Woodland City Council
September 5, 2023

Woodland Research and Technology Park Financing Plan
Nonresidential Development Fees (2023$)
Item Description/Formula
Assumptions
Building Valuation Group
Construction Type
Valuation per sq. ft. (ICC February 2023)
Acres
FAR
Square Feet
Total Project Valuation
Water Meters
Water Meter Size
City Building Permit Processing Fees (effective July 1, 2022) Building Inspection/Building Permit Fee [1]
Plan Review 65% of bldg. insp. fee
Permit Processing Charge/Application $58 per permit
Energy Plan Review 5% of plan review
Disability Plan Review 5% of plan review
Seismic/Strong Motion $0.00028 of valuation
California Building Standards Commission $1.00 per $25,000 value Electrical Permit Processing $58 per permit
Electrical Inspection $0.012 per sq. ft.

Plumbing Permit Processing $58 per permit
Pluming Inspection $0.02 per sq. ft.

Mechanical Permit Processing $58 per permit
Mechanical Inspection $0.012 per sq. ft.

Solar Plan Review and Inspection $600 per permit
Energy Compliance Inspections $108 per permit
Fire Sprinklers Plan Check and Review [2] per sq. ft.

Total Processing Fees
City Development Impact Fees (effective Jan. 1, 2023)
Land Use
General City per 1,000 sq. ft.

Fire per 1,000 sq. ft.

Library per 1,000 sq. ft.

Police per 1,000 sq. ft.

Wastewater per 1,000 sq. ft.

Parks & Recreation per 1,000 sq. ft.

Roads per 1,000 sq. ft.

Administration per 1,000 sq. ft.

Water (including 0.75% administration) $19,757 per 2" meter Agricultural Mitigation [3] $15,000 per acre
Total Citywide Development Impact Fees
Other Agency Fees
County Facilities and Services Authorization (eff. 9/13/16) per 1,000 sq. ft.

School District Fees $0.66 per sq. ft.

Yolo County HCP Fee (effective 3/27/23) $16,202 per acre Total Other Agency Fees
RTIF - Proposed
Total Fees
Source: City of Woodland; Yolo County; WJUSD; EPS
[1] First $1 million of valuation: $6,730.50.

Remaining valuation: $4.38 for each $1,000 or fraction thereof. [2] $242 plus $0.05 for the first 10,000 sq. ft. plus $0.02 for each additional sq. ft. thereafter. [3] Estimated amount. Different requirements for different development and mitigation land.

Village Center/
Com. Commercial
Business
Park
MB

IIIA IIIA
$164.83 $213.00

5.00 5.00

0.43 0.40
94,651 87,120
$15,601,351 $18,556,554
22 2" 2"
$0.77 $0.98
$0.50 $0.64
$0.00 $0.00
$0.02 $0.03
$0.02 $0.03
$0.05 $0.06
$0.01 $0.01
$0.00 $0.00
$0.01 $0.01
$0.00 $0.00
$0.02 $0.02
$0.00 $0.00
$0.01 $0.01
$0.01 $0.01
$0.00 $0.00
$0.03 $0.03
$1.44 $1.83
Retail Office
$0.67 $0.79
$1.99 $2.15
$0.00 $0.00
$0.55 $0.65
$3.07 $1.74
$0.00 $0.00
$12.31 $6.23
$0.14 $0.09
$0.42 $0.46
$0.79 $0.86
$19.94 $12.97
$0.50 $0.67
$0.66 $0.66
$0.86 $0.93
$2.02 $2.26
$11.89 $6.73
$35.30 $23.78
Fee per Bldg. Sq. Ft.

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Table B-4
Woodland Research and Technology Park Financing PlanEstimated WRTP Fee Revenue for Backbone Infrastructure and Public Facilities (2023$) Item
Low
Density
Medium
Density
High
Density
Village Center/
Com. Commercial
Business
Park Total
Dwelling Units/Building Square Feet 628 524 518 310,948 1,980,115Building Permit Processing Fees $2,424,854 $1,890,754 $659,800 $449,262 $3,630,892 $9,055,563City Development Impact Fees General City $631,140 $526,620 $391,090 $208,646 $1,572,211 $3,329,707Fire $2,138,968 $1,784,744 $1,057,756 $617,543 $4,257,247 $9,856,258Library $394,384 $329,072 $243,978 $0 $0 $967,434 Police $516,844 $431,252 $319,088 $170,400 $1,283,115 $2,720,698Wastewater $4,725,072 $3,942,576 $2,922,556 $954,921 $3,453,321 $15,998,446Parks & Recreation $5,827,212 $4,862,196 $3,604,762 $0 $0 $14,294,170 Roads $6,226,620 $5,195,460 $2,104,634 $3,828,392 $12,326,216 $29,681,322Water $3,877,272 $3,235,176 $506,086 $130,785 $904,834 $8,654,153Administration $182,748 $152,484 $79,772 $43,222 $172,270 $630,496 Affordable Housing - Proposed $4,333,200 $2,423,500 $1,025,640 $0 $0 $7,782,340Agricultural Mitigation $1,570,000 $655,000 $323,750 $246,390 $1,704,645 $4,499,785Public Transit $195,308 $162,964 $112,924 $0 $0 $471,196 Total Citywide Development Impact Fees $30,618,768 $23,701,044 $12,692,036 $6,200,298 $25,673,858 $98,886,004 Other Agency Fees
County Facilities and Services Authorization $1,958,104 $1,633,832 $1,197,616 $155,474 $1,318,757 $6,263,783 School District Fees $5,893,152 $3,955,152 $2,092,306 $205,226 $1,306,876 $13,452,711 Yolo County HCP Fee $1,695,809 $707,487 $349,693 $266,134 $1,841,244 $4,860,368Total Other Agency Fees $9,547,065 $6,296,471 $3,639,615 $626,834 $4,466,876 $24,576,862 RTIF - Proposed
Streets $17,619,713 $11,811,748 $6,348,539 $3,105,698 $9,816,301 $48,702,000 Storm Drainage $4,366,048 $2,484,704 $1,598,075 $364,864 $2,524,309 $11,338,000 Water $1,825,876 $1,296,889 $911,283 $42,385 $266,566 $4,343,000Sewer $738,832 $476,823 $424,029 $42,641 $196,674 $1,879,000 Parks and Open Space $13,055,403 $8,404,261 $7,484,867 $0 $0 $28,944,531Total RTIF $37,605,873 $24,474,425 $16,766,793 $3,555,589 $12,803,851 $95,206,531 Total Fee Revenue $80,196,561 $56,362,695 $33,758,244 $10,831,983 $46,575,477 $227,724,959 Source: City of Woodland; Yolo County; WJUSD; EPS
Residential Commercial
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APPENDIX C:

Infrastructure Cost Burden Comparison
Table C-1 Fee Comparison—Low-Density
Single-Family Development........................................ C-1 Table C-2 Fee Comparison—Medium-Density
Single-Family Development........................................ C-2 Table C-3 Fee Comparison—High Density Dwelling Unit ................ C-3 Table C-4 Fee Comparison—Commercial Development ................. C-4 Table C-5 Spring Lake Single Family Development Fees ............... C-5 Table C-6 Spring Lake Multifamily Development Fees ................... C-6 Table C-7 Spring Lake Commercial Fees ..................................... C-7 Table C-8 Panhandle Residential Development
Impact Fees (2 pages) .............................................. C-8 Table C-9 Northlake Residential Development
Impact Fees .......................................................... C-10 Table C-10 Northlake Commercial Fees ...................................... C-11

Table C-1
Woodland Research and Technology Park Financing Plan
Fee Comparison - Low-Density Single-Family Development (2023$) Item WRTP SLSP
Panhandle
(Traditional Unit) Northlake [1]
Source Table 7-1 Table C-5 Table C-8 Table C-9
Building Permit Processing Fees $3,861 $3,861 $8,185 $8,308 City Fees $48,756 $54,396 $23,939 $23,939
Other Agency Fees $15,202 $19,917 $32,183 $39,433
Plan Area Fees $65,854 $56,510 $23,605 $5,333
Total Fees $133,673 $134,685 $87,911 $77,012
Source: City of Woodland; City of Sacramento; other public agencies; EPS [1] The Northlake plan area fees include only certain public facility obligations not covered through existing City fees. Because the project was developed by a single master developer, costs for project-related backbone infrastructure were not included.

Woodland Sacramento
Fee per Low-Density Single-Family Dwelling Unit
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
$160,000
WRTP SLSP Panhandle Northlake
Fee per Low-Density Single-Family Dwelling Unit
Building Permit Processing City Other Agency Plan Area
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Table C-2
Woodland Research and Technology Park Financing Plan
Fee Comparison - Medium Density Single Family Development (2023$) Item WRTP SLSP
Panhandle
(Village Unit) Northlake
Source Table 7-1 Table C-5 Table C-8 Table C-9
Building Permit Processing Fees $3,608 $3,608 $6,864 $6,864 City Fees $45,231 $44,539 $22,337 $22,337
Other Agency Fees $12,016 $15,809 $27,331 $34,432
Plan Area Fees $45,004 $37,637 $23,446 $3,742
Total Fees $105,859 $101,593 $79,978 $67,375
Source: City of Woodland; City of Sacramento; other public agencies; EPS [1] The Northlake plan area fees include only certain public facility obligations not covered through existing City fees. Because the project was developed by a single master developer, costs for project-related backbone infrastructure were not included.

Fee per Medium-Density Single-Family Dwelling Unit
Woodland Sacramento
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
WRTP SLSP Panhandle Northlake
Fee per Medium-Density Single-Family Dwelling Unit
Building Permit Processing City Other Agency Plan Area
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Table C-3
Woodland Research and Technology Park Financing Plan
Fee Comparison - High Density Dwelling Unit (2023$)
Item WRTP SLSP
Source Table 7-1 Table C-6
Building Permit Processing Fees $1,274 $1,274
City Fees $24,502 $23,473
Other Agency Fees $7,026 $7,026
Plan Area Fees $33,663 $37,637
Total Fees $66,465 $69,410
Source: City of Woodland; City of Sacramento; other public agencies; EPS Woodland
Fee per High-Density Dwelling Unit
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000

WRTP SLSP
Fee per High-Density Dwelling Unit
Building Permit Processing City Other Agency Plan Area
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Table C-4
Woodland Research and Technology Park Financing Plan
Fee Comparison - Commercial Development (2023$)
Sacramento
Item WRTP
Spring Lake
Specific Plan Northlake
Source Table 7-1 Table C-7 Table C-10
Building Permit Processing Fees $1.44 $1.44 $3.79
City Fees $19.94 $19.94 $4.47
Other Agency Fees $2.02 $2.02 $8.66
Plan Area Fees $11.89 $43.45 $4.58
Total Fees $35.30 $66.85 $21.50
Source: City of Woodland; City of Sacramento; other public agencies; EPS [1] The Northlake plan area fees include only certain public facility obligations not covered through existing City fees. Because the project was developed by a single master developer, costs for project-related backbone infrastructure were not included.

Woodland
Fee per Commercial Bldg. Sq. Ft.
$0.00
$10.00
$20.00
$30.00
$40.00
$50.00
$60.00
$70.00
$80.00
WRTP SLSP Northlake
Fee per Commercial Building Square Foot
Building Permit Processing City Other Agency Plan Area
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Table C-5
Woodland Research and Technology Park Financing Plan
Spring Lake Single Family Development Fees (2023$)
Item
Low
Density
Medium
Density
Assumptions
Building Valuation Group R-3 R-3
Construction Type VB VB
Valuation per sq. ft. (VB construction type Feb. 2023) $167.37 $167.37 Garage Valuation per sq. ft. (VB construction type Feb. 2023) $66.48 $66.48 Square Feet 2,300 1,850
Garage Square Feet 450 400
Units per Acre 6 12
Building Valuation per Unit $384,951 $309,635
Garage Valuation per Unit $29,916 $26,592
Total Unit Valuation $414,867 $336,227
City Building Permit Processing Fees (effective July 1, 2022) Building Inspection and Plan Review Fee [1] $1,641 $1,402 Green Building Plan Review $276 $276
Permit Processing Charge/Application $8 $8
Seismic/Strong Motion $54 $44 $0.00013 of total valuation California Building Standards Commission Fee $17 $14 $1.00 per $25,000 value Electrical Permit Processing $58 $58
Electrical Inspection $200 $200 10% of building fee; $200 min.

Plumbing Permit Processing $58 $58
Pluming Inspection $400 $400 20% of building fee; $400 min.

Mechanical Permit Processing $58 $58
Mechanical Inspection $200 $200 10% of building fee; $200 min.

Solar Plan Review and Inspection $280 $280
Energy Compliance Inspections $55 $55
Fire Sprinklers Plan Check and Review $556 $556
Total Processing Fees $3,861 $3,608
City Development Impact Fees (effective Jan. 1, 2023)
General City $1,005 $1,005
Fire $3,406 $3,406
Library $628 $628
Police $823 $823
Wastewater $7,524 $7,524
Parks & Recreation $5,105 $5,105
Roads $9,915 $9,915
Water $6,174 $6,174
Administration $259 $259
Affordable Housing [2] [3] $8,629 $3,200
Agricultural Mitigation [4] $2,500 $1,250 $15,000 per acre Fiscal Deficit Fee $1,500 $1,050
Fire Operations & Maintenance Fund $771 $540
General Purpose Fee [2] [3] $5,790 $3,402
Habitat Education (due at final map) $56 $40
Public Transit Fee (due at final map) $311 $218
Total City Development Impact Fees $54,396 $44,539
Other Agency Fees
County Facilities and Services Authorization (effective 9/13/16) $3,118 $3,118 School District Fees [5] $14,099 $11,341 $6.13 per sq. ft.

Yolo County HCP Fee (effective 3/27/23) $2,700 $1,350 $16,202 per acre Total Other Agency Fees $19,917 $15,809
SLIF
Roadway $24,503 $16,173 multifamily rate for medium density Water $2,777 $1,794 multifamily rate for medium density Sewer $3,579 $2,739 multifamily rate for medium density Drainage $12,702 $8,383 multifamily rate for medium density Fire Station $1,021 $674 multifamily rate for medium density Parks $10,084 $6,656 multifamily rate for medium density On-going Admin Costs $1,844 $1,218 multifamily rate for medium density Subtotal SLIF $56,510 $37,637
Total Fees per Unit $134,685 $101,593
Source: City of Woodland; Yolo County; WJUSD; EPS
[1] First 1,000 sq. ft.; $946
1,000-2,000 sq. ft.: $53.60 for each 100 sq. ft. or fraction thereof 2,000-3,000 sq. ft.: $53.10 for each 100 sq. ft. or fraction thereof [2] LDR fees are based on Pioneer Village development project. [3] MDR fees are based on Beeghly multifamily development project. Affordable housing assuming a 10 percent requirement. [4] Estimated amount. Different requirements for different development and mitigation land. [5] School fee set equal to Spring Lake rate. Rate for all other areas of Woodland is $4.08 per sq. ft.

Fee per Unit
Fee per Unit
Description/Formula
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Table C-6
Woodland Research and Technology Park Financing Plan
Spring Lake Multifamily Development Fees (2023$)
Item Per Permit Per Unit
Assumptions
Building Valuation Group R-2
Valuation per sq. ft. (VA construction type) $117.40
Square Feet per Unit 990
Units per Acre 24
Acres per Permit 1
Building Valuation per Unit $116,226
Total Building Valuation per Permit $2,789,424
City Building Permit Processing Fees
Building Inspection/Building Permit Fee [1] $15,491 $645 Plan Review $10,069 $420 65% of bldg. insp. fee
Permit Processing Charge/Application $58 $2 $58 per permit Energy Plan Review $503 $21 5% of plan review
Disability Plan Review $503 $21 5% of plan review
Seismic/Strong Motion $781 $33 $0.00028 of valuation
California Building Standards Commission Fee $112 $5 $1.00 per $25,000 value Electrical Permit Processing $58 $2 $58 per permit
Electrical Inspection $285 $12 $0.012 per sq. ft.

Plumbing Permit Processing $58 $2 $58 per permit
Pluming Inspection $475 $20 $0.02 per sq. ft.

Mechanical Permit Processing $58 $2 $58 per permit
Mechanical Inspection $285 $12 $0.012 per sq. ft.

Solar Plan Review and Inspection $600 $25 $600 per permit Energy Compliance Inspections $216 $9 $9 per unit
Fire Sprinklers Plan Check and Review [2] $1,017 $42 $1,017 per permit Total Processing Fees $30,570 $1,274
City Development Impact Fees (effective Jan. 1, 2023)
General City $755
Fire $2,042
Library $471
Police $616
Wastewater $5,642
Parks & Recreation $3,828
Roads $4,063
Administration $131
Water (including 0.75% administration) [3] $977
Affordable Housing $2,475
Agricultural Mitigation [4] $625 $15,000 per acre
Fiscal Defecit Fee $1,050
Fire Operations & Maintenance Fund $540
Habitat Education $40
Public Transit Fee (due at final map) [5] $218
Total Citywide Development Impact Fees $23,473
Other Agency Fees
County Facilities and Services Authorization (effective 9/13/16) $2,312 School District Fees $4,039 $4.08 per sq. ft.

Yolo County HCP Fee (effective 3/27/23) $675 $16,202 per acre Total Other Agency Fees $7,026
SLIF
Roadway $16,173
Water $1,794
Sewer $2,739
Drainage $8,383
Fire Station $674
Parks $6,656
On-going Admin Costs $1,218
Subtotal SLIF $37,637
Total Fees per Unit $69,410
Source: City of Woodland; Yolo County; WJUSD; EPS
[1] First $1 million of valuation: $6,730.50. Remaining valuation: $4.38 for each $1,000 or fraction thereof. [2] $242 + $0.05 per bldg. sq. ft. for first 10,000 square feet + $0.02 per bldg. sq. ft. for remaining square feet. [3] City water Is based on Vista Del Robles with 2 4" and 2-2" water mains for 168 units. [4] Estimated amount. Different requirements for different development and mitigation land. [5] 70% of single family fee.

Multifamily
Description/Formula
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Table C-7
Woodland Research and Technology Park Financing Plan
Spring Lake Commercial Fees (2023$)
Item
Fee per
Permit
Fee per Bldg.

Sq. Ft.

Assumptions
Building Valuation Group M
Construction Type IIIA
Valuation per sq. ft. (ICC February 2023) $164.83
Acres 5.00
FAR 0.43
Square Feet 94,651
Total Project Valuation $15,601,351
Water Meters 2
Water Meter Size 2"
City Building Permit Processing Fees (effective July 1, 2022) Building Inspection/Building Permit Fee [1] $72,431 $0.77 Plan Review $47,080 $0.50 65% of bldg. insp. fee
Permit Processing Charge/Application $58 $0.00 $58 per permit Energy Plan Review $2,354 $0.02 5% of plan review
Disability Plan Review $2,354 $0.02 5% of plan review
Seismic/Strong Motion $4,368 $0.05 $0.00028 of valuation California Building Standards Commission $625 $0.01 $1.00 per $25,000 value Electrical Permit Processing $58 $0.00 $58 per permit
Electrical Inspection $1,136 $0.01 $0.012 per sq. ft.

Plumbing Permit Processing $60 $0.00 $58 per permit
Pluming Inspection $1,893 $0.02 $0.02 per sq. ft.

Mechanical Permit Processing $60 $0.00 $58 per permit
Mechanical Inspection $1,136 $0.01 $0.012 per sq. ft.

Solar Plan Review and Inspection $600 $0.01 $600 per permit Energy Compliance Inspections $108 $0.00 $108 per permit Fire Sprinklers Plan Check and Review [2] $2,435 $0.03 per sq. ft.

Total Processing Fees $136,755 $1.44
City Development Impact Fees (effective Jan. 1, 2023)
Land Use Retail
General City $0.67 $671 per 1,000 sq. ft.

Fire $1.99 $1,986 per 1,000 sq. ft.

Library $0.00 $0 per 1,000 sq. ft.

Police $0.55 $548 per 1,000 sq. ft.

Wastewater $3.07 $3,071 per 1,000 sq. ft.

Parks & Recreation $0.00 $0 per 1,000 sq. ft.

Roads $12.31 $12,312 per 1,000 sq. ft.

Administration $0.14 $139 per 1,000 sq. ft.

Water (including 0.75% administration) $39,810 $0.42 $19,757 per 2" meter Agricultural Mitigation [3] $0.79 $15,000 per acre
Total Citywide Development Impact Fees $19.94
Other Agency Fees
County Facilities and Services Authorization (eff. 9/13/16) $0.50 $500 per 1,000 sq. ft.

School District Fees $0.66 $0.66 per sq. ft.

Yolo County HCP Fee (effective 3/27/23) $0.86 $16,202 per acre Total Other Agency Fees $2.02
SLIF
Roadway $18.86
Water $2.10
Sewer $2.70
Drainage $9.79
Fire Station $0.78
Park $7.77
On-going Admin Costs $1.45
Subtotal SLIF $43.45
Total $66.85
Source: City of Woodland; Yolo County; WJUSD; EPS
[1] First $1 million of valuation: $6,730.50.

Remaining valuation: $4.38 for each $1,000 or fraction thereof. [2] $242 plus $0.05 for the first 10,000 sq. ft. plus $0.02 for each additional sq. ft. thereafter. [3] Estimated amount. Different requirements for different development and mitigation land.

Commercial
Description/Formula
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Table C-8 Page 1 of 2
Woodland Research and Technology Park Financing PlanPanhandle Residential Development Impact Fees (2023$)Item Estates Traditional Village NotesAssumptions Net Acres 75.7 147.7 60.5Number of Units 340 869 453Unit Size/Bldg. Sq. Ft. 2,500 2,300 1,850Garage Square Feet 500 500 450Units per Acre 4.5 5.9 7.5Valuation per Bldg. Sq. Ft.- Living Area (VB) $167.37 $167.37 $167.37Valuation per Bldg. Sq. Ft. - Garage (U) $66.48 $66.48 $66.48Building Valuation - Living Area and Garage $451,665 $418,191 $339,5512002 Building plus Equipment Valuations Valuation per Bldg. Sq. Ft.- Living Area $92.40 $92.40 $92.40Valuation per Bldg. Sq. Ft. - Garage $24.30 $24.30 $24.30Air Conditioning - Living Area $3.50 $3.50 $3.50Sprinklers - Living Area and Garage $2.60 $2.60 $2.60Building and Equipment Valuation $259,700 $224,670 $181,875 Used for calculation of Construction Excise Tax Current as of Apr-23 Apr-23 Apr-23
Processing Fees per unit per unit per unit
Administrative Processing Fee $164 $164 $164 $164 per hour, assumes 1 hour reviewBuilding Permit $3,465 $3,238 $2,704 $1,078 + $0.006787 for each dollar over $100,000 of bldg. valuation Technology Surcharge $277 $259 $216 8% of Building Permit Plan Review Fee $728 $680 $568 42% of Building Permit Fee; 50% of amount for Master Plan projects.

Technology Surcharge $58 $54 $45 8% of Plan Review Fee
Planning Review Fee $109 $102 $85 15% of Plan Review FeePlanning Inspection Fee $336 $336 $336 Flat rate; charged when Planning Division performs inspections.Seismic/Strong Motion $59 $54 $44 $0.00013 per $1 of bldg. valuationGeneral Plan Recovery Fee $1,174 $1,087 $883 $2.60 per $1,000 of bldg. valuationGreen Building/CBSC Fee $19 $17 $14 $1 per $25,000 of bldg. valuation or fraction, thereofConstruction Excise Tax $2,078 $1,797 $1,455 0.008 * valuation of 2002 bldg. + equipment valuationFire Inspection Fee $279 $260 $214 $0.093 x gross square feetFire Review Fee $136 $136 $136 $136 per hour, assumes 1 hour reviewSubtotal Processing Fees $8,882 $8,185 $6,864 City Development Impact Fees
Adjusted Transportation Development Impact Fee (TDIF) $2,188 $2,188 $2,188 Net of alternative modes creditsWater Development Fee $3,609 $3,609 $3,609 Assumes 1" domestic meter Water Easement Tap Installation Fee $1,822 $1,822 $1,822 Assumes 1" domestic meterWater Meter Installation $672 $672 $672 Assumes 1" domestic meterResidential Construction Water Use Fee $201 $201 $201 Flat rate per residential lotCity Business Operations Tax $181 $167 $136 $0.0004 per $1 of bldg. valuation; Max. $5,000/year/contractor Erosion and Sediment Control (ESC) $70 $70 $70 Flat rate per residential lot Residential
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Table C-8 Page 2 of 2
Woodland Research and Technology Park Financing PlanPanhandle Residential Development Impact Fees (2023$)Item Estates Traditional Village Notes Residential
Neighborhood and Community Parks $4,504 $4,504 $4,504 $4,504 per unit for units 2,000 sq. ft. or largerCitywide Parks/Facilities $2,293 $2,293 $2,293 $2,293 per unit for units 2,000 sq. ft. or largerMixed Income Housing Ordinance/Housing Trust Fund $8,725 $8,027 $6,457 $3.49 per unit sq. ft.Residential Construction Tax $385 $385 $385 Flat rate for dwelling units with 3 or more bedroomsSubtotal City Development Impact Fees $24,650 $23,939 $22,337 Other Agency Fees
Twin Rivers and Robla Elementary School District Fees $11,150 $10,258 $8,251 $4.46 per living area sq. ft. (effective 3/29/2023) Natomas Basin Habitat Conservation Plan Fee $6,638 $5,068 $3,982 $29,815 per acre; assumes land dedication in-lieu ($15,750/acre), so excludes land acquisition portion of total fee ($45,565 per acre).

Sacramento Area Flood Control Agency Dev. Impact Fee $5,250 $4,830 $3,885 $2.10 per habitable area sq. ft.(effective 1/4/2020).Sacramento Countywide Transportation Mitigation Fee $1,458 $1,458 $1,458 $1,429 mitigation fee + 2% admin fee (7/192022)Air Quality Mitigation Fee $290 $290 $290 Estimated $220.18 per unit, plus 15% admin fee ($37.86)Sacramento Area Sewer District (Expansion) $4,978 $3,800 $2,986 $22,360 per net acre for Expansion AreaRegional SAN (New) $6,479 $6,479 $6,479 $6,479 per ESD for New Growth AreaSubtotal Other Agency Fees $36,243 $32,183 $27,331 Panhandle Plan Area Fees
Panhandle DA Fee Component
Regional Park Land Acquisition $2,388 $2,388 $2,388Transit $587 $587 $587Fire Facilities $596 $596 $596Community Center $368 $368 $368Library $936 $936 $936Subtotal Panhandle DA Fee Component $4,875 $4,875 $4,875 Panhandle Impact Fee Component
Roadways $8,736 $8,736 $8,736Sanitary Sewer $234 $178 $175Storm Drainage (Including Land Acquisition) $11,131 $8,497 $8,346Trails $631 $631 $631Subtotal Panhandle Impact Fee Component $20,732 $18,042 $17,888 Panhandle Administration Fee (3%) $768 $688 $683Subtotal Panhandle Plan Area Fees $26,375 $23,605 $23,446 Total Fees $96,150 $87,911 $79,978Source: City of Sacramento; various public agencies; EPS.[1] From the FEIR and escalated by percentage change in SF CPI from April 2018 through April 2022 (14.63%) See Table A-1.

Fee in the FEIR was $220.18 per unit plus 15% administration.

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Table C-9
Woodland Research and Technology Park Financing Plan
Northlake Residential Development Impact Fees (2023$)
Item Low Density Medium Density Notes
Assumptions
Net Acres 147.7 60.5
Number of Units 869 453
Unit Size/Bldg. Sq. Ft. 2,300 1,850
Garage Square Feet 500 450
Units per Acre 5.9 7.5
Valuation per Bldg. Sq. Ft.- Living Area (VB) $167.37 $167.37 Valuation per Bldg. Sq. Ft. - Garage (U) $66.48 $66.48
Building Valuation - Living Area and Garage $418,191 $339,551 2002 Building plus Equipment Valuations
Valuation per Bldg. Sq. Ft.- Living Area $92.40 $92.40
Valuation per Bldg. Sq. Ft. - Garage $24.30 $24.30
Air Conditioning - Living Area $3.50 $3.50
Sprinklers - Living Area and Garage $2.60 $2.60
Building and Equipment Valuation $240,000 $181,875 Used for calculation of Construction Excise Tax Processing Fees per unit per unit
Administrative Processing Fee $164 $164 $164 per hour, assumes 1 hour review Building Permit $3,238 $2,704 $1,078 + $0.006787 for each dollar over $100,000 of bldg. valuation Technology Surcharge $259 $216 8% of Building Permit
Plan Review Fee $680 $568 42% of Building Permit Fee; 50% of amount for Master Plan projects.

Technology Surcharge $54 $45 8% of Plan Review Fee
Planning Review Fee $102 $85 15% of Plan Review Fee
Planning Inspection Fee $336 $336 Flat rate; charged when Planning Division performs inspections.

Seismic/Strong Motion $54 $44 $0.00013 per $1 of bldg. valuation General Plan Recovery Fee $1,087 $883 $2.60 per $1,000 of bldg. valuation Green Building/CBSC Fee $17 $14 $1 per $25,000 of bldg. valuation or fraction, thereof Construction Excise Tax $1,920 $1,455 0.008 * valuation of 2002 bldg. + equipment valuation Fire Inspection Fee $260 $214 $0.093 x gross square feet Fire Review Fee $136 $136 $136 per hour, assumes 1 hour review Subtotal Processing Fees $8,308 $6,864
City Development Impact Fees
Adjusted Transportation Development Impact Fee (TDIF) $2,188 $2,188 Net of alternative modes credits Water Development Fee $3,609 $3,609 Assumes 1" domestic meter Water Easement Tap Installation Fee $1,822 $1,822 Assumes 1" domestic meter Water Meter Installation $672 $672 Assumes 1" domestic meter Residential Construction Water Use Fee $201 $201 Flat rate per residential lot City Business Operations Tax $167 $136 $0.0004 per $1 of bldg. valuation; Max. $5,000/year/contractor Erosion and Sediment Control (ESC) $70 $70 Flat rate per residential lot Neighborhood and Community Parks $4,504 $4,504 $4,504 per unit for units 2,000 sq. ft. or larger Citywide Parks/Facilities $2,293 $2,293 $2,293 per unit for units 2,000 sq. ft. or larger Mixed Income Housing Ordinance/Housing Trust Fund $8,027 $6,457 $3.49 per unit sq. ft.

Residential Construction Tax $385 $385 Flat rate for dwelling units with 3 or more bedrooms Subtotal City Development Impact Fees $23,939 $22,337
Other Agency Fees
Twin Rivers USD $11,017 $8,862 $4.79 per living area sq. ft. (effective 3/29/2023) Rio Linda Supplemental School Fee [1] $6,781 $6,781 $5,180 escalated to 2023$ Natomas Basin Habitat Conservation Plan Fee $5,068 $3,982 $29,815 per acre; assumes land dedication in-lieu ($15,750/acre), so excludes land acquisition portion of total fee ($45,565 per acre).

Sacramento Area Flood Control Agency Dev. Impact Fee $4,830 $3,885 $2.10 per habitable area sq. ft.(effective 1/4/2020).

Sacramento Countywide Transportation Mitigation Fee $1,458 $1,458 $1,429 mitigation fee + 2% admin fee Sacramento Area Sewer District (Expansion) $3,800 $2,986 $22,360 per net acre for Expansion Area Regional SAN $6,479 $6,479 $6,479 per ESD for New Growth Area Subtotal Other Agency Fees $39,433 $34,432
North Lake (Greenbriar) Impact Fee [2]
Transit Fee $985 $820
Regional Park Fee $2,766 $1,760
Fire Facilities Fee $691 $496
Community Center Fee $891 $666
Subtotal Greenbriar Impact Fee $5,333 $3,742
Total Fees $77,012 $67,375
Source: City of Sacramento; various public agencies; EPS. [1] EPS obtained the project-specific supplemental school fee from the Greenbriar Specific Plan Draft Proposed Public Facilities Financing Plan (PFFP) prepared April 26, 2017 and escalated these fees using the average of the 20-City and San Francisco Construction Cost Indices from March 2016 to March 2023 as published by Engineering-News Record.
[2] The Northlake plan area fees include only certain public facility obligations not covered through existing City fees. Because the project was developed by a single master developer, costs for project-related backbone infrastructure were not included.

Residential
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Table C-10
Woodland Research and Technology Park Financing Plan
Northlake Commercial Fees (2023$)
Item Fee per Permit
Fee per Bldg.

Sq. Ft Notes
Assumptions
Building Valuation Group M
Construction Type IIIA
Valuation per sq. ft. (ICC February 2023) $164.83
Acres 5.00
FAR 0.43
Square Feet 94,651
Total Project Valuation $15,601,351
Water Meters 2
Water Meter Size 2"
Current as of Apr-23 Apr-23
Processing Fees
Administrative Processing Fee $164.00 $0.00 $164 per hour, assumes 1 hour review Building Permit $85,448 $0.90 $20,761 + $0.0051333 for each dollar over $3,000,000 of bldg. valuation Technology Surcharge $6,835.80 $0.07 8% of Building Permit Plan Review Fee $69,896 $0.74 $16,970 + $0.0042 for each dollar over $3,000,000 Technology Surcharge $5,591.65 $0.06 8% of Plan Review Fee Planning Review Fee $10,484.35 $0.11 15% of Plan Review Fee Planning Inspection Fee $1,344 $0.01 Flat rate; charged when Planning Division performs inspections.

Seismic/Strong Motion $4,368 $0.05 $0.00028 per $1 of bldg. valuation General Plan Recovery Fee $40,564 $0.43 $2.60 per $1,000 of bldg. valuation Green Building/CBSC Fee $624 $0.01 $1 per $25,000 of bldg. valuation Construction Excise Tax $124,811 $1.32 0.008 * valuation of 2002 bldg.

Fire Inspection Fee $8,803 $0.09 $0.093 x gross square feet Fire Review Fee $136 $0.00 $136 per hour, assumes 1 hour review Subtotal Processing Fees $3.79
City Development Impact Fees
Adjusted Transportation Development Impact Fee (TDIF) $0.85 Water Development Fee $28,942 $0.31 Assumes 2 2" domestic meters Water Easement Tap Installation Fee $5,146 $0.05 Assumes 2 2" domestic meter Water Meter Installation $2,056 $0.02 Assumes 2 2" domestic meter City Business Operations Tax $5,000 $0.05 $0.0004 per $1 of bldg. valuation; Max. $5,000/year/contractor Erosion and Sediment Control (ESC) $1,000 $0.01 $1,000 per permit for building sq. ft. of 50,000 or more Neighborhood and Community Parks $0.39 $0.39 per sq. ft.

Citywide Parks/Facilities $0.16 $0.16 per sq. ft
Mixed Income Housing Ordinance/Housing Trust Fund $2.62 $2.62 per unit sq. ft.

Subtotal City Development Impact Fees $4.47
Other Agency Fees
Twin Rivers USD $0.78 $0.78 per sq. ft. (effective 3/29/2023) Natomas Basin Habitat Conservation Plan Fee $1.57 $29,815 per acre; assumes land dedication in-lieu ($15,750/acre), so excludes land acquisition portion of total fee ($45,565 per acre).

Sacramento Area Flood Control Agency Dev. Impact Fee $1.60 $1.60 per habitable area sq. ft.(effective 1/4/2020).

Sacramento Countywide Transportation Mitigation Fee $3.17 $2,146 per 1000 sq. ft + 2% admin fee Sacramento Area Sewer District (Expansion) $1.18 $22,360 per net acre for Expansion Area Regional SAN $0.36 $3,602 per ESD for New Growth Area
Subtotal Other Agency Fees $8.66
North Lake (Greenbriar) Impact Fee [1] per acre
Transit Fee $52,327 $2.76
Regional Park Fee $18,641 $0.98
Fire Facilities Fee $5,254 $0.28
Community Center Fee $10,488 $0.55
Subtotal Greenbriar Impact Fee $86,710 $4.58
Total Fees $574,632 $21.50
Source: City of Sacramento; various public agencies; EPS. [1] Shopping Center fees. The Northlake plan area fees include only certain public facility obligations not covered through existing City fees. Because the project was developed by a single master developer, costs for project-related backbone infrastructure were not included.

Commercial
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Final Report
Woodland Research and
Technology Park Development
Impact Fee Nexus Study
Prepared for:

City of Woodland
Prepared by:

Economic & Planning Systems, Inc. (EPS)
July 2023
EPS #162061

Table of Contents
Introduction and Executive Summary .............................................. 1 RTIF Program Overview ....................................................................... 1 Nexus Study Requirements .................................................................. 5 RTIF Program Implementation and Administration ................................... 8 Supporting Documents ........................................................................ 9 Organization of Report ....................................................................... 10 WRTP Land Uses and Demographics ............................................... 11 Demographic Information .................................................................. 11 Infrastructure and Public Facilities .................................................. 21 Capital Improvement Program ............................................................ 21 RTIF Program Costs .......................................................................... 21 Cost Allocation Methodology and Fee Calculation .............................. 27 Cost Allocation by Component ............................................................ 29 Nexus Findings ............................................................................ 43 California Government Code Section 66001 .......................................... 43 California Government Code Section 66016.5 (AB 602) .......................... 50 Fee Program Implementation and Administration ............................. 54 Inflation Adjustment.......................................................................... 54 Implementing Ordinances/Resolutions ................................................. 55 Fee Administration ............................................................................ 55 Fee Exemptions, Reductions, and Waivers ............................................ 55 Fee Credit and Reimbursement to Developers ....................................... 57 Impact Fee Program Adoption Process ................................................. 58 Programming Revenues and Projects with the
Capital Improvement Plan .................................................................. 58 Compliance Requirements .................................................................. 58 Appendices
Appendix A: Dwelling Unit Average Size Backup Data
Appendix B: Summary of WRTP Capital Improvement Program

List of Maps
Map 1-1. Plan Area Location ................................................................. 2 Map 2-1. Land Use Plan ..................................................................... 14 List of Tables
Table 1-1. RTIF Program Fee Summary .................................................... 4 Table 2-1. Land Use Summary .............................................................. 12 Table 2-2. Land Use Detail ................................................................... 13 Table 2-3. Estimated Population at Buildout by Land Use Category ............. 15 Table 2-4. Estimated Persons per Household and Trips per Household by Square Foot Range ........................................... 16 Table 2-5. Estimated Population by Square Foot Range and Persons per Household by Unit Type ....................................... 17 Table 2-6. Estimated Trips per Household by Household Size ..................... 20 Table 3-1. Backbone Infrastructure and Public Facilities Cost Summary....... 22 Table 3-2. RTIF Costs .......................................................................... 23 Table 4-1. RTIF Program Fee Summary .................................................. 28 Table 4-2. Dwelling Unit Equivalent Factors—Streets Improvements ........... 31 Table 4-3. VMT Factor—Street Improvements ......................................... 32 Table 4-4. Infrastructure Cost Allocation—Streets Improvements ............... 33 Table 4-5. Dwelling Unit Equivalent Factors—
Storm Drainage Improvements .............................................. 34 Table 4-6. Infrastructure Cost Allocation—
Storm Drainage Improvements .............................................. 35

Table 4-7. Dwelling Unit Equivalent Factors—Water Improvements ............ 36 Table 4-8. Infrastructure Cost Allocation—Water Improvements................. 37 Table 4-9. Dwelling Unit Equivalent Factors—Sewer Improvements ............ 39 Table 4-10. Infrastructure Cost Allocation—Sewer Improvements ................ 40 Table 4-11. Dwelling Unit Equivalent Factors—
Parks and Open Space Improvements ..................................... 41 Table 4-12. Infrastructure Cost Allocation—
Parks and Open Space Improvements ..................................... 42

Woodland Research and Technology Park Development Impact Fee Nexus Study July 2023
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Introduction and Executive Summary
The Woodland Research and Technology Park Specific Plan Area (WRTP or Plan Area) is located on approximately 350 acres just south of the City of Woodland (City) and borders the Spring Lake Specific Plan Area (SLSP), which is located to the east and north of the WRTP. Map 1-1 shows the WRTP location in relation to the City of Woodland. The WRTP is included in the City’s 2035 General Plan as a natural extension of the City and is planned for annexation into the City. As stated in the Public Review Draft WRTP Specific Plan, the WRTP is planned to be a “selfsustaining, enterprising mixed-use community anchored by a technology and innovation campus, with vibrant retail and supporting uses, integrated residential neighborhoods, recreation, open space and public uses.” Under the direction of the City, Cunningham Engineering Corporation (CEC) prepared the Capital Improvement Program (CIP) that details the costs of backbone infrastructure and public facilities needed to serve the projected new residents and employees of the WRTP. The subject of this WRTP Development Impact Fee Program Nexus Study (Nexus Study) is the proposed development impact fee program that will serve as a major funding source for the construction of WRTP backbone infrastructure and public facilities included in the CIP. This fee program is referred to hereafter as the Woodland Research and Technology Infrastructure Fee (RTIF) Program.

RTIF Program Overview
The purpose of the Nexus Study is to establish the RTIF Program and the legally required nexus findings for the City to implement the RTIF Program and to set the initial development impact fees (RTIF or fees). This Nexus Study also summarizes key components of the implementation and administration of the proposed RTIF Program. As described herein, the RTIF Program may be updated periodically to reflect changes in land uses, facilities requirements, improvement costs, and other fee program information over time.

The RTIF Program will be a City-implemented plan-area-specific development impact fee program based in part on the development agreements entered into between the City and the land owners within the Plan Area and applicable only to WRTP land uses. It will be used as a mechanism to fund backbone infrastructure and public facilities needed to serve the projected new residents and employees that are not funded by other sources. The RTIF Program will contain the following fee components:

Map 1-1. Plan Area Location

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 Streets
 Parks
 Storm Drainage
 Water
 Sewer
 Administration
Table 1-1 summarizes the proposed RTIF by residential and commercial land use for each of the fee components. For each land use, the administration component fee is calculated as 4 percent of the sum of all other fees and will fund administration of the RTIF Program. All RTIF components will be charged and collected per residential dwelling unit or commercial gross developable acre and are consistent with the requirements of California Assembly Bill (AB) 1600 legislation, as codified by the Mitigation Fee Act (California Government Code sections 66000 et. seq.). Gross developable acres are acres zoned for private development and exclude parks, open space, schools, and public right of way.

While the commercial fee categories (Village Commercial/Community Commercial and Business Park) are the same for all RTIF components, there are different residential fee categories for different fee components to address provisions of California Assembly Bill 602 (AB 602), enacted in 2021. AB 602 modified the Mitigation Fee Act and stipulates that a jurisdiction must calculate residential fees proportionately to the square footage of the dwelling units, with the exception of water and sewer fees and any other fees for which specific findings can be made as to why the fees should not be enacted on a square foot basis. The Mitigation Fee Act requirements are detailed in the next section.

In response to the provisions of AB 602, some of the RTIF components must have fees that differ by dwelling unit size while other components do not need to have different fees for different unit sizes. The proposed residential fee land uses for all fee components are summarized below:

Streets and Parks Residential Fee Components
 Single Family <1,000 sq. ft.
 Single Family 1,000 sq. ft.–1,999 sq. ft.
 Single Family 2,000 sq. ft.–2,999 sq. ft.
 Single Family >2,999 sq. ft.
 Multifamily <1,000 sq. ft.
 Multifamily ≥1,000 sq. ft.

Storm Drainage, Water, and Sewer Residential Fee Components  Low Density
 Medium Density
 High Density

Table 1-1
Woodland Research and Technology Park Development Impact Fee Nexus StudyRTIF Program Fee Summary (2023$)Land Use Category Streets Parks Storm
Drainage Water Sewer Subtotal Admin. Total
Source Table 4-4 Table 4-12 Table 4-6 Table 4-8 Table 4-10 Table 3-1Percentage 4.00% Residential by Land Use
Low Density (LDR) - - $6,952 $2,907 $1,176 $11,036 $441 $11,477 Medium Density (MDR) - - $4,742 $2,475 $910 $8,127 $325 $8,452 High Density (HDR) - - $3,085 $1,759 $819 $5,663 $227 $5,890 Residential by Square Foot Range
Single Family (LDR and MDR)
< 1,000 sq. ft. $12,800 $8,199 - - - $20,999 $840 $21,839 1,000 to 1,999 sq. ft. $20,696 $14,450 - - - $35,146 $1,406 $36,552 2,000 to 2,999 sq. ft $29,904 $22,380 - - - $52,284 $2,091 $54,375 > 2,999 sq. ft. $36,547 $27,555 - - - $64,102 $2,564 $66,666 Multifamily (HDR)
< 1,000 sq. ft. $12,256 $14,450 - - - $26,705 $1,068 $27,773 ≥1000 sq. ft. $13,606 $16,533 - - - $30,139 $1,206 $31,345 Residential for Average Unit Size
Low Density (2,300 sq. ft.) $29,904 $22,380 $6,952 $2,907 $1,176 $63,321 $2,533 $65,854 Medium Density (1,850 sq. ft.) $20,696 $14,450 $4,742 $2,475 $910 $43,273 $1,731 $45,004 High Density (990 sq. ft.) $12,256 $14,450 $3,085 $1,759 $819 $32,368 $1,295 $33,663 Commercial [1]
Village Center/Community Commercial $189,072 N/A $22,213 $2,580 $2,596 $216,461 $8,658 $225,119 Business Park $86,378 N/A $22,213 $2,346 $1,731 $112,667 $4,507 $117,174 Commercial [1]
Village Center/Community Commercial $9.99 N/A $1.17 $0.14 $0.14 $11.43 $0.46 $11.89 Business Park $4.96 N/A $1.27 $0.13 $0.10 $6.47 $0.26 $6.73 Source: City of Woodland; EPS
[1] Commercial fees will be charged per gross developable acre. The amount per bldg. sq. ft. is shown for informative purposes only. per unitper unitper unit
per acre
per bldg. sq. ft.

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The proposed fees are based on the best land use information, backbone infrastructure and public facilities costs estimates, funding source information, and administrative cost estimates available at this time. The cost estimates presented in this report are in constant 2023 dollars. The following chapters of this report detail the land uses, facilities requirements, cost estimates, and cost allocation methodology used to estimate the fees.

Nexus Study Requirements
California Government Code 66000
The purpose of a Nexus Study is to establish the legally required nexus (or reasonable relationship) between projected new residential and nonresidential development and the capital facilities that will be required to serve that new development.

As briefly described in the previous section, the nexus requirements for imposing development impact fees were established under AB 1600 legislation, as codified by the Mitigation Fee Act (the Act; California Government Code section 66000 and following). The Act sets forth the procedural requirements for establishing and collecting development impact fees. The procedures require that a “reasonable relationship or nexus must exist between a governmental exaction and the purpose of the condition.”1 Specifically, each local agency imposing a fee must:
 Identify the purpose of the fee.
 Identify how the fee is to be used.
 Determine how a reasonable relationship exists between the fee’s use and the type of development project on which the fee is imposed.  Determine how a reasonable relationship exists between the need for the public facility and the type of development project on which the fee is imposed.
 Determine how a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed.
1 Public Needs & Private Dollars; William Abbott, Marian E. Moe, and Marilee Hanson, page 109.

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City Policy Affecting Nexus Findings
To better ensure the feasibility of the commercial development contemplated in the WRTP and buildout of the Plan Area as a whole, the City has made a policy decision to adjust the commercial cost allocation factors to be 25 percent of the original factors that were established as measures of the proportional demand generated by each nonresidential development type. The landowners for each of the properties in the Plan Area have agreed through their respective development agreements that in exchange for the consideration of the vested rights granted through the development agreement, and the benefits to the commercial properties and the development as a whole, that the costs allocated to WRTP residential development should be adjusted (i.e., increased) to account for the downward adjustment in the cost allocation factors for commercial properties.

These adjustments to the fees have been agreed to by the landowners as a public benefit pursuant to the terms and conditions of their respective development agreements. Consequently, the last nexus finding requiring a “reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed” is made for the Plan Area as a whole, with the acknowledgment that allocations between commercial and residential properties have been modified by agreement between the City and the landowners, pursuant to the terms of the individual development agreements.

Assembly Bill 602
In addition, in 2021, AB 602 amended the requirements that would apply to new or updated impact fees by creating a “standards and practices” section to the Act, codified as Government Code Section 66016.5. This section is both declaratory of previously existing law and added certain new requirements. A new provision that pertains to this report requires that a nexus study “shall calculate a fee imposed on a housing development project proportionately to the square footage of proposed units of the development” [66016.5(a)(5)(A)], and “large jurisdictions shall adopt a capital improvement plan as a part of the nexus study” [66016.5(a)(6)]. Although Woodland is not considered a large jurisdiction, the City has prepared a WRTP Capital Improvement Plan that is summarized in Appendix B of this Nexus Study.

Woodland Research and Technology Park Development Impact Fee Nexus Study July 2023
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Water and sewer systems are specifically exempt from the requirements of Section 66016.5. An exemption to the square footage allocation method may be made for other backbone infrastructure if the nexus study makes the following three findings:
 An explanation as to why square footage is not an appropriate metric to calculate fees imposed on a housing development project.  An explanation that an alternative basis of calculating the fee bears a reasonable relationship between the fee charged and the burden posed by the development.
 That other policies in the fee structure support smaller developments, or otherwise ensure that smaller developments are not charged disproportionate fees.

Section 66016.5 [66016.5(a)(5)(C)] also states that the square footage allocation method “does not prohibit an agency from establishing different fees for different types of developments.”
In response to these provisions of AB 602, this Nexus Study makes findings justifying the use of the residential fee land uses summarized above for the various fee components. Chapter 5 details all required nexus findings. For all fee components, the City has decided to establish separate fees for single family and multifamily units in recognition of different persons per household for these different types of units.

Senate Bill 13 and Accessory Dwelling Units
In addition to the considerations discussed above pursuant to AB 602, a separate piece of legislation, California Senate Bill 13 (SB 13,) passed in 2019, establishes a new system for assessing fees on accessory dwelling units (ADUs). It amended California Government Code Section 65852.2(3)(A)(f)(3) to read:
“A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit less than 750 square feet. Any impact fees charged for an accessory dwelling unit of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.”

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Based on this section of the California Government Code, any ADU smaller than 750 square feet is exempt from RTIF Program fees. Fees on ADUs larger than 750 square feet require the City to perform the following calculations:
1) Determine the total habitable building square footage of both the proposed ADU and the primary residential unit on the lot on which the ADU is proposed.

As an example, assume that a primary single family dwelling unit has 2,000 habitable building square feet and the proposed ADU has 1,000 habitable building square feet.
2) Calculate the ADU’s habitable building square feet as a percentage of the primary unit’s habitable building square feet.

In the example from step 1), the size of the ADU is 50 percent of the primary residential unit.
3) Identify the RTIF category and fee that would have applied to the primary residential unit. In the RTIF Program, the fee category would differ for the different fee components.

In the example from step 1), the RTIF category is “Single Family 2,000 sq. ft.—2,999 sq. ft.” for Streets and Parks fees and either LDR or MDR for the other fee components.
4) For each fee component, calculate the ADU fees as the percentage from step 2) multiplied by the RTIF for the fee category identified in step 3).

In the example from step 1), the ADU RTIF for each fee component is 50 percent of the primary unit RTIF.

RTIF Program Implementation and
Administration
Implementation
The proposed RTIF Program will be approved by the City through an ordinance establishing and authorizing collection of the fee and a resolution setting the amount of the fees. The RTIF Program will be independent and separate from all other City, Yolo County (County), other agency, or regional development impact fees that will be applicable to WRTP development.

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Administration
The City will administer the RTIF Program. The RTIF Program will include a 4 percent planning and administration component to fund RTIF Program administration. The administration component of the RTIF must be paid in cash at the issuance of a building permit to provide the City with funding to administer the RTIF Program, while RTIF credits may be available for the other fee components (as detailed in Chapter 6). Administration of the RTIF Program will include the following major tasks:
 Tracking all RTIF Program payments and assignment of fee credits and reimbursements for improvements constructed privately by developers.  Tracking the progress of construction contracts for RTIF Program improvements.
 Performing annual fee adjustments to account for the inflation of infrastructure and public facilities costs.
 Conducting periodic reviews of development projections, facilities requirements, improvement costs, funding sources, and cost allocation methodologies and making necessary adjustments to the RTIF Program.  Preparing the required annual and five-year reports on the status of the RTIF Program.

The RTIF Program implementation and administration are detailed in Chapter 6 of this report. Using its authority to implement the RTIF Program, the City reserves the right to make interpretations, clarifications, or other modifications to the RTIF Program implementation and administration provisions summarized in this Nexus Study, subject to the provisions of the Development Agreements.

Supporting Documents
The following documents produced by or for the City are being prepared in conjunction with this analysis:
 WRTP Specific Plan.
 Development Agreements between the City and each individual WRTP Property Owner.
 Master Reimbursement Agreement between the City and all WRTP Property Owners.
 WRTP Plan Area Specific Plan Public Facilities Financing Plan.  CIP prepared by CEC. A summary of the CIP is included as Appendix B of this report.

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Organization of Report
This Nexus Study is organized into the following chapters:
 Chapter 1 summarizes the proposed RTIF Program.
 Chapter 2 identifies the land uses that will be subject to the RTIF Program.  Chapter 3 details the RTIF Program improvements and costs.  Chapter 4 details the cost allocation and fee estimate methodology.  Chapter 5 summarizes the nexus findings for each RTIF Program component.  Chapter 6 describes RTIF Program implementation and administration.

In addition, the Nexus Study contains the following appendices:
 Appendix A: Dwelling Unit Average Size Backup Data.
 Appendix B: Summary of WRTP CIP.

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WRTP Land Uses and Demographics
The WRTP is located on approximately 350 gross acres, with approximately 150 acres planned for residential development and 130 acres planned for nonresidential retail and office development. The remaining WRTP areas are planned for public uses, including parks, trails, greenbelts, other open space, roads, and a school. Table 2-1 summarizes the planned acres, dwelling units, and nonresidential building square feet by land use. It also includes the average square feet per unit for each residential category. These average square feet were estimated based on building permit data provided by the City, as summarized in Appendix A. Table 2-2 further details the planned acres, dwelling units, and nonresidential building square feet by the specific plan land uses. A total of 1,670 dwelling units and approximately 2.3 million square feet of nonresidential building space are planned in the WRTP. Map 2-1 depicts the WRTP land use plan.

Demographic Informat ion
Population Summary
Table 2-3 summarizes the estimated population at buildout of the WRTP. For each land use, the population is estimated as the number of dwelling units multiplied by the estimated persons per household (PPH). It is estimated that the WRTP will have a population of approximately 4,300 at buildout. The backup for the PPH factors is provided in Table 2-4 and Table 2-5 and detailed in the following section.

Persons per Household and Trips per Household Factors
Persons per household factors are used in the Streets, Parks, and Sewer cost allocations, and trips per household factors are used in the Streets cost allocation.

As discussed in Chapter 1, in response to the provisions of AB 602, different fee components have different residential fee categories, as summarized below:

Streets and Parks Residential Fee Components
 Single Family <1,000 sq. ft.
 Single Family 1,000 sq. ft.–1,999 sq. ft.
 Single Family 2,000 sq. ft.–2,999 sq. ft.
 Single Family >2,999 sq. ft.
 Multifamily <1,000 sq. ft.
 Multifamily ≥1,000 sq. ft.

Table 2-1
Woodland Research and Technology Park Development Impact Fee Nexus Study Land Use Summary
Land Use Density Acres
Dwelling
Units
Building
Square Feet
Source: Table 2-2 Table 2-2 Table 2-2
Residential units per acre avg per unit
Low Density [1] 7.1 2,300 87.9 628
Medium Density [2] 12.7 1,850 41.1 524
High Density [3] 24.0 990 21.6 518
Total Residential 150.6 1,670
Nonresidential FAR per acre
Village Center/Community Commercial [4] 0.43 18,930 16.4 310,948 Business Park [5] 0.40 17,424 113.6 1,980,115
Total Nonresidential 130.1 2,291,063
Public
Open Space 20.3
Right of Way 37.9
School 10.0
Total Public 68.2
Total 348.8 1,670 2,291,063
Source: Woodland Research and Technology Park Specific Plan; City of Woodland [1] Includes Low Density and Village Center Low Density. [2] Includes Medium Density and Village Center Medium Density. [3] Includes High Density and High Density/Community Commercial (residential part). [4] Includes Community Commercial, High Density/Community Commercial (commercial part), Village Center Mixed Use, and Village Center Commercial.
[5] Includes Research and Technology Park, Highway Commercial, and Research Flex.

Building Buildout
Square Feet
per Unit
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Table 2-2
Woodland Research and Technology Park Development Impact Fee Nexus Study Land Use Detail
Land Use Density Acres
Dwelling
Units
Building
Square Feet
Residential units per acre
Single Family
Low Density 7.3 74.8 549
Village Center Low Density 6.0 13.1 79
Medium Density 13.2 25.5 337
Village Center Medium Density 12.0 15.6 187
Subtotal Single Family 129.0 1,152
Multifamily
High Density 24.0 9.7 232
High Density/Community Commercial (75%/25%) 24.0 11.9 286 Subtotal Multifamily 21.6 518
Total Residential 11.1 150.6 1,670
Retail/Commercial FAR
Village Center/Community Commercial
Community Commercial 0.40 6.8 118,065
High Density/Community Commercial (75%/25%) 0.40 4.0 69,173 Village Center Mixed Use [1] 0.50 4.2 91,040
Village Center Commercial 0.50 1.5 32,670
Business Park
Research and Technology Park 0.40 69.6 1,212,170
Highway Commercial 0.40 8.2 142,981
Research Flex (Light Industrial) 0.40 35.9 624,964
Total Retail/Commercial 130.1 2,291,063
Parks and Open Space
Open Space 11.0
Village Center Open Space (net of Commercial) 9.3
Subtotal 20.3
School 10.0
Right of Way 37.9
Total 348.8 1,670 2,291,063
Source: Woodland Research and Technology Park Specific Plan; City of Woodland [1] Assumes parcel C-VCMDR3 (0.702 acres) develops as village commercial mixed use.

Buildout
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Map 2-1. Land Use Plan

Table 2-3
Woodland Research and Technology Park Development Impact Fee Nexus Study Estimated Population at Buildout by Land Use Category
Land Use
Dwelling
Units PPH Population
Source Table 2-2 Table 2-5
Single Family
Low Density 549 3.09 1,696
Village Center Low Density 79 3.09 244
Medium Density 337 2.39 806
Village Center Medium Density 187 2.39 447
Subtotal Single Family 1,152 3,193
Multifamily
High Density 232 2.15 499
High Density/Community Commercial (75%/25%) 286 2.15 615 Subtotal Multifamily 518 1,114
Total Residential 1,670 4,307
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Table 2-4
Woodland Research and Technology Park Development Impact Fee Nexus StudyEstimated Persons per Household and Trips per Household by Square Foot Range Average
Sq. Ft.

Est. Persons
per Household [1]
Est. Avg. Daily Trips
per Household [2]
Single Family Residential
1,000 <1000 1.22 4.49
1,500 1,000 to 1,999 2.15 7.26
2,500 2,000 to 2,999 3.33 10.49
3,500 >2,999 4.10 12.82
Multifamily Residential Ranges
900 <1000 2.15 7.26
1,000 ≥1000 2.46 8.06
Source: EPS; U.S. Census Bureau PUMS data; Solano County Assessor; National HouseholdTravel Survey[1] Persons per household factors are from Vacaville Nexus Study, using the following process:
a. Compile data on PPH by number of bedrooms for homes constructed in Solano and Yolo Counties using U.S. Census Bureau PUMS data.
b. Estimate average square feet by number of bedrooms using Solano County Assessor data for Vacaville.
c. Use interpolation of above data to develop the following equations for the average PPH by square feet per unit:

Single Family: PPH = 2.2979*LN(avg. sq. ft.)-14.651
Multifamily: PPH = 2.9252*LN(avg. sq. ft.)-17.744
d. Use equations to estimate PPH for the average square feet for each square foot range. [2] See Table 2-6.

Sq. Ft. Range
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Table 2-5
Woodland Research and Technology Park Development Impact Fee Nexus StudyEstimated Population by Square Foot Range and Persons per Household by Unit Type LDR MDR HDR LDR MDR HDR Total LDR MDR HDR Total
Single Family
<1000 1.22 0% 0% - 0 0 - 0 00- 0
1,000 to 1,999 2.15 20% 80% - 126 419 - 545 271 901 - 1,1722,000 to 2,999 3.33 80% 20% - 502 105 - 607 1,671 350 - 2,021 >2,999 4.10 0% 0% - 0 0 - 0 00- 0
Total 100% 100% - 628 524 - 1,152 1,942 1,251 0 3,193
Multifamily
<1000 2.15 - - 100% - - 518 518 - - 1,114 1,114
≥1000 2.46 - - 0% - - 0 0 - - 0 0
Total - - 100% - - 518 518 - - 1,114 1,114
Total 100% 100% 100% 628 524 518 1,670 1,942 1,251 1,114 4,307Average Persons per Household 3.09 2.39 2.15 2.58Source: EPS; City of Woodland[1] See Table 2-4.[2] Percentages from City of Woodland.Sq. Ft. Range Est. Persons Percentage [2] Units Estimated Population
per Household [1]
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Storm Drainage, Water, and Sewer Residential Fee Components  Low Density (LDR)
 Medium Density (MDR)
 High Density (HDR)
Because the Streets and Parks fee categories differ from the Wastewater fee categories, two sets of persons per household factors need to be established:
one for the Streets and Parks fee categories, which vary by square foot range, and one for the Wastewater categories, which vary by unit type. In addition, trips per household factors need to be estimated for the Streets fee categories.

The methods for estimating the two sets of persons per household factors and the trips per household factors are detailed in the remainder of this section.

Persons per Household Factors by Square Foot Range
Table 2-4 details the calculation of the single family and multifamily persons per household factors by residential square foot range. The factors were developed using Solano and Yolo County data and the methodology outlined in the steps below. These steps were performed separately for single family and multifamily data, and separate single family and multifamily PPH factors were established for the different unit sizes.
1) Compile US Census Bureau Public Use Microdata Sample (PUMS) data on Solano and Yolo County persons per household by number of bedrooms. 2) Estimate average square feet by number of bedrooms per unit using Solano County Assessor data for the City of Vacaville.
3) Use interpolation of the data in steps 1) and 2) to develop an equation to calculate the average persons per household as a function of the average square feet per unit.
4) For each square foot range, do the following:
a) Establish the average square feet for the square foot range. b) Using the equation from step 3), estimate persons per household for the average square feet. This persons per household factor serves as the estimated persons per household for the square foot range.

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Persons per Household Factors by Unit Type
Table 2-5 shows the calculation of the population per household by unit type (LDR, MDR, and HDR). The following steps are taken to estimate the persons per household by unit type:
1) For each unit type, the City estimated the percentage of total units that are attributable to each square foot range. For example, the City estimates that 20 percent of the LDR units are in the Single Family 1,000 sq. ft.–1,999 sq. ft. range, and the remaining 80 percent are in the Single Family 2,000 sq. ft.– 2999 sq. ft. range.
2) For each unit type, the percentages from step 1) are multiplied by the total number of units for the unit type to estimate the distribution of the units by square foot range.
3) For each unit type, the units by square foot range are multiplied by the persons per household for the square foot range to estimate population by unit type and square foot range. These population estimates are summed for each unit type to estimate total population by unit type. 4) The total population by unit type is divided by the total units by unit type to arrive at persons per household by unit type.

Trips per Household Factors by Square Foot Range
Table 2-6 details the calculation of the single family and multifamily daily trips per household for each Streets fee category (square foot range). The steps to develop the factors are outlined below:
1) Obtain 2017 National Household Travel Survey on average daily trips per household for standard household sizes (1 to 5 persons). These factors are shown in the top part of Table 2-6.
2) Record the persons per household factors from Table 2-4 for each fee category.
3) Use linear interpolation of the National Household Travel Survey trips per household by household size to estimate the trips per household for each persons per household factor recorded in step 2).

Table 2-6
Woodland Research and Technology Park Development Impact Fee Nexus StudyEstimated Trips per Household by Household SizeSquare Foot Range Persons per Household Average Daily Trips
per Household
National Household Travel Survey Data

1.00 3.822.00 6.883.00 9.444.00 12.615.00 14.72
Average Household Size by Square Foot Range [1]
Single Family
< 1,000 sq. ft. 1.22 4.49
1,000 to 1,999 sq. ft. 2.15 7.262,000 to 2,999 sq. ft 3.33 10.49> 2,999 sq. ft. 4.10 12.82 Multifamily
<1000 sq. ft. 2.15 7.26
≥1000 sq. ft. 2.46 8.06
Source: 2017 National Household Travel Survey - California data; EPS [1] Average PPH by square foot range from Table 2-4. Average daily trips per household estimated by linear interpolation of National Household Travel Survey Data.

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Infrastructure and Public Facilities
This chapter summarizes the WRTP planned backbone infrastructure and public facilities (public improvements) and related costs and funding sources, which are based on the WRTP CIP prepared by CEC. A summary of the CIP is included as Appendix B of this Nexus Study. The following types of public improvements are included in the CIP:
 Streets
 Storm Drainage
 Water
 Sewer
 Parks and Open Space
Capital Improvement Program
Table 3-1 summarizes the CIP improvements, costs and funding sources.

As detailed in Appendix B, the CIP contains approximately $129.3 million in backbone infrastructure and public facilities construction, land acquisition, utilities, and agricultural and habitat mitigation costs. In addition, the City has included an interchange contingency cost of approximately $1.5 million, for a total cost of $130.8 million. All costs are expressed in 2023 dollars. The CIP costs are anticipated to be funded by a variety of sources, including the RTIF Program, developers, the City, future planning areas (SP-1B and SP-1C), the SLSP, and other as yet unidentified sources.

RTIF Program Costs
Table 3-2 summarizes the RTIF Program improvements and costs. In addition to the construction costs, the Streets, Storm Drainage and Parks and Open Spaces improvement categories also include land acquisition, agricultural mitigation, and habitat conservation plan (HCP) costs. The agricultural mitigation and HCP costs are required to mitigate for the loss of agricultural and habitat land because of using the land for infrastructure, parks and greenways. The Water and Sewer improvements are located within the streets, so the land acquisition and associated agricultural mitigation and HCP costs are included in the Streets costs.

The RTIF Program also includes an Administration component that is calculated as four percent of all other RTIF Program costs. The RTIF Program includes approximately $95.2 million in improvement costs and $3.8 million in administration costs, for a total of $99.0 million, with the remaining $35.6 million funded by other sources. The RTIF Program improvements and costs are discussed in the remainder of this chapter.

Table 3-1
Woodland Research and Technology Park Development Impact Fee Nexus StudyBackbone Infrastructure and Public Facilities Cost SummaryItem Total RTIF Developer City SP-1B/1C SLSP Other Subtotal Streets
Land Allocation $2,908,000 $1,828,000 $538,000 $0 $542,000 $0 $0 $1,080,000 Ag Mitigation and HCP Costs $992,000 $992,000 $0 $0 $0 $0 $0 $0Right of Way & Utilities - SR 113/Hwy 25A $195,000 $132,000 $0 $63,000 $0 $0 $0 $63,000Construction $65,501,000 $44,300,000 $8,839,000 $3,365,000 $5,982,000 $3,015,000 $0 $21,201,000CR 25A/Hwy 113 Interchange Contingency $1,450,000 $1,450,000 $0 $0 $0 $0 $0 $0 Total Streets $71,046,000 $48,702,000 $9,377,000 $3,428,000 $6,524,000 $3,015,000 $0 $22,344,000 Storm Drainage
Land Allocation $648,000 $648,000 $0 $0 $0 $0 $0 $0Ag Mitigation and HCP Costs $175,000 $175,000 $0 $0 $0 $0 $0 $0Construction $20,018,000 $10,515,000 $2,012,000 $0 $0 $0 $7,491,000 $9,503,000Total Storm Drainage $20,841,000 $11,338,000 $2,012,000 $0 $0 $0 $7,491,000 $9,503,000 Water $5,228,000 $4,343,000 $375,000 $510,000 $0 $0 $0 $885,000Sewer $3,549,000 $1,879,000 $1,131,000 $539,000 $0 $0 $0 $1,670,000Parks and Open Space Land Allocation $2,035,000 $2,035,000 $0 $0 $0 $0 $0 $0Ag Mitigation and HCP Costs $273,000 $273,000 $0 $0 $0 $0 $0 $0Construction $27,811,000 $26,638,000 $0 $0 $0 $1,173,000 $0 $1,173,000Total Parks and Open Space $30,119,000 $28,946,000 $0 $0 $0 $1,173,000 $0 $1,173,000 Total Improvements $130,783,000 $95,208,000 $12,895,000 $4,477,000 $6,524,000 $4,188,000 $7,491,000 $35,575,000Source: Cunningham Engineering; City of Woodland Other Sources
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Table 3-2
Woodland Research and Technology Park Development Impact Fee Nexus StudyRTIF Costs Item Construction Land
Acquisition
Ag Mitigation
and HCP Costs Total
Improvement Costs
Streets [2] $45,882,000 $1,828,000 $992,000 $48,702,000Storm Drainage $10,515,000 $648,000 $175,000 $11,338,000Water $4,343,000 $0 $0 $4,343,000Sewer $1,879,000 $0 $0 $1,879,000Parks and Open Space $26,638,000 $2,035,000 $273,000 $28,946,000Total Improvement Costs $89,257,000 $4,511,000 $1,440,000 $95,208,000RTIF Program Administration (4%) $3,808,320Total RTIF Costs $99,016,320 Source: Cunningham Engineering; City of Woodland[1] See Table 3-1 for cost details.[2] Street construction costs differ from costs on Table B-1 because this table includes a $1.45 million interchange contingency that is not included in the CIP costs shown in Table B-1.

RTIF Program Cost [1]
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Streets
The RTIF Program includes a total of $48.7 million in land acquisition, right of way and utilities, agricultural mitigation and HCP, and construction costs for street improvements. The improvements below are included in the RTIF Program and are briefly described in the remainder of this section:
 County Road 25A
 Parkland Avenue
 Main Internal Roadways
 Road B
 State Route 113 (Highway 113) and County Road 25A Interchange County Road 25A
County Road 25A (CR 25A) will be the primary entryway to the WRTP. The RTIF Program includes construction of the section of CR 25A from Highway 113 on the west to Harry Lorenzo Avenue on the east. There will be a signalized intersection at Road B and CR 25A that will serve as the main entryway to the WRTP.

Parkland Avenue
Parkland Avenue is the principal arterial street within the WRTP. The RTIF Program includes funding for the extension of Parkland Avenue from Harry Lorenzo Avenue on the east side of the WRTP to the future Parkland Avenue Overcrossing on the west side of the WRTP. The earthen abutment and road section are included in the RTIF Program, but the overcrossing structure is the responsibility of SP-1B.

Main Internal Roads
The RTIF Program includes construction of the main internal collector streets.

These streets are designed to connect different parts of the WRTP and provide access into and out of the project. These roads are partially reimbursable through the RTIF program.

Road B
Road B is a minor arterial street that serves as the main north to south road linking different areas of the WRTP. All intersections on Road B will be signalized and include enhanced pavement, landscaping, and aesthetic features. Road B includes a mobility hub that will serve as a point of arrival or departure for employees and residents traveling to, from, and within the WRTP by different transportation modes.

Highway 113 and County Road 25A Interchange (Double Roundabout Option) Interchange improvements at Highway 113 and CR 25A include ramp improvements and the construction of roundabouts on both the east and west sides of the interchange. Funding for a portion of the costs is included in the RTIF

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Program, with the remainder of the funding to be provided by the City and the SLSP.

Storm Drainage
The RTIF Program includes a total of $11.3 million in land acquisition, agricultural migration and HCP, and construction costs for on-site and off-site storm drainage improvements.

On-site improvements consist of a system of collection and conveyance facilities located in and adjacent to collector and arterial streets and in greenbelt corridors.

The improvements located in and adjacent to the streets will be partially funded through the RTIF Program, with developers also contributing to the funding. The improvements in greenbelt corridors will be totally funded by the RTIF Program.

Off-site improvements consist of upgrades to the recently constructed South Regional Pump Station. The RTIF Program will fund a pro rata share of the offsite improvements based on the benefit received by the WRTP, with the rest of the funding to be provided by other developments that will also benefit from the improvements.

Water
The RTIF Program includes a total of $4.3 million in construction costs for water improvements. Water facilities consist of the pipelines needed to connect to existing transmission mains and distribute water throughout the WRTP. These pipelines will be located within the right-of-way of public streets. The majority of these improvements will be funded through the RTIF Program, with the developers and the City also providing some funding.

Sewer
The RTIF Program includes a total of $1.9 million in construction costs for on-site and off-site sewer improvements.

On-site improvements consist of a system of collection and conveyance facilities located in and adjacent to internal streets. These improvements will be partially funded through the RTIF Program, with developers also contributing to the funding.

Off-site improvements include upgrades to the existing SLSP pump station. The RTIF Program will partially fund the upgrades, with the City providing the rest of the funding.

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Parks and Open Space
The RTIF Program includes a total of $28.9 million in land acquisition, agricultural mitigation and HCP, and construction costs for parks and open space. The planned parks and open space system includes parks, open space, and greenbelts throughout the WRTP. The land use plan includes an 11.6-acre neighborhood park to serve the WRTP and 6.0 acres of open space and greenbelts. The Parks and Recreation improvements will be mostly funded through the RTIF Program, with the SLSP contributing approximately $1.2 million of funding.

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Cost Allocation Methodology and
Fee Calculation
For each improvement type, the RTIF is estimated by allocating the RTIF Program costs (detailed in the previous chapter) to the various land uses based on each land use’s relative demand for and benefit received from the improvement type.

Recall from Chapter 1 that to comply with the requirements in AB 602, the residential land use categories for Streets and Parks are based on ranges of unit square feet, while the residential land use categories for the other fee components are based on the type of unit.

Table 4-1 provides a cost allocation summary and fee estimate. The fee components consist of five backbone infrastructure and public facilities components, as well as an Administration component. For each residential and commercial land use, the backbone infrastructure and public facilities component fees are established by a cost allocation methodology, while the Administration fees are established as four percent of the total of the other fees. Although the residential land use categories vary for the different fee components, the cost allocation and fees for all fee components will be charged per residential unit or commercial acre. The commercial fees are also shown on a per building square foot basis for informational purposes.

The general steps to allocate the costs and estimate the fees for each backbone infrastructure and public facilities fee component are outlined below:
1) Determine the RTIF Program costs. These costs were detailed in the previous chapter.
2) Determine the Dwelling Unit Equivalent (DUE) factor for each land use that serves as a measure of demand placed on the improvement relative to the demand of either a “Low Density” dwelling unit (for Storm Drainage, Water, and Sewer fees) or a “Single Family 2,000 sq. ft.–2,999 sq. ft.” dwelling unit (for Streets and Parks fees).
3) For the commercial uses, adjust the DUE factor to be 25 percent of the factor from step 2). These adjusted DUE factors reflect the agreement of the parties to lower the fees for commercial uses and to allocate the costs as contemplated and agreed to pursuant to the development agreements with each of the landowners.

Table 4-1
Woodland Research and Technology Park Development Impact Fee Nexus StudyRTIF Program Fee Summary (2023$)Land Use Category Streets Parks Storm
Drainage Water Sewer Subtotal Admin. Total
Source Table 4-4 Table 4-12 Table 4-6 Table 4-8 Table 4-10 Table 3-1Percentage 4.00% Residential by Land Use
Low Density (LDR) - - $6,952 $2,907 $1,176 $11,036 $441 $11,477 Medium Density (MDR) - - $4,742 $2,475 $910 $8,127 $325 $8,452 High Density (HDR) - - $3,085 $1,759 $819 $5,663 $227 $5,890 Residential by Square Foot Range
Single Family (LDR and MDR)
< 1,000 sq. ft. $12,800 $8,199 - - - $20,999 $840 $21,839 1,000 to 1,999 sq. ft. $20,696 $14,450 - - - $35,146 $1,406 $36,552 2,000 to 2,999 sq. ft $29,904 $22,380 - - - $52,284 $2,091 $54,375 > 2,999 sq. ft. $36,547 $27,555 - - - $64,102 $2,564 $66,666 Multifamily (HDR)
< 1,000 sq. ft. $12,256 $14,450 - - - $26,705 $1,068 $27,773 ≥1000 sq. ft. $13,606 $16,533 - - - $30,139 $1,206 $31,345 Residential for Average Unit Size
Low Density (2,300 sq. ft.) $29,904 $22,380 $6,952 $2,907 $1,176 $63,321 $2,533 $65,854 Medium Density (1,850 sq. ft.) $20,696 $14,450 $4,742 $2,475 $910 $43,273 $1,731 $45,004 High Density (990 sq. ft.) $12,256 $14,450 $3,085 $1,759 $819 $32,368 $1,295 $33,663 Commercial [1]
Village Center/Community Commercial $189,072 N/A $22,213 $2,580 $2,596 $216,461 $8,658 $225,119 Business Park $86,378 N/A $22,213 $2,346 $1,731 $112,667 $4,507 $117,174 Commercial [1]
Village Center/Community Commercial $9.99 N/A $1.17 $0.14 $0.14 $11.43 $0.46 $11.89 Business Park $4.96 N/A $1.27 $0.13 $0.10 $6.47 $0.26 $6.73 Source: City of Woodland; EPS
[1] Commercial fees will be charged per gross developable acre. The amount per bldg. sq. ft. is shown for informative purposes only. per unitper unitper unit
per acre
per bldg. sq. ft.

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4) For each land use, multiply the DUE factor by the number of units (dwelling units or commercial bldg. sq. ft.) and sum across land uses to derive the total DUEs.
5) Calculate the cost per DUE as the total cost divided by the total DUEs. 6) For each land use, calculate the cost per unit or building square foot as the DUE factor multiplied by the cost per DUE.
7) For the commercial land uses, convert the cost per building square foot to a cost per acre by applying the floor area ratio.

Cost Allocation by Component
As outlined above, DUE factors are used to allocate improvement costs to each land use based on the land use’s demand placed on an improvement type relative to the demand from a single-family unit. The remainder of this chapter summarizes the DUE factors and details the cost allocation for each backbone infrastructure and public facilities fee component.

Streets
DUE Factors
The streets DUE factors are established using daily vehicle miles traveled (VMT) to measure relative demand for roadway infrastructure by land use. The DUE factors by land use are calculated as the estimated VMT per household relative to the VMT per household for a “Single Family 2,000 sq. ft.–2,999 Sq. Ft.” unit.

Residential Factors
Residential VMT factors are established using a two-part process. Original VMT factors for each land use are calculated as a combination of the estimated PM Peak Hour trips, average trip length, and percentage of trips considered to be newly originated trips. Each VMT factor is then adjusted by a trip factor based on daily trips per household that scales the VMT up or down depending on number of persons per household for the different unit size categories. The calculation of the estimated daily trips per household for each residential fee category was detailed in Chapter 2.

Commercial Factors
As with the residential factors, original commercial VMT factors for each land use are calculated as a combination of the estimated PM Peak Hour trips, average trip length, and percentage of trips considered to be newly originated trips. These VMT factors are then adjusted to be 25 percent of the original factors to reflect the lowering of the fees for commercial uses as agreed to pursuant to the development agreements with each of the landowners.

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Table 4-2 summarizes the VMT factors adjustments described above and the calculation of the final DUE factors. Table 4-3 provides the backup for the original VMT factors.

Cost Allocation
Table 4-4 details the streets cost allocations using the road costs established in the previous chapter, the DUE factors from Table 4-2, and the methodology outlined at the beginning of this chapter.

Storm Drainage
DUE Factors
Table 4-5 details the storm drainage DUE factors. The DUE factors are established using runoff estimates, as measured by impervious surface factors, to estimate relative demand for storm drainage improvements by land use. The DUE factors by land use are calculated as the impervious surface percentage per acre relative to the impervious surface percentage for a low-density single-family acre.

The impervious surface factors per acre were obtained from the City of Woodland Storm Drainage Master Plan. For commercial uses, the DUE factors are adjusted to be 25 percent of the original factors to reflect the agreement to lower the fees for commercial uses as prescribed in the development agreements with each of the landowners.

Cost Allocation
Table 4-6 details the storm drainage cost allocation using the storm drainage costs established in the previous chapter, the DUE factors from Table 4-5, and the methodology outlined at the beginning of this chapter.

Water
DUE Factors
Table 4-7 details the water DUE factors. The DUE factors are established using maximum daily water usage, as measured in gallons per minute (GPM) and obtained from the City Water Master Plan, to estimate relative demand for water facilities by land use. The DUE factors by land use are calculated as the GPM per unit (residential dwelling unit or commercial building square foot) relative to the GPM for a low-density single-family unit. For commercial uses, the DUE factors are adjusted to be 25 percent of the original factors to reflect the agreement to lower the fees for commercial uses as prescribed in the development agreements with each of the landowners.

Cost Allocation
Table 4-8 details the water cost allocation using the water costs established in the previous chapter, the DUE factors from Table 4-7, and the methodology outlined at the beginning of this chapter.

Table 4-2
Woodland Research and Technology Park Development Impact Fee NexDwelling Unit Equivalent Factors - Streets ImprovementsLand Use Category Original Adjusted DUE Factor Units/
Sq. Ft. Total DUEs
Source Table 2-4 Table 4-3 Table 2-5
Formula A B C D=B*C F E*F
Residential
Single Family Residential A/A for 2,000-2,999 sq. ft.
< 1,000 sq. ft. 4.49 0.43 3.87 1.66 0.43 0 01,000 to 1,999 sq. ft. 7.26 0.69 3.87 2.68 0.69 545 3772,000 to 2,999 sq. ft 10.49 1.00 3.87 3.87 1.00 607 607 > 2,999 sq. ft. 12.82 1.22 3.87 4.73 1.22 0 0
Subtotal 1,152 984
Multifamily Residential A/A for <1,000 sq. ft.
< 1,000 sq. ft. 7.26 1.00 1.59 1.59 0.41 518 212≥1000 sq. ft. 8.06 1.11 1.59 1.76 0.45 0 0Subtotal 518 212 Commercial
Commercial Weighting Factor D=C*25%
Village Center/Community Commercial - - 5.17 1.29 0.33 310,948 104Business Park - - 2.56 0.64 0.17 1,980,115 328 Subtotal 2,291,063 432
Total 1,629Source: City of Woodland; EPS
VMT per Unit/1,000 Sq. Ft.

E=D/D for Single Fam
2,000-2,999 sq. ft.

Residential Street DUEs
Trip
Factor
Trips
per
Household
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Table 4-3
Woodland Research and Technology Park Development Impact Fee Nexus StudyVMT Factor - Street Improvements Land Use Category
PM Peak Hour
Trip Rate [1]
Trip Length
(Miles) [2]
Percentage of
New Trips [3]
Per Unit / 1,000
Bldg. Sq. Ft.

Source Table 2-1Formula A B C D E=B*C*D
Residential per unit
Low Density 628 1.22 3.17 100% 3.87Medium Density 524 1.22 3.17 100% 3.87High Density 518 0.50 3.17 100% 1.59 Commercial per 1,000 bldg. sq. ft.

Commercial Weighting FactorVillage Center/Community Commercial 310,948 3.81 1.91 71% 5.17Business Park 1,980,115 1.15 2.23 100% 2.56Total Sources: City of Woodland; Fehr & Peers; EPS.; National Travel Household Survey. The City provided the PM peak hour trip rates. Fehr & Peers provided the trip length and percent new trips data.[1] The single family PM peak hour trip rates are from the City Travel Demand Model. The trip rates for the remainder of the land uses are from the ITE Trip Generation Manual, 10th Edition, ITE, 2017:
■ Single Family: Derived from City of Woodland Travel Demand Model. ■ Multifamily: Average of Multifamily Low-Rise (ITE Code 220) and Multifamily Mid-Rise (ITE Code 221).■ Village Center/Community Commercial: Shopping Center (ITE Code 820).■ Business Park: General Office Building (ITE Code 710). [2] Estimated using City of Woodland Travel Demand Model.[3] Average percent new trips from ITE Trip Generation Manual, 11th Edition, ITE, 2021 .

Dwelling
Units/
Bldg. Sq. Ft.

Vehicle Miles Travelled (VMT)
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Table 4-4
Woodland Research and Technology Park Development Impact Fee Nexus StudyInfrastructure Cost Allocation - Streets ImprovementsItem DUE
Factor Amount FAR
Cost per
Nonres. Acre
Formula AB
Cost per DUE
Total Cost $48,702,000Total DUEs 1,629Cost per DUE $29,904 Cost per Unit
Single Family Residential
< 1,000 sq. ft. 0.43 $12,8001,000 to 1,999 sq. ft. 0.69 $20,6962,000 to 2,999 sq. ft 1.00 $29,904> 2,999 sq. ft. 1.22 $36,547 Multifamily Residential
< 1,000 sq. ft. 0.41 $12,256≥1000 sq. ft. 0.45 $13,606
Commercial per 1,000 sq. ft.

Village Center/Community Commercial 0.33 $9.99 0.43 $189,072Business Park 0.17 $4.96 0.40 $86,378 Source: City of Woodland; EPS
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Table 4-5
Woodland Research and Technology Park Development Impact Fee Nexus StudyDwelling Unit Equivalent Factors - Storm Drainage ImprovementsLand Use Category Runoff
Coefficient
per Acre [1] Density
Runoff Coefficient
per Unit/1,000
Bldg. Sq. Ft. [1]
DUE
Factor
Source Table 2-1Formula A B C=A/B D=C/C for SF-LD
Residential units per acre per unit
Low Density 0.50 7.1 0.070 1.000Medium Density 0.61 12.7 0.048 0.682High Density 0.75 24.0 0.031 0.444 Formula A B C=A/(43,560*B)*1,000 D=C/C for SF-LD
Commercial far per 1,000 bldg. sq. ft.

Commercial Weighting Factor 25%Village Center/Community Commercial 0.90 0.43 0.05 0.17Business Park 0.90 0.40 0.05 0.18 Source: City of Woodland; EPS[1] Impervious area percentage; based on the 2006 City of Woodland Storm Drainage Facilities Master Plan.

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Table 4-6
Woodland Research and Technology Park Development Impact Fee Nexus StudyInfrastructure Cost Allocation - Storm Drainage ImprovementsLand Use Category Acres Dwelling
Units/
Bldg. Sq. Ft.

DUE
Factor
Total
DUEs
Percentage
Allocation
Cost
Allocation
Cost per
Unit or
Bldg. Sq. Ft.

Cost per
Acre
Formula A B C=A*B D=C/Total C E=D*Total E E/A
Residential units per unit
Low Density 628 1.00 628 38.5% $4,366,048 $6,952Medium Density 524 0.68 357 21.9% $2,484,704 $4,742 High Density 518 0.44 230 14.1% $1,598,075 $3,085
Subtotal Residential 1,670 1,215 74.5% $8,448,827
Formula A B C D=B*C/1,000 E=D/Total D F=E*Total F F/B F/A Commercial bldg. sq. ft. per 1,000 sq. ft.

Village Center/Community Commercial 16.4 310,948 0.17 52 3.2% $364,864 $1.17 $22,213Business Park [1] 113.6 1,980,115 0.18 363 22.3% $2,524,309 $1.27 $22,213Subtotal Commercial 130.1 2,291,063 416 25.5% $2,889,173 Total 1,631 100.0% $11,338,000Source: City of Woodland; EPS[1] Includes Research and Technology Park and Highway Commercial.

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Table 4-7
Woodland Research and Technology Park Development Impact Fee Nexus StudyDwelling Unit Equivalent Factors - Water ImprovementsLand Use Category Max Day
Water Demand
per Acre [1] [2] Density
Max Day Water
Demand (gal) per
Unit/1,000 Sq. Ft.

DUE
Factor
Source Table 2-1Formula A B C=A/B D=C/C for SF-LD
Residential units per acre per unit
Low Density 6,970 7.1 982 1.00Medium Density 10,613 12.7 836 0.85High Density 14,256 24.0 594 0.61 Formula A B C=A/(43,560*B)*1,000 D=C/C for SF-LD
Commercial far per 1,000 bldg. sq. ft.

Commercial Weighting Factor 25%Village Center/Community Commercial 3,485 0.43 184 0.05Business Park 3,168 0.40 182 0.05 Source: City of Woodland; EPS[1] Based on the 1999 Water Master Plan, Water System Model, Tables 2-2 and 3-1.

Example: (GPM/Gross Acre) x 2.2 ( Max Day Peaking Factor) x 60 Min/Hr x 24 Hr/Day = 6970 GPD per Acre. [2] Value for Medium Density = average of Low Density and High Density values.

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Table 4-8
Woodland Research and Technology Park Development Impact Fee Nexus StudyInfrastructure Cost Allocation - Water ImprovementsLand Use Category Acres Dwelling
Units/
Bldg. Sq. Ft.

DUE
Factor
Total
DUEs
Percentage
Allocation
Cost
Allocation
Cost per
Unit or
Bldg. Sq. Ft.

Cost per
Acre
Formula A B C=A*B D=C/Total C E=D*Total E E/A
Residential units per unit
Low Density 628 1.00 628 42.0% $1,825,876 $2,907Medium Density 524 0.85 446 29.9% $1,296,889 $2,475High Density 518 0.61 313 21.0% $911,283 $1,759 Subtotal Residential 1,670 1,387 92.9% $4,034,049
Formula A B C D=B*C/1,000 E=D/Total D F=E*Total F F/B F/A Commercial bldg. sq. ft. per 1,000 sq. ft.

Village Center/Community Commercial 16.4 310,948 0.05 15 1.0% $42,385 $0.14 $2,580Business Park [1] 113.6 1,980,115 0.05 92 6.1% $266,566 $0.13 $2,346Subtotal Commercial 130.1 2,291,063 106 7.1% $308,951 Total 1,494 100.0% $ 4,343,000Source: City of Woodland; EPS[1] Includes Research and Technology Park and Highway Commercial Prepared by EPS 5/3/2023 Z:\Shared\projects\SAC\162000\162061 Woodland specific Plan Area 1A\Models\162061 FP 5.3.23.xlsx 37

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Sewer
DUE Factors
Table 4-9 details the sewer DUE factors. The DUE factors are established using average daily sewage generation, as measured in daily gallons per person for residential uses and daily gallons per acre for commercial uses and provided by the City, to estimate relative demand for sewer facilities by land use. The DUE factors by land use are calculated as the daily sewage gallons per unit (residential dwelling unit or commercial building square foot) relative to the daily sewage gallons for a low-density single-family unit. For commercial uses, the DUE factors are adjusted to be 25 percent of the original factors to reflect the agreement to lower the fees for commercial uses as prescribed in the development agreements with each of the landowners.

Cost Allocation
Table 4-10 details the sewer cost allocation using the water costs established in the previous chapter, the DUE factors from Table 4-9, and the methodology outlined at the beginning of this chapter.

Parks and Open Space
DUE Factors
Table 4-11 details the parks and open space DUE factors. The DUE factors are established using population, as measured by persons per household, to estimate relative demand for parks and open space by land use. The DUE factors by residential land use are calculated as the estimated persons per household relative to the persons per household for a “Single Family 2,000 sq. ft.– 2,999 Sq. Ft.” unit. The calculation of the estimated daily persons per household for each residential fee category was detailed in Chapter 2. Parks and open space costs are not allocated to commercial development, as the parks and open space system is primarily planned to serve the residents of the WRTP.

Cost Allocation
Table 4-12 details the parks and open space cost allocations using the Parks and Open Space costs established in the previous chapter, the DUE factors from Table 4-11, and the methodology outlined at the beginning of this chapter.

Table 4-9
Woodland Research and Technology Park Development Impact Fee Nexus StudyDwelling Unit Equivalent Factors - Sewer ImprovementsLand Use Category Sewer Demand
Land Use
Persons
per
Household FAR
Gallons per
Acre [1]
Gallons per
Person [2]
Gallons
per Unit/
1,000 sq. ft.

DUE
Factor
Source Table 2-1Formula A B C=A*B D=C/C for SF-LD
Residential per unit
Low Density Residential 3.09 55 170.0 1.00
Medium Density Residential 2.39 55 131.5 0.77
High Density Residential 2.15 55 118.3 0.70
Formula A B C=B/(A*43,560)*1,000 D=C/C for SF-LD
Commercial per 1,000 bldg. sq. ft.

Commercial Weighting Factor 25%Village Center/Community Commercial Other Commercial 0.43 1,500 79.2 0.1166Business Park Business Park 0.40 1,000 57.4 0.0844 Source: City of Woodland; WRTP Specific Plan - Public Review Draft (November 2020); Cunningham Engineering; EPS[1] Based on the technical report evaluating General Plan impacts on the City's Water Pollution Control Facility, prepared by Nexgen Utility Management January 2015, Table 3-3. [2] From City of Woodland.

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Table 4-10
Woodland Research and Technology Park Development Impact Fee Nexus StudyInfrastructure Cost Allocation - Sewer ImprovementsLand Use Category Acres Dwelling
Units/
Bldg. Sq. Ft.

DUE
Factor
Total
DUEs
Percentage
Allocation
Cost
Allocation
Cost per
Unit or
Bldg. Sq. Ft.

Cost per
Acre
Formula A B C=A*B D=C/Total C E=D*Total E E/A
Residential units per unit
Low Density 628 1.00 628 39.3% $738,832 $1,176
Medium Density 524 0.77 405 25.4% $476,823 $910High Density 518 0.70 360 22.6% $424,029 $819 Subtotal Residential 1,670 1,394 87.3% $1,639,685
Formula A B C D=B*C/1,000 E=D/Total D F=E*Total F F/B F/A Commercial bldg. sq. ft. per 1,000 sq. ft.

Village Center/Community Commercial 16.4 310,948 0.1166 36 2.3% $42,641 $0.14 $2,596Business Park [1] 113.6 1,980,115 0.0844 167 10.5% $196,674 $0.10 $1,731Subtotal Commercial 130.1 2,291,063 203 12.7% $239,315 Total 1,597 100.0% $1,879,000Source: City of Woodland; EPS[1] Includes Research and Technology Park and Highway Commercial Prepared by EPS 5/3/2023 Z:\Shared\projects\SAC\162000\162061 Woodland specific Plan Area 1A\Models\162061 FP 5.3.23.xlsx 40

Table 4-11
Woodland Research and Technology Park Development Impact Fee Nexus StudyDwelling Unit Equivalent Factors - Parks and Open Space ImprovementsLand Use Category Persons
per Household
DUE
Factor
Source Table 2-4Formula A A / A for 2,000 to 2,999 sq. ft.

Single Family Residential
< 1,000 sq. ft. 1.22 0.37
1,000 to 1,999 sq. ft. 2.15 0.652,000 to 2,999 sq. ft 3.33 1.00 > 2,999 sq. ft. 4.10 1.23
Multifamily Residential
< 1,000 sq. ft. 2.15 0.65
≥1000 sq. ft. 2.46 0.74
Commercial [1]
Village Center/Community Commercial N/A N/A
Business Park N/A N/A
Source: City of Woodland; EPS[1] Commercial development not charged park fee.

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Table 4-12
Woodland Research and Technology Park Development Impact Fee Nexus StudyInfrastructure Cost Allocation - Parks and Open Space ImprovementsItem Persons per
Household
DUE
Factor Amount
Cost per DUE
Total Cost $28,946,000
Total Population 4,307Cost per Resident $6,721Cost per DUE 3.33 $22,380 Formula A B*$22,380
Cost per Unit
Single Family Residential
< 1,000 sq. ft. 1.22 0.37 $8,199
1,000 to 1,999 sq. ft. 2.15 0.65 $14,4502,000 to 2,999 sq. ft 3.33 1.00 $22,380> 2,999 sq. ft. 4.10 1.23 $27,555 Multifamily Residential
< 1,000 sq. ft. 2.15 0.65 $14,450≥1000 sq. ft. 2.46 0.74 $16,533 Source: City of Woodland; EPS
B=A/A for
2,000-2,999 sq. ft.

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Nexus Findings
This report has been prepared to establish the RTIF Program fees in accordance with the procedural guidelines established in the Mitigation Fee Act, which are codified in California Government Code (CGC) Section 66000 et. seq. The Mitigation Fee Act sets forth the procedural requirements for establishing and collecting development impact fees.

In particular, CGC Section 66001 includes specific requirements for establishing a reasonable relationship or nexus between the development impact fee, and CGC Section 66016.5 (added in 2021 to address the newly enacted AB 602) includes additional requirements for development impact fees. The remainder of this chapter addresses the requirements of CGC Section 66001 and CGC Section 66016.5.

California Government Code
Section 66001
CGC Section 66001 requires that a “reasonable relationship or nexus must exist between a governmental exaction and the purpose of the condition.”2 Specifically, each local agency imposing a development impact fee must make the following findings:
 Identify the purpose of the fee.
 Identify how the fee is to be used.
 Determine how a reasonable relationship exists between the fee’s use and the type of development project on which the fee is imposed.  Determine how a reasonable relationship exists between the need for the public facility and the type of development project on which the fee is imposed.
 Demonstrate how a reasonable relationship exists between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed.

This section details these findings for each RTIF Program component that is addressed in this report. To better ensure the feasibility of the commercial development contemplated in the WRTP and build out of the Plan Area as a whole, 2 Public Needs & Private Dollars; William Abbott, Marian E. Moe, and Marilee Hanson, page 109.

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the City has made a policy decision to adjust the commercial cost allocation factors to be 25 percent of the original factors that were established as measures of the proportional demand generated by each nonresidential development type.

The landowners for each of the properties in the Plan Area have agreed through their respective development agreements that in exchange for the consideration of the vested rights granted through the development agreement, and the benefits to the commercial properties and the development as a whole that the costs allocated to WRTP residential development should be adjusted (i.e., increased) to account for downward adjustment in the cost allocation factors for commercial properties. These adjustments to the fees have been agreed to by the landowners as a public benefit pursuant to the terms and conditions of their respective development agreement. Consequently, the last nexus finding requiring a “reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the development on which the fee is imposed” is made for the Plan Area as a whole, with the acknowledgment that allocations between commercial and residential properties have been modified by agreement between the City and the landowners, pursuant to the terms of the individual development agreements.

Roadways
Purpose of Fee
The purpose of the RTIF Program streets fee is to provide funding to construct new street infrastructure required to serve the new WRTP residents and employees.

Use of Fee
The RTIF Program streets fees will be used to construct and expand roadway facilities needed to accommodate future traffic volumes projected as a result of new development. The streets fee will be used to fund streets land acquisition, right of way and utilities, and construction costs.

Relationship Between Use of Fee and Type of Development The RTIF Program streets fees will be used to construct street improvements needed to adequately serve an increased service population as the result of the new development. A reasonable relationship exists between the use of the streets fee and the residential and commercial development on which the fees are imposed because the fees will be used to construct the roadway system needed to serve the new residents and employees generated by the new development.

Relationship Between Need for Facility and Type of Development New residential and commercial development in the WRTP will generate new residents and employees that will result in new vehicular trips and the need for additional street improvements to maintain adequate levels of service.

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A reasonable relationship exists between the need for street improvements and the type of new residential and nonresidential development projects because the street improvements must be constructed to accommodate the new development types that will place an increased demand on the roadway system.

Relationship Between Amount of Fee and Cost of Facility or Portion of Facility Attributed to Development on Which Fee is Imposed
The total cost of improvements funded by the RTIF Program streets fee is allocated among the projected new residential and nonresidential land uses in the WRTP at buildout based on the relative demand each land use is anticipated to place upon the improvements. Cost allocation factors based on vehicle miles travelled are used to measure the relative demand generated by each land use and to allocate the street costs across all benefiting land uses in the WRTP.

A reasonable relationship exists between the amount of the RTIF Program streets fees and the costs of the facilities attributable to the new residential and nonresidential development on which the fees are imposed because the fees are derived using appropriate cost allocation factors as measures of the proportional demand generated by each development type.3
Storm Drainage
Purpose of Fee
The purpose of the RTIF Program storm drainage fee is to provide funding to construct new storm drainage infrastructure required to provide flood protection to the new WRTP residents and employees.

Use of Fee
The RTIF Program storm drainage fees will be used to construct and expand storm drainage infrastructure to accommodate increased demand for flood protection as a result of new development. The storm drainage fees will be used to fund storm drainage land acquisition, agricultural and HCP costs, and construction costs.

Relationship Between Use of Fee and Type of Development The RTIF Program storm drainage fees will be used to construct storm drainage improvements needed to adequately serve an increased service population as the result of the new development. A reasonable relationship exists between the use of the storm drainage fee and the residential and commercial development on which the fees are imposed because the fees will be used to construct the storm drainage infrastructure needed to serve the new residents and employees generated by the new development.
3 This nexus finding is subject to the modification of cost allocations as agreed to between the City and the landowners in the Plan Area pursuant to their respective development agreements.

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Relationship Between Need for Facility and Type of Development New residential and commercial development in the WRTP will generate new residents and employees that will result in the need for additional storm drainage infrastructure to provide adequate flood protection to the WRTP service population. A reasonable relationship exists between the need for storm drainage improvements and the type of new residential and commercial development projects because the storm drainage infrastructure must be constructed to accommodate the new development types that will place an increased demand on the storm drainage system.

Relationship Between Amount of Fee and Cost of Facility or Portion of Facility Attributed to Development on Which Fee is Imposed
The total cost of improvements funded by the RTIF Program storm drainage fee is allocated among the projected new residential and commercial land uses in the WRTP at buildout based on the relative demand each land use is anticipated to place upon the improvements. Cost allocation factors based on the need for drainage improvements, as measured by impervious surface area generated by each land use type, are used to measure the relative demand generated by each land use and to allocate the storm drainage costs across all benefitting land uses in the WRTP. A reasonable relationship exists between the amount of the RTIF Program storm drainage fees and the costs of the facilities attributable to the new residential and commercial development on which the fees are imposed because the fees are derived using appropriate cost allocation factors as measures of the proportional demand generated by each development type.4 Water
Purpose of Fee
The purpose of the RTIF Program water fee is to provide funding to construct new water infrastructure required to serve the new WRTP residents and employees.

Use of Fee
The RTIF Program water fees will be used to construct water facilities needed to accommodate increased demand projected as a result of new development. The water fees will be used to fund construction of the pipelines needed to connect to existing transmission mains and distribute water throughout the WRTP.

Relationship Between Use of Fee and Type of Development The RTIF Program water fees will be used to construct the water system infrastructure needed to adequately serve the new WRTP service population as the result of new development. A reasonable relationship exists between the use 4 This nexus finding is subject to the modification of cost allocations as agreed to between the City and the landowners in the Plan Area pursuant to their respective development agreements.

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of the water fees and the residential and commercial development on which the fees are imposed because the fees will be used to construct the water system infrastructure needed to serve the new residents and employees generated by the new development.

Relationship Between Need for Facility and Type of Development New residential and commercial development in the WRTP will generate new residents and employees that will result in the need for new water system capacity to provide adequate service to the WRTP’s service population.

A reasonable relationship exists between the need for water system improvements and the type of new residential and commercial development projects because the new water system improvements must be constructed to accommodate the new development types that will place an increased demand on the water system.

Relationship Between Amount of Fee and Cost of Facility or Portion of Facility Attributed to Development on Which Fee is Imposed
The total cost of improvements funded by the RTIF Program water fee is allocated among the projected new residential and commercial land uses in the WRTP at buildout based on the relative demand each land use is anticipated to place upon the improvements. Cost allocation factors based on water usage, as measured in maximum day water demand, are used to measure the relative demand generated by each land use and to allocate the water costs across all benefiting land uses in the WRTP. A reasonable relationship exists between the amount of the RTIF Program water fees and the costs of the facilities attributable to the new residential and commercial development on which the fees are imposed because the fees are derived using appropriate cost allocation factors as measures of the proportional demand generated by each development type.5 Sewer
Purpose of Fee
The purpose of the RTIF sewer fee is to provide funding to construct new sewer infrastructure required to serve the new WRTP residents and employees.

Use of Fee
The RTIF sewer fees will be used to construct sewer facilities needed to accommodate increased demand projected as a result of new development. The sewer fees will be used to fund construction of collection and conveyance facilities and upgrades to an existing sewer pump station.
5 This nexus finding is subject to the modification of cost allocations as agreed to between the City and the landowners in the Plan Area pursuant to their respective development agreements.

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Relationship Between Use of Fee and Type of Development The RTIF Program sewer fees will be used to construct the sewer system infrastructure needed to adequately serve the new WRTP service population as the result of new development. A reasonable relationship exists between the use of the sewer fees and the residential and commercial development on which the fees are imposed because the fees will be used to construct the sewer system infrastructure needed to serve the new residents and employees generated by the new development.

Relationship Between Need for Facility and Type of Development New residential and commercial development in the WRTP will generate new residents and employees that will result in the need for new sewer system improvements to provide adequate service to the WRTP’s service population.

A reasonable relationship exists between the need for sewer system improvements and the type of new residential and commercial development projects because the new sewer system improvements must be constructed to accommodate the new development types that will place an increased demand on the sewer system.

Relationship Between Amount of Fee and Cost of Facility or Portion of Facility Attributed to Development on Which Fee is Imposed
The total cost of improvements funded by the RTIF Program sewer fee is allocated among the projected new residential and commercial land uses in the WRTP at buildout based on the relative demand each land use is anticipated to place upon the improvements. Cost allocation factors based on sewage generation, as measured in gallons per day, are used to measure the relative demand generated by each land use and to allocate the sewer costs across all benefitting land uses in the WRTP. A reasonable relationship exists between the amount of the RTIF Program sewer fees and the costs of the facilities attributable to the new residential and commercial development on which the fees are imposed because the fees are derived using appropriate cost allocation factors as measures of the proportional demand generated by each development type.6 Parks and Open Space
Purpose of Fee
The purpose of the RTIF Program parks and open space fee is to provide funding to construct new parks and open space required to serve the new WRTP residents. 6 This nexus finding is subject to the modification of cost allocations as agreed to between the City and the landowners in the Plan Area pursuant to their respective development agreements.

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Use of Fee
The RTIF Program parks and open space fees will be used to construct parks and open space improvements needed to accommodate increased demand projected as a result of new development. The parks and open space fees will be used to fund construction of parks, open space, and greenbelts throughout the WRTP.

Relationship Between Use of Fee and Type of Development The RTIF Program parks and open space fees will be used to construct the parks and open space system needed to adequately serve the new WRTP residents as the result of new development. A reasonable relationship exists between the use of the parks and open space fees and the residential development on which the fees are imposed because the fees will be used to construct the parks and open space needed to serve the new residents generated by the new development.

Relationship Between Need for Facility and Type of Development New residential development in the WRTP will generate new residents that will result in the need for new parks and open space. A reasonable relationship exists between the need for new parks and open space and the type of new residential development projects because the new parks and open space must be constructed to accommodate the new development types that will benefit from the parks and open space.

Relationship Between Amount of Fee and Cost of Facility or Portion of Facility Attributed to Development on Which Fee is Imposed
The total cost of improvements funded by the RTIF Program parks and open space fee is allocated among the projected new residential land uses in the WRTP at buildout based on the relative demand each land use is anticipated to place upon the improvements. Cost allocation factors based on people who will use the parks, as measured by persons per household, are used to measure the relative demand generated by each land use and to allocate the parks and open space costs across all benefitting residential land uses in the WRTP. A reasonable relationship exists between the amount of the RTIF Program parks and open space fees and the costs of the improvements attributable to the new residential development on which the fees are imposed because the fees are derived using appropriate cost allocation factors as measures of the proportional demand generated by each residential development type.

Administration
The administration component of the RTIF funds City costs associated with fee program administration and implementation, including credit and reimbursement agreement negotiations and implementation, credit and reimbursement tracking, annual reporting requirements, periodic updates to the Nexus Study, and other related costs. Collection and implementation of the RTIF, inclusive of the constituent fee components described above, is reliant upon funding from the administration component.

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For each land use, the administration component is calculated as four percent of the total of all other RTIF components. Costs of the administration component are therefore based on each fee component and subcomponent, and associated nexus findings for the administration component are established by the nexus finding for each fee component documented above.

California Government Code
Section 66016.5 (AB 602)
As noted earlier in this document, this nexus analysis must consider the newly created CGC Section 66016.5. This section stipulates that a jurisdiction must calculate residential development impact fees proportionately to the square footage of the dwelling units, with the exception of water and sewer fees and any other fees for which specific findings can be made as to why the fees should not be enacted on a square foot basis.

In this report, residential fees are calculated as shown below:
 Streets and Parks and Open Space
Fees by dwelling unit square foot ranges
 Storm Drainage, Sewer, and Water
Fees by unit type
The sewer and water fees need no further justification as they are exempted from the proportionality requirement of CGC Section 66016.5. However, the required findings detailed in CGC Section 66016.5 must be made for streets, parks and open space, and storm drainage fees. The specific requirements and findings for streets, parks and open space, and drainage fees are detailed in the remainder of this chapter.

Requirements for Exceptions to Fee Proportional to Housing Square Footage
CGS Section 66016.5(a)(5)(A) states, among other things, that fees “imposed on a housing development project proportionately to the square footage of the proposed units of the development shall be deemed to have used a valid method to establish a reasonable relationship between the fee charged and the burden posed by the development.” However, Section 66016.5(a)(5)(B) states that a nexus study “is not required to comply with this proportionality requirement if the local agency makes the following findings:

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a) An explanation as to why square footage is not an appropriate metric to calculate fees imposed on a housing development project. b) An explanation that an alternative basis of calculating the fee bears a reasonable relationship between the fee charged and the burden posed by the development.
c) That other policies in the fee structure support smaller developments, or otherwise ensure that smaller developments are not charged disproportionate fees.”
Streets
a) An explanation as to why square footage is not an appropriate metric to calculate fees imposed on a housing development project.

The WRTP streets costs are allocated to dwelling units on a trips basis in the form of VMT per unit, which relies on transportation factors (number of trips, length of trips), as well as on persons per household, as persons per household has a direct relationship to the number of daily trips. The persons per household data provided in this report supports identification of an increasing number of people per household and trips per household as a dwelling unit size increases. However, the data present limitations on both the lower/smaller unit size range and on the higher/larger unit size range. For example, regardless of how small a dwelling unit may be, the minimum assumed persons per unit would be 1. Similarly, as home size continues to increase, the data are not as conclusive that the number of persons per unit and daily trips per unit continue to increase in a linear or otherwise determinant fashion. For these reasons, deriving a fee directly calculated on residential building square footage alone is not an appropriate metric to calculate the RTIF Program streets fees.
b) An explanation that an alternative basis of calculating the fee bears a reasonable relationship between the fee charged and the burden posed by the development.

As detailed in Chapter 2, the number of people per household, trips per household, and VMT per household show a pattern of increasing as unit size increases. Thus, implementing the fee based on ranges of building square feet for residential development bears a reasonable relationship between the fee charged and the burden posed by the development because units that fall in the lower building unit size range pay a lower fee than units that fall in a higher building unit size range, which is proportional to the estimated number of people per household by unit size within each size range.

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c) That other policies in the fee structure support smaller developments, or otherwise ensure that smaller developments are not charged disproportionate fees.

Implementation of the RTIF Program streets fees for residential development by building square foot range achieves the objective that smaller residential units would be charged a lower fee than larger units and ensures proportionality of fees based on relative demand for the facilities, as documented in this report.

Parks and Open Space
a) An explanation as to why square footage is not an appropriate metric to calculate fees imposed on a housing development project.

The WRTP parks and open space costs are allocated to dwelling units on a persons served basis in the form of persons per unit. The persons per household data provided in this report supports identification of an increasing number of people per household as a dwelling unit size increases. However, the data present limitations on both the lower/smaller unit size range and on the higher/larger unit size range. For example, regardless of how small a dwelling unit may be, the minimum assumed persons per unit would be 1. Similarly, as home size continues to increase, the data are not as conclusive that the number of persons per unit continues to increase in a linear or otherwise determinant fashion. For these reasons, deriving a fee directly calculated on residential building square footage alone is not an appropriate metric to calculate the RTIF Program parks and open space fees.
b) An explanation that an alternative basis of calculating the fee bears a reasonable relationship between the fee charged and the burden posed by the development.

As detailed in Chapter 2, the number of people per household shows a pattern of increasing as unit size increases. Thus, implementing the fee based on ranges of building square feet for residential development bears a reasonable relationship between the fee charged and the burden posed by the development because units that fall in the lower building unit size range pay a lower fee than units that fall in a higher building unit size range, which is proportional to the estimated number of people per household by unit size within each size range. c) That other policies in the fee structure support smaller developments, or otherwise ensure that smaller developments are not charged disproportionate fees.

Implementation of the RTIF Program parks and open space fees for residential development by building square foot range achieves the objective that smaller residential units would be charged a lower fee than larger units and ensures proportionality of fees based on relative demand for the facilities, as documented in this report.

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Storm Drainage
a) An explanation as to why square footage is not an appropriate metric to calculate fees imposed on a housing development project.

New imperious surfaces drive the demand for drainage facilities. In housing developments, new impervious surfaces incorporate the footprint on a parcel, capturing ground floor living spaces as well as driveways, sidewalks, patios and other such surfaces. A square footage of proposed units basis would introduce inequities. For example, a two-story home with the same footprint as a singlestory home would pay twice the fee while causing an identical impact on the drainage system. This inequity would be amplified in multistory apartment and condominium buildings or towers.
b) An explanation that an alternative basis of calculating the fee bears a reasonable relationship between the fee charged and the burden posed by the development.

For storm water runoff, the standard, customary and equitable method to establish a reasonable relationship between the fee charged, the facilities required, and the type of development on which the fee is imposed is with a direct measure of new impermeable surfaces. New runoff as a result of development establishes the demand for new or improved capacity, the cost of which is the basis of the fee.
c) That other policies in the fee structure support smaller developments, or otherwise ensure that smaller developments are not charged disproportionate fees.

A fee basis of impermeable square footage ensures equity for the allocation of the cost of the impact from development. The fee is proportional to the impact caused by new impermeable surfaces. Smaller developments with identical unit footprints will have the same fees. Smaller footprints will have proportionately lower fees.

Similarly, multifamily apartment buildings will have lower impacts and fees on a per unit basis as the size of the units decline and/or the number of floors increase.

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Fee Program Implementation and
Administration
This chapter identifies tasks that the City will complete when implementing the RTIF Program.

The RTIF Program fees presented in this report are based on the best improvement cost estimates, funding source information, administrative cost estimates, and land use information available at this time. If costs change significantly, if the type or amount of new development changes, if other assumptions significantly change, or if other funding becomes available (as a result of legislative action on state and local government finance, for example), the RTIF Program should be updated accordingly.

After the fees presented in this report are established, the City will conduct periodic reviews of the public improvement costs and other assumptions used as the basis of this Nexus Study. Based on these reviews, the City may make necessary adjustments to the RTIF Program through subsequent RTIF Program updates.

Inflat ion Adjustment
The costs in this report are shown in 2023 dollars based on the WRTP CIP prepared by CEC. To ensure that the RTIF Program stays current with the prevailing cost of construction, the proposed fees will be automatically adjusted by the City annually to account for the inflation (or deflation) of construction, right-of-way acquisition, environmental, and design costs. Consistent with other City-administered fee programs, annual fee adjustments shall occur automatically on January 1 of each calendar year.

The RTIF will be adjusted automatically by the percentage change in the average of the Engineering-News Record’s San Francisco and 20-City Construction Cost Indices for the 12-month period ending in October of the previous year, or equivalent, as determined by the Finance Director if these numbers are not available. For example, the adjustment for January 2024 will be determined by calculating the percentage change from October 2022 to October 2023 in the average of the ENR 20-city and San Francisco CCIs. The resulting value will be the adjustment factor that will be applied to the RTIF in January 2024.

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Implementing Ordinances/Resolutions
The proposed RTIF would be adopted by the City through one or more ordinances authorizing collection of the fees and through one or more fee resolutions establishing the fees. The fee will be effective 60 days following the City’s final action on the ordinances authorizing collection of the fee and on the fee resolutions establishing the fee. The new ordinances and resolutions should reference the automatic inflation adjustment factor discussed in this section.

Fee Administration
The RTIF will be collected from new development in the WRTP subject to the fee at the time of building permit issuance; use of these funds may need to wait until a sufficient fund balance can be accrued. According to CGC Section 66000, the City is required to deposit, invest, account for, and expend the fees in a prescribed manner.

Fee Exemptions, Reductions, and
Waivers
Public Agencies
All federal and state agencies, public school districts, and the City may be exempt from the RTIF Program fees. Other non-City public agencies shall be subject to payment of the RTIF Program fees.

Replacement/Reconstruction
Any replacement or reconstruction (no change in use) of any residential unit or any nonresidential structure that is damaged or destroyed as a result of fire, flood, explosion, wind, earthquake, riot, or other calamity, or act of God shall be exempt from the RTIF. However, if the replacement or reconstructed residential unit exceeds the documented total number of units or unit size of the damaged/destroyed residential structure, or the replacement or reconstructed nonresidential building exceeds the documented total floor area of the damaged/destroyed building, the excess units or building square footage is subject to the RTIF.

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Additions/Alterations/Modifications/Temporary Facilities The following rules shall apply to additions, alterations, modifications, and temporary facilities:
1) Consistent with current State law, ADU and Junior ADU that are fewer than 750 building square feet shall not be assessed the RTIF. 2) Additions to residential structures where the total square footage of the dwelling remains within a fee category range, provided no change in use occurs and a second full kitchen is not added, shall not be charged a fee.

If the square footage of the dwelling increases into a new fee category range, the difference of the two fee category ranges shall be collected before building permit issuance.
3) Except as otherwise provided, when an existing residential dwelling is converted into two primary units, or a new primary dwelling is added to the property, that new unit shall be assessed a fee consistent with the provisions of this Nexus Study.
4) Supporting use square footage in multi-unit residential projects, such as the office and recreation areas required to directly serve the multifamily project, shall not be subject to a fee. The residential unit fee will provide the full mitigation required in multi-unit residential projects. 5) Non-habitable residential structures, including decks, pools and spas, pool cabanas, sheds, and detached garages, shall not be assessed a fee.

An attached garage shall not count towards the square footage of the dwelling.

Accessory Dwelling Units
Fees on ADUs larger than 750 square feet require a two-part calculation. First the City will determine the total habitable building square footage of the proposed ADU and the primary residential unit on the lot on which the ADU is proposed.

The City will determine the ADU building square footage as a proportion of the primary residential unit. As an example, if the primary residential dwelling unit is 2,000 building square feet and the proposed ADU is 1,000 building square feet, then the ADU would be 50 percent of the primary residential unit. The City would then identify the RTIF that will apply to the primary residential unit and apply 50 percent to that amount as the RTIF applicable to the ADU. In this example, the categories would be the Single Family 2,000 – 2,999 sq. ft. category for streets and parks and open space fees and either low density residential or medium density residential for the other fee categories.

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Credit for Replacement of Existing Buildings
New development that replaces existing development is eligible for a fee credit to the extent the facilities to be funded by the new development are already provided to the existing development. For example, a 4-unit apartment complex that is replaced by an 8-unit apartment complex could receive up to a 50 percent credit in the fee (4/8 = 50 percent). The City’s Community Development Director will determine the amount of the fee credit at the time a site plan is submitted to the City. No credit will be provided for development that existed at the time of Specific Plan approval.

Fee Credit and Reimbursement to
Developers
As is typical with development impact fee programs, many of the public infrastructure facilities are needed up front before adequate revenue from the fee collection would be available to fund such improvements. Consequently, some type of private funding may be necessary to pay for the public improvements when they are needed. This private financing may be in the form of land-secured bonds, developer equity, or other forms of private financing.

In cases where a private party (e.g., developer) has advance-funded an eligible RTIF Program facility, the party will be due fee credits or reimbursements from the fee program. Note that the RTIF administration component must be paid in cash at the issuance of a building permit to provide the City with funding to administer the RTIF Program. RTIF credits or reimbursements will be provided under the following conditions:
 Developer-installed improvements shall be considered for reimbursement.

Only funds collected from the RTIF shall be used to reimburse a developer who installed eligible RTIF Program improvements identified in the WRTP CIP.  The value of any developer-installed improvement for fee credit or reimbursement purposes shall be based on the lesser of the actual cost of eligible facilities (as determined at the sole discretion of the City via a review of the construction contract and payments made, plus an allowance determined by the City for soft costs directly associated with the facility design and construction) or the total eligible facility costs based on the cost schedule and estimate set forth in the CIP, subject to the automatic annual inflation adjustment described previously in this chapter. The Master Reimbursement Agreement governs how the RTIF reimbursements will be provided.  All construction contracts, construction work, and requests for reimbursement are performed in conformance with the most current City policies governing such construction of eligible improvements and the Master Reimbursement Agreement.

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Impact Fee Program Adoption Process
Impact fee program adoption procedures are found in CGC Section 66016 through CGC Section 66019. Adoption of this impact fee program requires the City Council to follow certain procedures, including holding a public hearing with at least 30 days’ notice for the hearing (Gov. Code § 66016.5(a)(7)). The City is required to post a public notice at least 30 days before the public hearing considering the fee. The City shall notify any member of the public that requests notice of intent to begin an impact fee nexus study of the date of the hearing.

Mailed notice 14 days before the public hearing is required for those individuals who request such notification. Data, such as this Nexus Study and referenced material, must be made available at least 10 days before the public hearing.

Any new or increased fees would be effective 60 days after adoption.

Programming Revenues and Projects
with the Capital Improvement Plan
The City will update its CIP to identify specific projects and program fee revenues to those projects. Use of the CIP in this manner documents a reasonable relationship between new development and the use of fee revenues.

The City shall plan its CIP expenditures at least 5 years in advance and show where all collected development impact fee revenues will be spent. The City can hold funds in a project account for longer than 5 years, if necessary, to collect sufficient funds to complete a given project. See Compliance Requirements below for the specific CIP update requirements stated in CGC Section 62000.

Compliance Requirements
The California Mitigation Fee Act (CGC Section 66000 et seq.) mandates procedures for administration of impact fee programs, including collection, accounting, refunds, updates, and reporting. The City must comply with the annual and 5-year reporting requirements. For facilities to be funded with a combination of impact fees and other revenues, the City must identify the source and amount of the other revenues. The City must also identify when the other revenues are anticipated to be available to fund the project. The City’s compliance obligations regarding the act include the specific requirements detailed below.

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Earmarking of Fee Revenues
CGC Section 66006 mandates that the City deposit fees for the improvements in a separate capital facilities account or fund to avoid any commingling of the fees with other revenues and funds of the City, except for temporary investments.

Fees must be expended solely for the purpose for which they were collected.

Interest earned on the fee revenues must also be placed in the capital account and used for the same purpose. The California Mitigation Fee Act is not clear as to whether depositing fees “for the improvements” refers to a specific capital improvement or a class of improvements (e.g., fire or police facilities). The City maintains discretion as to how it will collect and account for RTIF fees, while maintaining compliance with CGC requirements.

Reporting
CGC Section 66006 requires that once each year, within 180 days of the close of the fiscal year, the City must make available to the public the following information for each account established to receive impact fee revenues:
1) The amount of the fee.
2) The beginning balance and the ending balance of the account or fund. 3) The amount of the fees collected and interest earned. 4) Identification of each public improvement on which fee revenues were expended and the amount of the expenditures on each improvement, including the percentage of the cost of the public improvement that was funded with fee revenues.
5) Identification of the approximate date by which the construction of a public improvement will commence, if the City determines sufficient funds have been collected for financing of an incomplete public improvement. 6) A description of each interfund transfer or loan made from the account or fund, including interest rates, repayment dates, and a description of the improvements on which the transfer or loan will be expended. 7) The amount of any refunds or allocations made pursuant to CGC Section 66001, paragraphs (e) and (f).

The above-listed information must be reviewed by the City Council at its next regularly scheduled public meeting, but not fewer than 15 days after the statements are made public.

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Findings and Refunds
CGC Section 66001 requires that, for the fifth fiscal year following the first deposit of any impact fee revenue into an account or fund as required by CGC Section 66006, and every 5 years thereafter, the City must make all the following findings for any fee revenues that remain unexpended, whether committed or uncommitted:
1) Identify the purpose to which the fee will be put.
2) Demonstrate the reasonable relationship between the fee and the purpose for which it is charged.
3) Identify all sources and amounts of funding anticipated to complete financing of incomplete improvements for which the impact fees are to be used. 4) Designate the approximate dates on which the funding necessary to complete financing of those improvements will be deposited into the appropriate account or fund.

Updating of the Impact Fee Nexus Study
According to CGC Section 66016.5(a)(8), impact fee nexus studies shall be updated at least every 8 years from the date of adoption. This requirement became effective on January 1, 2023.

In future updates, the City may use the impact fee nexus study template developed by the California Department of Housing and Community Development pursuant to Section 50466.5 of the Health and Safety Code to update the nexus study.

Annual Update of the Capital Improvement Plan
CGC Section 66002 provides that if the City adopts a CIP to identify the use of impact fees, that program must be adopted and annually updated by a resolution of the governing body at a noticed public hearing. The City maintains two CIPs:
one includes the programming of all projects funded or partly funded by impact fee revenues (WRTP CIP prepared by CEC, a summary of which is contained in this nexus study in Appendix B) and an overall citywide 5-year CIP that is adopted annually during the City budget process.

APPENDICES:

Appendix A: Dwelling Unit Average Size
Backup Data
Appendix B: Summary of WRTP Capital
Improvement Program

APPENDIX A:

Dwelling Unit Average Size Backup Data
Table A-1 Single Family Unit Sizes—Spring Lake
Table A-2 City Multifamily Building Permits

Table A-1
Woodland Research and Technology Park Development Impact Fee Nexus StudySingle Family Unit Sizes - Spring LakeLand Use Average 1 2 3 4 5 6 7 8 9 10 11 12Low Density DR Horton 2,111 1,577 1,856 2,390 2,622 - - - - - - - - Prudler 1,929 1,488 2,013 2,031 2,185 - - - - - - - - Pioneer Village 2,757 2,786 2,620 2,394 2,134 3,425 3,312 3,104 2,282 - - - - Oyang South 2,771 3,023 2,935 2,739 2,614 2,700 3,512 2,494 2,119 1,945 3,324 3,105 2,737Oyang North 2,586 3,072 2,693 2,433 2,147 - - - - - - - - Calvert Ph 1 and 2 2,293 1,662 1,827 2,119 2,403 2,713 3,033 - - - - - - Calvert Ph 3 and 4 2,274 2,607 2,443 2,345 1,702 - - - - - - - - Spring Lake Central Ph 1 2,423 2,882 2,553 2,587 2,195 1,900 - - - - - - - Spring Lake Central Ph 2 2,046 2,568 2,216 2,153 1,967 1,693 1,677 - - - - - - Spring Lake Central Ph 4 2,790 3,184 3,104 3,057 2,573 2,571 2,249 - - - - - - Heritage Remainder Ph 2 2,609 2,874 2,767 2,145 1,945 3,312 - - - - - - - Heritage Remainder Meritage 2,604 2,047 2,169 2,347 2,501 2,654 2,762 3,104 3,246 - - - - Richmond American 2,432 2,193 2,288 3,164 2,505 2,012 - - - - - - - Average (Rounded) 2,430 Medium Density
Beeghly 1,687 1,450 1,656 1,733 1,908 - - - - - - - - Parkside 1,917 1,438 2,013 2,031 2,185 - - - - - - - - Ruby Estates 1,935 1,717 1,956 2,131 - - - - - - - - - Average (Rounded) 1,850 Average Single Family Sq. Ft. 2,320Source: City of Woodland Plan
Prepared by EPS 5/3/2023 Z:\Shared\projects\SAC\162000\162061 Woodland specific Plan Area 1A\Models\162061 FP 5.3.23.xlsx

Table A-2
Woodland Research and Technology Park Development Impact Fee Nexus Study City Multifamily Building Permits
Land Use
Building
Permit
Less
Non-Living
Space
Square
Feet Units
Square Feet
per Unit
2090 Heritage Parkway - Rochdale Grange Apartments
Building A 5,920 0 5,920 6 987
Building B 5,920 0 5,920 6 987
Building C 5,920 0 5,920 6 987
Building D 4,866 0 4,866 5 973
Building E 4,866 0 4,866 5 973
Building F 4,866 0 4,866 5 973
Building G 4,866 0 4,866 5 973
Building H 6,435 0 6,435 5 1,287
2170 Farmers Central - Mutual Housing at Spring Lake
Plan A 31,632 (912) 30,720 26 1,182
Plan B 26,284 (4,792) 21,492 24 896
Plan C 6,334 (834) 5,500 4 1,375
Plan D 6,644 (834) 5,810 4 1,453
Plan E 6,334 (834) 5,500 4 1,375
Plan G 17,825 (3,684) 14,141 15 943
Plan Type 2 15,872 (3,584) 12,288 16 768
Plan Type 3 10,040 (1,792) 8,248 8 1,031
10 North Cottonwood - Mercy Housing Apartments
Building A 4,739 0 4,739 5 948
Building B 4,739 0 4,739 5 948
Building C 4,739 0 4,739 5 948
Building D 4,739 0 4,739 5 948
Building E 4,739 0 4,739 5 948
Building F 4,739 0 4,739 5 948
Building G 4,739 0 4,739 5 948
Building H 5,220 0 5,220 8 653
Building I 7,775 0 7,775 7 1,111
Building J 4,739 0 4,739 5 948
Building K 4,739 0 4,739 5 948
Building L 4,739 0 4,739 5 948
Building M 4,739 0 4,739 5 948
Building N 4,739 0 4,739 5 948
Building O 4,739 0 4,739 5 948
Total/Average (Rounded) 221,960 224 990
Average Over 1,000 69,988 58 1,210
Average Under 1,000 151,972 166 920
Source: City of Woodland
Square Feet
Prepared by EPS 5/3/2023 Z:\Shared\projects\SAC\162000\162061 Woodland specific Plan Area 1A\Models\162061 FP 5.3.23.xlsx

APPENDIX B:

Summary of WRTP
Capital Improvement Program
Table B-1 Backbone Infrastructure Cost Estimates (2 pages)

Table B-1Woodland Research and Technology Park Development Impact Fee Nexus StudyBackbone Infrastructure Cost Estimates (2023$)Item Assumption Streets [1] Storm
Drainage Water Sewer
Parks and
Open Space
Planning
and Admin. Total Streets [1]
Storm
Drainage Water Sewer
Parks and
Open Space
Planning
and Admin. Total
County Road 25A (Hwy 113 to Harry Lorenzo and Parkland to Miekle) Construction $4,173,000 $249,000 $374,000 $0 $0 $0 $4,796,000 $4,173,000 $249,000 $374,000 $0 $0 $0 $4,796,000 Contingency 10% $418,000 $25,000 $37,000 $0 $0 $0 $480,000 $418,000 $25,000 $37,000 $0 $0 $0 $480,000Soft Cost 15% $626,000 $37,000 $56,000 $0 $0 $0 $719,000 $626,000 $37,000 $56,000 $0 $0 $0 $719,000Subtotal County Road 25A $5,217,000 $311,000 $467,000 $0 $0 $0 $5,995,000 $5,217,000 $311,000 $467,000 $0 $0 $0 $5,995,000 Parkland Avenue
Construction $5,451,000 $652,000 $369,000 $0 $0 $0 $6,472,000 $5,451,000 $652,000 $369,000 $0 $0 $0 $6,472,000Contingency 10% $545,000 $65,000 $37,000 $0 $0 $0 $647,000 $545,000 $65,000 $37,000 $0 $0 $0 $647,000 Soft Cost 15% $818,000 $98,000 $55,000 $0 $0 $0 $971,000 $818,000 $98,000 $55,000 $0 $0 $0 $971,000 Subtotal Parkland Avenue $6,814,000 $815,000 $461,000 $0 $0 $0 $8,090,000 $6,814,000 $815,000 $461,000 $0 $0 $0 $8,090,000 Main Internal Roadways
Construction $12,008,000 $3,723,000 $1,914,000 $1,579,000 $0 $0 $19,224,000 $5,246,000 $2,113,000 $1,614,000 $1,041,000 $0 $0 $10,014,000 Contingency 10% $1,201,000 $372,000 $191,000 $158,000 $0 $0 $1,922,000 $525,000 $211,000 $161,000 $104,000 $0 $0 $1,001,000 Soft Cost 15% $1,801,000 $558,000 $287,000 $237,000 $0 $0 $2,883,000 $787,000 $317,000 $242,000 $156,000 $0 $0 $1,502,000 Subtotal Main Internal Roadways $15,010,000 $4,653,000 $2,392,000 $1,974,000 $0 $0 $24,029,000 $6,558,000 $2,641,000 $2,017,000 $1,301,000 $0 $0 $12,517,000 Road B
Mobility Hub (includes 25% contingency) $862,000 $0 $0 $0 $0 $0 $862,000 $862,000 $0 $0 $0 $0 $0 $862,000 Other Construction $10,048,000 $839,000 $1,118,000 $467,000 $0 $0 $12,472,000 $10,048,000 $839,000 $1,118,000 $101,000 $0 $0 $12,106,000 Contingency (on Other Construction) 10% $1,005,000 $84,000 $112,000 $47,000 $0 $0 $1,248,000 $1,005,000 $84,000 $112,000 $10,000 $0 $0 $1,211,000Soft Cost 15% $1,637,000 $126,000 $168,000 $70,000 $0 $0 $2,001,000 $1,637,000 $126,000 $168,000 $15,000 $0 $0 $1,946,000Subtotal Road B $13,552,000 $1,049,000 $1,398,000 $584,000 $0 $0 $16,583,000 $13,552,000 $1,049,000 $1,398,000 $126,000 $0 $0 $16,125,000 Harry Lorenzo - Half Section North [2] $387,000 $0 $0 $0 $0 $0 $387,000 $0 $0 $0 $0 $0 $0 $0 Hwy 113/CR 25A Interchange
Right of Way and Utilities (no soft costs/cont.) $250,000 $0 $0 $0 $0 $0 $250,000 $132,000 $0 $0 $0 $0 $0 $132,000 Construction (incl. 20% contingency) $10,307,000 $0 $0 $0 $0 $0 $10,307,000 $5,463,000 $0 $0 $0 $0 $0 $5,463,000 Construction Management 15% $1,546,000 $0 $0 $0 $0 $0 $1,546,000 $819,000 $0 $0 $0 $0 $0 $819,000 Soft Cost 15.56% $1,604,000 $0 $0 $0 $0 $0 $1,604,000 $850,000 $0 $0 $0 $0 $0 $850,000Subtotal SR 113/CR 25A Interchange $13,707,000 $0 $0 $0 $0 $0 $13,707,000 $7,264,000 $0 $0 $0 $0 $0 $7,264,000 Parkland Avenue Overcrossing
Construction $7,863,000 $0 $0 $0 $0 $0 $7,863,000 $3,590,000 $0 $0 $0 $0 $0 $3,590,000 Construction Management 25% $1,966,000 $0 $0 $0 $0 $0 $1,966,000 $898,000 $0 $0 $0 $0 $0 $898,000 Soft Cost 15% $1,180,000 $0 $0 $0 $0 $0 $1,180,000 $539,000 $0 $0 $0 $0 $0 $539,000 Subtotal Parkland Avenue Overcrossing $11,009,000 $0 $0 $0 $0 $0 $11,009,000 $5,027,000 $0 $0 $0 $0 $0 $5,027,000 Sewer Lift Station Upgrades
Construction $0 $0 $0 $734,000 $0 $0 $734,000 $0 $0 $0 $335,000 $0 $0 $335,000 Offsite Contingency 20% $0 $0 $0 $147,000 $0 $0 $147,000 $0 $0 $0 $67,000 $0 $0 $67,000 Soft Cost 15% $0 $0 $0 $110,000 $0 $0 $110,000 $0 $0 $0 $50,000 $0 $0 $50,000 Subtotal Sewer Lift Station Upgrades $0 $0 $0 $991,000 $0 $0 $991,000 $0 $0 $0 $452,000 $0 $0 $452,000 Greenbelts, Parks, and Ponds
Construction $0 $3,632,000 $408,000 $0 $22,249,000 $0 $26,289,000 $0 $3,632,000 $0 $0 $21,310,000 $0 $24,942,000Contingency 10% $0 $363,000 $41,000 $0 $2,225,000 $0 $2,629,000 $0 $363,000 $0 $0 $2,131,000 $0 $2,494,000 Soft Cost 15% $0 $545,000 $61,000 $0 $3,337,000 $0 $3,943,000 $0 $545,000 $0 $0 $3,197,000 $0 $3,742,000Subtotal Greenbelts, Parks, and Ponds $0 $4,540,000 $510,000 $0 $27,811,000 $0 $32,861,000 $0 $4,540,000 $0 $0 $26,638,000 $0 $31,178,000 Off-Site Storm Drainage $0 $8,650,000 $0 $0 $0 $8,650,000 $0 $1,159,000 $0 $0 $0 $1,159,000Land Allocations $2,908,000 $648,000 $0 $0 $2,035,000 $0 $5,591,000 $1,828,000 $648,000 $0 $0 $2,035,000 $0 $4,511,000 Ag Mitigation and HCP Cost $992,000 $175,000 $0 $0 $273,000 $0 $1,440,000 $992,000 $175,000 $0 $0 $273,000 $0 $1,440,000 Subtotal Costs $69,596,000 $20,841,000 $5,228,000 $3,549,000 $30,119,000 $0 $129,333,000 $47,252,000 $11,338,000 $4,343,000 $1,879,000 $28,946,000 $0 $93,758,000Planning and Administration [3] 0% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Total Costs $69,596,000 $20,841,000 $5,228,000 $3,549,000 $30,119,000 $0 $129,333,000 $47,252,000 $11,338,000 $4,343,000 $1,879,000 $28,946,000 $0 $93,758,000 Source: Cunningham Engineering
[1] Includes Grading & Erosion Control, Street Work & Concrete, Dry Utilities, Streetlights, Mobility Hub, and ROW acquisition. [2] Improvements completed.[3] Planning and Administration costs from CIP are excluded because they are accounted for in the RTIF Program Administration fee component.

Total Estimated Costs RTIF
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Table B-1Woodland Research and Technology Park Development Impact Fee NexBackbone Infrastructure Cost Estimates (2023$)Item AssumptionCounty Road 25A (Hwy 113 to Harry Lorenzo and Parkland to Miekle) ConstructionContingency 10%Soft Cost 15%Subtotal County Road 25A Parkland Avenue
ConstructionContingency 10%Soft Cost 15%Subtotal Parkland Avenue Main Internal Roadways
ConstructionContingency 10%Soft Cost 15%Subtotal Main Internal Roadways Road B
Mobility Hub (includes 25% contingency)
Other ConstructionContingency (on Other Construction) 10%Soft Cost 15%Subtotal Road B Harry Lorenzo - Half Section North [2]Hwy 113/CR 25A Interchange Right of Way and Utilities (no soft costs/cont.)Construction (incl. 20% contingency)Construction Management 15%Soft Cost 15.56%Subtotal SR 113/CR 25A Interchange Parkland Avenue Overcrossing
ConstructionConstruction Management 25%Soft Cost 15%Subtotal Parkland Avenue Overcrossing Sewer Lift Station Upgrades
ConstructionOffsite Contingency 20%Soft Cost 15%Subtotal Sewer Lift Station Upgrades Greenbelts, Parks, and Ponds
ConstructionContingency 10%Soft Cost 15%Subtotal Greenbelts, Parks, and Ponds Off-Site Storm DrainageLand AllocationsAg Mitigation and HCP CostSubtotal CostsPlanning and Administration [3] 0% Total CostsSource: Cunningham Engineering
[1] Includes Grading & Erosion Control, Street Work & Concrete, Dry Utilities, Streetlights, Mobility Hub, and ROW acquisition. [2] Improvements completed.[3] Planning and Administration costs from CIP are excluded because they are accounted for in the RTIF Program Administration fee component.

SP-1B/1C Other
Streets [1]
Storm
Drainage Water Sewer Total Streets [1] Water Sewer Total Streets [1] Streets [1] Parks and
Open Space Total
Storm
Drainage
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$6,762,000 $1,610,000 $300,000 $538,000 $9,210,000 $0 $0 $0 $0 $0 $0 $0 $0 $676,000 $161,000 $30,000 $54,000 $921,000 $0 $0 $0 $0 $0 $0 $0 $0 $1,014,000 $241,000 $45,000 $81,000 $1,381,000 $0 $0 $0 $0 $0 $0 $0 $0 $8,452,000 $2,012,000 $375,000 $673,000 $11,512,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0$0 $0 $0 $366,000 $366,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $37,000 $37,000 $0 $0 $0 $0 $0 $0 $0 $0$0 $0 $0 $55,000 $55,000 $0 $0 $0 $0 $0 $0 $0 $0$0 $0 $0 $458,000 $458,000 $0 $0 $0 $0 $0 $0 $0 $0 $387,000 $0 $0 $0 $387,000 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $63,000 $0 $0 $63,000 $0 $55,000 $55,000 $0 $0 $0 $0 $0 $0 $2,577,000 $0 $0 $2,577,000 $0 $2,267,000 $2,267,000 $0$0 $0 $0 $0 $0 $387,000 $0 $0 $387,000 $0 $340,000 $340,000 $0 $0 $0 $0 $0 $0 $401,000 $0 $0 $401,000 $0 $353,000 $353,000 $0 $0 $0 $0 $0 $0 $3,428,000 $0 $0 $3,428,000 $0 $3,015,000 $3,015,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $4,273,000 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $1,068,000 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $641,000 $0 $0 $0$0 $0 $0 $0 $0 $0 $0 $0 $0 $5,982,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $399,000 $399,000 $0 $0 $0 $0$0 $0 $0 $0 $0 $0 $0 $60,000 $60,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $80,000 $80,000 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $539,000 $539,000 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $408,000 $0 $408,000 $0 $0 $939,000 $939,000 $0 $0 $0 $0 $0 $0 $0 $41,000 $0 $41,000 $0 $0 $94,000 $94,000 $0$0 $0 $0 $0 $0 $0 $61,000 $0 $61,000 $0 $0 $140,000 $140,000 $0 $0 $0 $0 $0 $0 $0 $510,000 $0 $510,000 $0 $0 $1,173,000 $1,173,000 $0$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $7,491,000 $538,000 $0 $0 $0 $538,000 $0 $0 $0 $0 $542,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$9,377,000 $2,012,000 $375,000 $1,131,000 $12,895,000 $3,428,000 $510,000 $539,000 $4,477,000 $6,524,000 $3,015,000 $1,173,000 $4,188,000 $7,491,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$9,377,000 $2,012,000 $375,000 $1,131,000 $12,895,000 $3,428,000 $510,000 $539,000 $4,477,000 $6,524,000 $3,015,000 $1,173,000 $4,188,000 $7,491,000 Developer City SLSP
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ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23

BACKBONE ROADWAY ENGINEERS ESTIMATE SUMMARY
A. COUNTY ROAD 25A
$5,995,000 $5,995,000 $0 $0 $0 $0 $0
B. PARKLAND AVENUE (OVERCROSSING TO
HLA) $8,090,000 $8,090,000 $0 $0 $0 $0 $0
C. MAIN INTERNAL ROADWAYS $24,030,000 $12,518,000 $11,511,000 $0 $0 $0 $0 D. ROAD B (INCLUDING MOBILITY HUB) $16,669,000 $16,125,000 $458,000 $0 $0 $0 $0 E. GREENBELTS, PARKS, & PONDS $32,861,000 $31,178,000 $0 $510,000 $0 $1,174,000 $0 F. HARRY LORENZO - HALF SECTION
(NORTH) $387,000 $0 $387,000 $0 $0 $0 $0
G. SR 113 CR 25A INTERCHANGE
$13,707,000 $7,264,000 $0 $3,427,000 $0 $3,015,000 $0
H. PARKLAND AVENUE OVERCROSSING
$11,008,000 $5,027,000 $0 $0 $5,982,000 $0 $0
I. SEWER LIFT STATION UPGRADES
$991,000 $452,000 $0 $539,000 $0 $0 $0
J. OFF-SITE STORM DRAINAGE COMMON
IMPROVEMENTS $8,650,000 $1,159,000 $0 $0 $0 $0 $7,491,000 K. PLANNING & ADMINISTRATION
$3,512,000 $3,512,000 $0 $0 $0 $0 $0
L. AG MITIGATION & YOLO HABITAT
CONSERVATION FEE (HCP) $1,440,000 $1,440,000 $0 $0 $0 $0 $0 M. LAND ALLOCATIONS
$5,052,000 $4,510,000 $0 $0 $542,000 $0 $0
BACKBONE INFRASTRUCTURE TOTAL COST: $132,392,000 $97,270,000 $12,356,000 $4,476,000 $6,524,000 $4,189,000 $7,491,000 NOTES:

RTIF FEE DEVELOPER COST

CITY OF

TOTAL WOODLAND

SPRING LAKE

SPECIFIC PLAN OTHER

FINAL DRAFT
(1) This opinion of probable cost was based on Infrastructure Study Report exhibits for the Woodland Research and Technology Park (SP-1A) dated January 2020. In addition, CR25A/HWY 113 and Parkland O.C. costs are based on MTCo Preliminary Project Cost Estimate Summaries dated June 13, 2022 with soft costs (PA&ED, Final Design, and Contingency) included. Sewer Pump Station Upgrades are based on Waterworks' Spring Lake Pump Station Capacity Enhancement Assessment, dated 9/29/20 with total soft costs of 35%.

All other projects assume 10% contingency and 15% soft costs. (2) Additional Notes:

SP- 1B/1C

ALLOCATION

A.

B.

C.
i. Undergrounding or relocation of existing overhead utility lines excepting from CR25A to SR 113 (electric only). All other instances of main line joint trench installation to include cost of removal of existing overhead utility lines (where present).

D.

E.

F.

G. The 'other' column encompasses shares of costs associated with off-site storm drainage improvements (Item J) for which funding sources are yet to be determined. iv. Costs associated with coordination with other contractors working within the Spring Lake area (e.g. offsite storm drainage, water well(s), intract improvements, etc.) Unit costs are 2021 basis estimates with an addtional 5% escalation. A 10% contingency is also included.

This opinion of costs assumes that all the civil improvements for each phase are to be constructed in one phase. If the project is built out in additional multiple sub-phases, additional costs may be incurred. Costs also assume competitive bidding.

This opinion of costs DOES NOT include costs for the following items:
ii. Any costs related to environmental assessment of the mitigation of any contamination, endangered species or archeological resources. iii. Costs for financing, bonds and easements.

This opinion assumes payment of prevailing wages.

This opinion includes soft costs (engr, landscape design, construction management, staking, plan check fees, inspection, soils testing.) of 15%.

In providing opinions of probable construction cost, the Client understands that the Engineer has no control over costs or the price of labor, equipment or materials, or over the Contractor's method of pricing, and that the opinions of probable construction cost provided herein are to be made on the basis of the Engineer's qualifications and experience. The Engineer makes no warranty, expressed or implied, as to the accuracy of such opinions as compared to bid or actual costs.

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
A. COUNTY ROAD 25A (HWY 113 TO HARRY LORENZO AVE)
Section N, O, P, Q, R, S, T

UNIT TOTAL RTIF

ITEM DESCRIPTION QTY UNIT COST COST FEE DEVELOPER COST
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 4.0 AC $5,250.00 $20,815 $20,815 $0

2. EXCAVATION TO SUBGRADE 6,639 CY $16.00 $106,219 $106,219 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 65,180 SF $0.80 $52,144 $52,144 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 24,492 SF $0.80 $19,594 $19,594 $0

5. TRAFFIC CONTROL (Closures/Detours TBD) 1 LS $225,000.00 $225,000 $225,000 $0

6. EROSION CONTROL 4.0 AC $7,800.00 $30,926 $30,926 $0
$454,698 $454,698 $0
II. STREET WORK & CONCRETE

7. 7" AC PAVEMENT 58,186 SF $5.10 $296,749 $296,749 $0

8. 22" AGGREGATE BASE (Road/Curb) 65,180 SF $4.70 $306,346 $306,346 $0

9. REINFORCED CONCRETE PATH 19,060 SF $12.50 $238,250 $238,250 $0

10. SAWCUT EXISTING PAVEMENT 4,800 SF $3.10 $14,880 $14,880 $0

11. MICROSURFACE EXISTING PAVEMENT 72,000 SF $2.10 $151,200 $151,200 $0

11. 4" PCC SIDEWALK 5,432 SF $7.40 $40,197 $40,197 $0

12. 6" AGGREGATE BASE SHOULDER 7,887 SF $1.20 $9,464 $9,464 $0

13. SIGNAGE AND STRIPING 1 LS $15,000.00 $15,000 $15,000 $0

14. CURB & GUTTER 2,796 LF $30.00 $83,880 $83,880 $0

15. MEDIAN CURB 1,874 LF $19.00 $35,606 $35,606 $0

16. AC DIKE 2,582 LF $16.00 $41,312 $41,312 $0

17. STAMPED CONCRETE/ENHANCED CROSSWALK 2,844 SF $34.00 $96,696 $96,696 $0

18. STAMPED CONCRETE (Median) 1,877 SF $32.00 $60,064 $60,064 $0

19. SURVEY MONUMENTS 3 EA $1,575.00 $4,725 $4,725 $0

20. PEDESTRIAN RAMPS (incl. detectable warnings) 14 EA $2,730.00 $38,220 $38,220 $0

21. CMU WALL 0 LF $405.00 $0 $0 $0

22. FENCE AT ACCESS ROAD 1,856 LF $52.00 $96,512 $96,512 $0

23. BOLLARDS 0 EA $945.00 $0 $0 $0

24. ROUNDABOUT 1 EA $105,000.00 $105,000 $105,000 $0

25. GATEWAY MONUMENT 1 EA $150,000.00 $150,000 $150,000 $0

26. LANDSCAPING 59,730 SF $8.40 $501,732 $501,732 $0
$2,285,833 $2,285,833 $0
III. STORM DRAINAGE

27. 18" RCP STORM DRAIN - 1,400 LF $105.00 $147,000 $147,000 $0

28. TYPE I SD MANHOLE 5 EA $6,800.00 $34,000 $34,000 $0

29. CURB INLET 10 EA $6,800.00 $68,000 $68,000 $0

30. OUTFALL (headwall, flap gate, and slope protection) 0 EA $31,500.00 $0 $0 $0 $249,000 $249,000 $0
IV. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 1,850 LF $73.00 $135,050 $135,050 $0

32. 12" WATER MAIN (Including Fittings) 0 LF $126.00 $0 $0 $0

33. 8" WATER MAIN - Reclaimed Water (Including Fittings) 1,779 LF $73.00 $129,867 $129,867 $0

34. 8" WATER BLOW OFF 0 EA $3,100.00 $0 $0 $0

35. IRRIGATION POC 1 EA $6,300.00 $6,300 $6,300 $0

36. 4" IRRIGATION SLEEVE 337 LF $22.00 $7,414 $7,414 $0

37. 8" GATE VALVE 4 EA $2,600.00 $10,400 $10,400 $0

38. 8" GATE VALVE - RECLAIMED WATER 2 EA $2,600.00 $5,200 $5,200 $0

39. 12" GATE VALVE 0 EA $4,200.00 $0 $0 $0

40. CONNECT TO EXISTING 1 EA $2,600.00 $2,600 $2,600 $0

41. FIRE HYDRANT AND ASSEMBLY 7 EA $11,000.00 $77,000 $77,000 $0 $373,831 $373,831 $0
V. DRY UTILITIES

42. BOLLARD PATH LIGHTS 24 EA $5,900.00 $141,600 $141,600 $0

43. COBRA STREET LIGHTS (SINGLE) 5 EA $12,000.00 $60,000 $60,000 $0

44. COBRA STREET LIGHTS (DOUBLE) 11 EA $7,875.00 $86,625 $86,625 $0

45. JOINT TRENCH (Gas extend from HLA to B St) 1,850 LF $105.00 $194,250 $194,250 $0

46. UNDERGROUNDING OF OHE LINES (SR 113 to HLA) 4,200 LF $105.00 $441,000 $441,000 $0

47. SIGNAL INTERCONNECT (Road B to HLA) 1,850 LF $20.00 $37,000 $37,000 $0

48. TRAFFIC SIGNAL (Road B) 1 LS $472,000.00 $472,000 $472,000 $0 $1,432,475 $1,432,475 $0

SUMMARY
I. GRADING & EROSION CONTROL $454,698 $454,698 $0
II. STREET WORK & CONCRETE $2,285,833 $2,285,833 $0
III. STORM DRAINAGE $249,000 $249,000 $0
IV. WATER SYSTEM $373,831 $373,831 $0
V. DRY UTILITIES $1,432,475 $1,432,475 $0
$4,796,000 $4,796,000 $0

FINAL DRAFT
SUB-TOTAL:

WATER SYSTEM SUB-TOTAL

DRY UTILITIES SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

UNIT TOTAL RTIF

ITEM DESCRIPTION QTY UNIT COST COST FEE DEVELOPER COST
$480,000 $480,000 $0
$719,000 $719,000 $0
TOTAL CR 25A COST (HWY 113 TO HARRY LORENZO): $5,995,000 $5,995,000 $0 10% CONTINGENCY:
15% SOFT COSTS:

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23

UNIT TOTAL

ITEM DESCRIPTION QTY UNIT COST COST RTIF FEE

DEVELOPER
COST
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 0.5 AC $5,250.00 $2,649 $2,649 $0

2. EXCAVATION TO SUBGRADE 1,019 CY $16.00 $16,303 $16,303 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 10,004 SF $0.80 $8,003 $8,003 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 3,280 SF $0.80 $2,624 $2,624 $0

5. EROSION CONTROL 0.5 AC $7,800.00 $3,935 $3,935 $0
$33,514 $33,514 $0
II. STREET WORK & CONCRETE

6. 7" AC PAVEMENT 9,184 SF $5.10 $46,838 $46,838 $0

7. 26" AGGREGATE BASE (Road/Curb/Curb&Gutter) 10,004 SF $5.10 $51,020 $51,020 $0

8. REINFORCED CONCRETE PATH 3,280 SF $12.50 $41,000 $41,000 $0

9. 4" PCC SIDEWALK 0 SF $7.40 $0 $0 $0

10. SIGNAGE AND STRIPING 1 LS $5,000.00 $5,000 $5,000 $0

11. CURB & GUTTER 328 LF $30.00 $9,840 $9,840 $0

12. MEDIAN CURB 328 LF $19.00 $6,232 $6,232 $0

13. STAMPED CONCRETE/ENHANCED CROSSWALK 660 SF $34.00 $22,440 $22,440 $0

14. SURVEY MONUMENTS 1 EA $1,575.00 $1,575 $1,575 $0

15. PEDESTRIAN RAMPS (incl. detectable warnings) 2 EA $2,730.00 $5,460 $5,460 $0

16. LANDSCAPING 4,428 SF $10.00 $44,280 $44,280 $0

17. CMU WALL (6') 1,504 LF $405.00 $609,120 $609,120 $0

18. CMU WALL (8') 1,381 LF $540.00 $745,740 $745,740 $0

19. BOLLARDS 0 EA $945.00 $0 $0 $0
$1,588,546 $1,588,546 $0
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 0 LF $105.00 $0 $0 $0

21. 30" RCP STORM DRAIN 0 LF $147.00 $0 $0 $0

22. 42" RCP STORM DRAIN 0 LF $315.00 $0 $0 $0

23. 24" SD MANIFOLD 0 EA $105,000.00 $0 $0 $0

24. TYPE II SD MANHOLE 0 EA $6,800.00 $0 $0 $0

25. CONNECT TO EXISTING 0 EA $1,300.00 $0 $0 $0

26. CURB INLET 0 EA $6,800.00 $0 $0 $0
$0 $0 $0
IV. WATER SYSTEM

27. 12" WATER MAIN (Including Fittings) 0 LF $126.00 $0 $0 $0

28. 12" GATE VALVE 0 EA $4,200.00 $0 $0 $0

29. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

30. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 1,000 LF $73.00 $73,000 $73,000 $0

31. 8" WATER BLOW OFF 0 EA $3,100.00 $0 $0 $0

32. 8" GATE VALVE - RECLAIMED WATER 1 EA $2,600.00 $2,600 $2,600 $0

33. IRRIGATION POC 0 EA $6,300.00 $0 $0 $0

34. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

35. FIRE HYDRANT AND ASSEMBLY 0 EA $11,000.00 $0 $0 $0
$75,600 $75,600 $0
V. DRY UTILITIES

36. HLA/PARKLAND SIGNAL (partially constructed) 0 LS $372,000.00 $0 $0 $0

37. B STREET/PARKLAND SIGNAL 1 LS $472,000.00 $472,000 $472,000 $0

38. SIGNAL INTERCONNECT 0 LF $20.00 $0 $0 $0

39. JOINT TRENCH (MAINLINE) 0 LF $235.00 $0 $0 $0

40. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 0 EA $12,000.00 $0 $0 $0

41. COBRA STREET LIGHTS (DOUBLE) 1 EA $15,000.00 $15,000 $15,000 $0 $487,000 $487,000 $0
$2,184,660 $2,184,660 $0
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 3.5 AC $5,250.00 $18,460 $18,460 $0

2. EXCAVATION TO SUBGRADE 6,985 CY $16.00 $111,760 $111,760 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 68,580 SF $0.80 $54,864 $54,864 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 22,860 SF $0.80 $18,288 $18,288 $0

5. EROSION CONTROL 3.5 AC $7,800.00 $27,426 $27,426 $0
$230,797 $230,797 $0
II. STREET WORK & CONCRETE

6. 7" AC PAVEMENT 62,865 SF $5.10 $320,612 $320,612 $0

7. 26" AGGREGATE BASE (Road/Curb/Curb&Gutter) 68,580 SF $5.10 $349,758 $349,758 $0

PARKLAND AVENUE (OVERCROSSING TO ROAD B) SUB-TOTAL

FINAL DRAFT

DRY UTILITIES SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL

STORM DRAINAGE SUB-TOTAL
B.1 PARKLAND AVENUE (OVERCROSSING TO ROAD B) - Section A B.2 PARKLAND AVENUE (ROAD B TO HARRY LORENZO AVENUE) - Section A & D

WATER SYSTEM SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

ITEM DESCRIPTION QTY UNIT COST COST RTIF FEE

DEVELOPER
COST

8. REINFORCED CONCRETE PATH 22,860 SF $12.50 $285,750 $285,750 $0

9. 4" PCC SIDEWALK 0 SF $7.40 $0 $0 $0

10. SIGNAGE AND STRIPING 1 LS $6,000.00 $6,000 $6,000 $0

11. CURB & GUTTER 2,286 LF $30.00 $68,580 $68,580 $0

12. MEDIAN CURB 2,286 LF $19.00 $43,434 $43,434 $0

13. STAMPED CONCRETE/ENHANCED CROSSWALK 1,320 SF $34.00 $44,880 $44,880 $0

14. SURVEY MONUMENTS 0 EA $1,575.00 $0 $0 $0

15. PEDESTRIAN RAMPS (incl. detectable warnings) 4 EA $2,730.00 $10,920 $10,920 $0

16. LANDSCAPING 30,861 SF $10.00 $308,610 $308,610 $0

17. CMU WALL (6') 2,267 LF $405.00 $918,135 $918,135 $0

18. CMU WALL (8') 0 LF $540.00 $0 $0 $0

19. BOLLARDS 0 EA $945.00 $0 $0 $0
$2,356,679 $2,356,679 $0
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 292 LF $105.00 30,660.00 $30,660 $0

21. 30" RCP STORM DRAIN 802 LF $147.00 $117,894 $117,894 $0

22. 42" RCP STORM DRAIN 960 LF $315.00 $302,400 $302,400 $0

23. 24" SD MANIFOLD 1 EA $105,000.00 $105,000 $105,000 $0

24. TYPE II SD MANHOLE 6 EA $6,800.00 $40,800 $40,800 $0

25. CONNECT TO EXISTING 1 EA $1,300.00 $1,300 $1,300 $0

26. CURB INLET 8 EA $6,800.00 $54,400 $54,400 $0
$652,454 $652,454 $0
IV. WATER SYSTEM

27. 12" WATER MAIN (Including Fittings) 1,155 LF $126.00 $145,530 $145,530 $0

28. 12" GATE VALVE 2 EA $4,200.00 $8,400 $8,400 $0

29. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

30. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 1,116 LF $73.00 $81,468 $81,468 $0

31. 8" WATER BLOW OFF 0 EA $3,100.00 $0 $0 $0

32. 8" GATE VALVE - RECLAIMED WATER 2 EA $2,600.00 $5,200 $5,200 $0

33. IRRIGATION POC 1 EA $6,300.00 $6,300 $6,300 $0

34. CONNECT TO EXISTING 1 EA $2,600.00 $2,600 $2,600 $0

35. FIRE HYDRANT AND ASSEMBLY 4 EA $11,000.00 $44,000 $44,000 $0 $293,498 $293,498 $0
V. DRY UTILITIES

36. HLA/PARKLAND SIGNAL (partially constructed) 1 LS $372,000.00 $372,000 $372,000 $0

37. B STREET/PARKLAND SIGNAL 0 LS $472,000.00 $0 $0 $0

38. SIGNAL INTERCONNECT (Road B to HLA) 1,175 LF $20.00 $23,500 $23,500 $0

39. JOINT TRENCH (MAINLINE) 1,143 LF $235.00 $268,605 $268,605 $0

40. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 0 EA $12,000.00 $0 $0 $0

41. COBRA STREET LIGHTS (DOUBLE) 6 EA $15,000.00 $90,000 $90,000 $0 $754,105 $754,105 $0
$4,287,533 $4,287,533 $0

SUMMARY
I. GRADING & EROSION CONTROL $264,311 $264,311 0
II. STREET WORK & CONCRETE $3,945,224 $3,945,224 $0
III. STORM DRAINAGE $652,454 $652,454 $0
IV. WATER SYSTEM $369,098 $369,098 $0
V. DRY UTILITIES $1,241,105 $1,241,105 $0
$6,472,000 $6,472,000 $0
$647,000 $647,000 $0
$971,000 $971,000 $0
$8,090,000 $8,090,000 $0
SUB-TOTAL:

PARKLAND AVENUE (ROAD B TO HARRY LORENZO AVENUE) SUB-TOTAL

DRY UTILITIES SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL
10% CONTINGENCY:
15% SOFT COSTS:

TOTAL PARKLAND AVENUE COST:

STORM DRAINAGE SUB-TOTAL

WATER SYSTEM SUB-TOTAL

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
C. MAIN INTERNAL ROADWAYS (ROAD A, C, D, E, F, G AND MARSTON)

UNIT TOTAL RTIF

ITEM DESCRIPTION QTY UNIT COST COST FEE
ROAD A - Section H (Road G to Road C) 1
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 2.3 AC $5,250.00 $11,845 $11,845 $0

2. EXCAVATION TO SUBGRADE 3,973 CY $16.00 $63,571 $63,571 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 55,970 SF $0.80 $44,776 $44,776 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 21,840 SF $0.80 $17,472 $17,472 $0

5. EROSION CONTROL 2.26 AC $7,800.00 $17,598 $17,598 $0 $155,262 $155,262 $0
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 49,140 SF $3.30 $162,162 $162,162 $0

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 55,970 SF $4.20 $235,074 $235,074 $0

10. REINFORCED CONCRETE PATH 0 SF $12.50 $0 $0 $0

11. 4" PCC SIDEWALK 21,840 SF $7.40 $161,616 $161,616 $0

12. SIGNAGE AND STRIPING 1 LS $7,000.00 $7,000 $7,000 $0

13. CURB & GUTTER 2,730 LF $30.00 $81,900 $81,900 $0

14. MEDIAN CURB 0 LF $19.00 $0 $0 $0

15. SURVEY MONUMENTS 1 EA $1,575.00 $1,575 $1,575 $0

16. STAMPED CONCRETE/ENHANCED CROSSWALK 0 SF $34.00 $0 $0 $0

17. PEDESTRIAN RAMPS (incl. detectable warnings) 3 EA $2,730.00 $8,190 $8,190 $0

18. LANDSCAPING 20,475 SF $10.00 $204,750 $204,750 $0

19. BOLLARDS 0 EA $945.00 $0 $0 $0

20. ROUNDABOUT 0 EA $105,000.00 $0 $0 $0
$862,267 $862,267 $0
III. STORM DRAINAGE

21. 18" RCP STORM DRAIN 885 LF $105.00 $92,925 $92,925 $0

22. 24" RCP STORM DRAIN 0 LF $126.00 $0 $0 $0

23. 42" RCP STORM DRAIN 680 LF $315.00 $214,200 $214,200 $0

24. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

25. TYPE I SD MANHOLE 3 EA $6,800.00 $20,400 $20,400 $0

26. TYPE II SD MANHOLE 3 EA $8,900.00 $26,700 $26,700 $0

27. CURB INLET 10 EA $6,800.00 $68,000 $68,000 $0
$422,225 $422,225 $0
IV. SEWER SYSTEM

28. 8" SDR-35 PVC 1,365 LF $78.00 $106,470 $106,470 $0

29. 10" SDR-35 PVC 0 LF $78.00 $0 $0 $0

30. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

31. 48" SEWER MANHOLE 4 EA $8,400.00 $33,600 $33,600 $0 140,070 $140,070 $0
V. WATER SYSTEM

32. 8" WATER MAIN (Including Fittings) 1,365 LF $73.00 $99,645 $99,645 $0

33. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

34. 12" WATER MAIN (Including Fittings) 0 LF $126.00 $0 $0 $0

35. 12" GATE VALVE 0 EA $4,200.00 $0 $0 $0

36. 8" GATE VALVE 5 EA $2,600.00 $13,000 $13,000 $0

37. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

38. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

39. FIRE HYDRANT AND ASSEMBLY 3 EA $11,000.00 $33,000 $33,000 $0 $145,645 $145,645 $0
VI. STREETLIGHTS

39. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

40. SIGNAL INTERCONNECT 0 EA $52,500.00 $0 $0 $0

41. JOINT TRENCH 1,365 LF $105.00 $143,325 $143,325 $0

42. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

43. COBRA STREET LIGHTS (SINGLE) 6 EA $12,000.00 $72,000 $72,000 $0

44. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $215,325 $215,325 $0

SUMMARY
I. GRADING & EROSION CONTROL $155,262 $155,262 $0
II. STREET WORK & CONCRETE $862,267 $862,267 $0
III. STORM DRAINAGE $422,225 $422,225 $0
VI. SEWER SYSTEM $140,070 $140,070 $0
V. WATER SYSTEM $145,645 $145,645 $0
VI. STREETLIGHTS $215,325 $215,325 $0

SEWER SYSTEM SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

DEVELOPER
COST

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL

FINAL DRAFT

$1,941,000 $1,941,000 $0
$194,000 $194,000 $0
$291,000 $291,000 $0
$2,426,000 $2,426,000 $0
SUB-TOTAL:
10% CONTINGENCY:

TOTAL ROAD A COST:
15% SOFT COSTS:

ROAD C - Section I (Road B to Road D) 1
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 1.8 AC $5,250.00 $9,288 $3,586 $5,702

2. EXCAVATION TO SUBGRADE 3,718 CY $16.00 $59,482 $22,972 $36,510

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 52,370 SF $0.80 $41,896 $16,832 $25,064

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 11,856 SF $0.80 $9,485 $3,476 $6,008

5. EROSION CONTROL 1.77 AC $7,800.00 $13,799 $5,328 $8,471 $133,950 $52,196 $81,755
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 47,424 SF $3.30 $156,499 $62,868 $93,631

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 52,370 SF $4.20 $219,954 $64,153 $155,801

10. REINFORCED CONCRETE PATH 0 SF $12.50 $0 $0 $0

11. 4" PCC SIDEWALK 11,856 SF $7.40 $87,734 $32,157 $55,578

12. SIGNAGE AND STRIPING 1 LS $5,000.00 $5,000 $1,500 $3,500

13. CURB & GUTTER 1,976 LF $30.00 $59,280 $9,210 $50,070

14. SURVEY MONUMENTS 0 EA $1,575.00 $0 $0 $0

15. STAMPED CONCRETE/ENHANCED CROSSWALK 0 SF $34.00 $0 $0 $0

16. PEDESTRIAN RAMPS (incl. detectable warnings) 0 EA $2,730.00 $0 $0 $0

17. LANDSCAPING 12,844 SF $10.00 $128,440 $28,300 $100,140

18. BOLLARDS 0 EA $945.00 $0 $0 $0

19. ROUNDABOUT 0 EA $105,000.00 $0 $0 $0
$656,908 $198,188 $458,719
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 208 LF $105.00 $21,840 $0 $21,840

21. 24" RCP STORM DRAIN 988 LF $126.00 $124,488 $0 $124,488

22. 42" RCP STORM DRAIN 0 LF $315.00 $0 $0 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 4 EA $6,800.00 $27,200 $0 $27,200

25. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0

26. CURB INLET 8 EA $6,800.00 $54,400 $0 $54,400
$227,928 $0 $227,928
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 683 LF $78.00 $53,274 $0 $53,274

28. 10" SDR-35 PVC 305 LF $78.00 $23,790 $23,790 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 3 EA $8,400.00 $25,200 $8,400 $16,800 $102,264 $32,190 $70,074
V. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 0 LF $73.50 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.50 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 988 LF $126.00 $124,488 $124,488 $0

34. 12" GATE VALVE 3 EA $4,200.00 $12,600 $12,600 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,625.00 $0 $0 $0

36. CONNECT TO EXISTING 0 EA $2,625.00 $0 $0 $0

37. FIRE HYDRANT AND ASSEMBLY 3 EA $11,025.00 $33,075 $0 $33,075 $170,163 $137,088 $33,075
VI. STREETLIGHTS

31. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

32. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

33. JOINT TRENCH 988 LF $105.00 $103,740 $0 $103,740

34. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

35. COBRA STREET LIGHTS (SINGLE) 5 EA $12,000.00 $60,000 $0 $60,000

36. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $163,740 $0 $163,740

SUMMARY
I. GRADING & EROSION CONTROL $133,950 $52,196 $81,755
II. STREET WORK & CONCRETE $656,908 $198,188 $458,719
III. STORM DRAINAGE $227,928 $0 $227,928
VI. SEWER SYSTEM $102,264 $32,190 $70,074
V. WATER SYSTEM $170,163 $137,088 $33,075
VI. STREETLIGHTS $163,740 $0 $163,740
$1,455,000 $420,000 $1,035,000
$146,000 $42,000 $104,000
$218,000 $63,000 $155,000
$1,819,000 $525,000 $1,294,000

SEWER SYSTEM SUB-TOTAL

WATER SYSTEM SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

STREETLIGHTS SUB-TOTAL
SUB-TOTAL:
10% CONTINGENCY:

TOTAL ROAD C (Section I) COST:
15% SOFT COSTS:

GRADING & EROSION CONTROL SUB-TOTAL

ROAD C - Section J (Road A to Road B) 1
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 0.8 AC $5,250.00 $4,406 $4,406 $0

2. EXCAVATION TO SUBGRADE 1,438 CY $16.00 $23,000 $23,000 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 20,250 SF $0.80 $16,200 $16,200 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 9,880 SF $0.80 $7,904 $7,904 $0

5. EROSION CONTROL 0.84 AC $7,800.00 $6,546 $6,546 $0
$58,056 $58,056 $0
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 17,784 SF $3.30 $58,687 $58,687 $0

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 20,250 SF $4.20 $85,050 $85,050 $0

10. REINFORCED CONCRETE PATH 9,880 SF $12.50 $123,500 $123,500 $0

11. 4" PCC SIDEWALK 0 SF $7.40 $0 $0 $0

12. SIGNAGE AND STRIPING 1 LS $2,000.00 $2,000 $2,000 $0

13. CURB & GUTTER 988 LF $30.00 $29,640 $29,640 $0

14. SURVEY MONUMENTS 1 EA $1,575.00 $1,575 $1,575 $0

15. STAMPED CONCRETE/ENHANCED CROSSWALK 0 SF $34.00 $0 $0 $0

16. PEDESTRIAN RAMPS (incl. detectable warnings) 4 EA $2,730.00 $10,920 $10,920 $0

17. LANDSCAPING 6,422 SF $10.00 $64,220 $64,220 $0

18. BOLLARDS 0 EA $945.00 $0 $0 $0

19. ROUNDABOUT 1 EA $105,000.00 $105,000 $105,000 $0
$480,592 $480,592 $0
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 574 LF $105.00 $60,270 $60,270 $0

21. 24" RCP STORM DRAIN 0 LF $126.00 $0 $0 $0

22. 42" RCP STORM DRAIN 0 LF $315.00 $0 $0 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 2 EA $6,800.00 $13,600 $13,600 $0

25. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0

26. CURB INLET 4 EA $6,800.00 $27,200 $27,200 $0
$101,070 $101,070 $0
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 494 LF $78.00 $38,532 $38,532 $0

28. 10" SDR-35 PVC 0 LF $78.00 $0 $0 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 2 EA $8,400.00 $16,800 $16,800 $0 $55,332 $55,332 $0
V. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 494 LF $126.00 $62,244 $62,244 $0

34. 12" GATE VALVE 2 EA $4,200.00 $8,400 $8,400 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

36. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

37. FIRE HYDRANT AND ASSEMBLY 1 EA $11,000.00 $11,000 $11,000 $0

38. 4" IRRIGATION SLEEVE 149 LF $22.00 $3,278 $3,278 $0 $84,922 $84,922 $0
VI. STREETLIGHTS

39. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

40. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

41. JOINT TRENCH 494 LF $105.00 $51,870 $51,870 $0

42. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

43. COBRA STREET LIGHTS (SINGLE) 3 EA $12,000.00 $36,000 $36,000 $0

44. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $87,870 $87,870 $0

SUMMARY
I. GRADING & EROSION CONTROL $58,056 $58,056 $0
II. STREET WORK & CONCRETE $480,592 $480,592 $0
III. STORM DRAINAGE $101,070 $101,070 $0
VI. SEWER SYSTEM $55,332 $55,332 $0
V. WATER SYSTEM $84,922 $84,922 $0
VI. STREETLIGHTS $87,870 $87,870 $0
$868,000 $868,000 $0
$87,000 $87,000 $0
$130,000 $130,000 $0
$955,000 $955,000 $0

SEWER SYSTEM SUB-TOTAL

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL
SUB-TOTAL:
10% CONTINGENCY:

TOTAL ROAD C (Section J) COST:
15% SOFT COSTS:

STREET WORK & CONCRETE SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

ROAD D - Section C2 (CR 25A to Marston Drive) 1
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 2.3 AC $5,250.00 $12,140 $2,428 $9,712

2. EXCAVATION TO SUBGRADE 4,767 CY $16.00 $76,269 $15,254 $61,015

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 67,150 SF $0.80 $53,720 $13,132 $40,588

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 14,773 SF $0.80 $11,818 $2,149 $9,670

5. EROSION CONTROL 2.31 AC $7,800.00 $18,036 $3,607 $14,429 $171,983 $36,569 $135,414
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 60,435 SF $3.30 $199,436 $48,751 $150,685

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 67,150 SF $4.20 $282,030 $68,941 $213,089

10. REINFORCED CONCRETE PATH 0 SF $12.50 $0 $0 $0

11. 4" PCC SIDEWALK 14,773 SF $7.40 $109,320 $19,876 $89,444

12. SIGNAGE AND STRIPING 1 LS $7,000.00 $7,000 $1,750 $5,250

13. CURB & GUTTER 2,686 LF $30.00 $80,580 $0 $80,580

14. SURVEY MONUMENTS 1 EA $1,575.00 $1,575 $0 $1,575

15. STAMPED CONCRETE/ENHANCED CROSSWALK 0 SF $34.00 $0 $0 $0

16. PEDESTRIAN RAMPS (incl. detectable warnings) 3 EA $2,730.00 $8,190 $0 $8,190

17. LANDSCAPING 18,802 SF $10.00 $188,020 $26,860 $161,160

18. BOLLARDS 0 EA $945.00 $0 $0 $0

19. ROUNDABOUT 0 EA $105,000.00 $0 $0 $0
$876,151 $166,178 $709,973
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 690 LF $105.00 $72,450 $0 $72,450

21. 24" RCP STORM DRAIN 898 LF $126.00 $113,148 $0 $113,148

22. 42" RCP STORM DRAIN 0 LF $315.00 $0 $0 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 5 EA $6,800.00 $34,000 $0 $34,000

25. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0

26. CURB INLET 10 EA $6,800.00 $68,000 $0 $68,000
$287,598 $0 $287,598
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 1,343 LF $78.00 $104,754 $0 $104,754

28. 10" SDR-35 PVC 0 LF $78.00 $0 $0 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 4 EA $8,400.00 $33,600 $0 $33,600 $138,354 $0 $138,354
V. WATER SYSTEM

31. 8" WATER MAIN - (Including Fittings) 0 LF $73.00 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 1,343 LF $126.00 $169,218 $169,218 $0

34. 12" GATE VALVE 5 EA $4,200.00 $21,000 $21,000 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

36. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

37. FIRE HYDRANT AND ASSEMBLY 4 EA $11,000.00 $44,000 $0 $44,000 $234,218 $190,218 $44,000
VI. STREETLIGHTS

38. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

39. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

40. JOINT TRENCH 1,343 LF $105.00 $141,015 $0 $141,015

41. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

42. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 10 EA $12,000.00 $120,000 $0 $120,000

43. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $261,015 $0 $261,015

SUMMARY
I. GRADING & EROSION CONTROL $171,983 $36,569 $135,414
II. STREET WORK & CONCRETE $876,151 $166,178 $709,973
III. STORM DRAINAGE $287,598 $0 $287,598
VI. SEWER SYSTEM $138,354 $0 $138,354
V. WATER SYSTEM $234,218 $190,218 $44,000
VI. STREETLIGHTS $261,015 $0 $261,015
$1,969,000 $393,000 $1,576,000
$197,000 $39,000 $158,000
$295,000 $59,000 $236,000
$2,461,000 $491,000 $1,970,000

SEWER SYSTEM SUB-TOTAL
TOTAL ROAD D (Section C2) COST:

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL
15% SOFT COSTS:

STORM DRAINAGE SUB-TOTAL

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL
10% CONTINGENCY:

SUB-TOTAL:

ROAD D - Section K1 (Marston Drive to Road E)
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 2.5 AC $5,250.00 $13,320 $0 $13,320

2. EXCAVATION TO SUBGRADE 5,100 CY $16.00 $81,596 $0 $81,596

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 71,840 SF $0.80 $57,472 $0 $57,472

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 16,578 SF $0.80 $13,262 $0 $13,262

5. EROSION CONTROL 2.54 AC $7,800.00 $19,790 $0 $19,790 $185,441 $0 $185,441
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 62,628 SF $3.30 $206,672 $0 $206,672

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 71,840 SF $4.20 $301,728 $0 $301,728

10. REINFORCED CONCRETE PATH 0 SF $12.50 $0 $0 $0

11. 4" PCC SIDEWALK 16,578 SF $7.40 $122,677 $0 $122,677

12. SIGNAGE AND STRIPING 1 LS $10,000.00 $10,000 $0 $10,000

13. CURB & GUTTER 3,684 LF $30.00 $110,520 $0 $110,520

14. SURVEY MONUMENTS 3 EA $1,575.00 $4,725 $0 $4,725

15. STAMPED CONCRETE/ENHANCED CROSSWALK 410 SF $34.00 $13,940 $0 $13,940

16. PEDESTRIAN RAMPS (incl. detectable warnings) 6 EA $2,730.00 $16,380 $0 $16,380

17. LANDSCAPING 22,104 SF $10.00 $221,040 $0 $221,040

18. BOLLARDS 2 EA $945.00 $1,890 $0 $1,890

19. ROUNDABOUT 0 EA $105,000.00 $0 $0 $0
$1,009,573 $0 $1,009,573
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 266 LF $105.00 $27,930 $0 $27,930

21. 24" RCP STORM DRAIN 1,842 LF $126.00 $232,092 $0 $232,092

22. 42" RCP STORM DRAIN 0 LF $315.00 $0 $0 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 7 EA $6,800.00 $47,600 $0 $47,600

25. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0

26. CURB INLET 14 EA $6,800.00 $95,200 $0 $95,200
$402,822 $0 $402,822
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 612 LF $78.00 $47,736 $0 $47,736

28. 10" SDR-35 PVC 1,230 LF $78.00 $95,940 $95,940 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 6 EA $8,400.00 $50,400 $33,600 $16,800 $194,076 $129,540 $64,536
V. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 1,842 LF $126.00 $232,092 $232,092 $0

34. 12" GATE VALVE 4 EA $4,200.00 $16,800 $16,800 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

36. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

37. FIRE HYDRANT AND ASSEMBLY 7 EA $11,000.00 $77,000 $0 $77,000 $325,892 $248,892 $77,000
VI. STREETLIGHTS

38. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

39. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

40. JOINT TRENCH 1,842 LF $105.00 $193,410 $0 $193,410

41. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

42. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 14 EA $12,000.00 $168,000 $0 $168,000

43. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $361,410 $0 $361,410

SUMMARY
I. GRADING & EROSION CONTROL $185,441 $0 $185,441
II. STREET WORK & CONCRETE $1,009,573 $0 $1,009,573
III. STORM DRAINAGE $402,822 $0 $402,822
VI. SEWER SYSTEM $194,076 $129,540 $64,536
V. WATER SYSTEM $325,892 $248,892 $77,000
VI. STREETLIGHTS $361,410 $0 $361,410
$2,479,000 $378,000 $2,101,000
$248,000 $38,000 $210,000
$372,000 $57,000 $315,000
$3,099,000 $473,000 $2,626,000

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL
15% SOFT COSTS:

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL
SUB-TOTAL:
10% CONTINGENCY:

SEWER SYSTEM SUB-TOTAL
TOTAL ROAD D (Section K1) COST:

ROAD E - Section K2 (Road B to Road D) 1
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 1.3 AC $5,250.00 $6,931 $1,934 $4,997

2. EXCAVATION TO SUBGRADE 2,431 CY $16.00 $38,890 $10,262 $28,628

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 34,240 SF $0.80 $27,392 $4,928 $22,464

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 12,731 SF $0.80 $10,185 $5,127 $5,058

5. EROSION CONTROL 1.32 AC $7,800.00 $10,298 $2,873 $7,424 $93,696 $25,125 $68,571
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 29,852 SF $3.30 $98,512 $17,728 $80,784

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 34,240 SF $4.20 $143,808 $25,872 $117,936

10. REINFORCED CONCRETE PATH 8,780 SF $12.50 $109,750 $91,035 $18,715

11. 4" PCC SIDEWALK 3,951 SF $7.40 $29,237 $0 $29,237

12. SIGNAGE AND STRIPING 1 LS $4,000.00 $4,000 $0 $4,000

13. CURB & GUTTER 1,756 LF $30.00 $52,680 $9,480 $43,200

14. SURVEY MONUMENTS 0 EA $1,575.00 $0 $0 $0

15. STAMPED CONCRETE/ENHANCED CROSSWALK 540 SF $34.00 $18,360 $9,180 $9,180

16. PEDESTRIAN RAMPS (incl. detectable warnings) 2 EA $2,730.00 $5,460 $2,730 $2,730

17. LANDSCAPING 10,536 SF $10.00 $105,360 $18,960 $86,400

18. BOLLARDS 3 EA $945.00 $2,835 $945 $1,890

19. ROUNDABOUT 0 EA $105,000.00 $0 $0 $0
$570,002 $175,930 $394,072
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 114 LF $105.00 $11,970 $0 $11,970

21. 24" RCP STORM DRAIN 878 LF $126.00 $110,628 $0 $110,628

22. 42" RCP STORM DRAIN 0 LF $315.00 $0 $0 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 3 EA $6,800.00 $20,400 $0 $20,400

25. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0

26. CURB INLET 6 EA $6,800.00 $40,800 $0 $40,800
$183,798 $0 $183,798
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 573 LF $78.00 $44,694 $0 $44,694

28. 10" SDR-35 PVC 0 LF $78.00 $0 $0 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 2 EA $8,400.00 $16,800 $0 $16,800 $61,494 $0 $61,494
V. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 878 LF $126.00 $110,628 $110,628 $0

34. 12" GATE VALVE 2 EA $4,200.00 $8,400 $8,400 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

36. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

37. FIRE HYDRANT AND ASSEMBLY 2 EA $11,000.00 $22,000 $0 $22,000

38. 4" IRRIGATION SLEEVE 132 LF $22.00 $2,904 $2,904 $0 $143,932 $121,932 $22,000
VI. STREETLIGHTS

39. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

40. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

41. JOINT TRENCH 878 LF $105.00 $92,190 $0 $92,190

42. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

43. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 7 EA $12,000.00 $84,000 $0 $84,000

44. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $176,190 $0 $176,190

SUMMARY
I. GRADING & EROSION CONTROL $93,696 $25,125 $68,571
II. STREET WORK & CONCRETE $570,002 $175,930 $394,072
III. STORM DRAINAGE $183,798 $0 $183,798
VI. SEWER SYSTEM $61,494 $0 $61,494
V. WATER SYSTEM $143,932 $121,932 $22,000
VI. STREETLIGHTS $176,190 $0 $176,190
$1,229,000 $323,000 $906,000
$123,000 $32,000 $91,000
$184,000 $48,000 $136,000
$1,352,000 $355,000 $997,000
SUB-TOTAL:
10% CONTINGENCY:

TOTAL ROAD E (Section K2) COST:
15% SOFT COSTS:

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

SEWER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL

WATER SYSTEM SUB-TOTAL

ROAD E - Section L (West End to Road B) 1
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 0.7 AC $5,250.00 $3,474 $3,474 $0

2. EXCAVATION TO SUBGRADE 1,124 CY $16.00 $17,980 $17,980 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 15,830 SF $0.80 $12,664 $12,664 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 8,120 SF $0.80 $6,496 $6,496 $0

5. EROSION CONTROL 0.66 AC $7,800.00 $5,162 $5,162 $0
$45,776 $45,776 $0
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 13,804 SF $3.30 $45,553 $45,553 $0

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 15,830 SF $4.20 $66,486 $66,486 $0

10. REINFORCED CONCRETE PATH 8,120 SF $12.50 $101,500 $101,500 $0

11. 4" PCC SIDEWALK 0 SF $7.40 $0 $0 $0

12. SIGNAGE AND STRIPING 1 LS $2,000.00 $2,000 $2,000 $0

13. CURB & GUTTER 812 LF $30.00 $24,360 $24,360 $0

14. SURVEY MONUMENTS 1 EA $1,575.00 $1,575 $1,575 $0

15. STAMPED CONCRETE/ENHANCED CROSSWALK 410 SF $34.00 $13,940 $13,940 $0

16. PEDESTRIAN RAMPS (incl. detectable warnings) 4 EA $2,730.00 $10,920 $10,920 $0

17. LANDSCAPING 4,872 SF $10.00 $48,720 $48,720 $0

18. BOLLARDS 0 EA $945.00 $0 $0 $0

19. ROUNDABOUT 1 EA $105,000.00 $105,000 $105,000 $0
$420,054 $420,054 $0
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 76 LF $105.00 $7,980 $7,980 $0

21. 24" RCP STORM DRAIN 406 LF $126.00 $51,156 $51,156 $0

22. 42" RCP STORM DRAIN 0 LF $315.00 $0 $0 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 2 EA $6,800.00 $13,600 $13,600 $0

25. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0

26. CURB INLET 4 EA $6,800.00 $27,200 $27,200 $0
$99,936 $99,936 $0
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 406 LF $78.00 $31,668 $31,668 $0

28. 10" SDR-35 PVC 0 LF $78.00 $0 $0 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 2 EA $8,400.00 $16,800 $16,800 $0 $48,468 $48,468 $0
V. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 406 LF $126.00 $51,156 $51,156 $0

34. 12" GATE VALVE 2 EA $4,200.00 $8,400 $8,400 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

36. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

37. FIRE HYDRANT AND ASSEMBLY 1 EA $11,000.00 $11,000 $11,000 $0

38. 4" IRRIGATION SLEEVE 122 LF $22.00 $2,684 $2,684 $0 $73,240 $73,240 $0
VI. STREETLIGHTS

39. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

40. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

41. JOINT TRENCH 406 LF $105.00 $42,630 $42,630 $0

42. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

43. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 4 EA $12,000.00 $48,000 $48,000 $0

44. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $90,630 $90,630 $0

SUMMARY
I. GRADING & EROSION CONTROL $45,776 $45,776 $0
II. STREET WORK & CONCRETE $420,054 $420,054 $0
III. STORM DRAINAGE $99,936 $99,936 $0
VI. SEWER SYSTEM $48,468 $48,468 $0
V. WATER SYSTEM $73,240 $73,240 $0
VI. STREETLIGHTS $90,630 $90,630 $0
$778,000 $778,000 $0
$78,000 $78,000 $0
$117,000 $117,000 $0
$856,000 $856,000 $0

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL
SUB-TOTAL:

TOTAL ROAD E (Section L) COST:

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

SEWER SYSTEM SUB-TOTAL

STORM DRAINAGE SUB-TOTAL
10% CONTINGENCY:
15% SOFT COSTS:

ROAD F - Section M (Parkland Avenue to Harry Lorenzo Avenue) I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 2.2 AC $5,250.00 $11,664 $0 $11,664

2. EXCAVATION TO SUBGRADE 4,466 CY $16.00 $71,453 $0 $71,453

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 62,910 SF $0.80 $50,328 $0 $50,328

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 14,517 SF $0.80 $11,614 $0 $11,614

5. EROSION CONTROL 2.22 AC $7,800.00 $17,330 $0 $17,330 $162,389 $0 $162,389
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 54,842 SF $3.30 $180,979 $0 $180,979

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 62,910 SF $4.20 $264,222 $0 $264,222

10. REINFORCED CONCRETE PATH 0 SF $12.50 $0 $0 $0

11. 4" PCC SIDEWALK 14,517 SF $7.40 $107,426 $0 $107,426

12. SIGNAGE AND STRIPING 1 LS $8,000.00 $8,000 $0 $8,000

13. CURB & GUTTER 3,226 LF $30.00 $96,780 $0 $96,780

14. SURVEY MONUMENTS 2 EA $1,575.00 $3,150 $0 $3,150

15. STAMPED CONCRETE/ENHANCED CROSSWALK 0 SF $34.00 $0 $0 $0

16. PEDESTRIAN RAMPS (incl. detectable warnings) 6 EA $2,730.00 $16,380 $0 $16,380

17. LANDSCAPING 19,356 SF $10.00 $193,560 $0 $193,560

18. BOLLARDS 0 EA $945.00 $0 $0 $0

19. ROUNDABOUT 1 EA $105,000.00 $105,000 $105,000 $0
$975,496 $105,000 $870,496
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 228 LF $105.00 $23,940 $0 $23,940

21. 36" RCP STORM DRAIN 620 LF $184.00 $114,080 $114,080 $0

22. 42" RCP STORM DRAIN 960 LF $315.00 $302,400 $302,400 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 3 EA $6,800.00 $20,400 $20,400 $0

25. TYPE II SD MANHOLE 4 EA $8,900.00 $35,600 $35,600 $0

26. CURB INLET 12 EA $6,800.00 $81,600 $0 $81,600
$578,020 $472,480 $105,540
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 1,613 LF $78.00 $125,814 $0 $125,814

28. 10" SDR-35 PVC 0 LF $78.00 $0 $0 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 5 EA $8,400.00 $42,000 $0 $42,000 $167,814 $0 $167,814
V. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 1,590 LF $126.00 $200,340 $200,340 $0

34. 12" GATE VALVE 4 EA $4,200.00 $16,800 $16,800 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

36. CONNECT TO EXISTING 1 EA $2,600.00 $2,600 $0 $2,600

37. FIRE HYDRANT AND ASSEMBLY 5 EA $11,000.00 $55,000 $0 $55,000 $274,740 $217,140 $57,600
VI. STREETLIGHTS

38. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

39. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

40. JOINT TRENCH 1,613 LF $105.00 $169,365 $0 $169,365

41. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

42. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 12 EA $12,000.00 $144,000 $0 $144,000

43. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $313,365 $0 $313,365

SUMMARY
I. GRADING & EROSION CONTROL $162,389 $0 $162,389
II. STREET WORK & CONCRETE $975,496 $105,000 $870,496
III. STORM DRAINAGE $578,020 $472,480 $105,540
VI. SEWER SYSTEM $167,814 $0 $167,814
V. WATER SYSTEM $274,740 $217,140 $57,600
VI. STREETLIGHTS $313,365 $0 $313,365
$2,472,000 $795,000 $1,677,000
$247,000 $80,000 $168,000
$371,000 $119,000 $252,000
$3,090,000 $994,000 $2,097,000
10% CONTINGENCY:

SUB-TOTAL:

STORM DRAINAGE SUB-TOTAL

SEWER SYSTEM SUB-TOTAL

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL
TOTAL ROAD F COST:

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL
15% SOFT COSTS:

ROAD G - Section H (West End to Road B) 1
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 1.5 AC $5,250.00 $7,949 $7,949 $0

2. EXCAVATION TO SUBGRADE 2,666 CY $16.00 $42,661 $42,661 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 37,560 SF $0.80 $30,048 $30,048 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 14,656 SF $0.80 $11,725 $11,725 $0

5. EROSION CONTROL 1.51 AC $7,800.00 $11,810 $11,810 $0 $104,192 $104,192 $0
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 32,976 SF $3.30 $108,821 $108,821 $0

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 37,560 SF $4.20 $157,752 $157,752 $0

10. REINFORCED CONCRETE PATH 0 SF $12.50 $0 $0 $0

11. 4" PCC SIDEWALK 14,656 SF $7.40 $108,454 $108,454 $0

12. SIGNAGE AND STRIPING 1 LS $5,000.00 $5,000 $5,000 $0

13. CURB & GUTTER 1,832 LF $30.00 $54,960 $54,960 $0

14. MEDIAN CURB 0 LF $19.00 $0 $0 $0

15. SURVEY MONUMENTS 1 EA $1,575.00 $1,575 $1,575 $0

16. STAMPED CONCRETE/ENHANCED CROSSWALK 0 SF $34.00 $0 $0 $0

17. PEDESTRIAN RAMPS (incl. detectable warnings) 4 EA $2,730.00 $10,920 $10,920 $0

18. LANDSCAPING 13,740 SF $10.00 $137,400 $137,400 $0

19. BOLLARDS 0 EA $945.00 $0 $0 $0

20. ROUNDABOUT 1 EA $105,000.00 $105,000 $105,000 $0
$689,882 $689,882 $0
III. STORM DRAINAGE

21. 18" RCP STORM DRAIN 160 LF $105.00 $16,800 $16,800 $0

22. 36" RCP STORM DRAIN 422 LF $184.00 $77,648 $77,648 $0

23. 42" RCP STORM DRAIN 0 LF $315.00 $0 $0 $0

24. 48" RCP STORM DRAIN 494 LF $168.00 $82,992 $82,992 $0

25. TYPE I SD MANHOLE 2 EA $6,800.00 $13,600 $13,600 $0

26. TYPE II SD MANHOLE 2 EA $8,900.00 $17,800 $17,800 $0

27. CURB INLET 8 EA $6,800.00 $54,400 $54,400 $0
$263,240 $263,240 $0
IV. SEWER SYSTEM

28. 8" SDR-35 PVC 916 LF $78.00 $71,448 $71,448 $0

29. 10" SDR-35 PVC 0 LF $78.00 $0 $0 $0

30. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

31. 48" SEWER MANHOLE 3 EA $8,400.00 $25,200 $25,200 $0 $96,648 $96,648 $0
V. WATER SYSTEM

32. 8" WATER MAIN (Including Fittings) 915 LF $73.00 $66,795 $66,795 $0

33. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

34. 12" WATER MAIN (Including Fittings) 0 LF $126.00 $0 $0 $0

35. 12" GATE VALVE 0 EA $4,200.00 $0 $0 $0

36. 8" GATE VALVE 4 EA $2,600.00 $10,400 $10,400 $0

37. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

38. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

39. FIRE HYDRANT AND ASSEMBLY 3 EA $11,000.00 $33,000 $33,000 $0 $110,195 $110,195 $0
VI. STREETLIGHTS

40. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

41. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

42. JOINT TRENCH 916 LF $105.00 $96,180 $96,180 $0

43. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

44. COBRA STREET LIGHTS (SINGLE) 4 EA $12,000.00 $48,000 $48,000 $0

45. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $144,180 $144,180 $0

SUMMARY
I. GRADING & EROSION CONTROL $104,192 $104,192 $0
II. STREET WORK & CONCRETE $689,882 $689,882 $0
III. STORM DRAINAGE $263,240 $263,240 $0
VI. SEWER SYSTEM $96,648 $96,648 $0
V. WATER SYSTEM $110,195 $110,195 $0
VI. STREETLIGHTS $144,180 $144,180 $0
$1,408,000 $1,408,000 $0
$141,000 $141,000 $0
$211,000 $211,000 $0
$1,760,000 $1,760,000 $0
10% CONTINGENCY:

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

SEWER SYSTEM SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL
TOTAL ROAD G COST:

STREETLIGHTS SUB-TOTAL
SUB-TOTAL:

WATER SYSTEM SUB-TOTAL
15% SOFT COSTS:

MARSTON DRIVE - Section C1 (Road D to Harry Lorenzo Avenue) 1 I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 1.8 AC $5,250.00 $9,213 $2,632 $6,581

2. EXCAVATION TO SUBGRADE 3,230 CY $16.00 $51,679 $14,765 $36,914

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 45,500 SF $0.80 $36,400 $8,898 $27,502

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 14,105 SF $0.80 $11,284 $4,732 $6,552

5. EROSION CONTROL 1.75 AC $7,800.00 $13,688 $3,911 $9,777 $122,263 $34,938 $87,325
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 40,950 SF $3.30 $135,135 $33,033 $102,102

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 45,500 SF $4.20 $191,100 $46,713 $144,387

10. REINFORCED CONCRETE PATH 9,100 SF $12.50 $113,750 $83,447 $30,303

11. 4" PCC SIDEWALK 5,005 SF $7.40 $37,037 $6,734 $30,303

12. SIGNAGE AND STRIPING 1 LS $5,000.00 $5,000 $2,000 $3,000

13. CURB & GUTTER 1,820 LF $30.00 $54,600 $0 $54,600

14. SURVEY MONUMENTS 1 EA $1,575.00 $1,575 $0 $1,575

15. STAMPED CONCRETE/ENHANCED CROSSWALK 540 SF $34.00 $18,360 $0 $18,360

16. PEDESTRIAN RAMPS (incl. detectable warnings) 4 EA $2,730.00 $10,920 $0 $10,920

17. LANDSCAPING 16,835 SF $10.00 $168,350 $59,150 $109,200

18. BOLLARDS 2 EA $945.00 $1,890 $0 $1,890

19. ROUNDABOUT 1 EA $105,000.00 $105,000 $105,000 $0
$842,717 $336,077 $506,640
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 196 LF $105.00 $20,580 $0 $20,580

21. 24" RCP STORM DRAIN 480 LF $126.00 $60,480 $0 $60,480

22. 42" RCP STORM DRAIN 430 LF $315.00 $135,450 $135,450 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 2 EA $6,800.00 $13,600 $0 $13,600

25. TYPE II SD MANHOLE 2 EA $8,900.00 $17,800 $17,800 $0

26. CURB INLET 8 EA $6,800.00 $54,400 $0 $54,400
$302,310 $153,250 $149,060
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 0 LF $78.00 $0 $0 $0

28. 10" SDR-35 PVC 910 LF $78.00 $70,980 $70,980 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 3 EA $8,400.00 $25,200 $25,200 $0 $96,180 $96,180 $0
V. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 865 LF $126.00 $108,990 $108,990 $0

34. 12" GATE VALVE 2 EA $4,200.00 $8,400 $8,400 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

36. CONNECT TO EXISTING 1 EA $2,600.00 $2,600 $2,600 $0

37. FIRE HYDRANT AND ASSEMBLY 3 EA $11,000.00 $33,000 $0 $33,000

38. 4" IRRIGATION SLEEVE 137 LF $22.00 $3,014 $3,014 $0 $156,004 $123,004 $33,000
VI. STREETLIGHTS

39. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

40. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

41. JOINT TRENCH 910 LF $105.00 $95,550 $0 $95,550

42. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

43. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 7 EA $12,000.00 $84,000 $0 $84,000

44. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $179,550 $0 $179,550

SUMMARY
I. GRADING & EROSION CONTROL $122,263 $34,938 $87,325
II. STREET WORK & CONCRETE $842,717 $336,077 $506,640
III. STORM DRAINAGE $302,310 $153,250 $149,060
VI. SEWER SYSTEM $96,180 $96,180 $0
V. WATER SYSTEM $156,004 $123,004 $33,000
VI. STREETLIGHTS $179,550 $0 $179,550
$1,699,000 $743,000 $956,000
$170,000 $74,000 $96,000
$255,000 $111,000 $143,000
$1,869,000 $817,000 $1,052,000
SUB-TOTAL:
10% CONTINGENCY:

TOTAL MARSTON DRIVE (Section C1) COST:

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

SEWER SYSTEM SUB-TOTAL

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL
15% SOFT COSTS:

MARSTON DRIVE - Section F (Road B to Road D) 1
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 1.9 AC $5,250.00 $9,978 $5,685 $4,294

2. EXCAVATION TO SUBGRADE 3,720 CY $16.00 $59,516 $33,907 $25,609

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 52,400 SF $0.80 $41,920 $20,674 $21,246

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 16,244 SF $0.80 $12,995 $7,934 $5,062

5. EROSION CONTROL 1.90 AC $7,800.00 $14,825 $8,446 $6,379 $139,235 $76,645 $62,590
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 5" AC PAVEMENT 47,160 SF $3.30 $155,628 $76,751 $78,877

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 52,400 SF $4.20 $220,080 $108,537 $111,543

10. REINFORCED CONCRETE PATH 10,480 SF $12.50 $131,000 $107,590 $23,410

11. 4" PCC SIDEWALK 5,764 SF $7.40 $42,654 $19,244 $23,410

12. SIGNAGE AND STRIPING 1 LS $5,000.00 $5,000 $1,583 $3,417

13. CURB & GUTTER 2,096 LF $30.00 $62,880 $20,700 $42,180

14. SURVEY MONUMENTS 0 EA $1,575.00 $0 $0 $0

15. STAMPED CONCRETE/ENHANCED CROSSWALK 930 SF $34.00 $31,620 $31,620 $0

16. PEDESTRIAN RAMPS (incl. detectable warnings) 4 EA $2,730.00 $10,920 $10,920 $0

17. LANDSCAPING 14,148 SF $10.00 $141,480 $57,120 $84,360

18. BOLLARDS 2 EA $945.00 $1,890 $1,890 $0

19. ROUNDABOUT 0 EA $105,000.00 $0 $0 $0
$803,152 $435,956 $367,196
III. STORM DRAINAGE

20. 18" RCP STORM DRAIN 245 LF $105.00 $25,725 $0 $25,725

21. 24" RCP STORM DRAIN 1,048 LF $126.00 $132,048 $0 $132,048

22. 42" RCP STORM DRAIN 420 LF $315.00 $132,300 $132,300 $0

23. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

24. TYPE I SD MANHOLE 4 EA $6,800.00 $27,200 $0 $27,200

25. TYPE II SD MANHOLE 2 EA $8,900.00 $17,800 $17,800 $0

26. CURB INLET 10 EA $6,800.00 $68,000 $0 $68,000
$403,073 $150,100 $252,973
IV. SEWER SYSTEM

27. 8" SDR-35 PVC 356 LF $78.00 $27,768 $0 $27,768

28. 10" SDR-35 PVC 692 LF $78.00 $53,976 $53,976 $0

29. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

30. 48" SEWER MANHOLE 3 EA $8,400.00 $25,200 $16,800 $8,400 $106,944 $70,776 $36,168
V. WATER SYSTEM

31. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

32. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

33. 12" WATER MAIN (Including Fittings) 1,125 LF $126.00 $141,750 $141,750 $0

34. 12" GATE VALVE 4 EA $4,200.00 $16,800 $16,800 $0

35. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

36. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

37. FIRE HYDRANT AND ASSEMBLY 3 EA $11,000.00 $33,000 $0 $33,000

38. 4" IRRIGATION SLEEVE 158 LF $22.00 $3,476 $3,476 $0 $195,026 $162,026 $33,000
VI. STREETLIGHTS

39. TRAFFIC SIGNAL 0 EA $472,000.00 $0 $0 $0

40. SIGNAL INTERCONNECT 0 EA $20.00 $0 $0 $0

41. JOINT TRENCH 1,048 LF $105.00 $110,040 $0 $110,040

42. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

43. LED STREET LIGHT (15' SINGLE-Including wire, poles, pedestals) 8 EA $12,000.00 $96,000 $0 $96,000

44. LED STREET LIGHT (15' DOUBLE-Including wire, poles, pedestals) 0 EA $12,600.00 $0 $0 $0 $206,040 $0 $206,040

SUMMARY
I. GRADING & EROSION CONTROL $139,235 $76,645 $62,590
II. STREET WORK & CONCRETE $803,152 $435,956 $367,196
III. STORM DRAINAGE $403,073 $150,100 $252,973
VI. SEWER SYSTEM $106,944 $70,776 $36,168
V. WATER SYSTEM $195,026 $162,026 $33,000
VI. STREETLIGHTS $206,040 $0 $206,040
$1,853,000 $896,000 $958,000
$185,000 $90,000 $96,000
$278,000 $134,000 $144,000
TOTAL MARSTON DRIVE (Section F) COST: $2,038,000 $986,000 $1,054,000 10% CONTINGENCY:

WATER SYSTEM SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

SEWER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL
SUB-TOTAL:
15% SOFT COSTS:

MISCELLANEOUS
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 1.7 AC $5,250.00 $9,103 $9,103 $0

2. EXCAVATION TO SUBGRADE 0 CY $16.00 $0 $0 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 75,525 SF $0.80 $60,420 $60,420 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 0 SF $0.80 $0 $0 $0

5. EROSION CONTROL 1.7 AC $7,800.00 $13,524 $13,524 $0
$83,046 $83,046 $0
II. STREET WORK & CONCRETE

6. 15' GRAVEL ACCESS ROAD (ALONG CR 25A AND SR-113) 75,525 SF $2.20 $166,155 $166,155 $0 $166,155 $166,155 $0
III. STORM DRAINAGE

7. 30" RCP STORM DRAIN (MDR SOUTH OF PARKLAND; HERITAGE AND HUNT) 1,137 LF $147.00 $167,139 $167,139 $0

8. 42" RCP STORM DRAIN (RTP TO MARSTON) 420 LF $315.00 $132,300 $132,300 $0

9. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0

10. 24" SD MANIFOLD (HERITAGE AND HUNT) 1 EA $105,000.00 $105,000 $105,000 $0

11. CONNECT TO EXISTING (HERITAGE AND HUNT) 1 EA $1,300.00 $1,300 $1,300 $0

12. TYPE I SD MANHOLE 4 EA $6,800.00 $27,200 $27,200 $0

13. TYPE II SD MANHOLE 2 EA $8,900.00 $17,800 $17,800 $0

14. CURB INLET 0 EA $6,800.00 $0 $0 $0
$450,739 $450,739 $0
IV. SEWER SYSTEM

14. 8" SDR-35 PVC (ROAD E TO VCLDR) 508 LF $78.00 $39,624 $39,624 $0

15. 10" SDR-35 PVC (VCLDR TO LDR ACROSS ROAD D; ROAD C TO MARSTON) 1,355 LF $78.00 $105,690 $105,690 $0

16. 12" SDR-35 PVC (LDR TO HERITAGE/HUNT) 688 LF $105.00 $72,240 $72,240 $0

17. 15" SDR-35 PVC (WRTP to SL HERITAGE/HUNT) 552 LF $140.00 $77,280 $77,280 $0

18. CONNECT TO EXISTING (HERITAGE AND HUNT) 1 EA $1,300.00 $1,300 $1,300 $0

19. 48" SEWER MANHOLE 9 EA $8,400.00 $75,600 $75,600 $0 $371,734 $371,734 $0
V. WATER SYSTEM

20. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 0 LF $73.00 $0 $0 $0

21. 12" WATER MAIN (Including Fittings) 0 LF $126.00 $0 $0 $0

22. 12" GATE VALVE 0 EA $4,200.00 $0 $0 $0

23. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0

24. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

25. FIRE HYDRANT AND ASSEMBLY 0 EA $11,000.00 $0 $0 $0
$0 $0 $0

SUMMARY
I. GRADING & EROSION CONTROL $83,046 $83,046 $0
II. STREET WORK & CONCRETE $166,155 $166,155 $0
III. STORM DRAINAGE $450,739 $450,739 $0
VI. SEWER SYSTEM $371,734 $371,734 $0
V. WATER SYSTEM $0 $0 $0
$1,072,000 $1,072,000 $0
$107,000 $107,000 $0
15% SOFT COSTS: $161,000 $161,000 $0
$1,340,000 $1,340,000 $0
Notes:
1 SUMMARY
I. GRADING & EROSION CONTROL $1,455,289 $671,804 $783,484 II. STREET WORK & CONCRETE $8,352,949 $4,036,280 $4,316,668 III. STORM DRAINAGE $3,722,759 $2,113,040 $1,609,719
VI. SEWER SYSTEM $1,579,378 $1,040,938 $538,440
V. WATER SYSTEM $1,913,977 $1,614,302 $299,675
VI. STREETLIGHTS $2,199,315 $538,005 $1,661,310
$19,224,000 $10,014,000 $9,209,000
$1,922,000 $1,001,000 $921,000
$2,884,000 $1,502,000 $1,381,000
$24,030,000 $12,517,000 $11,511,000
10% CONTINGENCY:

WATER SYSTEM SUB-TOTAL
TOTAL LOCAL AND COLLECTOR ROAD COST:

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

SEWER SYSTEM SUB-TOTAL
15% SOFT COSTS:

SUB-TOTAL:

SUB-TOTAL:
10% CONTINGENCY:

RTIF fee is determined by the additional improvement width above the 60' Right of Way that the developer is required to dedicate without compensation.

TOTAL MISCELLANEOUS COST:

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
D. ROAD B

UNIT TOTAL RTIF

ITEM DESCRIPTION QTY UNIT COST COST FEE
ROAD B - Sections E, G, H, H' (Road G to Parkland Avenue) I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 12.1 AC $5,250.00 $63,728 $63,728 $0

2. EXCAVATION TO SUBGRADE 21,984 CY $16.00 $351,747 $351,747 $0

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 309,690 SF $0.80 $247,752 $247,752 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 81,602 SF $0.80 $65,282 $65,282 $0

5. EROSION CONTROL 12.14 AC $7,800.00 $94,682 $94,682 $0 $823,190 $823,190 $0
II. STREET WORK & CONCRETE

6. 4" AC PAVEMENT 0 SF $2.70 $0 $0 $0

7. 7" AC PAVEMENT 286,720 SF $5.10 $1,462,272 $1,462,272 $0

8. 12" AGGREGATE BASE (Road/Curb/Curb&Gutter) 0 SF $3.10 $0 $0 $0

9. 26" AGGREGATE BASE (Road/Curb/Curb&Gutter) 309,690 SF $5.10 $1,579,419 $1,579,419 $0

10. REINFORCED CONCRETE PATH 62,620 SF $12.50 $782,750 $782,750 $0

11. 4" PCC SIDEWALK 18,982 SF $7.40 $140,467 $140,467 $0

12. SIGNAGE AND STRIPING 1 LS $25,000.00 $25,000 $25,000 $0

13. CURB & GUTTER 9,186 LF $30.00 $289,359 $289,359 $0

14. MEDIAN CURB 8,600 LF $19.00 $163,400 $163,400 $0

15. SURVEY MONUMENTS 5 EA $1,575.00 $7,875 $7,875 $0

16. STAMPED CONCRETE/ENHANCED CROSSWALK 10,130 SF $34.00 $344,420 $344,420 $0

17. PEDESTRIAN RAMPS (incl. detectable warnings) 16 EA $2,730.00 $43,680 $43,680 $0

18. LANDSCAPING1121,064 SF $10.00 $1,210,640 $1,210,640 $0

19. BOLLARDS 0 EA $945.00 $0 $0 $0

20. MID BLOCK CROSSING (between Marston & Road E) 2 EA $75,000.00 $150,000 $150,000 $0

21. ENHANCED LANDSCAPING (Marston Intersection) 1 EA $100,000.00 $100,000 $100,000 $0

21. ROUNDABOUT 0 EA $105,000.00 $0 $0 $0
$6,299,282 $6,299,282 $0
III. STORM DRAINAGE

22. 18" RCP STORM DRAIN 1,200 LF $105.00 126,000.00 $126,000 $0

23. 24" RCP STORM DRAIN 2,303 LF $126.00 290,178.00 $290,178 $0

24. 36" RCP STORM DRAIN 620 LF $184.00 $114,080 $114,080 $0

25. 42" RCP STORM DRAIN 720 LF $315.00 $226,800 $226,800 $0

26. 48" RCP STORM DRAIN 950 LF $168.00 $159,600 $159,600 $0

27. TYPE I SD MANHOLE 10 EA $6,800.00 $68,000 $68,000 $0

28. TYPE II SD MANHOLE 6 EA $8,900.00 $53,400 $53,400 $0

29. CURB INLET 32 EA $6,800.00 $217,600 $217,600 $0
$839,480 $839,480 $0
IV. SEWER SYSTEM

30. 8" SDR-35 PVC 3,621 LF $78.00 $282,438 $0 $282,438

31. 10" SDR-35 PVC 972 LF $78.00 $75,816 $75,816 $0

32. 12" SDR-35 PVC 0 LF $105.00 $0 $0 $0

33. 48" SEWER MANHOLE 13 EA $8,400.00 $109,200 $25,200 $84,000 $467,454 $101,016 $366,438
V. WATER SYSTEM

34. 8" WATER MAIN (Including Fittings) 0 LF $73.00 $0 $0 $0

35. 8" WATER MAIN - RECLAIMED WATER (Including Fittings) 4,018 LF $73.00 $293,314 $293,314 $0

36. 12" WATER MAIN (Including Fittings) 4,600 LF $126.00 $579,600 $579,600 $0

37. 12" GATE VALVE 15 EA $4,200.00 $63,000 $63,000 $0

38. 8" GATE VALVE - RECLAIMED WATER 7 EA $2,600.00 $18,200 $18,200 $0

39. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0

40. FIRE HYDRANT AND ASSEMBLY 14 EA $11,000.00 $154,000 $154,000 $0

41. 4" IRRIGATION SLEEVE 470 LF $22.00 $10,340 $10,340 $0 $1,118,454 $1,118,454 $0
VI. STREETLIGHTS

40. TRAFFIC SIGNAL (Road C, Road E, Marston) 3 EA $472,500.00 $1,417,500 $1,417,500 $0

41. SIGNAL INTERCONNECT (Parkland Avenue to CR25A) 4,014 LF $20.00 $80,280 $80,280 $0

42. JOINT TRENCH 4,593 LF $235.00 $1,079,355 $1,079,355 $0

43. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 0 EA $9,400.00 $0 $0 $0

44. COBRA STREET LIGHTS (SINGLE) 4 EA $12,000.00 $48,000 $48,000 $0

45. COBRA STREET LIGHTS ( DOUBLE) 20 EA $15,000.00 $300,000 $300,000 $0 $2,925,135 $2,925,135 $0
VII. MOBILITY HUB

46. MOBILITY HUB SITE AMENITIES (See Separate Mobility Hub Spreadsheet for Individual Line Items) 1 LS $ 862,400.00 $862,400 $862,400 $0 $862,400 $862,400 $0

SUMMARY
I. GRADING & EROSION CONTROL $823,190 $823,190 $0

FINAL DRAFT

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

SEWER SYSTEM SUB-TOTAL

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL

DEVELOPER
COST

MOBILITY HUB SUB-TOTAL

UNIT TOTAL RTIF

ITEM DESCRIPTION QTY UNIT COST COST FEE
ROAD B - Sections E, G, H, H' (Road G to Parkland Avenue)

DEVELOPER
COST
II. STREET WORK & CONCRETE $6,299,282 $6,299,282 $0
III. STORM DRAINAGE $839,480 $839,480 $0
VI. SEWER SYSTEM $467,454 $101,016 $366,438
V. WATER SYSTEM $1,118,454 $1,118,454 $0
VI. STREETLIGHTS $2,925,135 $2,925,135 $0
VII. MOBILITY HUB $862,400 $862,400 $0
$13,335,000 $12,969,000 $366,000
$1,247,000 $1,211,000 $37,000
$2,000,000 $1,945,000 $55,000
$16,582,000 $16,125,000 $458,000
Notes:
1 Landscape cost includes street furniture.

TOTAL ROAD B COST:
15% SOFT COSTS:

SUB-TOTAL:
10% CONTINGENCY:

REVISED: 03/03/23
APROX. UNIT TOTAL COST INCL. NET
ITEM DESCRIPTION QTY. UNIT COST COST IN CIP DELTA Comments:
1 STANDARD

CONCRETE PAVING
(PEDESTRIAN

SECTION)
4,340 SF $15 $65,100 $80,280 -$15,180.00
Standard
concrete
paving with
broom finish
located at each
corner.
2 STANDARD

CONCRETE PAVING
(VEHICULAR

SECTION)
2,270 SF $20 $45,400 $0 $45,400.00
Standard
concrete
paving with
broom finish
located at the
bus/ride share
drop off.
3 STRIPING 1 LS $12,000 $12,000 $0 $12,000.00
Bus Stop/Ride
Share Striping
and bike lane
striping.
4 DECORATIVE
PAVING
(PEDESTRIAN

SECTION)
6,520 SF $30 $195,600 $0 $195,600.00
Depending on
the type of
decorative
paving
installed
(stamped,
pavers,
etched/sandbla
sted, etc.) unit
cost could be
$25-$45. Cost
shown
assumes
colored
concrete with
saw cut joints
and sand blast
finish.
5 CURB RAMPS 2 EA $10,000 $20,000 $5,200 $14,800.00
Enlarged curb
ramp area
located at each
corner to
accommodate
pedestrians
and cyclists.

Includes
trucated
domes.
6 BIKE RAMPS 2 EA $2,000 $4,000 $0 $4,000.00
Enlarged curb
ramp area
located at each
corner to
accommodate
pedestrians
and cyclists.

Includes
trucated
domes.

PAVING TOTAL: $256,620.00
7 UTILITIES 1 LS $50,000.00 $50,000.00 $0 $50,000.00
Allowance for
utility
installation.

SITE UTILITIES TOTAL: $50,000
8 BOLLARDS 18 EA $1,500.00 $27,000.00 $0 $27,000.00
Lighted bollard
to bicycle
traffic entering
into mobility
hub.

ENGINEER'S ESTIMATE
PAVING

SITE UTILITIES

SITE AMENITIES AND FURNISHINGS
Woodland Regional Technology Park - Mobility Hub
Preliminary Unit Cost Opinion
Prepared by: AY

9 BIKE RACKS
(SHORT TERM

PARKING)
15 EA $500.00 $7,500.00 $0 $7,500.00
Depending on
product and
mounting type,
unit cost could
be $300-$500
installed. Two
bikes per rack.
10 BIKE LOCKERS
(LONG TERM

PARKING)
3 EA $3,900.00 $11,700.00 $0 $11,700.00
Must be
installed on
hard surface
such as
concrete as
shown on
concept.
11 BIKE REPAIR DOCK1 EA $4,000.00 $4,000.00 $0 $4,000.00 Bike repair
post with air
pump.
12 KIOSK1 EA $15,000.00 $15,000.00 $0 $15,000.00
Unit is
expected to be
prefabricated,
freestanding 5'
X 5' structure.

Message kiosk
for interpretive
signage and/or
information.
13 THEMED

WAYFINDING SIGN
1 LS $15,000.00 $15,000.00 $0 $15,000.00
Unit cost
shown is a
starting point
as cost can
vary widely
based on
artist, material,
and size of art
piece.
14 PUBLIC ART1 LS $75,000.00 $75,000.00 $0 $75,000.00
Unit cost
shown is a
starting point
as cost can
vary widely
based on
artist, material,
and size of art
piece.
15 BENCHES3 EA $5,000.00 $15,000.00 $0 $15,000.00
Pricing is
slightly higher
than typical
bench to
provide some
buffer for more
decorative
options or
materials.
16 BOTTLE FILLER1 EA $3,000.00 $3,000.00 $0 $3,000.00
Bottle filling
post only.

Domestic
water
connection is
required and is
covered in
utility cost
section.
17 COVERED

WAITING AREAS

FOR TRANSIT
1 EA $80,000.00 $80,000.00 $0 $80,000.00
Unit cost
shown is a
starting point
as cost can
vary depending
on the
complexity and
customization.
18 PEDESTRIAN

LIGHTING
7 EA $12,000.00 $84,000.00 $0 $84,000.00
Pedestrian
lighting located
along entire
stretch of
mobility hub.

SITE AMENITIES TOTAL: $337,200.00

LANDSCAPE
19 STREET TREES 10 EA $1,750 $17,500 $0 $17,500
30' diameter
tree minimum.
36" box size for
instant visual
impact.
20 ORNAMENTAL
TREES
11 EA $1,750 $19,250 $0 $19,250
15' diameter
tree minimum.
36" box size for
instant visual
impact.
21 SHRUBS AND

GROUNDCOVERS
4,550 SF $6 $27,300 $27,654 -$354
5 gallon shrubs
and 1 gallon
groundcovers.
22 TREE WELLS 4 EA $2,000 $8,000 $0 $8,000
Tree well
includes grates
and framing.

Assumes 6'x6'
size.
23 IRRIGATION

CONTROLLER

EXPANSION
1 EA $5,000 $5,000 $0 $5,000
Additional
capacity for
City standard
irrigation
controller.
24 IRRIGATION
SYSTEM
4,550 SF $4 $18,200 $18,436 -$236
Mainline,
valves, point
source drip.

LANDSCAPE TOTAL: $46,090.00

MOBILITY
25 MIROMOBILITY

STATION (E-BIKE

AND E-SCOOTER

PARKING AND

CHARGING)
- EA - - - -
Approximate
area required
is shown on
concept.

However, no
available unit
cost data.

Coordination
with private
micromobility
firm required.

SITE AMENITIES TOTAL: TBD
TOTAL COST INCL. NET

COST IN CIP DELTA
BASE SUB TOTAL $824,550 $131,570 $689,910
25% BASE CONTINGENCY $172,477.50
GRAND TOTAL: $862,387.50
Notes:

3.Actual quantities may vary during the construction of this project.

4.This opinion of costs DOES NOT include costs for the following items:
a.Any costs related to environmental assessment or the mitigation of any contamination, endangered species or archeological resources. b.Costs for land, financing, bonds and easements or rights of way. c.Soft costs including engineering, surveying, construction managmenet and soils testing. d.Import or export of fill material
e.Demolition of existing structures.
f.Future phases of construction, such as the planned expansion of the parking area. g.All accessibility improvements such as ramps, railings, signage, striping, and truncated domes. h.Permit or other city fees.
i.Street lighting

5.Unit costs are 2022 basis and does not assume payment of prevailing wages.

7.Costs assume competitive bidding.

6.This opinion of costs assumes that all improvements will be constructed in one phase. If the project is built out in multiple sub-phases, additional costs may be incurred.

2.Costs are generated for comparison with base CIP Development. It is assumed where Mobility Concept is duplicative of the CIP development costs will offset. Refer to CIP Buildout cost estimate for additional information.

TOTALS

1.In providing opinions of probable construction cost, the Client understands that the Engineer has no control over costs or the price of labor, equipment or materials, or over the Contractor's method of pricing, and that the opinions of probable construction costs provided herein are to be made on the basis of the Engineer's qualifications and experience. The Engineer makes no warranty, expressed or implied, as to the accuracy of such opinions as compared to bid or actual costs.

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS PROJECT: SPRING LAKE SPECIFIC PLAN - BACKBONE - PKG A PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A) BASED ON PLANS DATED 02/25/2005 BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CUNNINGHAM ENGINEERING CORP.: CK/ SG PREPARED BY: CC/SG REVISED: 03/14/23
E. GREENBELTS, PARKS, & PONDS

UNIT TOTAL RTIF

ITEM DESCRIPTION QTY UNIT COST COST FEE
I. GRADING & EROSION CONTROL

1. CLEARING AND GRUBBING 1.18 AC $5,250.00 $6,218 $6,218 $0 $0 $0

2. REMOVE EXISTING AC ROADWAY 51,788 SF $3.10 $160,543 $160,543 $0 $0 $0

3. ROUGH GRADING 3,821 CY $4.20 $16,050 $16,050 $0 $0 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 12,890 SF $0.80 $10,312 $10,312 $0 $0 $0

5. FINISH GRADING 38,700 SF $0.80 $30,960 $30,960 $0 $0 $0

6. WATER QUALITY/HYDRO MOD BASIN EXCAVATION 0 CY $19.00 $0 $0 $0 $0 $0

7. SOUTH REGIONAL POND EXCAVATION 0 CY $19.00 $0 $0 $0 $0 $0

8. DRAINAGE CHANNEL EXCAVATION 21' 0 CY $19.00 $0 $0 $0 $0 $0

9. AG INTERCEPTOR DITCH BACKFILL 0 CY $4.20 $0 $0 $0 $0 $0

10. OYANG SOUTH DITCH BACKFILL 0 CY $4.20 $0 $0 $0 $0 $0

11. EROSION CONTROL 1.18 AC $7,800.00 $9,238 $9,238 $0 $0 $0 $233,321 $233,321 $0 $0 $0
II. STREET WORK, CONCRETE, AND LANDSCAPE

12. GRAVEL ACCESS ROAD 0 SF $2.20 $0 $0 $0 $0 $0

13. BOLLARDS 9 EA $945.00 $8,505 $8,505 $0 $0 $0

14. PARK SPACE (Including landscape, hardscape and fixtures) 0 SF $25.00 $0 $0 $0 $0 $0

15. GREENBELT LANDSCAPING 38,700 SF $10.00 $387,000 $387,000 $0 $0 $0

16. REINFORCED CONCRETE PATH 12,890 SF $12.50 $161,125 $161,125 $0 $0 $0 $556,630 $556,630 $0 $0 $0
III. STORM DRAINAGE

17. 18" RCP STORM DRAIN 0 LF $105.00 $0 $0 $0 $0 $0

18. AREA DRAIN INLET 0 EA $5,800.00 $0 $0 $0 $0 $0

19. 24" RCP STORM DRAIN 0 LF $126.00 $0 $0 $0 $0 $0

20. 36" RCP STORM DRAIN (25A/HLA CROSSING) 0 LF $184.00 $0 $0 $0 $0 $0

21. 36" RCP STORM DRAIN 0 LF $184.00 $0 $0 $0 $0 $0

22. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0 $0 $0

23. 54" RCP STORM DRAIN 0 LF $420.00 $0 $0 $0 $0 $0

24. 60" RCP STORM DRAIN 0 LF $473.00 $0 $0 $0 $0 $0

25. 66" RCP STORM DRAIN 0 LF $525.00 $0 $0 $0 $0 $0

26. 72" RCP STORM DRAIN 0 LF $578.00 $0 $0 $0 $0 $0

27. TYPE I SD MANHOLE 0 EA $6,800.00 $0 $0 $0 $0 $0

28. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0 $0 $0

29. WATER QUALITY/HYDRO MOD BASIN FG AND SEED 0 SF $4.20 $0 $0 $0 $0 $0

30. SOUTH REGIONAL POND FG AND SEED 0 SF $4.20 $0 $0 $0 $0 $0

31. DRAINAGE CHANNEL 21' SEED 0 SF $1.30 $0 $0 $0 $0 $0

32. OUTFALL (headwall, flap gate, and slope protection) 0 EA $31,500.00 $0 $0 $0 $0 $0

33. POND OVERFLOW OUTLET 0 EA $5,800.00 $0 $0 $0 $0 $0

34. CONNECT TO EXISTING 0 EA $1,300.00 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0
IV. WATER SYSTEM

35. 8" WATER MAIN - Reclaimed Water (Including Fittings) 0 LF $73.00 $0 $0 $0 $0 $0

36. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0 $0 $0

37. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0
V. STREETLIGHTS

38. STREET LIGHTS (10' SINGLE-Including wire, poles, pedestals) 18 EA $7,900.00 $142,200 $142,200 $0 $0 $0 $142,200 $142,200 $0 $0 $0
VI. DRY UTILITIES1

39. JOINT TRENCH (MAIN LINE) 1,250 LF $235.00 $293,750 $293,750 $0 $0 $0 $293,750 $293,750 $0 $0 $0
Notes:
1 Mainline joint trench includes removal of overhead lines along this corridor.

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE & LANDSCAPE SUB-TOTAL

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL

SPRING LAKE

ALLOCATION

STORM DRAINAGE SUB-TOTAL

FINAL DRAFT

CITY OF

WOODLAND

DEVELOPER
COST

DRY UTILITIES SUB-TOTAL
SECTIONS U & V (Farmers Central to Parkland)

SECTIONS W1 & W2 (Parkland to Northern Edge of Solara Ranch) I. GRADING & EROSION CONTROL

1. CLEARING AND GRUBBING 0.72 AC $5,250.00 $3,781 $3,781 $0 $0 $0

2. REMOVE EXISTING AC ROADWAY 51,788 SF $3.10 $160,543 $160,543 $0 $0 $0

3. ROUGH GRADING 2,324 CY $4.20 $9,760 $9,760 $0 $0 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 11,370 SF $0.80 $9,096 $9,096 $0 $0 $0

5. FINISH GRADING 20,000 SF $0.80 $16,000 $16,000 $0 $0 $0

6. WATER QUALITY/HYDRO MOD BASIN EXCAVATION 0 CY $19.00 $0 $0 $0 $0 $0

7. SOUTH REGIONAL POND EXCAVATION 0 CY $19.00 $0 $0 $0 $0 $0

8. DRAINAGE CHANNEL EXCAVATION 21' 0 CY $19.00 $0 $0 $0 $0 $0

9. AG INTERCEPTOR DITCH BACKFILL 0 CY $4.20 $0 $0 $0 $0 $0

10. OYANG SOUTH DITCH BACKFILL 0 CY $4.20 $0 $0 $0 $0 $0

11. EROSION CONTROL 0.72 AC $7,800.00 $5,617 $5,617 $0 $0 $0 $204,796 $204,796 $0 $0 $0
II. STREET WORK, CONCRETE, AND LANDSCAPE

12. GRAVEL ACCESS ROAD 0 SF $2.20 $0 $0 $0 $0 $0

13. BOLLARDS 6 EA $945.00 $5,670 $5,670 $0 $0 $0

14. PARK SPACE (Including landscape, hardscape and fixtures) 0 SF $25.00 $0 $0 $0 $0 $0

15. GREENBELT LANDSCAPING 20,000 SF $10.00 $200,000 $200,000 $0 $0 $0

16. REINFORCED CONCRETE PATH 11,370 SF $12.50 $142,125 $142,125 $0 $0 $0 $347,795 $347,795 $0 $0 $0
III. STORM DRAINAGE

17. 18" RCP STORM DRAIN 0 LF $105.00 $0 $0 $0 $0 $0

18. AREA DRAIN INLET 0 EA $5,800.00 $0 $0 $0 $0 $0

19. 24" RCP STORM DRAIN 0 LF $126.00 $0 $0 $0 $0 $0

20. 36" RCP STORM DRAIN (25A/HLA CROSSING) 0 LF $184.00 $0 $0 $0 $0 $0

21. 36" RCP STORM DRAIN 0 LF $184.00 $0 $0 $0 $0 $0

22. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0 $0 $0

23. 54" RCP STORM DRAIN 0 LF $420.00 $0 $0 $0 $0 $0

24. 60" RCP STORM DRAIN 0 LF $473.00 $0 $0 $0 $0 $0

25. 66" RCP STORM DRAIN 0 LF $525.00 $0 $0 $0 $0 $0

26. 72" RCP STORM DRAIN 0 LF $578.00 $0 $0 $0 $0 $0

27. TYPE I SD MANHOLE 0 EA $6,800.00 $0 $0 $0 $0 $0

28. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0 $0 $0

29. WATER QUALITY/HYDRO MOD BASIN FG AND SEED 0 SF $4.20 $0 $0 $0 $0 $0

30. SOUTH REGIONAL POND FG AND SEED 0 SF $4.20 $0 $0 $0 $0 $0

31. DRAINAGE CHANNEL 21' SEED 0 SF $1.30 $0 $0 $0 $0 $0

32. OUTFALL (headwall, flap gate, and slope protection) 0 EA $31,500.00 $0 $0 $0 $0 $0

33. POND OVERFLOW OUTLET 0 EA $5,800.00 $0 $0 $0 $0 $0

34. CONNECT TO EXISTING 0 EA $1,300.00 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0
IV. WATER SYSTEM

35. 8" WATER MAIN - Reclaimed Water (Including Fittings) 0 LF $73.00 $0 $0 $0 $0 $0

36. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0 $0 $0

37. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0
V. STREETLIGHTS

38. STREET LIGHTS (10' SINGLE-Including wire, poles, pedestals) 6 EA $7,900.00 $47,400 $47,400 $0 $0 $0 $47,400 $47,400 $0 $0 $0
VI. DRY UTILITIES

39. JOINT TRENCH (STANDARD)1700 LF $105.00 $73,500 $73,500 $0 $0 $0 $73,500 $73,500 $0 $0 $0
Notes:
1 Standard joint trench includes removal of overhead lines along this corridor.

I. GRADING & EROSION CONTROL

1. CLEARING AND GRUBBING 1.20 AC $5,250.00 $6,314 $6,314 $0 $0 $0

2. REMOVE EXISTING AC ROADWAY 0 SF $3.10 $0 $0 $0 $0 $0

3. ROUGH GRADING 3,881 CY $4.20 $16,299 $16,299 $0 $0 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 13,090 SF $0.80 $10,472 $10,472 $0 $0 $0

5. FINISH GRADING 39,300 SF $0.80 $31,440 $31,440 $0 $0 $0

6. WATER QUALITY/HYDRO MOD BASIN EXCAVATION 0 CY $19.00 $0 $0 $0 $0 $0

7. SOUTH REGIONAL POND EXCAVATION 0 CY $19.00 $0 $0 $0 $0 $0

8. DRAINAGE CHANNEL EXCAVATION 21' 0 CY $19.00 $0 $0 $0 $0 $0

9. AG INTERCEPTOR DITCH BACKFILL 2,140 CY $4.20 $8,988 $8,988 $0 $0 $0

10. OYANG SOUTH DITCH BACKFILL 0 CY $4.20 $0 $0 $0 $0 $0

11. EROSION CONTROL 1.20 AC $7,800.00 $9,381 $9,381 $0 $0 $0 $82,894 $82,894 $0 $0 $0
II. STREET WORK, CONCRETE, AND LANDSCAPE

12. GRAVEL ACCESS ROAD 0 SF $2.20 $0 $0 $0 $0 $0

13. BOLLARDS 3 EA $945.00 $2,835 $2,835 $0 $0 $0

14. PARK SPACE (Including landscape, hardscape and fixtures) 0 SF $25.00 $0 $0 $0 $0 $0

15. GREENBELT LANDSCAPING 39,300 SF $10.00 $393,000 $393,000 $0 $0 $0

16. REINFORCED CONCRETE PATH 13,090 SF $12.50 $163,625 $163,625 $0 $0 $0 $559,460 $559,460 $0 $0 $0
III. STORM DRAINAGE

17. 18" RCP STORM DRAIN 0 LF $105.00 $0 $0 $0 $0 $0

18. AREA DRAIN INLET 0 EA $5,800.00 $0 $0 $0 $0 $0

19. 24" RCP STORM DRAIN 0 LF $126.00 $0 $0 $0 $0 $0

20. 36" RCP STORM DRAIN (25A/HLA CROSSING) 0 LF $184.00 $0 $0 $0 $0 $0

21. 36" RCP STORM DRAIN 0 LF $184.00 $0 $0 $0 $0 $0

22. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0 $0 $0

23. 54" RCP STORM DRAIN 0 LF $420.00 $0 $0 $0 $0 $0

24. 60" RCP STORM DRAIN 0 LF $473.00 $0 $0 $0 $0 $0

STREET WORK & CONCRETE & LANDSCAPE SUB-TOTAL
SECTION X (Northern Edge of Solara Ranch to Marston)

GRADING & EROSION CONTROL SUB-TOTAL

DRY UTILITIES SUB-TOTAL

STREETLIGHTS SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE & LANDSCAPE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

WATER SYSTEM SUB-TOTAL

25. 66" RCP STORM DRAIN
0 LF $525.00 $0 $0 $0 $0 $0

26. 72" RCP STORM DRAIN0 LF $578.00 $0 $0 $0 $0 $0

27. TYPE I SD MANHOLE0 EA $6,800.00 $0 $0 $0 $0 $0

28. TYPE II SD MANHOLE0 EA $8,900.00 $0 $0 $0 $0 $0

29. WATER QUALITY/HYDRO MOD BASIN FG AND SEED0 SF $4.20 $0 $0 $0 $0 $0

30. SOUTH REGIONAL POND FG AND SEED0 SF $4.20 $0 $0 $0 $0 $0

31. DRAINAGE CHANNEL 21' SEED0 SF $1.30 $0 $0 $0 $0 $0

32. OUTFALL (headwall, flap gate, and slope protection)0 EA $31,500.00 $0 $0 $0 $0 $0

33. POND OVERFLOW OUTLET0 EA $5,800.00 $0 $0 $0 $0 $0

34. CONNECT TO EXISTING0 EA $1,300.00 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0
IV. WATER SYSTEM

35. 8" WATER MAIN - Reclaimed Water (Including Fittings)0 LF $73.00 $0 $0 $0 $0 $0

36. 8" GATE VALVE - RECLAIMED WATER0 EA $2,600.00 $0 $0 $0 $0 $0

37. CONNECT TO EXISTING0 EA $2,600.00 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0
V. STREETLIGHTS

38. STREET LIGHTS (10' SINGLE-Including wire, poles, pedestals)7 EA $7,900.00 $55,300 $55,300 $0 $0 $0 $55,300 $55,300 $0 $0 $0

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

I. GRADING & EROSION CONTROL

1. CLEARING AND GRUBBING 2.13 AC $5,250.00 $11,209 $2,410 $0 $0 $8,798

2. REMOVE EXISTING AC ROADWAY 0 SF $3.10 $0 $0 $0 $0 $0

3. ROUGH GRADING 5,407 CY $4.20 $22,711 $6,222 $0 $0 $16,489

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 14,500 SF $0.80 $11,600 $0 $0 $0 $11,600

5. FINISH GRADING 58,500 SF $0.80 $46,800 $0 $0 $0 $46,800

6. WATER QUALITY/HYDRO MOD BASIN EXCAVATION 0 CY $19.00 $0 $0 $0 $0 $0

7. SOUTH REGIONAL POND EXCAVATION 0 CY $19.00 $0 $0 $0 $0 $0

8. DRAINAGE CHANNEL EXCAVATION 21' 0 CY $19.00 $0 $0 $0 $0 $0

9. AG INTERCEPTOR DITCH BACKFILL 0 CY $4.20 $0 $0 $0 $0 $0

10. OYANG SOUTH DITCH BACKFILL 3,675 CY $4.20 $15,436 $0 $0 $0 $15,436

11. EROSION CONTROL 2.13 AC $7,800.00 $16,653 $3,581 $0 $0 $13,072 $124,409 $12,214 $0 $0 $112,195
II. STREET WORK, CONCRETE, AND LANDSCAPE

12. GRAVEL ACCESS ROAD 0 SF $2.20 $0 $0 $0 $0 $0

13. BOLLARDS 6 EA $945.00 $5,670 $0 $0 $0 $5,670

14. PARK SPACE (Including landscape, hardscape and fixtures) 0 SF $25.00 $0 $0 $0 $0 $0

15. GREENBELT LANDSCAPING 78,500 SF $10.00 $785,000 $200,000 $0 $0 $585,000

16. REINFORCED CONCRETE PATH 14,500 SF $12.50 $181,250 $0 $0 $0 $181,250 $971,920 $200,000 $0 $0 $771,920
III. STORM DRAINAGE

17. 18" RCP STORM DRAIN 0 LF $105.00 $0 $0 $0 $0 $0

18. AREA DRAIN INLET 0 EA $5,800.00 $0 $0 $0 $0 $0

19. 24" RCP STORM DRAIN 0 LF $126.00 $0 $0 $0 $0 $0

20. 36" RCP STORM DRAIN (25A/HLA CROSSING) 0 LF $184.00 $0 $0 $0 $0 $0

21. 36" RCP STORM DRAIN 0 LF $184.00 $0 $0 $0 $0 $0

22. 48" RCP STORM DRAIN 0 LF $168.00 $0 $0 $0 $0 $0

23. 54" RCP STORM DRAIN 0 LF $420.00 $0 $0 $0 $0 $0

24. 60" RCP STORM DRAIN 0 LF $473.00 $0 $0 $0 $0 $0

25. 66" RCP STORM DRAIN 0 LF $525.00 $0 $0 $0 $0 $0

26. 72" RCP STORM DRAIN 0 LF $578.00 $0 $0 $0 $0 $0

27. TYPE I SD MANHOLE 0 EA $6,800.00 $0 $0 $0 $0 $0

26. TYPE II SD MANHOLE 0 EA $8,900.00 $0 $0 $0 $0 $0

27. WATER QUALITY/HYDRO MOD BASIN FG AND SEED 0 SF $4.20 $0 $0 $0 $0 $0

28. SOUTH REGIONAL POND FG AND SEED 0 SF $4.20 $0 $0 $0 $0 $0

29. DRAINAGE CHANNEL 21' SEED 0 SF $1.30 $0 $0 $0 $0 $0

30. OUTFALL (headwall, flap gate, and slope protection) 0 EA $31,500.00 $0 $0 $0 $0 $0

31. POND OVERFLOW OUTLET 0 EA $5,800.00 $0 $0 $0 $0 $0

32. CONNECT TO EXISTING 0 EA $1,300.00 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0
IV. WATER SYSTEM

33. 8" WATER MAIN - Reclaimed Water (Including Fittings) 0 LF $73.00 $0 $0 $0 $0 $0

34. 8" GATE VALVE - RECLAIMED WATER 0 EA $2,600.00 $0 $0 $0 $0 $0

35. CONNECT TO EXISTING 0 EA $2,600.00 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0
V. STREETLIGHTS

36. STREET LIGHTS (10' SINGLE-Including wire, poles, pedestals) 7 EA $7,900.00 $55,300 $0 $0 $0 $55,300 $55,300 $0 $0 $0 $55,300
I. GRADING & EROSION CONTROL

1. CLEARING AND GRUBBING 24.01 AC $5,250.00 $126,041 $126,041 $0 $0 $0

2. REMOVE EXISTING AC ROADWAY 51,788 SF $3.10 $160,543 $160,543 $0 $0 $0

3. ROUGH GRADING (FOR STREETWORK, CONCRETE, AND
LANDSCAPE AREAS) 77,465 CY $4.20 $325,354 $325,354 $0 $0 $0

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 24,220 SF $0.80 $19,376 $19,376 $0 $0 $0

5. FINISH GRADING 1,045,800 SF $0.80 $836,640 $836,640 $0 $0 $0

6. WATER QUALITY/HYDRO MOD BASIN EXCAVATION270,400 CY $19.00 $1,337,600 $1,337,600 $0 $0 $0

7. SOUTH REGIONAL POND EXCAVATION286,700 CY $19.00 $1,647,300 $1,647,300 $0 $0 $0

8. DRAINAGE CHANNEL EXCAVATION 21' 4,373 CY $19.00 $83,093 $83,093 $0 $0 $0

9. DRAINAGE CHANNEL EXCAVATION 70' 12,444 CY $19.00 $236,444 $236,444 $0 $0 $0

10. AG INTERCEPTOR DITCH BACKFILL 0 CY $4.20 $0 $0 $0 $0 $0

11. OYANG SOUTH DITCH BACKFILL 0 CY $4.20 $0 $0 $0 $0 $0

12. EROSION CONTROL 24.01 AC $7,800.00 $187,261 $187,261 $0 $0 $0 $4,959,652 $4,959,652 $0 $0 $0
II. STREET WORK, CONCRETE, AND LANDSCAPE

13. GRAVEL ACCESS ROAD 18,990 SF $2.20 $41,778 $41,778 $0 $0 $0

14. BOLLARDS 24 EA $945.00 $22,680 $22,680 $0 $0 $0

15. PARK SPACE (Including landscape, hardscape and fixtures) 503,550 SF $25.00 $12,588,750 $12,588,750 $0 $0 $0

16. GREENBELT LANDSCAPING 48,200 SF $10.00 $482,000 $482,000 $0 $0 $0

17. REINFORCED CONCRETE PATH 24,220 SF $12.50 $302,750 $302,750 $0 $0 $0 $13,437,958 $13,437,958 $0 $0 $0
III. STORM DRAINAGE

18. 18" RCP STORM DRAIN 0 LF $105.00 $0 $0 $0 $0 $0

19. AREA DRAIN INLET 0 EA $5,800.00 $0 $0 $0 $0 $0

20. 24" RCP STORM DRAIN 470 LF $126.00 $59,220 $59,220 $0 $0 $0

21. 36" RCP STORM DRAIN (25A/HLA CROSSING) 315 LF $184.00 $57,960 $57,960 $0 $0 $0

22. 36" RCP STORM DRAIN 530 LF $184.00 $97,520 $97,520 $0 $0 $0

23. 48" RCP STORM DRAIN 1,390 LF $168.00 $233,520 $233,520 $0 $0 $0

24. 54" RCP STORM DRAIN 1,390 LF $420.00 $583,800 $583,800 $0 $0 $0

25. 60" RCP STORM DRAIN 1,225 LF $473.00 $579,425 $579,425 $0 $0 $0

26. 66" RCP STORM DRAIN 0 LF $525.00 $0 $0 $0 $0 $0

27. 72" RCP STORM DRAIN 0 LF $578.00 $0 $0 $0 $0 $0

28. TYPE I SD MANHOLE 2 EA $6,800.00 $13,600 $13,600 $0 $0 $0

STREET WORK & CONCRETE & LANDSCAPE SUB-TOTAL

STORM DRAINAGE SUB-TOTAL

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL

GRADING & EROSION CONTROL SUB-TOTAL
MISC.

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE & LANDSCAPE SUB-TOTAL
SECTION Y (Marston to CR25A)4

29. TYPE II SD MANHOLE 11 EA $8,900.00 $97,900 $97,900 $0 $0 $0

30. WATER QUALITY/HYDRO MOD BASIN FG AND SEED 186,980 SF $4.20 $785,316 $785,316 $0 $0 $0

31. SOUTH REGIONAL POND FG AND SEED 194,960 SF $4.20 $818,832 $818,832 $0 $0 $0

32. DRAINAGE CHANNEL 21' SEED 68,880 SF $1.30 $89,544 $89,544 $0 $0 $0

33. DRAINAGE CHANNEL 70' SEED 58,800 SF $1.30 $76,440 $76,440 $0 $0 $0

34. OUTFALL (headwall, flap gate, and slope protection) 4 EA $31,500.00 $126,000 $126,000 $0 $0 $0

35. POND OVERFLOW OUTLET 2 EA $5,800.00 $11,600 $11,600 $0 $0 $0

36. CONNECT TO EXISTING 1 EA $1,300.00 $1,300 $1,300 $0 $0 $0 $3,631,977 $3,631,977 $0 $0 $0
IV. WATER SYSTEM3

37. 8" WATER MAIN - Reclaimed Water (Including Fittings) 5,341 LF $73.00 $389,893 $0 $0 $389,893 $0

38. 8" GATE VALVE - RECLAIMED WATER 6 EA $2,600.00 $15,600 $0 $0 $15,600 $0

39. CONNECT TO EXISTING 1 EA $2,600.00 $2,600 $0 $0 $2,600 $0 $408,093 $0 $0 $408,093 $0
V. STREETLIGHTS

40. STREET LIGHTS (10' SINGLE-Including wire, poles, pedestals) 13 EA $7,900.00 $102,700 $102,700 $0 $0 $0 $102,700 $102,700 $0 $0 $0

SUMMARY
I. GRADING & EROSION CONTROL $5,605,073 $5,492,878 $0 $0 $112,195 II. STREET WORK,CONCRETE AND LANDSCAPE $15,873,763 $15,101,843 $0 $0 $771,920 1 STORM DRAINAGE $3,631,977 $3,631,977 $0 $0 $0
2 WATER SYSTEM $408,093 $0 $0 $408,093 $0
V. STREETLIGHTS $402,900 $347,600 $0 $0 $55,300
VI. DRY UTILITIES $367,250 $367,250 $0 $0 $0
SUB-TOTAL: $26,289,000 $24,942,000 $0 $408,000 $939,000 10% CONSTRUCTION CONTINGENCY: $2,629,000 $2,494,000 $0 $41,000 $94,000 $3,943,000 3,741,000.00 $0 $61,000 $141,000
TOTAL GREENBELT, PARK AND POND COST : $32,861,000 $31,177,000 $0 $510,000 $1,174,000 1 2 Soil excavated from the project detention ponds shall be reserved for the Parkland Avenue Overcrossing. 3 Improvements to be constructed under future City of Woodland project(s). City will not contribute funds toward the construction of the surrounding greenbelt. 4 STORM DRAINAGE SUB-TOTAL
Cut through segments (pathway connections from subdivision cul-de-sacs) from local roads to parks/greenbelts are not included in the RTIF and are assumed to be a cost to the developer. Cut through segments from adjacent Oyang subdivision have been included in the RTIF. 15% SOFT COSTS:

WATER SYSTEM SUB-TOTAL

STREETLIGHTS SUB-TOTAL
This funding to be provided by the SLIF to the WRTP developer that is required to construct this section of the green belt. WRTP developer to construct the improvements with SLIF reimbursement. Reimbursement is limited to the amount shown in the WRTP CIP document.

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
F. HARRY LORENZO AVENUE - WESTERN HALF SECTION (FCR TO PARKLAND)

UNIT TOTAL RTIF

ITEM DESCRIPTION QTY UNIT COST COST FEE
I. GRADING & EROSION CONTROL

1. CLEAR & GRUB 0.5 AC $5,250.00 $2,725 $0 $2,725

2. EXCAVATION TO SUBGRADE 43,330 CY $4.00 $173,320 $0 $173,320

3. ROAD-FINISH GRADING, CMPT. SUB-GRADE 22,607 SF $0.60 $13,564 $0 $13,564

4. SW/PATHWAY-FINISH GRADING, CMPT. SUB-GRADE 0 SF $0.60 $0 $0 $0

5. EROSION CONTROL 0.5 AC $7,800.00 $4,048 $0 $4,048
$193,657 $0 $193,657
II. STREET WORK & CONCRETE

6. 5" AC PAVEMENT 19,471 SF $3.20 $62,307 $0 $62,307

7. 18" AGGREGATE BASE (Road/Curb/Curb&Gutter) 22,607 SF $3.00 $67,821 $0 $67,821

8. 4" PCC SIDEWALK 0 SF $4.15 $0 $0 $0

9. SIGNAGE AND STRIPING 1 LS $1,000.00 $1,000 $0 $1,000

10. CURB & GUTTER 1,300 LF $16.50 $21,450 $0 $21,450

11. SURVEY MONUMENTS 1 EA $375.00 $375 $0 $375

12. PEDESTRIAN RAMPS (incl. detectable warnings) 1 EA $1,375.00 $1,375 $0 $1,375

13. LANDSCAPING 0 SF $4.60 $0 $0 $0
$154,328 $0 $154,328
III. STREETLIGHTS

14. LED STREET LIGHT (10' SINGLE-Including wire, poles, pedestals) 6.0 EA $6,575.00 $39,450 $0 $39,450 $39,450 $0 $39,450

SUMMARY
I. GRADING & EROSION CONTROL $193,657 $0 $193,657
II. STREET WORK & CONCRETE $154,328 $0 $154,328
III. STREETLIGHTS $39,450 $0 $39,450
$387,000 $0 $387,000
$0 $0 $0
$0 $0 $0
$387,000 $0 $387,000

FINAL DRAFT
0% CONSTRUCTION CONTINGENCY:

SUB-TOTAL:

TOTAL HLA WESTERN HALF SECTION COST:
0% SOFT COSTS:

GRADING & EROSION CONTROL SUB-TOTAL

STREET WORK & CONCRETE SUB-TOTAL

STREETLIGHTS SUB-TOTAL

DEVELOPER
COST

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
G. SR 113/25A INTERCHANGE IMPROVMENTS (DOUBLE ROUNDABOUT OPTION)

UNIT TOTAL

ITEM DESCRIPTION QTY UNIT COST COST
II. STREETWORK AND CONCRETE

1. SR 113/CR25A - FULL BUILDOUT ROADWAY ITEMS11 LS $10,306,800.00 $10,306,800 $5,462,604 $0 $2,576,700 $2,267,496

2. RIGHT-OF-WAY AND UTILITIES41 LS $250,000.00 $250,000 $132,500 $0 $62,500 $55,000 $10,556,800 $5,595,104 $0 $2,639,200 $2,322,496

SUMMARY
SR 113/CR25A - FULL BUILDOUT ROADWAY ITEMS $10,556,800 $5,595,104 $0 $2,639,200 $2,322,496 $10,557,000 $5,595,000 $0 $2,639,000 $2,322,000
$1,604,000 $850,000 $0 $401,000 $353,000
15% CONSTRUCTION $1,546,000 $819,000 $0 $387,000 $340,000 $13,707,000 $7,264,000 $0 $3,427,000 $3,015,000
1 Includes 20% Contingency. Unit cost per Mark Thomas cost opinion dated June 2022. 2 3
Includes all soft costs
4 Actual right-of-way acquisition is TBD and shall be reimbursed at $50k/acre. Unit cost shown is a placeholder per the Mark Thomas cost opinion dated June 2022.

CITY OF

WOODLAND

SPRING LAKE
ALLOCATION2
SR 113/CR25A - FULL BUILDOUT ROADWAY ITEMS TOTAL CAPITAL COST:

FINAL DRAFT

15.56% PA&ED + FINAL DESIGN
Spring Lake Share = 22% per Brent M. Allocation deleted as an offset to deletion of Equitable Swap and 100% Allocation for Interim Improvements.

TOTAL SR113/CR25A - FULL BUILDOUT:

SUB-TOTAL:

RTIF FEE

DEVELOPER
COST

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
H. PARKLAND AVE OVERCROSSING

UNIT TOTAL

ITEM DESCRIPTION QTY UNIT COST COST
II. STREETWORK AND CONCRETE

1. CONSTRUCT EARTHEN ABUTMENT ON EAST SIDE5,6 1 LS $1,469,000.00 $1,469,000 $1,469,000 $0 $0 $0 $0

2. CONSTRUCT EARTHEN ABUTMENT ON WEST SIDE5,6 1 LS $1,469,000.00 $1,469,000 $0 $0 $0 $1,469,000 $0

3. ROADWAY IMPROVEMENTS EASTSIDE ABUTMENT1,3,6 1 LS $2,091,400.00 $2,091,400 $2,091,400 $0 $0 $0 $0

4. INTERIM EROSION CONTROL21 LS $30,000.00 $30,000 $30,000 $0 $0 $0 $0

5. COMPLETE OVERCROSSING1,6 1 LS $2,803,500.00 $2,803,500 $0 $0 $0 $2,803,500 $0 $7,862,900 $3,590,400 $0 $0 $4,272,500 $0

SUMMARY
SR 113/CR25A - FULL BUILDOUT CAPITAL COST $7,862,900 $3,590,400 $0 $0 $4,272,500 $0 $7,863,000 $3,590,000 $0 $0 $4,273,000 $0
$1,966,000 $898,000 $0 $0 $1,068,000 $0
15% PA&ED + FINAL DESIGN $1,179,000 $539,000 $0 $0 $641,000 $0 $11,008,000 $5,027,000 $0 $0 $5,982,000 $0
1 Includes 25% Contingency
2 Assumes BMPs applied to abutment until full construction - not reimbursable. 3 To be constructed with the overcrossing
4 Overcrossing and west side abutment are future improvements. 5 Pond spoils shall be reserved for Parkland Avenue overcrossing abutments. 6 Unit cost per Mark Thomas cost opinion dated June 2022.

FINAL DRAFT
TOTAL PARKLAND AVE OVERCROSSING COST:

RTIF FEE

DEVELOPER
COST
SP- 1B/1C

ALLOCATION

CITY OF

WOODLAND

SPRING LAKE

ALLOCATION
PARKLAND AVE OC - FULL BUILDOUT ROADWAY ITEMS TOTAL ROADWAY COST:

SUB-TOTAL:
25% CONSTRUCTION

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
I. UPGRADE SPRING LAKE SEWER LIFT STATION TO 90HP PUMPS

UNIT TOTAL

ITEM DESCRIPTION NOTES QTY UNIT COST COST
IV. SEWER LIFT STATION UPGRADES

1. NEW 90 HP PUMP (1) 1 LS $334,705.00 $334,705 $334,705 $0 $0 $0

2. REPLACE 2 90 HP PUMPS (2) 1 EA $399,311.00 $399,311 $0 $0 $399,311 $0 $734,016 $334,705 $0 $399,311 $0

SUMMARY
SEWER LIFT STATION UPGRADES $734,016 $334,705 $0 $399,311 $0 $734,000 $335,000 $0 $399,000 $0
$110,000 $50,000 $0 $60,000 $0
$147,000 $67,000 $0 $80,000 $0
$991,000 $452,000 $0 $539,000 $0

FINAL DRAFT
TOTAL SEWER PUMP STATION UPGRADE COST:

DEVELOPER

RTIF FEE COST
15% SOFT COSTS:

SPRING LAKE

ALLOCATION

CITY OF

WOODLAND

SEWER LIFT STATION UPGRADES SUB-TOTAL
SUB-TOTAL:
20% OFFSITE CONTINGENCY:

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/03/23
J. OFF-SITE STORM DRAINAGE IMPROVMENTS
i. OFF-SITE STORM DRAINAGE IMPROVEMENTS

UNIT TOTAL RTIF

DEVELOPER
COST

CITY OF
WOODLAND (8)

SPRING LAKE

ALLOCATION

ITEM DESCRIPTION NOTES QTY UNIT COST COST

STORM DRAINAGE UPGRADES

1. SOUTH REGIONAL PUMP STATION- Phase 2 (120CFS) (Two Additional Pumps) 1 LS $1,000,000.00 $1,000,000 $0

2. FUTURE 5MMPUMP SCREENING (3) 0 EA $2,500,000.00 $7,500,000 $1,008,750 $0 $8,500,000 $1,008,750 $0 $0 $0

SUMMARY
IV. STORM DRAINAGE UPGRADES $8,500,000 $1,008,750 $0 $0 $0 SUB-TOTAL: $8,500,000 $1,009,000 $0 $0 $0
35% SOFT COSTS and OFF-SITE CONTINGENCY (included in cost estimate): $0 $0 $0 $8,500,000 $1,009,000 $0 $0 $0
ii. STORM DRAINAGE OTHER PROJECTS

UNIT TOTAL

ITEM DESCRIPTION NOTES QTY UNIT COST COST

1. STORM DRAINAGE MASTER PLAN UPDATE (5) 1 LS $150,000.00 $150,000 $150,000 $0 $0 $0 $150,000 $150,000 $0 $0 $0
$150,000 $150,000 $0 $0 $0
$8,650,000 $1,159,000 $0
NOTES
(1) This is the new development cost for the sewer improvement. Because it occurs during the timeframe of the WRTP, it is a 100% cost share for the Technology Park. (2) This is a maintenance cost for the City.
(3)
(4)
(5)
RTIF

DEVELOPER
COST

CITY OF
WOODLAND (8)

SPRING LAKE

ALLOCATION

STORM DRAINAGE UPGRADES SUB-TOTAL
TOTAL OFF_SITE STORM DRAINAGE UPGRADE COST:

FINAL DRAFT
SUB-TOTAL:

TOTAL STORM DRAINAGE OTHER PROJECT COST:

TOTAL SEWER & STORM DRAINAGE UPGRADE COST:

Total Capital Cost estimate for Trash Screens is very rough $7.5M estimate from City. This cost assumes the Project will be for screening the entire City, including north area stormwater. The cost split is based on 60 CFS/446 CFS, which is the SUGA pumping divided by the entire City pumping (note that there may be some adjustment to this proportion when looking at total flow instead of total pumping capacity).

The $4.2 M is the current project cost. This cost assumes the Project will be for screening the entire City, including north area stormwater. The cost split is based on 60 CFS/446 CFS, which is the SUGA pumping divided by the entire City pumping.

City staff anticipate the need to update the storm drainage master plan once during the life of the specific plan

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
K. PLANNING & ADMINISTRATION FEE

UNIT TOTAL

ITEM DESCRIPTION QTY UNIT COST COST
I. PLANNING & ADMIN FEE

1. PLANNING & ADMIN (4% OF RTIF INFRASTRUCUTRE
COSTS) 1 LS $3,512,240.00 $3,512,240 $3,512,240 $0 $0 $0 $3,512,240 $3,512,240 $0 $0 $0

SUMMARY
I. PLANNING & ADMIN $3,512,240 $3,512,240 $0 $0 $0
$3,512,000 $3,512,000 $0 $0 $0
$3,512,000 $3,512,000 $0 $0 $0
L. AG MITIGATION AND YOLO HABITAT CONSERVATION (HCP) FEES

UNIT TOTAL

ITEM DESCRIPTION QTY UNIT COST COST
I. AG MITIGATION

1. RTIF/OVERSIZED LAND 27.9 AC $20,000.00 $557,693 $557,693 $0 $0 $0

2. DRAINAGE FACILITIES 8.7 AC $20,000.00 $174,600 $174,600 $0 $0 $0 $732,293 $732,293 $0 $0 $0
II. HCP1

1. RTIF/OVERSIZED LAND 27.9 AC $15,571.00 $434,192 $434,192 $0 $0 $0

2. PARKS/GREENWAYS 17.6 AC $15,571.00 $273,582 $273,582 $0 $0 $0 $707,774 $707,774 $0 $0 $0

SUMMARY
I. AG MITIGATION $732,293 $732,293 $0 $0 $0
II. HCP $707,774 $707,774 $0 $0 $0
$1,440,000 $1,440,000 $0 $0 $0
$1,440,000 $1,440,000 $0 $0 $0
NOTES
(1) Cost is per Yolo Habitat Conservation Plan Fee Schedule dated March 2022.

SPRING LAKE

ALLOCATION

CITY OF

WOODLAND

DEVELOPER
COST

FINAL DRAFT

CITY OF

WOODLAND

SPRING LAKE

ALLOCATION

PLANNING & ADMIN SUB-TOTAL
SUB-TOTAL:

PLANNING & ADMIN SUB-TOTAL
SUB-TOTAL:

TOTAL AG MITIGTION AND HCP COST:

PLANNING & ADMIN SUB-TOTAL

RTIF FEE

RTIF FEE

DEVELOPER
COST
TOTAL PLANNING & ADMIN COST:

ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COSTS
PROJECT: WOODLAND RESEARCH AND TECHNOLOGY PARK (SP-1A)
BASED ON: 2022 LAND USE PLAN AND ACCOMPANYING UTILITY LAYOUTS PREPARED BY: CC/SG
REVISED: 03/14/23
M. LAND ALLOCATIONS

UNIT TOTAL

ITEM DESCRIPTION QTY UNIT COST COST
I. ROADS

1. PARKLAND AVE (East of Overpass Landing to HLA) 4.15 AC $50,000.00 $207,608 $207,608 $0 $0 $0

2. LAND ACQUISITION FOR EAST EMBANKMENT 2.17 AC $250,000.00 $542,080 $542,080 $0 $0

3. LAND ACQUISITION FOR WEST EMBANKMENT 2.17 AC $250,000.00 $542,080 $0 $0 $0 $542,080

4. CR 25A (SR 113 to Road D) 2.17 AC $50,000.00 $108,686 $108,686 $0 $0 $0

5. CR 25A (Road D to HLA) 0.24 AC $50,000.00 $11,777 $11,777 $0 $0 $0

6. Road B (CR 25A to Parkland) 10.06 AC $50,000.00 $502,769 $502,769 $0 $0 $0

7. Road A (Road C to Road G) 1.88 AC $50,000.00 $93,888 $93,888 $0 $0 $0

8. Road B (CR 25A to Road G) 0.82 AC $50,000.00 $41,120 $41,120 $0 $0 $0

9. Road C (Road A to Road D) 2.64 AC $50,000.00 $131,865 $70,433 $61,433 $0 $0

10. Road D (CR 25A to Road E) 4.33 AC $50,000.00 $216,477 $20,265 $196,212 $0 $0

11. Road E (RTP to Road B) 0.88 AC $50,000.00 $43,768 $24,829 $18,939 $0 $0

12. Road E (Road B to Road D) 1.33 AC $50,000.00 $66,613 $15,786 $50,826 $0 $0

13. Road F (Parkland to HLA) 2.36 AC $50,000.00 $118,056 $26,251 $91,804 $0 $0

14. Road G (Road 101A to Road B) 1.98 AC $50,000.00 $99,104 $99,104 $0 $0 $0

15. Marston (Road B to HLA) 3.63 AC $50,000.00 $181,621 $63,301 $118,320 $0 $0 $2,907,510 $1,827,896 $537,534 $0 $542,080
II. PARKS & GREENWAYS

1. The Yard (includes Pedestrian Promenade on east side 11.56 AC $150,000.00 $1,734,000 $1,734,000 $0 $0 $0

2. Greenway (South of Southeast Detention Pond) 0.67 AC $50,000.00 $33,500 $33,500 $0 $0 $0

3. Greenway (Marston to Southeast Detention Pond) 0.47 AC $50,000.00 $23,500 $23,500 $0 $0 $0

4. Greenway (Parkland to Marston and Connection to Road E) 2.06 AC $50,000.00 $103,000 $103,000 $0 $0 $0

5. Greenway (Promenade to Road E) 0.31 AC $50,000.00 $15,500 $15,500 $0 $0 $0

6. Greenway (Road F to Parkland) 0.27 AC $50,000.00 $13,500 $13,500 $0 $0 $0

7. Greenway (Farmers Central to Road F) 0.78 AC $50,000.00 $39,000 $39,000 $0 $0 $0

8. Greenway (Northwest corner of LDR along Farmers Central, Including Pedestrian Overcrossing) 1.45 AC $50,000.00 $72,500 $72,500 $0 $0 $0 $2,034,500 $2,034,500 $0 $0 $0
III. STORM DRAINAGE

1. Southeast Detention Pond 4.23 AC $100,000.00 $423,000 $423,000 $0 $0 $0

2. South Regional Pond 4.50 AC $50,000.00 $225,000 $225,000 $0 $0 $0 $648,000 $648,000 $0 $0 $0
-$537,534 -$537,534
$5,052,000 $4,510,000 $0 $0 $542,000
Notes:

Notes: Arterial Roadways are 100% RTIF Fee

3.Actual quantities may vary during the construction of this project.

4.This opinion of costs DOES NOT include costs for the following items:
a.Any costs related to environmental assessment or the mitigation of any contamination, endangered species or archeological resources. b.Costs for land, financing, bonds and easements or rights of way. c.Soft costs including engineering, surveying, construction managmenet and soils testing. d.Import or export of fill material
e.Demolition of existing structures.
f.Future phases of construction, such as the planned expansion of the parking area. g.All accessibility improvements such as ramps, railings, signage, striping, and truncated domes. h.Permit or other city fees.
i.Street lighting

5.Unit costs are 2022 basis and does not assume payment of prevailing wages.

7.Costs assume competitive bidding.

FINAL DRAFT

1.In providing opinions of probable construction cost, the Client understands that the Engineer has no control over costs or the price of labor, equipment or materials, or over the Contractor's method of pricing, and that the opinions of probable construction costs provided herein are to be made on the basis of the Engineer's qualifications and experience. The Engineer makes no warranty, expressed or implied, as to the accuracy of such opinions as compared to bid or actual costs.

6.This opinion of costs assumes that all improvements will be constructed in one phase. If the project is built out in multiple sub-phases, additional costs may be incurred.

2.Costs are generated for comparison with base CIP Development. It is assumed where Mobility Concept is duplicative of the CIP development costs will offset. Refer to CIP Buildout cost estimate for additional information.

TOTAL LAND ALLOCATION COST:

RTIF FEE

DEVELOPER
COST

CITY OF

WOODLAND
SP-1B

ALLOCATION

ROAD LAND ALLOCATIONS SUB-TOTAL

PARKS & GREENWAYS LAND ALLOCATIONS SUB-TOTAL

STORM DRAINAGE LAND ALLOCATIONS SUB-TOTAL
Less Developer Contribution of Land:

4 4
4 3
4 4
P26
ROAD F
PARKLAND AVE.

ROAD E

MARSTON
CR 25A
ROAD C
ROAD A
ROAD B

ROAD D ROAD D
ROAD B
HWY 113 HARRY LORENZO AVE. HARRY LORENZO AVE. ROAD A ROAD B HEIDRICK RANCH, PHASES 2 & 3 SPRING LAKE CENTRAL PARK SPRING LAKE CENTRAL MULTI-FAMILY SOLARA RANCH OYANG NORTH OYANG SOUTH SPRING LAKE CENTRAL - PHASE 3 ROAD G

PROPOSED
FUTURE

INTERCHANGE

CONFIGURATION
1 Project Planning Civil Engineering Landscape Architecture 2940 Spaford Street, Suite 200 Davis, CA 95618
(530) 758-2026
2120 20th Street, Suite Three
Sacramento, CA 95818
(916) 455-2026
Sacramento Office Davis Office
CECWEST.COM

MASONRY WALL EXHIBIT

WOODLAND RESEARCH AND

TECHNOLOGY PARK
1 HARRY LORENZO

TO BE REMOVED

LOW DENSITY RESIDENTIAL

MEDIUM DENSITY RESIDENTIAL

VILLAGE CENTER MEDIUM DENSITY RESIDENTIAL

VILLAGE CENTER MIXED USE

RESEARCH AND TECHNOLOGY PARK

HIGHWAY COMMERCIAL

GREENBELTS AND OPEN SPACE

PEDESTRIAN PROMENADE -

HARDSCAPE TBD
N
N
O
O
P
P
Q
Q R
S
S
T
T
E E
J
J
I
I
E E C1
C1
F
F
K1
K1
G
G
L
L
K2
K2
E
E
A
A
D
D
M
M
*
*
H H

HIGH DENSITY RESIDENTIAL WITH COMMUNITY COMMERCIAL OVERLAY

RESEARCH AND TECHNOLOGY PARK WITH TRANSITIONAL OVERLAY

RESEARCH AND TECHNOLOGY PARK WITH COMMUNITY COMMERCIAL OVERLAY

RESEARCH AND TECHNOLOGY PARK WITH RESEARCH FLEX OVERLAY

VILLAGE CENTER OPEN SPACE
**
**
**
4 A A
***
A
A
B
B
M
M

SPRING LAKE
GREENBELT EXIST. 60' R/W
***
***
H' H'
W1 W1
Y Y
U U
V V
X X
APN: 041-020-042

BULLSEYE LAND COMPANY LLC
APN: 041-020-031
THOMAS C. HEATON

AND OLGA

CHENGAEVA
APN: 041-020-030
THOMAS C. HEATON AND

OLGA CHENGAEVA
APN: 041-020-010
WINFRED R. SPENCER TRUST
APN: 041-020-017

SEWMAWPAW WOODLAND LLC
APN: 041-020-043

COSTALOTTA PARTNERS, LLC
APN: 041-080-017

COSTALOTTA PARTNERS, LLC
CR 100A
W2 W2
H H
H
H
C2 C2
K2
K2
H H
C2 C2

VILLAGE CENTER LOW DENSITY RESIDENTIAL

HIGH DENSITY RESIDENTIAL
LEGEND
LDR
VCLDR
MDR
VCMDR
HDR
VCMU

HDR/CCO
RTP
RTP/TO

RTP/CCO

RTP/RFO

SIGNALIZED INTERSECTION

ROUNDABOUT
NO. OF LANES (TWO LANES WHERE UNLABELED)
MOBILITY HUB TO BE LOCATED ALONG BLOCK FRONTAGE.

SPECIFIC LOCATION AND DESIGN TO BE DETERMINED DURING THE PREPARATION OF THE ROADWAY CONSTRUCTION DOCUMENTS.

RIDE SHARE DROP-OFF PULLOUTS WITH BIKE SHARE HUBS PLUS
MID-BLOCK CROSSINGS - EXACT LOCATIONS TO BE DETERMINED.

SUBDIVISION TRAIL CONNECTION TO THE NEIGHBORHOOD,

LOCATION TBD

ROAD SECTION CALLOUT

SPECIFIC PLAN BOUNDARY

MASONRY WALL (HEIGHT PER PLAN)
R

DETENTION POND
HC
OS
VCOS
PP

DET POND

LEGEND WOODLAND RESEARCH AND TECHNOLOGY PARK THE YARD BUBBLE DIAGRAM 06/28/2023

ROAD C
ROAD B
MARSTON 60' 65' 65' 14'-6" 14'-6" 4'-6" 4'-6" 10' 10' 20' Woodland Regional Technology Park - Mobility Hub Woodland, CA CONCEPTUAL PLAN February 16, 2022 NORTH 0SCALE: 1" = 50' 50 25 50 100 Transit Shelter(s) Micromobility Station (Approximately 12 Electric Bikes and 12 Scooters) Tree Wells, Typical Information Kiosk Short Term Bike Parking (Approximately 20 Stalls) Long Term Bike Parking (Approximately 6 Stalls) Bollards, Typical Bollards, Typical Enhanced Concrete Shared Use Sidewalk Standard Concrete Expanded Curb Ramp Expanded Curb Ramp Benches, Typical Street Tree, ±30' Canopy, Typical Ornamental Tree, ±20' Canopy, Typical Landscape Strip Landscape Strip Standard Concrete Existing Right-of-Way Adjusted Right-of-Way Pedestrian Lighting (6) Total Bottle Filler Bike Repair Station and Tire Pump Bus and Ride Share Drop Off Area (City of Woodland Standard Dimensions) Asphalt Paving Dashed Bike Lane Potential Art Installation Location, Typical Bollards, Typical Bollards, Typical Themed Wayfinding Sign Bike Egress Bike Ingress NOTE: DESIGN AS SHOWN IS CONCEPTUAL AND IS INTENDED FOR FURTHERING DISCUSSION AND TO PROVIDE A PRELIMINARY BUDGET ONLY. FINAL LOCATION OF MOBILITY HUB AND OTHER AMENITIES WILL VARY IN FINAL DESIGN.

Table 1-1 Woodland Research and Technology Park Development Impact Fee Nexus Study RTIF Program Fee Summary (2023$) Land Use Category Streets Parks Storm Drainage Water Sewer Subtotal Admin. Total Source Table 4-4 Table 4-12 Table 4-6 Table 4-8 Table 4-10 Table 3-1 Percentage 4.00% Residential by Land Use Low Density (LDR) - - $6,952 $2,907 $1,176 $11,036 $441 $11,477 Medium Density (MDR) - - $4,742 $2,475 $910 $8,127 $325 $8,452 High Density (HDR) - - $3,085 $1,759 $819 $5,663 $227 $5,890 Residential by Square Foot Range Single Family (LDR and MDR) < 1,000 sq. ft. $12,800 $8,199 - - - $20,999 $840 $21,839 1,000 to 1,999 sq. ft. $20,696 $14,450 - - - $35,146 $1,406 $36,552 2,000 to 2,999 sq. ft $29,904 $22,380 - - - $52,284 $2,091 $54,375 > 2,999 sq. ft. $36,547 $27,555 - - - $64,102 $2,564 $66,666 Multifamily (HDR) < 1,000 sq. ft. $12,256 $14,450 - - - $26,705 $1,068 $27,773 ≥1000 sq. ft. $13,606 $16,533 - - - $30,139 $1,206 $31,345 Residential for Average Unit Size Low Density (2,300 sq. ft.) $29,904 $22,380 $6,952 $2,907 $1,176 $63,321 $2,533 $65,854 Medium Density (1,850 sq. ft.) $20,696 $14,450 $4,742 $2,475 $910 $43,273 $1,731 $45,004 High Density (990 sq. ft.) $12,256 $14,450 $3,085 $1,759 $819 $32,368 $1,295 $33,663 Commercial [1] Village Center/Community Commercial $189,072 N/A $22,213 $2,580 $2,596 $216,461 $8,658 $225,119 Business Park $86,378 N/A $22,213 $2,346 $1,731 $112,667 $4,507 $117,174 Commercial [1] Village Center/Community Commercial $9.99 N/A $1.17 $0.14 $0.14 $11.43 $0.46 $11.89 Business Park $4.96 N/A $1.27 $0.13 $0.10 $6.47 $0.26 $6.73 Source: City of Woodland; EPS [1] Commercial fees will be charged per gross developable acre. The amount per bldg. sq. ft. is shown for informative purposes only. per unit per unit per unit per acre per bldg. sq. ft. Prepared by EPS 5/5/2023 Z:\Shared\projects\SAC\162000\162061 Woodland specific Plan Area 1A\Models\162061 FP 5.3.23.xlsx4

bae urban economics
San Francisco Sacramento Los Angeles Washington DC New York City 2560 9th St., Suite 211 803 2nd St., Suite A 448 South Hill St., Suite 701 1140 3rd St. NE, 2nd Floor 234 5th Ave.

Berkeley, CA 94710 Davis, CA 95616 Los Angeles, CA 90013 Washington, DC 20002 New York, NY 10001 510.547.9380 530.750.2195 213.471.2666 202.588.8945 212.683.4486 www.bae1.com
Memorandum

To: Ken Hiatt, City Manager, City of Woodland
Erika Bumgardner, Business Development Liaison, City of Woodland Kimberly McKinney, Director of Administrative Services, City of Woodland From: Matt Kowta, Managing Principal
Matt Fairris, Senior Associate
Date: May 4, 2021
Re: Woodland Research and Technology Park Fiscal Impact Analysis

INTRODUCTION
To understand the fiscal implications of the proposed Woodland Research and Technology Park (WRTP) project, the City of Woodland engaged BAE Urban Economics to conduct a fiscal impact analysis. The following memorandum summarizes the results of the fiscal impact model, including the expected revenues and City expenditures to provide ongoing services to the WRTP residents and employees if developed according to the proposed plan.

Project Description
The WRTP is located along Woodland’s southern boundary, at the intersection of Highway 113 and County Road 25A. In total, the project encompasses nearly 350 acres and includes residential and non-residential development proposed for construction over the next 25 years.

As summarized in more detail below in Table 1, at full buildout the WRTP project would include nearly 1,675 residential units ranging from low-density single-family homes to high-density multifamily units. The project also proposes roughly 1.1 million square feet of research park space, 625,000 square feet of light industrial space, 250,000 square feet of retail space, and 200,000 square feet of hotel space.

As also shown in Table 1, the project is expected to develop over a 25-year period. The earlier development years include a larger portion of the residential units, with absorption of all units expected by Year 15. The non-residential development is expected to occur over the full 25- year time frame, with a fairly equal delivery of space each of the five-year increments shown in the table below.

2 Table 1: Woodland Research and Technology Park (WRTP) Development by Absorption Period
Sources: City of Woodland; BAE, 2021.

FISCAL IMPACT ANALYSIS
Methodology
To estimate the fiscal impacts of the WRTP project, BAE developed a fiscal model to assess the expected General Fund revenues and expenditures associated with the proposed project.

To estimate the projected revenues, BAE assessed the current market values for the land uses proposed in the WRTP, in order to estimate property-related tax revenue, as well as the average per-capita and per-employee sales tax generation. The remaining revenue items, including permits, fees, and charges for service, are assumed to increase based on the City’s existing average annual per-service population1 revenue. To estimate the future Woodland General Fund expenditures associated with the WRTP, BAE conducted interviews with the City’s fire, police, and finance departments. These interviews indicated that additional costs to provide fire service to the WRTP area will be associated with the future planned fire station (i.e., estimated on a case study basis) to serve the southern expansion of the City, while costs to provide police service will increase commensurate with service population growth (i.e., estimated on an average cost per service population basis). Aside from roadway maintenance, which is calculated based on an average annual cost per-lane mile, and custom calculations to demonstrate transfers out from the General Fund for future capital expenditures and a reduction in transit subsidies, the remaining expenditures are based on the existing average 1 Service population is defined as the City resident population plus one-half of the number of local employees.

Year of Delivery
Use Type 0-5 Years 5-10 Years 10-15 Years 15-20 Years 20-25 Years Low -Density Residential Units 186 186 157 0 0
Cumulative Units 186 372 529 529 529
Medium-Density Residential Units 186 186 254 0 0
Cumulative Units 186 372 626 626 626
High-Density Residential Units 186 186 147 0 0
Cumulative Units 186 372 519 519 519
Research Park Sq. Ft. 225,000 226,244 226,244 226,244 226,242 Cumulative Sq. Ft. 225,000 451,244 677,488 903,732 1,129,974 Light Industrial Sq. Ft. 75,000 137,456 137,456 137,456 137,457 Cumulative Sq. Ft. 75,000 212,456 349,912 487,368 624,825 Hotel 0 200,000 0 0 0
Cumulative Sq. Ft. 0 200,000 200,000 200,000 200,000
Retail 8,000 60,509 60,509 60,509 60,508
Cumulative Sq. Ft. 8,000 68,509 129,018 189,527 250,035 Page 1779 3 annual costs for City services such as library (costs per resident), community development (per service population), and administration (per service population). Similar to nearby developments in the City of Woodland, costs to maintain the parks, greenbelts, and street lighting will be covered through a supplemental levy (e.g., Community Facilities District) and therefore are not included in the following General Fund fiscal impact analysis.

Service Population
As shown below in Table 2, at full buildout the WRTP will include an estimated 4,316 total residents and roughly 4,912 total employees. The expected residents are fairly evenly distributed between the various residential unit types, while the majority of the employment growth is driven by the Research Park land use. Because employees do not generate the same demand for city services as full-time residents, BAE estimates the future service population as the total number of residents and half of the total employees. BAE utilizes these future service population figures to estimate the future demand for services and associated City expenditures. Based on this methodology, BAE estimates a total of 6,773 new service population at full buildout of the WRTP project.

Table 2: WRTP New Service Population by Absorption Period Notes:
(a) Assumes a five percent vacancy rate across all property types. (b) Persons served is defined as residents plus 50% of employees.

Sources: City of Woodland; AECOM; BAE, 2021.

Total Build-Out
Planned Units (New Residents)
Residential Population Density 0-5 Years 5-10 Years 10-15 Years 15-20 Years 20-25 Years Low-Density SFR (Units) 186 372 529 529 528
New Residents 2.86 persons per unit 532 1,064 1,513 1,513 1,510 Med-Density SFR (Units) 186 372 626 626 626
New Residents 2.65 persons per unit 492 985 1,657 1,657 1,657 High-Density MFR (Units) 186 372 519 519 519
New Residents 2.21 persons per unit 412 824 1,149 1,149 1,149 Total Build-Out
Planned Square Feet (New Employees) (a)
Commercial Employment Density 0-5 Years 5-10 Years 10-15 Years 15-20 Years 20-25 Years Research Park (Sq. Ft.) 225,000 451,244 677,488 903,732 1,129,974 New Employees 310 sq. ft. per employee 689 1,382 2,076 2,769 3,462 Industrial (Sq. Ft.) 75,000 212,456 349,912 487,368 624,825 New Employees 800 sq. ft. per employee 89 252 416 579 742 Hotel (Sq. Ft.) 0 200,000 200,000 200,000 200,000
New Employees 1,667 sq. ft. per employee 0 114 114 114 114 Retail (Sq. Ft.) 8,000 68,509 129,018 189,527 250,035
New Employees 400 sq. ft. per employee 19 163 307 451 594 New Service Population
New Population 0-5 Years 5-10 Years 10-15 Years 15-20 Years 20-25 Years Total Residents 1,436 2,872 4,319 4,319 4,316
Total Employees 797 1,912 2,912 3,912 4,912
Total Persons Served (b) 1,835 3,828 5,775 6,275 6,773 Page 1780 4 Revenue
The following section summarizes the projected WRTP revenue generation, including propertyrelated revenue, sales tax revenue, and other City revenue. In order to better understand the revenue generated during the 25-year buildout timeline, the analysis projects revenues in fiveyear increments, following the absorption schedule shown above in Table 1. The revenue estimates for each five-year increment represents the expected annual revenue at the end of that five-year period. For example, the projected revenue in the “5-10 Years” period represents the annual revenue by year 10 of the WRTP buildout.

Property-Related Revenue
By full buildout, BAE estimates the WRTP project will have an assessed value of nearly $1.2 billion, based on the assumptions regarding average value per residential unit and average value per non-residential square foot shown in Table 3. Residential value estimates are based on recent sales of new comparable residential units in Woodland, while non-residential values are based on recent sales or newly assessed non-residential properties in the City. Particularly in the case of the Research Park and Industrial land use category, the new buildings that are expected to be developed in the WRTP will likely be more modernized and involve a higher level of improvements than most of the space that currently exists in the city; therefore, these assessed values are likely conservative and may underestimate the total assessed value of the WRTP project.

The total projected assessed value drives direct property tax and property transfer tax revenue to the City, shown in Table 3 and Table 4 on the following pages. As shown in Table 3, based on the allocation of property tax to the City of Woodland, at roughly 16.5 percent of the advalorem tax amount, the City is expected to receive roughly $2.0 million in annual property tax from the WRTP project by full buildout. In addition to secured and unsecured property tax, the City is also projected to receive approximately $986,000 per year of In-Lieu of Vehicle License Fee (ILVLF) revenue at full buildout.

In addition to property tax and ILVLF revenue, the City will also receive a tax upon transfer of the real estate in the WRTP. Based on assumed turnover rates shown below in Table 4, BAE projects roughly $62,000 of additional annual revenue generated by the property transfer tax allocated to the City at full buildout of the WRTP.