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Packet Pg. 246 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) 8 the conditions on its part to be performed or satisfied under the Formation Documents and the Authority Documents at or prior to the Closing.
(6) 15c2-12 Certificate. A certificate, dated the date of the Preliminary Official Statement, from the Authority deeming the Preliminary Official Statement final for purposes of the Rule.
(7) Certificate of Fiscal Agent. A certificate, dated the Closing Date, signed by a duly authorized officer of the Fiscal Agent, to the effect that (i) the Fiscal Agent is a national banking association, duly organized and validly existing and in good standing under the laws of the United States, having full power and being qualified to enter, accept and administer the trust created under the Fiscal Agent Agreement and, (ii) all approvals, consents and orders of any governmental authority or agency having jurisdiction in the matter that would constitute a condition precedent to the performance by the Fiscal Agent of its duties and obligations under the Fiscal Agent Agreement have been obtained and are in full force and effect, and (iii) the acceptance of the duties and obligations of the Fiscal Agent under the Fiscal Agent Agreement and the consummation of the transactions on the part of the Fiscal Agent contemplated therein, and the compliance by the Fiscal Agent with the terms, conditions and provisions thereof do not contravene any provisions of applicable law of regulation or any order or decree, writ or injunction of the Articles of Incorporation or Bylaws of the Fiscal Agent, and, to the best of such officer’s knowledge, will not require the consent under, or result in a beach of or default under, any resolution, agreement or other instrument to which the Fiscal Agent is a party or by which it may be bound. (8) Opinion of Counsel to Fiscal Agent. An opinion of counsel to the Fiscal Agent, dated the Closing Date, addressed to the Underwriter and the Authority, to the effect that (i) the Fiscal Agent is duly organized and validly existing under the laws of the United States, having full power and being qualified to enter into, accept and agree to the provisions of the Fiscal Agent Agreement and (ii) the Fiscal Agent Agreement has been duly authorized, executed and delivered by the Fiscal Agent and, assuming due authorization, execution and delivery by the other respective parties thereto, constitute the valid and binding obligations of the Fiscal Agent enforceable in accordance with its respective terms, subject to laws relating to bankruptcy, insolvency, moratorium, reorganization or other similar laws affecting creditors’ rights generally, to the application of equitable principles and to the exercise of judicial discretion in appropriate cases.
(9) Resolution. A certified copy of the Resolution.
(10) Legal Documents. A copy of each of the Authority Documents and the Official Statement, duly executed and delivered by the respective parties thereto. (11) Tax Certificate. A Certificate as to Arbitrage and Tax Compliance Procedures of the Authority, in form satisfactory to Bond Counsel. (12) Certificate of Goodwin Consulting Group, Inc. A certificate dated the Closing Date from Goodwin Consulting Group, Inc. to the effect that (i) the Special Tax, if collected on the property within the Community Facilities District as identified in, and in the maximum amounts permitted pursuant to the Rate and Method of Apportionment of Special Taxes, as of the Closing Date would generate at least 110% of the maximum annual debt
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Packet Pg. 247 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) 9 service payable with respect to the Bonds and the 2021 Bonds, based on such assumptions and qualifications as shall be acceptable to the Underwriter, and (ii) all information supplied by it for use in the Preliminary Official Statement, as of its date, and the Official Statement, as of its date and the date of the Closing, is true and correct. (13) Appraisal Report and Certificate. (i) The final appraisal report (the “Appraisal Report”) of Integra Realty Resources (the “Appraiser”) setting forth appraised values of land and improvements within the Community Facilities District at not less than the appraised values set forth in the Official Statement, and (ii) a certificate of the Appraiser in substantially the form of Exhibit C hereto, dated the Closing Date and addressed to the Underwriter and the Authority.
(14) Underwriter’s Counsel Opinion. An opinion of Kutak Rock LLP, counsel for the Underwriter (“Underwriter’s Counsel”), dated the date of the Closing, addressed to the Underwriter in form and substance acceptable to the Underwriter. (15) CDIAC Statements. Copies of the Notices of Sale required to be delivered to the California Debt and Investment Advisory Commission pursuant to Section 53583 of the California Government Code and Section 8855(g) of the California Government Code. (16) Other Items Requested by Counsel. Such additional certificates, instruments and other documents as the Underwriter or its counsel, or Bond Counsel, may reasonably deem necessary to evidence the truth and accuracy as of the time of the Closing of the representations of the Authority under this Bond Purchase Agreement and the due performance or satisfaction by the Authority at or prior to such time of all agreements then to be performed and all conditions then to be satisfied by the Authority.
7. Condition to the Obligations of the Authority.
(a) The Fiscal Agent Agreement, the Continuing Disclosure Agreement and this Bond Purchase Agreement shall have been executed and delivered by the other parties thereto. (b) No order, decree, injunction, ruling or regulation of any court, regulatory agency, public board or body shall have been issued nor shall any legislation have been enacted with the purpose of effect, directly or indirectly, of prohibiting the offering, sale or issuance of the Bonds as contemplated hereby or by the Official Statement.
(c) The Underwriter shall provide information to which it has access in its ordinary course of business that is requested by the Authority for purposes of its compliance with California Government Code Section 8855.
(d) As of the Closing Date, Bond Counsel shall have delivered the opinions referred to in Section 6(f)(1) and 6(f)(2) hereof and Disclosure Counsel shall have delivered the letter referred to in Section 6(f)(3), all dated as of the Closing Date
8. Termination. The Underwriter shall have the right to cancel its obligation to purchase the Bonds if, between the date of this Bond Purchase Agreement and the Closing, the market price or marketability of the Bonds shall be materially adversely affected, in the reasonable judgment of the Underwriter, by the occurrence of any of the following:
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Packet Pg. 248 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) 10 (a) Legislation shall be enacted by or introduced in the Congress of the United States or recommended to the Congress for passage by the President of the United States, or the Treasury Department of the United States or the Internal Revenue Service or any member of the Congress or the Legislature of the State or favorably reported for passage to either House of the Congress by any committee of such House to which such legislation has been referred for consideration, a decision by a court of the United States or of the State or the United States Tax Court shall be rendered, or an order, ruling, regulation (final, temporary or proposed), press release, statement or other form of notice by or on behalf of the Treasury Department of the United States, the Internal Revenue Service or other governmental agency shall be made or proposed, the effect of any or all of which would be to impose, directly or indirectly, federal income taxation or State income taxation upon interest received on obligations of the general character of the Bonds or, with respect to state taxation, of the interest on the Bonds as described in the Official Statement, or other action or events shall have transpired which may have the purpose or effect, directly or indirectly, of changing the federal income tax consequences or State income tax consequences of any of the transactions contemplated herein;
(b) Legislation introduced in or enacted (or resolution passed) by the Congress or an order, decree, or injunction issued by any court of competent jurisdiction, or an order, ruling, regulation (final, temporary, or proposed), press release or other form of notice issued or made by or on behalf of the Securities and Exchange Commission, or any other governmental agency having jurisdiction of the subject matter, to the effect that obligations of the general character of the Bonds, including any or all underlying arrangements, are not exempt from registration under or other requirements of the Securities Act of 1933, as amended, or that the Fiscal Agent Agreement is not exempt from qualification under or other requirements of the Trust Indenture Act of 1939, as amended, or that the issuance, offering, or sale of obligations of the general character of the Bonds, including any or all underlying arrangements, as contemplated hereby or by the Official Statement or otherwise, is or would be in violation of the federal securities law as amended and then in effect; (c) Any state Blue Sky or securities commission or other governmental agency or body shall have withheld registration, exemption or clearance of the offering of the Bonds as described herein, or issued a stop order or similar ruling relating thereto; (d) A general suspension of trading in securities on the New York Stock Exchange or the American Stock Exchange, the establishment of minimum prices on either such exchange, the establishment of material restrictions (not in force as of the date hereof) upon trading securities generally by any governmental authority or any national securities exchange, a general banking moratorium declared by federal, State of New York, or State officials authorized to do so; (e) The New York Stock Exchange or other national securities exchange or any governmental authority, shall impose, as to the Bonds or as to obligations of the general character of the Bonds, any material restrictions not now in force, or increase materially those now in force, with respect to the extension of credit by, or the charge to the net capital requirements of, Underwriter; (f) Any amendment to the federal or State Constitution or action by any federal or state court, legislative body, regulatory body, or other authority materially adversely affecting the tax status of the Authority, its property, income, securities (or interest thereon), or the validity or enforceability of the Special Taxes to pay principal of and interest on the Bonds;
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Packet Pg. 249 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) 11 (g) Any event occurring, or information becoming known which, in the reasonable judgment of the Underwriter, makes untrue in any material respect any statement or information contained in the Official Statement, or has the effect that the Official Statement contains any untrue statement of material fact or omits to state a material fact necessary to make the statements therein, in the light of the circumstances under which they were made, not misleading; (h) There shall have occurred any materially adverse change in the affairs or financial condition of the Authority or the Community Facilities District; (i) The United States shall have become engaged in hostilities which have resulted in a declaration of war or a national emergency or there shall have occurred any other outbreak or escalation of hostilities;
(j) There shall have occurred any national or international calamity or crisis in the financial markets of the United States;
(k) Any fact or event shall exist or have existed that, in the Underwriter’s reasonable judgment, requires or has required an amendment of or supplement to the Official Statement; (l) A material disruption in securities settlement, payment or clearance services affecting the Bonds shall have occurred; or
(m) The purchase of and payment for the Bonds by the Underwriter, or the resale of the Bonds by the Underwriter, on the terms and conditions herein provided shall be prohibited by any applicable law, governmental authority, board, agency or commission.
9. Expenses. The costs and expenses incurred by the parties hereto with respect to the Bonds and the proceedings for the sale and issuance thereof shall be paid as follows:
(a) Authority. The Authority acknowledges that it has had an opportunity, in consultation with such advisors as it may deem appropriate, if any, to evaluate and consider the fees and expenses being incurred as part of the issuance of the Bonds. The Authority shall pay or cause to be paid (but solely from the proceeds of the Bonds and not otherwise) the expenses incident to the performance of the obligations of the Authority hereunder, including but not limited to:
(1) the cost of preparation and printing of the Preliminary Official Statement and the final Official Statement in reasonable quantities and all other documents (other than as set forth in subsection (b) below) prepared in connection with the transactions contemplated hereby;
(2) the fees and disbursements of the Fiscal Agent and counsel to the Fiscal Agent in connection with the issuance of the Bonds;
(3) the fees and disbursements of Bond Counsel and any other experts or consultants retained by the Authority in connection with the transactions contemplated hereby;
(4) the fees and expenses of disclosure counsel in connection with its preparation of the Preliminary Official Statement and the Official Statement and the rendering of its disclosure counsel letter; and
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Packet Pg. 250 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) 12 (5) the Authority shall also pay for any expenses (solely by means of its being included in the expense component of the Underwriter’s discount) incurred by the Underwriters which are incidental to implementing this Bond Purchase Agreement and the issuance of the Bonds, including, but not limited to meals, transportation and lodging, if any, and any other miscellaneous closing costs.
(b) Underwriter. The Underwriter shall pay:
(1) the cost of preparation and printing of Blue Sky and Legal Investment Memoranda if any, to be used by it;
(2) the fees and disbursements of Underwriter’s Counsel; (3) all advertising expenses in connection with the public offering of the Bonds; and
(4) California Debt and Investment Advisory Commission fees.
10. Establishment of Issue Price.
(a) The Underwriter agrees to assist the Authority in establishing the issue price of the Bonds and shall execute and deliver to the Authority at Closing an “issue price” or similar certificate, together with the supporting pricing wires or equivalent communications, substantially in the form attached hereto as Exhibit D, with such modifications as may be appropriate or necessary, in the reasonable judgment of the Underwriter, the Authority and Bond Counsel, to accurately reflect, as applicable, the sales price or prices or the initial offering price or prices to the public of the Bonds. (b) Except as otherwise set forth in Exhibit A attached hereto, the Authority will treat the first price at which 10% of each maturity of the Bonds (the “10% test”) is sold to the public as the issue price of that maturity. At or promptly after the execution of this Bond Purchase Agreement, the Underwriter shall report to the Authority the price or prices at which it has sold to the public each maturity of Bonds. If at that time the 10% test has not been satisfied as to any maturity of the Bonds, the Underwriter agrees to promptly report to the Authority the prices at which it sells the unsold Bonds of that maturity to the public. That reporting obligation shall continue, whether or not the Closing Date has occurred, until either (i) the Underwriter has sold all Bonds of that maturity or (ii) the 10% test has been satisfied as to the Bonds of that maturity, provided that, the Underwriter’s reporting obligation after the Closing Date may be at reasonable periodic intervals or otherwise upon request of the Authority or Bond Counsel. For purposes of this Section, if Bonds mature on the same date but have different interest rates, each separate CUSIP number within that maturity will be treated as a separate maturity of the Bonds. (c) The Underwriter confirms that it has offered the Bonds to the public on or before the date of this Bond Purchase Agreement at the offering price or prices (the “initial offering price”), or at the corresponding yield or yields, set forth in Exhibit A attached hereto, except as otherwise set forth therein. Exhibit A also sets forth, as of the date of this Bond Purchase Agreement, the maturities, if any, of the Bonds for which the Underwriter represents that (i) the 10% test has been satisfied (assuming orders are confirmed by the close of the business day immediately following the date of this Bond Purchase Agreement) and (ii) the 10% test has not been satisfied and for which the Authority and the Underwriter agree that the restrictions set forth in the next sentence
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Packet Pg. 251 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) 13 shall apply, which will allow the Authority to treat the initial offering price to the public of each such maturity as of the sale date as the issue price of that maturity (the “hold-the-offering-price rule”).
So long as the hold-the-offering-price rule remains applicable to any maturity of the Bonds, the Underwriter will neither offer nor sell unsold Bonds of that maturity to any person at a price that is higher than the initial offering price to the public during the period starting on the sale date and ending on the earlier of the following:
(A) the close of the fifth (5th) business day after the sale date; or (B) the date on which the Underwriter has sold at least 10% of that maturity of the Bonds to the public at a price that is no higher than the initial offering price to the public.
The Underwriter will advise the Authority promptly after the close of the fifth (5th) business day after the sale date whether it has sold 10% of that maturity of the Bonds to the public at a price that is no higher than the initial offering price to the public. (d) The Underwriter confirms that:
(i) any selling group agreement and any third-party distribution agreement relating to the initial sale of the Bonds to the public, together with the related pricing wires, contains or will contain language obligating each dealer who is a member of the selling group and each broker-dealer that is a party to such third-party distribution agreement, as applicable:
(A)(i) to report the prices at which it sells to the public the unsold Bonds of each maturity allocated to it, whether or not the Closing Date has occurred, until either all Bonds of that maturity allocated to it have been sold or it is notified by the Underwriter that the 10% test has been satisfied as to the Bonds of that maturity, provided that, the reporting obligation after the Closing Date may be reasonable periodic intervals or otherwise upon request of the Underwriter and (ii) to comply with the hold-the-offering-price rule, if applicable, if and for so long as directed by the Underwriter,
(B) to promptly notify the Underwriter of any sales of Bonds that, to its knowledge, are made to a purchaser who is a related party to an underwriter participating in the initial sale of the Bonds to the public (each such term being used as defined below), and (C) to acknowledge that, unless otherwise advised by the dealer or brokerdealer, the Underwriter shall assume that each order submitted by the dealer or broker-dealer is a sale to the public.
(ii) any selling group agreement relating to the initial sale of the Bonds to the public, together with the related pricing wires, contains or will contain language obligating each dealer that is a party to a third-party distribution agreement to be employed in connection with the initial sale of the Bonds to the public to require each broker-dealer that is a party to such third-party distribution agreement to (A) report the prices at which it sells to the public the unsold Bonds of each maturity allocated to it, whether or not the Closing Date has occurred, until either all Bonds of that maturity allocated to it have been sold or it is notified by the Underwriter or the dealer that the 10% test has been satisfied as to the Bonds of that maturity, provided that, the reporting obligation after the Closing Date may be at reasonable periodic intervals or otherwise upon request of the Underwriter or
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Packet Pg. 252 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) 14 the dealer, and (B) comply with the hold-the-offering-price rule, if applicable, if and for so long as directed by the Underwriter or the dealer and as set forth in the related pricing wires. (e) The Authority acknowledges that, in making the representation set forth in this section, the Underwriter will rely on (i) in the event a selling group has been created in connection with the initial sale of the Bonds to the public, the agreement of each dealer who is a member of the selling group to comply with the requirements for establishing issue price of the Bonds, including, but not limited to, its agreement to comply with the hold-the-offering-price rule, if applicable to the Bonds, as set forth in a selling group agreement and the related pricing wires, and (ii) in the event that a third-party distribution agreement was employed in connection with the initial sale of the Bonds to the public, the agreement of each broker-dealer that is a party to such agreement to comply with the requirements for establishing issue price of the Bonds, including, but not limited to, its agreement to comply with the hold-the-offering-price rule, if applicable to the Bonds, as set forth in the third-party distribution agreement and the related pricing wires. The Authority further acknowledges that the Underwriter shall not be liable for the failure of any dealer who is a member of a selling group, or of any broker-dealer that is a party to a third-party distribution agreement, to comply with its corresponding agreement to comply with the requirements for establishing issue price of the Bonds, including, but not limited to, its agreement to comply with the hold-the-offeringprice rule, if applicable to the Bonds. (f) The Underwriter acknowledges that sales of any Bonds to any person that is a related party to an underwriter participating in the initial sale of the Bonds to the public (each such term being used as defined below) shall not constitute sales to the public for purposes of this section.
Further, for purposes of this section:
a. “public” means any person other than an underwriter or a related party;
b. “underwriter” means (A) any person that agrees pursuant to a written contract with the Authority (or with the lead underwriter to form an underwriting syndicate) to participate in the initial sale of the Bonds to the public and (B) any person that agrees pursuant to a written contract directly or indirectly with a person described in clause (A) to participate in the initial sale of the Bonds to the public (including a member of a selling group or a party to a third-party distribution agreement participating in the initial sale of the Bonds to the public); c. a purchaser of any of the Bonds is a “related party” to an underwriter if the underwriter and the purchaser are subject, directly or indirectly, to (A) more than 50% common ownership of the voting power or the total value of their stock, if both entities are corporations (including direct ownership by one corporation of another), (B) more than 50% common ownership of their capital interests or profits interests, if both entities are partnerships (including direct ownership by one partnership of another), or (C) more than 50% common ownership of the value of the outstanding stock of the corporation or the capital interests or profit interests of the partnership, as applicable, if one entity is a corporation and the other entity is a partnership (including direct ownership of the applicable stock or interests by one entity of the other); and
d. “sale date” means the date of execution of this Bond Purchase Agreement by the Authority and Underwriter.
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Packet Pg. 253 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) 15 11. Notices. Any notice or other communication to be given under this Bond Purchase Agreement to the Authority or the Underwriter may be given by delivering the same in writing at the addresses set forth below:
If to the Authority: West Patterson Financing Authority 1 Plaza
P.O. Box 667
Patterson, California 95363
Attention: Finance Director
If to the Underwriter: Hilltop Securities Inc.
2533 South Coast Highway 101, Suite 250
Cardiff by the Sea, California 92007
Attention: Public Finance
12. Entire Agreement. This Bond Purchase Agreement, when accepted by the Authority, shall constitute the entire agreement between the Authority and the Underwriter and is made solely for the benefit of the Authority and the Underwriter (including the successors or assigns of the Underwriter) and no other person shall acquire or have any right hereunder by virtue hereof.
All the Authority’s representations, warranties and agreements in this Bond Purchase Agreement shall remain operative and in full force and effect, regardless of (a) any investigation made by or on behalf of the Underwriter, (b) delivery of and payment for the Bonds hereunder, and (c) any termination of this Bond Purchase Agreement.
13. Counterparts. This Bond Purchase Agreement may be executed by the parties hereto in separate counterparts, each of which when so executed and delivered shall be an original, but all such counterparts shall together constitute but one and the same instrument.
14. Reliance on Representations. The Authority hereby acknowledges that the Underwriter, in executing this Bond Purchase Agreement and in paying for the Bonds as provided herein, is relying upon the representations of the Authority set forth herein.
15. Severability. In case any one or more of the provisions contained herein shall for any reason be held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provision hereof, but this Bond Purchase Agreement shall be construed as if such invalid or illegal or unenforceable provision had never been contained herein.
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Packet Pg. 254 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds)
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Packet Pg. 255 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) S-1
16. State of California Law Governs. The validity, interpretation and performance of this Bond Purchase Agreement shall be governed by the laws of the State of California applicable to contracts made and performed in California.
Very truly yours,
HILLTOP SECURITIES INC.
By:
Managing Director
The foregoing is hereby agreed to and
accepted as of the date first above written:
WEST PATTERSON FINANCING
AUTHORITY
By:
Executive Director
Time of Execution: _____________ p.m. California time
[EXECUTION PAGE OF BOND PURCHASE AGREEMENT - WEST PATTERSON FINANCING AUTHORITY COMMUNITY FACILITIES DISTRICT NO. 2018-1 (VILLAGES OF PATTERSON) SPECIAL TAX BONDS, SERIES 2024]
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Packet Pg. 256 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds)
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Packet Pg. 257 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) B-1
EXHIBIT A
$[PAR]
WEST PATTERSON FINANCING AUTHORITY
COMMUNITY FACILITIES DISTRICT NO. 2018-1
(VILLAGES OF PATTERSON)
SPECIAL TAX BONDS
SERIES 2024
MATURITY SCHEDULE
Maturity
(September 1)
Principal
Amount
Interest
Rate Yield Price
10% Test
Satisfied*
10% Test
Not
Satisfied
Subject to
Hold-TheOffering-Price
Rule (marked
if used)
__
(T)
(T) Term Bond.
(C) Priced to optional call at [103]% on [________] 1, 20[__]. * At the time of execution of this Bond Purchase Agreement and assuming orders are confirmed by the close of the business day immediately following the date of this Bond Purchase Agreement.
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Packet Pg. 258 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) B-2
EXHIBIT B
FORM OF SUPPLEMENTAL OPINION OF BOND COUNSEL
[CLOSING DATE]
West Patterson Financing Authority
1 Plaza
P.O. Box 667
Patterson, California 95363
Hilltop Securities Inc.
2533 South Coast Highway 101, Suite 210
Cardiff by the Sea, CA 92007
Supplemental Opinion: $[PAR] West Patterson Financing Authority Community Facilities District No. 2018-1 (Villages of Patterson) Special Tax Bonds, Series 2024
Members of the Board of Directors:
We have acted as bond counsel in connection with the issuance by the West Patterson Financing Authority (the “Authority”) of its $[PAR] aggregate principal amount of West Patterson Financing Authority Community Facilities District No. 2018-1 (Villages of Patterson) Special Tax Bonds, Series 2024 (the “Bonds”), pursuant to the Mello-Roos Community Facilities Act of 1982, as amended (the “Act”), a Fiscal Agent Agreement dated as of October 1, 2021, as supplemented and amended by a Supplemental Agreement No. 1 to Fiscal Agent Agreement dated as of January 1, 2024 (together, the “Fiscal Agent Agreement), between the Authority, for and on behalf of West Patterson Financing Authority Community Facilities District No. 2018-1 (Villages of Patterson) (the “District”), and U.S. Bank Trust Company, National Association, as successor fiscal agent (the “Fiscal Agent”) and Resolution No. ____, adopted by the Board of Directors of the Authority on January [__], 2024 (the “Resolution”).
In connection with this opinion, we have examined the law, the Fiscal Agent Agreement, the Bond Purchase Agreement, dated [_________], 2024 (the “Purchase Agreement”) by and between the Authority and Hilltop Securities Inc., as underwriter for the Bonds (the “Underwriter”), the Official Statement dated [_________], 2024 relating to the Bonds (the “Official Statement”), and such other documents, certifications, and opinions as we have considered necessary to render the opinions set forth herein. As to questions of fact material to our opinion, we have relied upon representations of the Authority contained in the Resolution and in the certified proceedings and certifications of public officials and others furnished to us, without undertaking to verify the same by independent investigation.
Based upon the foregoing, we are of the opinion, under existing law, as follows:
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Packet Pg. 259 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) B-3
1. The Purchase Agreement has been duly authorized, executed and delivered by the Authority, and, assuming such agreement constitutes a valid and binding obligation of the Underwriter, constitutes a legally valid and binding agreement of the Authority enforceable in accordance with its terms, except as enforcement may be limited by bankruptcy, moratorium, insolvency or other laws affecting creditor’s rights or remedies and is subject to general principles of equity and to the exercise of judicial discretion in appropriate cases.
2. The Bonds are not subject to the registration requirements of the Securities Act of 1933, as amended, and the Fiscal Agent Agreement is exempt from qualification pursuant to the Trust Indenture Act of 1939, as amended.
3. The information contained in the Official Statement on the cover and under the captions “INTRODUCTION,” “THE BONDS,” “SECURITY FOR THE BONDS,” and “TAX MATTERS,” and in Appendix E thereof, is accurate insofar as such information purports to summarize or replicate certain provisions of the Act, the Bonds, the Fiscal Agent Agreement, and our opinion regarding the exclusion from gross income for federal income tax purposes and exemption from California personal income taxes of interest on the Bonds.
Respectfully submitted,
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Packet Pg. 260 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds)
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Packet Pg. 261 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) C-1
EXHIBIT C
WEST PATTERSON FINANCING AUTHORITY
COMMUNITY FACILITIES DISTRICT NO. 2018-1
(VILLAGES OF PATTERSON)
SPECIAL TAX BONDS SERIES 2024
CERTIFICATE OF APPRAISER
Hilltop Securities Inc.
Cardiff by the Sea, California
West Patterson Financing Authority
Patterson, California
The undersigned hereby states and certifies:
1. That he is an authorized principal of Integra Realty Resources (the “Appraiser”) and as such is familiar with the facts herein certified and is authorized and qualified to certify the same.
2. That the Appraiser has prepared an appraisal report dated November 1, 2023 (the “Appraisal Report”) on behalf of the West Patterson Financing Authority Community Facilities District No. 2018-1 (Villages of Patterson) (the “Community Facilities District”) and in connection with the Preliminary Official Statement dated January [__], 2024 (the “Preliminary Official Statement”) and the Official Statement dated [_________], 2024 (“Official Statement”), for the West Patterson Financing Authority Community Facilities District No. 2018-1 (Villages of Patterson) Special Tax Bonds, Series 2024 (the “Bonds”).
3. That the Appraiser hereby consents to the reproduction and use of the Appraisal Report appended to the Preliminary Official Statement and the Official Statement. The Appraiser also consents to the references to the Appraiser and the Appraisal Report made in the Preliminary Official Statement and the Official Statement.
4. In the opinion of the Appraiser the assumptions made in the Appraisal Report are reasonable.
5. That the Preliminary Official Statement and the Official Statement have been reviewed on behalf of the Appraiser and to the best knowledge of the Appraiser the statements concerning the Appraisal Report, and the value of the property in the Community Facilities District contained under the captions “SPECIAL TAX REVENUE AND VALUE OF PROPERTY WITHIN THE DISTRICT – The Appraisal,” and “APPENDIX C - THE APPRAISAL,” and the information in Table 2, Table 3, Table 4 and the footnotes thereto referenced as provided by the Appraiser or from the Appraisal Report, are true, correct and complete in all material respects and do not contain any untrue statement of a material fact or omit to state a material fact necessary in order to make the statements therein, in the light of the circumstances under which they were made, not misleading.
6. Each of the parcels appraised by the Appraiser is encompassed within the Community Facilities District as set forth in the boundary map of the Community Facilities District.
7.1.d
Packet Pg. 262 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) C-2
7. That, as of the date of the Preliminary Official Statement, as of the date of the Official Statement and as of the date hereof, the Appraisal Report appended to the Preliminary Official Statement and the Official Statement, respectively, to the best of my knowledge and belief, and subject to all of the Limiting Conditions and Major Assumptions set forth in the Appraisal Report, did not and does not contain any untrue statement of a material fact or omitted or omits to state a material fact necessary in order to make the statements contained therein, in the light of the circumstances under which they were made, not misleading, and no events or occurrences have been ascertained by me or have come to my attention that would substantially change the estimated values stated in the Appraisal Report. However, I have not performed any procedures since the date of the Appraisal Report to obtain knowledge of such events or occurrences nor am I obligated to do so in the future.
8. The Authority and Hilltop Securities Inc., as underwriter, are entitled to rely on this Certificate.
Dated: [CLOSING DATE] INTEGRA REALTY RESOURCES
By: _____________________________________
7.1.d
Packet Pg. 263 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) D-1
EXHIBIT D
FORM OF CERTIFICATE OF THE UNDERWRITER
$[PAR]
WEST PATTERSON FINANCING AUTHORITY
COMMUNITY FACILITIES DISTRICT NO. 2018-1
(VILLAGES OF PATTERSON)
SPECIAL TAX BONDS
SERIES 2024
The undersigned, on behalf of Hilltop Securities Inc. (“Hilltop”), based on the information available to it, hereby certifies as set forth below with respect to the sale and issuance of the abovecaptioned obligations (the “Bonds”).
1. Sale of the General Rule Maturities. As of the date of this certificate, for each Maturity of the General Rule Maturities, the first price at which at least 10% of such Maturity was sold to the Public is the respective price listed in Schedule A.
2. Defined Terms.
(a) “General Rule Maturities” means, the Maturities of the Bonds listed in Schedule 1 as “General Rule Maturities.”
(b) “Issuer” means the West Patterson Financing Authority. (c) “Maturity” means Bonds with the same credit and payment terms. Bonds with different maturity dates, or Bonds with the same maturity date but different stated interest rates, are treated as separate Maturities.
(d) “Public” means any person (including an individual, trust, estate, partnership, association, company, or corporation) other than an Underwriter or a related party to an Underwriter.
The term “related party” for purposes of this certificate generally means any two or more persons who have greater than 50 percent common ownership, directly or indirectly. (e) “Underwriter” means (i) any person that agrees pursuant to a written contract with the Issuer (or with the lead underwriter to form an underwriting syndicate) to participate in the initial sale of the Bonds to the Public, and (ii) any person that agrees pursuant to a written contract directly or indirectly with a person described in clause (i) of this paragraph to participate in the initial sale of the Bonds to the Public (including a member of a selling group or a party to a retail distribution agreement participating in the initial sale of the Bonds to the Public).
The representations set forth in this certificate are limited to factual matters only.
Nothing in this certificate represents Hilltop’s interpretation of any laws, including specifically Sections 103 and 148 of the Internal Revenue Code of 1986, as amended, and the Treasury Regulations thereunder. Accordingly, Hilltop makes no representation as to the legal sufficiency of the factual matters set forth herein. The undersigned understands that the foregoing information will be relied upon by the Issuer with respect to certain of the representations set forth in the arbitrage certificate and with respect to compliance with the federal income tax rules affecting the Bonds, and
7.1.d
Packet Pg. 264 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) D-2
by Jones Hall, A Professional Law Corporation, in connection with rendering its opinion that the interest on the Bonds is excluded from gross income for federal income tax purposes, the preparation of the Internal Revenue Service Form 8038-G, and other federal income tax advice that it may give to the Issuer from time to time relating to the Bonds. Except as expressly set forth above, the certifications set forth herein may not be relied upon or used by any third party for any other purpose.
HILLTOP SECURITIES INC., as Underwriter
By:
Its:
Dated: [CLOSING DATE]
7.1.d
Packet Pg. 265 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) D-3
SCHEDULE A
SALE PRICES OF THE GENERAL RULE MATURITIES
[PRICING TO BE ATTACHED]
7.1.d
Packet Pg. 266 Attachment: 4 BPA - West Patterson 2024 Bonds (WPFA Resolution No. 2024-01 Authorizing the Issuance of Special Tax Bonds) CFD No. 2018-1
(Villages of Patterson)
Special Tax Bonds, Series 2024
City Council of the City of Patterson
West Patterson Financing Authority
January 16, 2024
7.1.e
Packet Pg. 267 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance The Mello-Roos Community Facilities Act of 1982
• The Mello-Roos Community Facilities Act of 1982 (Gov. Code § 53311 et seq, the “CFD Act”) was adopted by the State of California as a method for financing infrastructure
improvements, public services and fees associated with new development
• Special taxes provide an additional funding source for the construction and acquisition of public infrastructure, funding for the ongoing provision of public services, funding for the ongoing maintenance of public infrastructure and may be used to accelerate the payment of fees
• Since its adoption, local jurisdictions throughout California have utilized the CFD Act to issue bonds, the repayment of which comes from the special taxes paid by property owners on the property tax bill each year
2 7.1.e
Packet Pg. 268 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Mello-Roos Bonds
• The CFD may issue bonds secured by the levy of special taxes • Bonds are payable from and secured by special taxes,
which are levied upon property located within the CFD
according to the Rate and Method of Apportionment
(“RMA”)
• Special taxes are levied upon real property and are not a personal debt of the property owners
• The remedy for delinquencies is foreclosure
• Generally, a bond covenant to commence foreclosure
is faster than the standard County process
• The bond is not a debt of the City
• A bond reserve fund is permitted and required by the
market
3 7.1.e
Packet Pg. 269 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Parcel Map
4 7.1.e
Packet Pg. 270 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Current Development Status
5 Under
Construction
Individual
Developer Homeowners
KB Home North Bay LLC 165 67 (1)
K. Hovnanian 160 44 (2)
Trivo LLC ______0 ____36 (3)
Total Residential Units 325 147
Notes
(1) Includes the Turnleaf Neighborhood, the Acacia Neighborhood and the Sycamore Neighborhood
(1) Aspire at Apricot Grove
(2) Villages of Patterson Triplex
7.1.e
Packet Pg. 271 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Proposed 2024 Bonds
• Estimated amount of bonds (1): $10.645 million
• Estimated project fund (1): $9.352 million
• “Not-to-exceed” amount: $12.00 million
• Estimated True Interest cost (1): 5.08%
• “Not-to-exceed” interest cost: 6.00%
• Annual debt service (2): $291k (2024) to $1.334mm (2054) • Debt service coverage: 1.10x
• Bond reserve fund (3): Cash funded @ $836k
6 Notes
(1) True Interest Cost based on preliminary estimates assuming market interest rates as of December 12, 2023, subject to change based on market conditions at the time of the sale (2) Special taxes escalate at 2.00% per year
(3) Funded on parity with reserve fund from the 2021 Bonds, when combined, equals 1.25 times average annual debt service
7.1.e
Packet Pg. 272 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Estimated Tax Bills
7 7.1.e
Packet Pg. 273 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Estimated Sources and Uses of Funds
8 7.1.e
Packet Pg. 274 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Estimated Costs of Issuance
9 Role Party Total
Bond Counsel Jones Hall 131,740.00
Bond Counsel Expenses Jones Hall 1,500.00
Disclosure Counsel Jones Hall 50,000.00
City Administration Fee City of Patterson 15,000.00
Municipal Advisor Del Rio Advisors LLC 52,500.00
Municipal Advisor Expenses Del Rio Advisors LLC 750.00
Special Tax Consultant Goodwin Consulting Group 50,000.00 Appraiser Integra Realty Resources 17,000.00
Research Services (Overlapping Debt) Calmuni 700.00
Fiscal Agent Annual Administration U.S. Bank National Association 2,500.00 Fiscal Agent Acceptance U.S. Bank National Association 2,000.00 Fiscal Agent Bank Counsel U.S. Bank National Association 3,000.00 Fiscal Agent Successor U.S. Bank National Association 4,500.00 Fiscal Agent Costs of Issuance U.S. Bank National Association 500.00 Printing of Official Statement TBD 5,000.00
Contingency / Miscellaneous Misc. 8,310.00
Total Estimated Costs 345,000.00
7.1.e
Packet Pg. 275 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Estimated Parity Debt Service and Coverage
10 7.1.e
Packet Pg. 276 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Proposed Remaining Financing Schedule
11 Date Item
Approve Financing and Related
Documents
Tuesday January 16th City
Council/ Authority Meeting
Wednesday January 17 Due Diligence Meeting th
Post Preliminary Official
Statement
Thursday January 18th
Tuesday January 30 Pre-Pricing and Pricing th and
Wednesday January 31st
• Print and Post Final Official
Statement
• Documents Finalized and
Executed
Week of February 5th
Wednesday February 14 Closing and Transfer of Funds th
7.1.e
Packet Pg. 277 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Documents for Consideration
12 Supplement No. 1 to Fiscal Agent Agreement: Supplement No. 1 to Fiscal Agent Agreement provides the terms of the 2024 Bonds, including provisions for security and payment of the 2024 Bonds and works in conjunction with the Fiscal Agent Agreement. The Fiscal Agent Agreement provided the terms of the 2021 Bonds, including provisions for security and payment of the 2021 Bonds.
Bond Purchase Agreement: An agreement between the Authority and the Underwriter, when executed, will reflect the final interest rates, yields and prices of the various maturities of the 2024 Bonds sold to investors.
Official Statement: The official statement is the primary document used by the Underwriter to market the 2024 Bonds to investors. The official statement describes the 2024 Bonds in detail and all the information about CFD 2018-1 used by investors to make an informed purchase decision. The official statement is deemed final pursuant to Rule 15c-2-12 under the Securities Exchange Act of 1934. The only permitted items to be excluded from the draft are data and tables related to the final sale of the 2024 Bonds.
Continuing Disclosure Agreement: Included as an attachment to the Official Statement, describes covenants of the Authority to provide ongoing disclosure to investors in the form of an annual report due by the end of March each year and posted to the electronic platform known as the Electronic Municipal Market Access system (“EMMA”). In addition, and from time-totime, the Authority covenants to provide notices of material events as listed as they occur.
7.1.e
Packet Pg. 278 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Resolution for Consideration
13 Resolution Authorizing the Issuance of Special Tax Bonds for and on behalf of the West Patterson Financing Authority Community Facilities District No. 2018-1 (Villages of
Patterson), approving and directing the execution of
Supplement No. 1 to Fiscal Agent Agreement, approving the form of Preliminary Official Statement, approving sale of such bonds, and approving other related documents and actions
7.1.e
Packet Pg. 279 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance Questions and Discussion
?
Questions and Discussion
7.1.e
Packet Pg. 280 Attachment: VOP Presentation for 1-16-24 v2.0 (WPFA Resolution No. 2024-01 Authorizing the Issuance City Council Agenda Report
TO: Mayor Clauzel and Members of the City Council
FROM: Ken Irwin, City Manager
BY: Bryan Stice, Community Development Director
MEETING DATE: January 16, 2024
ITEM NO: 8.1
SUBJECT: (Motion to Continue the Public Hearing to February 6, 2024 Regular Council Meeting) Approve Resolution No. 2023-50, approving the Regional Transportation Impact Fee Report and adopting updated development impact fees related to transportation, effective December 5, 2023. Per Ordinance No. 608 (M.C. Section 3.64) related to the approval of transportation development impact fees, motion to approve Resolution No. 2023-50 approving the Regional Transportation Impact Fee Report and adopting updated development impact fees related to transportation, effective December 5, 2023.
RECOMMENDATION
(Motion to Continue the Public Hearing to February 6, 2024 Regular Council Meeting) Once again, Staff is requesting that this item be continued to a future meeting. For staff to review recent changes to the documents, we would like to continue this item to January 16, 2024.
Motion to Approve Resolution No. 2023-50, approving the Regional Transportation Impact Fee Report and adopting updated development impact fees related to transportation, effective December 5, 2023. Per Ordinance No. 608 (M.C. Section 3.64) related to the approval of transportation development impact fees, motion to approve Resolution No. 2023-50 approving the Regional Transportation Impact Fee Report and adopting updated development impact fees related to transportation, effective December 5, 2023.
BACKGROUND
The City of Patterson has adopted development impact fees in accordance with relevant provisions of Government Code §66000 et seq, to address the need for municipal facilities attributed to new development. Under State law, an impact fee must be reasonably related to the
8.1 Packet Pg. 281
cost of the service provided by the local agency. These fees are only charged to and collected from new development within the city limits at the time of building permit issuance.
ANALYSIS
The City’s traffic engineer, Advanced Mobility Group have completed work on a Regional Transportation Impact Fee (TIF). The TIF considers roadway improvements identified in the 2010 General Plan and the Transportation Infrastructure Master Plan that are necessary to accommodate future expansion of the city. The TIF estimated funds necessary to accommodate and mitigate the impacts of future development. It should be noted that the TIF’s focus is on major intersections and roadways that serve a more regional need. Intersections and roadways that primarily serve local needs would be paid for directly by a developer or through other financial measures. As a development impact fee, the TIF would only pay for the fair share impact of future development. Existing deficiencies would be required to be paid for through other methods.
Proposed Maximum Allowable Transportation Impact Fee
Residential Units Total TIF per Unit
Single Family $7,532
Medium Density $4,261
High Density $3,633
Non-Residential Total TIF per 1,000 square feet
Retail $10,421
Non-Residential Mixed Use $8,460
Office $7,861
Limited Industrial $5,502
General Industrial/Warehouse $3,581
FISCAL IMPACT
Costs associated with the impact fee study were budgeted in Transportation funds. The revenues generated by the updated fees shall be placed in impact fee funds. All impact fees are collected at the time a building permit is issued; therefore, the fiscal impact is unknown until development takes place. The approved fees would increase annually, effective January 1st of every year, by the San Francisco Bay Area’s CCI (Construction Cost Index).
8.1 Packet Pg. 282
RESOLUTION 2023-50
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF PATTERSON APPROVING THE REGIONAL TRANSPORTATION
IMPACT FEE REPORT AND ADOPTING TRANSPORTATION DEVELOPMENT
IMPACT FEES
WHEREAS, Government Code Section 66000 et seq., known as the Mitigation Fee Act (AB 1600), authorizes local agencies to collect fees to mitigate the impacts of new development for infrastructure improvements; and
WHEREAS, the City Council of the City of Patterson has adopted ordinance No. 608 and resolutions establishing and revising Development Impact Fees required to be paid at the time a building permit is issued for new development, based on the San Francisco Bay Area’s Construction Cost Index (CCI); and
WHEREAS, the City Council of the City of Patterson desires to encourage the construction of new development in the City of Patterson and to promote economic development; and WHEREAS, the City of Patterson Regional Transportation Impact Fee study was prepared pursuant to applicable state laws, the 2010 General Plan and General Plan EIR, and relevant master plans; and
WHEREAS, the impact fee program is not considered a project and is therefore exempt from review under CEQA Guidelines section 15378(b)(4).
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Patterson as follows:
1. The City Council of the City of Patterson hereby approves updated transportation impact fees effective after the adoption of this resolution, per State Law, Effective October 18, 2023, as described on exhibit A attached hereto and annual CCI annual increases based on the San Francisco Bay Area CCI, effective every January 1st.
2. That the City Manager, or his/her designee, is hereby authorized to execute all documents necessary to implement and secure payment.
The foregoing resolution was introduced at a regular meeting of the City Council of the City of Patterson, held on the 5
th day of December 2023 by , who moved its adoption,
which motion was duly seconded by and the resolution adopted by the following roll call vote:
AYES:
NOES:
EXCUSED:
8.1.a
Packet Pg. 283 Attachment: Resolution No. 2023-50 Transportation Impact Fees (Approve Resolution No. 2023-50 Approving the Regional Transportation APPROVED:
____
Michael Clauzel
Mayor of the City of Patterson
ATTEST:
_______________________________
Aracely Alegre
City Clerk of the City of Patterson
I hereby certify that the foregoing is a full, correct and true copy of a resolution passed by the City Council of the City of Patterson, a Municipal Corporation of the County of Stanislaus, State of California, at a regular meeting held on the 5
th day of December 2023, and I further certify that
said resolution is in full force and effect and has never been rescinded or modified.
DATED:
______________________________________
City Clerk of the City of Patterson
8.1.a
Packet Pg. 284 Attachment: Resolution No. 2023-50 Transportation Impact Fees (Approve Resolution No. 2023-50 Approving the Regional Transportation City of Patterson
Regional Traffic
Impact Fee (TIF)
October 6, 2023
for the City of Patterson, CA
8.1.b
Packet Pg. 285 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional
Traffic Impact Fee (TIF)
Final Report
Prepared for:
City of Patterson
Prepared by:
Advanced Mobility Group
October 6, 2023
8.1.b
Packet Pg. 286 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 1 Table of Contents
1.0 INTRODUCTION AND RESULTS..................................................................................................3 INTRODUCTION......................................................................................................................... 3 LEGAL CONTEXT ....................................................................................................................... 3
2.0 FUTURE LAND USE ASSUMPTION..............................................................................................6 LAND USE ASSUMPTIONS AND FORECAST .............................................................................. 6 TRAVEL DEMAND ASSUMPTIONS AND FORECASTS ................................................................ 8
3.0 TRANSPORTATION IMPROVEMENTS AND COSTS ..................................................................10 PROJECT SELECTION ...............................................................................................................10 PROJECT LIST............................................................................................................................10 FACILITY COST ESTIMATES .......................................................................................................10
4.0 ESTIMATED MAXIMUM FEE......................................................................................................11 OVERVIEW OF FINDINGS.........................................................................................................11 TRAVEL DEMAND MODEL AND COST ALLOCATION.............................................................13 MAXIMUM FEE CALCULATION................................................................................................15 REFERENCES .........................................................................................................................................17
8.1.b
Packet Pg. 287 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 2 LIST OF TABLES
Table 1: Maximum Allowable Transportation Impact Fee.................................................... 4 Table 2: General Plan Land Use Assumptions and Forecasts............................................... 7 Table 3: Trip Generation Rate Assumptions........................................................................... 8 Table 4: Trip Generation Projections ...................................................................................... 9 Table 5: Summary of TIF Projects and Costs..........................................................................11 Table 6: TIF Travel Demand Assumptions ..............................................................................14 Table 7: TIF Cost Allocation Assumptions and Calculations................................................15 Table 8: Maximum Fee per Trip..............................................................................................15 Table 9: Maximum TIF Schedule ............................................................................................16
LIST OF APPENDICES
DETAILED TIF PROJECT LIST AND COSTS ESTIMATES .................................A.1
8.1.b
Packet Pg. 288 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 3 1.0 INTRODUCTION AND RESULTS
INTRODUCTION
The Regional Traffic Impact Fee (TIF) provides the City of Patterson (City) with the necessary technical documentation to support the adoption of a new Citywide Transportation Impact Fee Program (TIF Program). Impact fees are one-time charges on new development that the City can collect to cover the cost of impact on capital facilities and infrastructure that are required to serve new growth.1 Typically such fees are collected upon issuance of a building permit.
The City adopted a 2010 General Plan update in July 2010. The General Plan identifies roadway and infrastructure mitigation measures to accommodate the projected traffic impact due to the buildout of future land use in the City. In anticipation of funding required to build those future infrastructure improvements, the City completed the Patterson Transportation Infrastructure Master Plan (TIMP) project in 2020. The goal of the TIMP is an attempt to identify Patterson’s existing and future roadway infrastructure problem areas and potential solutions that may occur through a combination of public and private infrastructure investments.
The main purpose of this TIF is to estimate funds needed to implement key transportation improvements necessary to accommodate and mitigate the impacts of future development in the City. To support the TIF program, the City prepare this Nexus Study that will provide a legal basis for requiring development impact fees consistent with Mitigation Fee Act (AB 1600/ Government Code Section 66000 et seq.).
The Fee Program described in this TIF Study is based on growth projections and transportation infrastructure requirements identified in the General Plan, TIMP and supporting documents (e.g., GP Environmental Impact Report). This TIF Study quantifies the potential allocation of the proposed transportation improvements to new growth in the City and calculates the maximum allowable transportation impact fee schedule by land use category. The City may decide to adopt fees below the maximum supportable level based on economic or policy considerations. Such fee reductions should be considered in conjunction with the availability of other sources of capital improvement funding.
LEGAL CONTEXT
This TIF Study is designed to provide the necessary technical analysis to support a schedule of transportation impact fees to be established by an Impact Fee Act Fee Ordinance and Resolution. The Mitigation Fee Act allows the City to adopt, by resolution, the Transportation Impact Fee consistent with the supporting technical analysis and findings provided in this report. Using the Resolution approach to setting the fee allows periodic adjustments of the fee amount that may be necessary over time, without having to amend the ordinance.
Traffic impact fees could be collected and used to cover the cost of constructing capital and infrastructure improvements to serve new development and growth in the City. Therefore, these impact fees must be based on a reasonable connection or nexus between new growth and development and the need for such improvement. As such traffic impact fees cannot be used to cover the operation and maintenance costs of these or any other facilities and infrastructure. Lastly, traffic impact fees cannot be collected or used to cover the cost of existing needs/ deficiencies in the City transportation capital improvement network.
In establishing, increasing, or imposing a fee as a condition for the approval of a development project, Government Code 66001(a) and (b) state that the local agency must:
1 Assumed to include any development activity (as defined in the study) that generates new traffic impacts on the City’s transportation infrastructure when completed
8.1.b
Packet Pg. 289 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 4 1. Identify the purpose of the fee;
2. Identify how the fee is to be used;
3. Determine how a reasonable relationship exists between the fee use and type of development project for which the fee is being used;
4. Determine how the need for the public facility relates to the type of development project for which the fee is imposed; and
5. Show the relationship between the amount of the fee and the cost of the public facility.
These statutory requirements have been followed in establishing this TIF.
Once the TIF is adopted, this TIF Study and the accompanying technical information should be maintained and reviewed periodically to ensure Impact Fee accuracy and to ensure the adequate programming of funding sources. As necessary, any changes to costs due to development changes over time, then the TIF will need to be updated.
MAXIMUM ALLOWABLE FEE SCHEDULE
Table 1 shows the City’s maximum traffic impact fee schedule by land use consistent with nexus requirements. These traffic impact fees apply to new residential and nonresidential development and cover the transportation improvement costs required to support new development after existing deficiencies have been taken into account. The fee estimates also include a 2 percent fee program administration fee, consistent with Mitigation Fee Act program administrative costs in many other California jurisdictions.2 The fees apply to all new development, except those exempted by the Ordinance of other means, such as approved projects under the terms of a Development Agreement.3 The adoption of the recommended fee schedule would result in fee revenues of about $200.2 million in today’s dollar terms assuming full build-out of the General Plan consistent with current land use designations. An additional $182.7 million in revenues will be required from other funding sources to cover the full cost of the transportation facilities4 included in the fee calculations. That is, the TIF is estimated to generate approximately 52 percent of the revenue needed to cover the future transportation improvements and facilities costs identified to mitigate growth impacts associated with build-out of the General Plan.
Table 1: Maximum Allowable Transportation Impact Fee
2 The 2 percent administration cost is estimated to cover expenses related development of impact fee study and subsequent updates as well as the required reporting, auditing, collection and other annual administrative costs involved in overseeing the program. It is consistent with TIF programs throughout California.
3 Includes Villages of Patterson, Arambell Development and Remains of West Patterson Business Park 4 City of Patterson Transportation Infrastructure Master Plan Residential Units (du)
Total TIF
per Unit
Single Family $7,532
Medium Density $4,261
High Density $3,633
Non-residential (ksf)
Retail $10,421
Non-Residential Mixed Use $8,460
Office $7,861
Limited Industrial $5,502
General Industrial/Warehouse $3,581
8.1.b
Packet Pg. 290 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 5 KEY ISSUES AND ASSUMPTIONS
The results of this analysis are based on a variety of conditions and assumptions regarding infrastructure costs, land use growth projections, and transportation demand. These assumptions are discussed later but some of the key issues are summarized below:
• Future Development and Trips. The fee calculations were based on residential and nonresidential development projections, and associated trip generation. Land use and cost information are based on the approved 2010 General Plan, recently approved projects and TIMP information. In addition, the StanCOG Travel Demand model was utilized to conduct travel demand analysis. • Capital Improvement Program. The list of transportation improvements included in the Fee Program focus on future projects identified in the approved TIMP report. • Cost Estimates. AMG has developed or updated cost estimates based on latest available Caltrans unit cost for all TIMP transportation improvement projects identified. The cost estimates were based on assumptions about the planned right-of-way, number of lanes, cross-sections and intersection control for each improvements. Assumptions were based on similar existing corridors within the City of Patterson, input from the County, consistent with the City’s roadway design standards and have been reviewed and confirmed by City staff. • Cost Allocation. Transportation analysis conducted by AMG (including Select Link Analysis) was used to determine the portion of transportation improvements costs to be included in the fee program. Only transportation improvement costs specifically required to support new development are included in the transportation impact fee calculation.
8.1.b
Packet Pg. 291 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 6 2.0 FUTURE LAND USE ASSUMPTION
This chapter documents the land use and growth assumptions and forecasts used in this study. These assumptions determine the amount of future traffic generation and attraction in the City of Patterson which are key factors in determining how to allocate new transportation improvement costs between existing and various new development land uses in the future.
LAND USE ASSUMPTIONS AND FORECAST
The existing and future City of Patterson land use estimates used in the TIF are based on several sources including the 2010 General Plan (approved in July 2010), three major approved project land uses, and more recent land use updates provided by the City5. Based on discussions with City staff6, three major approved projects included are:
• West Patterson Business Park Master Plan was approved in 2003 – Originally approved for approximately 8.5 million sf light industrial, freeway commercial, R&D and residential.
Approximately 5 million sf available.
• Villages of Patterson was approved in 2007 – 3,100 dwelling units and 1.1 million sf of light industrial, office, retail and public use. Only elementary school on Hartley Avenue has been completed.
• West Patterson Business Park Expansion was approved in 2012 –11 million sf light industrial, 839 ksf business park & 198 ksf business park. 1.5M sf distribution center has been developed.
Trips to be generated by the three approved and yet to be developed projects would be considered in future traffic forecasts. However, since future potential impacts and mitigation measures have been considered and approved by Council in Development Agreements (DA), these future trips would not be considered a part of the TIF developed in this study.
The future buildout of the remaining General Plan land use includes Zacharias/Baldwin Master Plan and Non-Committed land use in the City. The TIF would be based on these two major land uses which will generate future traffic and impacts on City transportation infrastructure.
The buildout potential of Zacharias/Baldwin Master Plan consists of:
• 5,086 dwelling units, and
• 7,765,000 square feet of non-residential uses.
The buildout potential of Non-Committed land use in the City is estimated to include:
• 15,201 dwelling units, and
• 9,988 square feet of non-residential uses.
The City of Patterson land use growth projections are used in the travel demand model based on Stanislaus Council of Government (StanCOG) model to estimate future regional travel demand based on various assumptions as it relates to roadway network and trip rates by land use category in the City and the rest of Stanislaus County. The StanCOG model used is the current 2022 Regional Transportation Plan (RTP) model which has 2019 as the base year and 2046 future year.
The current and future year land use assumptions used the forecasting model are shown in Table 2. 5 Email from City staff, December 7, 2021
6 Email from City staff, August 05, 2019
8.1.b
Packet Pg. 292 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 7 Table 2: General Plan Land Use Assumptions and Forecasts Major land use category assumptions based on Institute of Engineers (ITE) are summarized in Table 2 are categorized as follows:
• Single-Family Residential: This refers to detached single-family homes. Traffic impact fees for new single-family residential development are applied on a per unit basis. • Multifamily Residential (Low-Rise): This category covers apartments, townhomes, condos, duplexes and other multifamily housing and that have one or two levels. Traffic impact fees for new construction of this type of residential development are applied on a per unit basis. • Multifamily Residential (Mid-Rise): This category covers apartments, townhomes, condos, duplexes and other multifamily housing and that have three or more levels. Traffic impact fees for new construction of this type of residential development are applied on a per unit basis. • Retail: Retail development can include shopping centers, discount stores, nurseries, factory outlets, car sale lots, convenient stores, and specialty stores. Traffic impact fees for new construction of this type of development are applied on a square footage basis. • Mixed-Use: This assumed a mix of general offices, including professional and medical office and retail development that could include shopping centers and convenient stores. Traffic impact fees for new construction of this type of development are applied on a square footage basis. • Office: This category covers general offices, including professional and medical office development, government offices, and post offices. Traffic impact fees for this type of development are applied on a square footage basis.
• Limited Industrial: It is typically a free-standing facility devoted to a single use. The facility has an emphasis on activities other than manufacturing and typically has minimal office space. Typical light industrial activities include printing, material testing, and assembly of data processing 2019 Approved
Land Use
Zacharias
Master
Plan
NonCommittedFuture
Total
TIF Growth
(2019-
2046)
Residential Units (du)
Single Family 6,000 0 831 794 1,625 1,625
Medium Density 450 2,868 3,646 14,407 20,921 18,053
High Density 100 232 609 841 609
Subtotal 6,550 3,100 5,086 15,201 23,387 20,287
Non-residential (ksf)
Retail 602 1,970 350 1,292 3,612 1,642
Non-Residential Mixed Use 0 505 2,551 3,056 3,056
Office 307 0 1,763 1,763 1,763
Limited Industrial 730 6,143 6,910 1,204 14,257 8,114
Warehouse 100 6,556 6,556 0
General Industrial/Warehouse 6,000 6,122 3,178 9,300 3,178 Subtotal 7,739 20,791 7,765 9,988 38,544 17,753
Buildout 2046
8.1.b
Packet Pg. 293 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 8 equipment. Traffic impact fees for this type of development are applied on a square footage basis.
• Warehouse: Primarily devoted to the storage of materials, but it may also include office and maintenance areas. Traffic impact fees for this type of development are applied on a square footage basis.
• General Industrial/Warehouse: This is a mix of land uses with general industrial and warehouse activities. Traffic impact fees for this type of development are applied on a square footage basis.
TRAVEL DEMAND ASSUMPTIONS AND FORECASTS
The model was used to estimate future regional travel demand based on various assumptions as it relates to roadway network and trip rates by land use category in the City and the rest of Stanislaus County. The trip generation used in the 2022 RTP Model was developed using total population, households, and employment projections. The land use categories and trip generation for the City of Patterson as shown in Table 2 are based on Institute of Transportation Engineers (ITE) Trip Generation7 and further refined through model trip lengths and citywide data.
Using some of the model trip length assumptions, the resulting trip demand factor are summarized in Table
3. Table 3: Trip Generation Rate Assumptions
Table 4 combines the growth estimates summarized in Table 2 and the travel demand assumptions presented in Table 3 to estimate the total growth in trips through build-out of the General Plan which included three major approved projects mentioned earlier. As shown, this approach results in an estimated growth of 24,491 PM peak hour trips per day, which represents approximately a doubling increase over existing levels.
7 ITE Trip Generation Manual 10th Edition, 2017
Type Description Total Land Use
Remaining
Primary
Trips 1
Diverted
Trips 1
Total
Excluding
Pass-by 1
Ave. Trip
Length 2
Adjustment
Factor 3 ITE Code Description Raw Rate
PM
Ave. Rate
PM 4
Trip
Demand
Factor 5
R-L SF Low Density 2,651 86% 11% 97% 14.1 0.9 Single Family Detached (210) 0.99 0.99 0.90 R-M SF Medium Density 2,754 86% 11% 97% 14.1 0.9 Multifamily (220) 0.56 0.56 0.51 R-MH SF Medium High Density 2,361 86% 11% 97% 15.3 1.0 Multifamily Midrise (221) 0.44 0.44 0.44 C/G General/Shopping Center 980,020 47% 31% 78% 12.6 0.7 Shopping Center (820) 3.61 1.91 1.25 MX Non-Residential Mixed Use 2,313,036 62% 25% 87% 14.3 0.8 Mix Office/Shopping (710/820) 2.38 1.22 1.01 C/O Office 490,490 77% 19% 96% 12.8 0.8 Office (710) 1.15 1.15 0.94 I/L Limited Industrial 3,114,557 100% 0% 100% 15.7 1.0 General Lt Ind.l (110) 0.63 0.63 0.66 I/G Warehouse 1,402,502 100% 0% 100% 15.7 1.0 Warehouse (150) 0.19 0.19 0.20 I/G General Industrial/Warehouse 1,402,504 100% 0% 100% 15.7 1.0 Mix Lt Ind./Wrhs (110,150) 0.41 0.41 0.43 Residential
Commercial
Industrial
Note:
1 - Primary trips are direct trips to destination with no midway stops; Diverted trips are linked trips that adds at least one mile to the primary trip. Pass-by trips do not add more than one mile. 2 - Average trip length for the City are derived from the StanCOG model. Mixed Use is average of Retail and Office use. 3 - The trip adjustment factor equals the percent of non-pass-by trips multiplied by the average trip length and divided by the systemwide average trip length of 14.99 mile 4 - ITE Code: ITE Trip Generation Manual 10th Edition, 2017; trips per dwelling unit or per ksf 5 - The trip demand factor is the product of the trip adjustment factor and the average PM trips.
Addtional Reference: San Diego Association of the Goverments, Brief Guide of Vehicular Traffic Generation Rates for the San Diego Regions, April 2002
8.1.b
Packet Pg. 294 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 9 Table 4: Trip Generation Projections
Residential Units (du) Units Trips Units Trips
Single Family 0.90 6,000 5,420 1,625 1,468
Medium Density 0.51 450 230 18,053 9,224
High Density 0.44 100 44 609 265
Subtotal 6,550 5,693 20,287 10,958
Non-residential (ksf)
Retail 1.25 602 752 1,642 2,053
Non-Residential Mixed Use 1.01 0 0 3,056 3,100
Office 0.94 307 289 1,763 1,662
Limited Industrial 0.66 730 482 8,114 5,354
Warehouse 0.20 100 20 0 0
General Industrial/Warehouse 0.43 6,000 2,577 3,178 1,365 Subtotal 7,739 15,506 17,753 13,533
Grand Total 21,199 24,491
2046 Buildout
(TIF Only Trips) 2019 Trip
Demand
Factor 1
Note:
1 - Final PM peak hour trips (per DU or ksf).
8.1.b
Packet Pg. 295 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 10 3.0 TRANSPORTATION IMPROVEMENTS AND COSTS
This chapter describes the major roadway improvement projects proposed for the City of Patterson as well as their cost estimates. The following chapter discusses the nexus-based cost allocations.
PROJECT SELECTION
The list of infrastructure improvement projects used in the development of traffic impact fees are derived from the Patterson Transportation Infrastructure Master Plan (TIMP) project which was completed in 2020. 8 Estimated costs for the list of infrastructure improvement projects to accommodate new growth were reviewed by City staff at that time including recent review and updates. These capital improvements projects included in the fee program were developed based on conceptual plans and have been developed in sufficient detail to generate good cost estimates.
The list of transportation projects identified in TIMP is the primary basis and did not include the following:
• The TIF program does not include any projects that are outside of the sphere of influence of the City of Patterson.
• The TIF program does not include any projects where secured and dedicated funding source have already been established to cover the full cost such as those in the Development Agreements.
PROJECT LIST
As part of the Patterson TIMP Study, the City prepared a preliminary conceptual improvement list, as shown in Table 5. The improvements included in the list cover the intersections/segments where significant impact(s) were identified. Particularly, it is assumed that significant cost could be expected at railroad crossings.
None of the projects included in the TIF addresses existing deficiencies. Rather, they are a response to new development and limited to intersections currently operating at an acceptable level of service (LOS) within City’s standards (LOS D) but are expected to deteriorate to below City’ LOS standards with proposed new developments.
FACILITY COST ESTIMATES
The cost estimates shown in Table 5 above are based on assumptions about the planned right- of-way, roadway cross-sections for each corridor. Assumptions were based on similar existing corridors within the City of Patterson and boundary roadways with the County and have been reviewed and confirmed by City staff. Detailed cost estimate sheets for each project are attached to this report as Appendix A. 8 City of Patterson Transportation Infrastructure Master Plan, Final Report, March 6, 2020
8.1.b
Packet Pg. 296 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 11 4.0 ESTIMATED MAXIMUM FEE
This chapter presents calculations for the maximum allowable TIF based on the land use projections and estimated transportation improvements cost and its nexus.
OVERVIEW OF FINDINGS
As indicated in the introduction, a “nexus” between new development in City of Patterson and its impact on the transportation improvements and their associated costs must be made before assigning a certain transportation improvement costs into a transportation impact fee calculation. Several necessary steps were taken to determine the appropriate costs to include in the new TIF calculation:
• Estimate Total Costs of Transportation Improvements. The identification of the required transportation improvement projects and their associated costs updates are based on the TIMP and key projects.
• Remove existing deficiencies. This includes evaluation of whether there is an existing deficiency at any of the project locations and the level of that deficiency. • Estimate Proportionate Allocation to New Development. Determine the proportion of the transportation improvement project cost that could be assigned to new development in Patterson after removing any existing deficiencies.
• Deduct Known Funding from Total Cost. Any dedicated funding should be deducted from the transportation fee calculation.
Table 5: Summary of TIF Projects and Costs
I. Roadway Segment Length
(mi) Cost Estimate
1 Sperry Ave I-5 NB Ramps to Baldwin Rd 1.21 $14,071,888 2 Sperry Ave Ward Ave to SR 33 0.85 $15,786,143
3 Ward Ave Sperry Ave to American Eagle Way 0.80 $6,414,628 4 Ward Ave American Eagle Way to SR 33 0.91 $6,702,419
5 Ward Ave Sperry Ave to Marshall Rd 2.00 $20,374,982
6 Baldwin Rd Keystone Pacific Way to SR 33 2.65 $30,473,386 7 Rogers Rd Sperry Ave to SR 33 4.55 $52,862,858
8 Zacharias Rd Rogers Rd to SR 33 1.89 $30,666,448
9 SR 33 Rogers Rd to Walnut Ave 4.36 $54,069,576
10 SR 33 Sperry Ave to Pomelo Ave 1.40 $17,567,994
11 Walnut Ave SR 33 to Sycamore Ave 1.04 $7,814,730
12 Sycamore Ave Eucalyptus Ave to Orange Ave 2.08 $14,603,909 13 Elm Ave Eucalyptus Ave to Orange Ave 2.08 $16,026,134 II. Interchange
14 Sperry Ave/I-5 Interchange A $18,080,640
15 Zacharias Ave/I-5 Interchange B $77,400,000
Total $382,915,736
Note:
County staff input - extra funds for the UPRR coordination & permitting ($1M per intersection). And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, April 7, 2022 A - Based on I-5/Sperry Ave Interchange Improvements Project, April 20, 2017 & assumed 20% increase B - Information provided by city staff based on estimates (March 22, 2022) Assumed the Consumer Price Index for All Urban Consumers increased 3.2 percent from July 2022 to July 2023.
8.1.b
Packet Pg. 297 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 12 The steps described above and explained in subsequent sections establish the following TIF nexus findings, consistent with the requirements of the Mitigation Fee Act.
Purpose
The fee will ensure adequate levels of transportation service as contemplated in the General Plan are maintained in Patterson.
Use of Fee
Revenue generated by the fee will be used to fund City transportation improvements, including roadway, intersection, multi-modal and traffic signal improvements. The list of eligible transportation projects and costs are summarized in Table 5 and further detailed in the Appendix A.
Established Relationship
As discussed previously, new development in the City of Patterson will increase traffic demands on the City’s transportation network. Estimated transportation fee revenue will be used to fund transportation improvements required to maintain acceptable levels of service. New development will benefit from the increased transportation capacity.
Need
Future new development projects will add traffic and create an incremental need for transportation capacity and improvements. The transportation improvements detailed in this study are considered necessary to meet the City's future transportation needs.
Proportionality
The fee levels are estimated using fair share cost allocations for new Citywide development based on the StanCOG 2022 RTP transportation model adapted for this study.
8.1.b
Packet Pg. 298 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 13 TRAVEL DEMAND MODEL AND COST ALLOCATION
Travel Demand Model Assumptions and Methodology
The StanCOG countywide travel demand model with refined traffic analysis zones (TAZ) and land use estimates for the City of Patterson was developed for the study. The refinement of the travel demand model was taken to allocate TIF program costs equitably. The StanCOG model is a mathematical representation of travel demand based on the buildout of all of the cities within Stanislaus County, including Patterson. The model uses socioeconomic data, such as number of jobs and households, for different geographic areas (transportation analysis zones) to predict the expected travel between places in the future.
AMG used an adopted model which was validated for the current socioeconomic data to predict current traffic volume, which is matched with the existing counts to calibrate the model. The calibrated model was used to forecast future travel conditions based on the expected changes in the socioeconomic conditions in the future. There are 80 transportation analysis zones (TAZ) within the StanCOG model to represent the City. The 2046 socioeconomic data are generated by StanCOG based on input from all cities in the County. In order to determine appropriate nexus, AMG further refined the model to derive both average citywide and link-specific characteristics of vehicle travel demand including the following:
• Internal (trips that start and end in Patterson)
• Internal/External (trips that have one end either beginning or ending in Patterson) • Through (trips that pass completely through Patterson without stopping) Only the trips originating and ending in Patterson (i.e., Internal trips and Internal/External trips) would be responsible for the TIF fees.
The average citywide characteristics of vehicle travel demand for TIF roadways are shown in Table 6.
These methodologies would be applied to determine the percentage of the project costs that could be funded through the TIF program. Select link methodology was used on the model for allocation and applied as follows:
• Select Link - the cost allocation would be based on link-specific characteristics of vehicle travel demand for the project-related segment (I.e., all the approaching and departure roadway segments of the intersection). The traffic model was used to estimate travel demand characteristics associated with specific transportation improvements as shown in Table 6.
8.1.b
Packet Pg. 299 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 14 Table 6: TIF Travel Demand Assumptions
As shown in Table 6, using the model Select Link analysis, the proportion of transportation improvement costs allocated to new development varies by facility or improvement. Generally, approximately seven percent to 10 percent of the trips using the approaching or departure roadway segments of the intersection would pass through Patterson without stopping.
TIF Cost Allocation
The TIF nexus analysis allocates costs based on (1) the amount attributable to new versus existing development, (2) the proportion of trips with at least one trip end in the City (i.e. excludes through trips), and (3) the amount covered by secured funding sources. As described in Chapter 3, none of the projects included in the TIF addresses existing deficiencies. Rather, they are a response to new development and limited to roadways currently operating at a level of service (LOS) within City’s acceptable LOS D or better standards but are expected to deteriorate to unacceptable LOS standards with proposed new developments.
It should be noted that trips from the three major approved projects (West Patterson Business Park Master Plan, Villages of Patterson and West Patterson Business Park Expansion) which has an approved Development Agreement (DA) were not included in the TIF allocation. The cost allocated to future new development (Zacharias/Baldwin Master Plan and Non-Committed land use) are based on the analysis described above and summarized in Table 6.
Table 7 illustrates the net impact of the cost allocations described above. Overall, this TIF analysis allocates approximately $200.2 million in transportation improvement cost to the TIF. The amount represents about 52 percent of the approximately $383 million in future transportation infrastructure costs considered in this analysis.
Roadway Segment I-I I-X X-I X-X Cost Allocation
Methodology
Percent TIF
Projects A
Share Allocated to
New Development
1 Sperry Ave I-5 NB Ramps to Baldwin Rd 19% 28% 37% 16% Select Link 51% 43% 2 Sperry Ave Ward Ave to SR 33 1% 49% 47% 2% Select Link 46% 45% 3 Ward Ave Sperry Ave to American Eagle Way 14% 24% 45% 16% Select Link 48% 40% 4 Ward Ave American Eagle Way to SR 33 14% 24% 45% 16% Select Link 48% 40% 5 Ward Ave Sperry Ave to Marshall Rd 11% 36% 40% 13% Select Link 43% 37% 6 Baldwin Rd Keystone Pacific Way to SR 33 1% 49% 50% 0% Select Link 29% 29% 7 Rogers Rd Sperry Ave to SR 33 5% 40% 55% 0% Select Link 86% 86% 8 Zacharias Rd Rogers Rd to SR 33 27% 32% 40% 0% Select Link 88% 87% 9 SR 33 Rogers Rd to Walnut Ave 0% 38% 44% 17% Select Link 22% 18% 10 SR 33 Sperry Ave to Pomelo Ave 0% 48% 43% 8% Select Link 36% 34% 11 Walnut Ave SR 33 to Sycamore Ave 56% 21% 22% 1% Select Link 21% 21% 12 Sycamore Ave Eucalyptus Ave to Orange Ave 4% 39% 44% 12% Select Link 56% 49% 13 Elm Ave Eucalyptus Ave to Orange Ave 0% 42% 47% 10% Select Link 68% 61% 14 Sperry Ave I-5 Interchange Ramp 0% 40% 50% 10% Select Link 72% 65% 15 Zacharias Rd New Interchange 0% 58% 41% 0% Select Link 59% 59% Note:
A - only trips by Zacharias Master Plan & Non-Committed Land Use Trip Types
8.1.b
Packet Pg. 300 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 15 Table 7: TIF Cost Allocation Assumptions and Calculations
MAXIMUM FEE CALCULATION
Based on the estimated TIF transportation improvement cost as shown in Table 7, the maximum supportable transportation impact fee per trip is shown in Table 8. The maximum fee per trip is calculated by dividing the estimated total TIF fee program cost of $200.2 million by the total number of trips generated by new TIF related development, or 24,491 (see Table 4). This results in an average TIF per peak hour trip of $8,175.
Table 8: Maximum Fee per Trip
Finally, Table 9 calculates the maximum TIF for several land use category shown in the General Plan. As typically applied in most agencies, the maximum allowable TIF by land use includes a 2 percent charge to cover the administrative cost of administering the TIF program. The maximum supportable fees are the fee levels that would generate sufficient fee revenues to cover the full TIF cost allocation of $200.2 million. As discussed below, decisions to charge fees below the maximum fee will result in funding gaps that would need to be covered by other funding sources.
Roadway Segment Total Project Cost
Share Allocated
to TIF
Development
Cost Allocated to
TIF
1 Sperry Ave I-5 NB Ramps to Baldwin Rd $14,071,888 43% $6,031,282 2 Sperry Ave Ward Ave to SR 33 $15,786,143 45% $7,148,765 3 Ward Ave Sperry Ave to American Eagle Way $6,414,628 40% $2,589,819 4 Ward Ave American Eagle Way to SR 33 $6,702,419 40% $2,706,011 5 Ward Ave Sperry Ave to Marshall Rd $20,374,982 37% $7,609,881 6 Baldwin Rd Keystone Pacific Way to SR 33 $30,473,386 29% $8,939,686 7 Rogers Rd Sperry Ave to SR 33 $52,862,858 86% $45,484,575 8 Zacharias Rd Rogers Rd to SR 33 $30,666,448 87% $26,813,568 9 SR 33 Rogers Rd to Walnut Ave $54,069,576 18% $9,893,075 10 SR 33 Sperry Ave to Pomelo Ave $17,567,994 34% $5,885,811 11 Walnut Ave SR 33 to Sycamore Ave $7,814,730 21% $1,637,348 12 Sycamore Ave Eucalyptus Ave to Orange Ave $14,603,909 49% $7,160,725 13 Elm Ave Eucalyptus Ave to Orange Ave $16,026,134 61% $9,785,011 Sperry Ave/I-5 Interchange A $18,080,640 72% $13,035,887 Zacharias Ave/I-5 Interchange B $77,400,000 59% $45,501,109 Total - Citywide TIMP Transportation Projects $382,915,736 $200,222,553 Interchange
Note:
A – Based on I-5/Sperry Ave Interchange Improvements Project, April 20, 2017 & assumed 20% increase B - Information provided by city staff based on estimates (March 22, 2022) Category Formula Amount
TIF Share of Transportation A $200,222,553
Total Growth PM Trips B 24,491
Cost per Trip (A/B) $8,175
8.1.b
Packet Pg. 301 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 16 Table 9: Maximum TIF Schedule
Typical Approval Process
The TIF and corresponding fee schedule will need to be adopted by City Resolution and Ordinance.
When adopted, the City TIF Ordinance will allow the City Council to collect a fee schedule consistent with supporting technical analysis and findings provided in this Report. The Ordinance approach to setting the TIF fee allows for periodic adjustments of the fee amount that may be necessary over time, without amending the enabling Ordinance.
Fee Amount and Collection
The actual fee levels by land use will need to be approved by the City Council but cannot exceed the maximum allowable fees calculated herein (AB 1600).
While the maximum fee amount has been determined by this study, the City may elect to charge less for a variety of valid reasons. The study recommended an amount depending on the type of land use, as described above.
In the course of implementation, it is likely certain projects may not fit neatly into the land use categories defined in the fee schedule (see Table 9). When this happens, the City Manager or an authorized representative will need to make a determination as to the applicable fees. The TIF Ordinance can provide more specific guidelines for resolving such uncertainty. For example, it may include the option for applicants to furnish information or analysis that will justify their project’s inclusion in a particular land use category and/or a lower fee based on verifiable trip generation rates or other factors.
Residential Units (du)
Cost Per
Trip
Trip Demand
Factor 1 Raw Fee
Admin
Charge 2 TIF Unit Cost
Single Family $8,175 0.90 $7,385 2% $7,532
Medium Density $8,175 0.51 $4,177 2% $4,261
High Density $8,175 0.44 $3,561 2% $3,633
Non-residential (ksf)
Retail $8,175 1.25 $10,217 2% $10,421
Non-Residential Mixed Use $8,175 1.01 $8,294 2% $8,460
Office $8,175 0.94 $7,707 2% $7,861
Limited Industrial $8,175 0.66 $5,394 2% $5,502
Warehouse $8,175 0.20
General Industrial/Warehouse $8,175 0.43 $3,511 2% $3,581 Note:
1 - Final PM peak hour trips (per DU or ksf).
2 - Typical administrative charge of 2.0 percent of "raw" TIF (e.g. revenue collection, mandated public reporting, and Nexus Analysis).
8.1.b
Packet Pg. 302 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson Regional Traffic Impact Fee (TIF) October 6, 2023 17 REFERENCES
1. 2010 Patterson General Plan Environmental Impact Report, July 2010
2. City of Patterson Transportation Infrastructure Master Plan, March 6, 2020
3. Trip Generation, 10th Edition, published by the Institute of Transportation Engineers (ITE) Advanced Mobility Group
Christopher Thnay, PE, AICP Principal/Project Manager
Joy Bhattacharya, PE, PTOE QA/QC
Shruti Shrivastava Project Engineer
Lawrence Liao Elite Transportation Group
Persons Consulted
Ken Irwin, PE City Manager, City of Patterson
Joel Andrews City Planner, City of Patterson
8.1.b
Packet Pg. 303 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report)
CITY OF PATTERSON REGIONAL TRAFFIC IMPACT FEE (TIF)
Appendix A Detailed TIF Project List and Costs Estimates October 6, 2023
A.1
DETAILED TIF PROJECT LIST AND COSTS ESTIMATES
8.1.b
Packet Pg. 304 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Patterson TIF Study
Transportation Infrastructure Master Plan (TIMP)
Buildout Roadway Improvement Cost Estimates
10/4/2023
Table 5: Summary of TIF Projects and Costs CPI 2023 increase = 3.2% I. Roadway Segment Length
(mi) Cost Estimate
1Sperry Ave I-5 NB Ramps to Baldwin Rd 1.21 $14,071,888 2Sperry Ave Ward Ave to SR 33 0.85 $15,786,143
3 Ward Ave Sperry Ave to American Eagle Way 0.80 $6,414,628 4 Ward Ave American Eagle Way to SR 33 0.91 $6,702,419
5 Ward Ave Sperry Ave to Marshall Rd 2.00 $20,374,982
6 Baldwin Rd Keystone Pacific Way to SR 33 2.65 $30,473,386 7 Rogers Rd Sperry Ave to SR 33 4.55 $52,862,858
8 Zacharias Rd Rogers Rd to SR 33 1.89 $30,666,448
9 SR 33 Rogers Rd to Walnut Ave 4.36 $54,069,576
10 SR 33 Sperry Ave to Pomelo Ave 1.40 $17,567,994
11 Walnut Ave SR 33 to Sycamore Ave 1.04 $7,814,730
12 Sycamore Ave Eucalyptus Ave to Orange Ave 2.08 $14,603,909 13 Elm Ave Eucalyptus Ave to Orange Ave 2.08 $16,026,134 II. Interchange
14 Sperry Ave/I-5 Interchange A $18,080,640
15 Zacharias Ave/I-5 Interchange B $77,400,000
Total $382,915,736
1 1
Note:
County staff input - extra funds for the UPRR coordination & permitting ($1M per intersection). And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, April 7, 2022 A - Based on I-5/Sperry Ave Interchange Improvements Project, April 20, 2017 & assumed 20% increase B - Information provided by city staff based on estimates (March 22, 2022) Assumed the Consumer Price Index for All Urban Consumers increased 3.2 percent from July 2022 to July 2023. 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 305 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 1
Sperry Avenue: I-5 Northbound Ramps to Baldwin Road
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $110,000 $110,000
2 Install Sign EA $400 $0
3 Install Striping LF 39,000 $4 $156,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 128,000 $20 $2,560,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 13,000 $200 $2,600,000 9 Paved shoulder SF 128,000 $12 $1,536,000
10 Manhole EA 12 $9,500 $114,000
11 Storm Drain Inlet EA 50 $3,000 $150,000
12 Storm drain laterals, 12 inch RCP LF 2,500 $200 $500,000 13 Traffic signal mast arm and pole EA $40,000 $0
14 Install Traffic Signal LS $500,000 $0
15 Structures LS 1 $2,000,000 $2,000,000
16 Land Acqusition Costs SF 412,000 $2.87 $1,182,440
Legend: Subtotal $10,908,440
LS = Lump Sum Contingency @ 25% $2,727,110
EA = Each Construction Subtotal $13,635,550
LF = Linear Foot
SF = Square Foot
Project Total $13,635,550
2022-2023 CPI increase 3.2% $14,071,888
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 306 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 2
Sperry Avenue: Ward to SR 33
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $70,000 $70,000
2 Install Sign EA $400 $0
3 Install Striping LF 27,000 $4 $108,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 90,000 $20 $1,800,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 13,000 $200 $2,600,000 9 Paved shoulder SF 90,000 $12 $1,080,000
10 Manhole EA 10 $9,500 $95,000
11 Storm Drain Inlet EA 40 $3,000 $120,000
12 Storm drain laterals, 12 inch RCP LF 2,000 $200 $400,000 13 Railroad crossing improvements LS 1 $2,000,000 $2,000,000 14 Install Traffic Signal LS 2 $500,000 $1,000,000
15 Railroad crossing improvements LS 1 $2,000,000 $2,000,000 16 Land Acqusition Costs SF 336,000 $2.87 $964,320
Legend: Subtotal $12,237,320
LS = Lump Sum Contingency @ 25% $3,059,330
EA = Each Construction Subtotal $15,296,650
LF = Linear Foot
SF = Square Foot
Project Total $15,296,650
2022-2023 CPI increase 3.2% $15,786,143
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 307 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 3
Ward Avenue: Sperry Avenue to American Eagle Way
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $57,000 $57,000
2 Install Sign EA $400 $0
3 Install Striping LF 26,000 $4 $104,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 42,000 $20 $840,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 9,000 $200 $1,800,000 9 Paved shoulder SF 84,000 $12 $1,008,000
10 Manhole EA 8 $9,500 $76,000
11 Storm Drain Inlet EA 32 $3,000 $96,000
12 Storm drain laterals, 12 inch RCP LF 1,600 $200 $320,000 13 Traffic signal mast arm and pole EA $40,000 $0
14 Modify Traffic Signal LS $100,000 $0
15 $0
16 Land Acqusition Costs SF 234,000 $2.87 $671,580
Legend: Subtotal $4,972,580
LS = Lump Sum Contingency @ 25% $1,243,145
EA = Each Construction Subtotal $6,215,725
LF = Linear Foot
SF = Square Foot
Project Total $6,215,725
2022-2023 CPI increase 3.2% $6,414,628
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 308 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 4
Ward Avenue: American Eagle Way to SR 33
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $64,000 $64,000
2 Install Sign EA $400 $0
3 Install Striping LF 27,200 $4 $108,800
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 45,000 $20 $900,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 9,600 $200 $1,920,000 9 Paved shoulder SF 80,000 $12 $960,000
10 Manhole EA 9 $9,500 $85,500
11 Storm Drain Inlet EA 36 $3,000 $108,000
12 Storm drain laterals, 12 inch RCP LF 1,800 $200 $360,000 13 Traffic signal mast arm and pole EA $40,000 $0
14 Modify Traffic Signal LS $100,000 $0
15 $0
16 Land Acqusition Costs SF 240,200 $2.87 $689,374
Legend: Subtotal $5,195,674
LS = Lump Sum Contingency @ 25% $1,298,919
EA = Each Construction Subtotal $6,494,593
LF = Linear Foot
SF = Square Foot
Project Total $6,494,593
2022-2023 CPI increase 3.2% $6,702,419
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 309 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 5 (4 lanes)
Ward Avenue: Sperry Avenue to Marshall Road
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $150,000 $150,000
2 Install Sign EA $400 $0
3 Install Striping LF 64,000 $4 $256,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 212,000 $20 $4,240,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 22,000 $200 $4,400,000 9 Paved shoulder SF 212,000 $12 $2,544,000
10 Manhole EA 20 $9,500 $190,000
11 Storm Drain Inlet EA 80 $3,000 $240,000
12 Storm drain laterals, 12 inch RCP LF 4,000 $200 $800,000 13 Traffic signal mast arm and pole EA $40,000 $0
14 Modify Traffic Signal LS $100,000 $0
15 Structure LS 1 $1,000,000 $1,000,000
16 Land Acqusition Costs SF 688,000 $2.87 $1,974,560
Legend: Subtotal $15,794,560
LS = Lump Sum Contingency @ 25% $3,948,640
EA = Each Construction Subtotal $19,743,200
LF = Linear Foot
SF = Square Foot
Project Total $19,743,200
2022-2023 CPI increase 3.2% $20,374,982
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 310 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 6
Baldwin Road: Keystone Pacific Way to SR 33
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $180,000 $180,000
2 Install Sign EA $400 $0
3 Install Striping LF 84,000 $4 $336,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 280,000 $20 $5,600,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 32,000 $200 $6,400,000 9 Paved shoulder SF 280,000 $12 $3,360,000
10 Manhole EA 25 $9,500 $237,500
11 Storm Drain Inlet EA 100 $3,000 $300,000
12 Storm drain laterals, 12 inch RCP LF 5,000 $200 $1,000,000 13 Railroad crossing improvements LS 1 $2,000,000 $2,000,000 14 Install Traffic Signal LS 2 $500,000 $1,000,000
15 Structure LS 1 $500,000 $500,000
16 Land Acqusition Costs SF 944,000 $2.87 $2,709,280
Legend: Subtotal $23,622,780
LS = Lump Sum Contingency @ 25% $5,905,695
EA = Each Construction Subtotal $29,528,475
LF = Linear Foot
SF = Square Foot
Project Total $29,528,475
2022-2023 CPI increase 3.2% $30,473,386
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 311 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 7
Rogers Road: Sperry Avenue to SR 33
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $350,000 $350,000
2 Install Sign EA $400 $0
3 Install Striping LF 144,000 $4 $576,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 480,000 $20 $9,600,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 54,000 $200 $10,800,000 9 Paved shoulder SF 480,000 $12 $5,760,000
10 Manhole EA 44 $9,500 $418,000
11 Storm Drain Inlet EA 200 $3,000 $600,000
12 Storm drain laterals, 12 inch RCP LF 8,800 $200 $1,760,000 13 Railroad crossing improvements LS 1 $2,000,000 $2,000,000 14 Install Traffic Signal LS 3 $500,000 $1,500,000
15 Structure LS 1 $3,000,000 $3,000,000
16 Land Acqusition Costs SF 1,608,000 $2.87 $4,614,960
Legend: Subtotal $40,978,960
LS = Lump Sum Contingency @ 25% $10,244,740
EA = Each Construction Subtotal $51,223,700
LF = Linear Foot
SF = Square Foot
Project Total $51,223,700
2022-2023 CPI increase 3.2% $52,862,858
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 312 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 8
Zacharias Road: Rogers Road to SR 33
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $220,000 $220,000
2 Install Sign EA $400 $0
3 Install Striping LF 60,000 $4 $240,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 300,000 $20 $6,000,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 26,000 $200 $5,200,000 9 Paved shoulder SF 300,000 $12 $3,600,000
10 Manhole EA 30 $9,500 $285,000
11 Storm Drain Inlet EA 120 $3,000 $360,000
12 Storm drain laterals, 12 inch RCP LF 6,000 $200 $1,200,000 13 Railroad crossing improvements LS 1 $2,000,000 $2,000,000 14 Install Traffic Signal LS 3 $500,000 $1,500,000
15 Structure LS 1 $550,000 $550,000
16 Land Acqusition Costs SF 912,000 $2.87 $2,617,440
Legend: Subtotal $23,772,440
LS = Lump Sum Contingency @ 25% $5,943,110
EA = Each Construction Subtotal $29,715,550
LF = Linear Foot
SF = Square Foot
Project Total $29,715,550
2022-2023 CPI increase 3.2% $30,666,448
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 313 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 9
Highway 33: Rogers Road to Walnut Avenue
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $450,000 $450,000
2 Install Sign EA $400 $0
3 Install Striping LF 138,000 $4 $552,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 460,000 $20 $9,200,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 52,000 $200 $10,400,000 9 Paved shoulder SF 460,000 $12 $5,520,000
10 Manhole EA 56 $9,500 $532,000
11 Storm Drain Inlet EA 240 $3,000 $720,000
12 Storm drain laterals, 12 inch RCP LF 12,000 $200 $2,400,000 13 Railroad crossing improvements LS 3 $2,000,000 $6,000,000 14 Install Traffic Signal LS 3 $500,000 $1,500,000
15 Structure LS 1 $2,000,000 $2,000,000
16 Land Acqusition Costs SF 920,000 $2.87 $2,640,400
Legend: Subtotal $41,914,400
LS = Lump Sum Contingency @ 25% $10,478,600
EA = Each Construction Subtotal $52,393,000
LF = Linear Foot
SF = Square Foot
Project Total $52,393,000
2022-2023 CPI increase 3.2% $54,069,576
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 314 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 10
Highway 33: Sperry Avenue to Pomelo Avenue
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $140,000 $140,000
2 Install Sign EA $400 $0
3 Install Striping LF 44,400 $4 $177,600
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 148,000 $20 $2,960,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 17,000 $200 $3,400,000 9 Paved shoulder SF 148,000 $12 $1,776,000
10 Manhole EA 20 $9,500 $190,000
11 Storm Drain Inlet EA 80 $3,000 $240,000
12 Storm drain laterals, 12 inch RCP LF 4,000 $200 $800,000 13 Traffic signal mast arm and pole EA $40,000 $0
14 Install Traffic Signal LS 1 $500,000 $500,000
15 Railroad crossing improvements LS 1 $2,000,000 $2,000,000 16 Land Acqusition Costs SF 500,000 $2.87 $1,435,000
Legend: Subtotal $13,618,600
LS = Lump Sum Contingency @ 25% $3,404,650
EA = Each Construction Subtotal $17,023,250
LF = Linear Foot
SF = Square Foot
Project Total $17,023,250
2022-2023 CPI increase 3.2% $17,567,994
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 315 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 11
Walnut Avenue: Highway 33 to Sycamore Avenue
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $100,000 $100,000
2 Install Sign EA $400 $0
3 Install Striping LF 33,000 $4 $132,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 110,000 $20 $2,200,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 11,000 $200 $2,200,000 9 Paved shoulder SF 110,000 $12 $1,320,000
10 Manhole EA 10 $9,500 $95,000
11 Storm Drain Inlet EA 40 $3,000 $120,000
12 Storm drain laterals, 12 inch RCP LF 2,000 $200 $400,000 13 Traffic signal mast arm and pole EA $40,000 $0
14 Modify Traffic Signal LS $100,000 $0
15 Structure LS 1 $500,000 $500,000
16 Land Acqusition Costs SF 352,000 $2.87 $1,010,240
Legend: Subtotal $8,077,240
LS = Lump Sum Contingency @ 25% $2,019,310
EA = Each Construction Subtotal $10,096,550
LF = Linear Foot
SF = Square Foot
Project Total $7,572,413
2022-2023 CPI increase 3.2% $7,814,730
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 316 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 12
Sycamore Avenue: Eucalyptus Avenue to Orange Avenue
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $140,000 $140,000
2 Install Sign EA $400 $0
3 Install Striping LF 66,000 $4 $264,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 220,000 $20 $4,400,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 22,000 $200 $4,400,000 9 Paved shoulder SF 220,000 $12 $2,640,000
10 Manhole EA 20 $9,500 $190,000
11 Storm Drain Inlet EA 80 $3,000 $240,000
12 Storm drain laterals, 12 inch RCP LF 4,000 $200 $800,000 13 Traffic signal mast arm and pole EA $40,000 $0
14 Modify Traffic Signal LS $100,000 $0
15 $0
16 Land Acqusition Costs SF 704,000 $2.87 $2,020,480
Legend: Subtotal $15,094,480
LS = Lump Sum Contingency @ 25% $3,773,620
EA = Each Construction Subtotal $18,868,100
LF = Linear Foot
SF = Square Foot
Project Total $14,151,075
2022-2023 CPI increase 3.2% $14,603,909
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 317 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report) City of Patterson
Master Plan Conceptual - Buildout Roadway Improvements Cost Estimates 10/4/2023
Segment # 13
Elm Avenue: Eucalyptus Avenue to Orange Avenue
TIMP Buildout Conceptual Budget Estimate
*Unit Prices Are Based On Caltrans Contract Cost Data
Roadway widening based on an average of total materials and labor Item Unit Quantity Unit Price Total
1 Traffic Control LS 1 $150,000 $150,000
2 Install Sign EA $400 $0
3 Install Striping LF 66,000 $4 $264,000
4 Install Pavement Marking EA $0
5 Concrete curb, gutter, and sidewalk SF 220,000 $20 $4,400,000 6 Concrete curb and gutter LF $0
7 Landscaping LS $0
8 Roadway construction, 12 feet wide lane LF 22,000 $200 $4,400,000 9 Paved shoulder SF 220,000 $12 $2,640,000
10 Manhole EA 20 $9,500 $190,000
11 Storm Drain Inlet EA 80 $3,000 $240,000
12 Storm drain laterals, 12 inch RCP LF 4,000 $200 $800,000 13 Traffic signal mast arm and pole EA 4 $40,000 $160,000 14 Install Traffic Signal LS 1 $300,000 $300,000
15 Structure LS 1 $1,000,000 $1,000,000
16 Land Acqusition Costs SF 704,000 $2.87 $2,020,480
Legend: Subtotal $16,564,480
LS = Lump Sum Contingency @ 25% $4,141,120
EA = Each Construction Subtotal $20,705,600
LF = Linear Foot
SF = Square Foot
Project Total $15,529,200
2022-2023 CPI increase 3.2% $16,026,134
Note:
County staff input ‐ extra funds for the UPRR coordination & permitting ($1M per intersection).
And 40% increase to reflect ENR Construction Cost Index. Email from City to County staff, Thur, 10/4/2023
Z:\P2108275 - Patterson Regional TIF (Patterson)\2021 TIF Cost Estimates (T5)\2021 unit cost update (+Railroad crossing increase)\Master Plan Roadway Segment Cost - 2023 TIF Table 5 100423 Final
8.1.b
Packet Pg. 318 Attachment: R_100623__Patterson_TIF_Final (Approve Resolution No. 2023-50 Approving the Regional Transportation Impact Fee Report)