,064Estimated Taxable Sales outside Project Area 30% $3,299,802 $4,591,609 $6,756,752 $7,756,988 $8,131,613 $8,315,599 Total Annual Taxable Sales from Market Support $40,347,645 $75,445,812 $103,598,636 $113,935,379 $115,184,129 $115,797,415 Taxable City Sales inside Project Area $22,373,691 $40,783,979 $56,303,820 $62,139,015 $63,013,140 $63,442,440Taxable City Sales outside Project Area $17,973,954 $34,661,833 $47,294,816 $51,796,364 $52,170,989 $52,354,975 sales a
Source: Costar; Gregory Group; Bureau of Labor Statistics; City of Manteca; EPS.[2] Represents the portion of household and employee retail expenditures estimated to take place within the City of Manteca.[3] Taxable sales from employees discounted by 50 percent to account for employees who are also residents.

Estimated Annual Taxable Sales (2020$)
City of
Manteca
Occupied Dwelling Units
Taxable Retail Expenditures
[1] For details pertaining to household taxable expenditure assumptions, refer to Table D-3.

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Table B-5BMossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaEstimated Annual Taxable Sales from Onsite Nonresidential (2020$) Annual
Taxable Sales
Item per Sq. Ft. [1] 2025 2030 2035 2040 2050 Buildout (2060)Taxable Sales from Commercial Development Taxable Sales Generating Occupied Commercial Development Square Feet Retail Commercial 576,113 1,576,263 2,781,107 3,239,141 3,609,141 3,790,855Total 576,113 1,576,263 2,781,107 3,239,141 3,609,141 3,790,855 Total Taxable Sales from Onsite Commercial Development
Retail Commercial $240 $138,267,165 $378,303,037 $667,465,733 $777,393,858 $866,193,858 $909,805,314 Total $138,267,165 $378,303,037 $667,465,733 $777,393,858 $866,193,858 $909,805,314 Less Total Annual Taxable Sales from Market Support (within the Project) [2] $22,373,691 $40,783,979 $56,303,820 $62,139,015 $63,013,140 $63,442,440 Annual Sales Less Market Support $115,893,474 $337,519,058 $611,161,913 $715,254,843 $803,180,718 $846,362,873 Shift from
Existing Retail
Less Shift of Sales from Existing Regional and Community Retail to the Project [3] 10% $11,589,347 $33,751,906 $61,116,191 $71,525,484 $80,318,072 $84,636,287 Total Taxable Sales from Retail Commercial Uses $104,304,127 $303,767,152 $550,045,722 $643,729,358 $722,862,646 $761,726,586Occupied Nonretail Commercial Uses Office Commercial 144,028 394,066 642,205 721,332 813,832 859,261Industrial 3,353,689 3,698,325 4,918,358 5,616,055 5,616,055 5,616,055Total 3,497,717 4,092,391 5,560,562 6,337,388 6,429,888 6,475,316 Total Taxable Sales from Nonretail Commercial Uses
Office Commercial $5 $720,141 $1,970,328 $3,211,025 $3,606,661 $4,069,161 $4,296,304Industrial $5 $16,768,443 $18,491,625 $24,591,788 $28,080,277 $28,080,277 $28,080,277Total $17,488,584 $20,461,954 $27,802,812 $31,686,938 $32,149,438 $32,376,581 Total Taxable Sales from Nonretail Commercial Development $17,488,584 $20,461,954 $27,802,812 $31,686,938 $32,149,438 $32,376,581 Total Taxable Sales from Onsite Commercial Uses $121,792,711 $324,229,106 $577,848,534 $675,416,296 $755,012,084 $794,103,167 sales b
Source: U.S. Department of Labor Bureau of Labor Statistics; Urban Land Institute; EPS.[2] Estimated in Table B-5A.

City of
Manteca
Estimated Annual Taxable Sales (2020$)
[1] See Table D-4 for the taxable retail sales calculation. All retail is assumed to be community serving retail. Sales per square foot for the Retail space is based on average total sales per square foot figure derived from BizMiner and eMarketer data (escalated to 2020$) and converts total sales to taxable sales per square foot to account for a small portion of non-taxable goods sold.[3] Represents a discount factor to account for taxable sales transactions that may shift from the City's existing retail centers to those included in the Project. Applied only to Retail uses within the Project.

Occupied Building Square Feet
Occupied Building Square Feet
Total Taxable SalesTotal Taxable Sales
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APPENDIX C:

General Fund Expenditure Analysis
Table C-1 Expenditure-Estimating Procedures Based on
City of Lathrop FY 2020-21 Budget ................................ G-16 Table C-2 Estimated Annual General Fund Expenditures .................. G-17 ATTACHMENT 1 - ITEM 5.1
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Table C-1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaExpenditure-Estimating Procedures Based on City of Manteca FY 2020-21 Budget (2020$) FY 2020-21 FY 2020-21 Population
Estimating Budgeted Less Offsetting Net City or Persons FY 2020-21 Adjustment Net FY 2019-20 Item Procedure Expenditures [1] Revenue Expenditures Served Avg. Cost Factor [2] Avg. Cost General Fund Expenditures
General Government
Legislation and Policy Persons Served $1,569,362 - $1,569,362 95,300 $16.47 100% $16.47Legal Services Persons Served $920,326 - $920,326 95,300 $9.66 100% $9.66 City Administration Persons Served $1,276,411 ($475,458) $800,953 95,300 $8.40 100% $8.40 Public Works Administration Persons Served $1,709,398 ($1,554,893) $154,505 95,300 $1.62 100% $1.62Non Departmental Persons Served $9,181,518 - $9,181,518 95,300 $96.34 100% $96.34 Human Resources Persons Served $1,644,221 - $1,644,221 95,300 $17.25 100% $17.25Fiscal and Revenue Management Persons Served $1,713,751 ($822,631) $891,120 95,300 $9.35 100% $9.35 Economic and Community Development Persons Served $365,978 - $365,978 95,300 $3.84 200% $7.68 Fleet Maintenance Persons Served $450,675 - $450,675 95,300 $4.73 100% $4.73 Subtotal General Government $18,831,640 ($2,852,981) $15,978,659 Public Safety
Police Protection [3] Persons Served $19,436,258 ($840,780) $18,595,478 95,300 $195.13 100% $195.13Animal Services Persons Served $450,319 ($252,635) $197,684 95,300 $2.07 100% $2.07Fire Protection [3] [4] Persons Served $10,890,170 ($1,792,064) $9,098,106 95,300 $95.47 100% $95.47Subtotal Public Safety $30,776,747 ($2,885,479) $27,891,268 Parks, Recreation, and Community Services
Parks Maintenance Per Capita $2,988,546 ($55,000) $2,933,546 84,800 $34.59 100% $34.59 Library Per Capita $133,160 - $133,160 84,800 $1.57 100% $1.57 Recreational and Senior Services Per Capita $996,298 - $996,298 84,800 $11.75 100% $11.75 Subtotal Parks, Recreation, and Community Svcs $4,118,004 ($55,000) $4,063,004 Public Utilities
Storm Drainage Persons Served $671,420 - $671,420 95,300 $7.05 100% $7.05 Subtotal Public Utilities $671,420 - $671,420
Transportation
Streets Persons Served $474,170 - $474,170 95,300 $4.98 100% $4.98 Subtotal Transportation $474,170 - $474,170
Total General Fund Expenditures $54,871,981 ($5,793,460) $49,078,521 exp
Source: City of Manteca FY 2020-21 Final Budget including Midyear Budget Amendments (Current as of March 10, 2021); EPS.[1] Includes midyear budget amendments as provided by City staff, current as of March 10, 2021.[2] An adjustment factor may be used to reflect the fact that new employees may not increase certain General Fund department expenditures at a 1:1 ratio. This analysis does not assume an adjustment at this time.

City of
Manteca
[3] Police and Fire protection expenditures included reflect only City General Fund Police expenditures and excludes any Measure M funded expenditures (Fund 320) for one-time capital expenditures included in the public safety endowment fund (Fund 330). [4] It is anticipated that Project development would result in the need for an additional fire station to serve the Project area to the south of the City prior to development of the first phase of the Project, based on information provided by the Fire Chief. This ongoing operations of a new fire station in the initial phase of Project development (2020 - 2025).

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Table C-2Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaEstimated Annual General Fund Expenditures (2020$)Expenditure Category 2025 2030 2035 2040 2050 Buildout (2060) General Fund
General Government
Legislation and Policy $170,100 $291,904 $406,182 $451,421 $460,942 $465,617Legal Services $99,753 $171,182 $238,199 $264,728 $270,311 $273,053City Administration $86,814 $148,979 $207,303 $230,391 $235,250 $237,636Public Works Administration $16,747 $28,738 $39,989 $44,443 $45,380 $45,840 Non Departmental $995,169 $1,707,778 $2,376,361 $2,641,030 $2,696,729 $2,724,083Human Resources $178,214 $305,828 $425,557 $472,954 $482,929 $487,827Fiscal and Revenue Management $96,587 $165,750 $230,640 $256,328 $261,733 $264,388Economic and Community Development $79,335 $136,145 $189,445 $210,544 $214,985 $217,166Fleet Maintenance $48,848 $83,826 $116,644 $129,635 $132,369 $133,712 Subtotal General Government $1,771,567 $3,040,130 $4,230,319 $4,701,475 $4,800,628 $4,849,324 Public Safety
Police Protection $2,015,532 $3,458,790 $4,812,882 $5,348,922 $5,461,729 $5,517,131Animal Services $21,427 $36,770 $51,165 $56,863 $58,062 $58,651 Fire Protection [2] $1,700,000 $1,692,263 $2,354,772 $2,617,037 $2,672,230 $2,699,336Subtotal Public Safety $3,736,959 $5,187,822 $7,218,819 $8,022,822 $8,192,021 $8,275,118 Parks, Recreation, and Community Services
Parks Maintenance $181,171 $368,082 $492,561 $534,197 $534,197 $534,197Library $8,224 $16,708 $22,358 $24,248 $24,248 $24,248 Recreational and Senior Services $61,530 $125,009 $167,285 $181,425 $181,425 $181,425Subtotal Parks, Recreation, and Community Svcs $250,925 $509,799 $682,204 $739,871 $739,871 $739,871 Public Utilities
Storm Drainage $72,774 $124,885 $173,777 $193,132 $197,205 $199,205Subtotal Public Utilities $72,774 $124,885 $173,777 $193,132 $197,205 $199,205 Transportation
Streets $51,394 $88,196 $122,725 $136,393 $139,270 $140,682 Subtotal Transportation $51,394 $88,196 $122,725 $136,393 $139,270 $140,682 Total Annual General Fund Expenditures $5,883,619 $8,950,832 $12,427,844 $13,793,693 $14,068,994 $14,204,200 exp est
Source: City of Manteca FY 2020-21 Adopted Budget; EPS.[1] Annual expenditure estimated on a per persons served or per capita basis. Refer to Table C-1 for estimating procedure and Table A-5 for population and employment estimates.

Estimated Annual Expenditure [1]
City of
Manteca
[2] Based on information provided by the Fire Chief, it is anticipated that an additional fire station would be required to service Project development south of the City. Staffing for an additional Fire station would consist of Three Fire Captains, Three Fire engineers, Three Firefighters and two Firefighter floaters. It is estimated that staffing and operations of this station would result in annual expenditures equalling $1,700,000 annually, based on information provided by the Manteca Fire Department. The ongoing annual operational costs of a new fires station is included in the initial phase of the development. It is assumed that this cost is captured in the annual expenditures calculated using the multiplier method for all remaining phases.

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APPENDIX D:

Supporting Tables for
Revenue and Expenditure Analysis
Table D-1 Preliminary Property Tax Allocations for
Annexation Area ......................................................... G-18 Table D-2 Cumulative Assessed Valuation ..................................... G-19 Table D-3 Estimated Average Annual Household Income ................. G-20 Table D-4 Total and Taxable Retail Sales per Square Feet ................ G-21 ATTACHMENT 1 - ITEM 5.1
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Table D-1Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaPreliminary Property Tax Allocations for Annexation Areas Tax Code Entity TRA 102-136 TRA 102-001 TRA 102-136 TRA 102-001 Total Formula a b e f g = e + f h e = d * $396,888 f = e / $1,197,578 Subject to Detachment
10001 County General 20.32600% 20.29360% $228,594 $14,804 $243,398 80% $317,510 26.51271%10527 Road District 5 3.97920% 3.97840% $44,751 $2,902 $47,653 - - 0.00000%14901 Lathrop-Manteca Rural Fire 8.83690% 8.84610% $99,384 $6,453 $105,837 - - 0.00000%40200 City of Manteca 0.00000% 0.00000% - - - 20% $79,378 6.62818% Subtotal 33.14210% 33.11810% $372,728 $24,160 $396,888 100% $396,888 33.14089% Not Subject to Detachment
10618 County Library 1.63940% 1.63910% $18,437 $1,196 $19,633 - $19,633 1.63940%12601 Manteca Unified Schools 26.94230% 26.93720% $303,000 $19,651 $322,650 - $322,650 26.94192%13001 S.J. Delta Comm College 3.64750% 3.64670% $41,021 $2,660 $43,681 - $43,681 3.64745%13201 County Office Of Education 1.28960% 1.31780% $14,501 $961 $15,463 - $15,463 1.29115%16001 Sjc Flood Control 0.16000% 0.15990% $1,799 $117 $1,916 - $1,916 0.15997%21901 Sjc Mosquito Abatement 0.71800% 0.71790% $8,075 $524 $8,598 - $8,598 0.71797%24601 South San Joaquin Irrigation 5.41160% 5.41660% $60,861 $3,951 $64,813 - $64,813 5.41200%41100 ERAF - Educational Revenue Augmentation Fund 27.04950% 27.04670% $304,205 $19,731 $323,936 - $323,936 27.04926% Subtotal 66.85790% 66.88190% $751,899 $48,791 $800,690 0% $800,690 66.85911% Total 100.00000% 100.00000% $1,124,627 $72,951 $1,197,578 100% $1,197,578 100.00000% TRA
Source: San Joaquin County Auditor-Controller; EPS.[1] Provided by the San Joaquin County Auditor-Controller.[2] Based on the most recent tax-sharing agreement between San Joaquin County and the City of Manteca dated November 2018 related to annexed areas to the City.

Post-ERAF
Distribution
Gross Revenue
(FY 2019-20) [1]
City of
Manteca
Property Tax
Sharing
Agreement [2]
Existing Tax Rate Area (TRA) Post Annexation Average
Post-ERAF Distribution [1] Base
Revenue
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Table D-2Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaCumulative Assessed Valuation (2020$)Item 2025 2030 2035 2040 2050 Buildout (2060)Development Projections in Current City Limits Residential Land Uses per Unit
Low Density Residential $500,000 $528,625,000 $1,090,125,000 $1,585,625,000 $1,779,625,000 $1,779,625,000 $1,779,625,000High Density Residential $200,000 $93,800,000 $147,600,000 $147,600,000 $147,600,000 $147,600,000 $147,600,000Subtotal Residential $622,425,000 $1,237,725,000 $1,733,225,000 $1,927,225,000 $1,927,225,000 $1,927,225,000 Nonresidential Land Uses per Sq. Ft.

Retail Commercial $250 $155,706,267 $426,016,933 $694,275,600 $779,818,533 $879,818,533 $928,930,533Office Commercial $250 $38,926,567 $106,504,233 $173,568,900 $194,954,633 $219,954,633 $232,232,633Industrial $100 $362,560,925 $399,818,925 $418,574,125 $418,574,125 $418,574,125 $418,574,125Subtotal Nonresidential $557,193,758 $932,340,092 $1,286,418,625 $1,393,347,292 $1,518,347,292 $1,579,737,292 Total All Land Uses $1,179,618,758 $2,170,065,092 $3,019,643,625 $3,320,572,292 $3,445,572,292 $3,506,962,292 Development Projections in Annexation Areas
Residential Land Uses per Unit
Low Density Residential $500,000 $137,875,000 $345,375,000 $429,875,000 $429,875,000 $429,875,000 $429,875,000Subtotal Residential $137,875,000 $345,375,000 $429,875,000 $429,875,000 $429,875,000 $429,875,000 Nonresidential Land Uses per Sq. Ft.

Retail Commercial $250 - - $57,375,000 $95,625,000 $95,625,000 $95,625,000Industrial $100 - - $113,140,200 $188,567,000 $188,567,000 $188,567,000Subtotal Nonresidential - - $170,515,200 $284,192,000 $284,192,000 $284,192,000 Total All Land Uses $137,875,000 $345,375,000 $600,390,200 $714,067,000 $714,067,000 $714,067,000 Total City of Manteca Development Projections
Residential Land Uses per Unit
Low Density Residential $500,000 $666,500,000 $1,435,500,000 $2,015,500,000 $2,209,500,000 $2,209,500,000 $2,209,500,000High Density Residential $200,000 $93,800,000 $147,600,000 $147,600,000 $147,600,000 $147,600,000 $147,600,000Subtotal Residential $760,300,000 $1,583,100,000 $2,163,100,000 $2,357,100,000 $2,357,100,000 $2,357,100,000 Nonresidential Land Uses per Sq. Ft.

Retail Commercial $250 $155,706,267 $426,016,933 $751,650,600 $875,443,533 $975,443,533 $1,024,555,533Office Commercial $250 $38,926,567 $106,504,233 $173,568,900 $194,954,633 $219,954,633 $232,232,633Industrial $100 $362,560,925 $399,818,925 $531,714,325 $607,141,125 $607,141,125 $607,141,125Subtotal Nonresidential $557,193,758 $932,340,092 $1,456,933,825 $1,677,539,292 $1,802,539,292 $1,863,929,292 Total All Land Uses $1,317,493,758 $2,515,440,092 $3,620,033,825 $4,034,639,292 $4,159,639,292 $4,221,029,292

TRUE TRUE TRUE TRUE TRUE TRUE
AV
Source: Costar; CBRE; The Gregory Group; EPS.[1] Refer to Table A-5 for details.

Rounded
Value per
Unit/Sq. Ft.
[1]
Total Assessed Value (2020$)
City of
Manteca
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Table D-3Mossdale Tract Infrastructure Finance PlanFiscal Impact Analysis - City of MantecaEstimated Average Annual Household Income (2020$) Taxable Annual Taxable
Estimated Total Annual Estimated Expenditures Expenditures Home Mortgage Household as a Percentage per Household
Residential Land Use Value [1] or Rent [2] Income [3] of Income [4] (Rounded) Owner-Occupied Residential
Low Density Residential $500,000 $35,767 $102,000 23% $24,000 Renter-Occupied Residential
High Density Residential $200,000 $18,000 $51,000 30% $15,000 income
Source: Costar; Gregory Group; Bureau of Labor Statistics; EPS.[1] See Table A-5 for detail on estimated values for residential units. [4] Based on household expenditures data from the Bureau of Labor Statistics, 2018 Consumer Expenditure Survey. [2] Based on a 5%, 30-year fixed-rate mortgage with a 20% down payment, $150 monthly Homeowner's association dues and 2% annual taxes and insurance. High density residential based on an average monthly rent assumption of $1,500 based on data on similar multifamily residential obtained from Costar, September 2019 with an average unit size of 1,000 square feet. [3] Assumes 35% of income dedicated to housing costs (mortgage, taxes, insurance, and HOA dues) or rent payments. Rounded to the nearest $1,000.

Total Retail Sales per Square Foot
Original
Data
[see Note]
Escalated
Data
(2019$) [1]
Total Retail Sales by Shopping Center Type
Neighborhood Community Regional
Source: BizMiner 2016; ULI Dollars & Cents 2008; State of California Board of Equalization (BOE) Publication 61; Bureau of Labor Statistics, "CPI-All Urban Consumers (Current Series) - West Urban"; RetailSails http://retailsails.files.wordpress.com/2011/09/rs_spsf.pdf; eMarketer pulled February 2019; respective annual 10-K reports; EPS.

Sales per square foot for Food and Beverage stores estimated based on the averages from BizMiner, RetailSales, eMarketer, and annual 10-K reports, escalated to 2020$.

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ATTACHMENT 1 - ITEM 5.1
ATTACHMENT H:

Stockton Fiscal Impact Analysis
ATTACHMENT 1 - ITEM 5.1
ATTACHMENT 1 - ITEM 5.1
List of Tables
Table 1 Summary of Annual Surplus/Deficits ............................................................. H-1 Table 2 Estimated Annual Revenues and Expenditures ............................................... H-2 ATTACHMENT 1 - ITEM 5.1
DRAFT
Table 1Mossdale Tract Infrastructure Finance Plan Fiscal Impact Analysis - City of StocktonSummary of Annual Surplus/Deficits (2020$)Item 2025 [1] 2030 2035 2040 2050 Buildout (2060)Annual Fiscal Impact Summary Prior to EIFD Allocation
Annual General Fund Revenues $1,352,000 $2,886,000 $4,905,000 $7,103,000 $10,075,000 $11,239,000Annual General Fund Expenditures $2,988,000 $3,708,000 $4,730,000 $5,582,000 $6,348,000 $6,624,000Net General Fund Surplus/(Deficit) ($1,639,000) ($920,000) ($6,000) $1,244,000 $3,367,000 $4,238,000 Net of EIFD Allocation - Maximum Tax Rate
EIFD Contribution [2] ($2,800) ($98,700) ($181,000) ($277,600) ($360,600) ($377,700) Net General Fund Surplus/(Deficit) ($1,641,800) ($1,018,700) ($187,000) $966,400 $3,006,400 $3,860,300 Net of EIFD Allocation - Variable Tax Rate
EIFD Contribution [2] ($2,800) ($64,200) ($86,000) ($131,900) ($81,100) ($85,000) Net General Fund Surplus/(Deficit) ($1,641,800) ($984,200) ($92,000) $1,112,100 $3,285,900 $4,153,000 sum
Source: EPS.[2] EIFD Contribution represents the portion of City property tax revenues diverted to the EIFD. Refer to Table B-3 for details.

Estimated Annual Revenues/Expenditures (Rounded)
City of
Stockton
[1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

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Table 2Mossdale Tract Infrastructure Finance Plan Fiscal Impact Analysis - City of StocktonEstimated Annual Revenues and Expenditures (2020$)Item 2025 [1] 2030 2035 2040 2050 Buildout (2060)Annual General Fund Revenues Property Tax $277,700 $493,500 $905,000 $1,388,200 $1,803,100 $1,888,400Property Tax in Lieu of VLF $196,300 $381,800 $692,400 $1,051,200 $1,417,800 $1,530,300Property Transfer Tax $9,400 $14,900 $23,700 $33,600 $43,300 $46,300Sales and Use Tax $657,400 $1,556,300 $2,559,600 $3,636,900 $5,530,500 $6,384,400Prop. 172 Public Safety Sales Tax $24,400 $57,700 $94,900 $134,800 $205,000 $236,600Utility User Taxes $103,000 $211,200 $348,000 $474,600 $594,500 $637,800Franchise Taxes $44,600 $91,400 $150,600 $205,500 $257,400 $276,100Transient Occupancy Tax $8,200 $16,800 $27,700 $37,800 $47,300 $50,800Business License Tax $29,900 $61,200 $100,900 $137,500 $172,300 $184,800Licenses and Permits $600 $1,300 $2,100 $2,900 $3,600 $3,900Total Annual General Fund Revenue $1,351,500 $2,886,100 $4,904,900 $7,103,000 $10,074,800 $11,239,400 Annual General Fund Expenditures
General Government Administration $52,800 $108,200 $178,200 $243,100 $304,500 $326,700Police Services $404,000 $828,100 $1,364,300 $1,860,600 $2,330,700 $2,500,300Fire Services $136,500 $279,700 $460,800 $628,500 $787,300 $844,600Fire Station Expenditures $2,300,000 $2,300,000 $2,300,000 $2,300,000 $2,300,000 $2,300,000Public Works $50,200 $103,000 $169,600 $231,300 $289,800 $310,900 Economic Development $4,100 $8,500 $13,900 $19,000 $23,800 $25,500 Office of Violence Prevention $6,200 $12,700 $20,900 $28,500 $35,700 $38,300 Library and Recreation (prior to 2034) $17,900 $34,600 - - - - Library and Recreation (2034 and beyond) - - $171,600 $206,800 $206,800 $206,800Entertainment Venues $11,400 $22,000 $33,200 $40,100 $40,100 $40,100 Downtown Marina $700 $1,400 $2,100 $2,500 $2,500 $2,500 Golf Courses $1,300 $4,200 $7,000 $9,500 $11,900 $12,800 Development Services $2,500 $5,200 $8,500 $11,600 $14,500 $15,600 Total Annual General Fund Expenditures $2,987,600 $3,707,600 $4,730,100 $5,581,500 $6,347,600 $6,624,100 EIFD Contribution [2]
Maximum Tax Rate ($2,800) ($98,700) ($181,000) ($277,600) ($360,600) ($377,700)Variable Tax Rate ($2,800) ($64,200) ($86,000) ($131,900) ($81,100) ($85,000) Net General Fund Surplus/(Deficit)
Prior to EIFD Allocation ($1,636,100) ($821,500) $174,800 $1,521,500 $3,727,200 $4,615,300Net of EIFD Allocation - Maximum Tax ($1,638,900) ($920,200) ($6,200) $1,243,900 $3,366,600 $4,237,600 Net of EIFD Allocation - Variable Tax ($1,638,900) ($885,700) $88,800 $1,389,600 $3,646,100 $4,530,300 det sum
Source: EPS.[2] EIFD Contribution represents the portion of City property tax revenues diverted to the EIFD. Refer to Table B-3 for details.

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APPENDICES:

General Assumptions
Table A-1 General Assumptions ..................................................... H-3 Table A-2 Cumulative Land Use Projections ..................................... H-4 Table A-3 Cumulative Occupied Dwelling Units and
Building Square Footage ................................................. H-5 Table A-4 Cumulative Estimated Population and Employees ............... H-6 Table A-5 Land Use Assumptions ................................................... H-7 ATTACHMENT 1 - ITEM 5.1
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Table A-1Mossdale Tract Infrastructure Finance Plan Fiscal Impact Analysis - City of StocktonGeneral AssumptionsItem AssumptionGeneral Assumptions Fiscal Year of Budget Analysis [1] FY 2020-21Base Fiscal Year of Potential EIFD [2] FY 2022-23 General Demographic Characteristics
City of Stockton
Population [3] 318,522Employees [4] 123,000City of Stockton Persons Served [5] 380,022 gen assumps
Source: California Department of Finance; EDD; U.S. Census LED; EPS.[5] Persons served is defined as total population plus half of total employees. Used to estimate specific revenues and expenditures that are assumed to be impacted by growth in resident and employment populations and to avoid double counting of employees who reside in the City.

City of
Stockton
[1] Reflects the City of Stockton Fiscal Year 2020-21 adopted budget. Revenues and expenditures are in 2020 dollars. This analysis does not reflect changes in values resulting from inflation or appreciation.[3] Based on population estimates from the California Department of Finance (DOF) data for January 1, 2020.[4] US Census Onthemap.ces.census.gov estimated a total of 109,746 jobs in Stockton, CA in 2018. California EDD reports an annual average growth rate of 0.95% since 2018 for the Stockton-Lodi MSA. EPS adjusted the 2018 employment figure to arrive at a 2020 employment estimate using this growth rate and further increased the total by 10% to account for self-employed workers. Estimate is rounded to the nearest hundred employees.[2] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

Dwelling
Units
Building
Sq. Ft.

Development Projections in Current City Limits [2]
Residential Land Uses [4]
Low Density Residential 187 - 187 - 187 - 187 - 187 - 187 - High Density Residential 75 - 375 - 695 - 888 - 888 - 888 - Subtotal Residential 262 - 562 - 882 - 1,075 - 1,075 - 1,075 - Nonresidential Land Uses
Retail Commercial [5] - 151,652 - 239,152 - 326,652 - 414,152 - 589,152 - 609,207Office Commercial [5] - 64,994 - 102,494 - 139,994 - 177,494 - 252,494 - 261,089Industrial - - - - - 1,104,150 - 2,864,525 - 3,920,750 - 3,920,750 Subtotal Nonresidential - 216,645 - 341,645 - 1,570,795 - 3,456,170 - 4,762,395 - 4,791,045Total All Land Uses 262 216,645 562 341,645 882 1,570,795 1,075 3,456,170 1,075 4,762,395 1,075 4,791,045 Development Projections in Annexation Areas [3]
Nonresidential Land Uses
Retail Commercial [5] - 162,500 - 512,500 - 887,500 - 1,287,500 - 2,028,500 - 2,433,600 Subtotal Nonresidential - 162,500 - 512,500 - 887,500 - 1,287,500 - 2,028,500 - 2,433,600Total All Land Uses - 162,500 - 512,500 - 887,500 - 1,287,500 - 2,028,500 - 2,433,600 Total City of Stockton Development Projections
Residential Land Uses [4]
Low Density Residential 187 - 187 - 187 - 187 - 187 - 187 - High Density Residential 75 - 375 - 695 - 888 - 888 - 888 - Subtotal Residential 262 - 562 - 882 - 1,075 - 1,075 - 1,075 - Nonresidential Land Uses
Retail Commercial [5] - 314,152 - 751,652 - 1,214,152 - 1,701,652 - 2,617,652 - 3,042,807Office Commercial [5] - 64,994 - 102,494 - 139,994 - 177,494 - 252,494 - 261,089Industrial - - - - - 1,104,150 - 2,864,525 - 3,920,750 - 3,920,750 Subtotal Nonresidential - 379,145 - 854,145 - 2,458,295 - 4,743,670 - 6,790,895 - 7,224,645Total All Land Uses 262 379,145 562 854,145 882 2,458,295 1,075 4,743,670 1,075 6,790,895 1,075 7,224,645

TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE TRUE lu
Source: City of Stockton; LWA; EPS.[4] For the purpose of this analysis, low density residential is considered to be owner-occupied and high density residential is assumed to be renter-occupied. [1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.[5] Nonresidential commercial land use projections provided by the City reflect a general commercial land use designation. This analysis assumes general commercial will comprise both retail and office land uses. EPS determined a preliminary estimated allocation of retail and office space based on the existing proportion of retail and office space in the City, the City's current General Plan, and the proposed land use plans of anticipated development projects within the EIFD boundary.

City of
Stockton
Cumulative Dwelling Units/Building Square Footage
2025 [1] 2030 2035 2040 2050 Buildout (2060)
[3] Includes development projections in the future Stockton Annexation Area.[2] Development projections were provided by LWA and are based on land use data provided by the City as of February, 2020. Includes development projections in Weston Ranch and the South Airport Area.

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Table A-3Mossdale Tract Infrastructure Finance Plan Fiscal Impact Analysis - City of StocktonCumulative Occupied Dwelling Units and Building Square Footage Vacancy
Land Use Rate [1] 2025 2030 2035 2040 2050 Buildout (2060) Development Projections in Current City Limits
Residential Land Uses
Low Density Residential 6.0% 176 176 176 176 176 176
High Density Residential 6.0% 71 353 653 835 835 835
Subtotal Residential Land Uses 246 528 829 1,010 1,010 1,010 Nonresidential Land Uses
Retail Commercial 7.5% 140,278 221,215 302,153 383,090 544,965 563,516Office Commercial 7.5% 60,119 94,806 129,494 164,181 233,556 241,507Industrial 7.5% - - 1,021,339 2,649,686 3,626,694 3,626,694 Subtotal Nonresidential 200,397 316,022 1,452,985 3,196,957 4,405,215 4,431,717 Development Projections in Annexation Areas
Nonresidential Land Uses
Retail Commercial 7.5% 150,313 474,063 820,938 1,190,938 1,876,363 2,251,080Subtotal Nonresidential 150,313 474,063 820,938 1,190,938 1,876,363 2,251,080 Total City of Stockton Development Projections
Residential Land Uses
Low Density Residential 6.0% 176 176 176 176 176 176High Density Residential 6.0% 71 353 653 835 835 835Subtotal Residential Land Uses 246 528 829 1,010 1,010 1,010 Nonresidential Land Uses
Retail Commercial 7.5% 290,590 695,278 1,123,090 1,574,028 2,421,328 2,814,596Office Commercial 7.5% 60,119 94,806 129,494 164,181 233,556 241,507Industrial 7.5% - - 1,021,339 2,649,686 3,626,694 3,626,694Subtotal Nonresidential 350,709 790,084 2,273,923 4,387,895 6,281,578 6,682,797

TRUE TRUE TRUE TRUE TRUE TRUE
occupied
Source: California Department of Finance; City of Stockton; Costar; LWA; EPS.[1] For details pertaining to vacancy rate assumptions, refer to Table A-5.

Occupied Dwelling Units/Building Square Feet
Occupied Dwelling Units
Occupied Building Square Feet
City of
Stockton
Occupied Building Square Feet
Occupied Dwelling Units
Occupied Building Square Feet
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Table A-4Mossdale Tract Infrastructure Finance Plan Fiscal Impact Analysis - City of StocktonCumulative Estimated Population and Employees Assumption
Land Use [1] 2025 2030 2035 2040 2050 Buildout (2060)
Project Residents
Residential Land Uses PPH
Low Density Residential 3.30 580 580 580 580 580 580High Density Residential 2.50 176 881 1,633 2,087 2,087 2,087Subtotal Residential Land Uses 756 1,461 2,213 2,667 2,667 2,667 Total Resident Population 756 1,461 2,213 2,667 2,667 2,667 Project Employees
Nonresidential Land Uses Sq. Ft. per Emp.

Retail Commercial 400 726 1,738 2,808 3,935 6,053 7,036Office Commercial 400 150 237 324 410 584 604Industrial 2,000 0 0 511 1,325 1,813 1,813 Subtotal Nonresidential 877 1,975 3,642 5,670 8,451 9,454 Total Employee Population 877 1,975 3,642 5,670 8,451 9,454 Project Persons Served 1,195 2,449 4,034 5,502 6,892 7,394 pop
Source: California Department of Finance; EPS. [1] For persons per household and square feet per employee assumptions, refer to Table A-5.

Estimated Population/Employees
City of
Stockton
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Table A-5Mossdale Tract Infrastructure Finance Plan Fiscal Impact Analysis - City of StocktonLand Use Assumptions Persons Per
Estimated Property Household/
Assessed Turnover Vacancy Sq. Ft. per
Land Use Value [1] Rate [2] Rate [3] Employee [4]
Residential Land Uses per Unit PPH
Low Density Residential $425,000 14.3% 6.0% 3.30High Density Residential $200,000 6.7% 6.0% 2.50 Nonresidential Land Uses per Sq. Ft. Sq. Ft. per Emp.

Retail Commercial $250 5.0% 7.5% 400Office Commercial $250 5.0% 7.5% 400Industrial $100 5.0% 7.5% 2,000 lu assum
Source: The Gregory Group; Costar; Colliers, International; CBRE; US Census; EPS.[1] Residential assessed values are based on sales data of comparable products as obtained through The Gregory Group for the last 4 quarters (Q3 2018 through Q2 2019). Nonresidential values per square foot based on comparable transaction data for transactions made in San Joaquin County since 2005 obtained from Costar, data accessed on March 25, 2021. Commercial retail and office categories are a blended average of retail and commercial uses. [2] Owner-occupied residential (low density) assumed to turn over once every 7 years and renter-occupied (high density) residential is assumed to turn over once every 15 years. Nonresidential uses are assumed to turn over once every 20 years.

City of
Stockton
[3] Residential vacancy rates obtained from the US Census American Community Survey, 2018 estimates, for San Joaquin County. Commercial and industrial vacancy rates based on Q3 2019 Costar and Q3 2019 Colliers International market reports for the Stockton/Modesto area.[4] Persons per household figures obtained from the US Census American Community Survey, 2018 estimates. Square feet per employee values are based on empirical research for proposed land uses.

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APPENDIX B:

General Fund Revenue Analysis
Table B-1 Revenue-Estimating Procedures Based on
City of Lathrop FY 2020-21 Budget .................................. H-8 Table B-2 Estimated Annual General Fund Revenues ........................ H-9 Table B-3 Estimated Annual Property Tax Revenues (2 pages) ......... H-10 Table B-4 Real Property Transfer Tax ........................................... H-12 Table B-5 Estimated Annual Taxable Sales and Use Tax Revenue ..... H-13 Table B-5A Estimated Annual Taxable Sales from Proposed Development, Market Support Method ............................ H-14 Table B-5B Estimated Annual Taxable Sales from
Onsite Nonresidential ................................................... H-15 ATTACHMENT 1 - ITEM 5.1
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Table B-1Mossdale Tract Infrastructure Finance Plan Fiscal Impact Analysis - City of StocktonRevenue-Estimating Procedures Based on City of Stockton FY 2020-21 Budget (2020$) FY 2020-21 FY 2020-21
Budgeted Budgeted
Estimating Case Study General Fund Offsetting Net General Service Revenue Item Procedure Reference Revenues Revenue Fund Revenues Population [1] Multiplier General Fund Revenues
Taxes
Property Tax Case Study Table B-3 $37,023,000 - $37,023,000 N/A - Property Tax in Lieu of VLF Case Study Table B-3 $25,626,000 - $25,626,000 N/A - Property Transfer Tax Case Study Table B-4 $780,000 - $780,000 N/A - Sales and Use Tax Case Study Table B-5 $43,229,000 - $43,229,000 N/A - Measure A Transaction Tax [2] - $28,472,000 - $28,472,000 N/A - Prop. 172 Public Safety Sales Tax Case Study Table B-5 $1,602,000 - $1,602,000 N/A - Utility User Taxes Persons Served - $32,780,000 - $32,780,000 380,022 $86.26Franchise Taxes Persons Served - $14,191,000 - $14,191,000 380,022 $37.34Transient Occupancy Tax Persons Served - $2,609,000 - $2,609,000 380,022 $6.87Business License Tax Persons Served - $9,500,000 - $9,500,000 380,022 $25.00Total Taxes $195,812,000 - $195,812,000 N/A - Licenses and Permits Persons Served - $530,735 ($329,550) $201,185 380,022 $0.53Intergovernmental Revenue [3] - $3,106,730 ($85,000) $3,021,730 N/A - Charges for Services [4] - $9,033,455 ($8,976,275) $57,180 N/A - Uses of Money and Property [3] - $6,111,582 ($378,804) $5,732,778 N/A - Sale of Fixed Assets [3] - $100,000 - $100,000 N/A - Fines and Forfeitures [4] - $1,057,657 ($843,655) $214,002 N/A - Reimbursements/Other Revenue [3] - $7,330,167 ($2,079,215) $5,250,952 N/A - Subtotal General Fund Revenue $223,082,326 ($12,692,499) $210,389,827 Transfers In [3] - $368,000 - $368,000 N/A -
Total General Fund Revenue $223,450,326 ($12,692,499) $210,757,827 rev
Source: City of Stockton Fiscal Year 2020-21 Approved Annual Budget; EPS.[1] Refer to Table A-1.[4] Based on the City of Stockton Fiscal Year 2020-21 Approved Annual Budget, these revenue categories are fully offset by expenditures as shown on Table C-1.[3] These revenue sources are not anticipated to be impacted by development included in this analysis. [2] Measure A is a 0.75% transaction and use tax approved by voters in November 2013 and is set to expire in 2024 or sooner if certain conditions are met. As it is unknown if Measure A will be extended beyond the initial 10 year period, it has been excluded from this analysis.

City of
Stockton
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Table B-2Mossdale Tract Infrastructure Finance Plan Fiscal Impact Analysis - City of StocktonEstimated Annual General Fund Revenues (2020$) Case Study
Revenue Category Reference 2025 2030 2035 2040 2050 Buildout (2060) General Fund Revenues
Property Tax Table B-3 $277,700 $493,500 $905,000 $1,388,200 $1,803,100 $1,888,400Property Tax in Lieu of VLF Table B-3 $196,300 $381,800 $692,400 $1,051,200 $1,417,800 $1,530,300 Property Transfer Tax Table B-4 $9,400 $14,900 $23,700 $33,600 $43,300 $46,300Sales and Use Tax Table B-5 $657,400 $1,556,300 $2,559,600 $3,636,900 $5,530,500 $6,384,400 Prop. 172 Public Safety Sales Tax Table B-5 $24,400 $57,700 $94,900 $134,800 $205,000 $236,600Utility User Taxes - $103,000 $211,200 $348,000 $474,600 $594,500 $637,800Franchise Taxes - $44,600 $91,400 $150,600 $205,500 $257,400 $276,100Transient Occupancy Tax - $8,200 $16,800 $27,700 $37,800 $47,300 $50,800Business License Tax - $29,900 $61,200 $100,900 $137,500 $172,300 $184,800Licenses and Permits - $600 $1,300 $2,100 $2,900 $3,600 $3,900 Total General Fund Revenue $1,351,500 $2,886,100 $4,904,900 $7,103,000 $10,074,800 $11,239,400 EIFD Contribution - Maximum Tax Rate
Less EIFD Contribution ($2,777) ($98,702) ($181,000) ($277,645) ($360,630) ($377,672) Net General Fund Revenues $1,348,723 $2,787,398 $4,723,900 $6,825,355 $9,714,170 $10,861,728 EIFD Contribution - Variable Tax Rate
Less EIFD Contribution ($2,777) ($64,156) ($85,975) ($131,881) ($81,142) ($84,976) Net General Fund Revenues $1,348,723 $2,821,944 $4,818,925 $6,971,119 $9,993,658 $11,154,424 rev est
Source: City of Stockton Fiscal Year 2020-21 Approved Annual Budget; EPS.

Estimated Annual Revenue (Rounded)
City of
Stockton
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Manteca City CouncilApril 18, 2022

Manteca City Council
April 18, 2022