City Council and Concurrent Authorities
May 3, 2022

ATTACHMENT A
200
DRAFT
Table B-4
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Manteca Existing City (2020 and Real $) Fiscal Year
Ending
Single Famil
y
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 500,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $82,375,000 $5,000,000 $87,375,000 $16,529,467 $4,132,367 $58,396,125 $79,057,958 $166,432,958 1.061 $176,568,725 2023 $187,250,000 $26,000,000 $213,250,000 $43,058,933 $10,764,733 $111,848,000 $165,671,667 $378,921,667 1.093 $414,057,936 2024 $99,000,000 $26,000,000 $125,000,000 $43,058,933 $10,764,733 $93,814,000 $147,637,667 $272,637,667 1.126 $306,856,096 2025 $160,000,000 $36,800,000 $196,800,000 $53,058,933 $13,264,733 $98,502,800 $164,826,467 $361,626,467 1.159 $419,224,187 2026 $139,000,000 $21,800,000 $160,800,000 $53,058,933 $13,264,733 $18,502,800 $84,826,467 $245,626,467 1.194 $293,290,847 2027 $109,000,000 $10,800,000 $119,800,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $194,262,467 1.230 $238,918,331 2028 $101,500,000 $10,800,000 $112,300,000 $49,794,933 $12,448,733 $4,688,800 $66,932,467 $179,232,467 1.267 $227,046,326 2029 $102,500,000 $10,400,000 $112,900,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $187,362,467 1.305 $244,465,522 2030 $109,500,000 $0 $109,500,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $183,962,467 1.344 $247,230,172 2031 $109,500,000 $0 $109,500,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $183,962,467 1.384 $254,647,077 2032 $109,500,000 $0 $109,500,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,512,467 1.426 $257,367,615 2033 $109,500,000 $0 $109,500,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,512,467 1.469 $265,088,643 2034 $109,000,000 $0 $109,000,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,012,467 1.513 $272,285,007 2035 $58,000,000 $0 $58,000,000 $53,262,933 $13,315,733 $0 $66,578,667 $124,578,667 1.558 $194,089,503 2036 $40,000,000 $0 $40,000,000 $43,058,933 $10,764,733 $0 $53,823,667 $93,823,667 1.605 $150,559,442 2037 $40,000,000 $0 $40,000,000 $12,484,000 $3,121,000 $0 $15,605,000 $55,605,000 1.653 $91,906,593
2038 $40,000,000 $0 $40,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $52,500,000 1.702 $89,377,736 2039 $40,000,000 $0 $40,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $52,500,000 1.754 $92,059,068 2040 $34,000,000 $0 $34,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $46,500,000 1.806 $83,984,172 2041 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.860 $23,253,682 2042 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.916 $23,951,293 2043 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.974 $24,669,831 2044 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.033 $25,409,926 2045 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.094 $26,172,224 2046 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.157 $26,957,391 2047 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.221 $27,766,113 2048 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.288 $28,599,096 2049 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.357 $29,457,069 2050 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.427 $30,340,781 2051 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.500 $31,251,004 2052 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.575 $32,188,534 2053 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.652 $33,154,190 2054 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.732 $34,148,816 2055 $0 $0 $0 $9,112,000 $2,278,000 $0 $11,390,000
$11,390,000 2.814 $32,049,893
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av man ex
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table B-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

Assessed Value of New Development [1]
Manteca
Existing City
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

ATTACHMENT A
201
DRAFT
Table B-5
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Manteca Annexation Areas (2020 and Real $) Fiscal Year
Ending
Low Density
Residential
High Density
Residential
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 500,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 1.061 $0
2023 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.093 $45,348,171 2024 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.126 $46,708,616 2025 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.159 $48,109,874 2026 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.194 $49,553,170 2027 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.230 $51,039,765 2028 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.267 $52,570,958 2029 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.305 $54,148,087 2030 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.344 $55,772,530 2031 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.384 $57,445,706 2032 $43,000,000 $0 $43,000,000 $0 $0 $0 $0 $43,000,000 1.426 $61,307,718 2033 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.469 $83,469,107 2034 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.513 $85,973,180 2035 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.558 $88,552,375 2036 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.605 $91,208,946 2037 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400
$56,838,400 1.653 $93,945,215
2038 $0 $0 $0 $0 $0 $0 $0 $0 1.702 $0
2039 $0 $0 $0 $0 $0 $0 $0 $0 1.754 $0
2040 $0 $0 $0 $0 $0 $0 $0 $0 1.806 $0
2041 $0 $0 $0 $0 $0 $0 $0 $0 1.860 $0
2042 $0 $0 $0 $0 $0 $0 $0 $0 1.916 $0
2043 $0 $0 $0 $0 $0 $0 $0 $0 1.974 $0
2044 $0 $0 $0 $0 $0 $0 $0 $0 2.033 $0
2045 $0 $0 $0 $0 $0 $0 $0 $0 2.094 $0
2046 $0 $0 $0 $0 $0 $0 $0 $0 2.157 $0
2047 $0 $0 $0 $0 $0 $0 $0 $0 2.221 $0
2048 $0 $0 $0 $0 $0 $0 $0 $0 2.288 $0
2049 $0 $0 $0 $0 $0 $0 $0 $0 2.357 $0
2050 $0 $0 $0 $0 $0 $0 $0 $0 2.427 $0
2051 $0 $0 $0 $0 $0 $0 $0 $0 2.500 $0
2052 $0 $0 $0 $0 $0 $0 $0 $0 2.575 $0
2053 $0 $0 $0 $0 $0 $0 $0 $0 2.652 $0
2054 $0 $0 $0 $0 $0 $0 $0 $0 2.732 $0
2055 $0 $0 $0 $0 $0 $0 $0 $0 2.814 $0
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av man ann
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table B-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

ATTACHMENT A
202
DRAFT
Table B-6
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Incremental Development Projections - Manteca
Fiscal Year
Ending
Low Density
Residential
High Density
Residential TOTAL Retail Office Industrial Total
Low Density
Residential
High Density
Residential TOTAL Retail Office Industrial Total
2020 - - - - - - - - - - - - - -
2021 - - - - - - - - - - - - - -
2022 165 25 190 66,118 16,529 583,961 666,609 - - - - - - - 2023 375 130 505 172,236 43,059 1,118,480 1,333,775 83 - 83 - - - - 2024 198 130 328 172,236 43,059 938,140 1,153,435 83 - 83 - - - - 2025 320 184 504 212,236 53,059 985,028 1,250,323 83 - 83 - - - - 2026 278 109 387 212,236 53,059 185,028 450,323 83 - 83 - - - - 2027 218 54 272 223,276 55,819 46,888 325,983 83 - 83 - - - - 2028 203 54 257 199,180 49,795 46,888 295,863 83 - 83 - - - - 2029 205 52 257 223,276 55,819 46,888 325,983 83 - 83 - - - - 2030 219 - 219 223,276 55,819 46,888 325,983 83 - 83 - - - - 2031 219 - 219 223,276 55,819 46,888 325,983 83 - 83 - - - - 2032 219 - 219 212,236 53,059 46,888 312,183 86 - 86 - - - - 2033 219 - 219 212,236
53,059 46,888 312,183 - - - 76,500 - 377,134 453,634 2034 218 - 218 212,236 53,059 46,888 312,183 - - - 76,500 - 377,134 453,634 2035 116 - 116 213,052 53,263 - 266,315 - - - 76,500 - 377,134 453,634 2036 80 - 80 172,236 43,059 - 215,295 - - - 76,500 - 377,134 453,634 2037 80 - 80 49,936 12,484 - 62,420 - - - 76,500 - 377,134 453,634 2038 80 - 80 40,000 10,000 - 50,000 - - - - - - - 2039 80 - 80 40,000 10,000 - 50,000 - - - - - - - 2040 68 - 68 40,000 10,000 - 50,000 - - - - - - - 2041 - - - 40,000 10,000 - 50,000 - - - - - - - 2042 - - - 40,000 10,000 - 50,000 - - - - - - - 2043 - - - 40,000 10,000 - 50,000 - - - - - - - 2044 - - - 40,000 10,000 - 50,000 - - - - - - - 2045 - - - 40,000 10,000 - 50,000 - - - - - - - 2046 - - - 40,000 10,000 - 50,000 - - - - - - - 2047 - - - 40,000
10,000 - 50,000 - - - - - - -
2048 - - - 40,000 10,000 - 50,000 - - - - - - - 2049 - - - 40,000 10,000 - 50,000 - - - - - - - 2050 - - - 40,000 10,000 - 50,000 - - - - - - - 2051 - - - 40,000 10,000 - 50,000 - - - - - - - 2052 - - - 40,000 10,000 - 50,000 - - - - - - - 2053 - - - 40,000 10,000 - 50,000 - - - - - - - 2054 - - - 40,000 10,000 - 50,000 - - - - - - - 2055 - - - 36,448 9,112 - 45,560 - - - - - - - 2056 - - - - - - - - - - - - - -
2057 - - - - - - - - - - - - - -
2058 - - - - - - - - - - - - - -
2059 - - - - - - - - - - - - - -
2060 - - - - - - - - - - - - - -
Total 3,559 738 4,297 3,715,722
928,931 4,185,741 8,830,394 833 - 833 382,500 - 1,885,670 2,268,170 dev m
Source: San Joaquin County; City of Manteca; LWA; EPS.

Manteca
Existing City and Annexation Areas
Building Square FeetDwelling Units Dwelling Units Building Square Feet Existing City Annexation Area
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

ATTACHMENT A
203

APPENDIX C:

City of Stockton EIFD
Revenue-Estimating Tables

Table C-1 Projected Tax Increment to EIFD—Stockton .................... D-27 Table C-2 Projected Tax Increment to EIFD—
Stockton Existing City Boundaries .................................. D-28 Table C-3 Projected Tax Increment to EIFD—
Stockton Annexation Area ............................................ D-29 Table C-4 Assessed Value of New Development—
Stockton Existing City .................................................. D-30 Table C-5 Assessed Value of New Development—
Stockton Annexation Areas ........................................... D-31 Table C-6 Incremental Development Projections—Stockton .............. D-32

ATTACHMENT A
204
DRAFT
Table C-1
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysi
s
Projected Tax Increment to EIFD - Stockton (Real $)
City [1]
City
EIFD [3] County [1]
County
EIFD [3] Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% [4] h=g*[3] [4] j=i*[3] h+j 2020 $1,393,216,599 $41,796,498 $0 $1,435,013,097 $0 $0 $0 $0 $0 $0 $0 2021 $1,435,013,097 $43,050,393 $0 $1,478,063,490 $0 $0 $0 $0 $0 $0 $0 2022 $1,478,063,490 $44,341,905 $89,201,135 $1,611,606,530 $133,543,040 $1,335,430 $220,023 $2,200 $277,339 $127,206 $129,406 2023 $1,611,606,530 $48,348,196 $96,336,178 $1,756,290,904 $278,227,414 $2,782,274 $448,765 $4,488 $586,324 $268,927 $273,414 2024 $1,756,290,904 $52,688,727 $53,133,020 $1,862,112,651 $384,049,161 $3,840,492 $611,784 $6,118 $816,095 $374,315 $380,432 2025 $1,862,112,651 $55,863,380 $21,736,389 $1,939,712,419 $461,648,929 $4,616,489 $726,826 $7,268 $988,561 $453,419 $460,687 2026 $1,939,712,419 $58,191,373 $58,210,049 $2,056,113,841 $578,050,351 $5,780,504 $905,858 $9,059 $1,241,555 $569,458 $578,517 2027 $2,056,113,841 $61,683,415 $67,643,063 $2,185,440,319 $707,376,829 $7,073,768 $1,098,315 $10,983 $1,528,339 $700,996 $711,980 2028 $2,185,440,319 $65,563,210 $31,669,252 $2,282,672,781 $804,609,291 $8,046,093 $1,235,773 $12,358 $1,750,344 $802,822 $815,180 2029 $2,282,672,781 $68,480,183 $32,619,330 $2,383,772,294 $905,708,804 $9,057,088 $1,378,266 $13,783 $1,981,558 $908,872 $922,655 2030 $2,383,772,294 $71,513,169 $33,597,909 $2,488,883,372 $1,010,819,882 $10,108,199 $1,525,975 $305,195 $2,222,335 $444,467 $749,662 2031 $2,488,883,372 $74,666,501 $34,605,847 $2,598,155,720 $1,120,092,230 $11,200,922 $1,679,082 $335,816 $2,473,040 $494,608 $830,425 2032 $2,598,155,720 $77,944,672 $58,456,196 $2,734,556,588 $1,256,493,098 $12,564,931 $1,875,901 $375,180 $2,780,955 $556,191 $931,371 2033 $2,734,556,588 $82,036,698 $118,951,231 $2,935,544,516 $1,457,481,026 $14,574,810 $2,178,959 $435,792 $3,223,156 $644,631 $1,080,423 2034 $2,935,544,516 $88,066,335 $115,270,681 $3,138,881,533 $1,660,818,043 $16,608,180 $2,484,175 $496,835 $3,671,747 $734,349 $1,231,184 2035 $3,138,881,533 $94,166,446 $118,728,802 $3,351,776,781 $1,873,713,291 $18,737,133 $2,803,519 $560,704 $4,141,617 $828,323 $1,389,027 2036 $3,351,776,781 $100,553,303 $122,290,666 $3,574,620,751 $2,096,557,261 $20,965,573 $3,137,566 $627,513 $4,633,640 $926,728 $1,554,241 2037 $3,574,620,751 $107,238,623 $125,959,386 $3,807,818,759 $2,329,755,269 $23,297,553 $3,486,909 $697,382 $5,148,722 $1,029,744 $1,727,126 2038 $3,807,818,759 $114,234,563 $113,735,297 $4,035,788,618 $2,557,725,129 $25,577,251 $3,825,423 $765,085 $5,654,902 $1,130,980 $1,896,065 2039 $4,035,788,618 $121,073,659 $105,574,216 $4,262,436,493 $2,784,373,003 $27,843,730 $4,159,547 $831,909 $6,160,289 $1,232,058 $2,063,967 2040 $4,262,436,493 $127,873,095 $120,029,637 $4,510,339,225 $3,032,275,735 $30,322,757 $4,516,216 $903,243 $6,720,830 $1,344,166 $2,247,409 2041 $4,510,339,225 $135,310,177 $123,630,526 $4,769,279,928 $3,291,216,438 $32,912,164 $4,888,319 $977,664 $7,306,723 $1,461,345 $2,439,008 2042 $4,769,279,928 $143,078,398 $127,339,442 $5,039,697,768 $3,561,634,278 $35,616,343 $5,276,460 $1,055,292 $7,918,986 $1,583,797 $2,639,089 2043 $5,039,697,768 $151,190,933 $132,871,712 $5,323,760,413 $3,845,696,923 $38,456,969 $5,682,505 $1,136,501 $8,563,627 $1,712,725 $2,849,226 2044 $5,323,760,413 $159,712,812 $50,819,853 $5,534,293,078 $4,056,229,588 $40,562,296 $5,975,877 $1,195,175 $9,048,083 $1,809,617 $3,004,792 2045 $5,534,293,078 $166,028,792 $52,344,448 $5,752,666,319 $4,274,602,829 $42,746,028 $6,279,513 $1,255,903 $9,551,163 $1,910,233 $3,166,135 2046 $5,752,666,319 $172,579,990 $53,914,782 $5,979,161,090 $4,501,097,600 $45,010,976 $6,593,767 $1,318,753 $10,073,551 $2,014,710 $3,333,463 2047 $5,979,161,090 $179,374,833 $48,607,357 $6,207,143,279 $4,729,079,790 $47,290,798 $6,913,993 $1,382,799 $10,595,918 $2,119,184 $3,501,982 2048 $6,207,143,279 $186,214,298 $42,898,644 $6,436,256,222 $4,958,192,732 $49,581,927 $7,240,092 $1,448,018 $11,117,094 $2,223,419 $3,671,437 2049 $6,436,256,222 $193,087,687 $44,185,603 $6,673,529,512 $5,195,466,022 $51,954,660 $7,577,311 $1,515,462 $11,657,268 $2,331,454 $3,846,916 2050 $6,673,529,512 $200,205,885 $45,511,171 $6,919,246,568 $5,441,183,078 $54,411,831 $7,926,025 $1,585,205 $12,217,113 $2,443,423 $4,028,628 2051 $6,919,246,568 $207,577,397 $49,157,830 $7,175,981,795 $5,697,918,305 $56,979,183 $8,290,431 $1,658,086 $12,802,013 $2,560,403 $4,218,489 2052 $7,175,981,795 $215,279,454 $32,188,534 $7,423,449,783 $5,945,386,294 $59,453,863 $8,636,523 $1,727,305 $13,370,355 $2,674,071 $4,401,376 2053 $7,423,449,783 $222,703,494 $33,154,190 $7,679,307,467 $6,201,243,978 $62,012,440 $8,993,696 $1,798,739 $13,958,541 $2,791,708 $4,590,447 2054 $7,679,307,467 $230,379,224 $34,148,816 $7,943,835,508 $6,465,772,018 $64,657,720 $9,362,304 $1,872,461 $14,567,249 $2,913,450 $4,785,911 2055 $7,943,835,508 $238,315,065 $35,173,281 $8,217,323,854 $6,739,260,364 $67,392,604 $9,742,710 $1,948,542 $15,197,183 $3,039,437 $4,987,979 2056 $8,217,323,854 $246,519,716 $39,923,784 $8,503,767,353 $7,025,703,863 $70,257,039 $10,137,965 $2,027,593 $15,859,756 $3,171,951 $5,199,544 2057 $8,503,767,353 $255,113,021 $18,657,667 $8,777,538,040 $7,299,474,551 $72,994,746 $10,529,697 $2,105,939 $16,480,689 $3,296,138 $5,402,077 2058 $8,777,538,040 $263,326,141 $19,217,397 $9,060,081,578 $7,582,018,089 $75,820,181 $10,933,587 $2,186,717 $17,121,868 $3,424,374 $5,611,091 2059 $9,060,081,578 $271,802,447 $19,793,919 $9,351,677,944 $7,873,614,455 $78,736,145 $11,350,010 $2,270,002 $17,783,951 $3,556,790 $5,826,792 2060 $9,351,677,944 $280,550,338 $20,387,736 $9,652,616,019 $8,174,552,529 $81,745,525 $11,779,355 $2,355,871 $18,467,614 $3,693,523 $6,049,394 2061 $9,652,616,019 $289,578,481 $0 $9,942,194,500 $8,464,131,010 $84,641,310 $12,206,836 $2,441,367 $19,112,810 $3,822,562 $6,263,929 ti stock
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value. [2] See Table C-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs.

In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value. [4] The City and County tax allocation rates vary between TRAs within the existing City boundaries and the annexation area. See Table C-2 and Table C-3 for more details. [3] This analysis estimates the maximum annual EIFD revenue generated using the maximum tax allocation rate for each affected taxing entity (ATE). The initial EIFD allocations (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to remain constant at 20 percent and are consistent across all ATEs. A listing of all allocation rates by ATE is provided in Table 4.

Stockton
Existing City and Annexation Areas
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

ATTACHMENT A
205
DRAFT
Table C-2
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Tax Increment to EIFD - Stockton Existing City Boundaries (Real $ City [1]
City EIFD
Allocation [3]
City
EIFD County [1]
County EIFD
Allocation [3]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*16.71% h i=g*h j=f*20.56% k l=j*k m=i+l 2020 $1,393,216,59 9 $41,796,498 $0 $1,435,013,09 7 $0 $0 $0 0% $0 $0 0% $0 $0 2021 $1,435,013,09 7 $43,050,393 $0 $1,478,063,49 0 $0 $0 $0 1% $0 $0 46% $0 $0 2022 $1,478,063,49 0 $44,341,905 $85,885,823 $1,608,291,217 $130,227,727 $1,302,277 $217,626 1% $2,176 $267,74 9 46% $122,80 7 $124,983 2023 $1,608,291,21 7 $48,248,737 $82,677,091 $1,739,217,04 4 $261,153,555 $2,611,536 $436,418 1% $4,364 $536,93 3 46% $246,27 3 $250,637 2024 $1,739,217,04 4 $52,176,511 $39,064,16 0 $1,830,457,715 $352,394,226 $3,523,942 $588,891 1% $5,889 $724,52 4 46% $332,31 4 $338,203 2025 $1,830,457,71 5 $54,913,731 $7,245,46 3 $1,892,616,910 $414,553,420 $4,145,534 $692,766 1% $6,928 $852,32 4 46% $390,93 2 $397,859 2026 $1,892,616,91 0 $56,778,507 $43,284,396 $1,992,679,813 $514,616,323 $5,146,163 $859,983 1% $8,600 $1,058,05 4 46% $485,29 3 $493,893 2027 $1,992,679,81 3 $59,780,394 $44,582,928 $2,097,043,135 $618,979,645 $6,189,796 $1,034,386 1% $10,344 $1,272,62 5 46% $583,70 9 $594,053 2028 $2,097,043,13 5 $62,911,294 $7,917,313 $2,167,871,742 $689,808,252 $6,898,083 $1,152,749 1% $11,52 7 $1,418,249 46% $650,50 2 $662,029 2029 $2,167,871,74 2 $65,036,152 $8,154,832 $2,241,062,727 $762,999,237 $7,629,992 $1,275,059 1% $12,751 $1,568,73 0 46% $719,52 2 $732,273 2030 $2,241,062,72 7 $67,231,882 $8,399,477 $2,316,694,086 $838,630,596 $8,386,306 $1,401,448 20% $280,29 0 $1,724,229 20% $344,84 6 $625,135 2031 $2,316,694,08 6 $69,500,823 $8,651,462 $2,394,846,370 $916,782,880 $9,167,829 $1,532,050 20% $306,41 0 $1,884,910 20% $376,98 2 $683,392 2032 $2,394,846,37 0 $71,845,391 $31,723,18 0 $2,498,414,941 $1,020,351,451 $10,203,51 5 $1,705,125 20% $341,02 5 $2,097,848 20% $419,57 0 $760,594 2033 $2,498,414,941 $74,952,44 8 $91,416,224 $2,664,783,613 $1,186,720,123 $11,867,201 $1,983,14 6 20% $396,62 9 $2,439,903 20% $487,981 $884,610 2034 $2,664,783,61 3 $79,943,508 $86,909,624 $2,831,636,745 $1,353,573,255 $13,535,733 $2,261,977 20% $452,39 5 $2,782,954 20% $556,591 $1,008,986 2035 $2,831,636,74 5 $84,949,102 $89,516,913 $3,006,102,761 $1,528,039,271 $15,280,39 3 $2,553,529 20% $510,70 6 $3,141,657 20% $628,331 $1,139,037 2036 $3,006,102,761 $90,183,08 3 $92,202,420 $3,188,488,264 $1,710,424,774 $17,104,248 $2,858,316 20% $571,66 3 $3,516,642 20% $703,32 8 $1,274,992 2037 $3,188,488,26 4 $95,654,648 $94,968,493 $3,379,111,404 $1,901,047,914 $19,010,479 $3,176,870 20% $635,37 4 $3,908,564 20% $781,71 3 $1,417,087 2038 $3,379,111,40 4 $101,373,342 $81,814,677 $3,562,299,423 $2,084,235,933 $20,842,359 $3,482,998 20% $696,60 0 $4,285,200 20% $857,04 0 $1,553,640 2039 $3,562,299,42 3 $106,868,983 $72,695,977 $3,741,864,383 $2,263,800,893 $22,638,009 $3,783,072 20% $756,61 4 $4,654,386 20% $930,87 7 $1,687,492 2040 $3,741,864,38 3 $112,255,931 $74,876,85 7 $3,928,997,171 $2,450,933,681 $24,509,33 7 $4,095,792 20% $819,15 8 $5,039,132 20% $1,007,82 6 $1,826,985 2041 $3,928,997,171 $117,869,91 5 $77,123,162 $4,123,990,249 $2,645,926,759 $26,459,268 $4,421,648 20% $884,33 0 $5,440,039 20% $1,088,00 8 $1,972,337 2042 $4,123,990,24 9 $123,719,707 $79,436,857 $4,327,146,813 $2,849,083,323 $28,490,833 $4,761,146 20% $952,22 9 $5,857,730 20% $1,171,54 6 $2,123,775 2043 $4,327,146,81 3 $129,814,404 $81,819,963 $4,538,781,180 $3,060,717,690 $30,607,177 $5,114,811 20% $1,022,96 2 $6,292,852 20% $1,258,57 0 $2,281,533 2044 $4,538,781,18 0 $136,163,435 $12,704,963 $4,687,649,579 $3,209,586,089 $32,095,861 $5,363,58 7 20% $1,072,71 7 $6,598,926 20% $1,319,78 5 $2,392,503 2045 $4,687,649,57 9 $140,629,487 $13,086,112 $4,841,365,178 $3,363,301,688 $33,633,017 $5,620,464 20% $1,124,09 3 $6,914,966 20% $1,382,99 3 $2,507,086 2046 $4,841,365,17 8 $145,240,955 $13,478,695 $5,000,084,829 $3,522,021,339 $35,220,213 $5,885,703 20% $1,177,141 $7,241,29 4 20% $1,448,25 9 $2,625,399 2047 $5,000,084,82 9 $150,002,545 $13,883,056 $5,163,970,430 $3,685,906,940 $36,859,069 $6,159,574 20% $1,231,91 5 $7,578,244 20% $1,515,64 9 $2,747,564 2048 $5,163,970,43 0 $154,919,113 $14,299,548 $5,333,189,091 $3,855,125,601 $38,551,25 6 $6,442,358 20% $1,288,47 2 $7,926,158 20% $1,585,23 2 $2,873,703 2049 $5,333,189,091 $159,995,67 3 $14,728,534 $5,507,913,298 $4,029,849,808 $40,298,498 $6,734,342 20% $1,346,86 8 $8,285,392 20% $1,657,07 8 $3,003,947 2050 $5,507,913,29 8 $165,237,399 $15,170,390 $5,688,321,088 $4,210,257,598 $42,102,576 $7,035,824 20% $1,407,16 5 $8,656,312 20% $1,731,26 2 $3,138,427 2051 $5,688,321,08 8 $170,649,633 $17,906,825 $5,876,877,546 $4,398,814,056 $43,988,141 $7,350,92 4 20% $1,470,18 5 $9,043,985 20% $1,808,79 7 $3,278,982 2052 $5,876,877,54 6 $176,306,326 $0 $6,053,183,87 2 $4,575,120,382 $45,751,204 $7,645,552 20% $1,529,11 0 $9,406,471 20% $1,881,29 4 $3,410,405 2053 $6,053,183,87 2 $181,595,516 $0 $6,234,779,38 8 $4,756,715,898 $47,567,159 $7,949,019 20% $1,589,80 4 $9,779,833 20% $1,955,96 7 $3,545,770 2054 $6,234,779,38 8 $187,043,382 $0 $6,421,822,77 0 $4,943,759,280 $49,437,593 $8,261,590 20% $1,652,31 8 $10,164,395 20% $2,032,87 9 $3,685,197 2055 $6,421,822,77 0 $192,654,683 $0 $6,614,477,45 3 $5,136,413,963 $51,364,140 $8,583,538 20% $1,716,70 8 $10,560,494 20% $2,112,09 9 $3,828,806 2056 $6,614,477,45 3 $198,434,324 $0 $6,812,911,77 7 $5,334,848,287 $53,348,483 $8,915,145 20% $1,783,02 9 $10,968,476 20% $2,193,69 5 $3,976,724 2057 $6,812,911,77 7 $204,387,353 $0 $7,017,299,13 0 $5,539,235,640 $55,392,356 $9,256,699 20% $1,851,34 0 $11,388,697 20% $2,277,73 9 $4,129,079 2058 $7,017,299,13 0 $210,518,974 $0 $7,227,818,10 4 $5,749,754,614 $57,497,546 $9,608,501 20% $1,921,70 0 $11,821,525 20% $2,364,30 5 $4,286,005 2059 $7,227,818,10 4 $216,834,543 $0 $7,444,652,64 7 $5,966,589,157 $59,665,892 $9,970,856 20% $1,994,171 $12,267,33 8 20% $2,453,46 8 $4,447,639 2060 $7,444,652,64 7 $223,339,579 $0 $7,667,992,22 6 $6,189,928,736 $61,899,287 $10,344,082 20% $2,068,81 6 $12,726,526 20% $2,545,30 5 $4,614,122 2061 $7,667,992,22 6 $230,039,767 $0 $7,898,031,99 3 $6,419,968,503 $64,199,685 $10,728,505 20% $2,145,701 $13,199,48 9 20% $2,639,89 8 $4,785,599 ti stock ex
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value [2] See Table C-4 for new AV added to roll from 2020-21 on. It is assumed that new AV is added to roll in year after development occurs In 2019-20 and 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value [3] This analysis estimates the maximum annual EIFD revenue generated using the maximum tax allocation rate for each affected taxing entity (ATE). The initial EIFD allocations (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to remain constant at 20 percent and are consistent across all ATEs. A listing of all allocation rates by ATE is provided in Table 4.

Stockton
Existing City
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

ATTACHMENT A
206
DRAFT
Table C-3
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Tax Increment to EIFD - Stockton Annexation Area (Real $) City [1]
Cit
y EIFD
Allocation [4]
City
EIFD County [1]
County EIFD
Allocation [4]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*7.23% h i=g*h j=f*28.93% k l=j*k m=i+l 2020 $0 $0 $0 $0 $0 $0 $0 0% $0 $0 0% $0 $0
2021 $0 $0 $0 $0 $0 $0 $0 1% $0 $0 46% $0 $0
2022 $0 $0 $3,315,313 $3,315,313 $3,315,313 $33,153 $2,398 1% $24 $9,590 46% $4,399 $4,423 2023 $3,315,313 $99,459 $13,659,088 $17,073,859 $17,073,859 $170,739 $12,348 1% $123 $49,391 46% $22,654 $22,777 2024 $17,073,859 $512,216 $14,068,860 $31,654,935 $31,654,935 $316,549 $22,893 1% $229 $91,571 46% $42,000 $42,229 2025 $31,654,935 $949,648 $14,490,926 $47,095,509 $47,095,509 $470,955 $34,059 1% $341 $136,237 46% $62,487 $62,828 2026 $47,095,509 $1,412,865 $14,925,654 $63,434,028 $63,434,028 $634,340 $45,875 1% $459 $183,501 46% $84,166 $84,624 2027 $63,434,028 $1,903,021 $23,060,135 $88,397,184 $88,397,184 $883,972 $63,928 1% $639 $255,714 46% $117,287 $117,926 2028 $88,397,184 $2,651,916 $23,751,939 $114,801,039 $114,801,039 $1,148,010 $83,024 1% $830 $332,095 46% $152,320 $153,151 2029 $114,801,039 $3,444,031 $24,464,497 $142,709,567 $142,709,567 $1,427,096 $103,207 1% $1,032 $412,828 46% $189,350 $190,382 2030 $142,709,567 $4,281,287 $25,198,432 $172,189,286 $172,189,286 $1,721,893 $124,527 20% $24,905 $498,106 20% $99,621 $124,527 2031 $172,189,286 $5,165,679 $25,954,385 $203,309,350 $203,309,350 $2,033,093 $147,033 20% $29,407 $588,130 20% $117,626 $147,033 2032 $203,309,350 $6,099,280 $26,733,017 $236,141,647 $236,141,647 $2,361,416 $170,777 20% $34,155 $683,107 20% $136,621 $170,777 2033 $236,141,647 $7,084,249 $27,535,007 $270,760,903 $270,760,903 $2,707,609 $195,813 20% $39,163 $783,253 20% $156,651 $195,813 2034 $270,760,903 $8,122,827 $28,361,057 $307,244,788 $307,244,788 $3,072,448 $222,198 20% $44,440 $888,793 20% $177,759 $222,198 2035 $307,244,788 $9,217,344 $29,211,889 $345,674,021 $345,674,021 $3,456,740 $249,990 20% $49,998 $999,960 20% $199,992 $249,990 2036 $345,674,021 $10,370,221 $30,088,246 $386,132,487 $386,132,487 $3,861,325 $279,249 20% $55,850 $1,116,998 20% $223,400 $279,249 2037 $386,132,487 $11,583,975 $30,990,893 $428,707,355 $428,707,355 $4,287,074 $310,039 20% $62,008 $1,240,158 20% $248,032 $310,039 2038 $428,707,355 $12,861,221 $31,920,620 $473,489,195 $473,489,195 $4,734,892 $342,426 20% $68,485 $1,369,702 20% $273,940 $342,426 2039 $473,489,195 $14,204,676 $32,878,238 $520,572,110 $520,572,110 $5,205,721 $376,476 20% $75,295 $1,505,903 20% $301,181 $376,476 2040 $520,572,110 $15,617,163 $45,152,781 $581,342,054 $581,342,054 $5,813,421 $420,424 20% $84,085 $1,681,697 20% $336,339 $420,424 2041 $581,342,054 $17,440,262 $46,507,364 $645,289,680 $645,289,680 $6,452,897 $466,671 20% $93,334 $1,866,684 20% $373,337 $466,671 2042 $645,289,680 $19,358,690 $47,902,585 $712,550,955 $712,550,955 $7,125,510 $515,314 20% $103,063 $2,061,256 20% $412,251 $515,314 2043 $712,550,955 $21,376,529 $51,051,749 $784,979,233 $784,979,233 $7,849,792 $567,694 20% $113,539 $2,270,776 20% $454,155 $567,694 2044 $784,979,233 $23,549,377 $38,114,889 $846,643,499 $846,643,499 $8,466,435 $612,289 20% $122,458 $2,449,157 20% $489,831 $612,289 2045 $846,643,499 $25,399,305 $39,258,336 $911,301,141 $911,301,141 $9,113,011 $659,049 20% $131,810 $2,636,198 20% $527,240 $659,049 2046 $911,301,141 $27,339,034 $40,436,086 $979,076,261 $979,076,261 $9,790,763 $708,064 20% $141,613 $2,832,256 20% $566,451 $708,064 2047 $979,076,261 $29,372,288 $34,724,300 $1,043,172,849 $1,043,172,849 $10,431,728 $754,418 20% $150,884 $3,017,674 20% $603,535 $754,418 2048 $1,043,172,849 $31,295,185 $28,599,096 $1,103,067,131 $1,103,067,131 $11,030,671 $797,734 20% $159,547 $3,190,935 20% $638,187 $797,734 2049 $1,103,067,131 $33,092,014 $29,457,069 $1,165,616,213 $1,165,616,213 $11,656,162 $842,969 20% $168,594 $3,371,876 20% $674,375 $842,969 2050 $1,165,616,213 $34,968,486 $30,340,781 $1,230,925,481 $1,230,925,481 $12,309,255 $890,200 20% $178,040 $3,560,802 20% $712,160 $890,200 2051 $1,230,925,481 $36,927,764 $31,251,004 $1,299,104,249 $1,299,104,249 $12,991,042 $939,507 20% $187,901 $3,758,028 20% $751,606 $939,507 2052 $1,299,104,249 $38,973,127 $32,188,534 $1,370,265,911 $1,370,265,911 $13,702,659 $990,971 20% $198,194 $3,963,884 20% $792,777 $990,971 2053 $1,370,265,911 $41,107,977 $33,154,190 $1,444,528,079 $1,444,528,079 $14,445,281 $1,044,677 20% $208,935 $4,178,708 20% $835,742 $1,044,677 2054 $1,444,528,079 $43,335,842 $34,148,816 $1,522,012,738 $1,522,012,738 $15,220,127 $1,100,714 20% $220,143 $4,402,854 20% $880,571 $1,100,714 2055 $1,522,012,738 $45,660,382 $35,173,281 $1,602,846,401 $1,602,846,401 $16,028,464 $1,159,172 20% $231,834 $4,636,689 20% $927,338 $1,159,172 2056 $1,602,846,401 $48,085,392 $39,923,784 $1,690,855,577 $1,690,855,577 $16,908,556 $1,222,820 20% $244,564 $4,891,280 20% $978,256 $1,222,820 2057 $1,690,855,577 $50,725,667 $18,657,667 $1,760,238,911 $1,760,238,911 $17,602,389 $1,272,998 20% $254,600 $5,091,991 20% $1,018,398 $1,272,998 2058 $1,760,238,911 $52,807,167 $19,217,397 $1,832,263,475 $1,832,263,475 $18,322,635 $1,325,086 20% $265,017 $5,300,343 20% $1,060,069 $1,325,086 2059 $1,832,263,475 $54,967,904 $19,793,919 $1,907,025,298 $1,907,025,298 $19,070,253 $1,379,153 20% $275,831 $5,516,613 20% $1,103,323 $1,379,153 2060 $1,907,025,298 $57,210,759 $20,387,736 $1,984,623,793 $1,984,623,793 $19,846,238 $1,435,272 20% $287,054 $5,741,088 20% $1,148,218 $1,435,272 2061 $1,984,623,793 $59,538,714 $0 $2,044,162,506 $2,044,162,506 $20,441,625 $1,478,330 20% $295,666 $5,913,321 20% $1,182,664 $1,478,330 ti st ann
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs. [2] See Table C-5 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs.

In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value. [4] This analysis estimates the maximum annual EIFD revenue generated using the maximum tax allocation rate for each affected taxing entity (ATE). The initial EIFD allocations (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to remain constant at 20 percent and are consistent across all ATEs. A listing of all allocation rates by ATE is provided in Table 4.
[3] As a conservative assumption, this analysis excludes incremental growth of the existing land value of parcels annexed into the City until the time that the parcel develops. The growth of existing value for these parcels will be included in the EIFD and a method for estimating incremental AV growth/revenue to the EIFD will be determined at the time of EIFD formation. Refer to Table D-2 for the anticipated value of parcels annexed into the City in the first year of development.

Stockton
Annexation Area
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] [3] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
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Table C-4
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Stockton Existing City (2020 and Real $) Fiscal Year
Ending
Sin
gle
Family
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 425,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $17,000,000 $15,000,000 $32,000,000 $34,268,938 $14,686,688 $0 $48,955,625 $80,955,625 1.061 $85,885,823 2023 $34,000,000 $0 $34,000,000 $29,162,875 $12,498,375 $0 $41,661,250 $75,661,250 1.093 $82,677,091 2024 $28,458,000 $0 $28,458,000 $4,375,000 $1,875,000 $0 $6,250,000 $34,708,000 1.126 $39,064,160 2025 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.159 $7,245,463 2026 $0 $30,000,000 $30,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $36,250,000 1.194 $43,284,396 2027 $0 $30,000,000 $30,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $36,250,000 1.230 $44,582,928 2028 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.267 $7,917,313 2029 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.305 $8,154,832 2030 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.344 $8,399,477 2031 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.384 $8,651,462 2032 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $22,250,000 1.426 $31,723,180 2033 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $40,000,000 $46,250,000 $62,250,000 1.469 $91,416,224 2034 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.513 $86,909,624 2035 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.558 $89,516,913 2036 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.605 $92,202,420
2037 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.653 $94,968,493 2038 $0 $6,600,000 $6,600,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $48,057,500 1.702 $81,814,677 2039 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.754 $72,695,977 2040 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.806 $74,876,857 2041 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.860 $77,123,162 2042 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.916 $79,436,857 2043 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.974 $81,819,963 2044 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.033 $12,704,963 2045 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.094 $13,086,112 2046 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.157 $13,478,695 2047 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.221 $13,883,056 2048 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.288 $14,299,548 2049 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.357 $14,728,534 2050 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.427 $15,170,390 2051 $0 $0 $0 $5,013,750 $2,148,750 $0 $7,162,500 $7,162,500 2.500 $17,906,825 2052 $0 $0 $0 $0 $0 $0 $0 $0 2.575 $0
2053 $0 $0 $0 $0 $0 $0 $0 $0 2.652 $0
2054 $0 $0 $0 $0 $0 $0 $0 $0 2.732 $0
2055 $0 $0 $0 $0 $0 $0 $0 $0 2.814 $0
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av st ex
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table C-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

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Table C-5
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Stockton Annexation Areas (2020 and Real $) Fiscal Year
Ending
Singl
e
Family
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 425,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $0 $0 $0 $3,125,000 $0 $0 $3,125,000 $3,125,000 1.061 $3,315,313 2023 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.093 $13,659,088 2024 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.126 $14,068,860 2025 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.159 $14,490,926 2026 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.194 $14,925,654 2027 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.230 $23,060,135 2028 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.267 $23,751,939 2029 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.305 $24,464,497 2030 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.344 $25,198,432 2031 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.384 $25,954,385 2032 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.426 $26,733,017 2033 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.469 $27,535,007 2034 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.513 $28,361,057 2035 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.558 $29,211,889 2036 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.605 $30,088,246 2037 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.653 $30,990,893 2038 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.702 $31,920,620 2039 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.754 $32,878,238 2040 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.806 $45,152,781 2041 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.860 $46,507,364 2042 $0 $0 $0 $25,000,000 $0 $0 $25,000,000
$25,000,000 1.916 $47,902,585
2043 $0 $0 $0 $25,867,500 $0 $0 $25,867,500 $25,867,500 1.974 $51,051,749 2044 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.033 $38,114,889 2045 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.094 $39,258,336 2046 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.157 $40,436,086 2047 $0 $0 $0 $15,632,500 $0 $0 $15,632,500 $15,632,500 2.221 $34,724,300 2048 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.288 $28,599,096 2049 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.357 $29,457,069 2050 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.427 $30,340,781 2051 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.500 $31,251,004 2052 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.575 $32,188,534 2053 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.652 $33,154,190 2054 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.732 $34,148,816 2055 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.814 $35,173,281 2056 $0 $0 $0 $13,775,000 $0 $0 $13,775,000 $13,775,000 2.898 $39,923,784 2057 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 2.985 $18,657,667 2058 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.075 $19,217,397 2059 $0 $0 $0 $6,250,000 $0 $0 $6,250,000
$6,250,000 3.167 $19,793,919
2060 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.262 $20,387,736 av st ann
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table C-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

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

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

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APPENDIX D:

Supporting Tables for
EIFD Revenue Analysis

Table D-1 Existing Land Use Assessed Value .................................. D-33 Table D-2 Estimated Annexati on Assessed Value ............................ D-34 Table D-3 Gross Property Tax Revenue and Tax Allocation Percentages—Fiscal Year 2019–20 ................................. D-35 Table D-4 Preliminary Property Tax Allocations—
City of Lathrop Annexation Area .................................... D-36 Table D-5 Preliminary Property Tax Allocations—
City of Manteca Annexation Areas .................................. D-37 Table D-6 Preliminary Property Tax Allocations—
City of Stockton Annexation Area .................................. D-38

ATTACHMENT A
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Table D-1
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Existing Land Use Assessed Value (2020$)
Land Use
City of Lathrop $809,546,180 $2,380,385,113 $3,189,931,293 City of Manteca $331,548,841 $717,766,158 $1,049,314,999 City of Stockton $406,036,852 $987,179,747 $1,393,216,599 Unincorporated County [2]
Lathrop Annexation Area $32,967,236 $19,300,492 $52,267,728 Manteca Annexation Area $6,897,128 $7,918,291 $14,815,419 Stockton Annexation Area $87,605,502 $112,107,786 $199,713,288 Total Unincorporated County $127,469,866 $139,326,569 $266,796,435 av det
Source: San Joaquin County; City of Manteca; City of Lathrop; City of Stockton; LWA; EPS.

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

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

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

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

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

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

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

City of Manteca
Annexation Areas
Existing Tax Rate Area (TRA)
Post-ERAF Distribution [1]
Gross Revenue
(FY 2019-20) [1]
Property Tax
Sharing
Agreement [2]
Post Annexation Average
Base
Revenue
Post-ERAF
Distribution
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

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

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 12.16.21 Max Tax Scenario

ATTACHMENT A
217

ATTACHMENT E:

Tax Increment Revenue Forecast—
Variable Tax Rate Scenario

ATTACHMENT A
218

ATTACHMENT A
219

List of Tables
Table 1 Property Tax Summary for Fiscal Years 2021–22 through 2060–61 ................ E-1 Table 2 EIFD Revenue Summary for Fiscal Years 2021–22 through 2060–61 ............... E-2 Table 3 Net Fiscal Impact Afte r EIFD Contribution ................................................... E-3 Table 4 Analysis Assumptions .............................................................................. E-4 Table 5 Projected Net Property Tax and EIFD Revenue Summary—Lathrop ................. E-5 Table 6 Projected Net Property Tax and EIFD Revenue—Lathrop Existing City Boundaries ...................................................................................... E-6 Table 7 Projected Net Property Tax and EIFD Revenue—Lathrop Annexation Area ........ E-7 Table 8 Projected Net Property Tax an d EIFD Revenue Summary—Manteca ................ E-8 Table 9 Projected Net Property Tax and EIFD Revenue—Manteca Existing City Boundaries ...................................................................................... E-9 Table 10 Projected Net Property Tax and EIFD Revenue—Manteca Annexation Area ..... E-10 Table 11 Projected Net Property Tax and EIFD Revenue Summary—Stockton ............. E-11 Table 12 Projected Net Property Tax and EIFD Revenue—Stockton Existing City Boundaries .................................................................................... E-12 Table 13 Projected Net Property Tax and EIFD Revenue—Stockton Annexation Area .... E-13

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

Cumulative Revenue (Fiscal Years 2021-22 through 2060-61) Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
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DRAFT
Table 2
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
EIFD Revenue Summary for Fiscal Years 2021-22 through 2060-61 (Real $) Fiscal Year
Ending Lathrop [1] Manteca [1] Stockton [1] Total
2021 $0 $0 $0 $0
2022 $0 $0 $0 $0
2023 $507,063 $268,832 $129,406 $905,301
2024 $954,579 $770,889 $273,414 $1,998,882
2025 $1,320,436 $1,184,477 $380,432 $2,885,345
2026 $1,726,942 $1,722,524 $460,687 $3,910,153
2027 $2,148,215 $2,154,898 $578,517 $4,881,630
2028 $2,603,821 $2,548,729 $711,980 $5,864,529
2029 $3,040,526 $2,944,633 $815,180 $6,800,338
2030 $3,469,486 $3,371,483 $922,655 $7,763,624
2031 $1,584,174 $1,665,506 $487,280 $3,736,961
2032 $1,721,306 $1,867,209 $539,776 $4,128,290
2033 $1,864,053 $2,077,833 $605,391 $4,547,277
2034 $1,468,340 $1,686,433 $513,201 $3,667,974
2035 $1,577,858 $1,862,613 $584,813 $4,025,284
2036 $1,684,506 $2,019,529 $659,788 $4,363,823
2037 $1,795,265 $2,167,871 $738,265 $4,701,401
2038 $1,893,923 $2,302,503 $820,385 $5,016,811
2039 $1,996,018 $2,410,775 $900,631 $5,307,424
2040 $2,101,666 $2,523,165 $980,384 $5,605,216
2041 $2,239,289 $2,636,308 $1,067,519 $5,943,116
2042 $2,383,750 $2,733,149 $1,158,529 $6,275,427
2043 $2,533,995 $2,833,121 $1,253,567 $6,620,684
2044 $2,690,243 $2,936,325 $1,353,383 $6,979,950
2045 $1,351,287 $1,441,357 $676,078 $3,468,722
2046 $1,431,308 $1,493,455 $712,380 $3,637,143
2047 $1,514,503 $1,547,236 $750,029 $3,811,769
2048 $1,600,991 $1,602,755 $787,946 $3,991,692
2049 $1,690,894 $1,660,068 $826,073 $4,177,035
2050 $1,784,339 $1,719,231 $865,556 $4,369,126
2051 $1,881,458 $1,780,306 $906,441 $4,568,205
2052 $1,981,534 $1,843,352 $949,160 $4,774,046
2053 $2,085,511 $1,908,434 $990,310 $4,984,254
2054 $2,193,531 $1,975,616 $1,032,851 $5,201,998
2055 $2,305,745 $2,044,967 $1,076,830 $5,427,542
2056 $2,422,307 $2,116,076 $1,122,295 $5,660,678
2057 $2,543,376 $2,184,395 $1,169,897 $5,897,668
2058 $2,669,118 $2,254,763 $1,215,467 $6,139,348
2059 $2,799,705 $2,327,242 $1,262,495 $6,389,442
2060 $2,935,313 $2,401,895 $1,311,028 $6,648,236
2061 $3,037,073 $2,478,788 $1,361,114 $6,876,974
Total $79,533,446 $79,468,741 $32,951,135 $191,953,322
EIFD rev
Source: EPS.
[1] Includes both City and County EIFD revenue resulting from the tax increment of existing and new development following the base year of each jurisdiction.

Annual EIFD Revenue (Fiscal Years 2021-22 through 2060-61) Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
222
DRAFT
Table 3
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Net Fiscal Impact After EIFD Contribution (Real and Current 2020 $) Jurisdiction / Item Formula 2025 2030 2035 2040 2050 2060 EIFD Allocation [1] [1] [2] 13% 10% 10% 5% 5%
Lathrop
EIFD Allocation
Estimated EIFD Allocation (Real $) [3] a $152,452 $396,739 $584,910 $780,116 $663,797 $1,093,301 Discount Factor b 1.16 1.34 1.56 1.81 2.43 3.26
Estimated EIFD Allocation (Current 2020$) c = a / b $131,506 $295,211 $375,431 $431,931 $273,476 $335,159 Net Fiscal Impact [4]
Net Fiscal Surplus/(Deficit) (2020$) d $264,000 $3,276,000 $4,303,000 $4,691,000 $1,568,000 ($1,381,000) Net Fiscal Surplus/(Deficit) (after EIFD Contribution) [3] e = d - c $132,494 $2,980,789 $3,927,569 $4,259,069 $1,294,52 4 ($1,716,159) Manteca
EIFD Allocation
Estimated EIFD Allocation (Real $) [3] f $80,855 $219,499 $724,777 $972,006 $666,094 $933,448 Discount Factor g 1.16 1.34 1.56 1.81 2.43 3.26
Estimated EIFD Allocation (Current 2020$) h = f / g $69,746 $163,328 $465,206 $538,176 $274,422 $286,155 Net Fiscal Impact [4]
Net Fiscal Surplus/(Deficit) (2020$) i ($962,000) $1,245,000 $3,225,000 $3,921,000 $4,777,000 $5,199,000 Net Fiscal Surplus/(Deficit) (after EIFD Contribution) [3] j - i - h ($1,031,746) $1,081,672 $2,759,79 4 $3,382,824 $4,502,578 $4,912,84 5 Stockton
EIFD Allocation
Estimated EIFD Allocation (Real $) [3] k $6,118 $13,783 $235,997 $395,157 $340,979 $510,750 Discount Factor l 1.16 1.34 1.56 1.81 2.43 3.26
Estimated EIFD Allocation (Current 2020$) m = k / l $5,277 $10,256 $151,477 $218,789 $140,479 $156,574 Net Fiscal Impact [4]
Net Fiscal Surplus/(Deficit) (2020$) n ($1,639,000) ($920,000) ($6,000) $1,244,000 $3,367,000 $4,238,000 Net Fiscal Surplus/(Deficit) (after EIFD Contribution) [3] o - n - m ($1,644,277) ($930,256) ($157,477) $1,025,211 $3,226,521 $4,081,42 6 San Joaquin County
EIFD Allocation
Estimated EIFD Allocation (Real $) [3] p $2,645,921 $7,129,499 $2,479,601 $3,457,937 $2,698,256 $4,110,737 Discount Factor q 1.16 1.34 1.56 1.81 2.43 3.26
Estimated EIFD Allocation (Current 2020$) r = p / q $2,282,394 $5,305,017 $1,591,561 $1,914,576 $1,111,646 $1,260,175 Net Fiscal Impact [4]
Net Fiscal Surplus/(Deficit) (2020$) s $5,962,000 $12,508,000 $17,554,000 $20,498,000 $23,825,000 $25,709,000 Net Fiscal Surplus/(Deficit) (after EIFD Contribution) [3] t = s - r $3,679,606 $7,202,983 $15,962,439 $18,583,42 4 $22,713,354 $24,448,825 fiscal
Source: EPS.
[3] The EIFD contribution omits EIFD revenue derived from growth of existing development and includes EIFD revenue derived from new development only.

Impacts of EIFD from
New Development Only
[4] This analysis is an interim draft analysis. Fiscal surplus/deficit estimates are anticipated to change as additional edits are made to the Fiscal Impact Analyses completed for each jurisdiction.
[1] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each affected taxing entity (ATE). The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

NOTE: All fiscal impact analysis assumptions in this analysis, including assessed values, property tax allocations, and property tax revenues for each jurisdiction, are derived from fiscal impact analyses prepared in 2021 and based on Fiscal Year (FY) 2020-21 budgets, current 2020 market-based assumptions, and the current Project boundary identified in 2019.
[2] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025).

Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

Net Fiscal Impact by Fiscal Year Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
223
DRAFT
Table 4
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Analysis Assumptions
Item Existing City
Annexation Areas Existing City Annexation Areas Existing City Annexation Areas Tax Increment [1]
Existing City General Fund Property Tax Allocation [2] 11.23% 6.94% 14.30% 6.63% 16.71% 7.23% Initial Percentage Of City Tax Increment to EIFD 10.00% 10.00% 5.00% 5.00% 1.00% 1.00% Percentage of City Tax Increment to EIFD beginning FY ending 2030 13.00% 13.00% 13.00% 13.00% 13.00% 13.00% Percentage of City Tax Increment to EIFD beginning FY ending 2033 9.50% 9.50% 9.50% 9.50% 9.50% 9.50% Percentage of City Tax Increment to EIFD beginning FY ending 2044 4.50% 4.50% 4.50% 4.50% 4.50% 4.50% Existing County General Fund Property Tax Allocation [2] 18.76% 27.75% 19.84% 26.51% 20.56% 28.93% Initial Percentage Of County Tax Increment to EIFD 45.87% 45.87% 45.87% 45.87% 45.87% 45.87% Percentage of County Tax Increment to EIFD beginning FY ending 2030 13.00% 13.00% 13.00% 13.00% 13.00% 13.00% Percentage of County Tax Increment to EIFD beginning FY ending 2033 9.50% 9.50% 9.50% 9.50% 9.50% 9.50% Percentage of County Tax Increment to EIFD beginning FY ending 2044 4.50% 4.50% 4.50% 4.50% 4.50% 4.50% Assessed Value per Dwelling Unit (2020$)
Low Density Residential $525,000 $525,000 $500,000 $500,000 $425,000 $425,000 High Density Residential $200,000 $200,000 $200,000 $200,000 $200,000 $200,000 Assessed Value per Nonresidential Building Sq. Ft. (2020$) Retail Commercial $250 $250 $250 $250 $250 $250
Office Commercial $250 $250 $250 $250 $250 $250
Industrial $100 $100 $100 $100 $100 $100
AV Annual Growth
Existing AV Growth [3] 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% New Development Annual Sales Price Increase 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% assumps
Source: The Gregory Group; San Joaquin County; Costar; Colliers, International; CBRE; San Joaquin County Auditor-Controller; LWA; EPS. [2] Refer to Table D-3 for details pertaining to property tax allocations for existing City and unincorporated areas.

Refer to Table D-5, Table D-6, and Table D-4 for additional details pertaining to the calculation of property tax allocations for annexation areas. [3] Assumes 2 percent annual growth plus an additional 1 percent to account for annual turnover. [1] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change.

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
224
DRAFT
Table 5
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue Summary - Lathrop (Real $) Fiscal Year
Ending
Existing City
Boundaries
Annexation
Areas Total
Existing City
Boundaries
Annexation
Areas Total
City EIFD
Revenue
County EIFD
Revenue Total
Table 6 Table 7 Table 6 Table 7
2021 $3,689,598 $0 $3,689,598 $6,162,942 $0 $6,162,942 $0 $0 $0 2022 $3,800,286 $0 $3,800,286 $6,347,830 $0 $6,347,830 $0 $0 $0 2023 $4,327,174 $0 $4,327,174 $6,877,190 $0 $6,877,190 $58,543 $448,520 $507,063 2024 $4,792,188 $0 $4,792,188 $7,344,385 $0 $7,344,385 $110,211 $844,367 $954,579 2025 $5,172,350 $0 $5,172,350 $7,726,330 $0 $7,726,330 $152,452 $1,167,984 $1,320,436 2026 $5,583,653 $4,968 $5,588,621 $8,139,562 $11,953 $8,151,516 $198,704 $1,528,238 $1,726,942 2027 $6,009,634 $10,235 $6,019,869 $8,567,542 $24,624 $8,592,165 $246,620 $1,901,595 $2,148,215 2028 $6,470,595 $15,812 $6,486,407 $9,030,664 $38,044 $9,068,708 $298,458 $2,305,363 $2,603,821 2029 $6,911,189 $21,716 $6,932,905 $9,473,325 $52,246 $9,525,572 $348,069 $2,692,457 $3,040,526 2030 $7,342,976 $27,959 $7,370,935 $9,907,137 $67,267 $9,974,405 $396,739 $3,072,747 $3,469,486 2031 $7,707,912 $33,405 $7,741,317 $12,874,957 $133,621 $13,008,578 $588,890 $995,284 $1,584,174 2032 $8,038,971 $40,142 $8,079,113 $13,427,943 $160,568 $13,588,512 $639,365 $1,081,941 $1,721,306 2033 $8,383,401 $47,253 $8,430,654 $14,003,264 $189,012 $14,192,276 $691,894 $1,172,159 $1,864,053 2034 $8,931,843 $56,957 $8,988,800 $14,919,357 $227,829 $15,147,186 $544,651 $923,689 $1,468,340 2035 $9,307,136 $65,184 $9,372,321 $15,546,231 $260,737 $15,806,969 $584,910 $992,948 $1,577,858 2036 $9,683,934 $67,140 $9,751,074 $16,175,617 $268,559 $16,444,177 $624,668 $1,059,838 $1,684,506 2037 $10,075,288 $69,154 $10,144,442 $16,829,318 $276,616 $17,105,934 $665,961 $1,129,304 $1,795,265 2038 $10,423,361 $71,229 $10,494,590 $17,410,724 $284,915 $17,695,639 $702,717 $1,191,206 $1,893,923 2039 $10,783,576 $73,366 $10,856,941 $18,012,411 $293,462 $18,305,873 $740,754 $1,255,264 $1,996,018 2040 $11,156,348 $75,566 $11,231,914 $18,635,072 $302,266 $18,937,338 $780,116 $1,321,551 $2,101,666 2041 $11,643,062 $77,833 $11,720,895 $19,448,058 $311,334 $19,759,392 $831,445 $1,407,844 $2,239,289 2042 $12,154,044 $80,168 $12,234,213 $20,301,581 $320,674 $20,622,255 $885,329 $1,498,420 $2,383,750 2043 $12,685,532 $82,574 $12,768,106 $21,189,355 $330,294 $21,519,649 $941,373 $1,592,622 $2,533,995 2044 $13,238,296 $85,051 $13,323,346 $22,112,667 $340,203 $22,452,870 $999,658 $1,690,584 $2,690,243 2045 $14,366,329 $92,442 $14,458,771 $23,996,884 $369,769 $24,366,653 $502,232 $849,054 $1,351,287 2046 $14,997,091 $95,215 $15,092,307 $25,050,481 $380,862 $25,431,343 $532,085 $899,223 $1,431,308 2047 $15,652,923 $98,072 $15,750,995 $26,145,954 $392,288 $26,538,242 $563,122 $951,381 $1,514,503 2048 $16,334,762 $101,014 $16,435,776 $27,284,867 $404,056 $27,688,924 $595,390 $1,005,601 $1,600,991 2049 $17,043,577 $104,044 $17,147,621 $28,468,841 $416,178 $28,885,019 $628,932 $1,061,962 $1,690,894 2050 $17,780,373 $107,166 $17,887,539 $29,699,554 $428,663 $30,128,217 $663,797 $1,120,542 $1,784,339 2051 $18,546,193 $110,381 $18,656,573 $30,978,744 $441,523 $31,420,267 $700,034 $1,181,424 $1,881,458 2052 $19,335,331 $113,692 $19,449,023 $32,296,887 $454,769 $32,751,656 $737,375 $1,244,159 $1,981,534 2053 $20,155,280 $117,103 $20,272,383 $33,666,494 $468,412 $34,134,906 $776,172 $1,309,339 $2,085,511 2054 $21,007,179 $120,616 $21,127,795 $35,089,467 $482,464 $35,571,932 $816,479 $1,377,052 $2,193,531 2055 $21,892,205 $124,235 $22,016,440 $36,567,776 $496,938 $37,064,715 $858,353 $1,447,392 $2,305,745 2056 $22,811,581 $127,962 $22,939,542 $38,103,461 $511,846 $38,615,307 $901,850 $1,520,457 $2,422,307 2057 $23,766,569 $131,800 $23,898,370 $39,698,632 $527,202 $40,225,834 $947,030 $1,596,346 $2,543,376 2058 $24,758,481 $135,754 $24,894,236 $41,355,478 $543,018 $41,898,496 $993,956 $1,675,162 $2,669,118 2059 $25,788,672 $139,827 $25,928,499 $43,076,263 $559,308 $43,635,571 $1,042,691 $1,757,014 $2,799,705 2060 $26,858,545 $144,022 $27,002,567 $44,863,332 $576,088 $45,439,419 $1,093,301 $1,842,012 $2,935,313 2061 $27,659,171 $148,343 $27,807,513 $46,200,662 $593,370 $46,794,032 $1,131,231 $1,905,842 $3,037,073 TOTA
L $547,066,607 $3,017,401 $550,084,008 $903,007,240 $11,940,980 $914,948,220 $25,515,558 $54,017,887 $79,533,446 proj lath
Source: EPS.
[1] Includes property tax revenue from parcels within the Mossdale Tract boundary only.

Net City Property Tax Revenue [1] Net County Property Tax Revenue [1] EIFD Revenue Lathrop
Existing City and
Annexation Areas
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
225
DRAFT
Table 6
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue - Lathrop Existing City Boundaries (Real $) City
City EIFD
Amount [1] Net City County
County EIFD
Amount [1] Net County Total EIFD
Formula a b=a*1.0% c=b*11.23% d e=c-d f=b*18.76% g h=f-g i=d+g 2021 $3,285,629,232 $32,856,292 $3,689,598 $0 $3,689,598 $6,162,942 $0 $6,162,942 $0 2022 $3,384,198,109 $33,841,981 $3,800,286 $0 $3,800,286 $6,347,830 $0 $6,347,830 $0 2023 $3,905,532,003 $39,055,320 $4,385,718 $58,543 $4,327,174 $7,325,710 $448,520 $6,877,190 $507,063 2024 $4,365,643,245 $43,656,432 $4,902,400 $110,211 $4,792,188 $8,188,753 $844,367 $7,344,385 $954,579 2025 $4,741,797,337 $47,417,973 $5,324,802 $152,452 $5,172,350 $8,894,315 $1,167,984 $7,726,330 $1,320,436 2026 $5,148,763,973 $51,487,640 $5,781,805 $198,152 $5,583,653 $9,657,673 $1,518,110 $8,139,562 $1,716,262 2027 $5,570,254,018 $55,702,540 $6,255,117 $245,483 $6,009,634 $10,448,273 $1,880,731 $8,567,542 $2,126,214 2028 $6,026,354,958 $60,263,550 $6,767,296 $296,701 $6,470,595 $11,303,793 $2,273,129 $9,030,664 $2,569,830 2029 $6,462,303,917 $64,623,039 $7,256,845 $345,656 $6,911,189 $12,121,514 $2,648,189 $9,473,325 $2,993,845 2030 $6,889,538,634 $68,895,386 $7,736,608 $393,632 $7,342,976 $12,922,890 $3,015,752 $9,907,137 $3,409,385 2031 $7,383,952,317 $73,839,523 $8,291,810 $583,898 $7,707,912 $13,850,275 $975,318 $12,874,957 $1,559,216 2032 $7,722,816,475 $77,228,165 $8,672,338 $633,367 $8,038,971 $14,485,891 $1,057,948 $13,427,943 $1,691,315 2033 $8,075,366,926 $80,753,669 $9,068,234 $684,833 $8,383,401 $15,147,179 $1,143,915 $14,003,264 $1,828,749 2034 $8,433,602,373 $84,336,024 $9,470,515 $538,672 $8,931,843 $15,819,131 $899,774 $14,919,357 $1,438,445 2035 $8,802,887,679 $88,028,877 $9,885,204 $578,067 $9,307,136 $16,511,809 $965,578 $15,546,231 $1,543,645 2036 $9,173,652,934 $91,736,529 $10,301,555 $617,621 $9,683,934 $17,207,264 $1,031,646 $16,175,617 $1,649,267 2037 $9,558,741,506 $95,587,415 $10,733,990 $658,702 $10,075,288 $17,929,584 $1,100,267 $16,829,318 $1,758,969 2038 $9,901,242,319 $99,012,423 $11,118,601 $695,240 $10,423,361 $18,572,022 $1,161,298 $17,410,724 $1,856,538 2039 $10,255,690,313 $102,556,903 $11,516,629 $733,053 $10,783,576 $19,236,870 $1,224,459 $18,012,411 $1,957,511 2040 $10,622,494,068 $106,224,941 $11,928,531 $772,183 $11,156,348 $19,924,893 $1,289,821 $18,635,072 $2,062,004 2041 $11,101,416,110 $111,014,161 $12,466,336 $823,275 $11,643,062 $20,823,220 $1,375,162 $19,448,058 $2,198,437 2042 $11,604,218,379 $116,042,184 $13,030,958 $876,914 $12,154,044 $21,766,339 $1,464,758 $20,301,581 $2,341,672 2043 $12,127,197,510 $121,271,975 $13,618,238 $932,705 $12,685,532 $22,747,305 $1,557,950 $21,189,355 $2,490,656 2044 $12,671,111,592 $126,711,116 $14,229,026 $990,730 $13,238,296 $23,767,539 $1,654,872 $22,112,667 $2,645,603 2045 $13,236,746,041 $132,367,460 $14,864,205 $497,876 $14,366,329 $24,828,515 $831,631 $23,996,884 $1,329,507 2046 $13,824,914,557 $138,249,146 $15,524,689 $527,598 $14,997,091 $25,931,758 $881,277 $25,050,481 $1,408,875 2047 $14,436,460,113 $144,364,601 $16,211,424 $558,501 $15,652,923 $27,078,850 $932,896 $26,145,954 $1,491,397 2048
$15,072,255,978 $150,722,560 $16,925,391 $590,630 $16,334,762 $28,271,429 $986,562 $27,284,867 $1,577,192 2049 $15,733,206,782 $157,332,068 $17,667,606 $624,029 $17,043,577 $29,511,192 $1,042,351 $28,468,841 $1,666,381 2050 $16,420,249,603 $164,202,496 $18,439,121 $658,748 $17,780,373 $30,799,897 $1,100,343 $29,699,554 $1,759,091 2051 $17,134,355,108 $171,343,551 $19,241,026 $694,833 $18,546,193 $32,139,363 $1,160,619 $30,978,744 $1,855,452 2052 $17,870,205,389 $178,702,054 $20,067,349 $732,018 $19,335,331 $33,519,617 $1,222,730 $32,296,887 $1,954,748 2053 $18,634,785,769 $186,347,858 $20,925,935 $770,654 $20,155,280 $34,953,761 $1,287,267 $33,666,494 $2,057,921 2054 $19,429,157,786 $194,291,578 $21,817,975 $810,796 $21,007,179 $36,443,785 $1,354,318 $35,089,467 $2,165,114 2055 $20,254,420,817 $202,544,208 $22,744,704 $852,499 $21,892,205 $37,991,753 $1,423,977 $36,567,776 $2,276,475 2056 $21,111,713,387 $211,117,134 $23,707,401 $895,820 $22,811,581 $39,599,799 $1,496,339 $38,103,461 $2,392,159 2057 $22,002,214,534 $220,022,145 $24,707,389 $940,820 $23,766,569 $41,270,136 $1,571,504 $39,698,632 $2,512,323 2058 $22,927,145,207 $229,271,452 $25,746,040 $987,559 $24,758,481 $43,005,053 $1,649,575 $41,355,478 $2,637,134 2059 $23,887,769,727 $238,877,697 $26,824,774 $1,036,102 $25,788,672 $44,806,922 $1,730,659 $43,076,263 $2,766,761 2060 $24,885,397,288 $248,853,973 $27,945,059 $1,086,515 $26,858,545 $46,678,198 $1,814,867 $44,863,332 $2,901,381 2061 $25,631,959,206 $256,319,592 $28,783,411 $1,124,241 $27,659,171 $48,078,544 $1,877,882 $46,200,662 $3,002,123 pt lath ex
Source: San Joaquin County; City of Lathrop; LWA; EPS.
[1] Refer to Table A-2 for details.

Lathrop
Existing City
Beginning
Assessed Value
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
226
DRAFT
Table 7
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue - Lathrop Annexation Area (Real $) City
City EIFD
Amount [2] Net City County
County EIFD
Amount [2] Net County Total EIFD
Formula a b=a*1.0% c=b*6.94% d e=c-d f=b*27.75% g h=f-g d+g 2021 $0 $0 $0 $0 $0 $0 $0 $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 $0
2023 $0 $0 $0 $0 $0 $0 $0 $0 $0
2024 $0 $0 $0 $0 $0 $0 $0 $0 $0
2025 $0 $0 $0 $0 $0 $0 $0 $0 $0
2026 $7,956,388 $79,564 $5,520 $552 $4,968 $22,081 $10,128 $11,953 $10,680 2027 $16,390,159 $163,902 $11,372 $1,137 $10,235 $45,487 $20,863 $24,624 $22,000 2028 $25,322,795 $253,228 $17,569 $1,757 $15,812 $70,277 $32,234 $38,044 $33,991 2029 $34,776,639 $347,766 $24,129 $2,413 $21,716 $96,514 $44,268 $52,246 $46,681 2030 $44,774,923 $447,749 $31,066 $3,107 $27,959 $124,262 $56,995 $67,267 $60,101 2031 $55,341,805 $553,418 $38,397 $4,992 $33,405 $153,588 $19,966 $133,621 $24,958 2032 $66,502,402 $665,024 $46,140 $5,998 $40,142 $184,561 $23,993 $160,568 $29,991 2033 $78,282,827 $782,828 $54,314 $7,061 $47,253 $217,255 $28,243 $189,012 $35,304 2034 $90,710,226 $907,102 $62,936 $5,979 $56,957 $251,744 $23,916 $227,829 $29,895 2035 $103,812,814 $1,038,128 $72,027 $6,843 $65,184 $288,107 $27,370 $260,737 $34,213 2036 $106,927,199 $1,069,272 $74,188 $7,048 $67,140 $296,751 $28,191 $268,559 $35,239 2037 $110,135,015 $1,101,350 $76,413 $7,259 $69,154 $305,653 $29,037 $276,616 $36,296 2038 $113,439,065 $1,134,391 $78,706 $7,477 $71,229 $314,823 $29,908 $284,915 $37,385 2039 $116,842,237 $1,168,422 $81,067 $7,701 $73,366 $324,268 $30,805 $293,462 $38,507 2040 $120,347,504 $1,203,475 $83,499 $7,932 $75,566 $333,996 $31,730 $302,266 $39,662 2041 $123,957,929 $1,239,579 $86,004 $8,170 $77,833 $344,015 $32,681 $311,334 $40,852 2042 $127,676,667 $1,276,767 $88,584 $8,415 $80,168 $354,336 $33,662 $320,674 $42,077 2043 $131,506,967 $1,315,070 $91,241 $8,668 $82,574 $364,966 $34,672 $330,294 $43,340 2044 $135,452,176 $1,354,522 $93,979 $8,928 $85,051 $375,915 $35,712 $340,203 $44,640 2045 $139,515,742 $1,395,157 $96,798 $4,356 $92,442 $387,192 $17,424 $369,769 $21,780 2046 $143,701,214 $1,437,012 $99,702 $4,487 $95,215 $398,808 $17,946 $380,862 $22,433 2047 $148,012,250 $1,480,123 $102,693 $4,621 $98,072 $410,772 $18,485 $392,288 $23,106 2048 $152,452,618 $1,524,526
$105,774 $4,760 $101,014 $423,096 $19,039 $404,056 $23,799 2049 $157,026,196 $1,570,262 $108,947 $4,903 $104,044 $435,788 $19,610 $416,178 $24,513 2050 $161,736,982 $1,617,370 $112,216 $5,050 $107,166 $448,862 $20,199 $428,663 $25,248 2051 $166,589,092 $1,665,891 $115,582 $5,201 $110,381 $462,328 $20,805 $441,523 $26,006 2052 $171,586,764 $1,715,868 $119,049 $5,357 $113,692 $476,198 $21,429 $454,769 $26,786 2053 $176,734,367 $1,767,344 $122,621 $5,518 $117,103 $490,484 $22,072 $468,412 $27,590 2054 $182,036,398 $1,820,364 $126,300 $5,683 $120,616 $505,198 $22,734 $482,464 $28,417 2055 $187,497,490 $1,874,975 $130,089 $5,854 $124,235 $520,354 $23,416 $496,938 $29,270 2056 $193,122,415 $1,931,224 $133,991 $6,030 $127,962 $535,965 $24,118 $511,846 $30,148 2057 $198,916,087 $1,989,161 $138,011 $6,210 $131,800 $552,044 $24,842 $527,202 $31,052 2058 $204,883,570 $2,048,836 $142,151 $6,397 $135,754 $568,605 $25,587 $543,018 $31,984 2059 $211,030,077 $2,110,301 $146,416 $6,589 $139,827 $585,663 $26,355 $559,308 $32,944 2060 $217,360,979 $2,173,610 $150,808 $6,786 $144,022 $603,233 $27,145 $576,088 $33,932 2061 $223,881,809 $2,238,818 $155,333 $6,990 $148,343 $621,330 $27,960 $593,370 $34,950 pt lath ann
Source: San Joaquin County; City of Lathrop; LWA; EPS.
[1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs. [2] Refer to Table A-3 for details.

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

ATTACHMENT A
227
DRAFT
Table 8
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue Summary - Manteca (Real $) Fiscal Year
Ending
Existing City
Boundaries
Annexation
Areas Total
Existing City
Boundaries
Annexation
Areas Total
City EIFD
Revenue
County EIFD
Revenue Total
Table 9 Table 10 Table 9 Table 10
2021 $1,545,190 $0 $1,545,190 $2,144,610 $0 $2,144,610 $0 $0 $0 2022 $1,591,546 $0 $1,591,546 $2,208,948 $0 $2,208,948 $0 $0 $0 2023 $1,872,151 $0 $1,872,151 $2,376,326 $0 $2,376,326 $19,577 $249,255 $268,832 2024 $2,488,437 $28,555 $2,516,992 $2,863,732 $65,085 $2,928,816 $53,516 $717,373 $770,889 2025 $2,977,611 $58,823 $3,036,434 $3,250,607 $134,075 $3,384,682 $80,855 $1,103,621 $1,184,477 2026 $3,634,077 $90,881 $3,724,959 $3,769,791 $207,145 $3,976,937 $117,093 $1,605,431 $1,722,524 2027 $4,139,196 $124,810 $4,264,006 $4,169,278 $284,480 $4,453,757 $145,464 $2,009,434 $2,154,898 2028 $4,585,619 $160,693 $4,746,312 $4,522,343 $366,268 $4,888,611 $170,849 $2,377,880 $2,548,729 2029 $5,029,311 $198,616 $5,227,927 $4,873,249 $452,707 $5,325,956 $196,197 $2,748,436 $2,944,633 2030 $5,509,972 $238,671 $5,748,643 $5,253,392 $544,003 $5,797,395 $223,603 $3,147,880 $3,371,483 2031 $5,629,134 $257,290 $5,886,425 $7,812,824 $1,029,162 $8,841,986 $655,415 $1,010,091 $1,665,506 2032 $6,108,893 $298,135 $6,407,028 $8,478,694 $1,192,541 $9,671,236 $733,207 $1,134,002 $1,867,209 2033 $6,606,429 $342,433 $6,948,861 $9,169,237 $1,369,730 $10,538,967 $814,170 $1,263,663 $2,077,833 2034 $7,354,920 $416,964 $7,771,884 $10,208,088 $1,667,855 $11,875,943 $658,355 $1,028,078 $1,686,433 2035 $7,923,591 $481,044 $8,404,634 $10,997,361 $1,924,175 $12,921,536 $724,777 $1,137,837 $1,862,613 2036 $8,408,147 $548,593 $8,956,741 $11,669,890 $2,194,373 $13,864,263 $782,732 $1,236,797 $2,019,529 2037 $8,850,919 $619,763 $9,470,682 $12,284,425 $2,479,051 $14,763,476 $836,682 $1,331,189 $2,167,871 2038 $9,231,086 $694,709 $9,925,794 $12,812,068 $2,778,835 $15,590,902 $884,456 $1,418,046 $2,302,503 2039 $9,619,385 $715,550 $10,334,935 $13,350,999 $2,862,200 $16,213,198 $927,405 $1,483,370 $2,410,775 2040 $10,022,802 $737,016 $10,759,819 $13,910,913 $2,948,066 $16,858,978 $972,006 $1,551,159 $2,523,165 2041 $10,427,875 $759,127 $11,187,002 $14,473,123 $3,036,507 $17,509,631 $1,016,848 $1,619,460 $2,636,308 2042 $10,766,523 $781,901 $11,548,423 $14,943,141 $3,127,603 $18,070,744 $1,054,788 $1,678,361 $2,733,149 2043 $11,116,232 $805,358 $11,921,590 $15,428,513 $3,221,431 $18,649,944 $1,093,960 $1,739,161 $2,833,121 2044 $11,477,363 $829,518 $12,306,882 $15,929,736 $3,318,074 $19,247,810 $1,134,405 $1,801,921 $2,936,325 2045 $12,422,114 $901,609 $13,323,723 $17,240,981 $3,606,434 $20,847,415 $557,130 $884,227 $1,441,357 2046 $12,828,486 $928,657 $13,757,143 $17,804,996 $3,714,628 $21,519,623 $577,553 $915,902 $1,493,455 2047 $13,248,122 $956,517 $14,204,638 $18,387,419 $3,826,066 $22,213,485 $598,639 $948,597 $1,547,236 2048 $13,681,451 $985,212 $14,666,663 $18,988,847 $3,940,848 $22,929,695 $620,410 $982,345 $1,602,755 2049 $14,128,916 $1,014,768 $15,143,685 $19,609,897 $4,059,074 $23,668,971 $642,887 $1,017,180 $1,660,068 2050 $14,590,978 $1,045,212 $15,636,189 $20,251,204 $4,180,846 $24,432,050 $666,094 $1,053,137 $1,719,231 2051 $15,068,107 $1,076,568 $16,144,675 $20,913,425 $4,306,271 $25,219,696 $690,055 $1,090,251 $1,780,306 2052 $15,560,794 $1,108,865 $16,669,659 $21,597,237 $4,435,460 $26,032,697 $714,792 $1,128,560 $1,843,352 2053 $16,069,541 $1,142,131 $17,211,672 $22,303,341 $4,568,523 $26,871,864 $740,332 $1,168,102 $1,908,434 2054 $16,594,869 $1,176,395 $17,771,263 $23,032,457 $4,705,579 $27,738,036 $766,700 $1,208,916 $1,975,616 2055 $17,137,314 $1,211,687 $18,349,001 $23,785,332 $4,846,746 $28,632,078 $793,923 $1,251,044 $2,044,967 2056 $17,693,168 $1,248,037 $18,941,205 $24,556,815 $4,992,149 $29,548,964 $821,828 $1,294,248 $2,116,076 2057 $18,221,937 $1,285,478 $19,507,416 $25,290,709 $5,141,913 $30,432,622 $848,508 $1,335,886 $2,184,395 2058 $18,766,570 $1,324,043 $20,090,613 $26,046,619 $5,296,171 $31,342,790 $875,989 $1,378,774 $2,254,763 2059 $19,327,542 $1,363,764 $20,691,306 $26,825,207 $5,455,056 $32,280,263 $904,294 $1,422,948 $2,327,242 2060 $19,905,343 $1,404,677 $21,310,020 $27,627,152 $5,618,707 $33,245,860 $933,448 $1,468,447 $2,401,895 2061 $20,500,478 $1,446,817 $21,947,295 $28,453,156 $5,787,269 $34,240,425 $963,476 $1,515,312 $2,478,788 TOTA
L $432,662,140 $28,808,884 $461,471,024 $589,616,081 $113,685,104 $703,301,186 $26,012,419 $53,456,322 $79,468,741 proj man
Source: EPS.
[1] Includes property tax revenue from parcels within the Mossdale Tract boundary only.

EIFD RevenueNet County Property Tax Revenue [1]Net City Property Tax Revenue [1] Manteca
Existing City and
Annexation Areas
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
228
DRAFT
Table 9
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue - Manteca Existing City Boundaries (Real $) City
City EIFD
Amount [1] Net City County
County EIFD
Amount [1] Net County Total EIFD
Formula a b=a*1.0% c=b*14.30% d e=c-d f=b*19.84% g h=f-g d+g 2021 $1,080,794,449 $10,807,944 $1,545,190 $0 $1,545,190 $2,144,610 $0 $2,144,610 $0 2022 $1,113,218,282 $11,132,183 $1,591,546 $0 $1,591,546 $2,208,948 $0 $2,208,948 $0 2023 $1,323,183,556 $13,231,836 $1,891,729 $19,577 $1,872,151 $2,625,580 $249,255 $2,376,326 $268,832 2024 $1,776,936,999 $17,769,370 $2,540,451 $52,013 $2,488,437 $3,525,959 $662,227 $2,863,732 $714,241 2025 $2,137,101,205 $21,371,012 $3,055,370 $77,759 $2,977,611 $4,240,629 $990,022 $3,250,607 $1,067,781 2026 $2,620,438,428 $26,204,384 $3,746,388 $112,310 $3,634,077 $5,199,711 $1,429,919 $3,769,791 $1,542,229 2027 $2,992,342,428 $29,923,424 $4,278,091 $138,895 $4,139,196 $5,937,676 $1,768,398 $4,169,278 $1,907,294 2028 $3,321,031,032 $33,210,310 $4,748,011 $162,391 $4,585,619 $6,589,890 $2,067,546 $4,522,343 $2,229,938 2029 $3,647,708,289 $36,477,083 $5,215,055 $185,744 $5,029,311 $7,238,112 $2,364,863 $4,873,249 $2,550,607 2030 $4,001,605,060 $40,016,051 $5,721,014 $211,041 $5,509,972 $7,940,346 $2,686,954 $5,253,392 $2,897,995 2031 $4,368,883,384 $43,688,834 $6,246,104 $616,970 $5,629,134 $8,669,133 $856,308 $7,812,824 $1,473,278 2032 $4,754,596,962 $47,545,970 $6,797,551 $688,658 $6,108,893 $9,434,501 $955,806 $8,478,694 $1,644,464 2033 $5,154,602,486 $51,546,025 $7,369,431 $763,002 $6,606,429 $10,228,228 $1,058,991 $9,169,237 $1,821,993 2034 $5,574,329,203 $55,743,292 $7,969,505 $614,585 $7,354,920 $11,061,087 $852,999 $10,208,088 $1,467,585 2035 $6,013,844,087 $60,138,441 $8,597,871 $674,280 $7,923,591 $11,933,212 $935,851 $10,997,361 $1,610,132 2036 $6,388,348,913 $63,883,489 $9,133,293 $725,145 $8,408,147 $12,676,339 $1,006,448 $11,669,890 $1,731,594 2037 $6,730,558,822 $67,305,588 $9,622,543 $771,624 $8,850,919 $13,355,382 $1,070,958 $12,284,425 $1,842,582 2038 $7,024,382,180 $70,243,822 $10,042,617 $811,531 $9,231,086 $13,938,413 $1,126,345 $12,812,068 $1,937,877 2039 $7,324,491,381 $73,244,914 $10,471,677 $852,292 $9,619,385 $14,533,917 $1,182,918 $13,350,999 $2,035,210 2040 $7,636,285,190 $76,362,852 $10,917,442 $894,639 $10,022,802 $15,152,606 $1,241,694 $13,910,913 $2,136,333 2041 $7,949,357,918 $79,493,579 $11,365,036 $937,161 $10,427,875 $15,773,834 $1,300,710 $14,473,123 $2,237,871 2042 $8,211,092,338 $82,110,923 $11,739,232 $972,710 $10,766,523 $16,293,191 $1,350,049 $14,943,141 $2,322,759 2043 $8,481,376,401 $84,813,764 $12,125,652 $1,009,419 $11,116,232 $16,829,513 $1,401,000 $15,428,513 $2,410,419 2044 $8,760,487,524 $87,604,875 $12,524,691 $1,047,328 $11,477,363 $17,383,350 $1,453,614 $15,929,736 $2,500,943 2045 $9,048,712,076 $90,487,121 $12,936,760 $514,646 $12,422,114 $17,955,271 $714,291 $17,240,981 $1,228,937 2046 $9,346,345,662 $93,463,457 $13,362,281 $533,794 $12,828,486 $18,545,863 $740,867 $17,804,996 $1,274,662 2047 $9,653,693,423 $96,536,934 $13,801,690 $553,568 $13,248,122 $19,155,730 $768,311 $18,387,419 $1,321,879 2048
$9,971,070,338 $99,710,703 $14,255,437 $573,986 $13,681,451 $19,785,498 $796,651 $18,988,847 $1,370,637 2049 $10,298,801,545 $102,988,015 $14,723,988 $595,071 $14,128,916 $20,435,812 $825,915 $19,609,897 $1,420,986 2050 $10,637,222,660 $106,372,227 $15,207,821 $616,844 $14,590,978 $21,107,338 $856,134 $20,251,204 $1,472,977 2051 $10,986,680,120 $109,866,801 $15,707,434 $639,326 $15,068,107 $21,800,763 $887,338 $20,913,425 $1,526,664 2052 $11,347,531,528 $113,475,315 $16,223,336 $662,542 $15,560,794 $22,516,797 $919,559 $21,597,237 $1,582,101 2053 $11,720,146,009 $117,201,460 $16,756,055 $686,514 $16,069,541 $23,256,172 $952,831 $22,303,341 $1,639,345 2054 $12,104,904,579 $121,049,046 $17,306,136 $711,268 $16,594,869 $24,019,645 $987,187 $23,032,457 $1,698,455 2055 $12,502,200,533 $125,022,005 $17,874,142 $736,828 $17,137,314 $24,807,995 $1,022,663 $23,785,332 $1,759,491 2056 $12,909,316,442 $129,093,164 $18,456,188 $763,020 $17,693,168 $25,615,831 $1,059,016 $24,556,815 $1,822,036 2057 $13,296,595,936 $132,965,959 $19,009,873 $787,936 $18,221,937 $26,384,306 $1,093,597 $25,290,709 $1,881,533 2058 $13,695,493,814 $136,954,938 $19,580,170 $813,599 $18,766,570 $27,175,835 $1,129,216 $26,046,619 $1,942,815 2059 $14,106,358,628 $141,063,586 $20,167,575 $840,033 $19,327,542 $27,991,110 $1,165,903 $26,825,207 $2,005,936 2060 $14,529,549,387 $145,295,494 $20,772,602 $867,259 $19,905,343 $28,830,844 $1,203,691 $27,627,152 $2,070,950 2061 $14,965,435,868 $149,654,359 $21,395,780 $895,302 $20,500,478 $29,695,769 $1,242,613 $28,453,156 $2,137,915 pt man ex
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] Refer to Table B-2 for details.

Beginning
Assessed Value
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Manteca
Existing City
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
229
DRAFT
Table 10
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue - Manteca Annexation Area (Real $) City
City EIFD
Amount [2] Net City County
County EIFD
Amount [2] Net County Total EIFD
Formula a b=a*1.0% c=b*6.63% d e=c-d f=b*26.51% g h=f-g d+g 2021 $0 $0 $0 $0 $0 $0 $0 $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 $0
2023 $0 $0 $0 $0 $0 $0 $0 $0 $0
2024 $45,348,171 $453,482 $30,058 $1,503 $28,555 $120,230 $55,145 $65,085 $56,648 2025 $93,417,231 $934,172 $61,919 $3,096 $58,823 $247,674 $113,600 $134,075 $116,696 2026 $144,329,622 $1,443,296 $95,664 $4,783 $90,881 $382,657 $175,511 $207,145 $180,295 2027 $198,212,681 $1,982,127 $131,379 $6,569 $124,810 $525,516 $241,036 $284,480 $247,605 2028 $255,198,827 $2,551,988 $169,150 $8,458 $160,693 $676,601 $310,334 $366,268 $318,791 2029 $315,425,750 $3,154,258 $209,070 $10,453 $198,616 $836,279 $383,572 $452,707 $394,026 2030 $379,036,610 $3,790,366 $251,232 $12,562 $238,671 $1,004,929 $460,926 $544,003 $473,488 2031 $446,180,238 $4,461,802 $295,736 $38,446 $257,290 $1,182,945 $153,783 $1,029,162 $192,229 2032 $517,011,351 $5,170,114 $342,684 $44,549 $298,135 $1,370,737 $178,196 $1,192,541 $222,745 2033 $593,829,409 $5,938,294 $393,601 $51,168 $342,433 $1,574,403 $204,672 $1,369,730 $255,840 2034 $695,113,398 $6,951,134 $460,734 $43,770 $416,964 $1,842,934 $175,079 $1,667,855 $218,848 2035 $801,939,980 $8,019,400 $531,540 $50,496 $481,044 $2,126,160 $201,985 $1,924,175 $252,482 2036 $914,550,555 $9,145,506 $606,180 $57,587 $548,593 $2,424,721 $230,349 $2,194,373 $287,936 2037 $1,033,196,018 $10,331,960 $684,821 $65,058 $619,763 $2,739,283 $260,232 $2,479,051 $325,290 2038 $1,158,137,113 $11,581,371 $767,634 $72,925 $694,709 $3,070,535 $291,701 $2,778,835 $364,626 2039 $1,192,881,227 $11,928,812 $790,663 $75,113 $715,550 $3,162,651 $300,452 $2,862,200 $375,565 2040 $1,228,667,663 $12,286,677 $814,383 $77,366 $737,016 $3,257,531 $309,465 $2,948,066 $386,832 2041 $1,265,527,693 $12,655,277 $838,814 $79,687 $759,127 $3,355,257 $318,749 $3,036,507 $398,437 2042 $1,303,493,524 $13,034,935 $863,979 $82,078 $781,901 $3,455,915 $328,312 $3,127,603 $410,390 2043 $1,342,598,330 $13,425,983 $889,898 $84,540 $805,358 $3,559,592 $338,161 $3,221,431 $422,702 2044 $1,382,876,280 $13,828,763 $916,595 $87,077 $829,518 $3,666,380 $348,306 $3,318,074 $435,383 2045 $1,424,362,568 $14,243,626 $944,093 $42,484 $901,609 $3,776,371 $169,937 $3,606,434 $212,421 2046 $1,467,093,445 $14,670,934 $972,416 $43,759 $928,657 $3,889,662 $175,035 $3,714,628 $218,794 2047 $1,511,106,248 $15,111,062 $1,001,588 $45,071 $956,517 $4,006,352 $180,286 $3,826,066 $225,357 2048
$1,556,439,436 $15,564,394 $1,031,636 $46,424 $985,212 $4,126,543 $185,694 $3,940,848 $232,118 2049 $1,603,132,619 $16,031,326 $1,062,585 $47,816 $1,014,768 $4,250,339 $191,265 $4,059,074 $239,082 2050 $1,651,226,598 $16,512,266 $1,094,462 $49,251 $1,045,212 $4,377,849 $197,003 $4,180,846 $246,254 2051 $1,700,763,395 $17,007,634 $1,127,296 $50,728 $1,076,568 $4,509,185 $202,913 $4,306,271 $253,642 2052 $1,751,786,297 $17,517,863 $1,161,115 $52,250 $1,108,865 $4,644,460 $209,001 $4,435,460 $261,251 2053 $1,804,339,886 $18,043,399 $1,195,949 $53,818 $1,142,131 $4,783,794 $215,271 $4,568,523 $269,088 2054 $1,858,470,083 $18,584,701 $1,231,827 $55,432 $1,176,395 $4,927,308 $221,729 $4,705,579 $277,161 2055 $1,914,224,185 $19,142,242 $1,268,782 $57,095 $1,211,687 $5,075,127 $228,381 $4,846,746 $285,476 2056 $1,971,650,911 $19,716,509 $1,306,845 $58,808 $1,248,037 $5,227,381 $235,232 $4,992,149 $294,040 2057 $2,030,800,438 $20,308,004 $1,346,051 $60,572 $1,285,478 $5,384,202 $242,289 $5,141,913 $302,861 2058 $2,091,724,451 $20,917,245 $1,386,432 $62,389 $1,324,043 $5,545,728 $249,558 $5,296,171 $311,947 2059 $2,154,476,185 $21,544,762 $1,428,025 $64,261 $1,363,764 $5,712,100 $257,045 $5,455,056 $321,306 2060 $2,219,110,470 $22,191,105 $1,470,866 $66,189 $1,404,677 $5,883,463 $264,756 $5,618,707 $330,945 2061 $2,285,683,785 $22,856,838 $1,514,992 $68,175 $1,446,817 $6,059,967 $272,699 $5,787,269 $340,873 pt man ann
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] Prior to annexation of the annexation area to the City, the City recieves no property tax revenue for these TRAs. [2] Refer to Table B-3 for details.

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

ATTACHMENT A
230
DRAFT
Table 11
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue Summary - Stockton (Real $) Fiscal Year
Ending
Existing City
Boundaries Annexation Areas Total
Existing City
Boundaries Annexation Areas Total
City EIFD
Revenue
County EIFD
Revenue Total
Table 12 Table 13 Table 12 Table 13
2021 $2,398,072 $0 $2,398,072 $2,950,394 $0 $2,950,394 $0 $0 $0 2022 $2,470,014 $0 $2,470,014 $3,038,906 $0 $3,038,906 $0 $0 $0 2023 $2,685,463 $2,374 $2,687,837 $3,183,848 $5,192 $3,189,040 $2,200 $127,206 $129,406 2024 $2,902,067 $12,224 $2,914,292 $3,329,567 $26,737 $3,356,304 $4,488 $268,927 $273,414 2025 $3,053,016 $22,664 $3,075,680 $3,431,116 $49,570 $3,480,687 $6,118 $374,315 $380,432 2026 $3,155,853 $33,719 $3,189,571 $3,500,299 $73,750 $3,574,049 $7,268 $453,419 $460,687 2027 $3,321,397 $45,416 $3,366,814 $3,611,667 $99,335 $3,711,003 $9,059 $569,458 $578,517 2028 $3,494,056 $63,289 $3,557,345 $3,727,822 $138,427 $3,866,249 $10,983 $700,996 $711,980 2029 $3,611,235 $82,193 $3,693,429 $3,806,654 $179,774 $3,986,428 $12,358 $802,822 $815,180 2030 $3,732,323 $102,175 $3,834,498 $3,888,114 $223,478 $4,111,592 $13,783 $908,872 $922,655 2031 $3,689,274 $108,338 $3,797,612 $4,538,985 $433,353 $4,972,338 $198,377 $288,904 $487,280 2032 $3,802,897 $127,918 $3,930,815 $4,678,778 $511,673 $5,190,451 $218,281 $321,495 $539,776 2033 $3,953,472 $148,576 $4,102,048 $4,864,034 $594,303 $5,458,337 $243,867 $361,524 $605,391 2034 $4,264,761 $177,211 $4,441,972 $5,247,018 $708,844 $5,955,862 $207,001 $306,200 $513,201 2035 $4,517,103 $201,089 $4,718,192 $5,557,479 $804,358 $6,361,837 $235,997 $348,816 $584,813 2036 $4,780,958 $226,241 $5,007,199 $5,882,106 $904,964 $6,787,070 $266,334 $393,454 $659,788 2037 $5,056,790 $252,721 $5,309,511 $6,221,467 $1,010,883 $7,232,351 $298,069 $440,196 $738,265 2038 $5,345,081 $280,586 $5,625,667 $6,576,157 $1,122,343 $7,698,500 $331,256 $489,129 $820,385 2039 $5,622,127 $309,895 $5,932,022 $6,917,012 $1,239,580 $8,156,593 $363,415 $537,216 $900,631 2040 $5,893,694 $340,711 $6,234,404 $7,251,126 $1,362,842 $8,613,968 $395,157 $585,227 $980,384 2041 $6,176,706 $380,484 $6,557,190 $7,599,321 $1,521,936 $9,121,257 $429,041 $638,479 $1,067,519 2042 $6,471,605 $422,337 $6,893,942 $7,962,142 $1,689,349 $9,651,491 $464,390 $694,139 $1,158,529 2043 $6,778,851 $466,359 $7,245,210 $8,340,152 $1,865,437 $10,205,589 $501,264 $752,304 $1,253,567 2044 $7,098,918 $513,763 $7,612,681 $8,733,937 $2,055,052 $10,788,989 $539,838 $813,545 $1,353,383 2045 $7,592,240 $584,736 $8,176,976 $9,340,880 $2,338,945 $11,679,825 $268,914 $407,164 $676,078 2046 $7,837,557 $629,392 $8,466,949 $9,642,699 $2,517,569 $12,160,267 $282,578 $429,802 $712,380 2047 $8,090,860 $676,201 $8,767,061 $9,954,342 $2,704,805 $12,659,147 $296,719 $453,310 $750,029 2048 $8,352,407 $720,470 $9,072,877 $10,276,129 $2,881,879 $13,158,008 $311,130 $476,816 $787,946 2049 $8,622,466 $761,836 $9,384,302 $10,608,387 $3,047,343 $13,655,731 $325,804 $500,269 $826,073 2050 $8,901,311 $805,035 $9,706,346 $10,951,456 $3,220,142 $14,171,598 $340,979 $524,577 $865,556 2051 $9,189,226 $850,141 $10,039,368 $11,305,684 $3,400,566 $14,706,250 $356,671 $549,770 $906,441 2052 $9,490,146 $897,229 $10,387,376 $11,675,912 $3,588,917 $15,264,829 $373,069 $576,091 $949,160 2053 $9,771,516 $946,377 $10,717,893 $12,022,086 $3,785,509 $15,807,595 $388,644 $601,666 $990,310 2054 $10,061,327 $997,667 $11,058,994 $12,378,646 $3,990,666 $16,369,313 $404,716 $628,134 $1,032,851 2055 $10,359,832 $1,051,181 $11,411,014 $12,745,903 $4,204,726 $16,950,629 $421,304 $655,526 $1,076,830 2056 $10,667,293 $1,107,009 $11,774,302 $13,124,178 $4,428,038 $17,552,216 $438,422 $683,873 $1,122,295 2057 $10,983,977 $1,167,793 $12,151,770 $13,513,801 $4,671,173 $18,184,973 $456,208 $713,689 $1,169,897 2058 $11,310,162 $1,215,713 $12,525,875 $13,915,112 $4,862,852 $18,777,964 $473,836 $741,631 $1,215,467 2059 $11,646,132 $1,265,457 $12,911,589 $14,328,463 $5,061,827 $19,390,290 $492,011 $770,484 $1,262,495 2060 $11,992,182 $1,317,091 $13,309,273 $14,754,214 $5,268,365 $20,022,580 $510,750 $800,278 $1,311,028 2061 $12,348,613 $1,370,685 $13,719,298 $15,192,738 $5,482,739 $20,675,478 $530,071 $831,043 $1,361,114 TOTAL $271,492,983 $20,684,298 $292,177,281 $330,568,736 $82,077,239 $412,645,975 $11,430,371 $21,520,764 $32,951,135 proj stock
Source: EPS.
[1] Includes property tax revenue from parcels within the Mossdale Tract boundary only.

Net City Property Tax Revenue [1] Net County Property Tax Revenue [1] EIFD Revenue Stockton
Existing City and
Annexation Areas
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
231
DRAFT
Table 12
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue - Stockton Existing City Boundaries (Real $) City
City EIFD
Amount [1] Net City County
County EIFD
Amount [1] Net County Total EIFD
Formula a b=a*1.0% c=b*16.71% d e=c-d f=b*20.56% g h=f-g d+g 2021 $1,435,013,097 $14,350,131 $2,398,072 $0 $2,398,072 $2,950,394 $0 $2,950,394 $0 2022 $1,478,063,490 $14,780,635 $2,470,014 $0 $2,470,014 $3,038,906 $0 $3,038,906 $0 2023 $1,608,291,217 $16,082,912 $2,687,639 $2,176 $2,685,463 $3,306,655 $122,807 $3,183,848 $124,983 2024 $1,739,217,044 $17,392,170 $2,906,432 $4,364 $2,902,067 $3,575,839 $246,273 $3,329,567 $250,637 2025 $1,830,457,715 $18,304,577 $3,058,905 $5,889 $3,053,016 $3,763,431 $332,314 $3,431,116 $338,203 2026 $1,892,616,910 $18,926,169 $3,162,780 $6,928 $3,155,853 $3,891,230 $390,932 $3,500,299 $397,859 2027 $1,992,679,813 $19,926,798 $3,329,997 $8,600 $3,321,397 $4,096,960 $485,293 $3,611,667 $493,893 2028 $2,097,043,135 $20,970,431 $3,504,400 $10,344 $3,494,056 $4,311,532 $583,709 $3,727,822 $594,053 2029 $2,167,871,742 $21,678,717 $3,622,763 $11,527 $3,611,235 $4,457,156 $650,502 $3,806,654 $662,029 2030 $2,241,062,727 $22,410,627 $3,745,073 $12,751 $3,732,323 $4,607,637 $719,522 $3,888,114 $732,273 2031 $2,316,694,086 $23,166,941 $3,871,462 $182,188 $3,689,274 $4,763,135 $224,150 $4,538,985 $406,338 2032 $2,394,846,370 $23,948,464 $4,002,064 $199,166 $3,802,897 $4,923,817 $245,038 $4,678,778 $444,205 2033 $2,498,414,941 $24,984,149 $4,175,139 $221,666 $3,953,472 $5,136,754 $272,720 $4,864,034 $494,386 2034 $2,664,783,613 $26,647,836 $4,453,160 $188,399 $4,264,761 $5,478,809 $231,791 $5,247,018 $420,190 2035 $2,831,636,745 $28,316,367 $4,731,990 $214,888 $4,517,103 $5,821,860 $264,381 $5,557,479 $479,268 2036 $3,006,102,761 $30,061,028 $5,023,543 $242,585 $4,780,958 $6,180,563 $298,457 $5,882,106 $541,043 2037 $3,188,488,264 $31,884,883 $5,328,330 $271,540 $5,056,790 $6,555,549 $334,081 $6,221,467 $605,621 2038 $3,379,111,404 $33,791,114 $5,646,884 $301,803 $5,345,081 $6,947,471 $371,314 $6,576,157 $673,116 2039 $3,562,299,423 $35,622,994 $5,953,012 $330,885 $5,622,127 $7,324,106 $407,094 $6,917,012 $737,979 2040 $3,741,864,383 $37,418,644 $6,253,086 $359,392 $5,893,694 $7,693,293 $442,167 $7,251,126 $801,559 2041 $3,928,997,171 $39,289,972 $6,565,806 $389,100 $6,176,706 $8,078,039 $478,718 $7,599,321 $867,818 2042 $4,123,990,249 $41,239,902 $6,891,662 $420,057 $6,471,605 $8,478,945 $516,804 $7,962,142 $936,860 2043 $4,327,146,813 $43,271,468 $7,231,160 $452,309 $6,778,851 $8,896,636 $556,484 $8,340,152 $1,008,793 2044 $4,538,781,180 $45,387,812 $7,584,825 $485,907 $7,098,918 $9,331,758 $597,821 $8,733,937 $1,083,728 2045 $4,687,649,579 $46,876,496 $7,833,601 $241,361 $7,592,240 $9,637,832 $296,952 $9,340,880 $538,313 2046 $4,841,365,178 $48,413,652 $8,090,478 $252,921 $7,837,557 $9,953,872 $311,173 $9,642,699 $564,094 2047 $5,000,084,829 $50,000,848 $8,355,717 $264,857 $8,090,860 $10,280,201 $325,858 $9,954,342 $590,715 2048
$5,163,970,430 $51,639,704 $8,629,588 $277,181 $8,352,407 $10,617,150 $341,021 $10,276,129 $618,202 2049 $5,333,189,091 $53,331,891 $8,912,372 $289,906 $8,622,466 $10,965,065 $356,677 $10,608,387 $646,583 2050 $5,507,913,298 $55,079,133 $9,204,356 $303,045 $8,901,311 $11,324,298 $372,843 $10,951,456 $675,888 2051 $5,688,321,088 $56,883,211 $9,505,838 $316,612 $9,189,226 $11,695,218 $389,534 $11,305,684 $706,146 2052 $5,876,877,546 $58,768,775 $9,820,938 $330,792 $9,490,146 $12,082,891 $406,979 $11,675,912 $737,771 2053 $6,053,183,872 $60,531,839 $10,115,566 $344,050 $9,771,516 $12,445,378 $423,291 $12,022,086 $767,341 2054 $6,234,779,388 $62,347,794 $10,419,033 $357,706 $10,061,327 $12,818,739 $440,092 $12,378,646 $797,798 2055 $6,421,822,770 $64,218,228 $10,731,604 $371,772 $10,359,832 $13,203,301 $457,398 $12,745,903 $829,169 2056 $6,614,477,453 $66,144,775 $11,053,552 $386,259 $10,667,293 $13,599,400 $475,222 $13,124,178 $861,481 2057 $6,812,911,777 $68,129,118 $11,385,159 $401,182 $10,983,977 $14,007,382 $493,581 $13,513,801 $894,763 2058 $7,017,299,130 $70,172,991 $11,726,713 $416,551 $11,310,162 $14,427,604 $512,491 $13,915,112 $929,043 2059 $7,227,818,104 $72,278,181 $12,078,515 $432,383 $11,646,132 $14,860,432 $531,969 $14,328,463 $964,351 2060 $7,444,652,647 $74,446,526 $12,440,870 $448,689 $11,992,182 $15,306,245 $552,030 $14,754,214 $1,000,719 2061 $7,667,992,226 $76,679,922 $12,814,096 $465,484 $12,348,613 $15,765,432 $572,694 $15,192,738 $1,038,177 pt stock ex
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] Refer to Table C-2 for details.

Stockton
Existing City
Beginning
Assessed Value
Gross
Property Tax
Revenue
Net City and County Property Tax Revenue
Fiscal Year
Ending
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
232
DRAFT
Table 13
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Net Property Tax and EIFD Revenue - Stockton Annexation Area (Real $) City
City EIFD
Amount [2] Net City County
County EIFD
Amount [2] Net County Total EIFD
Formula a b=a*1.0% c=b*7.23% d e=c-d f=b*28.93% g h=f-g e+h 2021 $0 $0 $0 $0 $0 $0 $0 $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 $0
2023 $3,315,313 $33,153 $2,398 $24 $2,374 $9,590 $4,399 $5,192 $7,565 2024 $17,073,859 $170,739 $12,348 $123 $12,224 $49,391 $22,654 $26,737 $38,961 2025 $31,654,935 $316,549 $22,893 $229 $22,664 $91,571 $42,000 $49,570 $72,234 2026 $47,095,509 $470,955 $34,059 $341 $33,719 $136,237 $62,487 $73,750 $107,469 2027 $63,434,028 $634,340 $45,875 $459 $45,416 $183,501 $84,166 $99,335 $144,752 2028 $88,397,184 $883,972 $63,928 $639 $63,289 $255,714 $117,287 $138,427 $201,716 2029 $114,801,039 $1,148,010 $83,024 $830 $82,193 $332,095 $152,320 $179,774 $261,968 2030 $142,709,567 $1,427,096 $103,207 $1,032 $102,175 $412,828 $189,350 $223,478 $325,653 2031 $172,189,286 $1,721,893 $124,527 $16,188 $108,338 $498,106 $64,754 $433,353 $541,691 2032 $203,309,350 $2,033,093 $147,033 $19,114 $127,918 $588,130 $76,457 $511,673 $639,591 2033 $236,141,647 $2,361,416 $170,777 $22,201 $148,576 $683,107 $88,804 $594,303 $742,879 2034 $270,760,903 $2,707,609 $195,813 $18,602 $177,211 $783,253 $74,409 $708,844 $886,055 2035 $307,244,788 $3,072,448 $222,198 $21,109 $201,089 $888,793 $84,435 $804,358 $1,005,447 2036 $345,674,021 $3,456,740 $249,990 $23,749 $226,241 $999,960 $94,996 $904,964 $1,131,205 2037 $386,132,487 $3,861,325 $279,249 $26,529 $252,721 $1,116,998 $106,115 $1,010,883 $1,263,604 2038 $428,707,355 $4,287,074 $310,039 $29,454 $280,586 $1,240,158 $117,815 $1,122,343 $1,402,929 2039 $473,489,195 $4,734,892 $342,426 $32,530 $309,895 $1,369,702 $130,122 $1,239,580 $1,549,475 2040 $520,572,110 $5,205,721 $376,476 $35,765 $340,711 $1,505,903 $143,061 $1,362,842 $1,703,553 2041 $581,342,054 $5,813,421 $420,424 $39,940 $380,484 $1,681,697 $159,761 $1,521,936 $1,902,420 2042 $645,289,680 $6,452,897 $466,671 $44,334 $422,337 $1,866,684 $177,335 $1,689,349 $2,111,686 2043 $712,550,955 $7,125,510 $515,314 $48,955 $466,359 $2,061,256 $195,819 $1,865,437 $2,331,796 2044 $784,979,233 $7,849,792 $567,694 $53,931 $513,763 $2,270,776 $215,724 $2,055,052 $2,568,815 2045 $846,643,499 $8,466,435 $612,289 $27,553 $584,736 $2,449,157 $110,212 $2,338,945 $2,923,681 2046 $911,301,141 $9,113,011 $659,049 $29,657 $629,392 $2,636,198 $118,629 $2,517,569 $3,146,961 2047 $979,076,261 $9,790,763 $708,064 $31,863 $676,201 $2,832,256 $127,452 $2,704,805 $3,381,006 2048 $1,043,172,849
$10,431,728 $754,418 $33,949 $720,470 $3,017,674 $135,795 $2,881,879 $3,602,348 2049 $1,103,067,131 $11,030,671 $797,734 $35,898 $761,836 $3,190,935 $143,592 $3,047,343 $3,809,179 2050 $1,165,616,213 $11,656,162 $842,969 $37,934 $805,035 $3,371,876 $151,734 $3,220,142 $4,025,177 2051 $1,230,925,481 $12,309,255 $890,200 $40,059 $850,141 $3,560,802 $160,236 $3,400,566 $4,250,707 2052 $1,299,104,249 $12,991,042 $939,507 $42,278 $897,229 $3,758,028 $169,111 $3,588,917 $4,486,146 2053 $1,370,265,911 $13,702,659 $990,971 $44,594 $946,377 $3,963,884 $178,375 $3,785,509 $4,731,886 2054 $1,444,528,079 $14,445,281 $1,044,677 $47,010 $997,667 $4,178,708 $188,042 $3,990,666 $4,988,333 2055 $1,522,012,738 $15,220,127 $1,100,714 $49,532 $1,051,181 $4,402,854 $198,128 $4,204,726 $5,255,907 2056 $1,602,846,401 $16,028,464 $1,159,172 $52,163 $1,107,009 $4,636,689 $208,651 $4,428,038 $5,535,047 2057 $1,690,855,577 $16,908,556 $1,222,820 $55,027 $1,167,793 $4,891,280 $220,108 $4,671,173 $5,838,966 2058 $1,760,238,911 $17,602,389 $1,272,998 $57,285 $1,215,713 $5,091,991 $229,140 $4,862,852 $6,078,565 2059 $1,832,263,475 $18,322,635 $1,325,086 $59,629 $1,265,457 $5,300,343 $238,515 $5,061,827 $6,327,284 2060 $1,907,025,298 $19,070,253 $1,379,153 $62,062 $1,317,091 $5,516,613 $248,248 $5,268,365 $6,585,456 2061 $1,984,623,793 $19,846,238 $1,435,272 $64,587 $1,370,685 $5,741,088 $258,349 $5,482,739 $6,853,424 pt stock ann
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs. [2] Refer to Table C-3 for details.

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

ATTACHMENT A
233

APPENDICES:

Appendix A: City of Lathrop EIFD
Revenue-Estimating Tables
Appendix B: City of Manteca EIFD
Revenue-Estimating Tables
Appendix C: City of Stockton EIFD
Revenue-Estimating Tables
Appendix D: Supporting Tables for
EIFD Revenue Analysis

ATTACHMENT A
234

APPENDIX A:

City of Lathrop EIFD
Revenue-Estimating Tables

Table A-1 Projected Tax Increment to EIFD—Lathrop ...................... E-14 Table A-2 Projected Tax Increment to EIFD—
Lathrop Existing City Boundaries ................................... E-15 Table A-3 Projected Tax Increment to EIFD—
Lathrop Annexation Area .............................................. E-16 Table A-4 Assessed Value of New Development—
Lathrop Existing City .................................................... E-17 Table A-5 Assessed Value of New Development—
Lathrop Annexation Areas ............................................. E-18 Table A-6 Incremental Development Projections—
Lathrop (2 pages) ....................................................... E-19

ATTACHMENT A
235
DRAFT
Table A-1
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysi
s
Projected Tax Increment to EIFD - Lathrop (Real $)
City [1]
City
EIFD [3] County [1]
County
EIFD [3] Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% [4] h=g*[3] [4] j=i*[3] h+j 2020 $3,189,931,293 $95,697,939 $0 $3,285,629,232 $0 $0 $0 $0 $0 $0 $0 2021 $3,285,629,232 $98,568,877 $0 $3,384,198,109 $0 $0 $0 $0 $0 $0 $0 2022 $3,384,198,109 $101,525,943 $419,807,951 $3,905,532,003 $521,333,894 $5,213,339 $585,432 $58,543 $977,880 $448,520 $507,063 2023 $3,905,532,003 $117,165,960 $342,945,282 $4,365,643,245 $981,445,136 $9,814,451 $1,102,114 $110,211 $1,840,923 $844,367 $954,579 2024 $4,365,643,245 $130,969,297 $245,184,795 $4,741,797,337 $1,357,599,228 $13,575,992 $1,524,516 $152,452 $2,546,485 $1,167,984 $1,320,436 2025 $4,741,797,337 $142,253,920 $272,669,104 $5,156,720,361 $1,772,522,252 $17,725,223 $1,987,040 $198,704 $3,331,924 $1,528,238 $1,726,942 2026 $5,156,720,361 $154,701,611 $275,222,206 $5,586,644,177 $2,202,446,068 $22,024,461 $2,466,203 $246,620 $4,145,930 $1,901,595 $2,148,215 2027 $5,586,644,177 $167,599,325 $297,434,251 $6,051,677,753 $2,667,479,644 $26,674,796 $2,984,580 $298,458 $5,026,241 $2,305,363 $2,603,821 2028 $6,051,677,753 $181,550,333 $263,852,471 $6,497,080,556 $3,112,882,447 $31,128,824 $3,480,688 $348,069 $5,870,199 $2,692,457 $3,040,526 2029 $6,497,080,556 $194,912,417 $242,320,584 $6,934,313,557 $3,550,115,448 $35,501,154 $3,967,388 $396,739 $6,699,322 $3,072,747 $3,469,486 2030 $6,934,313,557 $208,029,407 $296,951,158 $7,439,294,122 $4,055,096,013 $40,550,960 $4,529,921 $588,890 $7,656,033 $995,284 $1,584,174 2031 $7,439,294,122 $223,178,824 $126,845,932 $7,789,318,877 $4,405,120,769 $44,051,208 $4,918,192 $639,365 $8,322,623 $1,081,941 $1,721,306 2032 $7,789,318,877 $233,679,566 $130,651,310 $8,153,649,753 $4,769,451,645 $47,694,516 $5,322,262 $691,894 $9,016,605 $1,172,159 $1,864,053 2033 $8,153,649,753 $244,609,493 $126,053,354 $8,524,312,599 $5,140,114,491 $51,401,145 $5,733,165 $544,651 $9,723,046 $923,689 $1,468,340 2034 $8,524,312,599 $255,729,378 $126,658,516 $8,906,700,493 $5,522,502,384 $55,225,024 $6,156,945 $584,910 $10,452,087 $992,948 $1,577,858 2035 $8,906,700,493 $267,201,015 $106,678,625 $9,280,580,133 $5,896,382,024 $58,963,820 $6,575,457 $624,668 $11,156,184 $1,059,838 $1,684,506 2036 $9,280,580,133 $278,417,404 $109,878,984 $9,668,876,521 $6,284,678,412 $62,846,784 $7,010,117 $665,961 $11,887,408 $1,129,304 $1,795,265 2037 $9,668,876,521 $290,066,296 $55,738,567 $10,014,681,384 $6,630,483,275 $66,304,833 $7,397,021 $702,717 $12,539,015 $1,191,206 $1,893,923 2038 $10,014,681,384 $300,440,442 $57,410,725 $10,372,532,550 $6,988,334,441 $69,883,344 $7,797,410 $740,754 $13,213,307 $1,255,264 $1,996,018 2039 $10,372,532,550 $311,175,976 $59,133,046 $10,742,841,573 $7,358,643,464 $73,586,435 $8,211,744 $780,116 $13,911,059 $1,321,551 $2,101,666 2040 $10,742,841,573 $322,285,247 $160,247,219 $11,225,374,039 $7,841,175,930 $78,411,759 $8,752,055 $831,445 $14,819,405 $1,407,844 $2,239,289 2041 $11,225,374,039 $336,761,221 $169,759,786 $11,731,895,046 $8,347,696,937 $83,476,969 $9,319,257 $885,329 $15,772,845 $1,498,420 $2,383,750 2042 $11,731,895,046 $351,956,851 $174,852,579 $12,258,704,477 $8,874,506,368 $88,745,064 $9,909,194 $941,373 $16,764,441 $1,592,622 $2,533,995 2043 $12,258,704,477 $367,761,134 $180,098,157 $12,806,563,768 $9,422,365,660 $94,223,657 $10,522,719 $999,658 $17,795,624 $1,690,584 $2,690,243 2044 $12,806,563,768 $384,196,913 $185,501,102 $13,376,261,783 $9,992,063,674 $99,920,637 $11,160,718 $502,232 $18,867,877 $849,054 $1,351,287 2045 $13,376,261,783 $401,287,853 $191,066,135 $13,968,615,771 $10,584,417,662 $105,844,177 $11,824,106 $532,085 $19,982,736 $899,223 $1,431,308 2046 $13,968,615,771 $419,058,473 $196,798,119 $14,584,472,363 $11,200,274,254 $112,002,743 $12,513,832 $563,122 $21,141,793 $951,381 $1,514,503 2047 $14,584,472,363 $437,534,171 $202,702,062 $15,224,708,596 $11,840,510,487 $118,405,105 $13,230,880 $595,390 $22,346,695 $1,005,601 $1,600,991 2048 $15,224,708,596 $456,741,258 $208,783,124 $15,890,232,978 $12,506,034,869 $125,060,349 $13,976,268 $628,932 $23,599,151 $1,061,962 $1,690,894 2049 $15,890,232,978 $476,706,989 $215,046,618 $16,581,986,585 $13,197,788,476 $131,977,885 $14,751,051 $663,797 $24,900,929 $1,120,542 $1,784,339 2050 $16,581,986,585 $497,459,598 $221,498,016 $17,300,944,199 $13,916,746,090 $139,167,461 $15,556,322 $700,034 $26,253,861 $1,181,424 $1,881,458 2051 $17,300,944,199 $519,028,326 $221,819,629 $18,041,792,154 $14,657,594,045 $146,575,940 $16,386,113 $737,375 $27,647,985 $1,244,159 $1,981,534 2052 $18,041,792,154 $541,253,765 $228,474,217 $18,811,520,136 $15,427,322,027 $154,273,220 $17,248,270 $776,172 $29,096,414 $1,309,339 $2,085,511 2053 $18,811,520,136 $564,345,604 $235,328,444 $19,611,194,184 $16,226,996,075 $162,269,961 $18,143,989 $816,479 $30,601,154 $1,377,052 $2,193,531 2054 $19,611,194,184 $588,335,826 $242,388,297 $20,441,918,307 $17,057,720,198 $170,577,202 $19,074,507 $858,353 $32,164,277 $1,447,392 $2,305,745 2055 $20,441,918,307 $613,257,549 $249,659,946 $21,304,835,802 $17,920,637,693 $179,206,377 $20,041,106 $901,850 $33,787,934 $1,520,457 $2,422,307 2056 $21,304,835,802 $639,145,074 $257,149,745 $22,201,130,621 $18,816,932,512 $188,169,325 $21,045,114 $947,030 $35,474,350 $1,596,346 $2,543,376 2057 $22,201,130,621 $666,033,919 $264,864,237 $23,132,028,777 $19,747,830,668 $197,478,307 $22,087,906 $993,956 $37,225,828 $1,675,162 $2,669,118 2058 $23,132,028,777 $693,960,863 $272,810,164 $24,098,799,804 $20,714,601,695 $207,146,017 $23,170,904 $1,042,691 $39,044,755 $1,757,014 $2,799,705 2059 $24,098,799,804 $722,963,994 $280,994,469 $25,102,758,267 $21,718,560,158 $217,185,602 $24,295,582 $1,093,301 $40,933,601 $1,842,012 $2,935,313 2060 $25,102,758,267 $753,082,748 $0 $25,855,841,015 $22,471,642,906 $224,716,429 $25,138,458 $1,131,231 $42,352,044 $1,905,842 $3,037,073 2061 $25,855,841,015 $775,675,230 $0 $26,631,516,246 $23,247,318,137 $232,473,181 $26,006,620 $1,170,298 $43,813,040 $1,971,587 $3,141,885 ti lath
Source: San Joaquin County; City of Lathrop; LWA; EPS.
[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value. [2] See Table A-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs.

In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value. [4] The City and County tax allocation rates vary between TRAs within the existing City boundaries and the annexation area. See Table A-2 and Table A-3 for more details. [3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Lathrop
Existing City and Annexation Areas
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
236
DRAFT
Table A-2
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Tax Increment to EIFD - Lathrop Existing City Boundaries (Real $ City [1]
City EIFD
Allocation [3]
City
EIFD County [1]
County EIFD
Allocation [3]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*11.23% h i=g*h j=f*18.76% k l=j*k m=i+l 2020 $3,189,931,29 3 $95,697,939 $0 $3,285,629,23 2 $0 $0 $0 0% $0 $0 0% $0 $0 2021 $3,285,629,23 2 $98,568,877 $0 $3,384,198,10 9 $0 $0 $0 10% $0 $0 46% $0 $0 2022 $3,384,198,10 9 $101,525,943 $419,807,951 $3,905,532,00 3 $521,333,894 $5,213,339 $585,432 10% $58,54 3 $977,880 46% $448,52 0 $507,063 2023 $3,905,532,00 3 $117,165,960 $342,945,282 $4,365,643,245 $981,445,136 $9,814,451 $1,102,11 4 10% $110,211 $1,840,92 3 46% $844,36 7 $954,579 2024 $4,365,643,24 5 $130,969,297 $245,184,795 $4,741,797,337 $1,357,599,228 $13,575,992 $1,524,516 10% $152,45 2 $2,546,485 46% $1,167,98 4 $1,320,436 2025 $4,741,797,33 7 $142,253,920 $264,712,716 $5,148,763,973 $1,764,565,864 $17,645,659 $1,981,519 10% $198,15 2 $3,309,843 46% $1,518,11 0 $1,716,262 2026 $5,148,763,97 3 $154,462,919 $267,027,126 $5,570,254,018 $2,186,055,910 $21,860,559 $2,454,832 10% $245,48 3 $4,100,443 46% $1,880,731 $2,126,214 2027 $5,570,254,01 8 $167,107,621 $288,993,31 9 $6,026,354,958 $2,642,156,849 $26,421,568 $2,967,010 10% $296,701 $4,955,96 4 46% $2,273,12 9 $2,569,830 2028 $6,026,354,95 8 $180,790,649 $255,158,311 $6,462,303,91 7 $3,078,105,808 $30,781,058 $3,456,559 10% $345,65 6 $5,773,685 46% $2,648,18 9 $2,993,845 2029 $6,462,303,91 7 $193,869,118 $233,365,599 $6,889,538,634 $3,505,340,525 $35,053,405 $3,936,323 10% $393,63 2 $6,575,060 46% $3,015,75 2 $3,409,385 2030 $6,889,538,63 4 $206,686,159 $287,727,524 $7,383,952,317 $3,999,754,208 $39,997,542 $4,491,524 13% $583,89 8 $7,502,445 13% $975,31 8 $1,559,216 2031 $7,383,952,31 7 $221,518,570 $117,345,589 $7,722,816,475 $4,338,618,367 $43,386,184 $4,872,052 13% $633,36 7 $8,138,061 13% $1,057,94 8 $1,691,315 2032 $7,722,816,47 5 $231,684,494 $120,865,956 $8,075,366,926 $4,691,168,817 $46,911,688 $5,267,949 13% $684,83 3 $8,799,349 13% $1,143,91 5 $1,828,749 2033 $8,075,366,92 6 $242,261,008 $115,974,440 $8,433,602,373 $5,049,404,265 $50,494,043 $5,670,229 10% $538,67 2 $9,471,301 10% $899,77 4 $1,438,445 2034 $8,433,602,37 3 $253,008,071 $116,277,23 4 $8,802,887,679 $5,418,689,570 $54,186,896 $6,084,918 10% $578,06 7 $10,163,979 10% $965,57 8 $1,543,645 2035 $8,802,887,67 9 $264,086,630 $106,678,625 $9,173,652,934 $5,789,454,826 $57,894,548 $6,501,269 10% $617,621 $10,859,43 4 10% $1,031,64 6 $1,649,267 2036 $9,173,652,93 4 $275,209,588 $109,878,984 $9,558,741,506 $6,174,543,397 $61,745,434 $6,933,704 10% $658,70 2 $11,581,754 10% $1,100,26 7 $1,758,969 2037 $9,558,741,50 6 $286,762,245 $55,738,567 $9,901,242,319 $6,517,044,210 $65,170,442 $7,318,315 10% $695,24 0 $12,224,192 10% $1,161,29 8 $1,856,538 2038 $9,901,242,31 9 $297,037,270 $57,410,725 $10,255,690,313 $6,871,492,204 $68,714,922 $7,716,343 10% $733,05 3 $12,889,040 10% $1,224,45 9 $1,957,511 2039 $10,255,690,31 3 $307,670,709 $59,133,046 $10,622,494,068 $7,238,295,960 $72,382,960 $8,128,245 10% $772,18 3 $13,577,063 10% $1,289,821 $2,062,004 2040 $10,622,494,06 8 $318,674,822 $160,247,219 $11,101,416,110 $7,717,218,001 $77,172,18 0 $8,666,051 10% $823,27 5 $14,475,390 10% $1,375,16 2 $2,198,437 2041 $11,101,416,11 0 $333,042,483 $169,759,786 $11,604,218,379 $8,220,020,270 $82,200,203 $9,230,673 10% $876,91 4 $15,418,510 10% $1,464,75 8 $2,341,672 2042 $11,604,218,37 9 $348,126,551 $174,852,57 9 $12,127,197,510 $8,742,999,401 $87,429,99 4 $9,817,952 10% $932,70 5 $16,399,475 10% $1,557,95 0 $2,490,656 2043 $12,127,197,51 0 $363,815,925 $180,098,157 $12,671,111,592 $9,286,913,483 $92,869,135 $10,428,740 10% $990,73 0 $17,419,709 10% $1,654,87 2 $2,645,603 2044 $12,671,111,59 2 $380,133,348 $185,501,102 $13,236,746,041 $9,852,547,93 3 $98,525,479 $11,063,920 5% $497,87 6 $18,480,685 5% $831,631 $1,329,507 2045 $13,236,746,041 $397,102,381 $191,066,13 5 $13,824,914,557 $10,440,716,449 $104,407,164 $11,724,404 5% $527,59 8 $19,583,928 5% $881,27 7 $1,408,875 2046 $13,824,914,55 7 $414,747,437 $196,798,119 $14,436,460,113 $11,052,262,004 $110,522,620 $12,411,139 5% $558,501 $20,731,02 0 5% $932,89 6 $1,491,397 2047 $14,436,460,11 3 $433,093,803 $202,702,062 $15,072,255,978 $11,688,057,870 $116,880,579 $13,125,106 5% $590,63 0 $21,923,599 5% $986,56 2 $1,577,192 2048 $15,072,255,97 8 $452,167,679 $208,783,124 $15,733,206,782 $12,349,008,673 $123,490,087 $13,867,321 5% $624,02 9 $23,163,362 5% $1,042,351 $1,666,381 2049 $15,733,206,78 2 $471,996,203 $215,046,618 $16,420,249,603 $13,036,051,494 $130,360,515 $14,638,835 5% $658,74 8 $24,452,067 5% $1,100,34 3 $1,759,091 2050 $16,420,249,60 3 $492,607,488 $221,498,016 $17,134,355,108 $13,750,156,999 $137,501,570 $15,440,740 5% $694,83 3 $25,791,533 5% $1,160,61 9 $1,855,452 2051 $17,134,355,10 8 $514,030,653 $221,819,629 $17,870,205,389 $14,486,007,281 $144,860,07 3 $16,267,063 5% $732,01 8 $27,171,787 5% $1,222,73 0 $1,954,748 2052 $17,870,205,38 9 $536,106,162 $228,474,217 $18,634,785,769 $15,250,587,660 $152,505,877 $17,125,649 5% $770,65 4 $28,605,931 5% $1,287,26 7 $2,057,921 2053 $18,634,785,76 9 $559,043,573 $235,328,444 $19,429,157,786 $16,044,959,677 $160,449,597 $18,017,689 5% $810,79 6 $30,095,955 5% $1,354,31 8 $2,165,114 2054 $19,429,157,78 6 $582,874,734 $242,388,297 $20,254,420,817 $16,870,222,708 $168,702,227 $18,944,418 5% $852,49 9 $31,643,923 5% $1,423,97 7 $2,276,475 2055 $20,254,420,81 7 $607,632,624 $249,659,946 $21,111,713,387 $17,727,515,279 $177,275,153 $19,907,115 5% $895,82 0 $33,251,969 5% $1,496,33 9 $2,392,159 2056 $21,111,713,38 7 $633,351,402 $257,149,745 $22,002,214,534 $18,618,016,425 $186,180,164 $20,907,103 5% $940,82 0 $34,922,306 5% $1,571,50 4 $2,512,323 2057 $22,002,214,53 4 $660,066,436 $264,864,237 $22,927,145,207 $19,542,947,098 $195,429,471 $21,945,75 4 5% $987,55 9 $36,657,223 5% $1,649,57 5 $2,637,134 2058 $22,927,145,20 7 $687,814,356 $272,810,164 $23,887,769,727 $20,503,571,618 $205,035,716 $23,024,488 5% $1,036,10 2 $38,459,092 5% $1,730,65 9 $2,766,761 2059 $23,887,769,72 7 $716,633,092 $280,994,469 $24,885,397,288 $21,501,199,179 $215,011,992 $24,144,774 5% $1,086,51 5 $40,330,368 5% $1,814,86 7 $2,901,381 2060 $24,885,397,28 8 $746,561,919 $0 $25,631,959,20 6 $22,247,761,098 $222,477,611 $24,983,12 6 5% $1,124,241 $41,730,71 4 5% $1,877,88 2 $3,002,123 2061 $25,631,959,20 6 $768,958,776 $0 $26,400,917,98 3 $23,016,719,874 $230,167,199 $25,846,628 5% $1,163,09 8 $43,173,070 5% $1,942,78 8 $3,105,886 ti lath ex
Source: San Joaquin County; City of Lathrop; LWA; EPS.
[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value [2] See Table A-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value [3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Lathrop
Existing City
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
237
DRAFT
Table A-3
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Tax Increment to EIFD - Lathrop Annexation Area (Real $) City [1]
City EIFD
Allocation [4]
City
EIFD County [1]
County EIFD
Allocation [4]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*6.94% h i=g*h j=f*27.75% k l=j*k m=i+l 2020 $0 $0 $0 $0 $0 $0 $0 0% $0 $0 0% $0 $0
2021 $0 $0 $0 $0 $0 $0 $0 10% $0 $0 46% $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 10% $0 $0 46% $0 $0
2023 $0 $0 $0 $0 $0 $0 $0 10% $0 $0 46% $0 $0
2024 $0 $0 $0 $0 $0 $0 $0 10% $0 $0 46% $0 $0
2025 $0 $0 $7,956,388 $7,956,388 $7,956,388 $79,564 $5,520 10% $552 $22,081 46% $10,128 $10,680 2026 $7,956,388 $238,692 $8,195,079 $16,390,159 $16,390,159 $163,902 $11,372 10% $1,137 $45,487 46% $20,863 $22,000 2027 $16,390,159 $491,705 $8,440,932 $25,322,795 $25,322,795 $253,228 $17,569 10% $1,757 $70,277 46% $32,234 $33,991 2028 $25,322,795 $759,684 $8,694,160 $34,776,639 $34,776,639 $347,766 $24,129 10% $2,413 $96,514 46% $44,268 $46,681 2029 $34,776,639 $1,043,299 $8,954,985 $44,774,923 $44,774,923 $447,749 $31,066 10% $3,107 $124,262 46% $56,995 $60,101 2030 $44,774,923 $1,343,248 $9,223,634 $55,341,805 $55,341,805 $553,418 $38,397 13% $4,992 $153,588 13% $19,966 $24,958 2031 $55,341,805 $1,660,254 $9,500,343 $66,502,402 $66,502,402 $665,024 $46,140 13% $5,998 $184,561 13% $23,993 $29,991 2032 $66,502,402 $1,995,072 $9,785,353 $78,282,827 $78,282,827 $782,828 $54,314 13% $7,061 $217,255 13% $28,243 $35,304 2033 $78,282,827 $2,348,485 $10,078,914 $90,710,226 $90,710,226 $907,102 $62,936 10% $5,979 $251,744 10% $23,916 $29,895 2034 $90,710,226 $2,721,307 $10,381,281 $103,812,814 $103,812,814 $1,038,128 $72,027 10% $6,843 $288,107 10% $27,370 $34,213 2035 $103,812,814 $3,114,384 $0 $106,927,199 $106,927,199 $1,069,272 $74,188 10% $7,048 $296,751 10% $28,191 $35,239 2036 $106,927,199 $3,207,816 $0 $110,135,015 $110,135,015 $1,101,350 $76,413 10% $7,259 $305,653 10% $29,037 $36,296 2037 $110,135,015 $3,304,050 $0 $113,439,065 $113,439,065 $1,134,391 $78,706 10% $7,477 $314,823 10% $29,908 $37,385 2038 $113,439,065 $3,403,172 $0 $116,842,237 $116,842,237 $1,168,422 $81,067 10% $7,701 $324,268 10% $30,805 $38,507 2039 $116,842,237 $3,505,267 $0 $120,347,504 $120,347,504 $1,203,475 $83,499 10% $7,932 $333,996 10% $31,730 $39,662 2040 $120,347,504 $3,610,425 $0 $123,957,929 $123,957,929 $1,239,579 $86,004 10% $8,170 $344,015 10% $32,681 $40,852 2041 $123,957,929 $3,718,738 $0 $127,676,667 $127,676,667 $1,276,767 $88,584 10% $8,415 $354,336 10% $33,662 $42,077 2042 $127,676,667 $3,830,300 $0 $131,506,967 $131,506,967 $1,315,070 $91,241 10% $8,668 $364,966 10% $34,672 $43,340 2043 $131,506,967 $3,945,209 $0 $135,452,176 $135,452,176 $1,354,522 $93,979 10% $8,928 $375,915 10% $35,712 $44,640 2044 $135,452,176 $4,063,565 $0 $139,515,742 $139,515,742 $1,395,157 $96,798 5% $4,356 $387,192 5% $17,424 $21,780 2045 $139,515,742 $4,185,472 $0 $143,701,214 $143,701,214 $1,437,012 $99,702 5% $4,487 $398,808 5% $17,946 $22,433 2046 $143,701,214 $4,311,036 $0 $148,012,250 $148,012,250 $1,480,123 $102,693 5% $4,621 $410,772 5% $18,485 $23,106 2047 $148,012,250 $4,440,368 $0 $152,452,618 $152,452,618 $1,524,526 $105,774 5% $4,760 $423,096 5% $19,039 $23,799 2048 $152,452,618 $4,573,579 $0 $157,026,196 $157,026,196 $1,570,262 $108,947 5% $4,903 $435,788 5% $19,610 $24,513 2049 $157,026,196 $4,710,786 $0 $161,736,982 $161,736,982 $1,617,370 $112,216 5% $5,050 $448,862 5% $20,199 $25,248 2050 $161,736,982 $4,852,109 $0 $166,589,092 $166,589,092 $1,665,891 $115,582 5% $5,201 $462,328 5% $20,805 $26,006 2051 $166,589,092 $4,997,673 $0 $171,586,764 $171,586,764 $1,715,868 $119,049 5% $5,357 $476,198 5% $21,429 $26,786 2052 $171,586,764 $5,147,603 $0 $176,734,367 $176,734,367 $1,767,344 $122,621 5% $5,518 $490,484 5% $22,072 $27,590 2053 $176,734,367 $5,302,031 $0 $182,036,398 $182,036,398 $1,820,364 $126,300 5% $5,683 $505,198 5% $22,734 $28,417 2054 $182,036,398 $5,461,092 $0 $187,497,490 $187,497,490 $1,874,975 $130,089 5% $5,854 $520,354 5% $23,416 $29,270 2055 $187,497,490 $5,624,925 $0 $193,122,415 $193,122,415 $1,931,224 $133,991 5% $6,030 $535,965 5% $24,118 $30,148 2056 $193,122,415 $5,793,672 $0 $198,916,087 $198,916,087 $1,989,161 $138,011 5% $6,210 $552,044 5% $24,842 $31,052 2057 $198,916,087 $5,967,483 $0 $204,883,570 $204,883,570 $2,048,836 $142,151 5% $6,397 $568,605 5% $25,587 $31,984 2058 $204,883,570 $6,146,507 $0 $211,030,077 $211,030,077 $2,110,301 $146,416 5% $6,589 $585,663 5% $26,355 $32,944 2059 $211,030,077 $6,330,902 $0 $217,360,979 $217,360,979 $2,173,610 $150,808 5% $6,786 $603,233 5% $27,145 $33,932 2060 $217,360,979 $6,520,829 $0 $223,881,809 $223,881,809 $2,238,818 $155,333 5% $6,990 $621,330 5% $27,960 $34,950 2061 $223,881,809 $6,716,454 $0 $230,598,263 $230,598,263 $2,305,983 $159,992 5% $7,200 $639,970 5% $28,799 $35,998 ti lath ann
Source: San Joaquin County; City of Lathrop; LWA; EPS.
[1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs. [2] See Table A-5 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs.

In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value. [4] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.
[3] As a conservative assumption, this analysis excludes incremental growth of the existing land value of parcels annexed into the City until the time that the parcel develops. The growth of existing value for these parcels will be included in the EIFD and a method for estimating incremental AV growth/revenue to the EIFD will be determined at the time of EIFD formation. Refer to Table D-2 for the anticipated value of parcels annexed into the City in the first year of development.

Lathrop
Annexation Area
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] [3] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
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DRAFT
Table A-4
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Lathrop Existing City (2020 and Real $) Fiscal Year
Ending
Low Density
Residential
High Density
Residential
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 525,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $282,187,50 0 $12,800,000 $294,987,500 $32,767,650 $21,845,100 $46,109,007 $100,721,757 $395,709,257 1.061 $419,807,951 2023 $75,600,00 0 $36,800,000 $112,400,000 $65,535,300 $43,690,200 $92,218,014 $201,443,514 $313,843,514 1.093 $342,945,282 2024 $0 $16,400,00 0 $16,400,000 $65,535,300 $43,690,200 $92,218,014 $201,443,514 $217,843,514 1.126 $245,184,795 2025 $10,500,00 0 $16,400,000 $26,900,000 $65,535,300 $43,690,200 $92,218,014 $201,443,514 $228,343,514 1.159 $264,712,716 2026 $10,500,00 0 $16,400,000 $26,900,000 $62,707,800 $41,805,200 $92,218,014 $196,731,014 $223,631,014 1.194 $267,027,126 2027 $10,500,00 0 $16,000,000 $26,500,000 $62,707,800 $41,805,200 $103,965,014 $208,478,014 $234,978,014 1.230 $288,993,319 2028 $10,500,00 0 $0 $10,500,000 $62,707,800 $41,805,200 $86,411,327 $190,924,327 $201,424,327 1.267 $255,158,311 2029 $10,500,00 0 $0 $10,500,000 $62,707,800 $41,805,200 $63,842,300 $168,355,300 $178,855,300 1.305 $233,365,599 2030 $10,500,00 0 $5,800,000 $16,300,000 $80,372,400 $53,581,600 $63,842,300 $197,796,300 $214,096,300 1.344 $287,727,524 2031 $10,500,00 0 $5,800,000 $16,300,000 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $84,772,950 1.384 $117,345,589 2032 $10,500,00 0 $5,800,000 $16,300,000 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $84,772,950 1.426 $120,865,956 2033 $10,500,00 0 $0 $10,500,000 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $78,972,950 1.469 $115,974,440 2034 $8,400,000 $0 $8,400,000 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $76,872,950 1.513 $116,277,234 2035 $0 $0 $0 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $68,472,950 1.558 $106,678,625 2036 $0 $0 $0 $20,233,650 $13,489,100 $34,750,200 $68,472,950 $68,472,950 1.605 $109,878,984 2037 $0 $0 $0 $20,233,650 $13,489,100 $0 $33,722,750 $33,722,750 1.653 $55,738,567 2038 $0 $0 $0 $20,233,650 $13,489,100 $0 $33,722,750 $33,722,750 1.702 $57,410,725 2039 $0 $0 $0 $20,233,650 $13,489,100 $0 $33,722,750 $33,722,750 1.754 $59,133,046 2040 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 1.806 $160,247,219 2041 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 1.860 $169,759,786 2042 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 1.916 $174,852,579 2043 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 1.974 $180,098,157 2044 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.033 $185,501,102 2045 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.094 $191,066,135 2046 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.157 $196,798,119 2047 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.221 $202,702,062 2048 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.288 $208,783,124 2049 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.357 $215,046,618 2050 $88,725,00 0 $0 $88,725,000 $1,517,550 $1,011,700 $0 $2,529,250 $91,254,250 2.427 $221,498,016 2051 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 2.500 $221,819,629 2052 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 2.575 $228,474,217 2053 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 2.652 $235,328,444 2054 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 2.732 $242,388,297 2055 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 2.814 $249,659,946 2056 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 2.898 $257,149,745 2057 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 2.985 $264,864,237 2058 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 3.075 $272,810,164 2059 $88,725,00 0 $0 $88,725,000 $0 $0 $0 $0 $88,725,00 0 3.167 $280,994,469 2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av lath ex
Source: San Joaquin County; City of Lathrop; LWA; EPS.
[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table A-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
239
DRAFT
Table A-5
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Lathrop Annexation Areas (2020 and Real $) Fiscal Year
Ending
Low Density
Residential
High Density
Residential
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

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

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
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page 1 of 2
Table A-6
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Incremental Development Projections - Lathrop
Fiscal Year
Ending
Single
Family
Residential
Multifamily
Residential TOTAL Retail Office Industrial Total
2020 - - - - - - -
2021 - - - - - - -
2022 538 64 602 131,071 87,380 461,090 679,541
2023 144 184 328 262,141 174,761 922,180 1,359,082
2024 - 82 82 262,141 174,761 922,180 1,359,082
2025 20 82 102 262,141 174,761 922,180 1,359,082
2026 20 82 102 250,831 167,221 922,180 1,340,232
2027 20 80 100 250,831 167,221 1,039,650 1,457,702
2028 20 - 20 250,831 167,221 864,113 1,282,165
2029 20 - 20 250,831 167,221 638,423 1,056,475
2030 20 29 49 321,490 214,326 638,423 1,174,239
2031 20 29 49 80,935 53,956 347,502 482,393
2032 20 29 49 80,935 53,956 347,502 482,393
2033 20 - 20 80,935 53,956 347,502 482,393
2034 16 - 16 80,935 53,956 347,502 482,393
2035 - - - 80,935 53,956 347,502 482,393
2036 - - - 80,935 53,956 347,502 482,393
2037 - - - 80,935 53,956 - 134,891
2038 - - - 80,935 53,956 - 134,891
2039 - - - 80,935 53,956 - 134,891
2040 169 - 169 - - - -
2041 169 - 169 6,070 4,047 - 10,117
2042 169 - 169 6,070 4,047 - 10,117
2043 169 - 169 6,070 4,047 - 10,117
2044 169 - 169 6,070 4,047 - 10,117
2045 169 - 169 6,070 4,047 - 10,117
2046 169 - 169 6,070
4,047 - 10,117
2047 169 - 169 6,070 4,047 - 10,117
2048 169 - 169 6,070 4,047 - 10,117
2049 169 - 169 6,070 4,047 - 10,117
2050 169 - 169 6,070 4,047 - 10,117
2051 169 - 169 - - - -
2052 169 - 169 - - - -
2053 169 - 169 - - - -
2054 169 - 169 - - - -
2055 169 - 169 - - - -
2056 169 - 169 - - - -
2057 169 - 169 - - - -
2058 169 - 169 - - - -
2059 169 - 169 - - - -
2060 - - - - - - -
Total 4,258 661 4,919 3,031,422 2,020,948 9,415,432 14,467,802 Source: San Joaquin County; City of Lathrop; LWA; EPS.

Lathrop
Existing City
Existing City
Dwelling Units Building Square Feet
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
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page 2 of 2
Table A-6
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Incremental Development Projections - Lathrop
Fiscal Year
Ending
Single
Family
Residential
Multifamily
Residential TOTAL Retail Office Industrial Total
2020 - - - - - - -
2021 - - - - - - -
2022 - - - - - - -
2023 - - - - - - -
2024 - - - - - - -
2025 - - - 27,453 - - 27,453
2026 - - - 27,453 - - 27,453
2027 - - - 27,453 - - 27,453
2028 - - - 27,453 - - 27,453
2029 - - - 27,453 - - 27,453
2030 - - - 27,453 - - 27,453
2031 - - - 27,453 - - 27,453
2032 - - - 27,453 - - 27,453
2033 - - - 27,453 - - 27,453
2034 - - - 27,453 - - 27,453
2035 - - - - - - -
2036 - - - - - - -
2037 - - - - - - -
2038 - - - - - - -
2039 - - - - - - -
2040 - - - - - - -
2041 - - - - - - -
2042 - - - - - - -
2043 - - - - - - -
2044 - - - - -
- -
2045 - - - - - - -
2046 - - - - - - -
2047 - - - - - - -
2048 - - - - - - -
2049 - - - - - - -
2050 - - - - - - -
2051 - - - - - - -
2052 - - - - - - -
2053 - - - - - - -
2054 - - - - - - -
2055 - - - - - - -
2056 - - - - - - -
2057 - - - - - - -
2058 - - - - - - -
2059 - - - - - - -
2060 - - - - - - -
Total - - - 274,530 - - 274,530
dev lath
Source: San Joaquin County; City of Lathrop; LWA; EPS.

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

ATTACHMENT A
242

APPENDIX B:

City of Manteca EIFD
Revenue-Estimating Tables

Table B-1 Projected Tax Increment to EIFD—Manteca ..................... E-21 Table B-2 Projected Tax Increment to EIFD—
Manteca Existing City Boundaries .................................. E-22 Table B-3 Projected Tax Increment to EIFD—
Manteca Annexation Area ............................................. E-23 Table B-4 Assessed Value of New Development—
Manteca Existing City ................................................... E-24 Table B-5 Assessed Value of New Development—
Manteca Annexation Areas ............................................ E-25 Table B-6 Incremental Development Projections—Manteca .............. E-26

ATTACHMENT A
243
DRAFT
Table B-1
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysi
s
Projected Tax Increment to EIFD - Manteca (Real $)
City [1]
City
EIFD [3] County [1]
County
EIFD [3] Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% [4] h=g*[3] [4] j=i*[3] h+j 2020 $1,049,314,999 $31,479,450 $0 $1,080,794,449 $0 $0 $0 $0 $0 $0 $0 2021 $1,080,794,449 $32,423,833 $0 $1,113,218,282 $0 $0 $0 $0 $0 $0 $0 2022 $1,113,218,282 $33,396,548 $176,568,725 $1,323,183,556 $209,965,274 $2,099,653 $391,544 $19,577 $543,435 $249,255 $268,832 2023 $1,323,183,556 $39,695,507 $459,406,107 $1,822,285,170 $709,066,887 $7,090,669 $1,070,324 $53,516 $1,564,044 $717,373 $770,889 2024 $1,822,285,170 $54,668,555 $353,564,711 $2,230,518,436 $1,117,300,154 $11,173,002 $1,617,104 $80,855 $2,406,158 $1,103,621 $1,184,477 2025 $2,230,518,436 $66,915,553 $467,334,061 $2,764,768,051 $1,651,549,768 $16,515,498 $2,341,868 $117,093 $3,500,222 $1,605,431 $1,722,524 2026 $2,764,768,051 $82,943,042 $342,844,017 $3,190,555,109 $2,077,336,827 $20,773,368 $2,909,286 $145,464 $4,381,046 $2,009,434 $2,154,898 2027 $3,190,555,109 $95,716,653 $289,958,096 $3,576,229,859 $2,463,011,576 $24,630,116 $3,416,977 $170,849 $5,184,345 $2,377,880 $2,548,729 2028 $3,576,229,859 $107,286,896 $279,617,285 $3,963,134,039 $2,849,915,757 $28,499,158 $3,923,940 $196,197 $5,992,246 $2,748,436 $2,944,633 2029 $3,963,134,039 $118,894,021 $298,613,609 $4,380,641,670 $3,267,423,387 $32,674,234 $4,472,061 $223,603 $6,863,129 $3,147,880 $3,371,483 2030 $4,380,641,670 $131,419,250 $303,002,702 $4,815,063,622 $3,701,845,339 $37,018,453 $5,041,656 $655,415 $7,769,932 $1,010,091 $1,665,506 2031 $4,815,063,622 $144,451,909 $312,092,783 $5,271,608,313 $4,158,390,031 $41,583,900 $5,640,051 $733,207 $8,723,092 $1,134,002 $1,867,209 2032 $5,271,608,313 $158,148,249 $318,675,333 $5,748,431,895 $4,635,213,613 $46,352,136 $6,262,847 $814,170 $9,720,485 $1,263,663 $2,077,833 2033 $5,748,431,895 $172,452,957 $348,557,750 $6,269,442,602 $5,156,224,319 $51,562,243 $6,930,054 $658,355 $10,821,876 $1,028,078 $1,686,433 2034 $6,269,442,602 $188,083,278 $358,258,187 $6,815,784,067 $5,702,565,785 $57,025,658 $7,629,227 $724,777 $11,977,227 $1,137,837 $1,862,613 2035 $6,815,784,067 $204,473,522 $282,641,879 $7,302,899,468 $6,189,681,185 $61,896,812 $8,239,289 $782,732 $13,018,914 $1,236,797 $2,019,529 2036 $7,302,899,468 $219,086,984 $241,768,389 $7,763,754,840 $6,650,536,558 $66,505,366 $8,807,180 $836,682 $14,012,520 $1,331,189 $2,167,871 2037 $7,763,754,840 $232,912,645 $185,851,807 $8,182,519,293 $7,069,301,010 $70,693,010 $9,310,066 $884,456 $14,926,803 $1,418,046 $2,302,503 2038 $8,182,519,293 $245,475,579 $89,377,736 $8,517,372,607 $7,404,154,325 $74,041,543 $9,762,155 $927,405 $15,614,423 $1,483,370 $2,410,775 2039 $8,517,372,607 $255,521,178 $92,059,068 $8,864,952,853 $7,751,734,571 $77,517,346 $10,231,640 $972,006 $16,327,992 $1,551,159 $2,523,165 2040 $8,864,952,853 $265,948,586 $83,984,172 $9,214,885,611 $8,101,667,329 $81,016,673 $10,703,666 $1,016,848 $17,046,945 $1,619,460 $2,636,308 2041 $9,214,885,611 $276,446,568 $23,253,682 $9,514,585,862 $8,401,367,579 $84,013,676 $11,103,026 $1,054,788 $17,666,960 $1,678,361 $2,733,149 2042 $9,514,585,862 $285,437,576 $23,951,293 $9,823,974,730 $8,710,756,448 $87,107,564 $11,515,365 $1,093,960 $18,306,959 $1,739,161 $2,833,121 2043 $9,823,974,730 $294,719,242 $24,669,831 $10,143,363,804 $9,030,145,521 $90,301,455 $11,941,102 $1,134,405 $18,967,584 $1,801,921 $2,936,325 2044 $10,143,363,804 $304,300,914 $25,409,926 $10,473,074,644 $9,359,856,362 $93,598,564 $12,380,668 $557,130 $19,649,497 $884,227 $1,441,357 2045 $10,473,074,644 $314,192,239 $26,172,224 $10,813,439,108 $9,700,220,825 $97,002,208 $12,834,512 $577,553 $20,353,380 $915,902 $1,493,455 2046 $10,813,439,108 $324,403,173 $26,957,391 $11,164,799,672 $10,051,581,389 $100,515,814 $13,303,093 $598,639 $21,079,937 $948,597 $1,547,236 2047 $11,164,799,672 $334,943,990 $27,766,113 $11,527,509,774 $10,414,291,492 $104,142,915 $13,786,888 $620,410 $21,829,895 $982,345 $1,602,755 2048 $11,527,509,774 $345,825,293 $28,599,096 $11,901,934,164 $10,788,715,881 $107,887,159 $14,286,388 $642,887 $22,604,005 $1,017,180 $1,660,068 2049 $11,901,934,164 $357,058,025 $29,457,069 $12,288,449,257 $11,175,230,975 $111,752,310 $14,802,099 $666,094 $23,403,041 $1,053,137 $1,719,231 2050 $12,288,449,257 $368,653,478 $30,340,781 $12,687,443,516 $11,574,225,233 $115,742,252 $15,334,545 $690,055 $24,227,802 $1,090,251 $1,780,306 2051 $12,687,443,516 $380,623,305 $31,251,004 $13,099,317,826 $11,986,099,543 $119,860,995 $15,884,266 $714,792 $25,079,111 $1,128,560 $1,843,352 2052 $13,099,317,826 $392,979,535 $32,188,534 $13,524,485,895 $12,411,267,612 $124,112,676 $16,451,819 $740,332 $25,957,820 $1,168,102 $1,908,434 2053 $13,524,485,895 $405,734,577 $33,154,190 $13,963,374,662 $12,850,156,380 $128,501,564 $17,037,779 $766,700 $26,864,807 $1,208,916 $1,975,616 2054 $13,963,374,662 $418,901,240 $34,148,816 $14,416,424,718 $13,303,206,436 $133,032,064 $17,642,740 $793,923 $27,800,977 $1,251,044 $2,044,967 2055 $14,416,424,718 $432,492,742 $32,049,893 $14,880,967,353 $13,767,749,071 $137,677,491 $18,262,849 $821,828 $28,761,067 $1,294,248 $2,116,076 2056 $14,880,967,353 $446,429,021 $0 $15,327,396,374 $14,214,178,091 $142,141,781 $18,855,740 $848,508 $29,686,363 $1,335,886 $2,184,395 2057 $15,327,396,374 $459,821,891 $0 $15,787,218,265 $14,673,999,983 $146,740,000 $19,466,417 $875,989 $30,639,418 $1,378,774 $2,254,763 2058 $15,787,218,265 $473,616,548 $0 $16,260,834,813 $15,147,616,530 $151,476,165 $20,095,415 $904,294 $31,621,065 $1,422,948 $2,327,242 2059 $16,260,834,813 $487,825,044 $0 $16,748,659,857 $15,635,441,575 $156,354,416 $20,743,283 $933,448 $32,632,161 $1,468,447 $2,401,895 2060 $16,748,659,857 $502,459,796 $0 $17,251,119,653 $16,137,901,371 $161,379,014 $21,410,587 $963,476 $33,673,591 $1,515,312 $2,478,788 2061 $17,251,119,653 $517,533,590 $0 $17,768,653,243 $16,655,434,960 $166,554,350 $22,097,911 $994,406 $34,746,263 $1,563,582 $2,557,988 ti man
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value. [2] See Table B-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs.

In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value. [4] The City and County tax allocation rates vary between TRAs within the existing City boundaries and the annexation area. See Table B-2 and Table B-3 for more details. [3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Manteca
Existing City and Annexation Areas
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
244
DRAFT
Table B-2
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Tax Increment to EIFD - Manteca Existing City Boundaries (Real $ City [1]
City EIFD
Allocation [3]
City
EIFD County [1]
County EIFD
Allocation [3]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*14.30% h i=g*h j=f*19.84% k l=j*k m=i+l 2020 $1,049,314,99 9 $31,479,450 $0 $1,080,794,44 9 $0 $0 $0 0% $0 $0 0% $0 $0 2021 $1,080,794,44 9 $32,423,833 $0 $1,113,218,28 2 $0 $0 $0 5% $0 $0 46% $0 $0 2022 $1,113,218,28 2 $33,396,548 $176,568,725 $1,323,183,556 $273,868,557 $2,738,686 $391,544 5% $19,57 7 $543,435 46% $249,25 5 $268,832 2023 $1,323,183,55 6 $39,695,507 $414,057,936 $1,776,936,999 $727,622,000 $7,276,220 $1,040,266 5% $52,01 3 $1,443,813 46% $662,22 7 $714,241 2024 $1,776,936,99 9 $53,308,110 $306,856,096 $2,137,101,205 $1,087,786,206 $10,877,862 $1,555,186 5% $77,75 9 $2,158,484 46% $990,02 2 $1,067,781 2025 $2,137,101,20 5 $64,113,036 $419,224,187 $2,620,438,428 $1,571,123,429 $15,711,234 $2,246,203 5% $112,31 0 $3,117,565 46% $1,429,91 9 $1,542,229 2026 $2,620,438,42 8 $78,613,153 $293,290,847 $2,992,342,428 $1,943,027,429 $19,430,274 $2,777,907 5% $138,89 5 $3,855,530 46% $1,768,39 8 $1,907,294 2027 $2,992,342,42 8 $89,770,273 $238,918,331 $3,321,031,03 2 $2,271,716,033 $22,717,160 $3,247,826 5% $162,391 $4,507,74 4 46% $2,067,54 6 $2,229,938 2028 $3,321,031,03 2 $99,630,931 $227,046,32 6 $3,647,708,289 $2,598,393,290 $25,983,933 $3,714,870 5% $185,74 4 $5,155,967 46% $2,364,86 3 $2,550,607 2029 $3,647,708,28 9 $109,431,249 $244,465,522 $4,001,605,060 $2,952,290,061 $29,522,901 $4,220,82 9 5% $211,041 $5,858,20 0 46% $2,686,95 4 $2,897,995 2030 $4,001,605,06 0 $120,048,152 $247,230,172 $4,368,883,384 $3,319,568,385 $33,195,684 $4,745,920 13% $616,97 0 $6,586,987 13% $856,30 8 $1,473,278 2031 $4,368,883,38 4 $131,066,502 $254,647,077 $4,754,596,962 $3,705,281,963 $37,052,820 $5,297,366 13% $688,65 8 $7,352,355 13% $955,80 6 $1,644,464 2032 $4,754,596,96 2 $142,637,909 $257,367,615 $5,154,602,486 $4,105,287,487 $41,052,875 $5,869,246 13% $763,00 2 $8,146,082 13% $1,058,991 $1,821,993 2033 $5,154,602,48 6 $154,638,075 $265,088,643 $5,574,329,203 $4,525,014,204 $45,250,142 $6,469,321 10% $614,58 5 $8,978,942 10% $852,99 9 $1,467,585 2034 $5,574,329,20 3 $167,229,876 $272,285,007 $6,013,844,087 $4,964,529,088 $49,645,291 $7,097,68 6 10% $674,28 0 $9,851,067 10% $935,851 $1,610,132 2035 $6,013,844,08 7 $180,415,323 $194,089,503 $6,388,348,913 $5,339,033,914 $53,390,339 $7,633,108 10% $725,14 5 $10,594,193 10% $1,006,44 8 $1,731,594 2036 $6,388,348,91 3 $191,650,467 $150,559,442 $6,730,558,822 $5,681,243,823 $56,812,438 $8,122,359 10% $771,62 4 $11,273,237 10% $1,070,95 8 $1,842,582 2037 $6,730,558,82 2 $201,916,765 $91,906,593 $7,024,382,180 $5,975,067,181 $59,750,67 2 $8,542,432 10% $811,531 $11,856,26 8 10% $1,126,34 5 $1,937,877 2038 $7,024,382,18 0 $210,731,465 $89,377,736 $7,324,491,381 $6,275,176,38 2 $62,751,764 $8,971,492 10% $852,29 2 $12,451,772 10% $1,182,91 8 $2,035,210 2039 $7,324,491,381 $219,734,741 $92,059,06 8 $7,636,285,190 $6,586,970,191 $65,869,70 2 $9,417,258 10% $894,63 9 $13,070,461 10% $1,241,69 4 $2,136,333 2040 $7,636,285,19 0 $229,088,556 $83,984,172 $7,949,357,918 $6,900,042,919 $69,000,429 $9,864,851 10% $937,161 $13,691,68 8 10% $1,300,71 0 $2,237,871 2041 $7,949,357,91 8 $238,480,738 $23,253,682 $8,211,092,338 $7,161,777,339 $71,617,773 $10,239,048 10% $972,71 0 $14,211,045 10% $1,350,04 9 $2,322,759 2042 $8,211,092,33 8 $246,332,770 $23,951,293 $8,481,376,401 $7,432,061,40 2 $74,320,614 $10,625,467 10% $1,009,41 9 $14,747,367 10% $1,401,00 0 $2,410,419 2043 $8,481,376,401 $254,441,29 2 $24,669,831 $8,760,487,52 4 $7,711,172,525 $77,111,725 $11,024,507 10% $1,047,32 8 $15,301,205 10% $1,453,61 4 $2,500,943 2044 $8,760,487,52 4 $262,814,626 $25,409,926 $9,048,712,076 $7,999,397,077 $79,993,971 $11,436,57 6 5% $514,64 6 $15,873,126 5% $714,291 $1,228,937 2045 $9,048,712,07 6 $271,461,362 $26,172,224 $9,346,345,662 $8,297,030,663 $82,970,307 $11,862,096 5% $533,79 4 $16,463,717 5% $740,86 7 $1,274,662 2046 $9,346,345,66 2 $280,390,370 $26,957,391 $9,653,693,42 3 $8,604,378,424 $86,043,784 $12,301,505 5% $553,56 8 $17,073,584 5% $768,311 $1,321,879 2047 $9,653,693,42 3 $289,610,803 $27,766,113 $9,971,070,338 $8,921,755,339 $89,217,553 $12,755,253 5% $573,98 6 $17,703,352 5% $796,651 $1,370,637 2048 $9,971,070,33 8 $299,132,110 $28,599,096 $10,298,801,545 $9,249,486,546 $92,494,865 $13,223,803 5% $595,071 $18,353,66 6 5% $825,91 5 $1,420,986 2049 $10,298,801,54 5 $308,964,046 $29,457,069 $10,637,222,660 $9,587,907,661 $95,879,07 7 $13,707,637 5% $616,84 4 $19,025,192 5% $856,13 4 $1,472,977 2050 $10,637,222,66 0 $319,116,680 $30,340,781 $10,986,680,12 0 $9,937,365,121 $99,373,651 $14,207,24 9 5% $639,32 6 $19,718,617 5% $887,33 8 $1,526,664 2051 $10,986,680,12 0 $329,600,404 $31,251,004 $11,347,531,528 $10,298,216,529 $102,982,165 $14,723,151 5% $662,54 2 $20,434,651 5% $919,55 9 $1,582,101 2052 $11,347,531,52 8 $340,425,946 $32,188,534 $11,720,146,009 $10,670,831,010 $106,708,310 $15,255,871 5% $686,51 4 $21,174,026 5% $952,831 $1,639,345 2053 $11,720,146,00 9 $351,604,380 $33,154,190 $12,104,904,579 $11,055,589,580 $110,555,896 $15,805,952 5% $711,26 8 $21,937,499 5% $987,18 7 $1,698,455 2054 $12,104,904,57 9 $363,147,137 $34,148,816 $12,502,200,533 $11,452,885,534 $114,528,855 $16,373,958 5% $736,82 8 $22,725,849 5% $1,022,66 3 $1,759,491 2055 $12,502,200,53 3 $375,066,016 $32,049,893 $12,909,316,442 $11,860,001,443 $118,600,014 $16,956,003 5% $763,02 0 $23,533,686 5% $1,059,01 6 $1,822,036 2056 $12,909,316,44 2 $387,279,493 $0 $13,296,595,93 6 $12,247,280,937 $122,472,809 $17,509,689 5% $787,93 6 $24,302,161 5% $1,093,59 7 $1,881,533 2057 $13,296,595,93 6 $398,897,878 $0 $13,695,493,81 4 $12,646,178,815 $126,461,788 $18,079,985 5% $813,59 9 $25,093,690 5% $1,129,21 6 $1,942,815 2058 $13,695,493,81 4 $410,864,814 $0 $14,106,358,62 8 $13,057,043,629 $130,570,436 $18,667,390 5% $840,03 3 $25,908,965 5% $1,165,90 3 $2,005,936 2059 $14,106,358,62 8 $423,190,759 $0 $14,529,549,38 7 $13,480,234,388 $134,802,344 $19,272,418 5% $867,25 9 $26,748,698 5% $1,203,691 $2,070,950 2060 $14,529,549,38 7 $435,886,482 $0 $14,965,435,86 8 $13,916,120,869 $139,161,209 $19,895,596 5% $895,30 2 $27,613,623 5% $1,242,61 3 $2,137,915 2061 $14,965,435,86 8 $448,963,076 $0 $15,414,398,94 5 $14,365,083,946 $143,650,839 $20,537,469 5% $924,18 6 $28,504,496 5% $1,282,70 2 $2,206,888 ti man ex
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value [2] See Table B-4 for new AV added to roll from 2020-21 on. It is assumed that new AV is added to roll in year after development occurs In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value [3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Manteca
Existing City
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
New AV Added
to Roll [2]
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
245
DRAFT
Table B-3
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Tax Increment to EIFD - Manteca Annexation Area (Real $) City [1]
City EIFD
Allocation [4]
City
EIFD County [1]
County EIFD
Allocation [4]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*6.63% h i=g*h j=f*26.51% k l=j*k m=i+l 2020 $0 $0 $0 $0 $0 $0 $0 0% $0 $0 0% $0 $0
2021 $0 $0 $0 $0 $0 $0 $0 5% $0 $0 46% $0 $0
2022 $0 $0 $0 $0 $0 $0 $0 5% $0 $0 46% $0 $0
2023 $0 $0 $45,348,171 $45,348,171 $45,348,171 $453,482 $30,058 5% $1,503 $120,230 46% $55,145 $56,648 2024 $45,348,171 $1,360,445 $46,708,616 $93,417,231 $93,417,231 $934,172 $61,919 5% $3,096 $247,674 46% $113,600 $116,696 2025 $93,417,231 $2,802,517 $48,109,874 $144,329,622 $144,329,622 $1,443,296 $95,664 5% $4,783 $382,657 46% $175,511 $180,295 2026 $144,329,622 $4,329,889 $49,553,170 $198,212,681 $198,212,681 $1,982,127 $131,379 5% $6,569 $525,516 46% $241,036 $247,605 2027 $198,212,681 $5,946,380 $51,039,765 $255,198,827 $255,198,827 $2,551,988 $169,150 5% $8,458 $676,601 46% $310,334 $318,791 2028 $255,198,827 $7,655,965 $52,570,958 $315,425,750 $315,425,750 $3,154,258 $209,070 5% $10,453 $836,279 46% $383,572 $394,026 2029 $315,425,750 $9,462,773 $54,148,087 $379,036,610 $379,036,610 $3,790,366 $251,232 5% $12,562 $1,004,929 46% $460,926 $473,488 2030 $379,036,610 $11,371,098 $55,772,530 $446,180,238 $446,180,238 $4,461,802 $295,736 13% $38,446 $1,182,945 13% $153,783 $192,229 2031 $446,180,238 $13,385,407 $57,445,706 $517,011,351 $517,011,351 $5,170,114 $342,684 13% $44,549 $1,370,737 13% $178,196 $222,745 2032 $517,011,351 $15,510,341 $61,307,718 $593,829,409 $593,829,409 $5,938,294 $393,601 13% $51,168 $1,574,403 13% $204,672 $255,840 2033 $593,829,409 $17,814,882 $83,469,107 $695,113,398 $695,113,398 $6,951,134 $460,734 10% $43,770 $1,842,934 10% $175,079 $218,848 2034 $695,113,398 $20,853,402 $85,973,180 $801,939,980 $801,939,980 $8,019,400 $531,540 10% $50,496 $2,126,160 10% $201,985 $252,482 2035 $801,939,980 $24,058,199 $88,552,375 $914,550,555 $914,550,555 $9,145,506 $606,180 10% $57,587 $2,424,721 10% $230,349 $287,936 2036 $914,550,555 $27,436,517 $91,208,946 $1,033,196,018 $1,033,196,018 $10,331,960 $684,821 10% $65,058 $2,739,283 10% $260,232 $325,290 2037 $1,033,196,018 $30,995,881 $93,945,215 $1,158,137,113 $1,158,137,113 $11,581,371 $767,634 10% $72,925 $3,070,535 10% $291,701 $364,626 2038 $1,158,137,113 $34,744,113 $0 $1,192,881,227 $1,192,881,227 $11,928,812 $790,663 10% $75,113 $3,162,651 10% $300,452 $375,565 2039 $1,192,881,227 $35,786,437 $0 $1,228,667,663 $1,228,667,663 $12,286,677 $814,383 10% $77,366 $3,257,531 10% $309,465 $386,832 2040 $1,228,667,663 $36,860,030 $0 $1,265,527,693 $1,265,527,693 $12,655,277 $838,814 10% $79,687 $3,355,257 10% $318,749 $398,437 2041 $1,265,527,693 $37,965,831 $0 $1,303,493,524 $1,303,493,524 $13,034,935 $863,979 10% $82,078 $3,455,915 10% $328,312 $410,390 2042 $1,303,493,524 $39,104,806 $0 $1,342,598,330 $1,342,598,330 $13,425,983 $889,898 10% $84,540 $3,559,592 10% $338,161 $422,702 2043 $1,342,598,330 $40,277,950 $0 $1,382,876,280 $1,382,876,280 $13,828,763 $916,595 10% $87,077 $3,666,380 10% $348,306 $435,383 2044 $1,382,876,280 $41,486,288 $0 $1,424,362,568 $1,424,362,568 $14,243,626 $944,093 5% $42,484 $3,776,371 5% $169,937 $212,421 2045 $1,424,362,568 $42,730,877 $0 $1,467,093,445 $1,467,093,445 $14,670,934 $972,416 5% $43,759 $3,889,662 5% $175,035 $218,794 2046 $1,467,093,445 $44,012,803 $0 $1,511,106,248 $1,511,106,248 $15,111,062 $1,001,588 5% $45,071 $4,006,352 5% $180,286 $225,357 2047 $1,511,106,248 $45,333,187 $0 $1,556,439,436 $1,556,439,436 $15,564,394 $1,031,636 5% $46,424 $4,126,543 5% $185,694 $232,118 2048 $1,556,439,436 $46,693,183 $0 $1,603,132,619 $1,603,132,619 $16,031,326 $1,062,585 5% $47,816 $4,250,339 5% $191,265 $239,082 2049 $1,603,132,619 $48,093,979 $0 $1,651,226,598 $1,651,226,598 $16,512,266 $1,094,462 5% $49,251 $4,377,849 5% $197,003 $246,254 2050 $1,651,226,598 $49,536,798 $0 $1,700,763,395 $1,700,763,395 $17,007,634 $1,127,296 5% $50,728 $4,509,185 5% $202,913 $253,642 2051 $1,700,763,395 $51,022,902 $0 $1,751,786,297 $1,751,786,297 $17,517,863 $1,161,115 5% $52,250 $4,644,460 5% $209,001 $261,251 2052 $1,751,786,297 $52,553,589 $0 $1,804,339,886 $1,804,339,886 $18,043,399 $1,195,949 5% $53,818 $4,783,794 5% $215,271 $269,088 2053 $1,804,339,886 $54,130,197 $0 $1,858,470,083 $1,858,470,083 $18,584,701 $1,231,827 5% $55,432 $4,927,308 5% $221,729 $277,161 2054 $1,858,470,083 $55,754,102 $0 $1,914,224,185 $1,914,224,185 $19,142,242 $1,268,782 5% $57,095 $5,075,127 5% $228,381 $285,476 2055 $1,914,224,185 $57,426,726 $0 $1,971,650,911 $1,971,650,911 $19,716,509 $1,306,845 5% $58,808 $5,227,381 5% $235,232 $294,040 2056 $1,971,650,911 $59,149,527 $0 $2,030,800,438 $2,030,800,438 $20,308,004 $1,346,051 5% $60,572 $5,384,202 5% $242,289 $302,861 2057 $2,030,800,438 $60,924,013 $0 $2,091,724,451 $2,091,724,451 $20,917,245 $1,386,432 5% $62,389 $5,545,728 5% $249,558 $311,947 2058 $2,091,724,451 $62,751,734 $0 $2,154,476,185 $2,154,476,185 $21,544,762 $1,428,025 5% $64,261 $5,712,100 5% $257,045 $321,306 2059 $2,154,476,185 $64,634,286 $0 $2,219,110,470 $2,219,110,470 $22,191,105 $1,470,866 5% $66,189 $5,883,463 5% $264,756 $330,945 2060 $2,219,110,470 $66,573,314 $0 $2,285,683,785 $2,285,683,785 $22,856,838 $1,514,992 5% $68,175 $6,059,967 5% $272,699 $340,873 2061 $2,285,683,785 $68,570,514 $0 $2,354,254,298 $2,354,254,298 $23,542,543 $1,560,442 5% $70,220 $6,241,766 5% $280,879 $351,099 ti m ann
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs. [2] See Table B-5 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs.

In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value. [4] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.
[3] As a conservative assumption, this analysis excludes incremental growth of the existing land value of parcels annexed into the City until the time that the parcel develops. The growth of existing value for these parcels will be included in the EIFD and a method for estimating incremental AV growth/revenue to the EIFD will be determined at the time of EIFD formation. Refer to Table D-2 for the anticipated value of parcels annexed into the City in the first year of development.

Manteca
Annexation Area
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] [3] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
246
DRAFT
Table B-4
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Manteca Existing City (2020 and Real $) Fiscal Year
Ending
Single Famil
y
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 500,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $82,375,000 $5,000,000 $87,375,000 $16,529,467 $4,132,367 $58,396,125 $79,057,958 $166,432,958 1.061 $176,568,725 2023 $187,250,000 $26,000,000 $213,250,000 $43,058,933 $10,764,733 $111,848,000 $165,671,667 $378,921,667 1.093 $414,057,936 2024 $99,000,000 $26,000,000 $125,000,000 $43,058,933 $10,764,733 $93,814,000 $147,637,667 $272,637,667 1.126 $306,856,096 2025 $160,000,000 $36,800,000 $196,800,000 $53,058,933 $13,264,733 $98,502,800 $164,826,467 $361,626,467 1.159 $419,224,187 2026 $139,000,000 $21,800,000 $160,800,000 $53,058,933 $13,264,733 $18,502,800 $84,826,467 $245,626,467 1.194 $293,290,847 2027 $109,000,000 $10,800,000 $119,800,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $194,262,467 1.230 $238,918,331 2028 $101,500,000 $10,800,000 $112,300,000 $49,794,933 $12,448,733 $4,688,800 $66,932,467 $179,232,467 1.267 $227,046,326 2029 $102,500,000 $10,400,000 $112,900,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $187,362,467 1.305 $244,465,522 2030 $109,500,000 $0 $109,500,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $183,962,467 1.344 $247,230,172 2031 $109,500,000 $0 $109,500,000 $55,818,933 $13,954,733 $4,688,800 $74,462,467 $183,962,467 1.384 $254,647,077 2032 $109,500,000 $0 $109,500,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,512,467 1.426 $257,367,615 2033 $109,500,000 $0 $109,500,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,512,467 1.469 $265,088,643 2034 $109,000,000 $0 $109,000,000 $53,058,933 $13,264,733 $4,688,800 $71,012,467 $180,012,467 1.513 $272,285,007 2035 $58,000,000 $0 $58,000,000 $53,262,933 $13,315,733 $0 $66,578,667 $124,578,667 1.558 $194,089,503 2036 $40,000,000 $0 $40,000,000 $43,058,933 $10,764,733 $0 $53,823,667 $93,823,667 1.605 $150,559,442 2037 $40,000,000 $0 $40,000,000 $12,484,000 $3,121,000 $0 $15,605,000 $55,605,000 1.653 $91,906,593
2038 $40,000,000 $0 $40,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $52,500,000 1.702 $89,377,736 2039 $40,000,000 $0 $40,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $52,500,000 1.754 $92,059,068 2040 $34,000,000 $0 $34,000,000 $10,000,000 $2,500,000 $0 $12,500,000 $46,500,000 1.806 $83,984,172 2041 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.860 $23,253,682 2042 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.916 $23,951,293 2043 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 1.974 $24,669,831 2044 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.033 $25,409,926 2045 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.094 $26,172,224 2046 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.157 $26,957,391 2047 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.221 $27,766,113 2048 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.288 $28,599,096 2049 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.357 $29,457,069 2050 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.427 $30,340,781 2051 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.500 $31,251,004 2052 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.575 $32,188,534 2053 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.652 $33,154,190 2054 $0 $0 $0 $10,000,000 $2,500,000 $0 $12,500,000 $12,500,000 2.732 $34,148,816 2055 $0 $0 $0 $9,112,000 $2,278,000 $0 $11,390,000
$11,390,000 2.814 $32,049,893
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av man ex
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table B-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

Assessed Value of New Development [1]
Manteca
Existing City
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
247
DRAFT
Table B-5
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Manteca Annexation Areas (2020 and Real $) Fiscal Year
Ending
Low Density
Residential
High Density
Residential
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 500,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $0 $0 $0 $0 $0 $0 $0 $0 1.061 $0
2023 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.093 $45,348,171 2024 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.126 $46,708,616 2025 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.159 $48,109,874 2026 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.194 $49,553,170 2027 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.230 $51,039,765 2028 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.267 $52,570,958 2029 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.305 $54,148,087 2030 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.344 $55,772,530 2031 $41,500,000 $0 $41,500,000 $0 $0 $0 $0 $41,500,000 1.384 $57,445,706 2032 $43,000,000 $0 $43,000,000 $0 $0 $0 $0 $43,000,000 1.426 $61,307,718 2033 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.469 $83,469,107 2034 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.513 $85,973,180 2035 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.558 $88,552,375 2036 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400 $56,838,400 1.605 $91,208,946 2037 $0 $0 $0 $19,125,000 $0 $37,713,400 $56,838,400
$56,838,400 1.653 $93,945,215
2038 $0 $0 $0 $0 $0 $0 $0 $0 1.702 $0
2039 $0 $0 $0 $0 $0 $0 $0 $0 1.754 $0
2040 $0 $0 $0 $0 $0 $0 $0 $0 1.806 $0
2041 $0 $0 $0 $0 $0 $0 $0 $0 1.860 $0
2042 $0 $0 $0 $0 $0 $0 $0 $0 1.916 $0
2043 $0 $0 $0 $0 $0 $0 $0 $0 1.974 $0
2044 $0 $0 $0 $0 $0 $0 $0 $0 2.033 $0
2045 $0 $0 $0 $0 $0 $0 $0 $0 2.094 $0
2046 $0 $0 $0 $0 $0 $0 $0 $0 2.157 $0
2047 $0 $0 $0 $0 $0 $0 $0 $0 2.221 $0
2048 $0 $0 $0 $0 $0 $0 $0 $0 2.288 $0
2049 $0 $0 $0 $0 $0 $0 $0 $0 2.357 $0
2050 $0 $0 $0 $0 $0 $0 $0 $0 2.427 $0
2051 $0 $0 $0 $0 $0 $0 $0 $0 2.500 $0
2052 $0 $0 $0 $0 $0 $0 $0 $0 2.575 $0
2053 $0 $0 $0 $0 $0 $0 $0 $0 2.652 $0
2054 $0 $0 $0 $0 $0 $0 $0 $0 2.732 $0
2055 $0 $0 $0 $0 $0 $0 $0 $0 2.814 $0
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av man ann
Source: San Joaquin County; City of Manteca; LWA; EPS.
[1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table B-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
248
DRAFT
Table B-6
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Incremental Development Projections - Manteca
Fiscal Year
Ending
Low Density
Residential
High Density
Residential TOTAL Retail Office Industrial Total
Low Density
Residential
High Density
Residential TOTAL Retail Office Industrial Total
2020 - - - - - - - - - - - - - -
2021 - - - - - - - - - - - - - -
2022 165 25 190 66,118 16,529 583,961 666,609 - - - - - - - 2023 375 130 505 172,236 43,059 1,118,480 1,333,775 83 - 83 - - - - 2024 198 130 328 172,236 43,059 938,140 1,153,435 83 - 83 - - - - 2025 320 184 504 212,236 53,059 985,028 1,250,323 83 - 83 - - - - 2026 278 109 387 212,236 53,059 185,028 450,323 83 - 83 - - - - 2027 218 54 272 223,276 55,819 46,888 325,983 83 - 83 - - - - 2028 203 54 257 199,180 49,795 46,888 295,863 83 - 83 - - - - 2029 205 52 257 223,276 55,819 46,888 325,983 83 - 83 - - - - 2030 219 - 219 223,276 55,819 46,888 325,983 83 - 83 - - - - 2031 219 - 219 223,276 55,819 46,888 325,983 83 - 83 - - - - 2032 219 - 219 212,236 53,059 46,888 312,183 86 - 86 - - - - 2033 219 - 219 212,236
53,059 46,888 312,183 - - - 76,500 - 377,134 453,634 2034 218 - 218 212,236 53,059 46,888 312,183 - - - 76,500 - 377,134 453,634 2035 116 - 116 213,052 53,263 - 266,315 - - - 76,500 - 377,134 453,634 2036 80 - 80 172,236 43,059 - 215,295 - - - 76,500 - 377,134 453,634 2037 80 - 80 49,936 12,484 - 62,420 - - - 76,500 - 377,134 453,634 2038 80 - 80 40,000 10,000 - 50,000 - - - - - - - 2039 80 - 80 40,000 10,000 - 50,000 - - - - - - - 2040 68 - 68 40,000 10,000 - 50,000 - - - - - - - 2041 - - - 40,000 10,000 - 50,000 - - - - - - - 2042 - - - 40,000 10,000 - 50,000 - - - - - - - 2043 - - - 40,000 10,000 - 50,000 - - - - - - - 2044 - - - 40,000 10,000 - 50,000 - - - - - - - 2045 - - - 40,000 10,000 - 50,000 - - - - - - - 2046 - - - 40,000 10,000 - 50,000 - - - - - - - 2047 - - - 40,000
10,000 - 50,000 - - - - - - -
2048 - - - 40,000 10,000 - 50,000 - - - - - - - 2049 - - - 40,000 10,000 - 50,000 - - - - - - - 2050 - - - 40,000 10,000 - 50,000 - - - - - - - 2051 - - - 40,000 10,000 - 50,000 - - - - - - - 2052 - - - 40,000 10,000 - 50,000 - - - - - - - 2053 - - - 40,000 10,000 - 50,000 - - - - - - - 2054 - - - 40,000 10,000 - 50,000 - - - - - - - 2055 - - - 36,448 9,112 - 45,560 - - - - - - - 2056 - - - - - - - - - - - - - -
2057 - - - - - - - - - - - - - -
2058 - - - - - - - - - - - - - -
2059 - - - - - - - - - - - - - -
2060 - - - - - - - - - - - - - -
Total 3,559 738 4,297 3,715,722
928,931 4,185,741 8,830,394 833 - 833 382,500 - 1,885,670 2,268,170 dev m
Source: San Joaquin County; City of Manteca; LWA; EPS.

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

ATTACHMENT A
249

APPENDIX C:

City of Stockton EIFD
Revenue-Estimating Tables

Table C-1 Projected Tax Increm ent to EIFD—Stoc kton .................... E-27 Table C-2 Projected Tax Increment to EIFD—
Stockton Existing City Boundaries .................................. E-28 Table C-3 Projected Tax Increment to EIFD—
Stockton Annexation Area ............................................ E-29 Table C-4 Assessed Value of New Development—
Stockton Existing City .................................................. E-30 Table C-5 Assessed Value of New Development—
Stockton Annexation Areas ........................................... E-31 Table C-6 Incremental Development Projections—Stockton .............. E-32

ATTACHMENT A
250
DRAFT
Table C-1
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysi
s
Projected Tax Increment to EIFD - Stockton (Real $)
City [1]
City
EIFD [3] County [1]
County
EIFD [3] Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% [4] h=g*[3] [4] j=i*[3] h+j 2020 $1,393,216,599 $41,796,498 $0 $1,435,013,097 $0 $0 $0 $0 $0 $0 $0 2021 $1,435,013,097 $43,050,393 $0 $1,478,063,490 $0 $0 $0 $0 $0 $0 $0 2022 $1,478,063,490 $44,341,905 $89,201,135 $1,611,606,530 $133,543,040 $1,335,430 $220,023 $2,200 $277,339 $127,206 $129,406 2023 $1,611,606,530 $48,348,196 $96,336,178 $1,756,290,904 $278,227,414 $2,782,274 $448,765 $4,488 $586,324 $268,927 $273,414 2024 $1,756,290,904 $52,688,727 $53,133,020 $1,862,112,651 $384,049,161 $3,840,492 $611,784 $6,118 $816,095 $374,315 $380,432 2025 $1,862,112,651 $55,863,380 $21,736,389 $1,939,712,419 $461,648,929 $4,616,489 $726,826 $7,268 $988,561 $453,419 $460,687 2026 $1,939,712,419 $58,191,373 $58,210,049 $2,056,113,841 $578,050,351 $5,780,504 $905,858 $9,059 $1,241,555 $569,458 $578,517 2027 $2,056,113,841 $61,683,415 $67,643,063 $2,185,440,319 $707,376,829 $7,073,768 $1,098,315 $10,983 $1,528,339 $700,996 $711,980 2028 $2,185,440,319 $65,563,210 $31,669,252 $2,282,672,781 $804,609,291 $8,046,093 $1,235,773 $12,358 $1,750,344 $802,822 $815,180 2029 $2,282,672,781 $68,480,183 $32,619,330 $2,383,772,294 $905,708,804 $9,057,088 $1,378,266 $13,783 $1,981,558 $908,872 $922,655 2030 $2,383,772,294 $71,513,169 $33,597,909 $2,488,883,372 $1,010,819,882 $10,108,199 $1,525,975 $198,377 $2,222,335 $288,904 $487,280 2031 $2,488,883,372 $74,666,501 $34,605,847 $2,598,155,720 $1,120,092,230 $11,200,922 $1,679,082 $218,281 $2,473,040 $321,495 $539,776 2032 $2,598,155,720 $77,944,672 $58,456,196 $2,734,556,588 $1,256,493,098 $12,564,931 $1,875,901 $243,867 $2,780,955 $361,524 $605,391 2033 $2,734,556,588 $82,036,698 $118,951,231 $2,935,544,516 $1,457,481,026 $14,574,810 $2,178,959 $207,001 $3,223,156 $306,200 $513,201 2034 $2,935,544,516 $88,066,335 $115,270,681 $3,138,881,533 $1,660,818,043 $16,608,180 $2,484,175 $235,997 $3,671,747 $348,816 $584,813 2035 $3,138,881,533 $94,166,446 $118,728,802 $3,351,776,781 $1,873,713,291 $18,737,133 $2,803,519 $266,334 $4,141,617 $393,454 $659,788 2036 $3,351,776,781 $100,553,303 $122,290,666 $3,574,620,751 $2,096,557,261 $20,965,573 $3,137,566 $298,069 $4,633,640 $440,196 $738,265 2037 $3,574,620,751 $107,238,623 $125,959,386 $3,807,818,759 $2,329,755,269 $23,297,553 $3,486,909 $331,256 $5,148,722 $489,129 $820,385 2038 $3,807,818,759 $114,234,563 $113,735,297 $4,035,788,618 $2,557,725,129 $25,577,251 $3,825,423 $363,415 $5,654,902 $537,216 $900,631 2039 $4,035,788,618 $121,073,659 $105,574,216 $4,262,436,493 $2,784,373,003 $27,843,730 $4,159,547 $395,157 $6,160,289 $585,227 $980,384 2040 $4,262,436,493 $127,873,095 $120,029,637 $4,510,339,225 $3,032,275,735 $30,322,757 $4,516,216 $429,041 $6,720,830 $638,479 $1,067,519 2041 $4,510,339,225 $135,310,177 $123,630,526 $4,769,279,928 $3,291,216,438 $32,912,164 $4,888,319 $464,390 $7,306,723 $694,139 $1,158,529 2042 $4,769,279,928 $143,078,398 $127,339,442 $5,039,697,768 $3,561,634,278 $35,616,343 $5,276,460 $501,264 $7,918,986 $752,304 $1,253,567 2043 $5,039,697,768 $151,190,933 $132,871,712 $5,323,760,413 $3,845,696,923 $38,456,969 $5,682,505 $539,838 $8,563,627 $813,545 $1,353,383 2044 $5,323,760,413 $159,712,812 $50,819,853 $5,534,293,078 $4,056,229,588 $40,562,296 $5,975,877 $268,914 $9,048,083 $407,164 $676,078 2045 $5,534,293,078 $166,028,792 $52,344,448 $5,752,666,319 $4,274,602,829 $42,746,028 $6,279,513 $282,578 $9,551,163 $429,802 $712,380 2046 $5,752,666,319 $172,579,990 $53,914,782 $5,979,161,090 $4,501,097,600 $45,010,976 $6,593,767 $296,719 $10,073,551 $453,310 $750,029 2047 $5,979,161,090 $179,374,833 $48,607,357 $6,207,143,279 $4,729,079,790 $47,290,798 $6,913,993 $311,130 $10,595,918 $476,816 $787,946 2048 $6,207,143,279 $186,214,298 $42,898,644 $6,436,256,222 $4,958,192,732 $49,581,927 $7,240,092 $325,804 $11,117,094 $500,269 $826,073 2049 $6,436,256,222 $193,087,687 $44,185,603 $6,673,529,512 $5,195,466,022 $51,954,660 $7,577,311 $340,979 $11,657,268 $524,577 $865,556 2050 $6,673,529,512 $200,205,885 $45,511,171 $6,919,246,568 $5,441,183,078 $54,411,831 $7,926,025 $356,671 $12,217,113 $549,770 $906,441 2051 $6,919,246,568 $207,577,397 $49,157,830 $7,175,981,795 $5,697,918,305 $56,979,183 $8,290,431 $373,069 $12,802,013 $576,091 $949,160 2052 $7,175,981,795 $215,279,454 $32,188,534 $7,423,449,783 $5,945,386,294 $59,453,863 $8,636,523 $388,644 $13,370,355 $601,666 $990,310 2053 $7,423,449,783 $222,703,494 $33,154,190 $7,679,307,467 $6,201,243,978 $62,012,440 $8,993,696 $404,716 $13,958,541 $628,134 $1,032,851 2054 $7,679,307,467 $230,379,224 $34,148,816 $7,943,835,508 $6,465,772,018 $64,657,720 $9,362,304 $421,304 $14,567,249 $655,526 $1,076,830 2055 $7,943,835,508 $238,315,065 $35,173,281 $8,217,323,854 $6,739,260,364 $67,392,604 $9,742,710 $438,422 $15,197,183 $683,873 $1,122,295 2056 $8,217,323,854 $246,519,716 $39,923,784 $8,503,767,353 $7,025,703,863 $70,257,039 $10,137,965 $456,208 $15,859,756 $713,689 $1,169,897 2057 $8,503,767,353 $255,113,021 $18,657,667 $8,777,538,040 $7,299,474,551 $72,994,746 $10,529,697 $473,836 $16,480,689 $741,631 $1,215,467 2058 $8,777,538,040 $263,326,141 $19,217,397 $9,060,081,578 $7,582,018,089 $75,820,181 $10,933,587 $492,011 $17,121,868 $770,484 $1,262,495 2059 $9,060,081,578 $271,802,447 $19,793,919 $9,351,677,944 $7,873,614,455 $78,736,145 $11,350,010 $510,750 $17,783,951 $800,278 $1,311,028 2060 $9,351,677,944 $280,550,338 $20,387,736 $9,652,616,019 $8,174,552,529 $81,745,525 $11,779,355 $530,071 $18,467,614 $831,043 $1,361,114 2061 $9,652,616,019 $289,578,481 $0 $9,942,194,500 $8,464,131,010 $84,641,310 $12,206,836 $549,308 $19,112,810 $860,076 $1,409,384 ti stock
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value. [2] See Table C-4 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs.

In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value. [4] The City and County tax allocation rates vary between TRAs within the existing City boundaries and the annexation area. See Table C-2 and Table C-3 for more details. [3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Stockton
Existing City and Annexation Areas
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
251
DRAFT
Table C-2
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Tax Increment to EIFD - Stockton Existing City Boundaries (Real $ City [1]
City EIFD
Allocation [3]
City
EIFD County [1]
County EIFD
Allocation [3]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*16.71% h i=g*h j=f*20.56% k l=j*k m=i+l 2020 $1,393,216,59 9 $41,796,498 $0 $1,435,013,09 7 $0 $0 $0 0% $0 $0 0% $0 $0 2021 $1,435,013,09 7 $43,050,393 $0 $1,478,063,49 0 $0 $0 $0 1% $0 $0 46% $0 $0 2022 $1,478,063,49 0 $44,341,905 $85,885,823 $1,608,291,217 $130,227,727 $1,302,277 $217,626 1% $2,176 $267,74 9 46% $122,80 7 $124,983 2023 $1,608,291,21 7 $48,248,737 $82,677,091 $1,739,217,04 4 $261,153,555 $2,611,536 $436,418 1% $4,364 $536,93 3 46% $246,27 3 $250,637 2024 $1,739,217,04 4 $52,176,511 $39,064,16 0 $1,830,457,715 $352,394,226 $3,523,942 $588,891 1% $5,889 $724,52 4 46% $332,31 4 $338,203 2025 $1,830,457,71 5 $54,913,731 $7,245,46 3 $1,892,616,910 $414,553,420 $4,145,534 $692,766 1% $6,928 $852,32 4 46% $390,93 2 $397,859 2026 $1,892,616,91 0 $56,778,507 $43,284,396 $1,992,679,813 $514,616,323 $5,146,163 $859,983 1% $8,600 $1,058,05 4 46% $485,29 3 $493,893 2027 $1,992,679,81 3 $59,780,394 $44,582,928 $2,097,043,135 $618,979,645 $6,189,796 $1,034,386 1% $10,344 $1,272,62 5 46% $583,70 9 $594,053 2028 $2,097,043,13 5 $62,911,294 $7,917,313 $2,167,871,742 $689,808,252 $6,898,083 $1,152,749 1% $11,52 7 $1,418,249 46% $650,50 2 $662,029 2029 $2,167,871,74 2 $65,036,152 $8,154,832 $2,241,062,727 $762,999,237 $7,629,992 $1,275,059 1% $12,751 $1,568,73 0 46% $719,52 2 $732,273 2030 $2,241,062,72 7 $67,231,882 $8,399,477 $2,316,694,086 $838,630,596 $8,386,306 $1,401,448 13% $182,18 8 $1,724,229 13% $224,15 0 $406,338 2031 $2,316,694,08 6 $69,500,823 $8,651,462 $2,394,846,370 $916,782,880 $9,167,829 $1,532,050 13% $199,16 6 $1,884,910 13% $245,03 8 $444,205 2032 $2,394,846,37 0 $71,845,391 $31,723,18 0 $2,498,414,941 $1,020,351,451 $10,203,51 5 $1,705,125 13% $221,66 6 $2,097,848 13% $272,72 0 $494,386 2033 $2,498,414,941 $74,952,44 8 $91,416,224 $2,664,783,613 $1,186,720,123 $11,867,201 $1,983,14 6 10% $188,39 9 $2,439,903 10% $231,791 $420,190 2034 $2,664,783,61 3 $79,943,508 $86,909,624 $2,831,636,745 $1,353,573,255 $13,535,733 $2,261,977 10% $214,88 8 $2,782,954 10% $264,381 $479,268 2035 $2,831,636,74 5 $84,949,102 $89,516,913 $3,006,102,761 $1,528,039,271 $15,280,39 3 $2,553,529 10% $242,58 5 $3,141,657 10% $298,45 7 $541,043 2036 $3,006,102,761 $90,183,08 3 $92,202,420 $3,188,488,264 $1,710,424,774 $17,104,248 $2,858,316 10% $271,54 0 $3,516,642 10% $334,081 $605,621 2037 $3,188,488,26 4 $95,654,648 $94,968,493 $3,379,111,404 $1,901,047,914 $19,010,479 $3,176,870 10% $301,80 3 $3,908,564 10% $371,31 4 $673,116 2038 $3,379,111,40 4 $101,373,342 $81,814,677 $3,562,299,423 $2,084,235,933 $20,842,359 $3,482,998 10% $330,88 5 $4,285,200 10% $407,09 4 $737,979 2039 $3,562,299,42 3 $106,868,983 $72,695,977 $3,741,864,383 $2,263,800,893 $22,638,009 $3,783,072 10% $359,39 2 $4,654,386 10% $442,16 7 $801,559 2040 $3,741,864,38 3 $112,255,931 $74,876,85 7 $3,928,997,171 $2,450,933,681 $24,509,33 7 $4,095,792 10% $389,10 0 $5,039,132 10% $478,71 8 $867,818 2041 $3,928,997,171 $117,869,91 5 $77,123,162 $4,123,990,249 $2,645,926,759 $26,459,268 $4,421,648 10% $420,05 7 $5,440,039 10% $516,80 4 $936,860 2042 $4,123,990,24 9 $123,719,707 $79,436,857 $4,327,146,813 $2,849,083,323 $28,490,833 $4,761,146 10% $452,30 9 $5,857,730 10% $556,48 4 $1,008,793 2043 $4,327,146,81 3 $129,814,404 $81,819,963 $4,538,781,180 $3,060,717,690 $30,607,177 $5,114,811 10% $485,90 7 $6,292,852 10% $597,821 $1,083,728 2044 $4,538,781,18 0 $136,163,435 $12,704,963 $4,687,649,579 $3,209,586,089 $32,095,861 $5,363,58 7 5% $241,361 $6,598,92 6 5% $296,95 2 $538,313 2045 $4,687,649,57 9 $140,629,487 $13,086,112 $4,841,365,178 $3,363,301,688 $33,633,017 $5,620,464 5% $252,921 $6,914,96 6 5% $311,17 3 $564,094 2046 $4,841,365,17 8 $145,240,955 $13,478,695 $5,000,084,829 $3,522,021,339 $35,220,213 $5,885,703 5% $264,85 7 $7,241,294 5% $325,85 8 $590,715 2047 $5,000,084,82 9 $150,002,545 $13,883,056 $5,163,970,430 $3,685,906,940 $36,859,069 $6,159,574 5% $277,181 $7,578,24 4 5% $341,021 $618,202 2048 $5,163,970,43 0 $154,919,113 $14,299,548 $5,333,189,091 $3,855,125,601 $38,551,25 6 $6,442,358 5% $289,90 6 $7,926,158 5% $356,67 7 $646,583 2049 $5,333,189,091 $159,995,67 3 $14,728,534 $5,507,913,298 $4,029,849,808 $40,298,498 $6,734,342 5% $303,04 5 $8,285,392 5% $372,84 3 $675,888 2050 $5,507,913,29 8 $165,237,399 $15,170,390 $5,688,321,088 $4,210,257,598 $42,102,576 $7,035,824 5% $316,61 2 $8,656,312 5% $389,53 4 $706,146 2051 $5,688,321,08 8 $170,649,633 $17,906,825 $5,876,877,546 $4,398,814,056 $43,988,141 $7,350,92 4 5% $330,79 2 $9,043,985 5% $406,97 9 $737,771 2052 $5,876,877,54 6 $176,306,326 $0 $6,053,183,87 2 $4,575,120,382 $45,751,204 $7,645,552 5% $344,05 0 $9,406,471 5% $423,291 $767,341 2053 $6,053,183,87 2 $181,595,516 $0 $6,234,779,38 8 $4,756,715,898 $47,567,159 $7,949,019 5% $357,70 6 $9,779,833 5% $440,09 2 $797,798 2054 $6,234,779,38 8 $187,043,382 $0 $6,421,822,77 0 $4,943,759,280 $49,437,593 $8,261,590 5% $371,77 2 $10,164,395 5% $457,39 8 $829,169 2055 $6,421,822,77 0 $192,654,683 $0 $6,614,477,45 3 $5,136,413,963 $51,364,140 $8,583,538 5% $386,25 9 $10,560,494 5% $475,22 2 $861,481 2056 $6,614,477,45 3 $198,434,324 $0 $6,812,911,77 7 $5,334,848,287 $53,348,483 $8,915,145 5% $401,18 2 $10,968,476 5% $493,581 $894,763 2057 $6,812,911,77 7 $204,387,353 $0 $7,017,299,13 0 $5,539,235,640 $55,392,356 $9,256,699 5% $416,551 $11,388,69 7 5% $512,491 $929,043 2058 $7,017,299,13 0 $210,518,974 $0 $7,227,818,10 4 $5,749,754,614 $57,497,546 $9,608,501 5% $432,38 3 $11,821,525 5% $531,96 9 $964,351 2059 $7,227,818,10 4 $216,834,543 $0 $7,444,652,64 7 $5,966,589,157 $59,665,892 $9,970,856 5% $448,68 9 $12,267,338 5% $552,03 0 $1,000,719 2060 $7,444,652,64 7 $223,339,579 $0 $7,667,992,22 6 $6,189,928,736 $61,899,287 $10,344,082 5% $465,48 4 $12,726,526 5% $572,69 4 $1,038,177 2061 $7,667,992,22 6 $230,039,767 $0 $7,898,031,99 3 $6,419,968,503 $64,199,685 $10,728,505 5% $482,78 3 $13,199,489 5% $593,97 7 $1,076,760 ti stock ex
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] See Table D-1 for Fiscal Year 2020-21 beginning assessed value [2] See Table C-4 for new AV added to roll from 2020-21 on. It is assumed that new AV is added to roll in year after development occurs In 2019-20 and 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value [3] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.

Stockton
Existing City
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
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DRAFT
Table C-3
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Projected Tax Increment to EIFD - Stockton Annexation Area (Real $) City [1]
Cit
y EIFD
Allocation [4]
City
EIFD County [1]
County EIFD
Allocation [4]
County
EIFD Total EIFD
starting in 2022
Formula a b=a*3.0% c d=a+b+c e f=e*1.0% g=f*7.23% h i=g*h j=f*28.93% k l=j*k m=i+l 2020 $0 $0 $0 $0 $0 $0 $0 0% $0 $0 0% $0 $0
2021 $0 $0 $0 $0 $0 $0 $0 1% $0 $0 46% $0 $0
2022 $0 $0 $3,315,313 $3,315,313 $3,315,313 $33,153 $2,398 1% $24 $9,590 46% $4,399 $4,423 2023 $3,315,313 $99,459 $13,659,088 $17,073,859 $17,073,859 $170,739 $12,348 1% $123 $49,391 46% $22,654 $22,777 2024 $17,073,859 $512,216 $14,068,860 $31,654,935 $31,654,935 $316,549 $22,893 1% $229 $91,571 46% $42,000 $42,229 2025 $31,654,935 $949,648 $14,490,926 $47,095,509 $47,095,509 $470,955 $34,059 1% $341 $136,237 46% $62,487 $62,828 2026 $47,095,509 $1,412,865 $14,925,654 $63,434,028 $63,434,028 $634,340 $45,875 1% $459 $183,501 46% $84,166 $84,624 2027 $63,434,028 $1,903,021 $23,060,135 $88,397,184 $88,397,184 $883,972 $63,928 1% $639 $255,714 46% $117,287 $117,926 2028 $88,397,184 $2,651,916 $23,751,939 $114,801,039 $114,801,039 $1,148,010 $83,024 1% $830 $332,095 46% $152,320 $153,151 2029 $114,801,039 $3,444,031 $24,464,497 $142,709,567 $142,709,567 $1,427,096 $103,207 1% $1,032 $412,828 46% $189,350 $190,382 2030 $142,709,567 $4,281,287 $25,198,432 $172,189,286 $172,189,286 $1,721,893 $124,527 13% $16,188 $498,106 13% $64,754 $80,942 2031 $172,189,286 $5,165,679 $25,954,385 $203,309,350 $203,309,350 $2,033,093 $147,033 13% $19,114 $588,130 13% $76,457 $95,571 2032 $203,309,350 $6,099,280 $26,733,017 $236,141,647 $236,141,647 $2,361,416 $170,777 13% $22,201 $683,107 13% $88,804 $111,005 2033 $236,141,647 $7,084,249 $27,535,007 $270,760,903 $270,760,903 $2,707,609 $195,813 10% $18,602 $783,253 10% $74,409 $93,011 2034 $270,760,903 $8,122,827 $28,361,057 $307,244,788 $307,244,788 $3,072,448 $222,198 10% $21,109 $888,793 10% $84,435 $105,544 2035 $307,244,788 $9,217,344 $29,211,889 $345,674,021 $345,674,021 $3,456,740 $249,990 10% $23,749 $999,960 10% $94,996 $118,745 2036 $345,674,021 $10,370,221 $30,088,246 $386,132,487 $386,132,487 $3,861,325 $279,249 10% $26,529 $1,116,998 10% $106,115 $132,644 2037 $386,132,487 $11,583,975 $30,990,893 $428,707,355 $428,707,355 $4,287,074 $310,039 10% $29,454 $1,240,158 10% $117,815 $147,269 2038 $428,707,355 $12,861,221 $31,920,620 $473,489,195 $473,489,195 $4,734,892 $342,426 10% $32,530 $1,369,702 10% $130,122 $162,652 2039 $473,489,195 $14,204,676 $32,878,238 $520,572,110 $520,572,110 $5,205,721 $376,476 10% $35,765 $1,505,903 10% $143,061 $178,826 2040 $520,572,110 $15,617,163 $45,152,781 $581,342,054 $581,342,054 $5,813,421 $420,424 10% $39,940 $1,681,697 10% $159,761 $199,702 2041 $581,342,054 $17,440,262 $46,507,364 $645,289,680 $645,289,680 $6,452,897 $466,671 10% $44,334 $1,866,684 10% $177,335 $221,669 2042 $645,289,680 $19,358,690 $47,902,585 $712,550,955 $712,550,955 $7,125,510 $515,314 10% $48,955 $2,061,256 10% $195,819 $244,774 2043 $712,550,955 $21,376,529 $51,051,749 $784,979,233 $784,979,233 $7,849,792 $567,694 10% $53,931 $2,270,776 10% $215,724 $269,655 2044 $784,979,233 $23,549,377 $38,114,889 $846,643,499 $846,643,499 $8,466,435 $612,289 5% $27,553 $2,449,157 5% $110,212 $137,765 2045 $846,643,499 $25,399,305 $39,258,336 $911,301,141 $911,301,141 $9,113,011 $659,049 5% $29,657 $2,636,198 5% $118,629 $148,286 2046 $911,301,141 $27,339,034 $40,436,086 $979,076,261 $979,076,261 $9,790,763 $708,064 5% $31,863 $2,832,256 5% $127,452 $159,314 2047 $979,076,261 $29,372,288 $34,724,300 $1,043,172,849 $1,043,172,849 $10,431,728 $754,418 5% $33,949 $3,017,674 5% $135,795 $169,744 2048 $1,043,172,849 $31,295,185 $28,599,096 $1,103,067,131 $1,103,067,131 $11,030,671 $797,734 5% $35,898 $3,190,935 5% $143,592 $179,490 2049 $1,103,067,131 $33,092,014 $29,457,069 $1,165,616,213 $1,165,616,213 $11,656,162 $842,969 5% $37,934 $3,371,876 5% $151,734 $189,668 2050 $1,165,616,213 $34,968,486 $30,340,781 $1,230,925,481 $1,230,925,481 $12,309,255 $890,200 5% $40,059 $3,560,802 5% $160,236 $200,295 2051 $1,230,925,481 $36,927,764 $31,251,004 $1,299,104,249 $1,299,104,249 $12,991,042 $939,507 5% $42,278 $3,758,028 5% $169,111 $211,389 2052 $1,299,104,249 $38,973,127 $32,188,534 $1,370,265,911 $1,370,265,911 $13,702,659 $990,971 5% $44,594 $3,963,884 5% $178,375 $222,968 2053 $1,370,265,911 $41,107,977 $33,154,190 $1,444,528,079 $1,444,528,079 $14,445,281 $1,044,677 5% $47,010 $4,178,708 5% $188,042 $235,052 2054 $1,444,528,079 $43,335,842 $34,148,816 $1,522,012,738 $1,522,012,738 $15,220,127 $1,100,714 5% $49,532 $4,402,854 5% $198,128 $247,661 2055 $1,522,012,738 $45,660,382 $35,173,281 $1,602,846,401 $1,602,846,401 $16,028,464 $1,159,172 5% $52,163 $4,636,689 5% $208,651 $260,814 2056 $1,602,846,401 $48,085,392 $39,923,784 $1,690,855,577 $1,690,855,577 $16,908,556 $1,222,820 5% $55,027 $4,891,280 5% $220,108 $275,135 2057 $1,690,855,577 $50,725,667 $18,657,667 $1,760,238,911 $1,760,238,911 $17,602,389 $1,272,998 5% $57,285 $5,091,991 5% $229,140 $286,425 2058 $1,760,238,911 $52,807,167 $19,217,397 $1,832,263,475 $1,832,263,475 $18,322,635 $1,325,086 5% $59,629 $5,300,343 5% $238,515 $298,144 2059 $1,832,263,475 $54,967,904 $19,793,919 $1,907,025,298 $1,907,025,298 $19,070,253 $1,379,153 5% $62,062 $5,516,613 5% $248,248 $310,309 2060 $1,907,025,298 $57,210,759 $20,387,736 $1,984,623,793 $1,984,623,793 $19,846,238 $1,435,272 5% $64,587 $5,741,088 5% $258,349 $322,936 2061 $1,984,623,793 $59,538,714 $0 $2,044,162,506 $2,044,162,506 $20,441,625 $1,478,330 5% $66,525 $5,913,321 5% $266,099 $332,624 ti st ann
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] Prior to annexation of the annexation area to the City, the City receives no property tax revenue for these TRAs. [2] See Table C-5 for new AV added to roll from 2021-22 on. It is assumed that new AV is added to roll in year after development occurs.

In 2020-21 prior to the start of the EIFD, it is assumed that the growth in new assessed value will be 3% of the existing assessed value. [4] This analysis uses annual EIFD revenue requirements provided by LWA to estimate the annual EIFD funding goals and the corresponding allocations for each ATE. The initial EIFD allocation (FY ending 2023 through 2028) are based on negotiations between all ATEs and vary by ATE. For all years following FY ending 2028, allocation rates are assumed to be consistent across all ATEs and step down over time as funding needs change. A listing of all allocation rates by ATE is provided in Table 4.
[3] As a conservative assumption, this analysis excludes incremental growth of the existing land value of parcels annexed into the City until the time that the parcel develops. The growth of existing value for these parcels will be included in the EIFD and a method for estimating incremental AV growth/revenue to the EIFD will be determined at the time of EIFD formation. Refer to Table D-2 for the anticipated value of parcels annexed into the City in the first year of development.

Stockton
Annexation Area
Fiscal Year
Ending
Beginning
Assessed Value [1]
Existing
AV Growth
New AV Added
to Roll [2] [3] Ending AV
Cumulative
Growth in AV
Gross Tax
Increment
Net Tax Increment
Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

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Table C-4
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Stockton Existing City (2020 and Real $) Fiscal Year
Ending
Sin
gle
Family
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 425,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $17,000,000 $15,000,000 $32,000,000 $34,268,938 $14,686,688 $0 $48,955,625 $80,955,625 1.061 $85,885,823 2023 $34,000,000 $0 $34,000,000 $29,162,875 $12,498,375 $0 $41,661,250 $75,661,250 1.093 $82,677,091 2024 $28,458,000 $0 $28,458,000 $4,375,000 $1,875,000 $0 $6,250,000 $34,708,000 1.126 $39,064,160 2025 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.159 $7,245,463 2026 $0 $30,000,000 $30,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $36,250,000 1.194 $43,284,396 2027 $0 $30,000,000 $30,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $36,250,000 1.230 $44,582,928 2028 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.267 $7,917,313 2029 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.305 $8,154,832 2030 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.344 $8,399,477 2031 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 1.384 $8,651,462 2032 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $0 $6,250,000 $22,250,000 1.426 $31,723,180 2033 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $40,000,000 $46,250,000 $62,250,000 1.469 $91,416,224 2034 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.513 $86,909,624 2035 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.558 $89,516,913 2036 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.605 $92,202,420
2037 $0 $16,000,000 $16,000,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $57,457,500 1.653 $94,968,493 2038 $0 $6,600,000 $6,600,000 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $48,057,500 1.702 $81,814,677 2039 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.754 $72,695,977 2040 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.806 $74,876,857 2041 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.860 $77,123,162 2042 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.916 $79,436,857 2043 $0 $0 $0 $4,375,000 $1,875,000 $35,207,500 $41,457,500 $41,457,500 1.974 $81,819,963 2044 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.033 $12,704,963 2045 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.094 $13,086,112 2046 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.157 $13,478,695 2047 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.221 $13,883,056 2048 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.288 $14,299,548 2049 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.357 $14,728,534 2050 $0 $0 $0 $4,375,000 $1,875,000 $0 $6,250,000 $6,250,000 2.427 $15,170,390 2051 $0 $0 $0 $5,013,750 $2,148,750 $0 $7,162,500 $7,162,500 2.500 $17,906,825 2052 $0 $0 $0 $0 $0 $0 $0 $0 2.575 $0
2053 $0 $0 $0 $0 $0 $0 $0 $0 2.652 $0
2054 $0 $0 $0 $0 $0 $0 $0 $0 2.732 $0
2055 $0 $0 $0 $0 $0 $0 $0 $0 2.814 $0
2056 $0 $0 $0 $0 $0 $0 $0 $0 2.898 $0
2057 $0 $0 $0 $0 $0 $0 $0 $0 2.985 $0
2058 $0 $0 $0 $0 $0 $0 $0 $0 3.075 $0
2059 $0 $0 $0 $0 $0 $0 $0 $0 3.167 $0
2060 $0 $0 $0 $0 $0 $0 $0 $0 3.262 $0
av st ex
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table C-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
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Table C-5
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Assessed Value of New Development - Stockton Annexation Areas (2020 and Real $) Fiscal Year
Ending
Singl
e
Family
Low Density Multifamily
Subtotal
Residential Retail Office Industrial
Subtotal
Nonres.

Total
(2020$)
Escalation
Factor [2]
Total with Annual
Sales Price Increase
Assumption $ 425,000 $ 200,000 $ 250 $ 250 $ 100
2020 $0 $0 $0 $0 $0 $0 $0 $0 1.000 $0
2021 $0 $0 $0 $0 $0 $0 $0 $0 1.030 $0
2022 $0 $0 $0 $3,125,000 $0 $0 $3,125,000 $3,125,000 1.061 $3,315,313 2023 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.093 $13,659,088 2024 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.126 $14,068,860 2025 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.159 $14,490,926 2026 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 1.194 $14,925,654 2027 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.230 $23,060,135 2028 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.267 $23,751,939 2029 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.305 $24,464,497 2030 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.344 $25,198,432 2031 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.384 $25,954,385 2032 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.426 $26,733,017 2033 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.469 $27,535,007 2034 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.513 $28,361,057 2035 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.558 $29,211,889 2036 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.605 $30,088,246 2037 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.653 $30,990,893 2038 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.702 $31,920,620 2039 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 1.754 $32,878,238 2040 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.806 $45,152,781 2041 $0 $0 $0 $25,000,000 $0 $0 $25,000,000 $25,000,000 1.860 $46,507,364 2042 $0 $0 $0 $25,000,000 $0 $0 $25,000,000
$25,000,000 1.916 $47,902,585
2043 $0 $0 $0 $25,867,500 $0 $0 $25,867,500 $25,867,500 1.974 $51,051,749 2044 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.033 $38,114,889 2045 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.094 $39,258,336 2046 $0 $0 $0 $18,750,000 $0 $0 $18,750,000 $18,750,000 2.157 $40,436,086 2047 $0 $0 $0 $15,632,500 $0 $0 $15,632,500 $15,632,500 2.221 $34,724,300 2048 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.288 $28,599,096 2049 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.357 $29,457,069 2050 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.427 $30,340,781 2051 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.500 $31,251,004 2052 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.575 $32,188,534 2053 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.652 $33,154,190 2054 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.732 $34,148,816 2055 $0 $0 $0 $12,500,000 $0 $0 $12,500,000 $12,500,000 2.814 $35,173,281 2056 $0 $0 $0 $13,775,000 $0 $0 $13,775,000 $13,775,000 2.898 $39,923,784 2057 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 2.985 $18,657,667 2058 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.075 $19,217,397 2059 $0 $0 $0 $6,250,000 $0 $0 $6,250,000
$6,250,000 3.167 $19,793,919
2060 $0 $0 $0 $6,250,000 $0 $0 $6,250,000 $6,250,000 3.262 $20,387,736 av st ann
Source: San Joaquin County; City of Stockton; LWA; EPS. [1] Calculated as annual projected dwelling units/bldg. sq. ft. multiplied by AV per dwelling unit/bldg. sq. ft. See Table C-6 for development projections. [2] Based on a 3 percent annual growth factor.

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

Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

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

Stockton
Existing City and Annexation Areas
Existing City Annexation Area
Dwelling Units Building Square Feet Dwelling Units Building Square Feet Prepared by EPS 12/22/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\EIFD Analysis\192015 EIFD M4 09.01.21

ATTACHMENT A
256

APPENDIX D:

Supporting Tables for
EIFD Revenue Analysis

Table D-1 Existing Land Use Assessed Value .................................. E-33 Table D-2 Estimated Annexati on Assessed Value ............................ E-34 Table D-3 Gross Property Tax Revenue and Tax Allocation Percentages—Fiscal Year 2019–20 ................................. E-35 Table D-4 Preliminary Property Tax Allocations—
City of Lathrop Annexation Area .................................... E-36 Table D-5 Preliminary Property Tax Allocations—
City of Manteca Annexation Areas .................................. E-37 Table D-6 Preliminary Property Tax Allocations—
City of Stockton Annexation Area .................................. E-38

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DRAFT
Table D-1
Mossdale Tract Infrastructure Finance Plan
EIFD Revenue Analysis
Existing Land Use Assessed Value (2020$)
Land Use
City of Lathrop $809,546,180 $2,380,385,113 $3,189,931,293 City of Manteca $331,548,841 $717,766,158 $1,049,314,999 City of Stockton $406,036,852 $987,179,747 $1,393,216,599 Unincorporated County [2]
Lathrop Annexation Area $32,967,236 $19,300,492 $52,267,728 Manteca Annexation Area $6,897,128 $7,918,291 $14,815,419 Stockton Annexation Area $87,605,502 $112,107,786 $199,713,288 Total Unincorporated County $127,469,866 $139,326,569 $266,796,435 av det
Source: San Joaquin County; City of Manteca; City of Lathrop; City of Stockton; LWA; EPS.

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

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

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

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

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

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

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

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

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

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ATTACHMENT A
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ATTACHMENT F:

Lathrop Fiscal Impact Analysis

ATTACHMENT A
264

ATTACHMENT A
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List of Tables
Table 1 Summary of Annual Surplus/Deficits ............................................................. F-1 Table 2 Estimated Annual Revenues and Expend itures ............................................... F-2

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

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

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

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

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

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ATTACHMENT A
268

APPENDICES:

Appendix A: General Assumptions
Appendix B: General Fund Revenue Analysis
Appendix C: General Fu nd Expenditure Analysis
Appendix D: Supporting Tables for
Revenue and Expenditure Analysis

ATTACHMENT A
269

APPENDIX A:

General Assumptions

Table A-1 General Assumptions ..................................................... F-3 Table A-2 Cumulative Land Use Projections ..................................... F-4 Table A-3 Cumulative Occupied Dwelling Units and
Building Square Footage ................................................. F-5 Table A-4 Cumulative Estimated Population and Employees ............... F-6 Table A-5 Land Use Assumptions ................................................... F-7

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DRAFT
Table A-1
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Lathro
p
General Assumptions
Item Assumption
General Assumptions
Fiscal Year of Budget Analysis [1] FY 2020-21
Base Fiscal Year of Potential EIFD [2] FY 2022-23
General Demographic Characteristics
City of Lathrop
Population [3] 26,833
Employees [4] 10,200
City of Lathrop Persons Served [5] 31,933
gen assumps
Source: California Department of Finance; City of Lathrop; Lathrop-Manteca Fire District; EPS. [5] Defined as total City population plus half of total employees within the City.

City of
Lathrop
[1] Reflects the City of Lathrop Fiscal Year 2020-21 adopted budget. Revenues and expenditures are in 2020 dollars. This analysis does not reflect changes in values resulting from inflation or appreciation.
[3] Based on population estimates from the California Department of Finance (DOF) data for January 1, 2020.
[4] US Census Onthemap.ces.census.gov estimated a total of 9,090 jobs in Lathrop, CA in 2018. California EDD reports an annual average growth rate of

0.95% since 2018 for the Stockton-Lodi MSA. EPS adjusted the 2018 employment figure to arrive at a 2020 employment estimate using this growth rate and further increased the total by 10% to account for self-employed workers. Estimate is rounded to the nearest hundred employees.
[2] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

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Table A-2
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Lathrop
Cumulative Land Use
Land Use
Dwelling
Units
Buildin
g
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

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

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

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

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

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

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

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

Nonresidential uses are assumed to turn over once every 20 years.

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

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APPENDIX B:

General Fund Revenue Analysis

Table B-1 Revenue-Estimating Procedures Based on
City of Lathrop FY 2020-21 Budget .................................. F-8 Table B-2 Estimated Annual Ge neral Fund Revenues ........................ F-9 Table B-3 Estimated Annual Proper ty Tax Revenues (2 pages) .......... F-10 Table B-4 Real Property Transfer Tax ............................................ F-12 Table B-5 Estimated Annual Taxabl e Sales and Use Tax Revenue ...... F-13 Table B-5A Estimated Annual Taxable Sales from Proposed Development, Market Support Method ............................. F-14 Table B-5B Estimated Annual Taxable Sales from
Onsite Nonresidential .................................................... F-15

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

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

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

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

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

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

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

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

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

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Table B-5A
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Lathrop
Estimated Annual Taxable Sales from Proposed Development, Market Support Method (2020$) Annual Taxable Sales from Market Support Assumption 2025 2030 2035 2040 2050 Buildout (2060) Annual Taxable Sales from New Residents
Residential Development Table A-3
Owner-Occupied Residential 659 753 825 984 2,572 4,002
Renter-Occupied Residential 387 567 621 621 621 621
Total Residential Development 1,047 1,320 1,446 1,605 3,194 4,623

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

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

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

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

Applied only to Retail uses within the Project.

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

General Fund Expenditure Analysis

Table C-1 Expenditure-Estimating Procedures Based on
City of Lathrop FY 2020-21 Budget ................................. F-16 Table C-2 Estimated Annual Ge neral Fund Expenditures ................... F-17 Table C-3 Estimated Annual Police Expe nditures ............................. F-18

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Table C-1
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Lathrop
Expenditure-Estimating Procedures Based on City of Lathrop FY 2020-21 Budget (2020$)

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

City of
Lathrop
[3] With the exception of Police expenditures, this analysis estimates impacts of proposed development on City General Fund expenditures only. Fire services are provided to the City by the Lathrop Manteca Fire District and are excluded from this analysis.
[4] Police costs include expenditures allocated to the General Fund, COPS, Mossdale, and Measure C. [2] An adjustment factor may be used to reflect the fact that new employees may not increase certain General Fund department expenditures at a 1:1 ratio. This analysis does not assume an adjustment at this time.
[5] Offsetting Revenues for Public Works categories of City Hall, Administration, Utility Engineering, and Building Maintenance totals $24,264 as provided by City Staff. As the allocation of these revenues is not available at this time, it is assumed that the revenue is divided evenly between these four categories. [6] Amended Fiscal Year 2020-21 Public Works Administration expenditures include Code Compliance Prepared by EPS 12/20/2021 Z:\Shared\Projects\SAC\192000\192015 Mossdale Tract Financing Plan\Models\Lathrop\192015 Lathrop fiscal m6 12.02.21

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Table C-2
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Lathro
p
Estimated Annual General Fund Expenditures (2020$)
Expenditure Category 2025 2030 2035 2040 2050 Buildout (2060) General Fund
General Government $376,761 $669,377 $780,652 $861,988 $1,216,826 $1,529,210 Human Resources $65,946 $117,163 $136,640 $150,876 $212,984 $267,662 Central Services $175,443 $311,703 $363,520 $401,395 $566,630 $712,095 Finance and Information Technolog
y $626,098 $1,112,363 $1,297,279 $1,432,442 $2,022,109 $2,541,226 Animal Services $66,823 $118,721 $138,457 $152,883 $215,818 $271,222 Community Developmen
t $423,168 $751,826 $876,807 $968,162 $1,366,707 $1,717,568 Culture and Recreation $242,253 $300,734 $329,400 $369,790 $773,695 $1,137,210 Police Services (Non-Contract) $147,920 $183,629 $201,132 $225,794 $472,420 $694,382 Police Services (Contract) $1,532,158 $1,902,039 $2,083,325 $2,339,172 $4,893,743 $7,192,954 Public Works $435,435 $773,620 $902,224 $996,226 $1,406,324 $1,767,356 Total Annual General Fund Expenditures $4,092,005 $6,241,176 $7,109,435 $7,898,728 $13,147,256 $17,830,887 exp est
Source: City of Lathrop FY 2020-21 Adopted Budget; EPS. [1] Annual expenditure estimated on a per persons served or per capita basis. Refer to Table C-1 for estimating procedure and Table A-5 for population and employment estimates.

Estimated Annual Expenditure [1]
City of
Lathrop
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Table C-3
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Lathro
p
Estimated Annual Police Expenditures (2020$)
Assumption /
Expenditure Category Source 2025 2030 2035 2040 2050 Buildout (2060) Estimated Project Residents Table A-4 3,144 3,903 4,275 4,800 10,042 14,760 Estimated Annual Police Staffing Required for Development Officers Required per 1,000 Residents [1] 1.5 Officers
Officers Required to Serve Project Development 5667 1 5 2 2 Estimated Annual Police Expenditures
Annual Operating Expenditures per Officer [2] $324,885
Estimated Annual Police Expenditures $1,532,158 $1,902,039 $2,083,325 $2,339,172 $4,893,743 $7,192,954 police
Source: City of Lathrop FY 2020-21 Adopted Budget; EPS. [1] Based on information provided by the City, Citywide level of service standard for police services is 1.5 officers per 1,000 residents. [2] Based on information provided by the City, current as of June 2020.

City of
Lathrop
Estimated Annual Police Expenditure
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APPENDIX D:

Supporting Tables for
Revenue and Expenditure Analysis

Table D-1 Preliminary Property Tax Allocations for
Annexation Area .......................................................... F-19 Table D-2 Cumulative Assessed Valuation ...................................... F-20 Table D-3 Estimated Average Annual Household Income .................. F-21 Table D-4 Total and Taxable Retail Sales per Square Feet ................. F-22

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

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

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

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

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

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

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

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

High density residential based on an average monthly rent assumption of $1,500 based on data on similar multifamily residential obtained from Costar and an average size of 1,000 square feet. [3] Assumes 35% of income dedicated to housing costs (mortgage, taxes, insurance, and HOA dues) or rent payments. Rounded to the nearest $1,000.

City of
Lathrop
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Table D-4
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Lathro
p
Total and Taxable Retail Sales per Square Feet (2020$)
Item % [2] No. % [2] No. % [2] No.

Total Retail Sales per Square Foot
Motor Vehicle and Parts Dealers [3] $250 $279 3% $8 2% $6 1% $3 Home Furnishings and Appliance Stores $525 $586 0% $0 7% $41 10% $59 Bldg. Matrl. and Garden Equip. and Supplies $356 $398 0% $0 15% $60 1% $4 Food and Beverage Stores [4] - $578 55% $318 24% $139 3% $17 Gasoline Stations [5] $1,321 $1,664 1% $17 2% $33 1% $17 Clothing and Clothing Accessories Stores $370 $413 2% $8 5% $21 20% $83 General Merchandise Stores $360 $402 5% $20 20% $80 20% $80 Food Services and Drinking Places $492 $550 8% $44 10% $55 20% $110 Other Retail $209 $234 12% $28 7% $16 18% $42
Nonretail [6] NA $0 14% $0 8% $0 6% $0
Total 100% $440 100% $450 100% $410
Taxable Retail Sales per Square Foot by Retail Center Type Percent Taxable by Shopping Center Type [7] 44% 54% 98% Taxable Sales per Square Foot (Rounded) $190 $240 $400
retail sales
Note: Original data is based on an average of multiple sources and is presented in 2016$ unless noted otherwise in footnotes. [1] Sales adjusted to year-end 2020 based on the Consumer Price Index, All items in West urban, all urban consumers, not seasonally adjusted:

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

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

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

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ATTACHMENT G:

Manteca Fiscal Impact Analysis

ATTACHMENT A
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ATTACHMENT A
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List of Tables
Table 1 Summary of Annual Surplus/Deficits ............................................................. G-1 Table 2 Estimated Annual Reve nues and Expenditures ............................................... G-2

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

Estimated Annual Revenues/Expenditures (Rounded)
City of
Manteca
[1] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24.

Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases include 5-year development periods for development occurring from 2026 through 2040 and 10-year development periods from 2041 through 2060.

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

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

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ATTACHMENT A
298

APPENDICES:

Appendix A: General Assumptions
Appendix B: General Fund Revenue Analysis
Appendix C: General Fu nd Expenditure Analysis
Appendix D: Supporting Tables for
Revenue and Expenditure Analysis

ATTACHMENT A
299

APPENDIX A:

General Assumptions

Table A-1 General Assumptions ..................................................... G-3 Table A-2 Cumulative La nd Use Projections ..................................... G-4 Table A-3 Cumulative Occupied Dwelling Units and
Building Square Footage ................................................. G-5 Table A-4 Cumulative Estimated Population and Employees ............... G-6 Table A-5 Land Us e Assumptions ................................................... G-7

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Table A-1
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Manteca
General Assumptions
Item Assumption
General Assumptions
Fiscal Year of Budget Analysis [1] FY 2020-21
Base Fiscal Year of Potential EIFD [2] FY 2022-23
General Demographic Characteristics
City of Manteca
Population [3] 84,800
Employees [4] 21,000
City of Manteca Persons Served [5] 95,300
gen assumps
Source: California Department of Finance; EDD; U.S. Census LED; EPS. [5] Persons served is defined as total population plus half of total empl oyees. Used to estimate specific revenues and expenditures that are assumed to be impacted by growth in resident and employment populations and to avoid double counting of employees who reside in the City.

City of
Manteca
[1] Reflects the City of Manteca Fiscal Year 2020-21 adopted budget. Revenues and expenditures are in 2020 dollars. This analysis does not reflect changes in values resulting from inflation or appreciation.
[3] Based on population estimates from the California Department of Finance (DOF) data for January 1, 2020.
[4] US Census Onthemap.ces.census.gov estimated a total of 18,767 jobs in Manteca, CA in 2018.

California EDD reports an annual average growth rate of 0.95% since 2018 for the Stockton-Lodi MSA.

EPS adjusted the 2018 employment figure to arrive at a 2020 employment estimate using this growth rate and further increased the total by 10% to account for self-employed workers. Estimate is rounded to the nearest hundred employees.
[2] This analysis assumes the EIFD will be formed in FY 2022-23 (Base Year) with the first year of revenue accruing to the district in FY 2023-24. Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of this analysis includes estimated development occurring in July-December 2022 (50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase (2023-2025). Subsequent phases in clude 5-year development periods for development occurring from 2026 through 2040 and 10- year development periods from 2041 through 2060.

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ATTACHMENT A
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Table A-2
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Mantec
a
Cumulative Land Use Projections
Land Use
Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

Dwelling
Units
Building
Sq. Ft.

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

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

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

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ATTACHMENT A
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Table A-3
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Mantec
a
Cumulative Occupied Dwelling Units and Building Square Footage Vacancy
Land Use Rate [1] 2025 2030 2035 2040 2050 Buildout (2060) Development Projections in Current City Limits
Residential Land Uses
Low Density Residential 6.0% 994 2,049 2,981 3,346 3,346 3,346 High Density Residential 6.0% 441 694 694 694 694 694
Subtotal Residential Land Uses 1,435 2,743 3,675 4,039 4,039 4,039 Nonresidential Land Uses
Retail Commercial 7.5% 576,113 1,576,263 2,568,820 2,885,329 3,255,329 3,437,043 Office Commercial 7.5% 144,028 394,066 642,205 721,332 813,832 859,261 Industrial 7.5% 3,353,689 3,698,325 3,871,811 3,871,811 3,871,811 3,871,811 Subtotal Nonresidential 4,073,830 5,668,653 7,082,835 7,478,471 7,940,971 8,168,114 Development Projections in Annexation Areas
Residential Land Uses
Low Density Residential 6.0% 259 649 808 808 808 808
Subtotal Residential Land Uses 259 649 808 808 808 808
Nonresidential Land Uses
Retail Commercial 7.5% - - 212,288 353,813 353,813 353,813 Industrial 7.5% - - 1,046,547 1,744,245 1,744,245 1,744,245 Subtotal Nonresidential - - 1,258,834 2,098,057 2,098,057 2,098,057 Total City of Manteca Development Projections
Residential Land Uses
Low Density Residential 6.0% 1,253 2,699 3,789 4,154 4,154 4,154 High Density Residential 6.0% 441 694 694 694 694 694
Subtotal Residential Land Uses 1,694 3,392 4,483 4,848 4,848 4,848

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

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

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

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

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

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

Nonresidential uses are assumed to turn over once every 20 years.

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

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ATTACHMENT A
305

APPENDIX B:

General Fund Revenue Analysis

Table B-1 Revenue-Estimating Procedures Based on
City of Lathrop FY 2020-21 Budget .................................. G-8 Table B-2 Estimated Annual General Fund Revenues ........................ G-9 Table B-3 Estimated Annual Property Tax Revenues (2 pages) ......... G-10 Table B-4 Real Property Transfer Tax ........................................... G-12 Table B-5 Estimated Annual Taxable Sales and Use Tax Revenue ..... G-13 Table B-5A Estimated Annual Taxable Sales from Proposed Development, Market Support Method ............................ G-14 Table B-5B Estimated Annual Taxable Sales from
Onsite Nonresidential ................................................... G-15

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DRAFT
Table B-1
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Manteca
Revenue-Estimating Procedures Based on City of Manteca FY 2020-21 Budget (2020$) FY 2020-21 FY 2020-21
Budgeted Budgeted
Estimating Case Stud y General Fund Offsetting Net General Service Revenu e Item Procedure Reference Revenues [1] Revenues Fund Revenue s Population [2] Multiplie r General Fund Revenues
Property Taxes Case Study Table B-3 $10,600,345 - $10,600,345 NA - Property Tax In-Lieu of Vehicle License Fees Case Study Table B-3 $7,228,240 - $7,228,240 NA - Real Property Transfer Tax Case Study Table B-4 $678,590 - $678,590 NA - Sales and Use Taxes Case Study Table B-5 $11,770,857 - $11,770,857 NA - Public Safety Sales and Use Tax Case Study Table B-5 $340,315 - $340,315 NA - Transient Occupancy Tax Persons Served - $1,062,469 - $1,062,469 95,300 $11.15 Licenses and Permits Persons Served - $252,635 ($252,635) - 95,300 - Business Licenses Persons Served - $667,000 - $667,000 95,300 $7.00 Franchise Fees Persons Served - $1,777,125 - $1,777,125 95,300 $18.65 Excise Tax [3] - $450,000 - $450,000 NA -
Intergovernmental [3] - $1,746,492 ($295,000) $1,451,492 NA - Charges for Services [3] - $8,699,849 ($4,940,845) $3,759,004 NA - Fines and Forfeitures Persons Served - $304,980 ($304,980) $0 95,300 - Use of Money & Property [3] - $920,000 - $920,000 NA - All Other Revenue [3] - $57,650 - $57,650 NA -
Total General Fund Revenues $46,556,547 ($5,793,460) $40,763,08 7 Fund Reserves $8,315,434
Total General Fund Revenues (Incl. Reserves) $54,871,981 rev pro
Source: City of Manteca FY 2020-21 Final Budget including Midyear Budget Amendments (Current as of March 10, 2021); EPS. [1] Includes midyear budget amendments as provided by City staff, current as of March 10, 2021. [2] Refer to Table A-1 for details.
[3] This revenue source is not expected to be affected by anticipated development and therefore is not evaluated in this analysis.

City of
Manteca
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Table B-2
Mossdale Tract Infrastructure Finance Plan
Fiscal Impact Analysis - City of Manteca
Estimated Annual General Fund Revenues (2020$)
Case Study
Revenue Categor
y Reference 2025 2030 2035 2040 2050 Buildout (2060)
General Fund Revenues
Property Taxes Table B-3 $1,777,900 $3,331,400 $4,715,100 $5,220,700 $5,399,400 $5,487,100 Property Tax In-Lieu of Vehicle License Fees Table B-3 $1,024,500 $1,956,100 $2,815,000 $3,137,400 $3,234,600 $3,282,300 Real Property Transfer Tax Table B-4 $71,200 $144,000 $204,000 $225,300 $228,800 $230,500 Sales and Use Taxes Table B-5 $1,621,400 $3,996,700 $6,814,500 $7,893,500 $8,702,000 $9,099,000 Public Safety Sales and Use Tax Table B-5 $46,900 $115,600 $197,000 $228,200 $251,600 $263,100 Transient Occupancy Tax - $115,200 $197,600 $275,000 $305,700 $312,100 $315,300 Licenses and Permits - - - - - - -
Business Licenses - $72,300 $124,100 $172,700 $191,900 $195,900 $197,900 Franchise Fees - $192,600 $330,600 $460,000 $511,200 $522,000 $527,300 Fines and Forfeitures - - - - - - -
Total General Fund Revenue $4,922,000 $10,196,100 $15,653,300 $17,713,900 $18,846,400 $19,402,500 EIFD Contribution - Maximum Tax Rate
Less EIFD Contribution ($88,893) ($666,284) ($943,014) ($1,044,130) ($1,079,872) ($1,097,426) Net General Fund Revenues $4,833,107 $9,529,816 $14,710,286 $16,669,770 $17,766,528 $18,305,074 EIFD Contribution - Variable Tax Rate
Less EIFD Contribution ($88,893) ($433,084) ($447,932) ($495,962) ($242,971) ($246,921) Net General Fund Revenues $4,833,107 $9,763,016 $15,205,368 $17,217,938 $18,603,429 $19,155,579 rev
Source: City of Manteca FY 2020-21 Adopted Budget; EPS.

Estimated Annual Revenue (Rounded)
City of
Manteca
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