Sacramento City Council
June 21, 2022

City Council Report
915 I Street, 1st Floor
Sacramento, CA 95814
www.cityofsacramento.org

File ID: 2022-00880 June 21, 2022

Title: Railyards Finance Plan Update

Location: District 4

Recommendation: Adopt a Resolution approving the updated 2022 Railyards Finance Plan and the updated amount of the Railyards Impact Fee (RIF).

Contact: Arwen Wacht, Senior Development Project Manager, (916) 808-7535, [email protected]
, Sheri Smith, Special Districts Manager, (916) 808-7204, [email protected], Department of Finance

Presenter: Arwen Wacht, Senior Development Project Manager, (916) 808-7535, [email protected]
, Department of Finance

Attachments:
1-Description/Analysis
2-Resolution
3-Exhibit A – Railyards Finance Plan – 2022 Update
4-Exhibit B – Railyards Impact Fee – 2022 Update

Description/Analysis

Issue Detail: The Railyards Project (Project) consists of an approximately 244-acre historic Union Pacific Railroad (UPRR) site planned for mixed-use. The Railyards project area is generally bounded by North B Street and the Sacramento River Water Treatment Plant to the north, the Sacramento River to the west, I Street and H Street to the south and 7th and 12th streets to the east. It is located on the north side of Downtown and south of the River District and once served as the western terminus of the 1860s Transcontinental Railroad. The Railyards Specific Plan (RSP) was adopted by City Council (Resolution No. 2007-908), to provide for development of the RSP area into a transportation-efficient and transit-oriented mixed-use urban environment. Downtown Railyard Venture, LLC (DRV) is the master developer for the Project.

On November 10, 2016, Council adopted Resolution No. 2016-0380, which rescinded the 2007 Sacramento RSP Public Facilities Plan (Resolution No.2007-910) and adopted the 2016 Sacramento RSP Public Facilities Financing Plan (2016 Finance Plan).

The 2016 Finance Plan implemented the City’s General Plan goal to provide infrastructure for identified infill areas, established a program of implementation measures for funding backbone infrastructure and public facilities required to implement development in the RSP area, identified the development timing for implementation of the backbone infrastructure and public facilities improvements needed for the initial phase and buildout conditions consistent with the RSP phasing plan, and established the policy framework for future financing of the required backbone infrastructure and public facilities improvements needed to implement the RSP.

The 2016 Finance Plan was subsequently updated on September 28, 2018, per Resolution No. 2018-0383 (2018 Finance Plan), and January 8, 2019, per Council Resolution No. 2019- 001 (amending the second paragraph of Section 9 in the 2018 Finance Plan). The 2018 Finance Plan reflected current costs and included a nexus study to provide the legally required findings necessary for the establishment of the RIF. The establishment of the RIF provided a source of funding for $146 million of the overall $700 million needed for the facilities and infrastructure identified in the 2018 Finance Plan for the Railyards area and replaced the previous Railyards/Richards/Downtown development impact fee that had been in place since 1998.

This 2022 Finance Plan update recalculates the RIF amount to account for additional private and public sources of financing for backbone infrastructure and public facilities in the RSP area. Specifically, the RIF is being updated to implement the following updates:

• Removal of the Courthouse from the allocation to reflect the State of California’s payment of its obligation due to construction impacts.

• Removal of the On-Site Infrastructure from the allocated costs, reflecting improvements that are being funded with the Stadium Area Enhanced Infrastructure Financing District, the Railyards Community Facilities District No. 2018-01, and private developer financing.
• Moving Parks and Open Space into Public Facilities.

Overall, the RIF amount is being reduced from the 2018 Finance Plan amounts due to the foregoing financing updates.

To date, a number of improvements have occurred in the Railyards area including track relocations, station renovations, and completion of certain backbone infrastructure projects.

These initial investments have been funded through State Proposition 1C grant funds, Sacramento County Measure A funds allocated to the City, UPRR funding, and private property owner funding. Despite the magnitude of this initial investment, much of it from public sources, the City and DRV recognize that the Railyards Project development still faces an extraordinary infrastructure funding burden. The 2022 Finance Plan update provides a roadmap for financing of the remaining backbone infrastructure and public facilities.

Policy Considerations: The formulation of the updated finance plan and the updated RIF have been guided by the City’s goals and policies as established in the General Plan, including policies that promote a complete and adequate infrastructure system to support future development.

Economic Impacts: None.

Environmental Considerations:

California Environmental Quality Act (CEQA): The proposed 2022 Finance Plan update with an updated RIF does not constitute a project and is therefore exempt from CEQA review because it involves creation of government funding mechanisms or other government fiscal activities that do not involve commitment to any specific project which may result in a potentially significant physical impact on the environment (14 Cal. Code Regs. § 15378(b)(4)). Infrastructure projects or other public facility projects funded by the RIF will be evaluated under CEQA before construction is authorized.

Sustainability: The proposed 2022 Finance Plan update with an updated RIF support new residential and non-residential development needed to meet the population growth projections outlined in the General Plan. The proposed update to the RIF framework ensures that the City is not taking on the full cost of infrastructure to support new development, but rather that new growth pays for its fair share of infrastructure costs, therefore allowing the City to develop in a sustainable manner.

Commission/Committee Action: Not applicable.

Rationale for Recommendation: Finance plans must be updated periodically as more recent costs, funding, and land use data are available. Changes to finance plans are evaluated within the context of the overall financing strategy to ensure required funding is available when needed. The RIF program also requires periodic updates to make sure it continues to provide consistency and certainty for developers and staff, provide funding for needed infrastructure, and offer financial incentives for developers.

Financial Considerations: The 2022 Finance Plan identifies and provides the estimated cost of backbone infrastructure, other public facilities, and public operation and maintenance services needed to serve new development in the Railyards area. The 2022 Finance Plan also identifies the probable funding sources used to pay for the backbone infrastructure and other public facilities.

The RIF program provides a necessary mechanism to ensure that new development pays for the public infrastructure needed because of the effects of new growth. The RIF framework also includes administrative fees to recoup staff time required to administer the RIF program.

Revenues derived from the RIF program will be deposited in a separate fund. The RIF program will not have an impact on the General Fund.

Local Business Enterprise (LBE): Not applicable.

RESOLUTION NO. 2022-____

Adopted by the Sacramento City Council

June 21, 2022

APPROVING 2022 UPDATED RAILYARDS FINANCE PLAN AND UPDATED

AMOUNT FOR RAILYARDS IMPACT FEE

BACKGROUND

A. The Railyards project consists of an approximately 244-acre site north of downtown Sacramento that is planned for mixed-use. The Railyards Specific Plan (RSP) was adopted by City Council (Resolution No. 2007-908), to provide for development of the RSP area into a transportation-efficient and transit-oriented mixed-use urban environment.

B. On November 10, 2016, City Council (Council) conducted a public hearing and then adopted the 2016 Sacramento RSP Public Facilities Financing Plan (2016 Finance Plan), per Resolution No. 2016-0380. However, Council did not adopt a Railyards Impact Fee (RIF) in 2016. Instead, the Railyards/Richards/Downtown development impact fee that had been established by Council on March 10, 1998 (Ordinance No. 98-0011) was left in place.

C. On September 25, 2018, Council conducted a public hearing and adopted an updated Railyards Finance Plan (2018 Finance Plan) and established a RIF (Resolution No. 2018- 0383) to fund the Railyards backbone infrastructure and public facilities identified in the 2018 Finance Plan. The RIF replaced the fees imposed by the 1998 Ordinance.

D. The 2018 Finance Plan has since be updated by the City’s consultant (2022 Finance Plan, attached hereto as Exhibit A) to recalculate the RIF amount to account for additional private and public sources of financing for backbone infrastructure and public facilities in the RSP area (2022 Railyards Impact Fee, attached hereto as Exhibit B). Overall, the RIF amount is being reduced from the 2018 Finance Plan amounts due to these financing updates. The 2022 Finance Plan also reflects the fact that a number of improvements have already been constructed in the RSP area and provides a roadmap for financing of the remaining backbone infrastructure and public facilities.

BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE CITY COUNCIL RESOLVES AS FOLLOWS:

Section 1. Findings. The City Council hereby finds as follows:

2 A. The Background statements set forth above are true and correct and are incorporated herein by reference as findings.

B. The 2022 Updated Plan sets forth a rational, fair, and equitable method by which the cost of necessary public infrastructure and facilities in the RSP area is to be allocated to the various land uses in the RSP area.

C. The 2022 Finance Plan properly and reasonably allocates the burden of financing RSP area public infrastructure and facilities among development projects within the RSP area. The burden is allocated in a manner that achieves proper proportionality in light of the impacts that may reasonably be anticipated from those projects.

E. The 2022 Finance Plan may be revised over time under future circumstances in order to achieve the purposes and policies of the RSP area.

F. The findings, conclusions, and methodologies set forth in the 2022 Finance Plan are consistent with the RSP.

Section 2. Adoption of the 2022 Finance Plan and Update of the Fee Amount.

A. The 2022 Finance Plan, attached as Exhibit A, and other supporting data referred to in the 2022 Finance Plan are hereby approved and adopted.

B. The updated amount of the RIF, as specified in the 2022 Finance Plan and attached as Exhibit B, is hereby approved. The RIF amount shall be adjusted annually as specified in the 2022 Updated Plan.

C. The 2018 Finance Plan is hereby replaced in its entirety by the 2022 Finance Plan.

D. A copy of the 2022 Finance Plan will remain on file with the Infrastructure Finance Division of the Department of Finance.

Section 3. Effective Date. This resolution takes effect on June 21, 2022.

Section 4. Exhibits. Exhibits A and B are part of this resolution.

Table of Contents:

Exhibit A – Railyards Finance Plan – 2022 Update
Exhibit B – Railyards Impact Fee – 2022 Update

Draft Report
Railyards Finance Plan—2022 Update

Prepared for:

City of Sacramento

Prepared by:

Economic & Planning Systems, Inc. (EPS)

June 2022

EPS #202121

Table of Contents

1.  INTRODUCTION AND EXECUTIVE SUMMARY .................................................................... 1 Project Context ....................................................................................................... 1 Finance Plan Overview ............................................................................................. 3 Summary of Financing Strategy ................................................................................ 5 Backbone Infrastructure, Public Facilities, and Other Developer Obligations Requirements and Estimated Costs ........................................................... 9 Organization of this Report ..................................................................................... 11

2.  DEVELOPMENT PROGRAM....................................................................................... 13 Plan Overview ...................................................................................................... 13

3.  BACKBONE INFRASTRUCTURE AND PUBLIC FACILITIES COSTS ............................................ 19 Backbone Infrastructure and Public Facilities Phasing and Costs ................................... 20 Initial Improvements ............................................................................................. 21

4.  FUNDING SOURCES ............................................................................................. 25 Successor Agency Funding Sources ......................................................................... 29 City Funding Sources ............................................................................................. 30 Outside Sources of Funding .................................................................................... 31

5.  FINANCING STRATEGY .......................................................................................... 33 Factors Influencing the Financing Strategy ................................................................ 33 Project Phasing ..................................................................................................... 35 Funding Summary ................................................................................................. 35

6.  RAILYARDS IMPACT FEE PROGRAM ............................................................................ 38 Railyards Impact Fee ............................................................................................. 38

7.  INFRASTRUCTURE COST BURDEN COMPARISON ............................................................. 40 Infrastructure Burden Comparison ........................................................................... 40

8.  FINANCING SOURCES FOR SERVICES AND ONGOING OPERATION AND MAINTENANCE .................. 45 Railyards Maintenance CFD .................................................................................... 45

9.  FINANCE PROGRAM IMPLEMENTATION AND ADMINISTRATION ............................................. 48 Finance Program Implementation ............................................................................ 48 Finance Program Administration .............................................................................. 48 Changes in the Capital Improvement Program and Financing Programs ......................... 48 Annual Inflation Adjustment ................................................................................... 49 Reimbursements and Fee Credits ............................................................................ 49

Appendices:

Appendix A: Project Land Uses and Assumptions
Appendix B: Detailed Infrastructure Cost Estimates
Appendix C: Existing Fee Revenue Estimates
Appendix D: Detailed Estimated Infrastructure Cost Burden Comparison Appendix E: Engineering Cost Estimates, prepared by Baker Williams Engineering Group, updated by Harris & Associates
Appendix F: Procedure for Adjusting the Public Facilities Fee and Revising the Inventory of Remaining Infrastructure to Be Financed by that Fee

List of Maps
Map 1-1  Railyards and Surrounding Neighborhoods ..................................................... 2

Map 2-1  Railyards Zoning Districts Overlaid on Specific Plan Districts ........................... 16

List of Figures
Figure 1-1  Estimated Sources of Funding at Buildout ...................................................... 7

Figure 7-1  Infrastructure Cost Burden for Class I Office Building .................................... 42 Figure 7-2  Infrastructure Cost Burden for Retail Building ............................................... 43 Figure 7-3  Infrastructure Burden Comparison for Multifamily Building ............................. 44

List of Tables
Table 1-1  Estimated Infrastructure Improvement Costs ................................................. 10

Table 2-1  Railyards Specific Plan Land Use Summary .................................................... 15

Table 5-1  Estimated Project Requirements and Funding Summary .................................. 37

Table 8-1  Land Special Tax and Developed Special Tax—Base Year 2015–16 .................. 47

List of Defined Terms
ADT ..................................................................................................... Average Daily Trips CET ............................................................................................... Construction Excise Tax CFD ......................................................................................... Community Facilities District City ..................................................................................................... Ci ty of Sacramento County ................................................................................................. Sacramento County CSS ............................................................................................. Combined Sewer System DA ................................................................................................ Development Agreement DRV, Applicant, or Master Developer ...................................... Downtown Railyard Venture, LLC EIR ........................................................................................ Environmental Impact Report ENR-CCI ..................................................... Engineering News-Record Construction Cost Index EPS ............................................................................... Economic & Planning Systems, Inc.

ESD ....................................................................................Equivalent Sewer Dwelling Units Finance Plan ...................................................................................... Upda ted Finance Plan I-5 .................................................................................................................. Interstate 5 I-5 SCMP ............................................................ I-5 Subregional Corridor Mitigation Program Initial Phase OPA ................................................. Initial Phase Owner Participation Agreement LRT .......................................................................................................... Light Rail Transit MLS ................................................................................................... Major League Soccer MOPA ......................................................................... Master Owner Participation Agreement PIF .......................................................................................................... Park Impact Fee Railyards or Project .................................................. Railyards Specific Plan Area Development RASA or Successor Agency ....................................... Redevelopment Agency Successor Agency RBRA ...................................................................... Richards Boulevard Redevelopment Area Redevelopment Agency ................................ Redevelopment Agency of the City of Sacramento Region ................................................................................................. Sacramento Region Regional San .................................................. Sacramento Regional County Sanitation District RPTTF ..................................................................................... Real Property Tax Trust Fund RSP ................................................................................ Sacramento Railyards Specific Plan SACOG .................................................................. Sacramento Area Council of Governments SAFCA ....................................................................... Sacramento Area Flood Control Agency SCTMFP .......................................... Sacramento County Transportation Mitigation Fee Program

SCUSD ...................................................................... Sacramento City Unified School District SEIR ..................................................................... Subsequent Environmental Impact Report SFD ............................................................................................. Special Financing District SITF ............................................................... Sacramento Intermodal Transportation Facility SOTA ............................................................................................ South of the Tracks Area SQMP .......................................................................... Stormwater Quality Management Plan STA ............................................................................. Sacramento Transportation Authority State ..................................................................................................... State of California TDIF ....................................................................... Transportation Development Impact Fee TRUSD ............................................................................. Twin Rivers Unified School District UPRR ................................................................................................ Union Pacific Railroad 1997 Facility Element ........................................................................................................ ................ 1997 Facility Element of the Railyards Specific Plan and Richards Boulevard Area Plan 2016 Finance Plan ............................................................................................................. ..................... Public Facilities Finance Plan, approved by the City Council on November 10, 2016 2018 Finance Plan ............................................................................................................. ............... Updated Railyards Finance Plan, approved by the City Council on September 25, 2018

Economic & Planning Systems, Inc. (EPS) 1 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

1. INTRODUCTION AND EXECUTIVE SUMMARY
The Sacramento Railyards Specific Plan (RSP) establishes policies guiding development of the Railyards specific plan area (herein referred to as Railyards or Project), located in the City of Sacramento (City), on 244 acres of land immediately north of downtown Sacramento east of the Sacramento River, south of North B Street, and north of the Federal Court House and Alkali Flat neighborhood. Map 1-1 (also Figure 1-2 in the RSP) shows the location of the Project within the context of the Central City Community Plan Area, as defined by the City’s 2035 General Plan.

This Railyards Finance Plan—2022 Update (Finance Plan) provides an update to the RSP Public Facilities Financing Plan, originally approved by the City Council on December 11, 2007 per City Council Resolution #2007-0910 and updated by the City Council on: November 10, 2016 per City Council Resolution #2016-0380 (2016 Finance Plan), September 28, 2018 per Resolution #2018- 0383 (2018 Finance Plan), and January 8, 2019 per City Council Resolution #2019-0001 (amending the second paragraph of Section 9). This document provides an update of the development strategy for the Railyards and provides the foundation for establishing public policies that will govern the financing of Backbone Infrastructure, Public Facilities, and Other Developer Obligations (as defined later in this report) necessary to serve the Project, including establishing new Project funding mechanisms. The Facilities will be funded, in part, by the Railyards Impact Fee (also referred to as the Plan Area Fee [PAF] or Public Facilities Fee) discussed more below.

Project Context
The Project is located in the former Richards Boulevard Redevelopment Area (RBRA), which was established in 1990 to encourage revitalization and infill development adjacent to downtown Sacramento. Project entitlements were approved originally by the City Council on December 11, 2007. The 2007 development entitlements included approval of the RSP, certification of the Project’s Environmental Impact Report (EIR), and approval of the original Development Agreement with S. Thomas Enterprises of Sacramento, LLC, then the Project applicant (referred to as City Agreement No. 2008-0150).

The original entitlements were revised by the City Council on November 10, 2016, to allow for two new opportunities: a Major League Soccer (MLS) stadium and a Kaiser Medical Center. Such revised entitlements included City Council adoption of a RSP update (see Resolution #2016- 0383), City Council certification of the Subsequent EIR (SEIR) for the RSP update (see Resolution #2016-0379), and City Council approval of the Amended and Restated Development Agreement (DA) between the City of Sacramento and the new Project applicant Downtown Railyard Venture, LLC, referred to as City Agreement No. 2008-0150-2 (see Ordinance #2016-0044).

On September 25, 2018, the City Council added Article IX to Chapter 18.56 of the Sacramento City Code, thereby establishing the Railyards Impact Fee to collect revenue for Backbone Infrastructure and Public Facilities costs not funded by other sources (see Ordinance #2018- 0045). Also on September 25, 2018, the City Council established that the amount of the

Map 1-1 Railyards and Surrounding Neighborhoods
2 Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 3 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Railyards Impact Fee would be set forth in the updated Finance Plan (see Council Resolution #2018-0383). This 2022 Finance Plan recalculates the Railyards Impact Fee amounts to account for additional private financing of Backbone Infrastructure and Public Facilities in the RSP area.

Specifically, the Railyards Impact Fee is being updated in this 2022 Finance Plan to implement the following updates:
 Removal of the Courthouse from the allocation to reflect the obligation paid.  Removal of the On-Site infrastructure from the allocated costs, reflecting improvements that are being paid for by the developer.
 Moving Parks and Open Space into Public Facilities.

Finance Plan Overview
On behalf of the City, Economic & Planning Systems, Inc. (EPS) prepared this Finance Plan, which has been informed directly by the RSP, the DA, the SEIR, City Departments of Utilities, Public Works, and Youth, Parks and Community Enrichment, and numerous engineering studies for various Backbone Infrastructure items.

Prior Accomplishments
To date, several initial important investments have occurred in the Project. Approximately $369.2 million of initial investment in track relocation, station renovation, and Backbone Infrastructure has been completed. These initial investments have been funded through State of California (State) Proposition 1C grant funds, Measure A funds allocated to the City, other City investments, Union Pacific Railroad (UPRR), and property owner funding. Despite the magnitude of initial investment, much of it from public sources, the City and Project Applicant recognize that Project development still faces extraordinary early Backbone Infrastructure funding cash flow challenges.

In addition, the City formed the Stadium Area Enhanced Infrastructure Financing District (EIFD) to help fund a portion of the infrastructure required for the proposed MLS stadium. This infrastructure is a subset of overall infrastructure required in the Project. Lastly, new vertical development has commenced on the first residential building and on the new Sacramento County (County) courthouse building in the Project.

Future Actions
Although much progress has been made, the City and the Applicant acknowledge a few remaining infrastructure financing techniques continue to be refined by the City and the Applicant. Some of these refinements have necessitated preparation of this Finance Plan.

Specifically, this Finance Plan includes recalculation of the Railyards Impact Fee by removing some Backbone Infrastructure improvements from the Railyards Impact Fee Program. The primary purposes of this Finance Plan are to achieve the following outcomes:

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 4 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

1. Update the suite of Backbone Infrastructure and Public Facilities funding solutions, including any existing and potential fee programs, funding arrangements or financing districts.

2. Document financing mechanisms, fee programs, and other funding approaches that have been or will be implemented.

3. Identify and describe key City policy decisions that may be considered and potential outcomes of such decisions.

Summary of Financing Strategy Issues
By establishing this analytical and policy framework, this Finance Plan lays out the City policy determinations that helped resolve the following issues:

1. Early Project Development Cash Flow Constraints. Costs associated with the remaining Backbone Infrastructure and Public Facilities needed for the Railyards approach $345.4 million. This amount includes common improvements, which will have to be completed before any development can proceed, whether such development is new housing, the MLS stadium, the planned Kaiser Hospital development, or a portion of the retail and office space. Common improvements that have been completed, including the 3rd Street sewer and Unit II improvements, were funded using the Amendment and Termination of the Sacramento Railyards Master Owner Participation Agreement and Initial Phase Infrastructure Owner Participation Agreement funding per Resolution No. 2017-0007 (OPA), grant funding, and Combined Sewer System (CSS) Impact Fee credits, which will reimburse the sewer costs funded by the OPA. Remaining common improvements requiring advance funding include a $30.9 million drainage pump station and various other sewer, drainage, and transportation improvements.

2. Debt financing techniques/structuring related to OPA tax increment revenues. The City and the Project Applicant have efficiently structured a debt offering secured by revenues from the OPA tax increment. As described herein, this Finance Plan is based on the assumption that proceeds from a capitalized tax increment revenue stream will help fund Backbone Infrastructure and Public Facilities.

3. City contributions to the Project. The City will continue to evaluate options for a public/private partnership investment in Backbone Infrastructure and Public Facilities.

As Project development proceeds, the City will assess existing funding sources, while concurrently tracking new funding opportunities, such as grants or new sales tax measures for transportation or other purposes, that may assist with short- and long-term infrastructure financing needs.

These items will be central to Project development and creation of the community envisioned in the RSP.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 5 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Finance Plan Contents
The Finance Plan quantifies the required Backbone Infrastructure, Public Facilities, and Other Developer Obligations (as defined later in this report) needed to serve new development in the Project and establishes a strategy based on existing City policies to fund those requirements.

Specifically, this Finance Plan includes the following elements:

1. Backbone Infrastructure, Public Facilities, and Other Developer Obligations to be constructed or acquired in association with development of the Project.

2. Funding sources to pay for the Backbone Infrastructure and Public Facilities based on existing City policies.

3. Phasing information regarding the timing of Backbone Infrastructure, Public Facilities, and Other Developer Obligations improvements.

4. Application of the existing City policy framework for financing the required major Backbone Infrastructure, Public Facilities, and Other Developer Obligations improvements.

Summary of Financing Strategy
This Finance Plan shows the estimated costs to construct identified Backbone Infrastructure and Public Facilities and describes the proposed or identified financing mechanisms to fund those costs.

Factors Influencing the Finance Plan
The process of developing the Finance Plan for the Project considered the following factors:
 As a major infill redevelopment project, the RSP proposes to create a new urban environment within the context of an already established city and region. Success or failure hinges on understanding the significant risks involved in pioneering a new area and creating the appropriate implementation framework.
 A public/private partnership is required to advance the Project through the numerous development hurdles that will be encountered. This public/private partnership will function through the terms and conditions of the Railyards DA, as well as other agreements with the City.
 Financing the Backbone Infrastructure, Public Facilities, and Other Developer Obligations will require a combination of City, State, federal, and private development funding sources.  The Project will require a long timeframe to complete. Many market and financing factors influencing development of the Project will not be known for many years.  The Project is composed of a broad mix of land uses such as retail, office, medical, entertainment, hotel, housing, and public space, including the reuse of several historic shops and buildings that will require significant rehabilitation.  Project development requires a significant amount of major infrastructure early on in development, and funding sources (defined in Chapter 4) are limited, and the timing of some funding will lag behind when infrastructure costs may be incurred.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 6 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx  Current market factors and high early Backbone Infrastructure burdens create financial feasibility challenges for the initial Project development. Early Project development financial feasibility may be contingent upon public underwriting of Backbone Infrastructure and Public Facilities costs that might be paid for by new development under more typical development circumstances.

Goals of the Finance Plan
The elements of the Finance Plan must work together to provide the optimal balance of City funding, development impact fees, land-secured municipal bonds, and private financing, along with any potential State and federal funding. The City and the Project Applicant acknowledge the importance of not burdening the Project with too much public or private debt, while also assuring that necessary Backbone Infrastructure and Public Facilities are constructed when needed to meet the Project’s service standards.

These are the goals of the Finance Plan:
 Assure that new development pays its proportionate share of Backbone Infrastructure and Public Facilities improvement costs without rendering development of the Project infeasible.  Build in flexibility to allow for changing real estate market conditions and public and private financing opportunities.
 Make appropriate use of municipal debt financing mechanisms to reimburse developers for construction of Backbone Infrastructure and Public Facilities with private developer equity.  Provide other appropriate City funding for Backbone Infrastructure and Public Facilities to assist in creating a feasible Project.

Sources of Funding
Figure 1-1 provides a summary of the estimated funding sources for the Backbone Infrastructure and Public Facilities at Project buildout. The complexity of Project development requires many funding sources to construct the Backbone Infrastructure and Public Facilities required to serve the Project. Because of the extent of infrastructure requirements and mix of funding sources, the Master Developer and the City will need to closely coordinate the use of public and private funding. It is anticipated that private development can shoulder a larger portion of the infrastructure burden.

Report: Railyards Finance Plan—2022 Update
June 2022
Economic & Planning Systems, Inc. (EPS) 7 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Figure 1-1 Estimated Sources of Funding at Buildout
"funding_figure"
Source: EPS.
[2] Amended OPA revenue stream amounts to approximately $60 million, which, if capitalized may be a reduced amount. Range shown for example purposes only. $11,543,000
I-5 SCMP
Railyards
Impact Fee
Parks
$36,417,000
$26,591,000
Water
TDIF
$2,016,000
$45,469,000
Combined
Sewer System School Mitigation Fees
$822,000
$32,100,000
Existing Fees
[1] The allocations shown in this figure are conceptual only and will be refined by future policy determinations regarding the application of tax increment and other city revenues. $52,610,000
Preliminary Estimated Backbone Infrastructure & Public Facilities Costs at Buildout [1] Payment of
Existing Fees Railyards CFD
Private Developer
Funding
Regional, State,
and Federal
OPA
Tax Increment [2]
$60,000,000
Stadium Area EIFD
$28,147,000 $369,758,000
Other
Funding
$10,973,000
$ 714,661,000
Project Developer Funding
$245.8 Million
City of Sacramento/Successor Agency
$88.1 Million
Outside Sources of Funding
$380.7 Million
$157,336,000 $35,837,000
Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 8 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx As shown, the main funding categories consist of those listed here:
 Project Developer Funding. Funding sources originating from developer payments include the following subcategories:
- Funding via Payment of Existing and Updated Public Agency Fees. - Railyards Special Financing District. Certain Backbone Infrastructure and Public Facilities improvements will be funded or financed via the Railyards Community Facilities District (CFD) No. 2018-01, which was formed by the City Council on August 14, 2018 (see Council Resolution #2018-0339) under the Mello-Roos Community Facilities Act of 1982.
- Private Developer Funding. Capital provided by the private developer through debt, equity, or a combination of both.
- OPA Tax Increment. On December 11, 2017, the Oversight Board for the Redevelopment Agency Successor Agency (RASA or Successor Agency) approved an amendment to an existing Master Owner Participation Agreement (MOPA) and Initial Phase Owner Participation Agreement (Initial Phase OPA) that obligated the Successor Agency to fund eligible Backbone Infrastructure and Public Facilities costs through tax increment revenues generated by Project development. The obligations under the MOPA and Initial Phase OPA were amended to reduce the maximum tax increment pledge to $60 million in exchange for a guaranteed income stream intended to provide debt service for tax-exempt financing and maximize available funding for Railyards Backbone Infrastructure and Public Facilities costs.
 Stadium Area EIFD. The Stadium EIFD will be funded from property tax increment revenues, including existing Redevelopment Property Tax Trust Fund (RPTTF) revenues anticipated to be generated by new assessed value growth in the Stadium EIFD.  City Funding. Other funding sources that are under the City’s control may be available to fund Railyards-related Backbone Infrastructure or Public Facilities. No such other funding sources have been identified at this time, but should additional funds become available, the Finance Plan should be updated accordingly.
 Regional, State, and Federal Funding. Funding sources, such as grants or loans, from State, federal, or other agencies or institutions, may be accessible to fund certain Backbone Infrastructure or Public Facilities.
 Other Funding. This includes funding from the Transit and Intercity Rail Capital Program (TRICP) and funding for the State Parks Museum.

Table 5-1 is the detailed listing of all Backbone Infrastructure and other Public Facilities requirements and associated estimated funding sources for buildout of the Project.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 9 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx New and Updated Financing Mechanisms
The 2018 Finance Plan was accompanied by City Council actions establishing the new Railyards Impact Fee program and new Railyards CFD No. 2018-01 to provide equal participation in financing the Backbone Infrastructure and Public Facilities for all benefiting development projects, including these actions:
 Terminated the former Railyards/Richards/Downtown Transportation Impact Fee, Railyards Public Facilities Fee, and Richards Public Facilities Fee programs (each of these programs are described in more detail in Chapter 4).
 Established the Railyards Impact Fee program to apportion Backbone Infrastructure and Public Facilities costs not funded by other sources to Project land uses.  Formed the Railyards CFD in the form of a Mello-Roos CFD to reimburse the Master Developer for a portion of Backbone Infrastructure and Public Facilities costs using land- secured debt financing.

To the extent that other funding is available from special local, State, and federal sources, the costs funded through the aforementioned fee programs and CFD may be reduced, in which case the Finance Plan should be updated to reflect the revised funding needs.

Backbone Infrastructure, Pu blic Facilities, and Other
Developer Obligations Requirements and Estimated
Costs
The RSP and SEIR provide detailed descriptions of transportation, storm drainage, water, and sanitary sewer systems needed to support Project development. The RSP also describes the Public Facilities required for development of the Project, including schools, parks, open space, a fire station, transit, and other public amenities. Other Developer Obligations include affordable housing and renovation of the Central Shops buildings. These improvements are labeled “Backbone Infrastructure,” “Public Facilities,” and “Other Developer Obligations,” or “Facilities” throughout the Finance Plan. Chapter 3 provides a precise definition of these terms.

The RSP provides an overview of the implementation strategy to finance the identified improvements. Development of the Project is anticipated to be a long-term process (25+ years).

Many details about development phasing, timing of infrastructure requirements, and available financing will not be known until actual development of each phase of the Project occurs.

Buildout of the Project will require construction of roadways, storm drainage, sewer, water, and a variety of other Public Facilities. Cost estimates for required Backbone Infrastructure, Public Facilities, and Other Developer Obligations have been derived from a combination of available preliminary engineering data, provided by Baker Williams Engineering Group, Kimley-Horn and Associates, Inc., Harris & Associates, DRV, and the City, as of October 2021.

Backbone Infrastructure and Public Facilities Costs
Table 1-1 summarizes the completed, remaining, and buildout costs of Backbone Infrastructure and other Public Facilities required to serve Project development. At buildout, all Backbone, except for the Intermodal Tunnel, which is included in the Other Transit Facilities improvements, Infrastructure and Public Facilities are estimated to cost approximately $714.7 million (2021$).

Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 10 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx These costs are for Facilities located within the boundaries of the Railyards as established by the RSP, or beyond the boundaries of the Project, but are designed to serve the Project and are required to be funded in whole or in part by the Project developers. These costs do not include the costs of in-tract and other Project-specific improvements, which will be privately financed.

The costs summarized in Table 1-1 also exclude the value of land on which the Backbone Infrastructure and other Public Facilities will be constructed.

Table 1-1. Estimated Backbone Infrastructure and Public Facilities Costs

Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 11 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Items Excluded from the Finance Plan
The following items are specifically excluded from the Finance Plan:
 Costs and funding mechanisms associated with the Sacramento Intermodal Transportation Facility (SITF), except for the Intermodal Tunnel, which is included in the Other Transit Facilities improvements, and construction of associated passenger and other facilities.

Funding for these projects is part of a separate development program currently underway by the City.
 Costs associated with toxic remediation for Backbone Infrastructure and Public Facilities, as well as on-site private development, are specifically excluded from this analysis and, to the extent that any remain, are the full responsibility of DRV except to the extent they add an increment of cost to specific infrastructure projects. In cases where Backbone Infrastructure and Public Facility costs were increased because of toxic remediation costs, the Railyards Impact Fee may need to be updated to account for such increased costs.  The cost of typical subdivision infrastructure, including both frontage and in-tract improvements, which will be funded by private development.

Organization of this Report
In addition to this introductory chapter, the Finance Plan contains the following chapters:
 Chapter 2 describes the Railyards land use plan.
 Chapter 3 describes the Backbone Infrastructure and Public Facilities requirements established by the RSP.
 Chapter 4 provides a summary of potentially available funding sources to pay for the Backbone Infrastructure and Public Facilities.
 Chapter 5 provides a detailed discussion of the financing strategy used to fund construction of the required Backbone Infrastructure and Public Facilities.  Chapter 6 describes the Railyards Impact Fee Program.  Chapter 7 provides a comparison of infrastructure cost burdens in the Railyards and comparable project areas.
 Chapter 8 identifies typical funding mechanisms for services and ongoing operations and maintenance of Backbone Infrastructure and Public Facilities in the Railyards.  Chapter 9 reviews the actions needed to implement the Finance Plan and administrative procedures for ongoing Finance Plan implementation.

Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 12 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx The Finance Plan also contains these appendices, which provide backup information used to develop the Finance Plan:
 Appendix A provides the detailed Project land uses, as well as miscellaneous assumptions used in the Finance Plan analysis.
 Appendix B contains detailed cost estimates for the Backbone Infrastructure and Public Facilities included in this Finance Plan, provided by Baker Williams Engineering Group, Harris & Associates, the City, and DRV.
 Appendix C provides estimated revenues generated by the various existing and fee programs pertinent to the financing strategy.
 Appendix D contains the assumptions and estimated development impact fees, plan area fees, and estimated bond debt of special taxes and assessments for the Railyards and comparable projects in the Sacramento Region (Region).
 Appendix E contains detailed construction cost estimates for the Backbone Infrastructure and Public Facilities included in this Finance Plan, prepared by Baker Williams Engineering Group and updated by Harris & Associates.
 Appendix F sets forth the procedure for adjusting the Railyards Impact Fee and revising the inventory of remaining infrastructure to be financed by that fee.

Economic & Planning Systems, Inc. (EPS) 13 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

2. DEVELOPMENT PROGRAM
Plan Overview
The RSP establishes the planning and development standards for redevelopment of the 244-acre Project, located immediately north of downtown Sacramento. The Project area is east of the Sacramento River, south of the River District, and west of the Alkali Flat neighborhood. The RSP is the overarching policy document that guides future development in the Railyards, clearly stating parameters for development, special objectives, and land use goals. Based on the RSP, the proposed development is focused on regional employment opportunities, cultural destinations, and high-quality residential neighborhoods.

Implementation of the RSP, if realized, would achieve these planning objectives:
 Transforming the Railyards from an underutilized and contaminated industrial site into an attractive and vibrant transit-oriented, mixed-use, urban environment and regional destination.
 Integrating the Railyards into the fabric of downtown Sacramento and other surrounding districts and completing the Central City’s circulation system.  Connecting the Railyards area with the City’s downtown office, retail, and government centers, as well as Old Sacramento, the River District, and the Alkali Flat neighborhood.  Reconnecting downtown and the Central City with the Sacramento and American Rivers.  Preserving the historical and cultural resources of the area, notably, the historic Central Shops buildings.
 Providing a mix of uses that complement and support the City’s planned SITF, which connects the Central City to the Region, the State, and beyond.

According to the RSP, high-density mixed-use development is planned for the Project. The RSP describes the land use designations and the maximum allowable development program (RSP Table 2-2) as follows:
 6,000 to 10,000 dwelling units.
 514,270 square feet of retail.
 2,757,027 to 3,857,027 square feet of office use.
 771,405 square feet of flexible mixed-use.
 1,228,003 square feet of medical facilities (includes 60,000-square-foot central processing plant).
 1,100 hotel rooms (keys).
 485,390 square feet of historic and cultural uses.

Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 14 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx  22 acres of open space.
 22,000-seat MLS stadium.1
The RSP SEIR analyzes the land uses mentioned above. The SEIR evaluates the potential environmental impacts of development of the Project using the maximum allowable building program for each land use. The RSP provides considerable flexibility in the land use program, such as permitting either a maximum level of office or a maximum level of residential for a specific area. However, the maximum levels of both land uses cannot be constructed. The SEIR evaluates Project development using the lower end of the range of allowable residential development of 6,000 units. The land uses evaluated in the SEIR are consistent with the land uses as stated in the RSP, except for the medical campus, which is 60,000 square feet less in the SEIR updated Appendix M than in the RSP because a revised hospital floor program nets out a 60,000-square-foot central processing plant. This Finance Plan uses a set of land uses that is identical to the land uses evaluated in the SEIR, with the following adjustments:
 Courthouse. According to the EIR Addendum for the New Sacramento Courthouse, dated March 2018, the allotted Courthouse square footage increased to 538,000 square feet from 400,000 based on an updated land use designation for Lot 41 to C3-SPD, which increases the allowable floor area ratio.
 MLS. The SEIR identifies alternative land uses for the MLS stadium should MLS not proceed based on the underlying zoning. Cost allocation calculations presented in Chapter 6 use these alternative land uses, which comprise 750 residential units, 42,200 square feet of retail space, and 34,500 square feet of office space to calculate infrastructure obligations for the MLS stadium.

This Finance Plan is based on the assumption Project development comprises 6,000 residential units, approximately 3.5 million square feet of new office space, nearly 900,000 square feet of new retail, nearly 700,000 square feet of flexible mixed-use space, a 538,000-square-foot courthouse, 1.2 million square feet of medical facilities, 1,100 hotel rooms, as well as other historic and cultural spaces across nearly 158 acres. These historic and cultural spaces include parks and open space, transportation, public parking, a 22,000-seat MLS stadium, and a proposed Railroad Technology Museum. The remainder will be dedicated for public rights-of-way.

Table 2-1 summarizes the proposed land uses evaluated for the purpose of this Finance Plan.

Map 2-1 (also RSP Figure 3-2) provides an overview of the Project land use plan.

1 SEIR for the MLS stadium examined impacts for a stadium with capacity up to 25,000 seats.

Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 15 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Table 2-1 Railyards Specific Plan Land Use Summary

Units/
Land Use Rooms Area

RESIDENTIAL LAND USES
Multifamily [1] [2] units square feet
Owner Occupied 1,375 1,100,000
Renter Occupied 4,125 3,269,271
Affordable [3] 500 392,819
Subtotal Multifamily 6,000 4,762,090
Total Residential 6,000 4,762,090

NONRESIDENTIAL LAND USES
Retail [4]
Regional [5] - 411,212
Neighborhood/Other - 291,299
Flexible Mixed-Use - Retail [6] - 192,851 Subtotal Retail 0 895,363
Office
Office - 3,457,027
Subtotal Office 0 3,457,027
Flexible Mixed-Use Office
Flexible (Historic and Cultural) [5] - 107,149 Other Flexible [6] - 578,554
Subtotal Flexible Mixed-Use 0 685,703
Courthouse - 538,000
Kaiser Facilities
Hospital [7] - 658,003
Medical Office - 510,000
Subtotal Kaiser Facilities 0 1,168,003
Hotel [8] rooms
Select Service Hotel 650 650,000
High-end Hotel 450 450,000
Subtotal Hotel 1,100 1,100,000
seats
MLS Stadium [9] - 22,000
Historic and Cultural square feet
Museum - 180,000
acres
Parks and Open Space - 22.20
[1] Multifamily residential units are assumed to be market rate unless otherwise specified. [2]
[3] Includes 500 affordable units per DRV Mixed Income Housing Strategy. [4]

[5]
[6] For this analysis, Other Flex is considered to be 25% retail and 75% office. [7]
[8] Assumes 1,000 square feet per hotel room.
[9] Per the Sacramento Railyards DSEIR, June 2015.

Prepared by EPS 09/14/21 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Model\202121 Railyard Financing Plan m1 9.1.21.xlsx For this analysis, Flexible (Historic and Cultural) is assumed to be 25% regional retail and 75% office.

For this analysis a 60,000-square-foot central processing plant for the hospital is subtracted from the total.

Retail uses designated as Historic and Cultural as well as retail occurring on lots south of Railyards Blvd. and west of 5th St. are assumed to be region-serving. All other retail is included in the Neighborhood/Other category unless otherwise specified.

Source: City of Sacramento; Sacramento Railyards DSEIR, June 2015; Sacramento Railyards Land Use/Density Allocation EIR Analysis Scenario Option 1 - No Berm.; DRV; EPS.

Buildout
Multifamily residential units are assumed to comprise 50% units at an average of 600 square feet and 50% units at an average of 1,000 square feet.

Map 2-1 Railyards Zoning Districts Overlaid on Specific Plan Districts 16 Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 17 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx EPS, in consultation with the City, has made the following assumptions regarding the anticipated land uses that will be developed in each land use designation.

Multifamily Residential
According to the Railyards SEIR, planned residential development in the Railyards ranges from 6,000 units to a maximum of 10,000 units. This Finance Plan analyzes the option with 6,000 residential units, all of which are considered multifamily. A planned 500 affordable units are anticipated as part of the Project’s Mixed-Income Housing Strategy. For purposes of this Finance Plan, it is assumed the remaining units are market-rate and distributed between renter- occupied and owner-occupied.

Retail
Retail land uses are further categorized into Regional, Neighborhood/Other, and Flexible Mixed- Use—Retail. For the purposes of th is analysis, all retail designated as Historic and Cultural, as well as retail occurring on lots south of Railyards Boulevard and west of 5th Street, are assumed to be Regional retail. All other retail is included in the Neighborhood/Other category. For development considered Flexible Mixed-Use or Historic and Cultural Flex, 25 percent is assumed retail and 75 percent is assumed office. The 25 percent that is assumed retail is included in Flexible Mixed-Use—Retail.

Office
This Finance Plan is based on an assumption of nearly 3.5 million square feet of office space. For development considered flexible mixed-use, 25 percent is assumed retail and 75 percent is assumed office. Flexible (Historic and Cultural) land uses encompass the flexible mixed-use office space on Historic and Cultural lots. All other flexible mixed-use office is included in Other Flexible.

Courthouse
A courthouse for the California Judicial Council is under construction. It will be 18 stories, with 538,000 square feet of space that would provide 53 courtrooms in a centralized downtown location. In the RSP and the SEIR, the square footage associated with this land use is included in the Office land use category. For the purpose of this Finance Plan, the Courthouse has been placed in its own land use category.

Kaiser Facilities
Planned medical facilities for Kaiser Permanente include a 658,003-square-foot hospital, as well as 510,000 square feet of medical office space. Consistent with the SEIR, the Finance Plan excludes the 60,000-square-foot processing plant because that portion of the facility will not generate Backbone Infrastructure and Public Facility needs.

Hotel
A total of 1,100 hotel rooms are planned for the Railyards. The Finance Plan is based on the assumption this includes one high-end riverfront hotel with 450 rooms, and 650 hotel rooms spread across several select-service hotels.

Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 18 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx MLS Stadium
The MLS stadium is expected to seat 22,000 people. It is noteworthy that the RSP and the SEIR for the stadium examined impacts for up to a maximum of 25,000 people. Submitted plans for the stadium indicate that initially the stadium will accommodate 19,400 seats, with the ability to expand up to 22,000 seats. Again, note that for the purpose of allocating Backbone Infrastructure and Public Facilities costs to the MLS stadium, this Finance Plan uses the alternative land uses established in the SEIR for the MLS stadium site. The alternative land uses include 750 residential units, 42,200 square feet of retail space, and 34,500 square feet of office space.

Historic and Cultural
In this Finance Plan, Historic and Cultural land uses include the planned 180,000-square-foot Railroad Technology Museum, as well as open space.

Economic & Planning Systems, Inc. (EPS) 19 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

3. BACKBONE INFRASTRUCTURE AND

PUBLIC FACILITIES COSTS
Transformation of the Railyards into a high-density mixed-use development as envisioned in the RSP will generate new residents and new commercial users and will require public infrastructure and facilities such as roads, water, storm drainage utilities, and public safety facilities.

The infrastructure and public facility requirements summarized in this chapter are based on the RSP and the mitigation measures set forth in the RSP SEIR, certified November 2016. Buildout of the RSP will require the following Backbone Infrastructure and Public Facilities:
 Transportation
 Storm Drainage
 Sanitary Sewer
 Water
 Transit
 Community Center/Library
 Parks and Open Space
 Schools
 Public Safety (Police and Fire)
The RSP recognizes that full buildout of the Project will take many years, and for it to be fully realized, many phases of development will occur. The success of the development hinges in great part on the orderly phasing of Project development in manageable and fundable increments.

Depending on market conditions and available funding, the sequence of public improvements and private development could vary significantly. For example, should funding become available earlier for major infrastructure components planned for a later phase of Project development, implementation of that component could be accelerated, thereby affecting other components of the development program. Conversely, if funding is not available for key infrastructure, the pace of development will be limited. It is important to recognize that the development process will be a continuum.

Cost estimates for the required Backbone Infrastructure and Public Facilities were originally developed by Baker Williams and the City and then updated by Harris & Associates and DRV.

Please refer to Appendices B and E for detail regarding Backbone Infrastructure costs discussed herein.

The resulting Backbone Infrastructure and Public Facilities costs included in the Finance Plan are summarized in Table 1-1.

Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 20 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Definitions of Backbone Infrastructure, Public Facilities, and Other Developer Obligations
The term “Backbone Infrastructure” is often used to describe all publicly owned facilities. This Finance Plan will use the following definitions to more precisely define these items:
 Backbone Infrastructure: This term includes most of the essential public service-based infrastructure, including roadways and facilities underneath roadways. These items include major roadways (including frontage improvements), storm drainage, sanitary sewer, and water facilities. Backbone Infrastructure is sized to serve numerous individual development projects in the Project and in some cases serves adjacent development areas: Central City and the River District. The specific Backbone Infrastructure improvements have been identified in the RSP, the DA, conditions of approval on the Project tentative subdivision map and in supporting infrastructure master plan documents prepared by Baker Williams, Inc.

 Public Facilities: This term includes the following items: — Public Transit (Light Rail Stations and Other Transit Facilities). — Community Center/Library Facilities.
— Parks and Open Space.
— Schools.
— Public Safety Facilities (Police and Fire).

This group of items provides amenities to the Project (e.g., park facilities and libraries) or houses employees providing services to the area (e.g., fire station).  Other Developer Obligations: Other Developer Obligations include costs associated with providing affordable housing according to the Mixed Income Housing Strategy and the costs associated with renovating and remediating the existing Central Shops buildings. The costs do not reflect Backbone Infrastructure required to serve the Project, nor do they reflect publicly owned facilities, but they do constitute major costs components of the Project and are therefore included for Finance Plan purposes.

Backbone Infrastructure and Public Facilities Phasing
and Costs
The development phasing for the Railyards must be based on a market-driven approach coordinated with a phased program for implementing Backbone Infrastructure and Public Facilities. Development will respond to market demand, and the installation of Backbone Infrastructure and Public Facilities improvements will be phased to correspond with the pace of development and the City’s requirements.

As specified above, the Backbone Infrastructure and Public Facilities for the Railyards includes transportation, storm drainage, sanitary sewer, open space/parks, and community facility improvements.

The total identified cost of the Backbone Infrastructure and Public Facilities is over $714.7 million as shown in Table 1-1. Roadway improvements account Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 21 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx for approximately $295.5 million of the $714.7 million total cost, or 41 percent of the total Backbone Infrastructure and Public Facilities cost.

In concert with the Project conditions of approval and the DA, the City will establish methodology, timing, and linkage requirements to ensure private development and development of infrastructure, parks, and community facilities progress as necessary to carry out the RSP objectives and meet service standards for the new development.

Initial Improvements
The emphasis of the initial Backbone Infrastructure and Public Facilities Improvements will be on establishing a comprehensive local traffic distribution system that provides additional linkages between downtown Sacramento and the River District through the Railyards and completion of major transportation facilities that will have a major regional, as well as local, role. In addition, the initial improvements will provide much of the sewer, water, and drainage improvements that will serve the entire Project, as well as portions of the River District.

Completed Improvements
Project development benefits from several improvements that were identified in the 2007 RSP and have already been constructed, primarily using State and federal grant funds. The following major improvements have been completed:
 Completed Roadway Improvements (please note that some street names have changed):
— 5th Street Railyards to South Park Street.
— South Park Drive from Bercut Drive to 5th Street.
— Bercut from Railyards to South Park.
— Railyards Boulevard from 7th Street to Bercut Drive, including major water transmission, trunk sewer, and other utilities.
— 5th Street Extension from H Street to Railyards Boulevard, including major water transmission and other utilities.
— 6th Street Extension from H Street to Railyards Boulevard. — Other minor street improvements to 6th Street, 7th Street, F Street, and G Street. — Interim improvements to the Interstate 5 (I-5)/Richards Boulevard Interchange.  Completed Sanitary Sewer Improvements:
— 3rd Street Sewer.
— Trunk Sewer Railyards to 3rd Street.
— Trunk Sewer Bercut to 7th Street.
 Other major improvements completed since 2007:

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Economic & Planning Systems, Inc. (EPS) 22 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx — Light Rail Extension and Track Relocation.
— Sacramento Valley Station Depot improvements, including rehabilitation and retrofit and acquisitions.

Remaining Improvements
Remaining Backbone Infrastructure and Public Facilities Improvements fall into 3 categories:
common improvements that will be required for any constituent element (MLS stadium, housing, Kaiser, and portions of Retail and Office space) to proceed, improvements specific to each constituent elements (MLS stadium, housing, Kaiser, and portions of Retail and Office space), and improvements that will serve specific subsets of parcels within the Project.  Common improvements include the following items:
— A majority of the remaining storm drainage facilities required for development of the Project including installing a new drainage pump station and outfall.  Remaining On-Site Roadway Improvements:
— Bercut from Camille to Railyards.
— North B Street:
» 7th to 8th Streets.
» 8th to 10th Streets.
— South Park from 6th to 7th Streets.
— 6th Street Railyards to North B Street.
— Railyards Boulevard from 7th Street to 10th Street.
— 10th Street Extension to Northern Project Boundary.
— Dos Rios Road striping.
— 7th Street widening (track relocation, bike lane).
— 6th Street buffered bike lanes.
— Camille and Stevens Streets from 5th Street to 6th Street. — 5th Street from South Park Street to North B Street. — Stanford and Stevens Private Streets.
— Stanford private street from Railyards to Camille Street. — Stanford Intersection Relocation at Railyards.
— Camille from Bercut to 5th Street.
— Judah Street.

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Economic & Planning Systems, Inc. (EPS) 23 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx — Huntington Street.
— 8th Street.
— Shift Lanes Railyards.
— North B Street at 6th to 7th Streets.
— North B Street at 5th to 6th Streets.
— South Park 5th to 6th.
— Railyards 10th Street to 12th Street.
— Bercut from Camille to end.
— Extension of 10th Street.
 Remaining Drainage Improvements:
— Drainage Pump Station.
— Berm Replacement Contour and 7th Street Gate (flood wall/gate). — South Park Storm Drain 5th to 6th Streets.
— Drain Line South of the Tracks Area (SOTA).
 Remaining Sewer Improvements:
— Trunk Sewer 7th Street to end of 10th Street.
 Remaining Water Improvements:
— 7th Street Water Line.
 Remaining Public Transit Improvements:
— East Regional Transit (RT) Station.
— Intermodal Tunnel Entrance.
 Remaining Parks and Open Space Improvements:
— South Park Paseo:
» Public.
» Private (these improvements are not included in the PAF).

Report: Railyards Finance Plan—2022 Update
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Economic & Planning Systems, Inc. (EPS) 24 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx — Lot 21:
» B (east).
» A.
» C.
— Lot 1 Under I-5 Experience.
— Lot 31 Under I-5 Experience.
— Lot 33 Under I-5 Experience:
» 33a.
» 33b.
— Lot 60 Vista Connector to 4-Way.
— Vista Park.
— Park Lot 58A.
— Park Lot 57A.
— Park Lot 68.
— Park Lot 70.
— Lot 32 Plaza (State Parks Museum).
— Lot 30 Plaza (State Parks footprint).
— Lot 34 Riverfront Park.
— Lot 35 Sac River Connection.
— Lot 21:
» B (west).
» B (interior plaza and south).
— Lot 53—open space along Railyards from 10th to 12th Streets.  Additional Improvements Needed for Project Completion:
— Community Center/Library Facilities.
— Public Safety Facilities.
— Railyards contribution to construction of the I-5/Richards Interchange (ultimate improvements).

Economic & Planning Systems, Inc. (EPS) 25 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

4. FUNDING SOURCES
A wide variety of financing techniques are available to fund Railyards Backbone Infrastructure and Public Facilities. This chapter provides an inventory of mechanisms available to fund the construction of Railyards Backbone Infrastructure and Public Facilities—some of these sources represent an ultimate funding source for improvements, while others are financing mechanisms that provide an approach to mitigate the need for large capital outlays. Because of the uncertain development period of the Project, it is possible that some of the funding and financing sources described below will no longer exist when some of the programmed improvements are constructed. It is also possible, however, that some new funding and financing sources will be created through new State and federal legislation and can be used to fund Backbone Infrastructure and Public Facilities.

The following sections discuss the currently available sources identified to fund or finance Backbone Infrastructure and Public Facilities required for Project development:
 Project-Based Developer Funding. Funding sources originating from developer payments include the following subcategories:
— Developer Funding via Payment of Existing Fees:
» Existing Fee Programs. Project development will be subject to several existing City and other agency development impact fee programs. City fee programs include the Railyards Impact Fee program (described in more detail in Chapter 6). Other agency fee programs include fees for the school district, the Sacramento Area Flood Control Agency, and Sacramento Transportation Authority.
— Railyards CFD. Certain improvements will be funded via the Railyards CFD No. 2018-01. — Private Developer Funding. Capital provided by the private developer through debt, equity, or combination of both.
— OPA Tax Increment. On December 11, 2017, the RASA Oversight Board approved an amendment to an existing MOPA and Initial Phase OPA that obligated the Successor Agency to fund eligible Backbone Infrastructure and Public Facilities costs through tax increment revenues generated by Project development. The obligations under the MOPA and Initial Phase OPA were amended to reduce the maximum tax increment pledge to $60 million. The amended agreement established a specific payment timeframe defined as a Successor Agency enforceable obligation. These funds will be available to fund or finance Railyards Backbone Infrastructure and Public Facilities costs.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 26 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx  City Funding. This category includes funding sources that are under the control of the City and may include City development impact fee programs to the extent fee payments generated by development outside the Railyards are available to fund Railyards-related infrastructure or facilities.
 Stadium Area EIFD Funding. The Stadium EIFD was created to fund public infrastructure improvements that support construction of the MLS Stadium, as well as new development in the Stadium EIFD and the Railyards. EIFD revenues would be limited to net-new incremental property tax revenue that is directly derived from the MLS Stadium and the ancillary development proposed within the approximately 42-acre district boundaries. The Stadium EIFD will not provide reimbursement for MLS Stadium-site or MLS Stadium construction work.
 Courthouse Funding. The State is not required to pay local impact fees except to the extent that payment of such fees would serve to mitigate a significant impact of the courthouse project. The State paid the City an obligation fee for the impacts of the new criminal courthouse on the Backbone Infrastructure and Public Facilities in the Project.
 Outside Sources of Funding (Regional, State, and Federal). Funding sources, such as grants or loans, from State, federal, or other agencies or institutions for which the City or the Master Developer may have to apply. This could also include private funding from historic preservation or museum groups.

Project-Based Developer Funding
Project-based developer funding will be generated by new vertical development projects in the Project. Each of these Project-based developer funding sources is described in more detail below.

Existing Development Impact Fees
Specific building projects will be subject to all applicable City and other agency development impact fees in place at the time of acceptance of the building permit application. Revenues generated by certain specific fee programs will be available to directly fund Backbone Infrastructure and Public Facilities identified in the Finance Plan. Fee program revenues generated by the following fee programs may be available to partially fund Backbone Infrastructure and Public Facilities required for Project development and therefore are included in the Finance Plan and estimated in Appendix C:
 Existing Development Impact Fee Programs:
— Railyards Impact Fee Program.
— City CSS Development Impact Fee Program.
— Citywide Water System Development Fee Program.
— Citywide Park Development Impact Fee Program.
— Transportation Development Impact Fee (TDIF) Program. — I-5 Subregional Corridor Mitigation Program (I-5 SCMP). — Sacramento City Unified School District School Mitigation Fee Programs.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 27 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx The sections below offer additional detail regarding fee programs that may provide partial or full funding for Backbone Infrastructure and Public Facilities.

Existing Development Impact Fee Programs
Railyards Impact Fee Program
Detailed further in Chapter 6, City Council implemented an impact fee, as described in the 2018 Finance Plan, levied on Railyards development for purposes of funding Railyards Backbone Infrastructure and Public Facilities not funded by existing or fee programs or other sources of funding (the Railyards Impact Fee). The Railyards Impact Fee is being updated through this Finance Plan. Chapter 6 sets forth the appropriate proportional cost allocation and impact fees for Backbone Infrastructure and Public Facilities that can be charged to new development in the Railyards.

Combined Sewer System Fee
The City’s CSS Development Impact Fee will be collected and used for improvements to the combined stormwater/sanitary sewer system. The CSS fee will be charged to all new Railyards development. CSS fee revenues are being used to fund a portion of the trunk sewer improvements representing oversizing needed to serve adjacent development areas and construction of the offsite 3rd Street sewer line.

Citywide Water System Development Fee
The City charges a citywide fee on all new connections to the water system to fund water treatment and transmission facilities to provide water to customers in the City. Water system development fee revenues will be available to fund on-site water transmission mains in the Project Area.

I-5 Subregional Corridor Mitigation Program
The I-5 SCMP is a voluntary fee program administered by the City to mitigate impacts on the freeway mainline system. Development projects may choose to pay this fee in lieu of preparing a traffic model analysis of cumulative mainline freeway impacts and determining specific mitigation measures. This Finance Plan is based on the assumption Railyards will fulfill its obligation to mitigate the impacts to freeway mainline improvements generated by Project development through payment of this voluntary fee.

Citywide Transportation Development Impact Fee
In February 2017, the City Council adopted the Citywide TDIF to fund new development’s share of transportation improvements serving citywide needs. TDIF revenues are not anticipated to fund Railyards Backbone Infrastructure and Public Facilities costs; however, to the extent the TDIF and the Railyards Impact Fee program provide overlapping funding for certain transportation improvements (e.g., 5th and 6th Streets improvements), reduced TDIF rates will be established for the Railyards. Tables C-3 through C-6 in Appendix C identify facilities funded by both the Railyards Impact Fee program and the TDIF, calculate the appropriate Railyards credit, and compute the resulting reduced TDIF rates for Railyards development. Upon adoption and implementation of the Railyards Impact Fee program, the City implemented the reduced TDIF rates for the Railyards via Resolution No. 2018-0384, October 5, 2018.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 28 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Citywide Park Impact Fee
In February 2017, the City adopted an update to the citywide Park Impact Fee (PIF). All new residential and nonresidential development in the City is subject to the PIF, which funds park improvements in the Community Plan Area in which a project is located. In addition, the updated PIF includes a new fee component that funds citywide park facilities (e.g., regional parks, community centers, aquatic centers, etc.). Park fee revenues generated by payment of the Neighborhood and Community Parks component of the PIF will be available to fund Railyards park facilities. In addition, park fee revenues generated by the Citywide Park Facilities component of the fee will be available to fund a portion of Railyards Community Center/Library costs. Table C-7 estimates the PIFs based on average unit sizes.

School Impact Fees
The majority of the Project is located in the Sacramento City Unified School District (SCUSD); a small portion of the Project resides in the Twin Rivers Unified School District (TRUSD). Each of these school districts serving the Project levy development impact fees authorized by the State.

These fees are assumed to provide adequate funding to construct all of the schools required to serve the development projects. Pertaining to the SCUSD impact fees, DRV entered into a School Facilities agreement in November 2016 with SCUSD to provide a school site within Project boundaries, to fund an elementary school that can accommodate elementary-aged students generated by the Project, and to help fund additional interim or permanent school facilities to accommodate Project students. According to the School Facilities Agreement, the School Mitigation fee is set at $4.50 per square foot for each residential unit and $0.56 per square foot for commercial and industrial space, which has been escalated to $5.31 per square foot for each residential unit and $0.67 per square foot for commercial and industrial space per the Agreement by the State Allocation Board cost index for class B construction.

Other Existing Development Impact Fee Programs
The Project will be subject to other City, County, and other agency development impact fee programs that are not anticipated to fund Project-related Backbone Infrastructure and Public Facilities:
 Sacramento Area Flood Control Agency (SAFCA) Development Impact Fee Program.  Sacramento Transportation Authority (STA) Sacramento County Transportation Mitigation Fee Program (SCTMFP) Measure A fee (discussed in more detail later in this section)  Sacramento Regional County Sanitation District (Regional San) Sewer Impact Fee Program.
Appendix D of the Finance Plan identifies and details the estimated fee amounts for each City, County, and public agency fee program anticipated to apply to office, retail, and multifamily residential development in the Project.

Railyards CFD
Along with its adoption of the 2018 Finance Plan, City Council established the land-secured financing for a portion of Backbone Infrastructure and Public Facilities costs. The Railyards Impact Fee program was established to fund Backbone Infrastructure and Public Facilities not funded by other sources. The Railyards CFD includes land-secured financing to fund major facilities required at the onset of development. The Mello-Roos Community Facilities Act of 1982 Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 29 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx enables public agencies to form CFDs and levy a special tax on property owners in those CFDs.

These special taxes may be used to pay debt service on CFD bonds or to finance public improvements directly on a pay-as-you-go basis. The CFD bond proceeds are proposed to be used to primarily fund on-site roadway and storm drainage improvements.

Participation in Subsequent Land-Secured Financing Districts While the DA permits participation in one or more Mello-Roos CFDs to fund Backbone Infrastructure and Public Facilities, participation by all or a portion of the Project is voluntary.

Certain existing or future property owners may wish to finance construction of Backbone Infrastructure and Public Facilities through cash, equity, or other forms of debt rather than through the use of land-secured financing through the City.

As previously noted, one projectwide CFD exists and subsequently, the developer may request the City consider one or more additional CFDs over all or a portion of the Project.

Private Developer Capital
Private capital will be one of the primary sources of funding of public improvements because of the scale of Backbone Infrastructure and Public Facilities required for the Project. The Master Developer will be conditioned to construct Backbone Infrastructure and Public Facilities needed to serve development through the subdivision map process. Commercial and multifamily projects will be conditioned through the subdivision map process or other necessary entitlement processes. The developers will privately fund facilities necessary to serve the Project and will receive reimbursement when other funding becomes available. To the extent fee revenues are available, the developers will receive fee credits or reimbursements for advance-funding eligible projects included in fee programs, based on the City’s, County’s, and Special District’s reimbursement policies.

Successor Agency Funding Sources
The Railyards site is located in a prior Redevelopment Project Area formerly administered by the Redevelopment Agency of the City (Redevelopment Agency). Upon termination of all redevelopment agencies in the State in 2012, the City became the Successor Agency responsible for remaining Redevelopment Agency obligations.

OPA Tax Increment
On December 11, 2017, the RASA Oversight Board approved an Amendment and Termination Agreement of the Sacramento Railyards MOPA and Initial Phase OPA. This “Amended OPA” terminated two existing 2008 Redevelopment Agency agreements that committed tax increment generated by development in the Project for reimbursement of Project infrastructure and other costs. Qualified costs under the MOPA and Initial Phase OPA include improvements to and extensions of 5th, 6th, and 7th Streets and Railyards Boulevard; the storm drainage pump station and outfall; parking structure costs; certain Central Shops improvements; and other utility costs.

Under the original MOPA and Initial Phase OPA, the Project Applicant could have been entitled to receive more than $200 million (2018$) in Railyards tax increment revenues over the next 36 years. However, the timing of receipt of these tax increment revenues was uncertain and dependent on the pace of Railyards development and on other Redevelopment Agency obligations.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 30 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx The Project Applicant and RASA therefore entered into the Amended OPA, whereby the Successor Agency’s obligations under the MOPA and Initial Phase OPA were terminated in exchange for a defined series of payments. The Amended OPA sets forth a defined series of payments totaling $60 million (2021$), which will be paid out from 2018 through 2037. Subject to the terms of the Amended OPA, these payments will be made from the net amount available in the RPTTF, rather than the property tax increment generated by Railyards development.

This approach has the advantage of providing a certain cash flow that may support a debt issuance to provide up-front capital needed to fund Backbone Infrastructure and Public Facilities requirements. The Master Developer secured private financing to issue debt supported by the Amended OPA payment stream. Like land secured financing proceeds, revenues secured by the Amended OPA will generally be used to fund those Backbone Infrastructure and Public Facilities that are completed first, including completed on-site roadway improvements and sewer. Because the sewer improvements will be fully reimbursable by CSS impact fees, the additional OPA funding is offsetting the on-site roadway improvements that are earmarked as being funded by private developer equity.

City Funding Sources
City funding sources that may be available to fund Backbone Infrastructure and Public Facilities identified in this Finance Plan include the Construction Excise Tax, Measure A, and other discretionary sources of funds.

Construction Excise Tax
The Construction Excise Tax (CET) is a tax collected at the time of building permit issuance for new buildings throughout the City. CET funds may be used to fund the oversizing of a portion of a local roadway. CET revenue is allocated at the City’s discretion. At this time the City has not specified any plans to use CET revenues for Project Backbone Infrastructure or Public Facilities.

Measure A
Measure A is a half-cent sales tax approved by County voters in the November 1988 general election to fund transportation projects in the County. The measure went into effect April 1, 1989, and was renewed in 2004 for an additional 30 years, effective in 2009. The new Measure A includes the continuation of the half-cent sales tax through 2039 and a countywide development impact fee program. These revenues are allocated annually by percentage to specific programs outlined in the County ordinance.

The City receives a portion of new Measure A revenue to fund new construction and maintain freeway and street projects, and another portion goes to Sacramento RT District.

Other City Funding
The City may provide other discretionary funding sources to assist in developing Project Backbone Infrastructure and Public Facilities. Examples of the funding sources include sales tax increment revenues, parking revenues from the City Parking Fund, and gas tax revenues.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 31 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Stadium Area EIFD Funding
The Stadium EIFD will be funded from property tax increment revenues, including existing RPTTF revenues anticipated to be generated by new assessed value growth in the Stadium EIFD.

The Stadium EIFD will fund public infrastructure improvements that support construction of the MLS stadium, as well as new development in the Stadium EIFD and Railyards. EIFD revenues would be limited to net-new incremental property tax revenue that is directly derived from the MLS stadium and the ancillary development proposed within the approximately 42-acre district boundaries. The Stadium EIFD will not provide reimbursement for MLS stadium site or MLS stadium construction work.

Facilities that can be financed by the EIFD include the following infrastructure projects:
 Dos Rios Striping.
 6th Street Railyards to North B.
 North B Street from 7th to 8th.
 North B Street from 8th to 10th.
 10th Street (onsite).
 8th Street.
 Trunk Sewer 7th and 10th.
 Summit Tunnel 6
th to 7th.
 Summit Tunnel Paseo.
 East Regional Transit Station.

Courthouse Payments
The State is not required to pay local impact fees except to the extent that payment of such fees would serve to mitigate a significant impact of the project. For the impacts of the new criminal courthouse on the Backbone Infrastructure and Public Facilities in the Project, the State paid the City $2.4 million pursuant to a MOU with the City dated April 16, 2014. This amount is divided into the following categories: approximately $2.0 million for on-site roadways, approximately $355,000 for the I-5/Richards Boulevard Interchange, and the remainder to the administration obligation. These courthouse payments are identified as partial funding for each of those categories of Backbone Infrastructure costs, and funding from other sources, such as the Railyards Impact Fee, have been adjusted accordingly.

Outside Source s of Funding
Regional, State, and Federal Funding
Future federal transportation funding sources are likely to be available, although precise funding sources are uncertain. The Railyards has been designated as a federal “Promise Zone” and will therefore have priority for federal grants. Numerous State funding sources are available, including funding for transportation and infrastructure projects, through the State Transportation Improvement Program and Regional Transportation Improvement Program process. Other sources of funding include the Sacramento Area Council of Governments (SACOG) Community

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 32 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Design Program, the Strategic Growth Council Affordable Housing and Sustainable Communities Program and the Transformative Climate Communities Program.

There are a considerable number of other potential federal, State, and Regional sources of grants or loans, such as grant programs administered by SACOG and the STA, for which the Project could qualify. The City and Master Developer should aggressively pursue all available funding sources from federal, State, Regional, and other funding sources.

Other Sources of Funding
The historic Central Shops provide a unique opportunity to draw in funding from both public and private sources. A portion of the Central Shops renovation is anticipated to be funded through Historic Tax Credits—a 20-percent income tax credit is available for rehabilitation of historic, income-producing buildings certified as historic structures.

Other sources and types of funding and whether the funding would be available for Backbone Infrastructure and Public Facilities will depend on the potential users of the Backbone Infrastructure and Public Facilities. For example, State Parks is proposing to complete a Railroad Technology Museum in the historic Central Shops area. Combined with other funding sources, State Parks will use funding from voter-approved bond measures for parks to construct the museum and adjacent open space improvements. Other user groups, such as other museums, could bring additional funding raised by the supporters of those museums to construct the Backbone Infrastructure and Public Facilities.

Economic & Planning Systems, Inc. (EPS) 33 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

5. FINANCING STRATEGY
This chapter outlines an overall financing strategy by providing pragmatic solutions to the complex problem of financing the Backbone Infrastructure and Public Facilities necessary to support the proposed Project. The major funding sources used by the financing strategy are shown in summary form in Figure 1-1 in Chapter 1 and are described in detail in Chapter 4.

As shown in Figure 1-1, projected funding sources for the Backbone Infrastructure and Public Facilities costs include the following primary funding categories:
 Project-based developer funding.
 City/Successor Agency funding.
 Outside sources of funding (including Regional, State, and federal).

Estimates of specific site-development, subdivision or other vertical development costs, which are normally funded by private development and standard City impact or “building permit” fees (with the exception of the City’s CSS Fee and the TDIF) are not included in the estimated $714.7 million of Backbone Infrastructure and Public Facilities costs. Although not calculated in the Finance Plan, the development projects are obligated to pay these fees to the appropriate jurisdiction.

Factors Influencing the Financing Strategy
The financing strategy for the Project takes into account the following factors that will influence buildout of development and the financial hurdles that must be resolved:
 As a major infill redevelopment project, the Railyards developers propose to create a new urban environment within the context of an already established city and region. Success hinges on understanding the significant risks involved in pioneering a new area and creating the appropriate implementation framework.  The Project is composed of a broad mix of land uses, including retail, office, entertainment, hotel, housing, medical, and public space. Market demand for each land use will vary because of the cyclical nature of demand, supply, and funding availability for each type of land use. The Project includes a significant amount of mixed-use development, which adds to the complexity and cost of implementing specific vertical development projects.
 The Project will require a long timeframe to complete. Many market and financing factors influencing development of the Project will not be known for many years.

Development in the Project will occur in response to changing market conditions. The financing strategy must be market driven and must anticipate fluctuating demand cycles.

Many of the Backbone Infrastructure and Public Facilities are linked to the level of development, so if the development pace is slower or faster than anticipated, the timing of Backbone Infrastructure and Public Facilities construction can be adjusted.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 34 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx  The Project requires a significant amount of major infrastructure in the early phases of development. A substantial amount of the improvements will be required early in the Project and before much development can occur. Thus, the ability of Project development to fund Backbone Infrastructure and Public Facilities with “pay-as-you-go” programs, such as fees, will be limited. It is likely a portion of the Project may require Mello- Roos CFD bond funding or cash advances from the Master Developer or other outside sources.
 A significant public/private partnership is required to advance the Project through the numerous development hurdles that will be encountered. This public/private partnership will function through the terms and conditions of the Railyards DA and related business terms incorporated therein, as well as with agreements with the Successor Agency.  Funding sources for initial development are limited, and the timing may lag behind the need to commence infrastructure construction. Backbone Infrastructure and Public Facilities needed to serve initial development will require substantial advanced funding.

Funding sources for these Backbone Infrastructure and Public Facilities are limited, and the timing and availability of certain funding sources may lag behind the timing when funds are needed to commence infrastructure construction. As such, certain early funding sources may be used to reimburse for developer-advanced infrastructure costs.

These factors will be reviewed over time along with the development program, capital improvement program, and funding programs. Ongoing review of these factors will determine if they remain pertinent to creating a feasible Project.

Finance Plan Principles
The following set of principles for City and Master Developer actions related to the financing of Backbone Infrastructure and Public Facilities are set out in this Finance Plan:

1. The City and the Master Developer will seek to maximize federal and State funding for Backbone Infrastructure, Public Facilities, and other regional infrastructure improvements that are required to serve development. The City’s priority for federal and State transportation funding, however, is the SITF and associated improvements, including access to the SITF via the Central Shops.

2. All essential Backbone Infrastructure and Public Facilities necessary for public health, safety, and welfare will be required to be constructed to serve each phase of the Project.

3. The City will identify the proportional financial contribution of the Railyards for the required Backbone Infrastructure and Public Facilities. To the extent Railyards Backbone Infrastructure and Public Facilities serve other development areas, the City will identify other mechanisms by which those development areas pay their proportionate share of those improvements. For example, oversized sewer improvements will be funded by other development areas’ payments of the City’s CSS Impact Fee. In addition, Central City Impact Fee revenues will be used to provide that area’s proportionate share of public safety facilities (e.g., fire station).

As discussed in Chapter 4, the State Administrative Office of the Courts paid to the City a “fair share” amount of fees based on the infrastructure impacts of the courthouse project on the Railyards Facilities.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 35 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

4. Existing development in other development areas outside the Railyards and the publicly owned portion of the historic/cultural land uses in the Railyards will not be required to fund a share of the Project cost burden.

The City, in accordance with prudent fiscal judgment, may provide tax-exempt municipal financing to keep financing costs for Backbone Infrastructure and Public Facilities to a minimum. Any public debt issued by the City must meet all City debt policies and not adversely affect the City’s credit rating. To the extent Backbone Infrastructure and Public Facilities included in the Railyards Impact Fee Program are constructed with private land- secured financing or tax allocation bond proceeds (or another debt instrument), the Master Developer may be eligible for credits against the Railyards Impact Fee, in accordance with the provisions of City Code Chapter 18.56 and City Council Resolution #2018-0439.

5. The Master Developer is anticipated to advance fund or construct significant portions of the Backbone Infrastructure and Public Facilities. The Master Developer will seek private financing necessary to fund such improvements to the extent public financing is not available at the time the improvement is required or if the costs of improvements exceed public funding capacity through the life of the Project.

6. The City may provide funding to advance the development of the Railyards and offset the cost of Backbone Infrastructure and Public Facilities from other funding sources in accordance with the terms of the DA and business terms related thereto.

Project Phasing
The timing of receipt of Project revenues available to fund Backbone Infrastructure and Public Facilities costs is important because it provides an indication of the feasibility of the Project. If a significant portion of the Backbone Infrastructure and Public Facilities are completed before development occurs, there may be large funding shortfalls, which will make development of the Project difficult. To minimize large funding gaps, development of the Backbone Infrastructure and Public Facilities will be phased to correspond with the pace of development, available financing capacity, and the service requirements of the City. If development occurs at a slower or faster pace than expected, the implementation of Backbone Infrastructure and Public Facilities will be correspondingly adjusted. Development described in the Finance Plan will likely be divided into numerous phases.

Funding Summary
The funding of Facilities will be obtained through a wide array of sources as previously discussed in the Funding Sources chapter. Table 1-1 in Chapter 1 shows the Backbone Infrastructure and Public Facilities requiring funding and the preliminary cost estimates. This section discusses the probable sources of funding for each of the Facilities improvements included in the Finance Plan for Project development.

As mentioned earlier in this Finance Plan, there is significant uncertainty concerning buildout of the development projects, including the ultimate amount of development that will occur, the sequencing of development, the ultimate Backbone Infrastructure and Public Facilities that will be constructed, and the availability of many of the funding sources. As a result, the Finance Plan Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 36 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx will be updated as needed, based on updated infrastructure cost estimates, funding, and development information.

Preliminary Estimated Project Requirements and Funding
Table 5-1 shows the proposed funding sources by Public Facilities for the Project. The proposed funding strategy includes the following estimates:
 $83.7 million is estimated to be funded with Project-based developer funding, including $45.5 million from the Railyards Impact Fee.
 $46.5 million funded with City fee programs (Park, CSS, TDIF, and Water).  $63.0 million funded by other non-City fee programs.
 $521.5 million funded through outside sources of funding, including $52.6 million in private developer equity.

Project-based funding, particularly Backbone Infrastructure and Public Facilities funded by the Railyards Impact Fee Program, have been partially offset by private developer contributions, land-secured financing proceeds, and OPA tax increment revenues. To the extent these sources are used to fund construction of improvements identified in the Railyards Impact Fee program, the Master Developer may be eligible for credits against the Railyards Impact Fee in accordance with the provisions of City Code Chapter 18.56 and City Council Resolution #2018-0439.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 37 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Table 5-1 Estimated Project Requirements and Funding Summary

Item
Estimated
Improvement
Costs (2021$)
Proposed
Railyards
Impact Fee [1]
Courthouse
Obligation
(RIF) [2]
Railyards
CFD [3]
Park
Impact Fees
[4]
Combined
Sewer System
Transportation
Development
Impact Fee Water
Subregional
Corridor
Mitigation
Program
School
Mitigation Fees
Subtotal
Plan Area and
Fee Payments
Restructured
OPA
Revenue [5]
Stadium Area
EIFD [6]
Regional,
State, and
Federal [7] Other [8]
Private
Developer
Equity
Surplus/
(Shortfall)

COMPLETED
Completed Infrastructure Improvements
On-Site Roadways $105,777,000 - - - - - - - - - $0 $20,644,000 - $78,961,000 - $6,172,000 - I-5/Richards Interchange $13,000,000 - - - - - - - - - $0 - - $13,000,000 - - - On-Site Sanitary Sewer $3,193,000 - - - - $2,366,000 - - - - $2,366,000 - - - - $827,000 - Off-Site Sanitary Sewer $14,558,000 - - - - $14,558,000 - - - - $14,558,000 - - - - - - Other Transit Facilities $232,700,000 - - - - - - - - - $0 - - $232,700,000 - - - Total Completed Infrastructure Improvements $369,228,000 $0 $0 $0 $0 $16,924,000 $0 $0 $0 $0 $16,924,000 $20,644,000 $0 $324,661,000 $0 $6,999, 000 $0 Remaining Backbone Infrastructure Improvements
Transportation
On-Site Roadways $138,507,000 - $ 2,023,000 $6,064,000 - - - - - - $8,087,000 $39,356,000 $27,470,000 $41, 297,000 - $22,297,000 - I-5/Richards Interchange $9,568,000 $9,213,000 $355,000 - - - - - - - $9,568,000 - - - - - - Freeways $26,591,000 - - - - - - - $26,591,000 - $26,591,000 - - - - - - Other Roadway Contributions [9] $2,016,000 - - - - - $2,016,000 - - - $2,016,000 - - - - - - Total Transportation $176,682,000 $9,213,00 0 $2,378,000 $6,064,000 $0 $0 $2,016,000 $0 $26,5 91,000 $0 $46,262,000 $39,356,000 $27,470,000 $4 1,297,000 $0 $22,297,000 $0 Storm Drainage $35,278,000 - - $29,773,000 $0 $0 $0 $0 - - $29,773,000 - - $1,094,000 [10] - $4,411,000 $0 Sanitary Sewer
On-Site Sanitary Sewer $1,166,000 - - - - $1,057,000 - - - - $1,057,000 - $109,000 - - - - Other Sanitary Sewer $14,119,000 - - - - $14,119,000 - - - - $14,119,000 - - - - - - Total Sanitary Sewer $15,285,000 $0 $0 $0 $0 $15,176,000 $0 $0 $0 $0 $15,176,000 $0 $109,000 $0 $0 $0 $0 Water $822,000 $0 $0 $0 $0 $0 $0 $822,000 - - $822,000 - - - - - $0 Total Backbone Infrastructure Improvements $228,067,000 $9,213, 000 $2,378,000 $35,837,000 $0 $15,176, 000 $2,016,000 $822,000 $26,591,000 $0 $92,033,000 $39,356,000 $27,579,00 0 $42,391,000 $0 $26,708,000 $0 Public Facilities Improvements
LRT Stations $2,960,000 - - - - - - - - - $0 - $254,000 $2,706,000 - - - Other Transit Facilities $3,300,000 - - - - - - - - - $0 - - - $3,000,000 $300,000 - Community Center/Library $7,196,000 $2,889,000 - - $4,307,000 - - - - - $7,196,000 - - - - - - Parks and Open Space $53,560,000 $19,434,000 - - $7,236,000 - - - - - $26,670,000 - $314,000 - $7,973,000 $18,603,000 - Schools $36,417,000 - - - - - - - - $36,417,000 $36,417,000 - - - - - - Police Station $8,069,000 $8,069,000 - - - - - - - - $8,069,000 - - - - - - Fire Station $5,864,000 $5,864,000 - - - - - - - - $5,864,000 - - - - - - Total Public Facilities Improvements $117,366,000 $36,256,000 $0 $ 0 $11,543,000 $0 $0 $0 $0 $36,417,000 $84 ,216,000 $0 $568,000 $2,706,000 $10 ,973,000 $18,903,000 $0 Subtotal Remaining Infrastructure and Public Facilities $345,433,000 $45 ,469,000 $2,378,000 $35,837,000 $1 1,543,000 $15,176,000 $2,016 ,000 $822,000 $26,591,000 $36,417,000 $1 76,249,000 $39,356,000 $28,147,000 $45 ,097,000 $10,973,000 $45,611,000 $0 TOTAL COMPLETED AND BUILDOUT IMPROVEMENTS $714,661,000 $45,469,000 $2,378,000 $35,837,000 $11,543,000 $32,100,000 $2,016,000 $822,000 $26,591,000 $36,417,000 $193,173,000 $60,000,0 00 $28,147,000 $369,758,000 $10,973,000 $52,610,000 $0 so
[1] Reflects proportionate Impact fee revenue generated by development. [2] This reflects the obligation paid by the Courthouse in-lieu of the Railyards Impact Fee. This funding will not be allocated to other development and the Courthouse has met the Railyards Impact Fee obligation. This amount excludes the administration obligation. [3] Preliminary estimate.
[5] Estimates provided by DRV, OPA funds may be used for other eligible infrastructure costs. [6] Based on improvements included in the Stadium Area EIFD Infrastructure Finance Plan. [7] Offset to costs assumes a $2.0 million Urban Greening Grant, a $15,097,506 AHSC Grant, and a $3,000,000 TIRCP Grant. [8] "Other" funding may include grant or other sources of revenue such as capital campaigns by user groups. [9] Reflects TDIF payments.
[10] Reflects $1.1 million in AHSC grants funds. $28.5 million in additional grants funds that have been applied for in 2020, which may result in a shift from the CFD.

Source: Sacramento Railyards Land Use/Density Allocation EIR Analysis Scenario Option 1 - No Berm.; DKS SCMP Nexus Study; May 2016 Kimley-Horn and Assoc. Sanitary Sewer Master Plan; City of Sacramento cost estimates; EPS.

Developer Funding via Construction and Fee Payments
[4] Neighborhood and Community Parks Impact Fee component available to fund Railyards park improvements. Citywide component available to fund a portion of Community Center/Library. Assumes Master Developer/park constructing entity would receive reimbursement via park fee revenues paid.

Project-Based Funding

ESTIMATED PROJECT REQUIREMENTS AND FUNDING
Other Funding SourcesOther Fee Programs Other City/Successor AgencyCity Fees

Economic & Planning Systems, Inc. (EPS) 38 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

6. RAILYARDS IMPACT FEE PROGRAM
The 2018 Finance Plan proposed the adoption of a new RSP area fee program (Railyards Impact Fee Program) that replaced the former Railyards/Richards/Downtown Transportation Impact Fee, Railyards Public Facilities Fee, and Richards Public Facilities Fee programs The Railyards Impact Fee Program is designed to fund construction of Backbone Infrastructure and Public Facilities improvements necessary to accommodate new residential and commercial uses generated by Project development after taking into consideration a variety of other funding sources for these improvements.

On September 25, 2018, the City Council added Article IX to Chapter 18.56 of the Sacramento City Code, thereby establishing the Railyards Impact Fee (see Ordinance #2018-0045). Also on September 25, 2018, the City Council established that the amount of the Railyards Impact Fee would be set forth in the updated Finance Plan (see Council Resolution #2018-0383). This 2022 Finance Plan reduces the Railyards Impact Fee amounts to account for additional private financing of Backbone Infrastructure and Public Facilities in the RSP area. Given the Railyards Impact Fee is not increasing, and prevailing market conditions do not justify a new Nexus Study, this 2022 Finance Plan does not contain a Nexus Study and the Nexus Study included within the 2018 Finance Plan still justifies the Railyards Impact Fee. Per Section 3(c) of the attached Appendix F, prevailing market conditions do not justify a new Nexus Study as there has been limited development in the Project area since 2018. The Railyards Impact Fee Program is premised on the assumption that the major regional facilities will be funded based on the proportional need for the facilities by the various plan areas (Railyards, River District, and Central City) but that all other facilities in the fee programs are assigned to the geographic area in which the improvements are planned.

Railyards Impact Fee
In addition to citywide and other agency fee programs, development in the Railyards is subject to the Railyards Impact Fee Program. The Railyards Impact Fee Program is required to fund the cost of Backbone Infrastructure and Public Facilities needed in the Railyards to accommodate planned development, as set forth in the RSP and Chapter 2 of this Finance Plan, but that are not funded by existing impact fee programs or other sources of revenues. Backbone Infrastructure and Public Facilities included in the Railyards Impact Fee Program include the following types of improvements:
 I-5/Richards Interchange.
 Community Center/Library.
 Parks and Open Space.
 Public Safety (Police and Fire) Facilities.

The City (or other agency) is expected to construct the I-5/Richards Interchange and the public safety facilities using Railyards Impact Fee Program revenues coupled with other funding sources as appropriate. The City or the Master Developer will construct the parks and open space facilities and community center/library facilities.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 39 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx To the extent the Master Developer funds construction of Backbone Infrastructure and Public Facilities included in the Railyards Impact Fee Program and subject to a credit and reimbursement agreement between the Master Developer and the City in accordance with the provisions of City Code section 18.56.940 and City Council Resolution #2018-0439, the Master Developer may be eligible for credits against Railyards Impact Fee payments due. These credits then may be transferred to other parties or successors in ownership as individual Railyards development projects proceed. Similarly, the Master Developer is anticipated to use proceeds of private land-secured financing and OPA revenue financing to seek credits for completed infrastructure. Use of these funding sources would also generate the need to enter into a credit and reimbursement agreement between the Master Developer and the City.

Railyards Impact Fee Funds
The Finance Plan analysis is based on the required Backbone Infrastructure and Public Facilities described above. A separate impact fee fund is established to track fee payments, facility construction, credits, and reimbursements for each discrete fee component. The Railyards Impact Fee program has the following fee component and subcomponent structure:

1. I-5/Richards Interchange.

2. Community Facilities:
— Parks and Open Space.
— Community Center/Library.
— Public Safety (Police and Fire) Facilities.

3. Administration (to fund administration and updates of the fee program).

Economic & Planning Systems, Inc. (EPS) 40 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

7. INFRASTRUCTURE COST BURDEN COMPARISON
This chapter provides a preliminary infrastructure cost burden comparison of the Project to other comparable development projects in the Region, which provides a framework to initially evaluate the Project’s competitive position relative to other, similarly disposed projects in the Region with which this Project may compete. The infrastructure cost burden provides one metric to assess the financial feasibility of a development project and may be combined with and augmented by more detailed feasibility analysis to determine the ultimate viability of vertical development.

The infrastructure cost burden presented in this chapter includes current fees, estimated Project infrastructure costs, and taxes and assessments based on a series of assumptions related to development prototype, building valuations, and other key variables. The actual costs, unit mix, Mello-Roos bond proceeds, fees, and other factors may vary according to the market conditions at the time of development. The actual sales prices of the units and major Backbone Infrastructure and Public Facilities costs at the time of development will significantly impact ultimate development feasibility.

Infrastructure Bu rden Comparison
The total infrastructure cost burden consists of all Backbone Infrastructure and Public Facilities costs allocated to the development, plus applicable fees, including building permit processing fees, City and County fees, and regional fees. EPS estimated the facility costs of the competitive developments. This analysis compares the standard development impact fees and the present value of special taxes for the following land uses:
 Class I High-Rise Office.
 Retail.
 High-Density Multifamily Residential.

The only areas comparable to proposed development in the Project are the Central City, River District area, 65th Street, and the Bridge District Specific Plan in West Sacramento; other areas in the Region are not comparable to Railyards development. 2 Caution should be exercised in using these comparisons because the infrastructure items paid for by these fees and special taxes may be different for the various projects. Moreover, these costs represent estimates only meant to be used for general planning and comparison purposes. Actual fees and assessments may vary from these estimates for specific parcels.

2 Please note this comparison includes two estimates for the Bridge District Specific Plan for each land use. The Bridge District is charged a One-Time Special Tax (OTST) that is tiered to provide lower fee burdens to the earlier phases of development. Tier 1 is applied to the first 1 million square feet of new Bridge District development. Tier 2 is charged to new development between 1 million and 6 million building square feet. As of 2021, development is still charged the Tier 1 rate.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 41 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx In some projects, a portion of the infrastructure costs are privately funded, rather than being funded through fees and assessments. The amount of privately funded infrastructure is not included in any of these comparisons. Land prices will be affected not only by the amount of fees and assessments on a parcel, but also the amount of privately funded infrastructure required.

Land-secured financing is excluded from this analysis for Railyards because, if used, it is anticipated to directly offset the proposed Railyards Impact Fee-funded costs. The Sacramento Housing Impact Fee is excluded from this analysis for multifamily because assumed multifamily residential density exceeds 40 dwelling units per net acre and is therefore exempt from the fee.

The infrastructure cost burden includes current and proposed development impact fees, including any plan area fees. However, it does not include any additional infrastructure or community facilities that might be required as mitigation for the development projects. These infrastructure burden comparisons are current as of January 2021. Fees are constantly being changed, which will affect the comparison results over time. Detailed infrastructure burden estimated are included in Appendix D. A summary of the infrastructure burden is provided below:
 Class I High-Rise Office. As shown in Figure 7-1, the 65th Street area has the lowest infrastructure cost burden per square foot, followed by the Central City. The infrastructure cost burden for Railyards is slightly higher than the River District. The Bridge District Tier 2 infrastructure cost burden is significantly higher than the Sacramento projects, potentially offering Sacramento projects a competitive advantage, subject to other variables impacting the feasibility of development; however, Tier 1 is only slightly more than the Railyards.  Retail. As shown in Figure 7-2, the Bridge District Tier 1 has the lowest infrastructure cost burden per square foot, followed by the 65th Street area, and then Central City. The infrastructure cost burden for Railyards is higher than River District. Similar to office development, the Bridge District Tier 2 infrastructure cost burden is higher than the Sacramento projects.
 High-Density Multifamily Residential. As shown in Figure 7-3, the Bridge District Tier 1 and Tier 2 have the lowest infrastructure cost burden per building square foot, followed by the 65th Street area. The infrastructure burden for Railyards is slightly higher than River District and Central City, which could impact the Railyards ability to attract competitive multifamily development.

As mentioned previously, myriad other factors will affect the financial feasibility of Project development. Market positioning, valuation, and absorption all factor into the viability of vertical development and competitive advantages or disadvantages relative to other projects in the Region. This preliminary infrastructure cost burden comparison offers one metric by which the competitive position and financial feasibility of the Project may be evaluated.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 42 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Figure 7-1 Infrastructure Cost Burden for Class I Office Building

office chart
[1] Most of the development areas included in this analysis are subject to Plan Area Fees that are reduced as a policy objective (Incentive Rates) to decrease financial burden on new development. Below provides more detail on the Incentive Rates for each applicable plan area.

Railyards: Not applicable.

Central City: The Central City Impact Fee includes an Economic Incentive Program that reduces the maximum justifiable fees for public safety facilities (Base Fee), and phases in the fee over a 4-year period. The fee shown reflects Year 2 of 4 for the incentive phase-in River District: The River District Impact Fee is valid until June 30, 2021 or until 500,000 office building sq. ft. has been developed that is eligible for the Incentive Rate. 65th Street: The 65th Street Impact Fee includes a phase-in over a 5-year period. The fee shown reflects Year 4 of 5 of the incentive phase-in.

Bridge District: The Bridge District One-Time Special Tax (OTST) is tiered to provide lower fee burdens to the earlier phases of development. The current fee imposed reflects Tier 1 (of 3) which is applied to the first 1 million square feet of Bridge District new development (for all land uses).

Prepared by EPS 09/15/21 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Model\202121 Fee Comp m01 08-02-21.xlsx [2] Reflects additional infrastructure costs funded by the developer for on-site roadways (including completed), on-site sanitary sewer, storm drainage, transit facilities, and parks and open space. The costs are allocated among the land uses on the same basis that the Plan Area Fee is allocated; actual distribution would be dependent on cost sharing agreements between the master developer and subsequent developers. $0
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
Railyards Central
City
River
District
65th Street Bridge District
(Tier 1)
Bridge District
(Tier 2)
Sacramento West Sacramento
Total Estimated Fees and Bond Debt per Acre
City/County/Other Agency Bond Debt Plan Area-Based Costs [1] [2] Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 43 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Figure 7-2 Infrastructure Cost Burden for Retail Building

retail chart
[1] Most of the development areas included in this analysis are subject to Plan Area Fees that are reduced as a policy objective (Incentive Rates) to decrease financial burden on new development. Below provides more detail on the Incentive Rates for each applicable plan area.

Railyards: Not applicable.

Central City: The Central City Impact Fee includes an Economic Incentive Program that reduces the maximum justifiable fees for public safety facilities (Base Fee), and phases in the fee over a 4-year period. The fee shown reflects Year 2 of 4 for the incentive phase-in River District: The River District Impact Fee is valid until June 30, 2021 or until 500,000 office building sq. ft. has been developed that is eligible for the Incentive Rate. 65th Street: The 65th Street Impact Fee includes a phase-in over a 5-year period. The fee shown reflects Year 4 of 5 of the incentive phase-in.

Bridge District: The Bridge District One-Time Special Tax (OTST) is tiered to provide lower fee burdens to the earlier phases of development. The current fee imposed reflects Tier 1 (of 3) which is applied to the first 1 million square feet of Bridge District new development (for all land uses).

Prepared by EPS 09/15/21 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Model\202121 Fee Comp m01 08-02-21.xlsx [2] Reflects additional infrastructure costs funded by the developer for on-site roadways (including completed), on-site sanitary sewer, storm drainage, transit facilities, and parks and open space. The costs are allocated among the land uses on the same basis that the Plan Area Fee is allocated; actual distribution would be dependent on cost sharing agreements between the master developer and subsequent developers. $0
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
$1,400,000
$1,600,000
Railyards Central
City
River
District
65th Street Bridge District
(Tier 1)
Bridge District
(Tier 2)
Sacramento West Sacramento
Total Estimated Fees and Bond Debt per Acre
City/County/Other Agency Bond Debt Plan Area-Based Costs [1] [2] Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 44 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Figure 7-3 Infrastructure Burden Comparison for Multifamily Building

mf chart
[1] Most of the development areas included in this analysis are subject to Plan Area Fees that are reduced as a policy objective (Incentive Rates) to decrease financial burden on new development. Below provides more detail on the Incentive Rates for each applicable plan area.

Railyards: Not applicable.

Central City: The Central City Impact Fee includes an Economic Incentive Program that reduces the maximum justifiable fees for public safety facilities (Base Fee), and phases in the fee over a 4-year period. The fee shown reflects Year 2 of 4 for the incentive phase-in River District: The River District Impact Fee is valid until June 30, 2021 or until 500,000 office building sq. ft. has been developed that is eligible for the Incentive Rate. 65th Street: The 65th Street Impact Fee includes a phase-in over a 5-year period. The fee shown reflects Year 4 of 5 of the incentive phase-in.

Bridge District: The Bridge District One-Time Special Tax (OTST) is tiered to provide lower fee burdens to the earlier phases of development. The current fee imposed reflects Tier 1 (of 3) which is applied to the first 1 million square feet of Bridge District new development (for all land uses).

Prepared by EPS 09/15/21 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Model\202121 Fee Comp m01 08-02-21.xlsx [2] Reflects additional infrastructure costs funded by the developer for on-site roadways (including completed), on-site sanitary sewer, storm drainage, transit facilities, and parks and open space. The costs are allocated among the land uses on the same basis that the Plan Area Fee is allocated; actual distribution would be dependent on cost sharing agreements between the master developer and subsequent developers. $0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
$45,000
Railyards Central
City
River
District
65th Street Bridge District
(Tier 1)
Bridge District
(Tier 2)
Sacramento West Sacramento
Total Estimated Fees and Bond Debt per Unit
City/County/Other Agency School Mitigation Bond Debt Plan Area-Based Costs [1] [2]

Economic & Planning Systems, Inc. (EPS) 45 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

8. FINANCING SOURCES FOR SERVICES AND

ONGOING OPERATION AND MAINTENANCE
Railyards Maintenance CFD
As set forth in the RSP, the City required the Project to provide annual funding for the ongoing operation and maintenance of certain Backbone Infrastructure and Public Facilities. The Project had a condition of approval dating back to the 2007 entitlements requiring formation of a services Mello-Roos CFD before the first final map in the Project.

To satisfy that condition, on December 2, 2014, the City and then-property owner formed “CFD No. 2014–4 (Railyards Maintenance)” (See City Council Resolution #2014-0394). Authorized services to be funded through the levy and collection of special taxes include the following services:

1. Inspection, repair, and maintenance, including utility costs, of roadway facilities, transit facilities, and bike and pedestrian paths.

2. Inspection, repair, and maintenance, including utility costs, of parks, parkways, bike trails, and open space.

3. Inspection, repair, and maintenance, including utility costs, of water quality facilities, storm water drainage facilities, water fountains, and other water features.

4. Capital repair and maintenance of the area known as the West Tunnel and appurtenances.

5. Miscellaneous costs related to any of the items described above, including planning, engineering, and legal and administration costs.

6. The levy of special taxes to accumulate funds for anticipated future repair or replacement costs of facilities maintained by the CFD, as determined by the CFD administrator.

Total annual costs in the base year of Fiscal Year 2015-16 equaled a maximum of approximately $1.3 million, escalated to $1.4 million for Fiscal Year 2020-21.3 The 3 most significant cost items comprising the maximum annual cost are approximately $820,000 for parks maintenance, $307,000 for transportation facilities, and $236,000 for City contract administration and cost contingencies.

Although the Project is anticipated to be entitled for as many as approximately 10,000 residential units and as much as 6.9 million nonresidential square feet, it is uncertain whether that maximum buildout potential might be reached. To be conservative, the CFD analysis is based on assumptions of approximately 3,400 market-rate units, 600 affordable units, and up to

3 The Tax Escalation Factor is equal to the percentage change in the Consumer Price Index for the prior calendar year over the preceding calendar year, not to exceed 4 percent for any fiscal year.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 46 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

3.0 million square feet in the Project. Given the developed maximum special tax rates in Table 8-1, developed parcels in the Project are capable of generating approximately $1.7 million annually, or approximately 130 percent of the projected annual costs of $1.3 million.

Table 8-1 shows the Fiscal Year 2015-16 maximum annual special taxes for undeveloped land and for developed property escalated to Fiscal Year 2020-21.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 47 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Table 8-1 Land Special Tax and Developed Special Tax—Base Year 2015–16 (Escalated to 2020-21)

Base Year
Special Tax Rate
Tax Category FY 2015-16 [1] FY 2016-17 FY 2017-18 FY 2018-19 FY 2019-20 FY 2020-21 Developed Special Tax Rates
Residential Uses
Market Rate per Dwelling Unit $260.00 $267.25 $276.04 $283.42 $288.93 $298.12 Affordable per Dwelling Unit $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Nonresidential Uses
Nonresidential Uses per Building Area $0.19 $0.20 $0.20 $0.21 $0.21 $0.22 Other Land Use Parcels per land square foot $0.42 $0.43 $0.45 $0.46 $0.47 $0.48 Land Special Tax Rate per land square foot $0.42 $0.43 $0.45 $0.46 $0.47 $0.48 att 1"
Prepared by EPS 09/15/21 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Model\Railyards CFD m6_udpated_09.13.21.xlsx Special Tax Rate Escalated
[1] Developed Special Tax per Unit or Building Area is increased by the Tax Escalation Factor in each Fiscal Year after the Base Year, 2015-16. The Tax Escalation Factor is equal to the percentage change in the Consumer Price Index for the prior calendar year over the preceding calendar year, not to exceed 4% for any Fiscal Year.

Economic & Planning Systems, Inc. (EPS) 48 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx

9. FINANCE PROGRAM IMPLEMENTATION AND

ADMINISTRATION
Finance Program Implementation
Implementation of the financing program for the Railyards will require several additional City policy determinations and actions, including the following items:

1. Administration of the Railyards Impact Fee Program.

2. If requested by one or more property owners, formation of one or more additional land- secured financing districts to fund a portion of Backbone Infrastructure and Public Facilities.

Finance Program Administration
This Finance Plan describes the current infrastructure financing programs for the Project. It is anticipated that the Finance Plan will need to be periodically updated as new information becomes available.

Changes in the Capital Improvement Program and
Financing Programs
The Finance Plan principles outlined in Chapter 1 require, as the Finance Plan is implemented, infrastructure costs and available funding sources be re-evaluated on a regular basis as they are anticipated to change as development occurs. Changes in the actual or assumed Backbone Infrastructure and Public Facilities cost estimates or funding should be re-evaluated in the context of the overall financing strategy to ensure required funding is available when needed.

Possible refinements are listed below:
 New or revised infrastructure projects.
 New cost information based on actual construction costs, updated engineering estimates, or changes in the land use plan.
 New funding source data.
 Inflation adjustments to cost and funding data.
 Land use changes to the Project.
 Changes in the financing program could include higher or lower cost estimates, as well as changes in funding sources. Costs and funding sources will also need to be adjusted annually to reflect inflation costs because information contained in the Finance Plan is shown in 2018 dollars. Changing market conditions also may permit an increased funding burden on private development.

Report: Railyards Finance Plan—2022 Update
June 2022

Economic & Planning Systems, Inc. (EPS) 49 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Report\202121 Draft Report 06-10-2022_redline.docx Annual Inflatio n Adjustment
Appendix F, “Procedure for Adjusting the Public Facilities Fee and Revising the Inventory of Remaining Infrastructure to Be Financed by that Fee,” describes the annual Railyards Impact Fee adjustment procedures established through the Project DA. Note that Appendix F makes reference to Public Facilities Fees and PAF, which are other terms for the Railyards Impact Fee.

As detailed in full in Appendix F, adjustments to the Railyards Impact Fee will be made using either a cost benchmarking methodology (Benchmark Change) or application of an inflation index. If, for the year in question, the difference between the Benchmark Change methodology and the selected index is 5 or more percentage points, then the City will use the Benchmark Change to adjust costs for uncompleted Backbone Infrastructure and Public Facilities. Otherwise, the City will adjust costs for those facilities using the percentage change in the selected index.

Under the Benchmark Change methodology, the City would engage a third-party professional engineering consultant to estimate the costs of all remaining public facilities. The Benchmark Change would reflect the percentage change in the estimated costs of uncompleted facilities on a year-to-year basis.

Cost adjustments based on the application of an inflation index will be based on the percentage change in the Engineering News-Record Construction Cost Index (ENR-CCI) on an annual basis.

Reimbursements and Fee Credits
The City may condition individual developers to construct and advance-fund Backbone Infrastructure or Public Facilities projects in the Project area. The facilities advance funded or built may be part of the fee program or funded by non-fee revenues. After execution of a fee credit or reimbursement agreement with the City, developers should receive a reimbursement or fee credit based on the terms of the agreement. Infrastructure projects that are the financial responsibility of the developer (i.e., designated as private capital) are not subject to reimbursement or fee credits.

For instance, if a developer constructs and funds the extension of a roadway contained in the fee program, then the developer would be eligible for a reimbursement or fee credit up to the amount of funding that was to be included in the fee program. In such an instance, the City and the developer would come to agreement before the improvement construction to determine the amount, timing, and manner of repayment of the advance funding, i.e., fee credit or reimbursement. The City will establish a set of procedures to manage reimbursement/credit agreements. The procedures could include forms of any agreement and accounting procedures to manage the reimbursement/credit program.

APPENDICES:

Appendix A: Project Land Uses and Assumptions
Appendix B: Detailed Infrastructure
Cost Estimates
Appendix C: Existing Fee Revenue Estimates
Appendix D: Detailed Estimated Infrastructure
Cost Burden Comparison
Appendix E: Engineering Cost Estimates, prepared
by Baker Williams Engineering Group,
updated by Harris & Associates
Appendix F: Procedure for Adjusting the Public
Facilities Fee and Revising the
Inventory of Remaining Infrastructure
to Be Financed by that Fee

APPENDIX A:

Project Land Uses and Assumptions

Table A-1 Railyards Specific Plan Land Use Summary........................ A-1 Table A-2 Summary of Persons Served ........................................... A-2 Table A-3 Land Use Assumptions for Proposed Development .............. A-3 Table A-4 Estimated Residential and Employee Population by Phase .... A-4 Table A-5 Average Daily Trip and Persons Served Calculation for MLS Stadium and Underlying Zoning ................................ A-5

DRAFT
Table A-1
City of Sacramento
Railyards Public Facilities Financing Plan
Railyards Specific Plan Land Use Summar
y
Units/
Land Use Rooms Area

RESIDENTIAL LAND USES
Multifamily [1] [2] units square feet
Owner Occupied 1,375 1,100,000
Renter Occupied 4,125 3,269,271
Affordable [3] 500 392,819
Subtotal Multifamily 6,000 4,762,090
Total Residential 6,000 4,762,090

NONRESIDENTIAL LAND USES
Retail [4]
Regional [5] -
411,212
Neighborhood/Other -
291,299
Flexible Mixed-Use - Retail [6] -
192,851
Subtotal Retail 0 895,363
Office
Office -
3,457,027
Subtotal Office 0 3,457,027
Flexible Mixed-Use Office
Flexible (Historic and Cultural) [5] -
107,149
Other Flexible [6] -
578,554
Subtotal Flexible Mixed-Use 0 685,703
Courthouse - 538,
000
Kaiser Facilities
Hospital [7] -
658,003
Medical Office -
510,000
Subtotal Kaiser Facilities 0 1,168,003
Hotel [8] rooms
Select Service Hotel 650 650,000
High-end Hotel 450 450,000
Subtotal Hotel 1,100 1,100,000
seats
MLS Stadium [9] - 22,000
Historic and Cultural square feet
Museum - 180,000
acres
Parks and Open Space - 22 .20
[1] Multifamily residential units are assumed to be market rate unless otherwise specified. [2]
[3] Includes 500 affordable units per DRV Mixed Income Housing Strategy. [4]
[5]
[6] For this analysis, Other Flex is considered to be 25% retail and 75% office. [7]
[8] Assumes 1,000 square feet per hotel room.
[9] Per the Sacramento Railyards DSEIR, June 2015.

Prepared by EPS 11/02/21 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Model\202121 Railyard Financing Plan m1 10.08.21.xlsx For this analysis, Flexible (Historic and Cultural) is assumed to be 25% regional retail and 75% office.

For this analysis a 60,000-square-foot central processing plant for the hospital is subtracted from the total.

Retail uses designated as Historic and Cultural as well as retail occurring on lots south of Railyards Blvd. and west of 5th St. are assumed to be region-serving. All other retail is included in the Neighborhood/Other category unless otherwise specified.

Source: City of Sacramento; Sacramento Railyards DSEIR, June 2015; Sacramento Railyards Land Use/Density Allocation EIR Analysis Scenario Option 1 - No Berm.; DRV; EPS.

Buildout
Multifamily residential units are assumed to comprise 50% units at an average of 600 square feet and 50% units at an average of 1,000 square feet.

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Table A-2
City of Sacramento
Railyards Public Facilities Financing Plan
Summary of Persons Served
Item Assumption
General Demographic Characteristics January 1, 2021
Estimate
City of Sacramento
Population [1] 515,673
Employees [2] 368,800
Persons Served [3] 700,073
Railyards Estimates [4]
Population 15,720
Employees 22,217
Persons Served [3] 26,828
persons served
Source: California Department of Finance; US Census Bureau, OnTheMap, and LEHD Origin Destination Employment Statistics; EPS.
[1] California Department of Finance population estimate for January 1, 2021.

CA in 2018. California EDD reports an annual average growth rate of 5.41% since 2018 for the Sacramento MSA. EPS escalated 2018 employment figure to arrive at 2020 employment estimate, adjusted by an additional 10% to account for self-employed workers, and rounded to the nearest hundred employees.
[3] "Persons Served" is defined as re sidential population plus 50% of employees. [4] See Table A-3 and Table A-4 for detail.
[2] US Census Onthemap.ces.census.gov es timated a total of 318,081 jobs in Sacramento Prepared by EPS 11/2/2021 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Model\202121 Railyard Financing Plan m1 10.08.21 A-2
DRAFT
Table A-3
Sacramento Railyards Fiscal Impact Analysis
Fiscal Impact Analysis
Land Use Assumptions for Proposed Development
Units/
Rooms [1] Area
Residential Land Uses
Units Sq. Ft.

Multifamily - Owner Occupied Dwelling Unit 1,375 1,100,000 [4] 2.62 Multifamily - Renter Occupied Dwelling Unit 4,125 3,269,271 [4] 2.62 Multifamily - Affordable Dwelling Unit 500 392,819 [4] 2.62 Subtotal Residential 6,000 4,762,090
Nonresidential Land Uses
Retail [5] Sq. Ft. Sq. Ft.

Regional (Historic and Cultural) Square Feet 411,212 400 Neighborhood/Other Square Feet 291,299 400
Flexible Mixed-Use - Retail [6] Square Feet 192,851 400 Subtotal Retail 895,363
Office
Office Square Feet 3,457,027 300
Subtotal Office 3,457,027
Flexible Mixed-Use
Flexible (Historic and Cultural) [7] Square Feet 107,149 300 Other Flexible [6] Square Feet 578,554 300
Subtotal Flexible Mixed-Use 685,703
Courthouse [8] Square Feet 538,000 801
Kaiser Facilities [9]
Hospital Square Feet 658,003 275
Medical Office Square Feet 510,000 275
Subtotal Kaiser Facilities 1,168,003
Museum [9] Square Feet 180,000 1,500
Total Square Footage 6,924,095
Hotel [10] Rooms
Select Service Hotel Per room 650 650,000 [11] 1,000
High-end Hotel Per room 450 450,000 [11] 1,000
Subtotal Hotel 1,100 1,100,000
seats Seats
MLS Stadium [12] Stadium Seats 22,000 733
acres
Open Space [9] Acres 22.20
lu_assumps
Source: City of Sacramento; Sacramento Railyards Land Use/Density Allocation EIR Analysis Scenario Option 1 provided by DRV - 05/13/16; EPS. [1] Multifamily
residential units are assumed to be market rate unless otherwise specified, with 25% owner-occupied and 75% renter-occupied. [2] Bas
ed on the average household size for the City of Sacramento according to the 2010 US Census. [3] Bas
ed on employee generation rates in the Sacramento Railyards SEIR Table 3-6, page 3-55. [4] Multifamily
residential units are assumed to comprise 50% units at an average of 600 square feet and 50% units at an average of 1,000 square feet. [5] As
sumes specific destination retail lots to be region-serving. All other retail is included in the neighborhood/other category unless otherwise specified. [6] For this
analysis, Other Flex is considered to be 25% retail and 75% office. [7] For this
analysis, Flexible (Historic and Cultural) is considered to be 100% office. [8] Bas
ed on the total projected employees per the Environmental Impact Report Addendum for the New Sacramento Courthouse dated March 2018. [9] T
his land use is assumed to be non-taxable.
[10] T
he project is proposed to include hotel development encompassing 1,100 hotel rooms. While it is likely that the project's hotels will contain retail, the quantity
and type of retail has not been identified at this date. To provide a conservative estimate, this analysis does not incorporate hotel retail into the retail s
pace method.
[11] Hotel land us
es assume a 1,000 square feet of building space per room. [12] Bas
ed on projected 30 full-time employees as identified in the Sacramento Railyards SEIR.

Description
Development at Buildout Persons
per
Unit [2]
Area per
Employee [3]Land Use
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Table A-4
City of Sacramento
Railyards Public Facilities Financing Plan
Estimated Residential and Employee Population
Land Use
Initial
Phase
Remaining
Phases Buildout
Residential Land Uses [1]
Multifamily - Owner Occupied - 3,603 3,603
Multifamily - Renter Occupied 723 10,084 10,808
Multifamily - Affordable 181 1,129 1,310
Total Residential 904 14,816 15,720
Nonresidential Uses [1]
Retail
Regional (Historic and Cultural) 624 404 1,028
Neighborhood/Other 101 627 728
Flexible Mixed-Use - Retail 94 388 482
Subtotal Retail 818 1,420 2,238
Office
Office 2,273 9,251 11,523
Subtotal Office 2,273 9,251 11,523
Flexible Mixed-Use
Flexible (Historic and Cultural) 357 0 357
Other Flexible 375 1,554 1,929
Subtotal Flexible Mixed-Use 732 1,554 2,286
Courthouse 0 672 672
Kaiser Facilities
Hospital 2,393 - 2,393
Medical Office 1,855 - 1,855
Subtotal Kaiser Facilities 4,247 0 4,247
Museum 120 0 120
Hotel
Select Service Hotel - 650 650
High-End Hotel - 450 450
Subtotal Hotel 0 1,100 1,100
MLS Stadium 30 - 30
Total Nonresidential 8,220 13,996 22,217
Total Residential and Nonresidential Population 9,124 28,812 37,937 Total Cumulative Persons Served [2] 5,014 21,814 26,828 pop_empl
Source: EPS.
[1] Based on persons per dw
elling unit and employee per sq. ft. factors identified in Table A-3. [2] "Total Persons Serv
ed" is defined as 100% of residential population and 50% of employees.

Employees
Phase
Residents
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Table A-5
City of Sacramento
Railyards Public Facilities Financing Plan
Average Daily Trip & Persons Served Calculation for MLS Stadium with Underlying Zonin g
Item Formula Amount
MLS Stadium - Land Use Alternative
Residential Units a 750
Retail Square Feet b 42,213
Office Square Feet c 34,538
Average Daily Trips
Residential
Avg. Daily Residential Trips - Total Project (Adjusted) d 24,578 Avg. Daily Residential Trips per Unit e 4.10
MLS Alternative Residential Units Equivalents 750
Potential MLS Alt. Daily Residential Trip
s f = a * e 3,072
Retail
Total Project Avg. Daily Retail Trips (Adjusted) g 12,286 Avg. Daily Retail Trips per Sq. Ft. h 0.01
MLS Alternative Retail Sq. Ft. (Including Flex Space) k 42,213 Potential MLS Alt. Daily Retail Trips i = b * h 579
Office
Total Project Avg. Daily Office Trips (Adjusted) j 37,749 Avg. Daily Office Trips per Sq. Ft. k 0.01
MLS Alternative Office Sq. Ft. (Including Flex Space) o 34,538 Potential MLS Alt. Daily Office Trips l = c * k 377
Average Daily Trips m = f + i + l 4,029
Total Average Daily Trips for Sacramento Railyards 172,055 Percent of Total Trips 2.34%
Persons Served Equivalent Alternative
Residential
Persons per Household n 2.62
Total Residential Persons Served Equivalent o = a * n 1,965 Retail
Retail Employee Density p 400
Total Retail Persons Served Equivalent q = b / p * 50% 53 Office
Office Employee Density r 300
Total Office Persons Served Equivalent s = c / r * 50% 58 Total Potential Persons Served Equivalent t = o + q + s 2,075 ESD Equivalent Alternative
Residential
ESD per Unit u 0.75
Total Residential ESDs v = a * u 563
Retail
ESD per 1,000 Sq. Ft. w 0.25
Total Retail ESDs x = b/1,000 * w 11
Office
ESD per 1,000 Sq. Ft. y 0.50
Total Retail ESDs z = c / 1,000 * y 17
Total ESDs a1 = v + x + z 590
MLS_ADT
Source: Sacramento Railyards DSEIR, June 2015; EPS.

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APPENDIX B:

Detailed Infrastructure Cost Estimates
Table B-1 On-Site Roadways Improvements Summary by
Phase (2 pages) ............................................................ B-1 Table B-2 Drainage Improvements Cost Summary by Phase .............. B-2 Table B-3 Sewer Improvements Summary by Phase ......................... B-3 Table B-4 Water Improvements Summary by Phase ......................... B-4 Table B-5 Public Transit Improvements Summary by Phase ............... B-5 Table B-6 Parks and Open Space Improvements
Summary by Phase ....................................................... B-6

DRAFT
Table B-1
City of Sacramento
Railyards Public Facilities Financing Plan
On-Site Roadway Improvements Summary by Phase (2021$)
On-Site Roadway Improvements Estimated Costs OPA
Stadium Area

EIFD CFD
Courthouse
Obligation [1] Other Funding
Net Costs
(Developer
Equity)
Completed Improvements
Phase One Construction 5th Street $41,906,777 -

- -
-
($41,906,777) -
P
hase One Construction 5th Street (equity component) $6,171,133 - - -
-
- $6,171,133
Unit 1 F Street $1,534,249 -
- -
-
($1,534,249) -
Unit
1 G Street $2,171,280 -
- -
-
($2,171,280) -
Unit
1 7Th Street (South Limit to UPRR) $560,533 -
- -
-
($560,533) -
Raily
ards Temporary Construction $236,279 ($236,279) - - -
- -
I
-5/Richards Interchange (Interim Improvements) [2] $13,000,000 - - -
-
($13,000,000) -
6t
h Street Bridges [2] $7,300,000 -
- -
-
($7,300,000) -
6 S
treet [2] $7,700,000 ($7,210,904) - -
-
($489,096) -
7t
h Street [2] $23,000,000 -
- -
-
($23,000,000) -
S
outh Park Drive Bercut to 5th $8,310,325 ($7,643,658) - - -
($666,667) -
5t
h Street Railyards to South Park Street $4,128,403 ($3,461,737) - - -
($666,667) -
B
ercut fr RY to South Park $2,758,377 ($2,091,710) - - -
($666,667) -
S
ubtotal Completed Improvements $118,777,356 ($20,644,288) $0 $0 $0 ($91,961,935) $6,171,133 Remaining Improvements
Bercut from Camille to Railyards $3,132,480 -
- ($226,531) ($2,023,086) ($882,863) -
N B
Street 7th Street to 8th Street $2,277,900 -
($2,277,900) -
-
- -
N B
Street 8th to 10th $2,427,400 -
($2,427,400) -
- -
-
S
Park 6th to 7th $2,636,700 -
($2,636,700) - -
-
-
6th Street Railly
ards to NB $5,288,350 -
($5,288,350) - -
-
-
Raily
ards Blvd 7th Street to 10th Street $6,624,400 -
($6,624,400) - -
-
-
10t
h Street To Boundary $2,672,100 -
($2,672,100) - -
-
-
Dos
Rios Road Striping $254,500 -
($254,500) - -
-
-
7t
h Street Widening (Track Relo, Bike Lane) $5,499,200 - - - -

($3,687,683) $1,811,517
6th Street Buffered Bike Lanes and Bike Lane Easement $1,919,100 - - - -

($1,581,864) $337,236
Camille and Stevens from 5th Street to 6th Street $4,641,500 - - ($751,086) -
($2,274,497) $1,615,917
5th Street South Park to N B street (roadway/finish) $2,308,000 - - - -
-
$2,308,000
Standford and Stevens Private Streets $6,744,000 - - - -
-
$6,744,000
Stanford RY to Camille $3,139,500 - - -
-
-
$3,139,500
Stanford Intersection Relocation at railyards $822,250 - - - -
- $822,
250
Camille Bercut to 5th $7,957,000 - -
($5,086,734) -
($2,870,266) -
J
udah Street $2,053,500 - - -
-
-
$2,053,500
Huntington Street $1,805,000 - - -
-
-
$1,805,000
8th Street $5,288,350 -
($5,288,350) - -
- -
S
hift Lanes Railyards $852,150 - - -
-
- $852, 150
N B Street 6th to 7th $2,711,450 - - -
-
-
$2,711,450
N B Street 5th to 6th $3,473,900 - - -
-
-
$3,473,900
South Park 5th to 6th $3,584,050 - - -
-
-
$3,584,050
Railyards Blvd 10 Street to 12 Street $3,025,400 - - - -
-
$3,025,400
Bercut from Camille to End $2,403,000 - - -
-
-
$2,403,000
Extension Of 10th Street $1,446,200 - - -
-
-
$1,446,200
Subtotal Remaining Improvements $84,987,380 $0 ($27,469,700) ($6,064,351) ($2,023,086) ($11,297,173) $38,133,070 Financing Costs $23,520,000 ($23,520,000) $0 $0 $0 $0 $0 Additional OPA Funding [3] $0 ($15,835,712) $0 $0 $0 $0 ($15,835,712) Additional Grant Funding [4] $30,000,000 $0 $0 $0 $0 ($30,000,000) $0 Subtotal Remaining Improvements $138,507,380 ($39,355,712) ($27,469,700) ($6,064,351) ($2,023,086) ($41,297,173) $22,297,358 Total On-Site Roadway Improvements at Buildout $257,284,736 ($60,000,000) ($27,469,700) ($6,064,351) ($2,023,086) ($133,259,108) $28, 468,491 improve_onsite_roadways
Source: Baker Williams Engineering Group; Harris & Associates; DRV. [2] Added to Bak
er Williams Engineering Group cost estimate per information provided by the City of Sacramento. [3] Additional OPA funding reflects residual, unprogrammed OP A revenues available to offset roadway costs. [4] A
dditional Grant funding reflects revenues available from State grants to offset roadway costs.

Roads
[1] T
his reflects the obligation paid by the Courthouse in-lieu of the Railyards Impact Fee. This funding will not be allocated to other development and the Courthouse met the Railyards I
mpact Fee obligation. This fee excludes the administration obligation.

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Table B-2
City of Sacramento
Railyards Public Facilities Financing Plan
Drainage Improvements Cost Summary by Phase (2021$)
Drainage Improvements Estimated Cost
Estimated
Drainage Credits Grant Funding CFD Funding
Net Costs
(Developer Equity)
Remaining Improvements
Drainage Pump Station $30,867,520 - ($1,094,168) ($29,773,352) - Berm Replacement Contour & 7th Street Gate (Flood wall/gate) $1,599,650 - - - $1,599,650 South Park Storm Drain 5th to 6th $523,250 - - - $523,250 Drain Line SOTA $2,287,350 - - - $2,287,350 Total Drainage Improvements at Buildout $35,277,770 $0 ($1,094,168) ($29,773,352) $4,410,250 improve_drainage
Source: Baker Williams Engineering Group; Harris & Associates; DRV.

Drainage
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DRAFT
Table B-3
City of Sacramento
Railyards Public Facilities Financing Plan
Sewer Improvements Summary by Phase (2021$) [1]
Sewer Improvements Estimated Cost
Estimated
CSS Credits [1] OPA
Stadium Area
EIFD
Net Costs
(Developer
Equity) Estimated Cost
Estimated
CSS Credits OPA
Other
Funding
Net Costs
(Developer
Equity)
Completed Sewer Improvements
Trunk Sewer Bercut To 7th Street $827,161 - - - $827,161 - - - - - Trunk Sewer Railyards To 3rd Street [2] $2,365,725 ($2,365,725) - - - - - - - - 3rd Street Sewer - - - - - $14,557,780 ($14,557,780) - - - Subtotal Completed Sewer Improvements $3,192,886 ($2,365,725) $0 $0 $827,161 $14,557,780 ($14,557,780) $0 $0 $0 Remaining Improvements
Trunk Sewer 7 Street To The End Of 10 Street $1,166,100 ($1,056,836) - ($109,264) - - - - - - Subtotal Remaining Improvements $1,166,100 ($1,056,836) $0 ($109,264) $0 $0 $0 $0 $0 $0 Total Sewer Improvements at Buildout $4,358,986 ($3,422,562) $0 ($109,264) $827,161 $14,557,780 ($14,557,780) $0 $0 $0 improve_sewer
Source: Baker Williams Engineering Group; Harris & Associates; DRV; City of Sacramento. [1] DRV was fully reimbursed from OPA proceeds for the Trunk Sewer; however, credits are not reduced for the Trunk Sewer and O PA proceeds can be used elsewhere.
[2] Reflects oversizing component of trunk sewer improvements. Under the development scenario being analyzed, the River Distri ct share of the sewer improvement costs would be 55.44% for the Trunk Sewer Railyards to 3rd Street and 90.63% for the Trunk Sewer 7th Street to the end of 10th Street, which will be funded by CSS fee payments.

Sewer
Onsite Sewer Offsite Sewer
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Table B-4
City of Sacramento
Railyards Public Facilities Financing Plan
Water Improvements Summary by Phase (2021$)
Item Estimated Cost
Estimated
Water Credits
Net Costs
(Developer Equity)
Water Improvements
7th Street Water Line $822,250 ($822,250) -
Total Water Improvements at Buildout $822,250 ($822,250) $0 improve_water
Source: Baker Williams Engineering Group; Harris & Associates; DRV.

Water
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Table B-5
City of Sacramento
Railyards Public Facilities Financing Plan
Public Transit (Light Rail and Other Transit) Improvements Summary by Phase (2021$) Light Rail/Other Transit Improvements Estimated Cost Estimated Credits Stadium Area
EIFD Other Funding
Net Costs
(Developer Equity)
Remaining Improvements
East RT Station [1] $2,960,100 - ($253,935) ($2,706,165) $0 Intermodal Tunnel Entrance [2] $3,300,000 - - ($3,000,000) $300,000 Total Light Rail/Other Transit Improvements at Buildou
t $6,260,100 $0 ($253,935) ($5,706,165) $300,000
improve_LRT
[1] Other funding for the East RT Station is the AHSC grant. [2] Other funding for the Intermodal Tunnel Entrance is TIRCP grant.

Source: Baker Williams Engineering Group; Harris & Associates; DRV.

Public Transit
(Light Rail and Other Transit)
Facilities
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Table B-6
City of Sacramento
Railyards Public Facilities Financing Plan
Parks and Open Space Improvements Summary (2021$)
Parks Improvements Estimated Cost
Estimated Park
Impact Fee Credits
Stadium Area
EIFD Other Funding Plan Area Fee
Net Costs
(Developer Equity)
Remaining Park Improvements
South Park Paseo (Public) $313,950
-
($313,950) - - -
South Park Paseo (Private) $1,814,450 -
- - - $1,814,450
Lot 21b (east) $4,610,650 -
- - - $4,610,650
Lot 21a $2,795,650 -
- - - $2,795,650
Lot 21c $2,801,700 -
- - - $2,801,700
Lot 1 Under I-5 experience $2,284,874 ($619,941) - - ($1,664,933) - Lot 31 Under I-5 experience $3,333,071 ($904,342) - - ($2,428,729) - Lot 33a Under I-5 experience $1,136,982 ($308,491) - - ($828,491) - Lot 33b Under I-5 experience $1,822,286 ($494,430) - - ($1,327,856) - Lot 60 Vista Connector to 4Way $268,809 ($72,934) - - ($195,874) - Vista Park $10,247,433 ($2,780,375) - - ($7,467,058) - Park Lot 58A $1,174,209 ($318,591) - - ($855,618) - Park Lot 57A $352,550 ($95,655) - - ($256,895) - Park Lot 68 $1,269,436 ($344,429) - - ($925,008) - Park Lot 70 $245,249 ($66,542) - - ($178,707) - Lot 32 Plaza (State Parks Museum) $4,551,177 - - ($4,551,177) - - Lot 30 Plaza (State Parks footprint) $3,421,840 - - ($3,421,840) - - Lot 34 Riverfront Park $738,924 ($200,488) - - ($538,436) - Lot 35 Sac River Connection $3,795,549 ($1,029,824) - - ($2,765,725) - Lot 21b (west) $1,973,400 - - - - $1,973,400 Lot 21b (interior plaza and South) $4,440,150 - - - - $4,440,150 Lot 53- open space along RY Blvd from 10th to 12th $167,347 - - - - $167,347
Subtotal Remaining Park Improvements $53,559,687 ($7,236,043) ($313,950) ($7,973,017) ($19,433,331) $18,603,347 Total Park Improvements at Buildout $53,559,687 ($7,236,043) ($313,950) ($7,973,017) ($19,433,331) $18,603,347 improve_parks
Source: Baker Williams Engineering Group; Harris & Associates; DRV.

Parks and Open Space
Facilities
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APPENDIX C:

Existing Fee Revenue Estimates

Table C-1 City, County, and Other Fee Revenue per Unit, Sq. Ft., Room, and Seat ................................................. C-1 Table C-2 City, County, and Other Fee Revenue at Buildout ............... C-2 Table C-3 TDIF Trip Demand Generated by Railyards ........................ C-3 Table C-4 Summary of Overlapping Transportation
Improvement Costs—Railyards Impact Fee,
TDIF, & Other Funding Sources ....................................... C-4 Table C-5 TDIF Roadway Credits .................................................... C-5 Table C-6 Summary of Proposed TDIF with Credit for
Overlapping Funding ..................................................... C-6 Table C-7 Estimated Park Impact Fee Calculation: Residential Development ................................................................ C-7

DRAFT
Table C-1
City of Sacramento
Railyards Public Facilities Financing Plan
City, County, and Other Fee Revenue per Unit, Sq. Ft., Room, and Seat Fee Source
District/
Zone Residential Retail Office
Flexible
Mixed-Use
Office Courthouse
Hospital and
Medical Office Hotel MLS Stadium
Existing Development Impact Fees Per Unit Per Room Per Sea t City/County Fees
Building Excise Tax City $1,146 $0.99 $0.99 $0.99 $0.00 $1.82 $1,026 $65.45 Park Impact Fee
Neighborhood and Community Parks [1] Central City $1,013 $0.10 $0.17 $0.17 - $0.17 $105 $1.07 Citywide Parks/Facilities [1] Central City $609 $0.07 $0.09 $0.09 - $0.09 $74 $0.75 Subtotal Park Impact Fee $1,622 $0.17 $0.27 $0.27 $0.00 $0.27 $179 $1.83 Sewer Fee [2] CSS $2,818 $0.94 $1.89 $1.89 $1.89 $2.94 $1,133 $37.77 Water Fee City $1,001 $2.22
$0.39 $0.39 $0.39 $0.15 $148 $8.50
Transportation Development Impact Fee (TDIF) [3] [4]
First 5,000 Sq. Ft. Rate 25% < 5,000 Sq. Ft. $100 $0.02 $0.02 $0.02 $0.02 $0.02 $71 $0.00 5,001 Sq. Ft. and Above 75% > 5,001 Sq. Ft. $100 $0.26 $0.26 $0.26 $0.26 $0.25 $71 $0.00 Total City/County Fees $6,687 $4.53 $3.73 $3.73 $2.48 $5.37 $2,557 $113.55 Other Agency/Special District Fees
School Mitigation [5] $5,235 $0.67 $0.67 $0.67 - $0.67 $665 $6.79 Sacramento Area Flood Control Agency (SAFCA) $1,200 $1.60 $1.60 $1.60 $1.60 $1.60 $1,600 Regional SAN Infill $2,672 $0.36 $0.71 $0.71 $0.71 $1.43 $1,425 I-5 Subregional Corridor Mitigation Program [6] District 1 $957 $2.99 $2.93 $2.93 $2.94 $2.93 $829 $4.36 Sacramento Transportation Authority (STA) $945 $2.03 $1.62 $1.62 $1.62 $2.27 $783 Total Other Agency/Special District Fees $11,009 $7.64 $7.53 $7.53 $6.87 $8.89 $5,302 $11.16 Total Existing Devel. Impact Fees per Unit, Sq. Ft., Room, and Seat $16,749 $11.46 $10.56 $10.56 $9.63 $12.71 $6,976 $59.25 Fees
Source: City of Sacramento; Kimley-Horn and Assoc. May 2016 Railyards Sanitary Sewer Master Plan; New Economics & Advisory August 2016 City of Sacramento Park Impact Fee Nexus Study; DKS; EPS. [1]

[2]

[3] TDIF rate calculated for new Railyards development based on overlapping funding between the TDIF and Railyards funded roadways facilities. [4]
[5]
For purposes of this analysis, the MLS Stadium is assessed the commercial rate of $0.67 per square foot, assuming that the stadium is built at an FAR of 0.35. [6]

Sacramento City, County, and Other Fees by Land Use Type Fees Current as of:
7/1/2021
Per Bldg. Sq. Ft.

READER'S NOTE:

Nonresidential
Existing City, County and Special Financing District Development Impact Fees shown do not include all current and proposed fees. Only fees that may be used for project-related infrastructure and public facilities are included.

For new nonresidential development, the first 5,000 square feet of new square footage is charged 10 percent of the Transportation Development Impact Fee (TDIF). This analysis assumes that 25% percent of new nonresidential construction will be charged the discounted rate for the first 5,000 square feet of new square footage. This discount does not apply to hotel development. The TDIF for the MLS Stadium will be calculated by the City of Sacramento on a per trip basis using the per trip costs for Railyards.

Railyards Housing
Incentive
Rates per the Park Development Impact Fee for FY 2020-21 - Effective July 1, 2020 escalted to FY 2021-22. See Table B-8 for estimated residential fee calculation. According to the August 2016 City of Sacramento Park Impact Fee Nexus Study prepared by New Economics & Advisory, Sports Complexes are to be charged the commercial rate. For purposes of this analysis, the MLS Stadium is assumed to be built at an FAR of 0.35.

Combined Sewer Service Area charges $151.36 per Equivalent Single Family Dwelling Unit (ESD) for the first 25 ESDs, and $3,777.20 for each ESD thereafter. For the purposes of this analysis, the first 25 ESDs are assumed to be from residential units, and the residential fee per unit is adjusted accordingly.

Based on the January 2016 Nexus Study for the I-5 Subregional Corridor Mitigation Program prepared by DKS. For purposes of this analysis, all retail is assessed the General Retail fee rate of $2.64 per square foot. Portions of the Project's retail component may be eligible for the Restaurant Retail rate of $1.86 per square foot. Estimated SCMP fee rate for MLS Stadium provided by DKS 10/07/16. MLS Stadium fees based on 30 weekday events per year. Railyards may be eligible for credit to the extent funding for Richards/I-5 Interchange is included in Plan Area Fee Program. All rates have been escalated to 2021 using ENR CCI from March 2016 to March 2021 of 13.09% per the procedures set forth in the City of Sacramento Resolution to adopt the SCMP.

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Table C-2
City of Sacramento
Railyards Public Facilities Financing Plan
City, County, and Other Fee Revenue at Buildout (2021$
)
Fee Source
District/
Zone
Total
Revenue Residential Retail Office
Flexible
Mixed-Use
Office Courthouse
Hospital and
Medical Office Hotel MLS Stadium
Assumptions
Residential Units 6,000 - - - - - - -
Retail Sq. Ft. - 895,363 - - - - - -
Office Sq. Ft. - - 3,457,027 - - - - -
Flexible Mixed-Use Office Sq. Ft. - - - 685,703 - - - - Courthouse Sq. Ft. - - - - 538,000 - - -
Hospital Sq. Ft. - - - - - 1,168,003 - -
Hotel Rooms - - - - - - 1,100 -
MLS Stadium Seats - - - - - - - 22,000
Existing Development Impact Fees Residential
City/County Fees
Major Street Construction Tax City $16,547,368 $6,876,260 $884,482 $3,415,017 $677,370 $2,125,438 $1,128,801 $1,440,000 Park Impact Fee
Neighborhood and Community Parks [1] Central City $7,236,043 $6,079,080 $91,818 $602,672 $119,540 - $203,621 $115,678 $23,633 Citywide Parks/Facilities [1] Central City $4,306,769 $3,654,831 $64,273 $319,062 $63,286 - $107,799 $80,975 $16,543 Subtotal Park Impact Fee $11,542,812 $9,733,911 $156,091 $921,734 $182,826 $0 $311,420 $196,653 $40,176 Sewer Fee CSS $32,099,428 $16,906,754 $845,491 $6,528,941 $1,295,018 $1,016,067 $3,429,698 $1,246,476 $830,984 Water Fee City $10,338,590 $6,007,120 $1,989,811 $1,338,639 $265,520 $208,326 $179,903 $162,376 $186,897 TDIF Railyards Housing
Incentive
$2,015,869 $599,160 $178,849 $690,541 $136,969 $107,466 $224,257 $78,628 $0 Total City/County Fees $55,996,699 $33,246,945 $3,170,241 $9,479,856 $1,880,333 $1,331,858 $4,145,277 $1,684,133 $1,058,057 Other Agency/Special District Fees
School Mitigation $36,417,486 $31,409,448 $595,421 $2,298,942 $455,996 $0 $776,728 $731,506 $149,444 Sacramento Area Flood Control Agency (SAFCA) $19,750,552 $7,200,000 $1,432,580 $5,531,243 $1,097,124 $860,800 $1,868,805 $1,760,000 $0 Regional SAN Infill $22,917,340 $16,031,385 $318,976 $2,463,152 $488,567 $383,328 $1,664,418 $1,567,513 $0 I-5 Subregional Corridor Mitigation Program District 1 $26,591,323 $5,740,581 $2,675,260 $10,145,522 $2,012,368 $1,581,940 $3,427,801 $911,866 $95,986 Sacramento Transportation Authority $18,585,933 $5,670,000 $1,815,795 $5,607,298 $1,112,209 $872,636 $2,646,695 $861,300 $0 Total Other Agency/Special District Fees $124,262,634 $66,051,415 $6,838,032 $26,046,157 $5,166,264 $3,698,704 $10,384,447 $5,832,185 $245,430 Total Existing Development Impact Fees at Buildout $196,806,701 $106,174,619 $10,892,755 $38,941,030 $7,723,967 $5,030,562 $16,655,163 $8,645,118 $2,743,486 fees_bo
Source: EPS.

Existing City, County and Special Financing District Development Impact Fees shown do not include all current and proposed fees. Only fees that may be used for project-related infrastructure and public facilities are included.

Current plan area fees (Transportation Fee and Public Facilities Fee) are excluded from this analysis because the actual fee amounts will be updated following approval of the City's Specific Plan. In place of estimating plan area fee revenue in this appendix, this Financing Plan approximates the total amount of revenue that may be generated by the Project (shown in Estimated Sources and Uses tables in Chapter V) after accounting for other potential funding sources.

Sacramento City, County, and Other Fees by Land Use Type at Buildout READER'S NOTE:

Buildout
Nonresidential
Nonresidential
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Table C-3
City of Sacramento
Railyards Public Facilities Financing Plan
TDIF Trip Demand Generated by Railyards
Land Use Category
Units/Sq. Ft./
Rooms/Seats
Trip
Demand
Residential
per unit Units
Multi-Unit Dwelling 0.57 6,000 3,412
Subtotal Residential 6,000 3,412
Nonresidential per 1,000 Sq. Ft. Sq. Ft
Retail 1.49 895,363 1,333
Office 1.47 4,142,730 6,084
Courthouse 1.47 538,000 790
Major Medical Facilities 1.41 1,168,003 1,647
seats
MLS [1] 22,000 61
per room Rooms
Hotel 0.41 1,100 451
Subtotal Nonresidential 10,365
Total All Land Uses 13,777
trip
Source: City of Sacramento.
[1]
TDIF Trip
Demand Factor
Railyards
The City of Sacramento provided estimates of the current TDIF obligation for the MLS Stadium based on the TDIF rate per trip and estimated average daily trips generated by the MLS Stadium. MLS total trip demand factors are calculated by dividing the MLS TDIF obligation computed by City (unadjusted for credits) by the cost per 1.00 trip demand factor.

The adjusted TDIF for the MLS will be calculated by the City on the same per trip basis utilizing MLS trips and the Railyards rate per trip established by City Council resolution.

TDIF Credit Calculation
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Table C-4
City of Sacramento
Railyards Public Facilities Financing Plan
Summary of Overlapping Transportation Improvement Costs - Railyards Impact Fee, TDIF, & Other Funding Sources TDIF Component Source
TDIF Improvements
Funded by Developer
Construction/Payments
Roadway Projects
I-5/Richards Interchange Railyards, SCMP $9,568,000
5th Street Railyards $8,479,133
6th Street Railyards, SCMP $5,288,350
Subtotal Roadway Components $23,335,483
Alternative Modes
6th Street Buffered Bike Lanes and Bike Lane Easement Railyards $1,919,100 7th Street Widening - Class 1 Bike Trail [1] Railyards, SCMP $604,912 Bercut from Camille to Railyards Railyards $3,132,480
Bercut from Camille to End Railyards $2,403,000
Bercut from Southside of Pump Station - Class 1 Bike Trail [1] Railyards $0 Railyards 7th St to 10th St - Class 1 Bike Trail [1] Railyards $1,192,392 Railyards 10th St to 12th St - Class 1 Bike Trail [1] Railyards $3,025,400 East RT Station Railyards $2,960,100
Intermodal Tunnel Entrance Railyards $3,300,000
Subtotal Alternative Mode Components $18,537,384
Other Alternative Modes Eligible Facilities [2]
Off Street Trails Railyards
Central Shops (paralleling Camille, under I-5 and through the Central Shops) Lot 34 (parallel to the river)
Trail on Kaiser’s property connecting Railyards and South Park Pedestrian path/plaza from the intermodal entrance
trans_costs
Source: Downtown Railyards Ventures; EPS.
[1]
[2]
TDIF
Credit Calculation
The estimated percentage of improvement costs related to bicyle components per DRV, comprising 11% for the 7th Street Widening, 17% for both Bercut bicycle components, and 18% for the Railyards 7th St to 12th St bicycle components.

Costs identified for Alternative Modes are sufficient to justify full credit against Alternative Mode TDIF components. DRV will construct additional alternative modes facilities that would qualify as TDIF eligible, but cost breakdowns for those facilities are not currently available. Those facilities are listed here in the event circumstances change.

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Table C-5
City of Sacramento
Railyards Public Facilities Financing Plan
TDIF Roadway Credits
Item Grid 3.0
Subarea Funding for Improvements $23,335,483 $18,537,384 $0 Subarea Future Trip Demand 13,777 13,777 13,777
Subarea Funding per Trip Demand Uni
t $1,694 $1,346 $0
credit
Source: City of Sacramento.
[1] Credit for alternative modes capped at amount of alternative modes TDIF component.

Roadway
Improvements
Alternative
Modes [1]
TDIF Credit Calculation
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Table C-6
City of Sacramento
Railyards Public Facilities Financing Plan
Summary of Proposed TDIF with Credit for Overlapping Funding Land Use Roadways
Alternative
Modes Grid 3.0
Plus
Administration Adjustment Total Fee
3% 40%
Cost per Trip Demand Factor [2] $1,763 $400 $216 $2,380 $71.39 $2,451 ($980) $1,471 Less Credit per Trip Demand Factor [3] ($1,694) ($400) $0 ($2,094) ($62.82) ($2,157) $863 ($1,294) Net Cost per Trip Demand Facto
r 1.00 $69 $0 $216 $285 $9 $294 ($118) $176
Residential Land Use Categories per unit
Single-Family/Duplex Dwelling 0.99 $69 $0 $214 $283 $8 $291 ($116) $175 Multi-Unit Dwelling 0.57 $39 $0 $123 $162 $5 $167 ($67) $100 Nonresidential Land Use Categories [1] per 1,000 sq. ft.

Retail 1.49 $0.10 $0.00 $0.32 $0.42 $0.01 $0.43 ($0.17) $0.26 Office 1.47 $0.10 $0.00 $0.32 $0.42 $0.01 $0.43 ($0.17) $0.26 Major Medical Facilities 1.41 $0.10 $0.00 $0.30 $0.40 $0.01 $0.41 ($0.16) $0.25 Schools [4] 0.55 $0.04 $0.00 $0.12 $0.16 $0.00 $0.16 ($0.06) $0.10 Primary 0.55 $0.04 $0.00 $0.12 $0.16 $0.00 $0.16 ($0.06) $0.10 Secondary 0.55 $0.04 $0.00 $0.12 $0.16 $0.00 $0.16 ($0.06) $0.10 Colleges and Universities 0.55 $0.04 $0.00 $0.12 $0.16 $0.00 $0.16 ($0.06) $0.10 Church/Assembly 0.31 $0.02 $0.00 $0.07 $0.09 $0.00 $0.09 ($0.04) $0.05 Industrial 1.01 $0.07 $0.00 $0.22 $0.29 $0.01 $0.30 ($0.12) $0.18 Warehouse 0.48
$0.03 $0.00 $0.10 $0.13 $0.00 $0.13 ($0.05) $0.08
per pump
Gas Station 1.49 $103 $0 $322 $425 $13 $438 ($175) $263 per room
Hotel/Motel 0.41 $28 $0 $88 $116 $3 $119 ($48) $71
fee_dsp
Source: EPS.
[1] See Table A-5. Please note that the TDIF for the MLS Stadium will be calculated by the City of Sacramento on a per trip b asis using the per trip cost for the Railyards
established in the updated TDIF rate schedule and the average daily trip estimates for the MLS. [2] Escalated from 2016 to 2021 using year-over-year CCI. [3] See Table C-5.
[4] Includes Primary, Secondary, and Colleges and Universities.

Trip
Demand
Factor [1]
TDIF Costs by Component
Subtotal
TDIF Costs
Total
Base Fee
Programmatic
------------------------------------------------------------------------------------------------------------- per unit -------------------------------------------- ----------------------------------------------------------------------------------------------------------- per sq. ft. ------------------------------------------- ------------------------------------------------------------------------------------------------------------ per room ------------------------------------------- Railyards Specific Plan Fee
(Including Credits)
Project
Specific
Housing Incentive Zone/
Transit Center
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Table C-7
City of Sacramento
Railyards Public Facilities Financing Plan
Estimated Park Impact Fee Calculation: Residential Development Park Impact Fee for Central City
Units Sized < 750 Sq. Ft. Per Unit
Per Unit 50% -
Neighborhood and Community Parks $846 $868 - - $2,602,683 - Citywide Parks/Facilities $508 $521 - - - $1,562,840
Total for Units Sized <750 Sq. Ft. $1,354 $1,389 3,000 - 750 Sq.Ft. < Units Size > 2,000 Sq. Ft. Per Sq. Ft. Per Sq. Ft. 50% Estimated Average Unit Size (Sq. Ft.) 1,000 1,000 -
Neighborhood and Community Parks $1.13 $1.16 - $3,476,397 - Citywide Parks/Facilities $0.68 $0.70 - - $2,091,991
Total for Units Sized <750 Sq. Ft. $1.81 $1.86 3,000 3,000,000 Units Sized 2,000 < Sq. Ft. Per Unit Per Unit 0% -
Neighborhood and Community Parks $2,257 $2,315 - - $0 - Citywide Parks/Facilities $1,355 $1,390 - - - $0
Total for Units Sized 2,000 < Sq. Ft. $3,612 $3,704 0 - $0 $0 Total 6,000 $6,079,080 $3,654,831
park fee res
Source: City of Sacramento Park Development Impact Fee for FY 2020-21 Effective July 1, 2020; EPS. [1] The FY 2020-21 fees have been escalated to FY 2021-22 using ENR's CCI for March 2020 to March 2021.

FY 20-21
Residential
Fee
Projected
Units
Total Estimated
Citywide
Parks/Facilities
Impact Fee
Total
Estimated
Sq. Ft.

Total Estimated
Neighborhood
and Community
Parks Impact Fee
FY 21-22
Residential
Fee [1]
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APPENDIX D:

Detailed Estimated
Infrastructure Cost Burden Comparison

Table D-1 OFFICE BUILDING—Summary of Infrastructure
Cost per Acre ................................................................ D-1 Table D-2 OFFICE BUILDING—City/County Fees per Acre (2 pages) .... D-2 Table D-3 OFFICE BUILDING—Plan Area Fees per Acre ...................... D-4 Table D-4 OFFICE BUILDING—Special Taxes and
Assessments per Acre .................................................... D-5 Table D-5 RETAIL CENTER BUILDING—Summary of
Infrastructure Costs per Acre .......................................... D-6 Table D-6 RETAIL CENTER BUILDING—City/County
Development Impact Fees per Acre (2 pages) ................... D-7 Table D-7 RETAIL CENTER BUILDING—Plan Area Fees per Acre .......... D-9 Table D-8 RETAIL CENTER BUILDING—Special Taxes and
Assessments per Acre .................................................. D-10 Table D-9 MULTIFAMILY DEVELOPMENT—Summary of
Infrastructure Costs per Unit ......................................... D-11 Table D-10 MULTIFAMILY DEVELOPMENT—City/County
Development Impact Fees per Unit (2 pages) .................. D-12 Table D-11 MULTIFAMILY DEVELOPMENT—Plan Area Fees per Unit ..... D-14 Table D-12 MULTIFAMILY DEVELOPMENT—Estimated School
Mitigation per Unit ....................................................... D-15 Table D-13 MULTIFAMILY DEVELOPMENT—Special Taxes and
Assessments per Unit .................................................. D-16 DRAFT
Table D-1

CLASS A OFFICE BUILDING
Summary of Infrastructure Cost per Acre
Based on a 250,000-Sq.-Ft. Building, 1-Acre Site
Building Value: $40,887,500
Railyards Central City River Bridge District Bridge District Summary of Infrastructure Costs Per Acre Specific Plan Specific Plan District 65th Street (Tier 1) (Tier 2) Current as o
f Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21
Total City/County Development Impact Fees - (From Table B-1) Per Acre $3,426,781 $3,981,581 $3,731,181 $2,963,647 $2,018,219 $2,018,219 Per Gross Square Foot of Land $78.67 $91.40 $85.66 $68.04 $46.33 $46.33 Per Square Foot of Building $13.71 $15.93 $14.92 $11.85 $8.07 $8.07 Plan Area-Based Costs - (From Table B-2) [1] [2]
Per Acre $1,607,137 $957,500 $1,592,500 $1,860,000 $1,212,484 $5,302,484 Per Gross Square Foot of Land $36.89 $21.98 $36.56 $42.70 $27.83 $121.73 Per Square Foot of Building $6.43 $3.83 $6.37 $7.44 $4.85 $21.21 Estimated Bond Debt of Special Taxes and
Assessments - (From Table B-3)
Per Acre $345,477 $24,356 $24,356 $0 $2,322,095 $2,322,095 Per Gross Square Foot of Land $7.93 $0.06 $0.06 $0.00 $53.31 $53.31 Per Square Foot of Building $1.38 $0.01 $0.01 $0.00 $9.29 $9.29 Total Infrastructure Cost Per Acre $5,379,396 $4,963,437 $5,348,037 $4,823,647 $5,552,798 $9,642,798 Per Gross Square Foot of Land $123.49 $113.45 $122.28 $110.74 $127.47 $221.37 Per Square Foot of Building $21.52 $19.77 $21.31 $19.29 $22.21 $38.57 Floor Area Ratio 5.74 5.74 5.74 5.74 5.74 5.74
office summary
Source: Various cities and counties; various plan area fee programs; and EPS. [1] Plan Area Fees for most project areas reflect economic inc entiv e, or reduced rates for initial years of implementaiton. See Table B-2 for details.

County of Sacramento Yolo County
[2] Includes additional infrastructure costs funded by
the developer for on-site roadways (including completed), storm drainag e, transit facilities, and parks and open space. The costs are allocated among the land uses on the same basis that the Plan Area Fee is allocated; actual dis tribution would be dependent on cost sharing agreements betw
een the master developer and subsequent developers.

City of Sacramento City of West Sacramento

CLASS A OFFICE
DEVELOPMENT:

Summary of Total
Infrastructure Burden
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Table D-2

CLASS A OFFICE BUILDING
City/County/Other Agency Fees per Acre
Based on a 250,000-Sq.-Ft. Building, 1-Acre Site
Building Value: $40,887,500
City/County/Other Agency Development Impact Fees
City of West Sacramento
These are fees charged by the City, County or Other Ra ilyards Central City River Bridge District Bridge District Agency and do not include fees for a special plan area. Specific Plan Specific Plan District 65th Street (Tier 1) [1] (Tier 2) [1] Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21

CITY/COUNTY/OTHER AGENCY FEES PER ACRE
Processing Fees per Acre [2]
Building Permit $215,238 $215,238 $215,238 $215,238 $187,078 $187,078 Plan Check $176,098 $176,098 $176,098 $176,098 $153,064 $153,064 E n e r g y ---- $ 8 0 $ 8 0
Technology Surcharge $31,307 $31,307 $31,307 $31,307 $27,211 $27,211 Seismic/Strong Motion $8,586 $8,586 $8,586 $8,586 $8,586 $8,586 California Building Standards Commission Fee $1,636 $1,636 $1,636 $1,636 $1,636 $1,636 General Plan Fee $98,130 $98,130 $98,130 $98,130 - -
Fire Review Fee $9,500 $9,500 $9,500 $9,500 $5,395 $5,395 Other Building Permit and Processing Fees $5,800 $5,800 $5,800 $5,800 - - Total Processing Fees per Acre $546,294 $546,294 $546,294 $546,294 $383,051 $383,051 Development Impact Fees per Acre
Sewer [3] $632,188 $632,188 $632,188 $275,954 $270,300 $270,300 Water [4] $96,806 $96,806 $96,806 $96,806 - -
Transportation [5] $49,100 $468,900 $218,500 $520,450 - - Construction Excise Tax (Major Streets Construction Tax) $132,114 $132,114 $132,114 $132,114 - - Sacramento Transportation Authority (STA) $406,980 $406,980 $406,980 $406,980 - - I-5 Subregional Corridor Mitigation Program [6] $760,250 $760,250 $760,250 - $908,335 $908,335 Drainage ---- --
School $0
$135,000 $135,000 $135,000 $165,000 $165,000
Parks/Open Space [7] $65,000 $65,000 $65,000 $160,000 - - Fire/Police ---- --
Habitat / Greenbelt Preservation [8] ---- $14,033 $14,033 Affordable Housing $690,050 $690,050 $690,050 $690,050 - - In-Lieu Flood Protection Fees $48,000 $48,000 $48,000 - $111,000 $111,000 Other General Fees ---- --
Countywide Fee ---- $166,500 $166,500
Total Development Impact Fees per Acre $2,880,488 $3,435,288 $3,184,888 $2,417,353 $1,635,168 $1,635,168

CLASS A OFFICE
DEVELOPMENT:

City/County/Other Agency
Development Impact Fees
City of Sacramento
Yolo CountyCounty of Sacramento
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Table D-2

CLASS A OFFICE BUILDING
City/County/Other Agency Fees per Acre
Based on a 250,000-Sq.-Ft. Building, 1-Acre Site
Building Value: $40,887,500
City/County/Other Agency Development Impact Fees
City of West Sacramento
These are fees charged by the City, County or Other Ra ilyards Central City River Bridge District Bridge District Agency and do not include fees for a special plan area. Specific Plan Specific Plan District 65th Street (Tier 1) [1] (Tier 2) [1] Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21

CLASS A OFFICE
DEVELOPMENT:

City/County/Other Agency
Development Impact Fees
City of Sacramento
Yolo CountyCounty of Sacramento
TOTAL CITY/COUNTY/OTHER AGENCY FEES PER ACRE $3,426,781 $3,981,581 $3,731,181 $2,963,647 $2,018,219 $2,018,219 Fees per Gross Square Foot of Land $78.67 $91.40 $85.66 $68.04 $46.33 $46.33 Fees per Square Foot of Building $13.71 $15.93 $14.92 $11.85 $8.07 $8.07 Floor Area Ratio 5.74 5.74 5.74 5.74 5.74 5.74
office city county
Source: Various cities and counties; various plan area fee programs; and EPS. [1] Bridge District: Most of the City of West Sacramento's development impact fees, including Water, City Sewer Collections, Police and Fire Facilities, Corporation Yard, City Hall Addition, and Childcare Facilities are absorbed by the Bridge District One-Time Special Tax (OTST) and annual Bridge District special tax (CFD 27).

See Table B-2 and Table B-3 for details.
[2] Processing fees exclude mechanical, electrical, plumbing, and other similar review fees. [3] City of Sacramento
: Includes Regional San sewer fee and City of Sacramento sewer impact fees. The Central City Specific Plan, Railyards Specific Plan, and River District fall within the City of Sacramento's Combined Sewer System. 65th Street falls within the separated sewer system. Bridge District: The Bridge District's sewer impact fee obligation to the City of West Sacramento is included in the Bridge District's One-Time Special Tax (See Table B-2). [4] Assumes a single 4-inch water meter and a single 2-inch water meter. [5] Sacramento TDIF fees reflect the Housing Incentive/Transit Center rates for Central City, the Railyards, and the River District. The 65th Street TDIF fee reflects the Baseline TDIF Housing Incentive/Transit Center Fee.
[6] Railyards may be eligible for credit to the extent funding for Richards/I-5 Interchange is included in its Plan Area Fee Program and Sacramento TDIF. [7] Sacramento
: Central City, Railyards, and River District are charged a reduced Park Impact Fee reflecting the Central City Community Plan Area fee. 65th Street Area development is charged the "Remaining City" fee.
[8] Sacramento
: Assumes no habitat/greenbelt preservation at this time, but will depend on individual project environmental review.

Bridge District: Reflects the Yolo Habitat Conservation Plan Fee.

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Table D-3

CLASS A OFFICE BUILDING
Plan Area-Based Costs per Acre
Based on a 250,000-Sq.-Ft. Building, 1-Acre Site
Building Value: $40,887,500
Plan Area-Based Costs:

These fees are charged only
within a certain area of a County or City to fund Ra ilyards Central City River Bridge District Bridge District facilities to serve a specific development project. Specif ic Plan Specific Plan District 65th Street (Tier 1) (Tier 2) Current as of Jul-21 Jul-21 Jul-21 Jul-21 Jul-21 Jul-21 (proposed)

PLAN AREA-BASED COSTS PER ACRE
Plan Area Fees per Acre
Plan Area Fee [1] $737,500 $929,612 $1,546,117 $1,805,000 - - Administration Fee $22,125 $27,888 $46,383 $55,000 - -
Bridge District (Triangle) Specific Plan Fee ---- $37,113 $37,113 Bridge District Specific Plan Administrative Fee ---- $371 $371 Bridge District OTST and Regional OTST [2] ---- $ 1,175,000 $5,265,000 Subtotal Plan Area Fees per Acre $759,625 $957,500 $1,592,500 $1, 860,000 $1,212,484 $5,302,484 Developer Contributions per Acre [3] $847,512 --- --
TOTAL PLAN AREA-BASED COSTS PER ACRE $1,607,137 $957,500 $1,592,500 $1, 860,000 $1,212,484 $5,302,484 Fees per Gross Square Foot of Land $36.89 $21.98 $36.56 $42.70 $27.83 $121.73 Fees per Gross Square Foot of Building $6.43 $3.83 $6.37 $7.44 $4.85 $21.21 Floor Area Ratio 5.74 5.74 5.74 5.74 5.74 5.74
office plan area
Source: Various cities and counties; various plan area fee programs; and EPS. [1] Some of the Plan Area Fees shown in this analysis reflect reduced rates based on economic incentives to reduce the financial burden on new development, as described below.

Central City: The fees shown reflect the escalated Year 2 incentive fees for initial phase-in years of the impact fee program.

River District: Reflects an economic incentive fee that is valid until June 30, 2021, or a maximum threshold of 500,00 building square feet that is eligible for the incentive rate, whichever comes first. 65th Street: Reflects the Year 4 economic incentive fees, effective as of October 1, 2020. [2] The Bridge District One-Time Special Tax (OTST) is tiered to provide lower fees burdens to the earlier phases of development. Tier 1 is applied to the first 1 million square feet of Bridge District new development (across all land use types). Tier 2 is charged to new development between 1 million and 6 million building square feet.

As of this time, development is still charged the Tier 1 rate.

The Regional OTST replaces the payment of citywide development impact fees, including Water, City Sewer Collections, Police and Fire Facilities, Corporation Yard, City Hall Addition, and Childcare Facilities.
[3] Reflects additional infrastructure costs funded by the developer for on-site roadways (including completed), on-site sanitary sewer, storm drainage, transit facilities, and parks and open space. The costs are allocated among the land uses on the same basis that the Plan Area Fee is allocated; actual distribution would be dependent on cost sharing agreements between the master developer and subsequent developers.

City of Sacramento City of West Sacramento
County of Sacramento

CLASS A OFFICE
DEVELOPMENT:

Plan Area-Based Costs
Yolo County
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Table D-4

CLASS A OFFICE BUILDING
Estimated Bond Debt for Special Taxes and Assessments per Acre Based on a 250,000-Sq.-Ft. Building, 1-Acre Site
Building Value: $40,887,500
Special Taxes and Assessments per Acre fo
r Railyards Central City Rive r Bridge District Bridge District Infrastructure/Public Facilities Specific Plan Specific Plan District 65th Street (Tier 1) (Tier 2) Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Annual Special Taxes and Assessments per Acre
Infrastructure/Public Facilities CFD $19,714 - - - $155,422 $155,422 Flood Protection Infrastructure Assessment District $2,670 $2,670 $2,670 - $905 $905 Total Annual Taxes and Assessments $22,384 $2,670 $2,670 $0 $156,327 $156,327 Annual Special Taxes and Assessments
Per Gross Square Foot of Land $0.51 $0.06 $0.06 $0.00 $3.59 $3.59 Per Square Foot of Building $0.09 $0.01 $0.01 $0.00 $0.63 $0.63 Floor Area Ratio 5.74 5.74 5.74 5.74 5.74 5.74
Estimated Bond Debt of Special Taxes and Assessments per Acre Infrastructure/Public Facilities CFD $321,121 - - - $2,309,635 $2,309,635 Flood Protection Infrastructure Assessment District $24,356 $24,356 $24,356 $0 $12,461 $12,461 Total Estimated Bond Debt $345,477 $24,356 $24,356 $0 $2,322,095 $2,322,095 office bond debt
Source: Various cities and counties; various plan area fee programs; and EPS.

CLASS A OFFICE
DEVELOPMENT:

Bond Debt for
Special Taxes & Assessments
County of Sacramento Yolo Count y
City of West SacramentoCity of Sacramento
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Table D-5

RETAIL BUILDING
Summary of Infrastructure Cost per Acre
Based on a 43,560-Sq.-Ft. Building, 1-Acre Site
Building Value: $7,124,238
Railyards Central City River Bridge District Bridge District Summary of Infrastructure Costs Per Acre Specific Plan Specific Plan District 65th Street (Tier 1) (Tier 2) Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Total City/County/Other Agency Development Impact Fees
(From Table C-1)
Per Acre $677,531 $743,197 $702,259 $560,781 $268,545 $268,545 Per Gross Square Foot of Land $15.55 $17.06 $16.12 $12.87 $6.16 $6.16 Per Square Foot of Building $15.55 $17.06 $16.12 $12.87 $6.16 $6.16 Plan Area-Based Costs - (From Table C-2) [1] [2]
Per Acre $284,879 $88,388 $342,817 $273,121 $114,150 $826,791 Per Gross Square Foot of Land $6.54 $2.03 $7.87 $6.27 $2.62 $18.98 Per Square Foot of Building $6.54 $2.03 $7.87 $6.27 $2.62 $18.98 Estimated Bond Debt of Special Taxes and
Assessments - (From Table C-3)
Per Acre $354,881 $33,760 $33,760 $0 $419,867 $419,867
Per Gross Square Foot of Land $8.15 $0.08 $0.08 $0.00 $9.64 $9.64 Per Square Foot of Building $8.15 $0.08 $0.08 $0.00 $9.64 $9.64 Total Infrastructure Cost Per Acre $1,317,291 $865,344 $1,078,836 $833,902 $802,562 $1,515,203 Per Gross Square Foot of Land $30.24 $19.18 $24.08 $19.14 $18.42 $34.78 Per Square Foot of Building $30.24 $19.18 $24.08 $19.14 $18.42 $34.78 Floor Area Ratio 1.00 1.00 1.00 1.00 1.00 1.00
retail summary
Source: Various cities and counties; various plan area fee programs; and EPS. [1] P
lan Area Fees for most project areas reflect economic inc entive, or reduced rates for initial years of implementaiton. Se e Table C-2 for details. [2] Includes additional infrastructure costs funded by
the developer for on-site roadways (including completed), storm drainag e, transit facilities, and parks and open space. The costs are allocated among the land uses on the same basis that the P lan Area Fee is allocated; actual distribution would be dependent on cost sharing agreements betw
een the master developer and subsequent developers.

City of Sacramento City of West Sacramento
RETAIL
DEVELOPMENT:

Summary of Total
Infrastructure Burden
County of Sacramento Yolo County
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Table D-6

RETAIL BUILDING
City/County/Other Agency Fees per Acre
Based on a 43,560-Sq.-Ft. Building, 1-Acre Site
Building Value: $7,124,238
City/County/Other Agency Development Impact Fees:

These are fees charged by the City or County Railyards Central City River Bridge District Bridge District and do not include fees for a special plan area. Specific Plan S pecific Plan District 65th Street (Tier 1) [1] (Tier 2) [1] Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21

CITY/COUNTY/OTHER AGENCY FEES PER ACRE
Processing Fees per Acre [2]
Building Permit $41,931 $41,931 $41,931 $41,931 $34,806 $34,806 Plan Check $34,292 $34,292 $34,292 $34,292 $28,478 $28,478 Energy ---- $ 80 $ 80
Technology Surcharge $6,098 $6,098 $6,098 $6,098 $5,063 $5,063 Seismic/Strong Motion $1,496 $1,496 $1,496 $1,496 $1,496 $1,496 California Building Standards Commission Fee $285 $285 $285 $285 $285 $285 General Plan Fee $17,098 $17,098 $17,098 $17,098 - -
Fire Review Fee $1,655 $1,655 $1,655 $1,655 $1,266 $1,266 Other Building Permit and Processing Fees $3,650 $3,650 $3,650 $3,650 - - Total Processing Fees per Acre $106,505 $106,505 $106,505 $106,505 $71,474 $71,474 Development Impact Fees per Acre
Sewer [3] $19,461 $19,461 $19,461 $21,494 $15,840 $15,840 Water [4] $96,806 $96,806 $96,806 $96,806 - -
Transportation [5] $7,812 $76,528 $35,590 $83,568 - -
Construction Excise Tax (Major Streets Construction Tax) $23,020 $23,020 $23,020 $23,020 - - Sacramento Transportation Authority (STA) $88,640 $88,640 $88,640 $88,640 - - I-5 Subregional Corridor Mitigation Program [6] $134,862 $134,862 $134,862 - $86,829 $86,829 Drainage ---- --
School $26,572
$23,522 $23, 522 $23,522 $28,750 $28,750
Parks/Open Space [7] $7,405 $7,405 $7,405 $20,473 - -
Fire/Police ---- --
Habitat / Greenbelt Preservation [8] ---- $14,033 $14,033 Affordable Housing $96,753 $96,753 $96,753 $96,753 - -
In-Lieu Flood Protection Fees $69,696 $69,696 $69, 696 - $29,839 $29,839 Other General Fees ---- --
Countywide Fee ---- $21,780 $21,780
Total Development Impact Fees per Acre $571,026 $636,693 $595, 755 $454,277 $197,071 $197,071 RETAIL
DEVELOPMENT:

City/County/Other Agency
Development Impact Fees
County of Sacramento Yolo County
City of Sacramento City of West Sacramento
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Table D-6

RETAIL BUILDING
City/County/Other Agency Fees per Acre
Based on a 43,560-Sq.-Ft. Building, 1-Acre Site
Building Value: $7,124,238
City/County/Other Agency Development Impact Fees:

These are fees charged by the City or County Railyards Central City River Bridge District Bridge District and do not include fees for a special plan area. Specific Plan S pecific Plan District 65th Street (Tier 1) [1] (Tier 2) [1] Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 RETAIL
DEVELOPMENT:

City/County/Other Agency
Development Impact Fees
County of Sacramento Yolo County
City of Sacramento City of West Sacramento
TOTAL CITY/COUNTY/OTHER AGENCY FEES PER ACRE $677,531 $743,197 $702,259 $560,781 $268,545 $268,545 Fees per Gross Square Foot of Land $15.55 $17.06 $16.12 $12.87 $6.16 $6.16 Fees per Square Foot of Building $15.55 $17.06 $16. 12 $12.87 $6.16 $6.16 Floor Area Ratio 1.00 1.00 1.00 1.00 1.00 1.00
retail city county
Source: Various cities and counties; various plan area fee programs; and EPS. [1] Bridge District: Most of the City of West Sacramento's development impact fees, including Water, City Sewer Collections, Police and Fire Facilities, Corporation Yard, City Hall Addition, and Childcare Facilities are absorbed by the Bridge District One-Time Special Tax (OTST) and annual Bridge District special tax (CFD 27).

See Table C-2 and Table C-3 for details.
[2] Processing fees exclude mechanical, electrical, plumbing, and other similar review fees. [3] City of Sacramento: Includes Regional San sewer fee and City of Sacramento sewer impact fees. The Central City Specific Plan, Railyards Specific Plan, and River District fall within the City of Sacramento's Combined Sewer System. 65th Street falls within the separated sewer system. Bridge District: The Bridge District's sewer impact fee obligation to the City of West Sacramento is included in the Bridge District's One-Time Special Tax (See Table C-2). [4] Assumes a single 4-inch water meter and a single 2-inch water meter. [5] Sacramento TDIF fees reflect the Housing Incentive/Transit Center rates for Central City, the Railyards, and the River District. The 65th Street TDIF fee reflects the Baseline TDIF Housing Incentive/Transit Center Fee.
[6] Railyards may be eligible for credit to the extent funding for Richards/I-5 Interchange is included in its Plan Area Fee Program and Sacramento TDIF. [7] Sacramento
: Central City, Railyards, and River District are charged a reduced Park Impact Fee reflecting the Central City Community Plan Area fee. 65th Street Area development is charged the "Remaining City" fee.
[8] Sacramento
: Assumes no habitat/greenbelt preservation at this time, but will depend on individual project environmental review.

Bridge District: Reflects the Yolo Habitat Conservation Plan Fee.

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DRAFT
Table D-7

RETAIL BUILDING
Plan Area-Based Costs per Acre
Based on a 43,560-Sq.-Ft. Building, 1-Acre Site
Building Value: $7,124,238
Plan Area Fees:

These fees are charged only
within a certain area of a County or City to fund Ra ilyards Central City River Bridge District Bridge District facilities to serve a specific development project. Specif ic Plan Specific Plan District 65th Street (Tier 1) (Tier 2) Current as of Jul-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 (proposed)

PLAN AREA-BASED COSTS PER ACRE
Plan Area Fees per Acre
Plan Area Fee [1] $114,127 $85,813 $332,832 $264,845 - - Administration Fee $3,424 $2,574 $9,985 $8,276 - -
Bridge District (Triangle) Specific Plan Fee ---- $37,113 $37,113 Bridge District Specific Plan Administrative Fee ---- $371 $371 Bridge District OTST and Regional OTST [2] ---- $76,666 $789,307 Subtotal Plan Area Fees per Acre $117,551 $88,388 $342, 817 $273,121 $114,150 $826,791 Developer Contributions per Acre [3] $167,328 --- --
TOTAL PLAN AREA-BASED COSTS PER ACRE $284,879 $88,388 $342,817 $273,121 $114,150 $826,791 Fees per Gross Square Foot of Land $6.54 $2.03 $7.87 $6.27 $2.62 $18.98 Fees per Gross Square Foot of Building $6.54 $2.03 $7.87 $6.27 $2.62 $18.98 Floor Area Ratio 1.00 1.00 1.00 1.00 1.00 1.00
retail plan area
Source: Various cities and counties; various plan area fee programs; and EPS. [1] Some of the Plan Area Fees show
n in this analysis reflect reduced rates based on economic incentives to reduce the financial burden on new development, as described below
.

C
entral City: The fees shown reflect the escalated Year 2 incentive fees for initial phase-in years of the impact fee program.

R
iver District: Reflects an economic incentive fee that is valid until June 30, 2021, or a maximum threshold of 500,00 building square feet that is eligible for the incentive rate, w
hichever comes first.
65th Street: Reflects the Year 4 economic incentive fees, effective as of October 1, 2020. [2] The Bridge District One-Time Special Tax
(OTST) is tiered to provide lower fees burdens to the earlier phases of development. Tier 1 is applied to the first 1 million square feet of Bridge District new
development (across all land use types). Tier 2 is charged to new development between 1 million and 6 million building square feet.

As of this time, development is still charged the Tier 1 rate.

The Regional OTST replaces the pay
ment of citywide development impact fees, including Water, City Sewer Collections, Police and Fire Facilities, Corporation Yard, City
Hall Addition, and Childcare Facilities.

RETAIL
DEVELOPMENT:

Plan Area-Based Costs
County of Sacramento Yolo County
City of Sacramento City of West Sacramento
[3] Reflects additional infrastructure costs funded by
the developer for on-site roadways (including completed), on-site sanitary sewer, storm drainage, transit facilities, and parks and open space. The costs are allocated among the land uses on the same basis that the Plan Area Fee is allocated; actual distribution would be dependent on cost sharing agreements betw
een the master developer and subsequent developers.

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Table D-8

RETAIL BUILDING
Estimated Bond Debt for Special Taxes and Assessments Per Acre Based on a 43,560-Sq.-Ft. Building, 1-Acre Site
Building Value: $7,124,238
Special Taxes and Assessments per Acre for Railyards Central City River Bridge District Bridge District Infrastructure Specific Plan Specific Plan District 65th Street (Tier 1) (Tier 2) Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Annual Special Taxes and Assessments per Acre
Infrastructure/Public Facilities CFD $19,714 - - - $27,081 $27,081 Flood Protection Infrastructure Assessment District $3,701 $3,701 $3,701 - $1,267 $1,267 Total Annual Taxes and Assessments $23,415 $3,701 $3,701 $0 $28,347 $28,347 Annual Special Taxes and Assessments
Per Gross Square Foot of Land $0.54 $0.08 $0.08 $0.00 $0.65 $0.65 Per Square Foot of Building $0.54 $0.08 $0.08 $0.00 $0.65 $0.65 Floor Area Ratio

1.00 1.00 1.00 1.00 1.00 1.00
Estimated Bond Debt of Special Taxes and Assessments per Acre Infrastructure/Public Facilities CFD $321,121 - - -
$402,431 $402,431
Flood Protection Infrastructure Assessment District $33,760 $33,760 $33,760 $0 $17,437 $17,437 Total Estimated Bond Debt $354,881 $33,760 $33,760 $0 $419,867 $419,867 retail bond debt
Source: Various cities and counties; various plan area fee programs; and EPS.

County of Sacramento Yolo County
RETAIL
DEVELOPMENT:

Bond Debt for
Special Taxes & Assessments
City of Sacramento City of West Sacramento
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Table D-9

MULTI-UNIT DEVELOPMENT
Summary of Infrastructure Costs per Uni
t
Based on a 2 Acre, 200 Unit Complex (900 Sq. Ft. Per Unit) Building Value: $24,307,200
Railyards Central City River Bridge District Bridge District Summary of Infrastructure Costs Per Unit Specific Plan Specific Plan District 65th Street (Tier 1) (Tier 2) Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Total City/County/Other Agency Development $12,694 $13,361 $12,971 $10,621 $8,812 $8,812 Impact Fees (from Table A-1)
Plan Area-Based Costs per Unit (from Table A-2) [1] [2] $6,613 $2,226 $3,624 $6,760 $5,370 $19,536 Total School Mitigation (from Table A-3) $4,229 $3,024 $3,411 $3,024 $3,672 $3,672 Estimated Bond Debt Of Special
Taxes and Assessments (from Table A-4) $3,401 $190 $190 $0 $8,375 $8,375 Total Infrastructure Cost Per Unit $26,937 $18,802 $20,197 $20,405 $26,229 $40,395 Total Fees (City, County, Schools and Plan Area) $20,784 $18,612 $20,007 $20,405 $17,854 $32,020 Total Annual Infrastructure/Facility Special Taxes/Assessments $219 $21 $21 $0 $564 $564 mf summary
Source: Various cities and counties; various plan area fee programs; and EPS. [1] Plan Area Fees for most project areas reflect economic incentive, or reduced rates for initial years of implementaiton. Se e Table A-2 for details.
[2] Includes additional infrastructure costs funded by the developer for on-site roadways (including completed), on-site sanit ary sewer, storm drainage, transit facilities, and
parks and open space. The costs are allocated among the land uses on the same basis that the Plan Area Fee is allocated; actual distribution would be dependent on cost sharing agreements between the master developer and subsequent developers.

City of West Sacramento
MULTI-UNIT DEVELOPMENT:

Summary of Total
Infrastructure Burden
Sacramento County
Yolo County
City of Sacramento
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Table D-10

MULTI-UNIT DEVELOPMENT
City/County/Other Agency Development Impact Fees per Unit Based on a 2 Acre, 200 Unit Complex (900 Sq. Ft. Per Unit) Building Value: $24,307,200
City/County/Other Agency Development Impact Fees:

These are fees charged by the City, County, or Other Agency Railyards Central City River Bridge District Bridge District and do not include fees for a special plan area. Specific Plan Specific Plan District 65th Street (Tier 1) [1] (Tier 2) [1] Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21

CITY/COUNTY/OTHER AGENCY FEES PER UNIT
Processing Fees per Unit [2]
Building Permit $651 $651 $651 $651 $357 $357
Plan Check $532 $532 $532 $532 $664 $664
Energy Fee - - - - $95 $95
Technology Surcharge $95 $95 $95 $95 $82 $82
Seismic /Strong Motion $34 $34 $34 $34 $34 $34
California Building Standards Commission Fee $5 $5 $5 $5 $5 $5 General Plan Fee $292 $292 $292 $292 - -
Fire Review Fee $63 $63 $63 $63 $20 $20
Other Building Permit and Processing Fees $29 $29 $29 $29 - - Total Processing Fees per Unit $1,700 $1,700 $1,700 $1,700 $1,256 $1,256 Development Impact Fees per Unit
Sewer [3] $4,952 $4,952 $4,952 $2,716 $2,851 $2,851
Water [4] $1,001 $1,001 $1,001 $1,001 - -
Transportation [5] $78 $745 $355 $818 - -
Construction Excise Tax (Major Streets Construction Tax) $590 $590 $590 $590 - - Sacramento Transportation Authority (STA) $930 $930 $930 $930 - - I-5 Subregional Corridor Mitigation Program [6] $991 $991 $991 - - - Drainage - --- --
Parks/Open Space [7] $1,629 $1,629 $1,629 $2,583 - -
Fire/Police - --- --
Habitat / Greenbelt Preservation [8] - - - - $140 $140
Affordable Housing [9] - - - - $1,128 $1,128
In-Lieu Flood Protection Fees [10] $540 $540 $540 - $169 $169 Other General Fees/One-Time Taxes $283 $283 $283 $283 - - Countywide Fees - - - - $3,267 $3,267
Total Development Impact Fees per Unit $10,994 $11,661 $11,271 $8,921 $7,555 $7,555 TOTAL CITY/COUNTY/OTHER AGENCY FEES PER UNIT $12,694 $13,361 $12,971 $10,621 $8,812 $8,812 mf city county
Source: Various cities and counties; various plan area fee programs; and EPS.

MULTI-UNIT DEVELOPMENT:

City/County/Other Agency
Development Impact Fees
Sacramento County
City of Sacramento City of West Sacramento
Yolo County
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Table D-10

MULTI-UNIT DEVELOPMENT
City/County/Other Agency Development Impact Fees per Unit Based on a 2 Acre, 200 Unit Complex (900 Sq. Ft. Per Unit) Building Value: $24,307,200
MULTI-UNIT DEVELOPMENT:

City/County/Other Agency
Development Impact Fees
[1] Bridge District : Most of the City of West Sacramento's development impact fees, including Water, City Sewer Collections, Police and Fire Facilities, Corporation Yard, City
Hall Addition, and Childcare Facilities are absorbed by the Bridge District One-Time Special Tax (OTST) and annual Bridge District special tax (CFD 27).

See Table A-2 and Table A-3 for details.
[2] Processing fees exclude mec hanical, electrical, plumbing, and other similar review fees.
[3] City
of Sacramento: Includes Regional San sewer fee and City of Sacramento sewer impact fees. The Central City Specific Plan, Railyards Specific Plan, and River District fall w
ithin the City of Sacramento's Combined Sewer System. 65th Street assumes separated sewer system.

Bridge District: The Bridge District's sewer impact fee obligation to the City of West Sacramento is included in the Bridge District's OTST See Table A-2 for details.
[4] Assumes tw
o 4-inch and two 2-inch water meters for the City of Sacramento. [5] Sacramento TDIF fees reflect the Hous ing Incentive/Transit Center rates for Central City , the Railyards, and the River District. The 65th Street TDIF fee reflects the Baseline TDIF Housing Incentive/Transit Center Fee.
[6] I-5 Subregional Co rridor Mitigation Program: Railyards may be eligible for credit to the extent funding for Richards/I-5 Interchange is included in its Plan Area Fee Program and Sacramento TDIF.

West Sacramento Bridge District - The City
of West Sacramento exempts residential development from the I-5 SCMP fee. [7] Sacramento : Central City, Railyards, and River District are charged a reduced Park Impact Fee reflecting the Central City Community Plan Area fee. 65th Street Area development is charged the "Remaining City
" fee.
[8] Sacramento : Assumes no habitat/greenbelt preservation at this time, but will depend on individual project environmental review.

Bridge District: Reflects the Yolo Habitat Conservation Plan Fee. [9] Sacramento : Multi-unit projects with a net density of 40 units per acre or greater are exempt from the City of Sacramento Housing Impact Fee.

Bridge District: Reflects a reduced In-Lieu Inclusionary Housing Fee for projects with a density equal to or greater than 75 units per acre. [10] The SAFCA fee for Sacramento applies to the first 2 floors of the prototy pe development.

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Table D-11

MULTI-UNIT DEVELOPMENT
Plan Area-Based Costs per Unit
Based on a 2 Acre, 200 Unit Complex (900 Sq. Ft. Per Unit) Building Value: $24,307,200
Plan Area-Based Costs:

These fees are charged only
within a certain area of a County or City to fund Railyards Central City River Bridge District Bridge District facilities to serve a specific development project. Specific Plan Specific Plan District 65th Street (Tier 1) (Tier 2) Current as of Jul-21 Jul-21 Jul-21 Jul-21 Jul-21 Jul-21 (proposed)

PLAN AREA-BASED COSTS PER UNIT
Plan Area Fees per Unit
Plan Area Fee [1] $3,749 $2,161 $3,518 $6,563 - -
Administration Fee $112 $65 $106 $197 - -
Bridge District (Triangle) Specific Plan Fee - - - - $371 $371 Bridge District Specific Plan Administrative Fee - - - - $4 $4 Bridge District OTST and Regional OTST [2] - - - - $4,995 $19,161 Subtotal Plan Area Fees per Unit $3,861 $2,226 $3,624 $6,760 $5,370 $19,536 Developer Contributions per Unit [3] $2,752 --- --

TOTAL PLAN AREA-BASED COSTS PER UNI
T $6,613 $2,226 $3,624 $6,760 $5,370 $19,536
mf plan area
Source: Various cities and counties; various plan area fee programs; and EPS. [1] Some of the Plan Area Fees shown in this analysis reflect reduced rates based on economic incentives to reduce the financial burden on new development, as described below.

Central City
: The fees shown reflect the escalated Year 2 incentive fees for initial phase-in years of the impact fee program.

River District: Reflects an economic incentive fee that is valid until June 30, 2021, or a maximum threshold of 1,000 residential units that are eligible for the incentive rate, whichever comes first.
65th Street
: Reflects the Year 4 economic incentive fees, effective as of October 1, 2020. [2] The Bridge District One-Time Special Tax (OTST) is tiered to provide lower fees burdens to the earlier phases of development. Tier 1 is applied to the first 1 million square feet of Bridge District new development (across all land use types). Tier 2 is charged to new development between 1 million and 6 million building square feet.

As of this time, development is still charged the Tier 1 rate.

The Regional OTST replaces the payment of citywide development impact fees, including Water, City Sewer Collections, Police and Fire Facilities, Corporation Yard, City Hall Addition, and Childcare Facilities.

City of Sacramento City of West Sacramento
Sacramento County Yolo County
MULTI-UNIT DEVELOPMENT:

Plan Area Fees
[3] Reflects additional infrastructure costs funded by the developer for on-site roadways (including completed), on-site sanitary sewer, storm drainage, transit facilities, and parks and open space. The costs are allocated among the land uses on the same basis that the Plan Area Fee is allocated; actual distribution would be dependent on cost sharing agreements between the master developer and subsequent developers.

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Table D-12

MULTI-UNIT DEVELOPMENT
Estimated School Mitigation per Uni
t
Based on a 2 Acre, 200 Unit Complex (900 Sq. Ft. Per Unit) Building Value: $24,307,200
Railyards Central City River Bridge District Bridge District Estimated School Mitigation Per Unit Specific Plan Specific Plan District 65th Stree t (Tier 1) (Tier 2) Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 School District Sacramento Sacramento Twin Rivers Sacramento Washington Washington City USD City USD USD City USD USD USD
A. Annual School Mello-Roos CFD Taxes - - - - - -
B. Present Value of School Taxes $0 $0 $0 $0 $0 $0
C. School Fee Per Sq. Ft.:

Stirling Fee - $3.36 $3.79 $3.36 $4.08 $4.08
Level 2 (or 3) SB50 Fee - - - - - -
Mitigation Agreement [1] $4.70 - - - - -
D. Total School Fee:

Stirling Fee - $3,024 $3,411 $3,024 $3,672 $3,672
Level 2 (or 3) SB50 Fee - - - - - -
Mitigation Agreement [1] $4,229 - - - - -
Total School Mitigation (B + D) $4,229 $3,024 $3,411 $3,024 $3,672 $3,672 mf school
Source: Various cities and counties; various plan area fee programs; and EPS. [1] Railyards school impact fee reflects the FY 20-21 Railyards School Facilities Mitigation Agreement rate for residential development.

MULTI-UNIT DEVELOPMENT:

School Mitigation
Sacramento County
City of Sacramento
Yolo County
City of West Sacramento
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Table D-13

MULTI-UNIT DEVELOPMENT
Estimated Bond Debt for Special Taxes and Assessments per Uni t
Based on a 2 Acre, 200 Unit Complex (900 Sq. Ft. Per Unit) Building Value: $24,307,200
Special Taxes and Assessments Per Unit for Railyards Central City River Bridge District Bridge District Infrastructure/Public Facilities Specific Plan Specific Plan District 65th Stree t (Tier 1) (Tier 2) Current as of Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Jan-21 Annual Special Taxes and Assessments Per Unit
Infrastructure/Public Facilities CFD $197 - - - $560 $560 Flood Protection Infrastructure Assessment District $21 $21 $21 - $4 $4 Total Annual Taxes and Assessments $219 $21 $21 $0 $564 $564 Estimated Bond Debt of Special Taxes and Assessments
Infrastructure/Public Facilities CFD $3,211 - - - $8,315 $8,315 Flood Protection Infrastructure Assessment District $190 $190 $190 - $60 $60 Total Estimated Bond Debt $3,401 $190 $190 $0 $8,375 $8,375 mf taxes
Source: Various cities and counties; various plan area fee programs; and EPS.

Sacramento County
City of Sacramento
MULTI-UNIT DEVELOPMENT:

Bond Debt for
Special Taxes & Assessments
Yolo County
City of West Sacramento
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APPENDIX E:

Engineering Cost Estimates, prepared by
Baker Williams Engineering Group, updated by
Harris & Associates

On-Site Road Costs (26 pages) ............................................................ E-1 Storm Drainage Costs (3 pages) ........................................................ E-27 On-Site Sanitary Sewer Costs (1 page) ............................................... E-30 Parks and Open Space Costs (2 pages) ............................................... E-31 Other Costs (3 pages) ...................................................................... E-33

On-Site Road Costs
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 104
Face Of Curb to Face of Curb 66
Length 400
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $72,400.00 72,400.00$ 2 Clear and Grub 0.2 AC $3,500.00 835.63$
3 Export and Stockpile on Railyards Property 9,000 CY $15. 00 135,000.00$ 4 Excavation / Grading 9,000 CY $10. 00 90,000.00$ 5 Remove Existing AC/AB or Concrete/AB Pavement 400 S F $1.50 600.00$ 6 AC Pavement (5"AC/16"AB) 4,000 S F $7.50 30,000.00$ 7 Sidewalk (4" PCC/6"AB) 6,400 S F $9.00 57,600.00$ 8 ADA Ramps 4 EA $5, 000.00 20,000.00$
9 Curb & Gutter 400 LF $34.00 13,600.00$
10 12" Water Main 400 LF $100.00 40,000.00$
11 Water Valve - 12" 3 EA $3,200.00 9,600.00$
12 Fire Hydrant 2 EA $10,500.00 21,000.00$
13 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
14 18" Storm Drain Line 400 LF $111.00 44,400.00$
15 Storm Drain Manhole - 48" 4 EA $8,000.00 32,000.00$
16 Water Quality Box 4 EA $50,000.00 200,000.00$
17 Dry Utility Joint Trench 400 LF $500.00 200,000.00$
18 Street Light Service 1 EA $6,500.00 6,500.00$
19 Street Light 6 EA $8,500.00 51,000.00$
20 New Traffic Signal (4-way) 1 EA $350,000.00 350,000.00$ 21 Tree Wells (Including Tree, Tree Well and Grate) 8 EA $9,500.00 76,000.00$ 22 Street Furniture (Each includes one bench, one bike rack, one 4 EA $8,500.00 34,000.00$ 23 Traffic Signs and Striping 400 LF $6.00 2,400.00$
24 Erosion Control & Administer SWPPP 1 LS $28,000.00 28,000.00$ 1,520,000.00$
With 15% contingency 1,748,000.00$
Engineering 10% 174,800.00$
Construction Staking 5% 87,400.00$
Plan Check and Inspection 10% 174,800.00$
Construction Administration 5% 87,400.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 529,900.00$
Total 2,277,900.00$
North B Street - 7th Street to 8th Street
E-1
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 90
Face Of Curb to Face of Curb 66
Length 770
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $76,900.00 76,900.00$ 2 Clear and Grub 0.3 AC $3,500.00 989.90$
3 Export and Stockpile on Railyards Property 3,500 CY $15.00 52,500.00$ 4 Excavation / Grading 4,000 CY $10.00 40,000.00$ 5 Remove Existing AC/AB or Concrete/AB Pavement 770 SF $1.50 1,155.00$ 6 AC Pavement (5"AC/16"AB) 7,700 SF $7.50 57,750.00$ 7 Sidewalk (4" PCC/6"AB) 4,620 SF $9.00 41,580.00$ 8 ADA Ramps 4 EA $5,000.00 20,000.00$ 9 Curb & Gutter 770 LF $34.00 26,180.00$
10 12" Water Main 770 LF $100.00 77,000.00$
11 Water Valve - 12" 3 EA $3,200.00 9,600.00$
12 Fire Hydrant 3 EA $10,500.00 26,950.00$
13 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
14 Water Quality Box 2 EA $50,000.00 100,000.00$
15 Street Light Service 1 EA $6,500.00 6,500.00$
16 Street Light 11 EA $8,500.00 93,500.00$
17 New Traffic Signal (4-way) 1 EA $350,000.00 350,000.00$ 18 Dry Utility Joint Trench 770 LF $500.00 385,000.00$
19 Tree Wells (Including Tree, Tree Well and Grate) 15 EA $9,500.00 142,500.00$ 20 Street Furniture (Each includes one bench, one bike rack, one 8 EA $8,500.00 68,000.00$ 21 Traffic Signs and Striping 770 LF $6.00 4,620.00$
22 Erosion Control & Administer SWPPP 1 LS $30,000.00 30,000.00$ 1,620,000.00$
With 15% contingency 1,863,000.00$
Engineering 10% 186,300.00$
Construction Staking 5% 93,150.00$
Plan Check and Inspection 10% 186,300.00$
Construction Administration 5% 93,150.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 564,400.00$
Total 2,427,400.00$
North B Street - 8th Street to 10th Street
E-2
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 90
Face Of Curb to Face of Curb 58
Length 400
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $83,600.00 83,600.00$ 2 Clear and Grub 0.8 AC $3,500.00 2,892.56$
3 Import and Place Fill Material 4,000 CY $26.00 104,000.00$ 4 AC Pavement (5"AC/16"AB) 21,600 SF $7.50 162,000.00$ 5 Sidewalk (4" PCC/6"AB) 12,268 SF $9.00 110,412.00$ 6 ADA Ramps 4 EA $5,000.00 20,000.00$ 7 Curb & Gutter 800 LF $34.00 27,200.00$
8 12" Water Main 400 LF $100.00 40,000.00$
9 Water Valve - 12" 3 EA $3,200.00 9,600.00$
10 Fire Hydrant 1 EA $10,500.00 10,500.00$
11 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
12 48" Storm Drain Line 400 LF $285.00 114,000.00$
13 Storm Drain Manhole - 60" 3 EA $13,000.00 39,000.00$ 14 Water Quality Box 2 EA $50,000.00 100,000.00$
15 12" Sewer Line 300 LF $125.00 37,500.00$
16 Sewer Manhole - 48" 2 EA $10,000.00 20,000.00$
17 Dry Utility Joint Trench 400 LF $500.00 200,000.00$
18 Street Light Service 1 EA $6,500.00 6,500.00$
19 Street Light 11 EA $8,500.00 93,500.00$
20 New Traffic Signal (4-way) 1 EA $350,000.00 350,000.00$ 21 Tree Wells (Including Tree, Tree Well and Grate) 16 EA $9,500.00 152,000.00$ 22 Street Furniture (Each includes one bench, one bike rack, one 4 EA $8,500.00 34,000.00$ 23 Traffic Signs and Striping 400 LF $6.00 2,400.00$
24 Erosion Control & Administer SWPPP 1 LS $33,000.00 33,000.00$ 1,760,000.00$
With 15% contingency 2,024,000.00$
Engineering 10% 202,400.00$
Construction Staking 5% 101,200.00$
Plan Check and Inspection 10% 202,400.00$
Construction Administration 5% 101,200.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 612,700.00$
Total 2,636,700.00$
Summit Tunnel Ave - 6th Street to 7th Street
E-3
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 76
Face Of Curb to Face of Curb 44
Length 1000
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $166,700.00 166,700.00$ 2 Clear and Grub 1.7 AC $3,500.00 6,106.52$
3 Excavation / Grading 2,000 CY $10.00 20,000.00$ 4 Import and Place Fill Material 20,000 CY $26.00 520,000.00$ 5 AC Pavement (5"AC/16"AB) 40,000 SF $7.50 300,000.00$ 6 Sidewalk (4" PCC/6"AB) 30,670 SF $9.00 276,030.00$ 7 ADA Ramps 8 EA $5,000.00 40,000.00$ 8 Curb & Gutter 2000 LF $34.00 68,000.00$
9 12" Water Main 1000 LF $100.00 100,000.00$
10 Water Valve - 12" 3 EA $3,200.00 9,600.00$
11 Fire Hydrant 3 EA $10,500.00 31,500.00$
12 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
13 36" Storm Drain Line 450 LF $200.00 90,000.00$
14 18" Storm Drain Line 50 LF $111.00 5,550.00$
15 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
16 Storm Drain Manhole - 60" 1 EA $13,000.00 13,000.00$ 17 Water Quality Box 6 EA $50,000.00 300,000.00$
18 12" Sewer Line 800 LF $125.00 100,000.00$
19 Sewer Manhole - 48" 2 EA $10,000.00 20,000.00$
20 Dry Utility Joint Trench 1000 LF $500.00 500,000.00$ 21 Street Light Service 1 EA $6,500.00 6,500.00$
22 Street Light 28 EA $8,500.00 238,000.00$
23 Modify Traffic Signal (4-way) 1 EA $150,000.00 150,000.00$ 24 Tree Wells (Including Tree, Tree Well and Grate) 40 EA $9,500.00 380,000.00$ 25 Street Furniture (Each includes one bench, one bike rack, one trash can) 10 EA $8,500.00 85,000.00$ 26 Traffic Signs and Striping 1000 LF $6.00 6,000.00$
27 Erosion Control & Administer SWPPP 1 LS $66,000.00 66,000.00$ 3,530,000.00$
With 15% contingency 4,059,500.00$
Engineering 10% 405,950.00$
Construction Staking 5% 202,975.00$
Plan Check and Inspection 10% 405,950.00$
Construction Administration 5% 202,975.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 1,228,850.00$
Total 5,288,350.00$
6th Street - Railyards Blvd to North B Street
E-4
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 87
Face Of Curb to Face of Curb 35
Length 1350
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $210,100.00 210,100.00$ 2 Clear and Grub 2.7 AC $3,500.00 9,436.98$
3 Export and Stockpile on Railyards Property 8,000 CY $15.00 120,000.00$ 4 Excavation / Grading 11,000 CY $10.00 110,000.00$ 5 AC Pavement (5"AC/16"AB) 41,850 SF $7.50 313,875.00$ 6 Sidewalk (4" PCC/6"AB) 43,200 SF $9.00 388,800.00$ 7 Bike Trail Pavement (3"AC/8"AB) 16,200 SF $7.00 113,400.00$ 8 ADA Ramps 8 EA $5,000.00 40,000.00$ 9 Curb & Gutter 2700 LF $34.00 91,800.00$
10 12" Water Main 1250 LF $100.00 125,000.00$
11 Water Valve - 12" 8 EA $3,200.00 25,600.00$
12 Fire Hydrant 5 EA $10,500.00 52,500.00$
13 Irrigation Service - 1" 3 EA $6,000.00 18,000.00$
14 36" Storm Drain Line 450 LF $200.00 90,000.00$
15 24" Storm Drain Line 900 LF $152.00 136,800.00$
16 Storm Drain Manhole - 48" 3 EA $8,000.00 24,000.00$
17 Storm Drain Manhole - 60" 3 EA $13,000.00 39,000.00$ 18 Water Quality Box 10 EA $50,000.00 500,000.00$
19 Dry Utility Joint Trench 1350 LF $500.00 675,000.00$ 20 Street Light Service 1 EA $6,500.00 6,500.00$
21 Street Light 36 EA $8,500.00 306,000.00$
22 New Traffic Signal (4-way) 1 EA $350,000.00 350,000.00$ 23 Tree Wells (Including Tree, Tree Well and Grate) 50 EA $9,500.00 475,000.00$ 24 Street Furniture (Each includes one bench, one bike rack, one 13 EA $8,500.00 110,500.00$ 25 Traffic Signs and Striping 1350 LF $6.00 8,100.00$
26 Erosion Control & Administer SWPPP 1 LS $83,000.00 83,000.00$ 4,420,000.00$
With 15% contingency 5,083,000.00$
Engineering 10% 508,300.00$
Construction Staking 5% 254,150.00$
Plan Check and Inspection 10% 508,300.00$
Construction Administration 5% 254,150.00$
Water Connection Fees 5,500.00$ EA 16,500.00$
Sub Total 1,541,400.00$
Total 6,624,400.00$
Railyards Blvd - 7th Street to 10th Street
E-5
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 90
Face Of Curb to Face of Curb 58
Length 530
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $84,600.00 84,600.00$ 2 Clear and Grub 1.1 AC $3,500.00 3,832.64$
3 Import and Place Fill Material 7,500 CY $26.00 195,000.00$ 4 Excavation / Grading 3,000 CY $10.00 30,000.00$ 5 AC Pavement (5"AC/16"AB) 28,620 SF $7.50 214,650.00$ 6 Sidewalk (4" PCC/6"AB) 16,255 SF $9.00 146,295.90$ 7 ADA Ramps 2 EA $5,000.00 10,000.00$ 8 Curb & Gutter 1060 LF $34.00 36,040.00$
9 12" Water Main 530 LF $100.00 53,000.00$
10 Water Valve - 12" 4 EA $3,200.00 12,800.00$
11 Fire Hydrant 3 EA $10,500.00 31,500.00$
12 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
13 18" Storm Drain Line 360 LF $111.00 39,960.00$
14 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
15 Water Quality Box 4 EA $50,000.00 200,000.00$
16 Dry Utility Joint Trench 530 LF $500.00 265,000.00$
17 Street Light Service 1 EA $6,500.00 6,500.00$
18 Street Light 15 EA $8,500.00 127,500.00$
19 Tree Wells (Including Tree, Tree Well and Grate) 22 EA $9,500.00 209,000.00$ 20 Street Furniture (Each includes one bench, one bike rack, one trash can) 6 EA $8,500.00 51,000.00$ 21 Traffic Signs and Striping 530 LF $6.00 3,180.00$
22 Erosion Control & Administer SWPPP 1 LS $33,000.00 33,000.00$ 1,780,000.00$
With 15% contingency 2,047,000.00$
Engineering 10% 204,700.00$
Construction Staking 5% 102,350.00$
Plan Check and Inspection 10% 204,700.00$
Construction Administration 5% 102,350.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 625,100.00$
Total 2,672,100.00$
10th Street
E-6
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width
Face Of Curb to Face of Curb
Length
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $8,200.00 8,200.00$ 2 Grind Striping 1 LS $2,500.00 2,500.00$
3 Traffic Signs and Striping 1 LS $10,000.00 10,000.00$ Modify Traffic Signal (4-way) 1 EA $150,000.00 150,000.00$ 4 Erosion Control & Administer SWPPP 1 LS $3,000.00 3,000.00$ 170,000.00$
With 15% contingency 195,500.00$
Engineering 10% 19,550.00$
Construction Staking 5% 9,775.00$
Plan Check and Inspection 10% 19,550.00$
Construction Administration 5% 9,775.00$
Water Connection Fees 5,500.00$ EA
Sub Total 59,000.00$
Total 254,500.00$
Dos Rios at North B
E-7
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 103 135
Face Of Curb to Face of Curb 25 25 25
Length 600 450 250
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $171,500.00 171,500.00$ 2 Clear and Grub 2.3 AC $3,500.00 8,010.79$
3 Excavation / Grading 5,000 CY $10.00 50,000.00$ 4 Import and Place Fill Material 2,500 CY $26.00 65,000.00$ 5 Remove Existing AC/AB or Concrete/AB Pavement 2,600 SF $1.50 3,900.00$ 6 Remove Existing Curb & Gutter 2,350 LF $5.00 11,750.00$ 7 AC Pavement (5"AC/16"AB) 32,500 SF $7.50 243,750.00$ 8 Sidewalk (4" PCC/6"AB) 67,200 SF $9.00 604,800.00$ 9 Bike Trail Pavement (3"AC/8"AB) 10,500 SF $7.00 73,500.00$ 10 ADA Ramps 12 EA $5,000.00 60,000.00$ 11 Curb & Gutter 3350 LF $34.00 113,900.00$
12 Raise/Lower Existing 18" Water at SD Crossing 200 LF $500.00 100,000.00$ 13 Fire Hydrant 2 EA $10,500.00 21,000.00$
14 Irrigation Service - 1" 5 EA $6,000.00 30,000.00$
15 30" Storm Drain Line 300 LF $166.00 49,800.00$
16 18" Storm Drain Line 100 LF $111.00 11,100.00$
17 12" Storm Drain Line 360 LF $105.00 37,800.00$
18 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
19 Storm Drain Manhole - 60" 2 EA $13,000.00 26,000.00$ 20 Storm Drain Manhole - Saddle 1 EA $18,500.00 18,500.00$ 21 Drop Inlet 3 EA $3,500.00 10,500.00$
22 Water Quality Box 3 EA $50,000.00 150,000.00$
23 Street Light Service 2 EA $6,500.00 13,000.00$
24 Street Light 35 EA $8,500.00 297,500.00$
25 Modify Traffic Signal (4-way) 2 EA $150,000.00 300,000.00$ 26 Tree Wells (Including Tree, Tree Well and Grate) 42 EA $9,500.00 399,000.00$ 27 Street Furniture (Each includes one bench, one bike rack, one trash can) 11 EA $8,500.00 93,500.00$ 28 Traffic Signs and Striping 1900 LF $6.00 11,400.00$
29 Relocate Rail 800 LF $750.00 600,000.00$
30 Erosion Control & Administer SWPPP 1 LS $68,000.00 68,000.00$ 3,660,000.00$
With 15% contingency 4,209,000.00$
Engineering 10% 420,900.00$
Construction Staking 5% 210,450.00$
Plan Check and Inspection 10% 420,900.00$
Construction Administration 5% 210,450.00$
Water Connection Fees 5,500.00$ EA 27,500.00$
Sub Total 1,290,200.00$
Total 5,499,200.00$
7th Street Widening
E-8
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 80
Face Of Curb to Face of Curb 49
Length 2300
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $37,400.00 37,400.00$ 2 Grind striping 9,200 LF $0.55 5,060.00$
3 Pavement Slurry Seal 103,500 SF $0.60 62,100.00$ 4 Curb & Gutter 9,200 LF $34.00 312,800.00$ 5 Stamped Concrete 9,200 SF $15.00 138,000.00$ 6 Modify Traffic Signal (4-way) 1 EA $150,000.00 150,000.00$ 7 Traffic Signs and Striping (Buffered Bike Lane) 2300 LF $28.00 64,400.00$ 8 Erosion Control & Administer SWPPP 1 LS $15,000.00 15,000.00$ 780,000.00$
With 15% contingency 897,000.00$
Engineering 10% 89,700.00$
Construction Staking 5% 44,850.00$
Plan Check and Inspection 10% 89,700.00$
Construction Administration 5% 44,850.00$
Sub Total 269,100.00$
Total 1,166,100.00$
Bike Lanes - 6th Street From H Street to Railyards Blvd E-9
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 30
Face Of Curb to Face of Curb 12
Length 720
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $23,800.00 23,800.00$ 2 Clear and Grub 0.5 AC $3,500.00 1,735.54$
3 Import and Place Fill Material 4,500 CY $26.00 117,000.00$ 4 Bike Trail Pavement (3"AC/8"AB) 8,640 SF $7.00 60,480.00$ 5 Landscaping Area (including Irrigation, ground cover, bark mulch) 12,960 SF $15.00 194,400.00$ 6 Traffic Signs and Striping 720 LF $6.00 4,320.00$
7 24" Storm Drain Line 360 LF $152.00 54,720.00$
8 Storm Drain Manhole - Saddle 2 EA $18,500.00 37,000.00$ 9 Erosion Control & Administer SWPPP 1 LS $9,000.00 9,000.00$ 500,000.00$
With 15% contingency 575,000.00$
Engineering 10% 57,500.00$
Construction Staking 5% 28,750.00$
Plan Check and Inspection 10% 57,500.00$
Construction Administration 5% 28,750.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 178,000.00$
Total 753,000.00$
Class I Bike Trail Railyards To 6th
E-10
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 90
Face Of Curb to Face of Curb 58
Length 600
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $72,200.00 72,200.00$ 2 Clear and Grub 1.2 AC $3,500.00 4,338.84$
3 Excavation / Grading 2,000 CY $10.00 20,000.00$ 4 Import and Place Fill Material 3,000 CY $26.00 78,000.00$ 5 AC Pavement (5"AC/16"AB) 32,400 SF $7.50 243,000.00$ 6 Sidewalk (4" PCC/6"AB) 18,402 SF $9.00 165,618.00$ 7 ADA Ramps 2 EA $5,000.00 10,000.00$ 8 Curb & Gutter 1200 LF $34.00 40,800.00$
9 12" Water Main 600 LF $100.00 60,000.00$
10 Water Valve - 12" 2 EA $3,200.00 6,400.00$
11 Fire Hydrant 2 EA $10,500.00 21,000.00$
12 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
13 12" Sewer Line 260 LF $125.00 32,500.00$
14 Sewer Manhole - 48" 1 EA $10,000.00 10,000.00$
15 Street Light Service 1 EA $6,500.00 6,500.00$
16 Street Light 18 EA $8,500.00 153,000.00$
17 Dry Utility Joint Trench 600 LF $500.00 300,000.00$
18 Tree Wells (Including Tree, Tree Well and Grate) 24 EA $9,500.00 228,000.00$ 19 Street Furniture (Each includes one bench, one bike rack, one trash can) 6 EA $8,500.00 51,000.00$ 20 Traffic Signs and Striping 600 LF $6.00 3,600.00$
21 Erosion Control & Administer SWPPP 1 LS $29,000.00 29,000.00$ 1,540,000.00$
With 15% contingency 1,771,000.00$
Engineering 10% 177,100.00$
Construction Staking 5% 88,550.00$
Plan Check and Inspection 10% 177,100.00$
Construction Administration 5% 88,550.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 537,000.00$
Total 2,308,000.00$
5th Street - Summit Tunnel Ave to North B Street
E-11
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 90
Face Of Curb to Face of Curb 58
Length 320
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $63,000.00 63,000.00$ 2 Clear and Grub 0.7 AC $3,500.00 2,314.05$
3 Excavation / Grading - CY $10.00 -$ 4 Import and Place Fill Material 12,000 CY $26.00 312,000.00$ 5 AC Pavement (5"AC/16"AB) 17,280 SF $7.50 129,600.00$ 6 Sidewalk (4" PCC/6"AB) 9,814 SF $9.00 88,329.60$ 7 ADA Ramps 2 EA $5,000.00 10,000.00$ 8 Curb & Gutter 640 LF $34.00 21,760.00$
9 12" Water Main 320 LF $100.00 32,000.00$
10 Water Valve - 12" 4 EA $3,200.00 12,800.00$
11 Fire Hydrant 1 EA $10,500.00 10,500.00$
12 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
13 18" Storm Drain Line 300 LF $111.00 33,300.00$
14 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
15 Water Quality Box 2 EA $50,000.00 100,000.00$
16 8" Sewer Line 250 LF $100.00 25,000.00$
17 Sewer Manhole - 48" 2 EA $10,000.00 20,000.00$
18 Street Light Service 1 EA $6,500.00 6,500.00$
19 Street Light 10 EA $8,500.00 85,000.00$
20 Dry Utility Joint Trench 320 LF $500.00 160,000.00$
21 Tree Wells (Including Tree, Tree Well and Grate) 13 EA $9,500.00 123,500.00$ 22 Street Furniture (Each includes one bench, one bike rack, one trash can) 4 EA $8,500.00 34,000.00$ 23 Traffic Signs and Striping 320 LF $6.00 1,920.00$
24 Erosion Control & Administer SWPPP 1 LS $25,000.00 25,000.00$ 1,320,000.00$
With 15% contingency 1,518,000.00$
Engineering 10% 151,800.00$
Construction Staking 5% 75,900.00$
Plan Check and Inspection 10% 151,800.00$
Construction Administration 5% 75,900.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 466,000.00$
Total 1,984,000.00$
Camille Lane - 5th Street to 6th Street
E-12
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 66
Face Of Curb to Face of Curb 39
Length 240
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $48,500.00 48,500.00$ 2 Clear and Grub 0.4 AC $3,500.00 1,272.73$
3 Remove Portions and Modify Existing Retaining Wall at 5th Street (including temp shoring 1 LS $750,000.00 750,000.00$ 4 Excavation / Grading - CY $10.00 -$ 5 Import and Place Fill Material 11,000 CY $26.00 286,000.00$ 6 AC Pavement (5"AC/16"AB) 8,400 SF $7.50 63,000.00$ 7 Sidewalk (4" PCC/6"AB) 6,161 SF $9.00 55,447.20$ 8 ADA Ramps 4 EA $5,000.00 20,000.00$ 9 Curb & Gutter 480 LF $34.00 16,320.00$
10 12" Water Main 240 LF $100.00 24,000.00$
11 Water Valve - 12" 4 EA $3,200.00 12,800.00$
12 Fire Hydrant 1 EA $10,500.00 10,500.00$
13 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
14 18" Storm Drain Line 100 LF $111.00 11,100.00$
15 Storm Drain Manhole - 48" 1 EA $8,000.00 8,000.00$
16 Water Quality Box 2 EA $50,000.00 100,000.00$
17 Street Light Service 1 EA $6,500.00 6,500.00$
18 Street Light 8 EA $8,500.00 68,000.00$
19 Dry Utility Joint Trench 240 LF $500.00 120,000.00$
20 Tree Wells (Including Tree, Tree Well and Grate) 10 EA $9,500.00 95,000.00$ 21 Street Furniture (Each includes one bench, one bike rack, one trash can) 3 EA $8,500.00 25,500.00$ 22 Traffic Signs and Striping 240 LF $6.00 1,440.00$
23 Erosion Control & Administer SWPPP 1 LS $34,000.00 34,000.00$ 1,770,000.00$
With 15% contingency 2,035,500.00$
Engineering 10% 203,550.00$
Construction Staking 5% 101,775.00$
Plan Check and Inspection 10% 203,550.00$
Construction Administration 5% 101,775.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 622,000.00$
Total 2,657,500.00$
Stevens Street (Public) - 5th Street to 6th Street
E-13
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 87
Face Of Curb to Face of Curb 44
Length 400
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $100,100.00 100,100.00$ 2 Clear and Grub 0.8 AC $3,500.00 2,796.14$
3 Import and Place Fill Material 15,000 CY $26.00 390,000.00$ 4 Enhanced Concrete Pavement (6" PCC/12" AB) 34,800 SF $15.00 522,000.00$ 5 Tree Wells (Including Tree, Tree Well and Grate) 32 EA $9,500.00 304,000.00$ 6 12" Water Main 400 LF $100.00 40,000.00$
7 Water Valve - 12" 3 EA $3,200.00 9,600.00$
8 Fire Hydrant 2 EA $10,500.00 21,000.00$
9 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
10 Trench Drain (ACCO Klassik Drain K200 with Heel Resistant Grate) 800 LF $150.00 120,000.00$ 11 18" Storm Drain Line 400 LF $111.00 44,400.00$
12 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
13 Water Quality Box 2 EA $50,000.00 100,000.00$
14 8" Sewer Line 400 LF $100.00 40,000.00$
15 Sewer Manhole - 48" 2 EA $10,000.00 20,000.00$
16 Dry Utility Joint Trench 500 LF $500.00 250,000.00$
17 Street Light Service 1 EA $6,500.00 6,500.00$
18 Street Light 10 EA $8,500.00 85,000.00$
19 Erosion Control & Administer SWPPP 1 LS $25,000.00 25,000.00$ 2,100,000.00$
With 15% contingency 2,415,000.00$
Engineering 10% 241,500.00$
Construction Staking 5% 120,750.00$
Plan Check and Inspection 10% 241,500.00$
Construction Administration 5% 120,750.00$
Water Connection Fees 5,500.00$ EA -$
Sub Total 724,500.00$
Total 3,139,500.00$
Stanford Street (Private) North of Camille Lane
E-14
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width
Face Of Curb to Face of Curb
Length
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $26,300.00 26,300.00$ 2 Move Intersection (Including demolition, signal relocation, paving, curbs and ADA ramps) 1 LS $500,000.00 500,000.00$ 3 Erosion Control & Administer SWPPP 1 LS $25,000.00 25,000.00$ 550,000.00$
With 15% contingency 632,500.00$
Engineering 10% 63,250.00$
Construction Staking 5% 31,625.00$
Plan Check and Inspection 10% 63,250.00$
Construction Administration 5% 31,625.00$
Water Connection Fees 5,500.00$ EA -$
Sub Total 189,750.00$
Total 822,250.00$
Stanford Street (Public) - Intersection Relocation
E-15
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 80
Face Of Curb to Face of Curb 48
Length 1680
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $251,600.00 251,600.00$ 2 Clear and Grub 3.1 AC $3,500.00 10,798.90$
3 Excavation / Grading - CY $10.00 -$ 4 Import and Place Fill Material 17,000 CY $26.00 442,000.00$ 5 AC Pavement (5"AC/16"AB) 73,920 SF $7.50 554,400.00$ 6 Sidewalk (4" PCC/6"AB) 51,526 SF $9.00 463,730.40$ 7 ADA Ramps 8 EA $5,000.00 40,000.00$ 8 Curb & Gutter 3360 LF $34.00 114,240.00$
9 12" Water Main 1680 LF $100.00 168,000.00$
10 Water Valve - 12" 9 EA $3,200.00 28,800.00$
11 Fire Hydrant 5 EA $10,500.00 52,500.00$
12 Irrigation Service - 1" 6 EA $6,000.00 36,000.00$
13 54" Storm Drain Line 660 LF $350.00 231,000.00$
14 48" Storm Drain Line 400 LF $285.00 114,000.00$
15 36" Storm Drain Line 320 LF $200.00 64,000.00$
16 12" Storm Drain Line 650 LF $105.00 68,250.00$
17 Storm Drain Manhole - 48" 1 EA $8,000.00 8,000.00$
18 Storm Drain Manhole - 60" 1 EA $13,000.00 13,000.00$ 19 Storm Drain Manhole - 96" Precast 3 EA $20,000.00 60,000.00$ 20 Water Quality Box 6 EA $50,000.00 300,000.00$
21 12" Sewer Line 750 LF $125.00 93,750.00$
22 8" Sewer Line 650 LF $100.00 65,000.00$
23 Sewer Manhole - 48" 3 EA $10,000.00 30,000.00$
21 Street Light Service 1 EA $6,500.00 6,500.00$
22 Street Light 40 EA $8,500.00 340,000.00$
23 Dry Utility Joint Trench 1680 LF $500.00 840,000.00$ 24 Tree Wells (Including Tree, Tree Well and Grate) 68 EA $9,500.00 646,000.00$ 25 Street Furniture (Each includes one bench, one bike rack, one trash can) 17 EA $8,500.00 144,500.00$ 26 Traffic Signs and Striping 1680 LF $6.00 10,080.00$
27 Erosion Control & Administer SWPPP 1 LS $99,000.00 99,000.00$ 5,300,000.00$
With 15% contingency 6,095,000.00$
Engineering 10% 609,500.00$
Construction Staking 5% 304,750.00$
Plan Check and Inspection 10% 609,500.00$
Construction Administration 5% 304,750.00$
Water Connection Fees 5,500.00$ EA 33,000.00$
Sub Total 1,862,000.00$
Total 7,957,000.00$
Camille Lane - Bercut Drive to 5th Street
E-16
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 76
Face Of Curb to Face of Curb 44
Length 410
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $65,200.00 65,200.00$ 2 Clear and Grub 0.7 AC $3,500.00 2,503.67$
3 Excavation / Grading - CY $10.00 -$ 4 Import and Place Fill Material 8,000 CY $26.00 208,000.00$ 5 AC Pavement (5"AC/16"AB) 16,400 SF $7.50 123,000.00$ 6 Sidewalk (4" PCC/6"AB) 12,575 SF $9.00 113,172.30$ 7 ADA Ramps 2 EA $5,000.00 10,000.00$ 8 Curb & Gutter 820 LF $34.00 27,880.00$
9 8" Water Main 410 LF $80.00 32,800.00$
10 Water Valve - 8" 2 EA $2,500.00 5,000.00$
11 Fire Hydrant 2 EA $10,500.00 21,000.00$
12 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
13 18" Storm Drain Line 300 LF $111.00 33,300.00$
14 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
15 Water Quality Box 2 EA $50,000.00 100,000.00$
16 12" Sewer Line 410 LF $125.00 51,250.00$
17 Sewer Manhole - 48" 2 EA $10,000.00 20,000.00$
18 Street Light Service 1 EA $6,500.00 6,500.00$
19 Street Light 12 EA $8,500.00 102,000.00$
20 Dry Utility Joint Trench 410 LF $500.00 205,000.00$
21 Tree Wells (Including Tree, Tree Well and Grate) 16 EA $9,500.00 152,000.00$ 22 Street Furniture (Each includes one bench, one bike rack, one trash can) 5 EA $8,500.00 42,500.00$ 23 Traffic Signs and Striping 410 LF $6.00 2,460.00$
24 Erosion Control & Administer SWPPP 1 LS $26,000.00 26,000.00$ 1,370,000.00$
With 15% contingency 1,575,500.00$
Engineering 10% 157,550.00$
Construction Staking 5% 78,775.00$
Plan Check and Inspection 10% 157,550.00$
Construction Administration 5% 78,775.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 478,000.00$
Total 2,053,500.00$
Judah Street
E-17
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 80
Face Of Curb to Face of Curb 48
Length 330
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $56,800.00 56,800.00$ 2 Clear and Grub 0.6 AC $3,500.00 2,121.21$
3 Excavation / Grading - CY $10.00 -$ 4 Import and Place Fill Material 5,000 CY $26.00 130,000.00$ 5 AC Pavement (5"AC/16"AB) 14,520 SF $7.50 108,900.00$ 6 Sidewalk (4" PCC/6"AB) 10,121 SF $9.00 91,089.90$ 7 ADA Ramps 2 EA $5,000.00 10,000.00$ 8 Curb & Gutter 660 LF $34.00 22,440.00$
9 8" Water Main 330 LF $80.00 26,400.00$
10 Water Valve - 8" 2 EA $2,500.00 5,000.00$
11 Fire Hydrant 2 EA $10,500.00 21,000.00$
12 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
13 18" Storm Drain Line 350 LF $111.00 38,850.00$
14 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
15 Water Quality Box 4 EA $50,000.00 200,000.00$
16 Street Light Service 1 EA $6,500.00 6,500.00$
17 Street Light 12 EA $8,500.00 102,000.00$
18 Dry Utility Joint Trench 330 LF $500.00 165,000.00$
19 Tree Wells (Including Tree, Tree Well and Grate) 13 EA $9,500.00 123,500.00$ 20 Street Furniture (Each includes one bench, one bike rack, one trash can) 4 EA $8,500.00 34,000.00$ 21 Traffic Signs and Striping 330 LF $6.00 1,980.00$
22 Erosion Control & Administer SWPPP 1 LS $22,000.00 22,000.00$ 1,200,000.00$
With 15% contingency 1,380,000.00$
Engineering 10% 138,000.00$
Construction Staking 5% 69,000.00$
Plan Check and Inspection 10% 138,000.00$
Construction Administration 5% 69,000.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 425,000.00$
Total 1,805,000.00$
Huntington Street
E-18
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 80
Face Of Curb to Face of Curb 48
Length 1050
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $167,600.00 167,600.00$ 2 Clear and Grub 1.9 AC $3,500.00 6,749.31$
3 Import and Place Fill Material 7,000 CY $26.00 182,000.00$ 4 Excavation / Grading 5,000 CY $10.00 50,000.00$ 5 AC Pavement (5"AC/16"AB) 46,200 SF $7.50 346,500.00$ 6 Sidewalk (4" PCC/6"AB) 32,204 SF $9.00 289,831.50$ 7 ADA Ramps 4 EA $5,000.00 20,000.00$ 8 Curb & Gutter 2100 LF $34.00 71,400.00$
9 12" Water Main 1050 LF $100.00 105,000.00$
10 Water Valve - 12" 4 EA $3,200.00 12,800.00$
11 Fire Hydrant 4 EA $10,500.00 42,000.00$
12 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
13 30" Storm Drain Line 410 LF $166.00 68,060.00$
14 18" Storm Drain Line 410 LF $111.00 45,510.00$
15 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
16 Storm Drain Manhole - 60" 1 EA $13,000.00 13,000.00$ 17 Water Quality Box 6 EA $50,000.00 300,000.00$
18 12" Sewer Line 460 LF $125.00 57,500.00$
19 Sewer Manhole - 48" 2 EA $10,000.00 20,000.00$
20 Dry Utility Joint Trench 1050 LF $500.00 525,000.00$ 21 Street Light Service 1 EA $6,500.00 6,500.00$
22 Street Light 30 EA $8,500.00 255,000.00$
23 New Traffic Signal (4-way) 1 EA $350,000.00 350,000.00$ 24 Tree Wells (Including Tree, Tree Well and Grate) 42 EA $9,500.00 399,000.00$ 25 Street Furniture (Each includes one bench, one bike rack, one trash can) 11 EA $8,500.00 93,500.00$ 26 Traffic Signs and Striping 1050 LF $6.00 6,300.00$
27 Erosion Control & Administer SWPPP 1 LS $66,000.00 66,000.00$ 3,530,000.00$
With 15% contingency 4,059,500.00$
Engineering 10% 405,950.00$
Construction Staking 5% 202,975.00$
Plan Check and Inspection 10% 405,950.00$
Construction Administration 5% 202,975.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 1,228,850.00$
Total 5,288,350.00$
8th Street
E-19
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 103
Face Of Curb to Face of Curb 70
Length 1650
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $27,000.00 27,000.00$ 2 Grind Striping 6,600 LF $0.55 3,630.00$
3 Pavement Slurry Seal 108,900 SF $0.60 65,340.00$ 4 Modify Traffic Signal (4-way) 3 EA $150,000.00 450,000.00$ 5 Traffic Signs and Striping 1650 LF $6.00 9,900.00$
6 Erosion Control & Administer SWPPP 1 LS $11,000.00 11,000.00$ 570,000.00$
With 15% contingency 655,500.00$
Engineering 10% 65,550.00$
Construction Staking 5% 32,775.00$
Plan Check and Inspection 10% 65,550.00$
Construction Administration 5% 32,775.00$
Sub Total 196,650.00$
Total 852,150.00$
Restripe Railyards for Lane Shift
E-20
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 80
Face Of Curb to Face of Curb 44
Length 450
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $86,100.00 86,100.00$ 2 Clear and Grub 0.7 AC $3,500.00 2,603.31$
3 Export and Stockpile on Railyards Property 10,000 CY $15.00 150,000.00$ 4 Excavation / Grading 10,000 CY $10.00 100,000.00$ 5 Remove Existing AC/AB or Concrete/AB Pavement 18,000 SF $1.50 27,000.00$ 6 Remove Existing Curb & Gutter 300 LF $5.00 1,500.00$ 7 AC Pavement (5"AC/16"AB) 18,000 SF $7.50 135,000.00$ 8 Sidewalk (4" PCC/6"AB) 14,400 SF $9.00 129,600.00$ 9 ADA Ramps 4 EA $5,000.00 20,000.00$ 10 Curb & Gutter 900 LF $34.00 30,600.00$
11 12" Water Main 400 LF $100.00 40,000.00$
12 Water Valve - 12" 4 EA $3,200.00 12,800.00$
13 Fire Hydrant 2 EA $10,500.00 21,000.00$
14 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
15 24" Storm Drain Line 300 LF $152.00 45,600.00$
16 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
17 Water Quality Box 4 EA $50,000.00 200,000.00$
18 Dry Utility Joint Trench 450 LF $500.00 225,000.00$
19 Street Light Service 1 EA $6,500.00 6,500.00$
20 Street Light 7 EA $8,500.00 59,500.00$
21 New Traffic Signal (4-way) 1 EA $350,000.00 350,000.00$ 22 Tree Wells (Including Tree, Tree Well and Grate) 8 EA $9,500.00 76,000.00$ 23 Street Furniture (Each includes one bench, one bike rack, one 4 EA $8,500.00 34,000.00$ 24 Traffic Signs and Striping 450 LF $6.00 2,700.00$
25 Erosion Control & Administer SWPPP 1 LS $34,000.00 34,000.00$ 1,810,000.00$
With 15% contingency 2,081,500.00$
Engineering 10% 208,150.00$
Construction Staking 5% 104,075.00$
Plan Check and Inspection 10% 208,150.00$
Construction Administration 5% 104,075.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 629,950.00$
Total 2,711,450.00$
North B Street - 6th Street to 7th Street
E-21
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 80
Face Of Curb to Face of Curb 44
Length 700
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $110,500.00 110,500.00$ 2 Clear and Grub 1.2 AC $3,500.00 4,049.59$
3 Export and Stockpile on Railyards Property 5,500 CY $15.00 82,500.00$ 4 Excavation / Grading 6,000 CY $10.00 60,000.00$ 5 Remove Existing AC/AB or Concrete/AB Pavement 1,400 SF $1.50 2,100.00$ 6 AC Pavement (5"AC/16"AB) 28,000 SF $7.50 210,000.00$ 7 Sidewalk (4" PCC/6"AB) 22,400 SF $9.00 201,600.00$ 8 ADA Ramps 4 EA $5,000.00 20,000.00$ 9 Curb & Gutter 1,400 LF $34.00 47,600.00$ 10 12" Water Main 700 LF $100.00 70,000.00$ 11 Water Valve - 12" 4 EA $3,200.00 12,800.00$ 12 Fire Hydrant 3 EA $10,500.00 31,500.00$ 13 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$ 14 24" Storm Drain Line 300 LF $152.00 45,600.00$ 15 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$ 16 Water Quality Box 8 EA $50,000.00 400,000.00$
17 Dry Utility Joint Trench 700 LF $500.00 350,000.00$
18 Street Light Service 1 EA $6,500.00 6,500.00$
19 Street Light 8 EA $8,500.00 68,000.00$
20 New Traffic Signal (4-way) 1 EA $350,000.00 350,000.00$ 21 Tree Wells (Including Tree, Tree Well and Grate) 13 EA $9,500.00 123,500.00$ 22 Street Furniture (Each includes one bench, one bike rack, one 7 EA $8,500.00 59,500.00$ 23 Traffic Signs and Striping 700 LF $6.00 4,200.00$
24 Erosion Control & Administer SWPPP 1 LS $43,000.00 43,000.00$ 2,320,000.00$
With 15% contingency 2,668,000.00$
Engineering 10% 266,800.00$
Construction Staking 5% 133,400.00$
Plan Check and Inspection 10% 266,800.00$
Construction Administration 5% 133,400.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 805,900.00$
Total 3,473,900.00$
North B Street - 5th Street to 6th Street
E-22
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 90
Face Of Curb to Face of Curb 58
Length 600
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $113,500.00 113,500.00$ 2 Clear and Grub 1.2 AC $3,500.00 4,338.84$
3 Import and Place Fill Material 16,500 CY $26.00 429,000.00$ 4 AC Pavement (5"AC/16"AB) 32,400 SF $7.50 243,000.00$ 5 Sidewalk (4" PCC/6"AB) 18,402 SF $9.00 165,618.00$ 6 ADA Ramps 4 EA $5,000.00 20,000.00$ 7 Curb & Gutter 1200 LF $34.00 40,800.00$
8 12" Water Main 600 LF $100.00 60,000.00$
9 Water Valve - 12" 3 EA $3,200.00 9,600.00$
10 Fire Hydrant 3 EA $10,500.00 31,500.00$
11 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
12 Water Quality Box 6 EA $50,000.00 300,000.00$
13 12" Sewer Line 700 LF $125.00 87,500.00$
14 Sewer Manhole - 48" 2 EA $10,000.00 20,000.00$
15 Dry Utility Joint Trench 600 LF $500.00 300,000.00$
16 Street Light Service 1 EA $6,500.00 6,500.00$
17 Street Light 20 EA $8,500.00 170,000.00$
18 Tree Wells (Including Tree, Tree Well and Grate) 28 EA $9,500.00 266,000.00$ 19 Street Furniture (Each includes one bench, one bike rack, one trash can) 7 EA $8,500.00 59,500.00$ 20 Traffic Signs and Striping 600 LF $6.00 3,600.00$
21 Erosion Control & Administer SWPPP 1 LS $45,000.00 45,000.00$ 2,390,000.00$
With 15% contingency 2,748,500.00$
Engineering 10% 274,850.00$
Construction Staking 5% 137,425.00$
Plan Check and Inspection 10% 274,850.00$
Construction Administration 5% 137,425.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 835,550.00$
Total 3,584,050.00$
Summit Tunnel Ave - 5th Street to 6th Street
E-23
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 47.5
Face Of Curb to Face of Curb 20
Length 800
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $96,000.00 96,000.00$ 2 Clear and Grub 0.9 AC $3,500.00 3,053.26$
3 Export and Stockpile on Railyards Property 9,000 CY $15.00 135,000.00$ 4 Excavation / Grading 9,000 CY $10.00 90,000.00$ 5 AC Pavement (5"AC/16"AB) 12,800 SF $7.50 96,000.00$ 6 Sidewalk (4" PCC/6"AB) 4,800 SF $9.00 43,200.00$ 7 12th Street Grade Transition and Retaining 1 LF $500,000.00 500,000.00$ 8 Bike Trail Pavement (3"AC/8"AB) 9,600 SF $7.00 67,200.00$ 9 ADA Ramps 2 EA $5,000.00 10,000.00$ 10 Curb & Gutter 2100 LF $34.00 71,400.00$
11 12" Water Main 400 LF $100.00 40,000.00$
12 Water Valve - 12" 2 EA $3,200.00 6,400.00$
13 Fire Hydrant 3 EA $10,500.00 28,000.00$
14 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
15 18" Storm Drain Line 300 LF $111.00 33,300.00$
16 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
17 Water Quality Box 2 EA $50,000.00 100,000.00$
18 Street Light Service 1 EA $6,500.00 6,500.00$
19 Street Light 10 EA $8,500.00 85,000.00$
20 New Traffic Signal (4-way) 1 EA $350,000.00 350,000.00$ 21 Tree Wells (Including Tree, Tree Well and Grate) 14 EA $9,500.00 133,000.00$ 22 Street Furniture (Each includes one bench, one bike rack, one 7 EA $8,500.00 59,500.00$ 23 Traffic Signs and Striping 800 LF $6.00 4,800.00$
24 Erosion Control & Administer SWPPP 1 LS $38,000.00 38,000.00$ 2,020,000.00$
With 15% contingency 2,323,000.00$
Engineering 10% 232,300.00$
Construction Staking 5% 116,150.00$
Plan Check and Inspection 10% 232,300.00$
Construction Administration 5% 116,150.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 702,400.00$
Total 3,025,400.00$
Railyards Blvd - 10th Street to 12th Street
E-24
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 80
Face Of Curb to Face of Curb 46
Length 390
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $76,300.00 76,300.00$ 2 Clear and Grub 0.7 AC $3,500.00 2,506.89$
3 Excavation / Grading - CY $10.00 -$ 4 Import and Place Fill Material 1,500 CY $26.00 39,000.00$ 5 AC Pavement (5"AC/16"AB) 16,380 SF $7.50 122,850.00$ 6 Sidewalk (4" PCC/6"AB) 12,741 SF $9.00 114,671.70$ 7 ADA Ramps 2 EA $5,000.00 10,000.00$ 8 Curb & Gutter 780 LF $34.00 26,520.00$
9 Connect 12" Water to Existing 42" Water 1 EA $9,000.00 9,000.00$ 10 12" Water Main 450 LF $100.00 45,000.00$
11 Water Valve - 12" 2 EA $3,200.00 6,400.00$
12 Fire Hydrant 2 EA $10,500.00 21,000.00$
13 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
14 60" Storm Drain Line 460 LF $460.00 211,600.00$
15 18" Storm Drain Line 50 LF $111.00 5,550.00$
16 Storm Drain Manhole - 96" Precast 3 EA $20,000.00 60,000.00$ 17 Water Quality Box 4 EA $50,000.00 200,000.00$
18 Street Light Service 1 EA $6,500.00 6,500.00$
19 Street Light 12 EA $8,500.00 102,000.00$
20 Dry Utility Joint Trench 390 LF $500.00 195,000.00$
21 Tree Wells (Including Tree, Tree Well and Grate) 26 EA $9,500.00 247,000.00$ 22 Street Furniture (Each includes one bench, one bike rack, one trash can) 7 EA $8,500.00 59,500.00$ 23 Traffic Signs and Striping 390 LF $6.00 2,340.00$
24 Erosion Control & Administer SWPPP 1 LS $30,000.00 30,000.00$ 1,600,000.00$
With 15% contingency 1,840,000.00$
Engineering 10% 184,000.00$
Construction Staking 5% 92,000.00$
Plan Check and Inspection 10% 184,000.00$
Construction Administration 5% 92,000.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 563,000.00$
Total 2,403,000.00$
Bercut Drive - Cul-de-Sac to Camille Lane
E-25
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 90
Face Of Curb to Face of Curb 58
Length 280
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $45,500.00 45,500.00$ 2 Clear and Grub 0.6 AC $3,500.00 2,024.79$
3 Import and Place Fill Material 4,500 CY $26.00 117,000.00$ 4 Excavation / Grading - CY $10.00 -$ 5 Remove Existing AC/AB or Concrete/AB Pavement 100 SF $1.50 150.00$ 6 Remove Existing Curb & Gutter 100 LF $5.00 500.00$ 7 AC Pavement (5"AC/16"AB) 15,120 SF $7.50 113,400.00$ 8 Sidewalk (4" PCC/6"AB) 8,588 SF $9.00 77,288.40$ 9 ADA Ramps 2 EA $5,000.00 10,000.00$ 10 Curb & Gutter 560 LF $34.00 19,040.00$
11 12" Water Main 280 LF $100.00 28,000.00$
12 Water Valve - 12" 3 EA $3,200.00 9,600.00$
13 Fire Hydrant 1 EA $10,500.00 10,500.00$
14 Irrigation Service - 1" 2 EA $6,000.00 12,000.00$
15 18" Storm Drain Line 280 LF $111.00 31,080.00$
16 Storm Drain Manhole - 48" 2 EA $8,000.00 16,000.00$
17 Water Quality Box 2 EA $50,000.00 100,000.00$
18 Dry Utility Joint Trench 280 LF $500.00 140,000.00$
19 Street Light Service 1 EA $6,500.00 6,500.00$
20 Street Light 8 EA $8,500.00 68,000.00$
21 Tree Wells (Including Tree, Tree Well and Grate) 12 EA $9,500.00 114,000.00$ 22 Street Furniture (Each includes one bench, one bike rack, one trash can) 2 EA $8,500.00 17,000.00$ 23 Traffic Signs and Striping 280 LF $6.00 1,680.00$
24 Erosion Control & Administer SWPPP 1 LS $18,000.00 18,000.00$ 960,000.00$
With 15% contingency 1,104,000.00$
Engineering 10% 110,400.00$
Construction Staking 5% 55,200.00$
Plan Check and Inspection 10% 110,400.00$
Construction Administration 5% 55,200.00$
Water Connection Fees 5,500.00$ EA 11,000.00$
Sub Total 342,200.00$
Total 1,446,200.00$
10th Street Extension
E-26

Storm Drainage Costs
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $50,800.00 50,800.00$ 2 Elevation Wall Average Height 2 Feet (Concrete) 3,000 L F $75.00 225,000.00$ 3 Flood Gate Removal and Relocation 1 L S $750,000.00 750,000.00$ 4 Erosion Control & Administer SWPPP 1 LS $40,000.00 40,000.00$ 1,070,000.00$
With 15% contingency 1,230,500.00$
Engineering 10% 123,050.00$
Construction Staking 5% 61,525.00$
Plan Check and Inspection 10% 123,050.00$
Construction Administration 5% 61,525.00$
Water Connection Fees 5,500.00$ EA -$
Sub Total 369,150.00$
Total 1,599,650.00$
Flood Wall and Gate
E-27
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 90
Face Of Curb to Face of Curb 58
Length 600
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $16,600.00 16,600.00$ 2 Import and Place Fill Material 2,000 CY $26.00 52,000.00$ 3 Storm Drain Manhole - Saddle 2 EA $18,500.00 37,000.00$ 3 54" Storm Drain Line 300 LF $350.00 105,000.00$
4 60" Storm Drain Line 300 LF $460.00 138,000.00$
5 Erosion Control & Administer SWPPP 1 LS $7,000.00 7,000.00$ 350,000.00$
With 15% contingency 402,500.00$
Engineering 10% 40,250.00$
Construction Staking 5% 20,125.00$
Plan Check and Inspection 10% 40,250.00$
Construction Administration 5% 20,125.00$
Water Connection Fees EA
Sub Total 120,750.00$
Total 523,250.00$
Summit Tunnel Ave STORM DRAIN - 5th Street to 6th Street E-28
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width
Face Of Curb to Face of Curb
Length
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $72,900.00 72,900.00$ 2 Import and Place Fill Material 15,000 CY $26.00 390,000.00$ 3 Storm Drain Manhole - Saddle 3 EA $18,500.00 55,500.00$ 4 Storm Drain Manhole - 60" 3 EA $13,000.00 39,000.00$
5 Storm Drain Manhole - 96" Precast 3 EA $20,000.00 60,000.00$ 6 18" Storm Drain Line 450 LF $111.00 49,950.00$
7 30" Storm Drain Line 500 LF $166.00 83,000.00$
8 36" Storm Drain Line 550 LF $200.00 110,000.00$
9 48" Storm Drain Line 850 LF $285.00 242,250.00$
10 54" Storm Drain Line 750 LF $350.00 262,500.00$
11 AC Pavement (5"AC/16"AB) 17000 SF $7.50 127,500.00$
12 Traffic Signs and Striping 1700 LF $6.00 10,200.00$
13 Erosion Control & Administer SWPPP 1 LS $29,000.00 29,000.00$ 1,530,000.00$
With 15% contingency 1,759,500.00$
Engineering 10% 175,950.00$
Construction Staking 5% 87,975.00$
Plan Check and Inspection 10% 175,950.00$
Construction Administration 5% 87,975.00$
Water Connection Fees EA
Sub Total 527,850.00$
Total 2,287,350.00$
South of Track Area Storm Drain
E-29

On-Site Sanitary Sewer Costs
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width
Face Of Curb to Face of Curb
Length 2100
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $37,400.00 37,400.00$ 2 27" Sewer Line 1300 LF $300.00 390,000.00$
3 24" Sewer Line 800 LF $275.00 220,000.00$
4 Sewer Manhole - 60" 7 EA $17,500.00 122,500.00$
5 Erosion Control & Administer SWPPP 1 LS $15,000.00 15,000.00$ 780,000.00$
With 15% contingency 897,000.00$
Engineering 10% 89,700.00$
Construction Staking 5% 44,850.00$
Plan Check and Inspection 10% 89,700.00$
Construction Administration 5% 44,850.00$
Water Connection Fees 5,500.00$ EA
Sub Total 269,100.00$
Total 1,166,100.00$
Trunk Sewer - Railyards Blvd (7th to 10th), 10th Street to North B E-30

Parks and Open Space Costs
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 100
Face Of Curb to Face of Curb 0
Length 350
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $9,800.00 9,800.00$ 2 Clear and Grub 0.8 AC $3,500.00 2,812.21$
3 Import and Place Fill Material 3,000 CY $26. 00 78,000.00$ 4 42" Storm Drain Line 350 LF $250.00 87,500.00$
5 Storm Drain Manhole - 60" 2 EA $13,000.00 26,000.00$
6 Erosion Control & Administer SWPPP 1 LS $4,000.00 4,000.00$ 210,000.00$
With 15% contingency 241,500.00$
Engineering 10% 24,150.00$
Construction Staking 5% 12,075.00$
Plan Check and Inspection 10% 24,150.00$
Construction Administration 5% 12,075.00$
Water Connection Fees 5,500.00$ EA
Sub Total 72,450.00$
Total 313,950.00$
Summit Tunnel Paseo (Lot 65) (Public Storm Drain)
E-31
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width 100
Face Of Curb to Face of Curb 0
Length 350
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $57,600.00 57,600.00$ 2 Clear and Grub 0.8 AC $3,500.00 2,812.21$
3 Import and Place Fill Material 7,500 CY $26. 00 195,000.00$ 4 Enhanced Concrete Pavement (6" PCC/12" AB) 21000 SF $15.00 315,000.00$ 5 Tree Wells (Including Tree, Tree Well and Grate) 14 EA $9,500.00 133,000.00$ 6 12" Water Main 350 LF $100.00 35,000.00$
7 Water Valve - 12" 3 EA $3,200.00 9,600.00$
8 Fire Hydrant 2 EA $10,500.00 21,000.00$
9 Irrigation Service - 1" 1 EA $6,000.00 6,000.00$
10 Water Quality Box 2 EA $50,000.00 100,000.00$
11 12" Sewer Line 300 LF $125.00 37,500.00$
12 Sewer Manhole - 48" 1 EA $10,000.00 10,000.00$
13 Dry Utility Joint Trench 350 LF $500.00 175,000.00$
14 Street Light Service 1 EA $6,500.00 6,500.00$
15 Street Light 10 EA $8,500.00 85,000.00$
16 Erosion Control & Administer SWPPP 1 LS $23,000.00 23,000.00$ 1,210,000.00$
With 15% contingency 1,391,500.00$
Engineering 10% 139,150.00$
Construction Staking 5% 69,575.00$
Plan Check and Inspection 10% 139,150.00$
Construction Administration 5% 69,575.00$
Water Connection Fees 5,500.00$ EA 5,500.00$
Sub Total 422,950.00$
Total 1,814,450.00$
Summit Tunnel Paseo (Lot 65) (Private Improvements)
E-32

Other Costs
N ovember 2021
Quantity Unit Unit Cost Cost
6000 SF 10.00$ 6 0,000.00$
6 ea 8,000.00$ 4 8,000.00$
1 ea 150,000.00$ 1 50,000.00$
1 ea 117,150.00$ 1 17,150.00$
Total Complete Streets 375,150.00$
2 ea 150,000.00$ 3 00,000.00$
2 ea 300,000.00$ 6 00,000.00$
18 ea 7,500.00$ 135,000.00$
1 ea 500,000.00$ 500,000.00$
1 ea 500,000.00$ 550,000.00$
2,085,000.00$
2,460,150.00$
Pre-dev engineering 10.0% 246,015.00$
Activity delivery costs-
aka CM 8.0% 196,812.00$
Plan Check Fees 2.3% 57,075.48$
Total Soft Costs 499,902.48$
Grand Total 2,960,100.00$
Total Transit Station or Stop - Construction
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure RT Station East Side
Sidewalk, Curb, and Gutter
Street Lights
Signage
Construction staking 5%
Signaling Prioritization Technology
Boarding infrastructure
Seating/Benches
Bus/Transit Shelters
Other ITS Technology
Total Transit Station or Stop - Construction
E-33
20211006-Sacramento Railyards Phasing Cost Estimates-Infrastructure November 2021 Right of way width
Face Of Curb to Face of Curb
Length 1200
Item Description Quantity Unit Unit Cost Cost
1 Mobilization (5% of Subtotal) 1 LS $26,200.00 26,200.00$ 2 18" Water Extension (including trenching, backfill & trench repair) 1200 LF $325.00 390,000.00$ 3 Connect 18" Water to Existing 42" Water 1 EA $10,500.00 10,500.00$ 4 Tie Ends 5 EA $3,000.00 15,000.00$
5 Water Valve - 18" 5 EA $5,000.00 25,000.00$
6 Fire Hydrant 6 EA $10,500.00 63,000.00$
7 Erosion Control & Administer SWPPP 1 LS $20,000.00 20,000.00$ 550,000.00$
With 15% contingency 632,500.00$
Engineering 10% 63,250.00$
Construction Staking 5% 31,625.00$
Plan Check and Inspection 10% 63,250.00$
Construction Administration 5% 31,625.00$
Water Connection Fees 5,500.00$ EA
Sub Total 189,750.00$
Total 822,250.00$
7th Street Water Transmission Line
E-34
Sacramento Railyards Infrastructure Schedule and Budget Cost Estimates as of 2021 With exception of Pump Station and MLS highlighted Type Priority Grouping Description 6/10/2021 Estimate
Storm Drain 1 1 Drainage Pump Station (in and out of water) 34,000,000 Road 1 1 Bercut from Camille to Railyards included in pump station - Sewer 2 4 Unit II (i.e. Bercut Sewer Ext) Trunk Sewer Railyards To 3rd Street (comp - Storm Drain 2 2 Berm Replacement Contour & 7th Street Gate (Flood wall/gate) 1,599,650 Road 2 2 N B Street 7th Street to 8th Street 2,277,900 Road 2 2 N B Street 8th to 10th 2,427,400
Road 2 2 S Park 6th to 7th 2,636,700
Road 2 2 6th Street Railyards to NB 5,288,350
Road 2 2 Railyards Blvd 7th Street to 10th Street 6,624,400 Parks 2 2 South Park Paseo (Public) 299,000
Parks 2 2 South Park Paseo (Private) 1,784,550
Storm Drain 2 2 7 Street pump station 553,150
Road 2 2 10th Street To Boundary 2,672,100
Road 2 2 Dos Rios Road Striping 254,500
LRT 2 2 East RT Station 2,960,100
Road 2 2 7Th Street Widening (NOTA 7th Street) 5,499,200 Road 2 3 6th Street Buffered Bike Lane and Bike Lane Easement [Status?] 1,919,100 water 4 2 7Th Street Water Line 1,043,859
Road 3 6 Camille & Stevens 5th to 6th (NOTA I-C) 4,641,500 Road 3 4.2 5th Street Railyards to N B street (roadway/finish) 2,308,000 Road 3 5 Stanford and Stevens Private Streets [Public funding TBD] 6,744,000 Road 3 R Stanford Bercut to Camille 3,139,500
Road 3 5 Stanford Intersection Relocation at railyards 822,250 Shops Open Space 3 5 Lot 21b (east) 4,610,650
Road 3 5 Camille Bercut to 5th 7,957,000
LRT 3 5 Intermodal Tunnel Entrance 3,300,000
Road 4 R Judah Street 2,053,500
Shops Open Space 3 5.2 Lot 21a 2,795,650
Road 3 5 Camille Stanford to Bercut (Finish)-combined with Camille Bercut to 5th a - Shops Open Space 3 5 Lot 21c 2,801,700
Road 4 5.2 Huntington Street 1,805,000
Sewer 2 2 Trunk Sewer 7 Street To The End Of 10 Street. [What is this?] 1,166,100 Road 2 2 8th Street 5,288,350
Road 4 4.2 Shift Lanes Railyards 852,150
Parks 4 R Lot 1 Under I-5 experience 2,284,874
Parks 4 R Lot 31Under I-5 experience 3,333,071
Parks 4 R Lot 33a Under I-5 experience 1,136,982
Parks 4 R Lot 33b Under I-5 experience 1,822,286
Parks 4 R Lot 60 Vista Connector to 4Way 268,809
Parks 4 R Vista Park 10,247,433
Parks 4 R Park Lot 58A 1,174,209
Parks 4 R Park Lot 57A 352,550
Parks 4 R Park Lot 68 1,269,436
Parks 4 R Park Lot 70 245,249
Road 4 2 N B Street 6th to 7th 2,711,450
Road 4 R N B Street 5th to 6th 3,473,900
Road 4 R South Park 5th to 6th 3,584,050
Storm Drain 2 2 South Park Storm Drain 5th to 6th 523,250 Shops Open Space 5 5.2 Lot 32 Plaza (State Parks Museum) 4,551,177 Parks 5 R Lot 30 (State Parks Museum ERE Portion) 3,421,840 Road 5 2 Railyards Blvd 10 Street to 12 Street 3,025,400 Parks 5 R Lot 34 Riverfront Park 738,924
Parks 5 R Lot 35 Sac River Connection 3,795,549
Shops Open Space 5 5.2 Lot 21b (west) 1,973,400
Shops Open Space 5 5.2 Lot 21b (interior plaza and South) 4,440,150 Parks 5 2 Lot 53- open space along RY Blvd from 10th to 12th 167,347 Road 5 R Bercut from Camille to End 2,403,000
Road 5 2 Extension Of 10th Street 1,446,200
Storm Drain 5 R Drain Line SOTA 822,250
Additional Items
Stanford RYB to Camille TBD
Revised So. Park Storm Drain - 5th to 6th 473,526
Sub Total 181,338,096
E-35
APPENDIX F:

Procedure for Adjusting the
Public Facilities Fee and Revising the
Inventory of Remaining Infrastructure to Be
Financed by that Fee
Railyards DA
Appendix F
APPENDIX F
PROCEDURE FOR ADJUSTING THE PUBLIC FACILITIES FEE AND REVISING THE INVENTORY OF REMAINING INFRASTRUCTURE TO BE FINANCED BY THAT FEE When amending the Railyards Financing Plan, the City shall set the amount of the Public Facilities Fee by using the estimated cost of the facilities to be financed, determined in accordance with the following procedure:

1. Definitions.
(a) “Aggregate Costs” means the cost to construct remaining PAF Eligible Facilities. (b) “CalTrans Index” means the Quarterly California Highway Construction Cost Index (Price Index for Selected Highway Construction Items) published by the California Department of Transportation, Division Of Engineering Services – Office Engineer. (c) “ENR Index” means the Engineering News Record Construction Cost Index for San Francisco. (d) “Financing Plan” means the Railyards Financing Plan, as amended. (e) “Funding Requirement” means the amount of the PAF that must be generated from remaining development so that the City will have adequate funding (A) to construct the PAF Facilities remaining to be completed and (B) to administer the PAF program.  It is calculated as follows: first, calculate the aggregate cost to complete the remaining PAF Facilities and to pay the administrative component of the PAF as required by the Financing Plan; second, from the result, subtract the PAF revenues then available to complete the remaining PAF Facilities; and third, add the amount of outstanding PAF credits.

Funding Requirement = (current year’s cost estimate) – (revenue on hand) + (outstanding credits) (f) “PAF” means the Plan Area Fee established by Sacramento City Code for the Railyards Financing Plan. “Plan Area Fee” and “Public Facilities Fee” mean “Railyards Impact Fee.” (g) ” PAF Eligible Facility” means a public improvement or segment of a public improvement that is identified in the first Railyards Financing Plan. (h) “PAF Funding Obligation” means the maximum funding obligation of the PAF for a given year.
(i) “PAF Share” means the portion of a PAF Eligible Facility’s cost that is funded, in whole or part, by the PAF.

F-1
Railyards DA
Appendix F

2. Annual PAF Adjustment for PAF Eligible Facilities.
(a) Each July 1, the City will adjust the PAF in accordance with the difference between (1) the Funding Requirement for the current year; and (2) the funding that would be available, after deducting revenue on hand and adding outstanding PAF credits, if the then‐existing PAF were applied to remaining development.
(b) Example of Annual PAF Adjustment for PAF Eligible Facilities:

As of April 1, 2016 Cost Changes of:

3.2 57% ‐6.00 0%  6.000%
Initial Comparison
Remaining Cos ts from April 1, 2015 Estimate  200,000,000  200,000,000  200,000,000 Aggregate Costs and Administration  206,514,000  188,000,000  212,000,000

3.257% ‐6.00
0%  6.000%
Funding Requirement Calculation
Aggregate Costs and Administration  206,514,000  188,000,000  212,000,000 Less Cash on Hand April 1, 2016 ‐30,
000,000 ‐ 30,000,000 ‐ 30,000,000
Plus Credits Outstanding April 1, 2016  25,000,000  25,000,000  25,000,000 20 10 Funding Requirement  201,514,000  183,000,000   207,000,000 Existing Fee Calculation
Revenue From Remaining Development Using 2015 Fees
(1)  200,000,000  200,000,000  200,000,000
Less Cash on Hand April 1, 2016 ‐30,
000,000 ‐ 30,000,000 ‐ 30,000,000
Plus Credits Outstanding April 1, 2016  25,000,000  25,000,000  25,000,000 Resources Bas ed on 2015 Fees  195,000,000  195,000,000  195,000,000 Fee Change Effective July 1, 2016
Resources Based on 2015 Fees  195,000,000  195,000,000  195,000,000 2016 Funding Requirement  201,514,000  183,000,000  207,000,000 Aggregate Fee Change $  6,514,000 ‐ 12,000,000  12,000,000 Ag gregate Fee Change %  3.341% ‐6.15 4%  6.154%
1) Funds available using unadjusted fees to finance aggregate costs and administration (not credits). Calculation requires unadjusted fee revenue from remaining development plus cash less credits.

3. Adjustments
to Aggregate Costs: Remaining Freeway Improvements, Roadways, Bridges, Signals, Bikeways and Sewer and Drainage facilities.
(a) Adjustment by Index.
(1) Subject to Subsection 3(b) below, for all PAF Eligible Facilities except the police and fire capital expenditures, Community Center and Library, the cost adjustment to remaining F-2
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Appendix F
PAF Eligible Facilities is the greater of the following (but in no event less than zero percent in net aggregate):
(A) the ENR Index; or
(B) the CalTrans Index 3‐year moving average.
(2) Index measurement.
(A) ENR Index: Year‐over‐year change as of each March.
(B) CalTrans Index: 12‐quarter average through quarter 1 of the current year over 12‐ quarter average through quarter 1 of the prior year.
(3) Precision. All calculations will be carried out to three decimal places. (b) Adjustment by Benchmarking.
(1) Before April 1 of each calendar year, a third‐party professional engineering consultant who is under contract to the City will estimate the cost to construct all PAF Eligible Facilities subject to this subsection 3(b).  The cost estimate will anticipate cost changes to the July 1 of the calendar year in which the estimate is made and will include a minimum 15% construction contingency. The cost estimate plus an additional contingency (not to exceed an amount equal to 15% of the cost estimate) is the “Draft Benchmark Estimate” of Aggregate Costs for the year.
(2) Downtown Railyard Ventures, LLC. shall have the right, assignable only with the written consent of the City at the City’s sole discretion, to hire an independent third‐party engineer to validate the cost estimates reflected in the “Draft Benchmark Estimate”.

The City and Landowner agree to work in good faith to resolve differences, if any, in the engineer’s estimates.  The agreed upon cost estimate shall be the “Benchmark Estimate”.
(3) If the percentage change between the Aggregate Costs for the then‐current year and the Aggregate Costs for the same set of PAF Eligible Facilities for the immediately preceding year differ by an amount equal to, or more than, plus or minus 5% in aggregate from the percentage change determined by index in accordance with Subsection 3(a) above, then the City will use the then‐current year’s Benchmark Estimate of Aggregate Costs to determine the Funding Requirement. (c) Comprehensive Review and Nexus Study. The City will perform a comprehensive review and nexus study for the PAF at least every three years unless the City determines that prevailing market conditions do not justify doing so (e.g., if development is lacking or the remaining development is limited).
(d) Sample cost adjustments for freeway improvements, roadways, bridges, signals, bikeways and sewer and drainage facilities:

F-3
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Appendix F
Sample #1
Benchmarking increase of 4%
ENR Index increase of 2%
CalTrans Index increase of 3.1%
Change in Aggregate Costs: plus 3.1%
Sample #2
Benchmarking increase of 4%
ENR Index increase of 1%
CalTrans Index decrease of 1%
Change in Aggregate Costs: plus 1%
Sample #3
Benchmarking decrease of 4%
ENR Index decrease of 0.5%
CalTrans Index decr
ease of 1%
Change in Aggregate Costs: minus 1%
Sample #4
Benchmarking decrease of 5%
ENR increase of 0.5%
Cal Trans Index decrease of 1%
Change in Aggregate Costs: minus 5%
Sample #5
Benchmarking increase of 6%
ENR Index increase of 3.5%
CalTrans Index decrease of 1%
Change in Aggregate Costs: plus 6%

4. Adjustments to Aggregate Costs: Police and Fire Capital Costs, Community Center and Library.

For the police and
fire capital costs, Community Center and Library, the portion of the cost for each that is funded by the PAF will not exceed that established in the first Railyards Financing Plan, except as follows: the City will adjust the remaining cost of police and fire capital expenditures, Community Center, and Library by using the change in the CPI All Urban San Francisco Index from March to March, effective each July 1.

5. PAF Funding Obligation; Change in list of Facilities being funded with PAF. (a) The Financing Plan shows not just the estimated cost of each PAF Eligible Facility but also the
PAF Share for the PAF Eligible Facility.  Each year, after adjusting costs in accordance with sections 1 through 4 above, the City shall determine the aggregate PAF share for all PAF Eligible Facilities, and that aggregate amount will be the PAF Funding Obl igation for that
year.
(b) Each year, the City may revise the PAF Share for each PAF Eligible Facility and shall give Landowner 30‐days’ prior written notice of any revision that will result in a Removed PAF Facility (defined below), as follows:
(1) If a PAF Eligible Facilit
y is removed from the Railyards Financing Plan because it will no longer be funded by the PAF (a “Removed PAF Facility”), then the City may allocate the Removed PAF Facility’s PAF Share (determi ned in accordance with subsection 3(b)(1) F-4
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Appendix F
above) to another PAF Eligible Facility on the list.  Public improvements not identified in the Railyards Financing Plan may not be funded with the PAF. (2) The City may not require, as a condition for approving the Landowner’s request for land‐ use entitlements on all or part of the Property, that the Landowner or any other signatory to a Railyards Development Agreement construct all or part of a Removed PAF Facility. This limitation does not apply if the Landowner requests and receives a change
in the then‐existing zoning on all or part of the Property and the City determines that the change creates a need for construction of a Removed PAF Facilit y.
(3) If the City has previously required the Landowner to build a PAF Eligible Facility as a condition of approval for a land‐use entitlement granted to the Landowner, then the City may not subsequently remove the PAF Eligible Facility from the list of remaining PAF Eligible Facilities and thereby de
ny the Landowner the opportunity to obtain
reimbursement from the PAF program.

6. Scope of PAF Eligible Facilities.

The scope of each PAF Eligible Facility is as described in the Financing Plan, as amended, and may not be revised except as required to comply with federal or state law.  With respect to public roadways and streets, the scope is to be based on the City’s street‐design standards for lands within the Railyards
area.

7. Adequate Funding for PAF Eligible Facilities.

The City may not cite, as a reason for increasing the amount of the PAF Funding Obligation, the loss of potential funding from sources identified in the first
Railyards Financing Plan as Non‐PAF Funding
Sources, such as federal funding, state funding, regional funding, grants, gifts, contributions, fees, reimbursements, the City’s general fund, the City’s Major Street Construction Tax, or private funds.

F-5
DRAFT
Table 6
City of Sacramento
Railyards Public Facilities Financing Plan
Proposed Railyards Impact Fees (2021$)
Fee Component
(Subcomponents)
< 450
Sq. Ft.
450 - 750
Sq. Ft.
750 <
Sq. Ft. Retail Office
Flexible
Mixed-Use Office Courthouse
Kaiser
Facilities Hotel MLS Stadium
65% 85% 100%
FEE ------Per Room----
On-Site Infrastructure [1] $0 $0 $0 $0.00 $0.00 $0.00 - $0.00 $0 $0 I-5/Richards Interchange $209 $273 $321 $1.08 $0.86 $0.86 $0.00 $1.71 $411 $316,533 Community Facilities $2,167 $2,834 $3,334 $1.59 $2.13 $2.12 - $2.31 $636 $2,640,783 Subtotal Fee $2,376 $3,107 $3,655 $2.67 $2.99 $2.98 $0.00 $4.02 $1,047 $2,957,316

Administration (3%) $71 $93 $110 $0.08 $0.09 $0.09 $0.00 $0.12 $32 $88,719 TOTAL FEE [1] $2,447 $3,200 $3,765 $2.75 $3.08 $3.07 $0.00 $4.14 $1,079 $3,046,035 TRUE TRUE TRUE TRUE TRUE TRUE proposed paf
Source: EPS.
(Parks and Open Space, Community
Center/Library, Public Safety [Police
and Fire] Facilities)
Proposed Railyards Impact Fees
Residential Nonresidential
----------------------------------------------------Per Building Sq. Ft.-----------------------------------------------------------------------------------Per Unit------------------------------ Prepared by EPS 6/7/2022 Z:\Shared\Projects\SAC\202000\202121 Railyards PFFP Update\Model\202121 Railyard Financing Plan m1 06-06-22