HomeMy WebLinkAbout11-15-2016 Item 01 Update for Orcutt Area Specific Plan Public Facilities Financing Plan Meeting Date: 11/15/2016
FROM: Michael Codron, Community Development Director
Tim Bochum, Deputy Public Works Director
Prepared By: David Watson, AICP, Contract Planner
SUBJECT: UPDATE FOR THE ORCUTT AREA SPECIFIC PLAN (OASP) PUBLIC
FACILITIES FINANCING PLAN (PFFP)
RECOMMENDATION
Adopt a Resolution (Attachment A) to approve an update the Public Facilities Financing Plan for
the Orcutt Area Specific Plan.
REPORT-IN-BRIEF
In May 2010, Council approved the Orcutt Area Specific Plan (OASP). Chapter 8 of that
document included a Public Facilities Financing Plan (PFFP) that supports the delivery of
needed infrastructure to serve future development in the area. The PFFP includes a detailed
breakdown of the estimated costs of these improvements, and identifies the OASP’s share of the
cost of these projects, including roads, bridges, pedestrian and bicycle paths, utilities, and public
parks, all needed to support development of the specific plan area.
The fees that are established for OASP development are based on an analysis of the relative
benefits of the planned development projects, and spreads these costs across future development
of the area accordingly. This approach is anticipated to implement a “pay-as-you-go” policy that
provides for the completion of phased infrastructure to meet the needs of a growing area of the
community.
Some of the cost estimates currently in the fee program date back to as early as 2007. Estimated
project costs have changed since 2007, and additional projects have been identified as part of the
review of detailed subdivision plans for the area. As a result, the PFFP needs to be updated to
ensure the provision of appropriate fee amounts for all OASP projects. Attachment B is the
proposed amended OASP PFFP that recommends these changes. The proposed PFFP reflects
more accurate project costs, addresses two new projects that are recommended to be shared by
area property owners, and updates costs for projects that have been completed.
DISCUSSION
The PFFP included four key types of public infrastructure specific to the needs of buildout of the
Orcutt Planning Area. These include:
1. Street Improvements (general roadway improvements to perimeter roads such as
Tank Farm and Orcutt Roads)
2. Bridges (internal collector roads of the OASP that connect the OASP together)
3. Pedestrian & Bicycle Paths (that interconnect the OASP to citywide pathways)
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4. Public Parks & Recreation (new public parks and recreation within the OASP Area)
Table 2 of Attachment B lists the improvement projects included in each of these cat egories, the
gross cost estimate of each project along with the OASP fair share of these costs and finally, the
final net costs to be allocated by fee to OASP development.
Since 2010, the City has been increasing the PFFP Fee structure annually with Cons umer Price
Index (CPI) updates to keep up with inflation.
In 2010, the final OASP and Public Facilities Financing chapter projected about $12.2 million in
gross costs for required infrastructure. This amount does not include Parkland Acquisition fees
attributable to some, but not all, of the OASP properties because some properties dedicate
parkland and some need to pay fees to reimburse for property not dedicated. After fair share
calculations were applied to these projects the final “net” PFFP program l ooked to share the
costs of approximately $10.5 million improvements between the property owners. In 2016 that
figure has risen to $11.5 million based on CPI adjustments.
In comparison, the revised PFFP anticipates about $22 million in gross project costs and $17.15
million needed in “net” costs now required for OASP shared infrastructure purposes.
Table 1 compares the changes in the net project costs for the OASP PFFP between the 2010
approval and the recommended revisions to the 2016 PFFP. Overall there is approximately a
31% increase in the PFFP resulting from the new project estimates. Attachment B has a summary
of changes in project costs and percentages as shown below for each of the major category areas.
Table 1 – NET PFFP Project Category Costs
Infrastructure 2010 OASP-
PFFP
2016 Current PFFP
(CPI-Escalated)
2016 PFFP
Update
Difference from
Current 2016
PFFP
% Diff
Transportation (Roads)
Streets $2,627,034 $2,877,367 $4,230,000 $1,352,633 47%
Bridges $1,610,000 $1,763,419 $4,080,000 $2,316,581 131%
Roundabouts N/A N/A $650,000 $650,000 N/A
Roads SubTotals:$4,237,034 $6,265,151 $8,960,000 $2,694,849 43%
Pedestrian & Bicycle $1,775,755 $1,944,968 $2,147,000 $202,032 10%
Parks & Recreation $4,448,000 $4,871,854 $6,045,700 $1,173,846 24%
Totals $10,460,789 $13,081,974 $17,152,700 $4,070,726 31%
In addition to the changes in project costs OASP residential units are projected to be slightly
above the 2010 forecast. There will be slightly less single family units but substantially more
multi-family. Table 2 shows these changes. These units help to spread the increased costs
slightly when applied to the development units of the OASP.
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Table 2 – OASP Residential Units
Residential Type 2010 OASP 2016 Current )
Single Family 523 497
Multiple Family 414 566
Totals 937 1063
As detailed in Attachment A, these developable units and project costs are used to calculate
specific plan fees for the OASP area. Table 7 of the PFFP calculate the new fees for the area.
Figure 1 – Table 7 from OASP PFFP (Attachment B)
While the increased project costs result in an increase in OASP Fees, other City-wide fees have
been reduced since the creation of the OASP in 2010. Substantial reductions in the Water and
Wastewater impact fees help create a result that overall impact fee obligations in the OASP are
lower now than in 2010, even with the proposed OASP fee increase.
Residential
Type
2010 OASP-
Fee
2016 OASP
Fee
2010 Citywide &
Other Fees
2016 Citywide
& Other Fees
2010 Total
Impact Fees1
2016 Total
Impact Fees Change
Single Family $12,755 $19,301 $26,822 $19,361 $39,577 $38,662 ($915)
Multiple Family $9,154 $13,594 $21,426 $13,996 $30,580 $27,590 ($2,990)
1) Amounts are slightly different than shown in Draft PFFP due to removal of the OASP Park Land In -Lieu Fee as an
impact fee in the above table.
Finally, it is important to note that even as the OASP PFFP makes assumption s for project costs,
over time, fee amounts may change due to factors such as: 1) the actual construction costs of the
facilities, 2) more refined cost estimates at building time, 3) the Citywide AB 1600 study
currently underway, and 4) outside funding sources such as grants if acquired by the city or
others.
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Summary of PFFP Changes
1. Cost Changes – Street Improvements
The 2016 Updated PFFP (Attachment B) presents cost changes for most of the projects in this
category. Primary increases for this category are largely reflected in two projects. Project T-8,
which includes the relocation or changes in grade for Orcutt Road at Hanson Road, would
involve a significant potential increase if major improvements are necessary at this location.
This issue, as contemplated in the Final EIR Circulation analysis, called for either:
(a) the relocation and reorientation of Hanson Road (within the County) to align with a
more traditional “T” intersection, and/or
(b) constructing needed changes in the grade of Orcutt Road in order to improve visibility
and safety in the vicinity of Hanson Road.
This roadway is now under City jurisdiction and these safety issues may need to be completed at
this location. While potential project cost increased significantly, the OASP fair share has been
reduced to 20% to reflect fair share or provide a local match amount for the City to pursue grant
funding sources for the improvements.
Another project that showed increases is the relocation and improvement to Bullock Lane
(project T-7). Project estimates in 2010 did not include replacement of the culvert. More recent
engineering review of the roadway has resulted in the need to replace the culvert and improve the
roadway for sidewalk and bike lanes.
2. Cost Changes - Bridges
The increase in the cost of bridges for at least two of the crossings (Bridges B & C) is some of
the highest cost increases in the 2016 update. The estimates have been updated to reflect current
design underway by the Tract 3063 developers (Righetti Ranch, Ambient C ommunities). Over
$2 million in added costs are attributable to these two bridge crossings. This increase is resulting
from higher level of construction drawing detail from the planning level forecasts in 2010. While
the OASP recommendation include these potential cost increases, the final amount for these
items will be the actual construction costs once completed. It is hoped that actual construction
costs will be lower and a savings will be realized.
3. Cost Changes - Roundabouts
The 2016 PFFP recommends the inclusion of two new projects for traffic control increases for
safety purposes. The Orcutt Road at “A” Street roundabout (Tract 3083, West Creek, Robbins
Reed) and the Tank Farm Road at “D” Street roundabout (Tract 3063) were not originally
contemplated under the 2010 OASP and PFFP programs. Since adoption of the OASP, the
City’s Circulation Element has been updated that provides clear policy direction to utilize
roundabouts as the preferred form of new multi-street intersections. These two roundabouts add
$1,300,000 in estimated costs above and beyond those from the 2010 OASP but the cost are
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being split 50/50 between the overall OASP and directly abutting new developments. .
4. No Major Cost Changes – Pedestrian and Bicycle Paths
The scope of planned pedestrian and bicycle paths throughout the OASP have not changed since
the adoption of the Specific Plan. The proposed grade separation bridge at Industrial way
continues to use the 2010 Dokken Engineering estimate with a simple adjustment for
construction cost index. The bridge across Tank Farm road has increase but the OASP
percentage has been reduced from 50% down to 25% to reflect a more accurate fair share
percentage. Funds collected from the OASP for this project will likely be used to leverag e grant
sources in the future.
5. Cost Changes – Parks and Recreation Improvements
During review of the Righetti Ranch Tract 3063 project, the primary Central Neighborhood Park
was analyzed in detail, along with various other parks called for in the OASP. During the
processing of this tract, the Parks and Recreation Commission (PRC) has reviewed detailed
design plans that reflect park improvements, parking and staging areas, public restrooms, park
furnishings and furniture, and many other park amenities that were ultimately included in the
approvals for Tract 3063.
The developers of Tract 3063 (Ambient Communities) provided their own cost estimates for the
various improvements embodied by the PRC and Council approvals of the tract. These cost
estimates were peer reviewed by Wallace and found to be appropriate for the current designs.
The original cost estimates for the Parks and Recreation PFFP Fee were $4,448,000. Based on
outreach efforts by staff with the developers and property owners in the OASP over the past
several weeks, a lowering of these park improvement costs is recommended as detailed below.
The updated construction and contingency costs reflected in the Updated PFFP also include a
15% “soft costs” budget. This includes costs associated with conceptual design, construction
documents and construction administration. This number is lower than the Ambient-RRM
presentation, but staff believes this is an appropriate budget limit to adequately complete these
park projects.
Two further changes have occurred during this update process. First, the recently proposed
“active” park improvements (i.e. a pump track and retaining walls supporting the track) have
been removed from the Trail Junction Park area as this land is outside of the Urban Res erve Line
and the OASP contemplated this as a more “passive” park and trailhead. Second, the budget for
the 0.9-acre expansion into the Garay property for the Central Neighborhood Park has been
eliminated. The Garay family has expressed no interest in development. Future development
would include a responsibility to provide appropriate parkland within the project site consistent
with the OASP land use plan, but because the Garay property can be self-contained with respect
to the provision of parkland, this portion of the project does not need to be included in the area-
wide fee program.
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6. Minor Costs – Parkland Acquisition Fees
Part and parcel of the OASP PFFP was a plan to charge a “Parklands Acquisition Fee” to
property owners that were not participating in providing public parklands on their sites. The
logic to this was that the Acquisition Fees would be treated as an “in-lieu” fee, used to provide
partial reimbursement to the property owners that were accepting a disproportionate amount of
public parklands on their property. This fee is not collected under the Quimby Act and is solely
for the purposes of reimbursing property owners for parks for the OASP built on their property.
This Parklands Acquisition Fee, which was originally $4,448,000 under th e 2010 OASP-PFFP,
and is now $4,871,852 under the 2016 CPI-adjusted fee, is being recommended to be changed as
part of the 2016 PFFP Update process. This change would involve the deletion of the $500,000
Garay improvement for their parklands, as staff has recommended the removal of the funding for
a public park expansion on Garay from the area-wide fee program.
7. Minor Cost Changes – Specific Plan and EIR Reimbursements to City
The costs of this 2016 PFFP Update, and a companion update to the OASP anticipated in 2017 to
codify these and recent amendments to the OASP documents, will be paid for by increasing the
OASP Specific Plan and EIR Reimbursement fee by $94 per residential unit. This fee increase is
reflected in the 2016 PFFP Update document.
Potential for Additional Sub-Area Participation Needs
The OASP PFFP shares project costs for improvement projects that are of benefit to all property
owners in the OASP areas and are needed to support development. As individual development
project come forward, there will likely need to be additional improvements installed that are of
benefit to other property owners in the area and even outside of the specific plan. Under
Municipal Code provisions, developers that install infrastructure that is oversized or
accommodate other development project needs can request that the City enter into a
reimbursement agreement to help with the costs of this infrastructure. It is likely that
reimbursement agreement requests will be forthcoming for projects in the OASP area. Th ese will
be handled on an individual basis pursuant to Municipal Code and any applicable statutory
requirements.
CONCURRENCES
The recommended updates to the PFFP have been developed in a collaborative manner with City
Administration and all City Departments, and are supported by all Departments.
Staff has provided a copy of the OASP PFFP update to all Orcutt Area property owners to
inform them of the potential changes to the OASP fees, and to solicit their input on the proposed
revisions. A property owners meeting was held on October 31st, where most property owners
were represented. This provided the property owners with an opportunity to have their questions
answered directly, and for staff to receive additional input before finalizing its recommendation.
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ENVIRONMENTAL REVIEW
The adoption of an updated fee structure for development impacts in the Orcutt Planning Area is
covered by the general rule that CEQA applies only to projects which have the potential for
causing a potential effect on the environment. Where it can be seen with certainty that there is
no possibility that the activity in question may have a significant effect on the environment, the
activity is not subject to CEQA. The updating of a fee program does not have any potential to
cause significant effects on the environment and the general rule CEQA 15061 (b) (3) exemption
applies because all projects included within the fee program have been subject to prior CEQA
review in conjunction with plan adoption and/or specific project approvals and there are no
changes to previously studied projects proposed to be funded through the fee program. Even if
this was a project under CEQA it would be Categorically Exempt under 15273 (a) (4) (Rates,
Tolls, Fares, and Charges). Obtaining funds for capital projects, necessary to maintain service
within existing services areas are exempt from CEQA.
FISCAL IMPACT
Adopting the revised OASP has limited impact on the General Fund of the City. The projects
included in the OASP PFFP are largely development driven and are the responsibility of the
OASP and other development projects. If the OASP is not updated and the project costs not
allocated to development the City would need to finance the project s over time, via General
Fund or grant sources beyond that assumed in the PFFP. There is no cost to the City for
preparing and processing this 2016 Update, as the costs of the update are rolled into the OASP
Specific Plan and EIR Reimbursement fee.
Finally, the City is currently conducting a citywide review of many development impact fees (the
AB 1600 update). As part of this process, the OASP PFFP and other specific plan area fees will
likely change based upon a more comprehensive systemic approach to impact fee assessments.
ALTERNATIVES
City Council may consider alternative actions including:
1. Direct staff to reevaluate one or more of the specific recommendations contained within
the 2016 PFFP Update, and return to Council with an updated document for
consideration.
Elect not to update the OASP PFFP impact fee program. This is not recommended because the
PFFP needs to be updated to reflect the approved projects in the OASP and the cost estimates for
necessary infrastructure.
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Attachments:
a - OASP PFFP City Council Resolultion for 11-15-2016 v2
b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document
(003)
c - OASP PFFP - Projects Vicinity Map
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RESOLUTION NO. _______ (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING AN UPDATE TO THE ORCUTT
AREA SPECIFIC PLAN – PUBLIC FACILITIES FINANCING PLAN
WHEREAS, in May, 2010 the City Council adopted the Orcutt Area Specific Plan (OASP)
to govern development of the Orcutt Planning Area; and
WHEREAS, the OASP included a Chapter 8 addressing “Public Facilities Financing;” and
WHEREAS, the framework for Chapter 8 of the OASP was a September 23, 2009 “OASP
Public Facilities Financing Plan” (PFFP) prepared by Goodwin Consulting Group for the City; and
WHEREAS, said PFFP evaluated the needed infrastructure to support development of the
Orcutt Planning Area, and established a phasing plan and fee structure to support the development
of needed infrastructure on a “pay-as-you-go” basis, essentially securing fees from developing
properties and concurrently completing infrastructure to support those developing properties; and
WHEREAS, the 2010 OASP and 2009 PFFP each anticipated the need to periodically
update and revise the scope of needed infrastructure and the costs associated with those projects
to insure an adequate fee structure is in place.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based on the evidence submitted and considered at its November
15, 2016 meeting, the City Council makes the following findings:
1. The Orcutt Area Specific Plan (OASP) and the OASP Public Facilities Financing Plan
(PFFP) were duly approved in March 2, 2010, at which time a PFFP Fee Structure was
established that was intended to collect funds from developing properties in the Planning
Area to be used to complete needed public infrastructure to support the planned growth in
the OASP.
2. The 2010 OASP and PFFP anticipated the need to periodically review and update the PFFP
Fee Structure as a means to insure development was paying its fair share of new
infrastructure needed to serve the developing Planning Area.
3. Since its adoption in 2010, no updates to the PFFP have been completed, making some of
the estimates of costs used therein as old as the 2007 to 2010 timeframe.
4. Since May, 2010, a total of 684 residential units have been approved for development in
the OASP, constituting almost 2/3rds of the total units expected in the Planning Area.
5. It is timely to provide this comprehensive update to the PFFP, and update the PFFP Fee
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Packet Pg. 17 Attachment: a - OASP PFFP City Council Resolultion for 11-15-2016 v2 [Revision 2] (1494 : OASP PFFP)
Resolution No. _____ (2016 Series) Page 2
R ______
Structure to insure new development fully pays its way in meeting public infrastructure
demands they create, in a timely and orderly manner.
SECTION 2. Environmental Review. The adoption of an updated fee structure for
development impacts in the Orcutt Planning Area is covered by the general rule that CEQA applies
only to projects which have the potential for causing a potential effect on the environment. Where
it can be seen with certainty that there is no possibility that the activity in question may have a
significant effect on the environment, the activity is not subject to CEQA. The updating of a fee
program does not have any potential to cause significant effects on the environment and the general
rule CEQA 15061 (b) (3) exemption applies because all projects included within the fee program
have been subject to prior CEQA review in conjunction with plan adoption and/or specific project
approvals and there are no changes to previously studied projects proposed to be funded through
the fee program. Even if this was a project under CEQA it would be Categorically Exempt under
15273 (a) (4) (Rates, Tolls, Fares, and Charges). Obtaining funds for capital projects, necessary to
maintain service within existing services areas are exempt from CEQA.
SECTION 3. Action – Adoption of Resolution. Based on the evidence and findings
noted above, the City Council hereby approves the 2016 Orcutt Area Specific Plan, Public
Facilities Financing Plan Update, which is attached hereto as Attachment 1.
Upon motion of _______________________, seconded by _______________________, and on
the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2016.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
_____________________________________
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Packet Pg. 18 Attachment: a - OASP PFFP City Council Resolultion for 11-15-2016 v2 [Revision 2] (1494 : OASP PFFP)
Resolution No. _____ (2016 Series) Page 3
R ______
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
____________________________________
Carrie Gallagher
City Clerk
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Packet Pg. 19 Attachment: a - OASP PFFP City Council Resolultion for 11-15-2016 v2 [Revision 2] (1494 : OASP PFFP)
ORCUTT AREA SPECIFIC PLAN
PUBLIC FACILITIES FINANCING PLAN
Prepared for
City of San Luis Obispo, California
Originally Prepared by
Goodwin Consulting Group, Inc. - September 23, 2009
Updated by
Watson Planning Consultants, Inc.
Wallace Group, Inc.
City Council Draft November 15, 2016
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Packet Pg. 20 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
OASP Public Facilities Financing Plan Update 2 City Council Draft November 15, 2016
Orcutt Area Specific Plan
San Luis Obispo, California
Public Facilities Financing Plan
Table of Contents
EXECUTIVE SUMMARY ........................................................................ 3
1. INTRODUCTION .................................................................................... 6
2. FACILITY NEEDS AND COST ESTIMATES ............................................. 8
3. OASP FEE PROGRAM AND OTHER FEES ........................................... 10
4. FACILITY PHASING AND PROJECT CASH FLOW ................................ 13
5. IMPLEMENTATION PLAN ................................................................... 14
APPENDIX A: PUBLIC FACILITIES FINANCING PLAN TABLES
APPENDIX B: OASP FACILITY COST ESTIMATES
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Packet Pg. 21 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
OASP Public Facilities Financing Plan Update 3 City Council Draft November 15, 2016
EXECUTIVE SUMMARY ________________________________________________
A. Project Description and Purpose of Report
The Orcutt Area Specific Plan ("OASP" or "Project") is a primarily residential development project that is
located in a currently unincorporated area of San Luis Obispo County, immediately southeast of the City
of San Luis Obispo city limits. Approximately 892 to 979 housing units, and 16,500 square feet of non -
residential land uses, are anticipated to be developed within the OASP by build -out of the Project. This
Public Facilities Financing Plan (PFFP) describes the public facilities required to serve future development
in the OASP area and identifies the total one-time burdens (impact fees) to be collected from each land use
to fund these facilities on a pay-as-you go basis. Furthermore, estimated annual impact fee revenues are
compared with estimated annual facility costs to determine if possible gaps in funding exist.
Implementation procedures that must be enacted by the City are also described in this PFFP.
The OASP PFFP was completed in September 2009, and adopted as part of the OASP approval by City
Council in May, 2010. As noted in the PFFP and OASP, future updates to the Financing Program were
anticipated as construction costs change and facilities proje cts were studied closer and came into clearer
focus. This 2016 PFFP constitutes a comprehensive update to the Financing Program, including the
addition, modification and updates to various construction projects and impact fees to support development
in the Project area.
B. Summary of Impact Fees
Various transportation, pedestrian and bicycle path, and park improvements are required. These Project -
specific improvements were designed and sized to serve the residential development in the OASP. The
total cost for these improvements is estimated to be $12.2 million. In addition to paying impact fees for
Project-specific costs, future development in the OASP is also expected to participate in the existing City -
wide development impact fee programs for transp ortation, water, and sewer facilities. Lastly, the OASP
will be subject to other impact fees for parkland mitigation and Specific Plan and EIR preparation costs, as
calculated in this analysis.
Table ES-I at the end of the executive summary shows the Project-specific, City-wide, and other fees for
each residential land use within the OASP. Total impact fees per unit are summarized below:
Total
Impact Fees
Single Family $41,700 $38,392
Multi-Family $32,000 $27,590
These figures do not include parkland in-lieu fees. OASP property owners have the option of paying a
parkland in-lieu fee, providing parkland on their property, or combining the two for purposes of mitigating
their parkland obligation. The fees for each property owner, assuming no pa rkland dedication, have been
calculated by the City and are provided separately in Table 9 of Appendix A.
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Packet Pg. 22 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
OASP Public Facilities Financing Plan Update 4 City Council Draft November 15, 2016
It is also important to note that the one-time burdens for the OASP are in addition to in-tract improvements
that are expected to be privately funded by the OASP developers; in-tract improvements are not addressed
in this report.
C. Project Cash Flow
An estimated absorption schedule for the Project was created based on information from the City and the
Specific Plan. Based on this schedule and facility phasing information also provided by the City, the
Project's cash flow shows that impact fee revenue, generated on a pay-as-you-go basis, will be sufficient to
fund each item of Project-specific infrastructure as it is needed. It is estimated that there will be positive
cash flows in some years and negative cash flows in others for individual improvement categories; however,
there will be an overall total cumulative surplus in each year. except for two, in which the revenues and
costs will break even. Table 15 of Appendix A provides details on annual and cumulative revenue and
expenditure projections.
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Packet Pg. 23 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
Project-Specific Impact Fees City-Wide Impact Fees Other Impact Fees
Land Use
Trans-
portation
Pedes-
trian &
Bicycle
Paths
Parks &
Recrea-
tion
Parkland
Acquisition
Total
Project-
Specific
Impact
Fees
Transpor-
tation
Impact
Fee
Water
Impact
Fee
Waste-
water
Impact
Fee
Total City-
Wide
Fees
Specific
Plan &
EIR Fee
Total
Other
Fees
Total
Gross
Fees per
Unit
Total
Gross
Fees per
Net Acre
Single Family $5,217 $2,186 $5,352 $4,426 $17,181 $3,220 $15,919 $6,946 $26,085 $737 $737 $44,003 $263,313
Multi-Family $3,644 $1,527 $3,983 $3,294 $12,448 $2,858 $12,735 $5,557 $21,150 $276 $276 $33,874 $541,461
1 OASP property owners have the option of paying this fee, providing parkland on their property, or combining the two for purposes of mitigating their parkland obligation.
The parkland in-lieu fees for each property owner have been calculated by the City and provided in Table 9 of Appendix A.
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department; OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Project-Specific Impact Fees City-Wide Impact Fees
Land Use
Trans-
portation
Pedes-
trian &
Bicycle
Paths
Parks &
Recrea-
tion
Parkland
Acquisition
Total
Project-
Specific
Impact
Fees
Transpor-
tation
Impact
Fee
Water
Impact
Fee
Waste-
water
Impact
Fee
Total City-
Wide
Fees
Specific
Plan &
EIR Fee
Total
Other
Fees
Total
Gross
Fees per
Unit
Total
Gross
Fees per
Net Acre 2
Single Family $10,040 $2,406 $6,585 1 $19,031 $3,622 $11,023 $3,815 $18,460 $901 $901 $38,392 $218,316
Multi-Family $7,014 $1,681 $4,899 1 $13,594 $3,214 $7,716 $2,670 $13,600 $396 $396 $27,590 $602,932
1 OASP property owners have the option of paying this fee, providing parkland on their property, or combining the two for purposes of mitigating their parkland obligation.
The parkland in-lieu fees for each property owner have been calculated by the City and provided in Table 9 of Appendix A.
2 Net Single-Family acreage = 87.4 acres. Net Multi-Family acreage = 25.9 acres.
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department; OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.November 3, 2016
TABLE ES-1
TOTAL PROJECT-SPECIFIC INFRASTRUCTURE PLUS CITY-WIDE AND OTHER FEES
TABLE ES-1
TOTAL PROJECT-SPECIFIC INFRASTRUCTURE PLUS CITY-WIDE AND OTHER FEES
DRAFT
PFFP Table ES-1 - PFFP 2009-2016 comparison Current as of: 11/3/2016
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Chapter 1
INTRODUCTION _____________________________________________________
A. Objective
This report analyzes the public facilities burden that must be carried by the land uses proposed in the Orcutt
Area Specific Plan ("OASP" or "Project") and presents a financing strategy to fund that burden. The burden
consists of infrastructure and related costs necessary to serve the Project plus development impact fees that
would be imposed on the Project for other City-wide capital improvements. The burden does not include
in-tract improvements for the OASP; it is expected that these costs will be privately funded by the OASP
developers.
In summary, this Public Facilities Financing Plan (PFFP) does the following:
• Summarizes the implementation measures that must be enacted by the City
• Projects annual cash flows comparing revenues (impact fees) against expenses (public facilities)
• Outlines the phasing of public facilities needed to keep pace with projected development
• Identifies the total one-time burdens (impact fees) to be collected within the Project area to fund
facilities on a pay-as-you-go basis
• Presents the costs of required public facilities and allocates the costs to the proposed land uses
• Describes public facilities required to serve future development in the OASP area
• Summarizes the proposed land uses in the OASP
B. Project Description
The Orcutt Area Specific plan encompasses approximately 231 acres and is situated in the County of San
Luis Obispo immediately southeast of the City of San Luis Obispo city limits. The Specific Plan area is
bounded by Tank Farm Road to the south, Orcutt Road to the east and north, and the Union Pacific Railroad
to the west. Righetti Hill, one of the City's natural landmarks, is situated in the southern portion of the area.
There are currently 13 property owners within the OASP and a total of 21 parcels, one of which has all of
which have already been annexed into the City. A location map from the Specific Plan dated June 2006
May 2010 is shown on the following page.
At build-out, the OASP is expected to develop between 892 and 979 up to 1063 residential units, which
will produce approximately 2,000 residents, and 16,500 square feet of non -residential land uses on a total
of 114 acres. The Project is predominantly residential and will include low density residential (R -1),
medium density residential (R-2), medium high density residential (R-3), and high density residential (R-
4) units. For purposes of this analysis, low and medium density units are categorized as single family
residential, and medium high and high density units are categorized as multi-family residential. Regarding
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non-residential land uses, approximately half an acre is designated for a pedestrian -oriented shopping area
that will provide a range of retail sales, personal service establishments, and selective office uses. An
additional 103 acres of parks, open space, and detention ponds, as well as 14 acres of arterial, collector, and
major local roads, are anticipated in the Project. Table 1 of Appendix A summarizes the OASP land uses
that are factored into the analysis presented in this PFFP.
The infrastructure required to serve the Project, as described in this report, was sized based on the maximum
amount of housing units. However, for purposes of calculating the facilities burden, this report uses the
approximate mid-point of 937 units to account for the fact that residential properties may not be developed
at their maximum densities.
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Chapter 2
FACILITY NEEDS AND COST ESTIMATES
The Orcutt Area Specific Plan describes in detail the water, wastewater, storm drainage, roads, parks, and
miscellaneous improvements proposed to meet the needs of the community. The City currently has a
development impact fee program in place that will fund the water and wastewater improvements and some
of the road improvements for the Project Thes e City-wide fees will be discussed in more detail in Chapter
3 of this report, where the Project-specific fee program and other fees are covered. For storm drainage,
individual land owners are anticipated to utilize individual onsite detention basins, whi ch are considered
in-tract improvements, or participate in a combined detention basin with other owners. Owners requesting
participation in a combined basin will enter into a separate cost sharing agreement with the other
participating owners. The remaining Project-specific costs for roads, bridges, pedestrian and bicycle paths,
and parks and recreation that are not covered by existing development impact fees or other funding
mechanisms are the focus of this study and are presented in Appendix B of this r eport. The total cost for
these improvements required for the OASP is estimated to be $17.15 million.
Table 2 of Appendix A summarizes the cost information for each facility category. Certain infrastructure
items within the transportation and pedestrian and bicycle path categories are regional in nature and will
serve other future development areas outside the OASP. Both the gross costs and net costs allocated to the
OASP arc shown. A summary of the net infrastructure costs to serve the OASP development is presented
in the following table.
TABLE A
INFRASTRUCTURE COST ESTIMATES
Improvement Total Cost
Transportation $5,050,000 $8,959,995
Pedestrian and Bicycle Paths $2,656,000 $2,147,000
Parks and Recreation $4,448,000 $6,045,714
Total $12,154,000$17,152,709
A. Transportation Improvements and Pedestrian and Bicycle Paths
The circulation plan for the Project provides direct connections between the existing arterials (Orcutt Road
and Tank Farm Road) and the new roads within the OASP. Bicycle and pedestrian circulation routes will
provide access throughout the interior of the Project and will connect to the existing pedestrian and bicycle
network outside the Orcutt area. The following is a list of circulation system projects required to serve the
OASP:
• T-1 Orcutt Road / Tank Farm Road improvements
• T-2 Broad Street / South Street - Santa Barbara Road improvements
• T-3 Broad Street / Tank Farm Road second southbound left turn lane and a second northbound left
turn lane
• T-4 Orcutt Road / Johnson Avenue improvements
• T-5 Broad Street / Prado Road extension and second northbound left turn lane
• T-6 Orcutt Road widening - Broad to Laurel
• T-7 Bullock Lane realignment
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• T-8 Relocation of Hanson Road or reducing the grade on Orcutt at Hanson Road
• T-9 Transit stops (5)
• T-10 Tank Farm Road Roundabout (at Righetti Ranch Road)
• T-11 Orcutt Road Roundabout (at “A” Street)
• T-12, T-13, T-14 Orcutt expansion area bridges - A, B and C
• B-1 Pedestrian and bicycle paths
• B-2 Pedestrian / bike overpass
• B-3 Bike path extension over Tank Farm Road
The total cost for street and bridge improvements is estimated to be approximately $6.6 $12.0 million and
the Project's fair share of these improvements is estimated to be $5.1 $8.9 million. An additional $2.7 $2.1
million is anticipated for the OASP's fair share of pedestrian and bicycle paths, which are estimated to cost
a total of $2.9 $3.9 million. Costs include engineering and architectural design, construction contingencies,
site preparation, earthwork, hardscape, traffic markings, and miscellaneous improvements.
B. Parks and Recreation Improvements
The Orcutt Area Specific Plan provides for approximately 14.3 16.5 acres of parkland. A proposed
neighborhood park located at the center of the Project will serve as a community gathering place for casual
recreation and sporting events by providing a variety of active recreation facilities. In addition, a linear
park is proposed that will serve a dual purpose as both an area wide detention basin and a recreation area,
and a smaller pocket park is planned within the low and medium density residential neighborhoods. The
following list summarizes the parks and recreation projects planned to serve the Project:
• Central Neighborhood Park - 12.6 Acres
• Pocket Park - 0.5 Acres
• Linear Park System - 1.2 Acres
• Trail Junction Park – 2.2 Acres
The total cost of park and recreation improvements to be funded by the Project is estimated to be
approximately $4.4 $6.0 million. This amount does not include costs for land; it is anticipated that acreage
for the parks will be acquired through dedications to the City, charging in -lieu fees, or most likely, a
combination of both. Table 9 of Appendix A presents parkland in-lieu fees by property owner, as calculated
by the City, assuming no parkland is dedicated.
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Chapter 3
OASP FEE PROGRAM AND OTHER FEES
Assembly Bill 1600 (herein "AB 1600”), which was enacted by the State of California in 1987, created
Section 66000 et seq. of the Government Code. In order to establish, increase, or impose a fee as a condition
of approval of a development project, AB 160 0 (also known as the Mitigation Fee Act) requires a public
agency to specifically identify the public facilities funded by the impact fees, and determine how there is a
reasonable relationship, or "nexus," between the type of development project and the ne ed for the facilities,
the cost of the facilities, and the need to impose a fee.
Development impact fees are monetary exactions (as opposed to taxes or special assessments) that are
charged by local agencies in conjunction with approval of a development project. The fees are paid by
builders or developers, typically at the time a building permit is issued. Impact fees are levied for the
purpose of defraying all or a portion of the costs of a public facility, improvement, or amenity that benefits
the project. The collection of impact fees does not require formation of a special district; an impact fee
program is implemented by a public agency's adoption of a resolution or ordinance.
Impact fees will be an important component of this PFFP. Once the Proje ct area is completely annexed
into the City, a fee ordinance must be adopted by the City and the City's existing public facilities fee
program must be updated prior to development of the Orcutt Area Specific Plan; the fee program may also
be updated and revised as part of future development phases. This comprehensive update constitutes the
first such update since adoption of the original OASP in May 2010.
A. Proposed Orcutt Area Specific Plan Fee Program
The primary source of funding for Project-specific improvements will be the proposed Orcutt Area Specific
Plan Fee Program. In order to fairly allocate facility costs funded by the fee program among land uses
within the OASP, it is necessary to use factors that relate the amount of benefit a land use will derive from
a given capital facility relative to that of other land uses. Table 3 of Appendix A outlines the appropriate
benefit unit classification used for each facility, along with the individual fact ors associated with the
different land uses. The individual factors for transportation and pedestrian and bicycle path improvements
are consistent with those documented in the OASP draft transportation impact analysis. Park and recreation
improvements are allocated to the residential land uses based on the number of residents served.
As previously mentioned, the public facilities identified in this analysis were designed and sized to serve
the residential development in the OASP since the proposed comme rcial uses arc such a minor part of the
total Project, representing less than one-half of 1% of the net developable acreage. Although a very small
amount of non-residential development is also anticipated, the cost of public facilities is not allocated to
these commercial land uses since they may be developed only as a result of the demand created by the
residential development.
Tables 4 through 6 of Appendix A show the cost allocation process for each infrastructure category. For
example, Table 4 shows the cost allocation process for transportation improvements. The benefit unit,
expressed as daily trips, is multiplied by the number of residential dwelling units for each residential
category, producing the total number of trips per land use. The perce ntage of trips for each land use relative
to the total is calculated and used to allocate the total facility cost among the land uses. For example, single
family residential development accounts for 64.4% 55.7% of the total trips. This percentage is mult iplied
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by the total cost of $5.1 $8.9 million for transportation improvements in the OASP to produce a total burden
of $3.3 $4.99 million for single family residential. Dividing this total burden by the quantity of land use
(523 497 units) produces a cost of $6,218 $10,040 per dwelling unit for single family residential
development, and the amount per unit for multi-family residential development is also shown in Table 4.
Similar calculations are shown for pedestrian and bicycle paths, and parks and recre ation costs are shown
in Tables 5 and 6.
A summary of the Project-specific costs calculated in Tables 4 through 6 is provided in Table 7. Table 7
shows the total facility cost for the OASP along with the burden allocated to each land use. The table bel ow
summarizes the gross Project-specific fees per single family and multifamily unit.
TABLE B
P ROJECT-SPECIFIC COST SUMMARY
Land Use
Gross
Project-Specific
Fee
Residential (per unit)
Single Family $14,800 $19,031
Multi-Family $10,600 $13,594
B. Existing Development Impact Fee Programs
Development in the OASP is expected to participate in the existing City -wide development impact fee
programs for transportation, water, and sewer facilities. These fees are in addition to the gross Project -
specific fees discussed above and will fund the Project's fair share of City -wide public facility costs. Note
that there is no transportation infrastructure incorporated into the Project -specific fees that is duplicated in
the City-wide fees.
The City-wide development impact fees for each land use category are shown in Table 8 of Appendix A.
A summary of the City-wide fees applied to a single family unit is provided below:
TABLE C
CITY-WIDE FEES PER SINGLE FAMILY UNIT
Facility Type Fee per Single
Family Unit
Transportation $3,200 $3,622
Water $15,900 $11,023
Wastewater $6,900 $3,815
Total City Fees $26,000 $18,460
The wastewater facility fee shown in Table C includes two components: (i ) the City-wide wastewater fee;
plus (ii) an area-specific add-on fee related to wastewater infrastructure designed specifically to serve the
OASP.
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C. Parkland In-Lieu Fee
As previously mentioned, OASP property owners have the option of paying a parkl and in-lieu fee,
providing parkland on their property, or combining the two for purposes of mitigating their obligation to
the City. The full parkland in-lieu fees for each property owner have been calculated by the City and are
provided in Table 9 of Appendix A. Supporting documentation for the individual fees is provided in
Appendix B.
D. Specific Plan and EIR Fee
New development in the Orcutt Area Specific Plan will also be subject to a fee that will be used to reimburse
the City and certain land owners for Specific Plan and EJR preparation costs. The total cost through
adoption of the 2010 OASP of $500,000 is spread equally to the residential land uses on a per -acre basis,
resulting in a fee of $4,413 per acre. This amount is translated into a fe e per residential unit based on the
density assumptions shown in Table 1 of Appendix A. The Specific Plan and EIR fees for each land use
designation are shown in Table 8 of Appendix A. The cost for this 2016 comprehensive update to the PFFP
has been added to this fee in the amount of $50,000 (PFFP document update). Additionally, various
modifications to the OASP are needed to reflect the PFFP fee and related text updates, as well as various
modifications approved over the last 6 years. Assume a combined added $100,000 cost for these updates,
making the reimbursement to the City of $600,000. This equates to an increase of the per-unit-fee of 1,063
units = $94.07/unit fee, for a total of $901 per single-family unit and $396 per multi-family unit.
E. Summary of Impact Fees
The Project-specific, City-wide, and other fees are presented in Table 10 of Appendix A and are added
together to show the total gross burden by land use on a per-unit and per-acre basis. A portion of the OASP
has the potential to develop as a school instead of residential. The fees for residential are shown both per
unit and per acre to (i) ensure that the amount of expected fee revenue will be maintained and (ii] to
document the school's infrastructure obligation, or burden, so that i t can be considered in a possible land
sale transaction between the school district and the land owner. The table below summarizes the total gross
burden by land use for the OASP.
TABLE D
TOTAL GROSS FEES PER UNIT OR NET ACRE
Land Use
Gross Fees
Per Unit
Gross Fees
Per Net Acre
Residential (per unit)
Single Family $41,700 $38,392 $249,400$218,316
Multi-Family $32,000 $27,590 $511,700$602,932
Table D Notes: Single Family units = 497; Multi-Family units = 566; Total 1,063 units.
Net Acreage for SFR = 87.4 acres; Net Acreage for MFR = 25.9 acres.
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Chapter 4
FACILITY PHASING AND PROJECT CASH FLOW
A. Absorption Assumptions
Development in the OASP is anticipated to occur in three phases. Based on information provided in the
Specific Plan and input from the City, an estimated absorption schedule that is also consistent with the
City's Growth Management Phasing Schedule for the Orcutt area was created. P hase I of the Project is
assumed to have a five -year absorption horizon, and both Phases 2 and 3 are assumed to develop over the
subsequent three-year time periods.
While actual absorption rates will vary, these projections provide a useful schedule to estimate the timing
of fee revenue and facility phasing. The annual and cumulative absorption assumptions are presented in
Tables 11 and 12 of Appendix A.
B. Facility Phasing
Facilities will be required at various stages of Project development. The majority of the facility phasing is
linked to residential development; for example, the Orcutt Road/Tank Farm Road transportation
improvements are required to be co mpleted prior to the development of the 371st unit. A limited number
of facilities will need to be installed during the first years of development, including construction of the
Orcutt expansion area Bridge A, and two transit stops. Other facilities, such as the Broad Street/Prado Road
extension, will be constructed as impact fee revenues become available, which is not expected to occur until
the last few years of Project development.
A conscious effort was made during the design of these phasing assump tions to ensure funding would be
available for these improvements on a pay-as-you-go basis. As noted in the cash flow section below, no
significant cumulative funding gaps are projected as a result of these phasing assumptions; therefore, lump -
sum financing with bonds or other mechanisms can be avoided.
Table 13 of Appendix A delineates the phasing assumptions for the OASP facility costs and Table 14
presents the annual costs based on those assumptions.
C. Project Cash Flow
Table 15 of Appendix A compares the phasing of facility costs to the timing of fee revenues for each cost
category and in total. Based on the absorption and phasing assumptions discussed above, there will be
positive cash flows in some years and negative cash flows in others; howev er, it is estimated that there will
be an overall total cumulative surplus in each year. except for two, in which the revenues and costs will
break even. In the last three years of development, fee revenues will be available for the Broad Street/Prado
Road extension, the pedestrian and bicycle paths, and for reimbursements to Orcutt Associates, LLC for
the Orcutt Road widening project, without causing a cumulative net deficit to occur.
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Chapter 5
IMPLEMENTATION PLAN
The Orcutt Area Specific Plan identifies a program for significant residential growth, and limited non -
residential growth, within the City of San Luis Obispo and will be subject to updates and revisions in future
years as development applications are submitted and processed. This comprehensive update constitutes the
first such update since adoption of the original OASP in May 2010.
The Specific Plan and the PFFP are based on assumptions of land use, facility demands, facility standards
and design, and cost estimates. Each of these assumptions may be subject to change in future years;
therefore, the PFFP may also be revised to reflect these changes. The ongoing implementation of the PFFP
will be parallel to the continued monitoring of the Specific Plan; and will require the same degr ee of time
and effort to keep it current and useful. In this manner, the PFFP will guide the overall funding of
community infrastructure required to serve the Specific Plan. Following is a summary of many of the tasks
associated with implementation of the PFFP.
A. Updates and Revisions
As noted above, changes are likely to occur in facility plans, land use plans, or cost estimates. When these
items are revised, there will be a corresponding change in the fair share cost allocation to each land use in
the OASP. Land use and facility changes will result in revisions to the benefit analysis and corresponding
cost allocation to each land use. To the extent some projects in the OASP will have been developed and
will have paid their fair share as defined at the time they were built, revisions will apply only to future new
development. If facility costs are determined to be higher than estimated in the PFFP, the City will need to
increase fees in future years and, if applicable, call on developers to fund th e extra expenses through the
provisions of an acquisition agreement.
As the City will adopt new ordinances or update existing ordinances on an ongoing basis, fees will be
adjusted based on actual costs realized after construction bids have been received for public facilities. If
actual costs are higher than expected, again, the City will have to increase fees and/or rely on the terms of
an acquisition agreement to avoid a financing deficit in future years.
B. Action Items
Prior to commencement of development in the Specific Plan, the City will need to adopt a fee ordinance or
resolution implementing a Specific Plan fee program for each type of capital facility. The initial ordinance
will reflect fees based on information available at that time. Fees will be adjusted annually or on a more
frequent basis to reflect actual costs and current cost estimates.
Pursuant to Section 66006 of the Government Code, the City will establish a separate Specific Plan capital
facility account and a unique fund for each type of public facility for which fees are collected.
Establishment of this account will prevent commingling of the Specific Plan fees with other City revenues
and funds. Interest income earned by fee revenues in this account will be deposited in the account and
applied to facility construction costs. Within one hundred eighty (180) days of the close of ea ch fiscal year,
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the City will make information pertaining to the account [as required by Section 66006(b)(1)] available to
the public and will review this information at a regularly scheduled public hearing.
In order to maximize the efficiency of the cap ital improvements program, the City may borrow money from
one fund within the Specific Plan account to pay for facilities financed by another fund within the account.
This borrowing will occur when one type of facility is needed immediately, while another type is not needed
for a number of years. The City will monitor such borrowing on an ongoing basis and will repay funds
from which fee revenues were borrowed in a timely manner and in an amount equal to the original amount
borrowed plus the interest that would have accrued had the money not been borrowed from the fund.
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APPENDIX A
PUBLIC FACILITIES FINANCING PLAN TABLES
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Table 1
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Land Use and Demographic Assumptions
Net Units Total Persons/Total
Land Use Acres (1)per Acre Units (2)Household (3)Population
Single Family 87.4 6 497 2.46 1,223
Multi-Family 25.9 16 22 566 1.83 1,036
Total 113.3 1063 2,258
(1) Net acres excludes the acreage of arterial, collector, and major roads. The net acreage includes
mixed-use residential.
(2) The projected number of units for the OASP is between 892 and 979 units. The mid-point of this range is
used in this analysis.
(2) Based on project applications approved through May, 2016, the pattern and numbers of land use types
has changed, with a higher percentage of multi-family units being achieved than anticipated in 2010.
This Table reflects updated projections for unit types, and a baseline target number of total units at 1,063.
(3) The population per household assumptions in the Specific Plan have been adjusted to reflect a weighted
average of 2.18, which is consistent with the CA Department of Finance's estimate for the City of San
Luis Obispo as of January 2007. 2015 US Census reports 2.48 persons per unit overall, without a breakdown by unit type.
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo; CA Department of Finance;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.6/10/2016DRAFT
PFFP Table 1 - 1063 du update Current as of: 10/12/2016
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Table 2
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Summary of Project-Specific Infrastructure Costs
Gross OASP Fair Share Net
Ref.Item Total Cost Percentage Total Cost
Transportation
Street Improvements
T1 Orcutt Road/Tank Farm Road 1,111,000$ 100.0%1,111,000$
T2 Broad Street/South St-Santa Barbara Road 707,100$ 1 25.4%179,603$
T3 Broad Street/Tank Farm Rd 599,000$ 50.0%299,500$
T4 Orcutt Road/Johnson Ave 359,300$ 2 100.0%359,300$
T5 Broad Street/Prado Road Extension 528,000$ 100.0%528,000$
Second Northbound Left Turn Lane
T6 Orcutt Road Widening 383,400$ 3 89.9%344,592$
T7 Bullock Lane Realignment 1,418,000$ 70.0%992,600$
T8 Relocating Hanson Road 1,452,000$ 4 20.0%290,400$
or Reducing the Grade on Orcutt at Hanson Rd
T9 Transit Stops (5 at $25,000 each)125,000$ 100.0%125,000$
T10 Tank Farm Roundabout (at Righetti Ranch Road)650,000$ 5 50.0%325,000$
T11 Orcutt Road Roundabout (at "A" Street)650,000$ 6 50.0%325,000$
Subtotal Street Improvements 7,982,800$ 4,879,995$
Orcutt Expansion Area Bridges
T12 Bridge A 680,000$ 100.0%680,000$
T13 Bridge B 1,800,000$ 100.0%1,800,000$
T14 Bridge C 1,600,000$ 100.0%1,600,000$
Subtotal Orcutt Expansion Area Bridges 4,080,000$ 4,080,000$
Total Street and Bridges Improvements 12,062,800$ 8,959,995$
Pedestrian and Bicycle Paths
B1 Pedestrian and Bicycle Paths 841,000$ 100.0%841,000$
B2 Pedestrian/Bike Overpass at Industrial Way 2,108,000$ 7 50.0%1,054,000$
B3 Bike Path Extension Over Tank Farm Rd 1,008,000$ 8 25.0%252,000$
Total Pedestrian and Bicycle Paths 3,957,000$ 2,147,000$
Total Transportation Improvements 16,019,800$ 11,106,995$
Parks & Recreation
P1 Central Neighborhood Park - Main Portion South of Creeks (Righetti)4,800,341$ 9 100.0%4,800,341$
P2 Central Neighborhood Park - Phase 2 (Garay)-$ 10 100.0%-$
P3 Pocket Park 339,849$ 100.0%339,849$
P4 Linear Park System 813,527$ 100.0%813,527$
P5 Trail Junction Park 91,997$ 11 91,997$
Total Parks & Recreation 6,045,714$ 6,045,714$
Total Project-Specific Infrastructure Costs 22,065,514$ 17,152,709$
Parkland Acquisition Fee (11.80 acres x's $300,000/acre)3,540,000$ 12 100.0%3,540,000$
Totals 25,605,514$ 20,692,709$
1 Project Cost has been adjusted to reflect actual cost minus SHA Grant on project; adjusted for CPI ($645,557). Funds to reimburse City TIF advance to OASP.
2 2010 project estimate = $300,000, adjusted for ENR Changes (March 2010 to August 2016).
3 Total project cost set by Council in 2011 at $357,057, adjusted by CPI to 2016 = $383,400. OASP participation set at 89.88% for reimbursement to Orcutt Assoc.
4 OASP participation cost reduced to 20% to reflect potential local match for HSIP program, or for independent work at intersection.
5 Tank Farm Roundabout (T10) is split 50% to Tract 3063 (Righetti Ranch) and 50% divided between all OASP properties.
6 Orcutt Road Roundabout (T11) is split 50% to Tract 3083 (West Creek) and 50% divided between all OASP properties.
7 By previous action of City Council, the full contribution to the Industrial Way bike/pedestrian overcrossing by the OASP is 50%.
8 OASP participation amount adjusted to 25% to reflect future local match of Grant Request.
9 Parks construction and contingency estimates updated; "soft" costs limited to 15% of estimated projects.
10 0.9 acre expansion of Neighborhood Park into Garay omitted from fee schedule.
11 Includes passive park improvements only. Active improvements deleted from the estimate.
12 Acquisition Fee corrected to reflect approved Neighborhood Park design and revised acreage.
Sources: The Wallace Group, City of San Luis Obispo, Goodwin Consulting Group, Inc (2009)
Updated: City of San Luis Obispo, The Wallace Group, Watson Planning Consultants, Inc. November 3, 2016
DRAFT
PFFP Table 2-4-5-6-7 with Parks Changes - Table2 Applic's 2016 projection Current as of: 11/3/2016
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Table 3
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Capital Facility Benefit Units
Capital Pedestrian and Parks &
Facility:Transportation 1 Bicycle Paths Recreation
Benefit Daily Daily Residents
Unit:Trip Rate Trip Rate Served
Single Family 9.09 per unit 9.09 per unit 2.46 per unit
Multi-Family 6.35 per unit 6.35 per unit 1.83 per unit
Total
1 Includes street improvements and bridges.
Sources: Draft Transportation Impact Analysis (Fehr & Peers, June 2007)
Goodwin Consulting Group, Inc.9/23/2009
Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.7/27/2016
DRAFT
PFFP Table 3 - Table 3 Current as of: 10/12/2016
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Table 4
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Cost Allocation Table
Transportation
Net Daily Total Percent Total Cost per
Land Use Units Acres Trip Rate Trips Allocation Costs Unit
Cost $8,959,995
per Unit
Single Family 497 87.4 9.09 4,518 55.69%$4,990,100 $10,040
Multi-Family 566 25.9 6.35 3,594 44.31%$3,969,896 $7,014
Total 1063 113.3 8,112 100%$8,959,995
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo; CA Department of Finance;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.October 28, 2016
DRAFT
PFFP Table 2-4-5-6-7 without Parks Changes - Table 4 Current as of: 11/2/2016
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Table 5
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Cost Allocation Table
Pedestrian and Bicycle Paths
Net Daily Total Percent Total Cost per
Land Use Units Acres Trip Rate Trips Allocation Costs Unit
Cost $2,147,000
per Unit
Single Family 497 87.4 9.09 4,518 55.69%$1,195,731 $2,406
Multi-Family 566 25.9 6.35 3,594 44.31%$951,269 $1,681
Total 1063 113.3 8,112 100%$2,147,000
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo; CA Department of Finance;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.October 28, 2016
DRAFT
PFFP Table 2-4-5-6-7 without Parks Changes - Table 5 Current as of: 11/2/2016
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Table 6
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Cost Allocation Table
Parks & Recreation
Total
Net Residents Residents Percent Total Cost per
Land Use Units Acres Served Served Allocation Costs Unit
Cost $6,045,714
per Unit
Single Family 497 87.4 2.46 1,223 54.14%$3,272,941 $6,585
Multi-Family 566 25.9 1.83 1,036 45.86%$2,772,773 $4,899
Total 1063 113.3 2,258 100%$6,045,714
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo; CA Department of Finance;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.November 3, 2016
DRAFT
PFFP Table 2-4-5-6-7 with Parks Changes - Table 6 Current as of: 11/3/2016
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Table 7
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Project-Specific Infrastructure Cost Allocation Summary
Capital Pedestrian and Parks &Total Cost Total
Facility:Transportation Bicycle Paths Recreation Allocation Facility Costs
Benefit Daily Daily Residents
Unit:Trip Rate Trip Rate Served
Capital Costs:$8,959,995 $2,147,000 $6,045,714 $17,152,709
per Unit
Single Family $10,040 $2,406 $6,585 $19,032 $9,458,772
Multi-Family $7,014 $1,681 $4,899 $13,594 $7,693,937
Total $17,152,709
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo; CA Department of Finance;
Goodwin Consulting Group, Inc.9/23/2009
Sources:Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:Watson Planning Consultants, Inc.November 3, 2016
Cost per Unit
DRAFT
PFFP Table 2-4-5-6-7 with Parks Changes - Table 7 Current as of: 11/3/2016
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Table 8
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
City-Wide and Other Fees
Land Use
Single Family $3,622 per unit $11,023 per unit $3,815 per unit (4)per unit $901 per unit $19,361 per unit
Multi-Family $3,214 per unit $7,716 per unit $2,670 per unit (4)per unit $396 per unit $13,996 per unit
(1)The transportation impact fee includes the project's fair share of the grade separated crossing on Orcutt.
(2)The wastewater impact fee includes a City-wide component plus an area-specific add-on fee for the OASP.
(3)Specific Plan and EIR preparation costs of $500,000 are spread equally on a per acre basis. Costs per residential unit are calculated based on the density
assumptions shown in Table 1.
(4)OASP property owners have the option of paying this fee, providing parkland on their property, or combining the two for purposes of mitigating their
parkland obligation. The parkland in-lieu fees for each property owner have been calculated by the City and provided in Table 9 of Appendix A.
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.10/17/2016
Total City-Wide and
Other Fees
Other Impact FeesCity-Wide Impact Fees
Transportation
Impact Fee (1)
Water Impact
Fee
Wastewater Impact
Fee (2)
Parkland
In-lieu Fee
Specific Plan &
EIR Fee
DRAFT
PFFP Table 8 - 2016 update Current as of: 10/17/2016
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Table 9
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Parkland In-Lieu Fee (1)
Total Property Total In-Lieu
Property Owner (2010 reference)(2016 reference)In-Lieu Fee Acreage Fee per Acre
Pratt (2)Pratt 529,021$ 10.96 48,268$
Muick Taylor-Wingate 578,255$ 11.98 48,268$
Midstate Robbins Reed - West Creek 567,153$ 11.75 48,268$
Maddalena Robbins Reed - West Creek 321,467$ 6.66 48,268$
Anderson Anderson 258,236$ 5.35 48,268$
Evans Evans 271,268$ 5.62 48,268$
Farrior Farrior 36,684$ 0.76 48,268$
Fiala Fiala 45,855$ 0.95 48,268$
Hall Hall 54,543$ 1.13 48,268$
Imel Ambient Communities-Righetti Ranch 316,158$ 6.55 48,268$
Jones (2)Ambient Communities-Jones Ranch 561,361$ 11.63 48,268$
3,540,000$ 73.34
(1) Refer to Appendix B in the report for supporting documentation
(2) Jones and Pratt reimbursements at $400,000/acre due to off-site storm runoff and drainage benefit; All properties at $300,000/acre
Source: City of San Luis Obispo; Orcutt Area Specific Plan Table A-2 (Final, May 2010 ); Goodwin Consulting group, Inc.
Updated: City of San Luis Obispo; Watson Planning Consultants, Inc. November 3, 2016
DRAFT
PFFP Table 9 - Applic's 2016 projection Current as of: 11/3/2016
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Table 10
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Total Project-Specific Infrastructure plus City-Wide and Other Fees
Land Use
Project-
Specific City-Wide
Other Fees
(1)
Total
Gross Fees
per Unit
Total
Gross Fees
per Net Acre
Total Costs
and Fees
Single Family $19,032 $18,460 $901 $38,393 $218,322 $19,081,321
Multi-Family $13,594 $13,600 $396 $27,590 $602,932 $15,615,940
$34,697,261
(1)These fees include the Specific Plan and EIR preparation costs. These do not include the parkland in-lieu fees as shown in Table 9.
Sources: OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.November 3, 2016
Cost per Unit
DRAFT
PFFP Table 10 - 2016 update Current as of: 11/3/2016
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Table 11
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan Phasing Assumptions - 2010 & 2016 Comparison
Annual Absorption Assumptions
Phase 1 Phase 2 Phase 3
Land Use Total 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Single Family 523 55 55 41 42 42 77 53 51 37 36 34
Multi-Family 414 30 30 25 25 25 52 64 63 63 37 0
Total 937 85 85 66 67 67 129 117 114 100 73 34
Sources: Orcutt Area Specific Plan (Draft, June 2006); City of San Luis Obispo Growth Management Phasing Schedule (General Plan Annual Report, 2006);
Goodwin Consulting Group, Inc.9/23/2009
Phase 1 Phase 2 Phase 3
Land Use Total 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Single Family 497 83 94 93 91 39 39 16 20 7 7 8
Multi-Family 566 86 71 51 51 35 35 35 99 35 34 34
Total 1063 169 165 144 142 74 74 51 119 42 41 42
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department;
OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.9/24/2016DRAFT
PFFP Table 11 v3 - PFFP 2009-2016 comparison Current as of: 10/12/2016
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Table 12
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan Approval-Based 2016 Phasing Assumptions - APPLICANT PHASING
Cumulative Absorption Assumptions assumes each phase over 2-years
Phase 1 Phase 2 Phase 3
Land Use Total 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Single Family 497 83 177 270 361 400 439 455 475 482 489 497
Multi-Family 566 86 157 208 259 294 329 364 463 498 532 566
Total 1063 169 334 478 620 694 768 819 938 980 1021 1063
Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department;
Approved projects through May, 2016; OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.
Approved Projects through May, 2016:
2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
VTM#3044 (Taylor-Wingate)142 total units = 78 SFR + 64 MFR Approved over 7 Phases
SFR 12 7 7 15 16 9 12 78
MFR 64 64
VTM#3060 (Righetti Ranch)304 total units = 272 SFR + 32 MFR Phase 1 = 151 SFR Phase 2 = 87 SFR + 34 MFR Phase 3 = 32 SFR
SFR 76 75 45 44 16 16 272
MFR 16 16 32
VTM#3066 (Jones Ranch)66 total units = 14 SFR + 52 MFR Phase 1 = 14 SFR + 52 MFR
SFR 7 7 14
MFR 26 26 52
VTM# 3083 (West Creek)172 total units = 67 SFR + 105 MFR Phase 1 = 105 MFR Phase 2 = 67 SFR
SFR 34 33 67
MFR 60 45 105
Balance of OASP Properties 379 total units = 66 SFR + 313 MFR
SFR 7 7 8 7 7 8 7 7 8 66
MFR 35 35 35 35 35 35 35 34 34 313
TOTALS SFR 83 94 93 91 39 39 16 20 7 7 8 497
MFR 86 71 51 51 35 35 35 99 35 34 34 566
169 165 144 142 74 74 51 119 42 41 42 1063
10/17/2012DRAFT
PFFP Table 12 v4 - Alter v4 Phasing 10-17-16 Current as of: 10/17/2016
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Table 13
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Phasing Assumptions for Facility Costs
Cost Category Cost Phasing Assumptions
Transportation
T1 Orcutt Road/Tank Farm Road Prior to 371 Units
T2 Broad St/South Street-Santa Barbara Road Prior to 304 Units
T3 Broad Street/Tank Farm Rd Prior to 304 Units
T4 Orcutt Road/Johnson Ave Prior to 617 Units
T5 Broad Street/Prado Rd Extension As Fee Revenue Becomes Available (1)
T6 Orcutt Road Widening As Fee Revenue Becomes Available (Reimburse to Orcutt Associates, LLC) (1)
T7 Bullock Lane Realignment Prior to 500 Units
T8 Relocating Hanson Rd Prior to 731 Units
T9 Transit Stops One Stop Per Year, Beginning in Year One
T10 Tank Farm Roundabout Year Two with Righetti Ranch Tract 3063
T11 Orcutt Road Roundabout Year Two with West Creek Tract 3083
T12 Bridge A 100% in Year Two
T13 Bridge B 100% in Year Six
T14 Bridge C 100% in Year Three
Pedestrian and Bicycle Paths
B1 Pedestrian and Bicycle Paths As Fee Revenue Becomes Available (1)
B2 Pedestrian/Bike Overpass Prior to 831 Units
B3 Bike Path Extension Over Tank Farm Rd Prior to 500 Units
P1-5 Parks & Recreation 75% Spread Evenly Over Five Years, Beginning in Year Three; 25% Spread Evenly Over Two
Years, Beginning in Year Eight
(1) These infrastructure items and reimbursements are anticipated to occur in three years of Phase 3 (see Table 14), in which the
costs do not cause a cumulative net deficit to occur (see Table 15).
Sources: Orcutt Area Specific Plan (Final, May 2010); OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.10/12/2016
DRAFT
PFFP Table 13 v2 Table 13 only Current as of: 10/12/2016
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Table 14
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan Projects Completed based on 2009 PFFP - 2010 OASP Timing and To-Date Tract Approvals
Annual Facility Cost Phasing except "new" projects T10, T11, P5
Phase 1 Phase 2 Phase 3
Ref.#Item Total 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Transportation
T1 Orcutt Road/Tank Farm Road 1,111,000$ 1,111,000$
T2 Broad Street/South St-Santa Barbara Road 179,603$ 179,603$
T3 Broad Street/Tank Farm Rd 299,500$ 299,500$
T4 Orcutt Road/Johnson Ave 359,300$ 359,300$
T5 Broad Street/Prado Road Extension-2nd Northbound Left Turn Lane 528,000$ 528,000$
T6 Orcutt Road Widening 344,592$ 144,729$ 199,863$
T7 Bullock Lane Realignment 992,600$ 992,600$
T8 Relocating Hanson Road-or Reducing the Grade on Orcutt at Hanson Rd 290,400$ 290,400$
T9 Transit Stops 125,000$ 25,000$ 25,000$ 25,000$ 25,000$ 25,000$
T10 Tank Farm Roundabout (at Righetti Ranch Road)325,000$ 325,000$
T11 Orcutt Road Roundabout (at "A" Street)325,000$ 325,000$
T12 Bridge A ("A" Street - West Creek)680,000$ 680,000$
T13 Bridge B ("Tiburon Road" - Jones and Righetti Ranch)1,800,000$ 1,800,000$
T14 Bridge C ("Righetti Ranch Road" - Righetti Ranch)1,600,000$ 1,600,000$
Subtotal Transportation Improvements 8,959,995$ 25,000$ 5,234,103$ 1,136,000$ 1,376,900$ 25,000$ 290,400$ -$ -$ 144,729$ 727,863$ -$
Pedestrian and Bicycle Paths
B1 Pedestrian and Bicycle Paths 841,000$ 841,000$
B2 Pedestrian/Bike Overpass 1,054,000$ 1,054,000$
B3 Bike Path Extension Over Tank Farm Rd 252,000$ 252,000$
Subtotal Ped & Bike 2,147,000$ -$ -$ -$ 252,000$ -$ -$ -$ 1,054,000$ -$ -$ 841,000$
Parks & Recreation
P1 Central Neighborhood Park - Main Portion South of Creeks (Righetti)4,800,341$ 720,051$ 720,051$ 720,051$ 720,051$ 720,051$ 600,043$ 600,043$
P2 Central Neighborhood Park - Phase 2 Portions North of Creeks (Garay)-$ -$
P3 Pocket Park 339,849$ 50,977$ 50,977$ 50,977$ 50,977$ 50,977$ 42,481$ 42,481$
P4 Linear Park System 813,527$ 122,029$ 122,029$ 122,029$ 122,029$ 122,029$ 101,691$ 101,691$
P5 Trail Junction Park 91,997$ 13,800$ 13,800$ 13,800$ 13,800$ 13,800$ 11,500$ 11,500$
Subtotal Parks & Recreation 6,045,714$ -$ -$ 906,857$ 906,857$ 906,857$ 906,857$ 906,857$ 755,714$ 755,714$ -$ -$
Total Infrastructure Costs 17,152,709$ 25,000$ 5,234,103$ 2,042,857$ 2,535,757$ 931,857$ 1,197,257$ 906,857$ 1,809,714$ 900,443$ 727,863$ 841,000$
Sources: Orcutt Area Specific Plan (Final, May 2010); OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated:City of San Luis Obispo; Watson Planning Consultants, Inc.; The Wallace Group, Inc.
Original 2010 PFFP Timing
November 3, 2016
include Islay Park "skew" cost
included as placeholders pending Wallace ests @ 50% of $650,000 Ambient TFRd est
DRAFT
PFFP Table 14-15 combined OASP Table 8.11 v4 Table 14 only-2016 cost phasing Current As Of: 11/3/2016
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Table 15
City of San Luis Obispo
Orcutt Area Specific Plan Public Facilities Financing Plan
Revenue vs. Costs - Project-Specific Infrastructure
Phase 1 Phase 2 Phase 3
Improvement Total 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Transportation
Revenues 8,959,804$ 1,436,524$ 1,441,754$ 1,291,434$ 1,271,354$ 637,050$ 637,050$ 406,130$ 895,186$ 315,770$ 308,756$ 318,796$
Costs (8,959,995)$ (25,000)$ (5,234,103)$ (1,136,000)$ (1,376,900)$ (25,000)$ (290,400)$ -$ -$ (144,729)$ (727,863)$ -$
Net (191)$ 1,411,524$ (3,792,349)$ 155,434$ (105,546)$ 612,050$ 346,650$ 406,130$ 895,186$ 171,041$ (419,107)$ 318,796$
Cumulative Net 1,411,524$ (2,380,825)$ (2,225,391)$ (2,330,937)$ (1,718,887)$ (1,372,237)$ (966,107)$ (70,921)$ 100,120$ (318,987)$ (191)$
Pedestrian and Bicycle Paths
Revenues 2,147,228$ 344,264$ 345,515$ 309,489$ 304,677$ 152,669$ 152,669$ 97,331$ 214,539$ 75,677$ 73,996$ 76,402$
Costs (2,147,000)$ -$ -$ -$ (252,000)$ -$ -$ -$ (1,054,000)$ -$ -$ (841,000)$
Net 228$ 344,264$ 345,515$ 309,489$ 52,677$ 152,669$ 152,669$ 97,331$ (839,461)$ 75,677$ 73,996$ (764,598)$
Cumulative Net 344,264$ 689,779$ 999,268$ 1,051,945$ 1,204,614$ 1,357,283$ 1,454,614$ 615,153$ 690,830$ 764,826$ 228$
Parks and Recreation Improvements
Revenues 6,045,579$ 967,869$ 966,819$ 862,254$ 849,084$ 428,280$ 428,280$ 276,825$ 616,701$ 217,560$ 212,661$ 219,246$
Costs (6,045,714)$ -$ -$ (906,857)$ (906,857)$ (906,857)$ (906,857)$ (906,857)$ (755,714)$ (755,714)$ -$ -$
Net (135)$ 967,869$ 966,819$ (44,603)$ (57,773)$ (478,577)$ (478,577)$ (630,032)$ (139,013)$ (538,154)$ 212,661$ 219,246$
Cumulative Net 967,869$ 1,934,688$ 1,890,085$ 1,832,312$ 1,353,735$ 875,158$ 245,126$ 106,112$ (432,042)$ (219,381)$ (135)$
Totals
Revenues 17,152,611$ 2,748,657$ 2,754,088$ 2,463,177$ 2,425,115$ 1,217,999$ 1,217,999$ 780,286$ 1,726,426$ 609,007$ 595,413$ 614,444$
Costs (17,152,709)$ (25,000)$ (5,234,103)$ (2,042,857)$ (2,535,757)$ (931,857)$ (1,197,257)$ (906,857)$ (1,809,714)$ (900,443)$ (727,863)$ (841,000)$
Net (98)$ 2,723,657$ (2,480,015)$ 420,320$ (110,642)$ 286,142$ 20,742$ (126,571)$ (83,288)$ (291,436)$ (132,450)$ (226,556)$
Cumulative Net 2,723,657$ 243,642$ 663,962$ 553,320$ 839,462$ 860,204$ 733,633$ 650,344$ 358,908$ 226,458$ (98)$
Sources: Orcutt Area Specific Plan (Final, May 2010); OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009)
Updated: Watson Planning Consultants, Inc.; The Wallace Group, Inc. November 3, 2016DRAFT
PFFP Table 14-15 combined OASP Table 8.11 v4 - Table 15 only-2016 cost phasing Current as of: 11/3/2016
1.b
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OASP Public Facilities Financing Plan Update 17 City Council Draft November 15, 2016
APPENDIX B
OASP FACILITY COST ESTIMATES
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MEMORANDUM
City of San Luis Obispo
Orcutt Area Specific Plan (OASP)- Capital Improvements
Date: October 25, 2016
To: Timothy Bochum, P.E.
From: Esau Blanco, P.E.
Subject: Construction Cost Estimates
This memorandum summarizes the results of Wallace Group’s update to construction
cost estimates as outlined in our proposal to the City dated August 3, 2016. Updated
conceptual road layouts for select projects and one-page planning level construction
cost estimates are attached at the back of this memorandum. Cost estimates include
25% contingency for this stage of project development and 30% for soft costs, unless
otherwise noted. The cost estimates utilize public bid data therefore prevailing wage
rates are factored into the overall cost. The cost estimates do not include dry utility
relocations/modifications or right of way acquisition.
Street Improvements
T1- Orcutt Road/Tank Farm Road
Wallace Group Peer Review comments are summarized here and are based on
Cannon Plans dated May, 2016:
1. There does not appear to be any proposed curb drainage inlets on the west
side of Orcutt Road. How will road drainage coming from north Orcutt Road
get into the culvert or is it collected somewhere else? Verify drainage
provisions.
2. The culvert extension is shown to be approximately 9 ft. long but it does not
appear to be long enough to span the sidewalk and embankment.
3. Text for Construction Notes 27 and 35-37 were not on the sheet.
4. Consider a cross gutter Per City Standard 4310 on the north side of the
intersection to improve drainage.
5. Signal Plans were not included. If the intersection will ultimately be signalized
then consideration for pole/equipment locations, ADA ramps, conduit, etc.
should be reviewed at this time.
2007 Cost Estimate: $928,000
2016 Cost Estimate: $1,111,000
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Mr. Timothy Bochum
October 25, 2016
Page 2 of 5
The 2016 cost estimate includes $300,000 for a new signal.
T3 Broad Street/Tank Farm Road
See the attached conceptual road layout for limits of improvements. The proposed
project is the construction of a second southbound left turn lane. The design speed
used for the conceptual layout is 45 mph. The length of second left turn pocket is
assumed to match the existing turn pocket length.
2007 Cost Estimate: $445,000
2016 Cost Estimate: $599,000
The 2007 cost estimate also included cost for a second northbound left turn lane
which has since been constructed. Signal modifications in the 2016 estimate are
assumed to be minor since poles and mast arms appear to accommodate full
intersection buildout for the southbound leg.
T4 Orcutt Road/Johnson Avenue
Information not available at this time to prepare a cost update
T5 Broad Street/Prado Extension, Second Northbound Left
The updated cost estimate is based on Wallace Group’s layout for the City under a
separate Task Order for the Chevron development (attached for reference).
2007 Cost Estimate: $136,000
2013 Cost Estimate (Chevron): $590,000
2016 Cost Estimate: $528,000
The 2013 and 2016 costs also include a southbound right turn lane onto future Prado
Road. The 2013 Cost estimate assumed $160,000 in signal modifications. The 2016
cost estimate assumes that signal modifications would be minor as long as the
extension of Prado Road would place signal poles and equipment at the ultimate
location.
T7 Bullock Lane Realignment
The City constructed the re-alignment of Bullock Lane to meet up with Laurel Lane in
2008/2009. The OASP mitigations require removal of parking on the west side of
Bullock lane and construction of the typical street cross section as shown in the
OASP and in the attached conceptual road layout. Construction of the OASP street
cross section would also require extending the curb line and widening the east side of
Bullock Lane near the intersection of Orcutt Road. Additional work includes drainage
improvements including reconstruction of the culvert near the intersection of Bullock
Lane and Orcutt Road. Because of the poor condition of the pavement on Bullock
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Mr. Timothy Bochum
October 25, 2016
Page 3 of 5
Lane a grind and overlay was also included in the cost estimate. Construction of the
Class I bike/pedestrian path is include with Project B1.
2007 Cost Estimate: $356,000
2016 Cost Estimate: $1,418,000
T8 Reducing Grade on Orcutt Road at Hansen Lane
See the attached conceptual road layout for limits of improvements. The profile shown
in the layout is based on an assumed design speed of 45 mph and uses the Caltrans
Highway Design Manual for vertical curve length and existing grade profile
information provided by the City. This project would require lowering the intersection
approximately three feet and transitioning to the existing roadway along both Orcutt
Road and Hansen Lane as shown in the layout/profile. It is assumed that all soil
would be exported although it’s possible that it could be used for the OASP
development. Another critical and potentially expensive component could be
construction staging and traffic handling since there are no public detours for nearby
residents. This component has been estimated as a separate cost item for the project
assuming no detours are available.
2007 Cost Estimate: $1,490,000
2016 Cost Estimate: $1,452,000
The cost estimates are similar and the primary reason is that the 2007 cost included
about 5400 cubic yards of export whereas the 2016 cost estimate includes
approximately 3000 cubic yards of exported soil. This in turn almost cancels out the
cost escalation from 2007.
Bridges
Bridge costs were estimated based on structure square footage using Caltrans
Comparative Bridge Costs, January 2016. Bridges were assumed to be precast
concrete or steel girder structures (no falsework), no staging and use of spread
footings. An average unit cost of $275/sq. ft. was assumed. The dimensions for
Bridge B were taken from an email from Dante Anselmo with Ambient Communities
dated 9/13/16. The dimensions for Bridge C are taken from a Cannon plan dated
January, 2016. A 25% contingency is in included in the cost estimate.
T12- Bridge A
No information available
T13- Bridge B, “B” Street
101 ft. x 53 ft. = 5353 sq. ft.
Cost Estimate: $1.8M
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Mr. Timothy Bochum
October 25, 2016
Page 4 of 5
T14- Bridge C, Righetti Ranch Road Bridge
75 ft. x 63 ft. = 4725 sq. ft.
Cost Estimate: $1.6M
Pedestrian and Bicycle Paths
B1 Pedestrian & Bicycle Paths (5800 feet)
The total cost is based on 5800 feet of path and includes the section of path along
Bullock Lane and continuing south to Tank Farm Road. A small section is also
assumed from the railroad tracks over to Righetti Ranch Road. Costs assume that
grading would start from rough finished grade of the development and does not
include bridges, culverts, or other structures. Segments in parks and adjacent to lots
are not included. A cost per foot of path is also provided.
2007 Cost Estimate: $649,000
2016 Cost Estimate: $841,000 ($145/ft.)
B2 Pedestrian/Bike Overpass at Industrial Way
The same approach was used for this cost update as was used in 2007. The Jennifer
Street crossing was used as a base cost and escalated to current year. It is our
understanding that the base cost provided by the City in 2007 includes all costs for
the project (design, permitting construction, inspections, management, right of way,
etc.) However, the Jennifer Street Bridge spans approximately 300 feet and the
Industrial Way Bridge is estimated to span about 200 feet. Assuming a linear
relationship, the cost for the Industrial Way Overpass was prorated (67%). This
reduction is the reason that the cost is estimated to be less in 2016 than it was in
2007. This also assumes that similar features of the Jennifer Street Overpass would
be incorporated into the Industrial Way Overpass. That includes staircases and
bicycle/ADA compliant ramps with switchbacks.
2007 Cost Estimate: $3,850,000
2016 Cost Estimate: $3,670,000
B3 Bike Path Extension Over Tank Farm Road
The bike path bridge is estimated to be 100 feet long (back-of-sidewalk to back-of-
walk) and 12 feet wide. The approach embankments are estimated to be 200 feet
long on either side with 50-foot long retaining walls (4 walls) and two abutment walls.
The cost includes a concrete deck but does not include the pavement structural
section on the approaches (covered in Project B1).
2007 Cost Estimate: $436,000
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Mr. Timothy Bochum
October 25, 2016
Page 5 of 5
2016 Cost Estimate: $1,008,000
Park and Recreation (P1-P4)
The scope of work here was limited to reviewing unit costs for City provided cost
estimates for four park sites:
• Central Neighborhood Park
• Pocket Park
• Linear Park
• Trail Junction Park
The cost estimates provided by the City dated May 2016 were in general agreement
with unit prices for similar items of work based on our research and comparison.
Because facilities and furnishing costs can vary so widely depending on size and
type, it was difficult to compare those items to other projects particularly on a lump
sum basis. Mobilization seemed to be a low cost item for all four parks. Generally,
mobilization is budgeted at 10% of construction but depends also if ongoing work is
being performed and the contractor is already onsite.
Based on recent bid data for park construction (San Miguel Park, County of SLO bid
date: Sep 22, 2016) construction cost on average was about $390,000 per acre for a
3-acre park. This is comparable with the estimated cost for the Central Neighborhood
Park of $3.8M for 9 acres ($420,000/acre). The other three park sites were
comparable or varied, again likely due to facilities and furnishings costs.
1.b
Packet Pg. 56 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
Attachment 1
CONCEPTUAL ROAD LAYOUTS
(T3, T5, T7 AND T8)
1.b
Packet Pg. 57 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
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CITY OF SAN LUIS OBISPO0061-0088LAYOUTMJH1" = 100'FILE NAME: 0061-0088 - T3 - BROAD & TANK FARM.DWG Plot Date: 9/28/2016CIVILALATTSOFECAON
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AU BLANCONo. 62853100200(IN FEET)50GRAPHIC SCALE1 IN = 100 FT0T3 - BROAD ST & TANK FARM RD12.00'12.00'12.00'5.00' BIKE LANE12.00'12.00'RECONSTRUCT DRAINAGE INLET255' DUAL TURN POCKET540' APPROACH TAPER90' BAYTAPERLEGENDAPPROX. PAVEMENTWIDENINGSEE DETAIL A295' TURN POCKETDETAIL ASCALE: 1" = 40'DESIGN STANDARDSFUNCTIONAL CLASSIFICATIONBROAD STREET - PRINCIPAL ARTERIALROW WIDTHBROAD STREETEXISTING - APPROX. 125 FT.PROPOSED - VARIES 125-130 FT.DESIGN / POSTED SPEEDBROAD STREET - 45 MPH POSTEDLANE WIDTHSBROAD STREETEXISTING - 12 FT.PROPOSED - 12 FT.TAPER LENGTHSRIGHT TURN - 90 FT.LEFT TURN - L=WS, 500 FT. MAX.NOTES1. PLANNING LEVEL ONLY / NOT FORCONSTRUCTION. EXHIBITS BASED ONEXISTING GIS DATA AND SAN LUIS OBISPOCOUNTY WIDE PHOTOGRAMMETRY DATED2014.2. ROW LINES SHOWN ARE APPROXIMATE.6.00' SIDEWALK9/28/2016ROW1.b
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50100(IN FEET)25GRAPHIC SCALE1 IN = 50 FT01.b
Packet Pg. 59 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
ROWROWROWROWCONSTRUCTION MANAGEMENTPUBLIC WORKS ADMINISTRATIONSAN LUIS OBISPO, CA 93401T 805 544-4011 F 805 544-4294612 CLARION COURTwww.wallacegroup.usWATER RESOURCESSURVEYING / GIS SOLUTIONSLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPLANNINGCIVIL AND TRANSPORTATION ENGINEERINGDATE :SCALE :DRAWING :DRAWN BY:JOB No. :®OASP CAPITAL IMPROVEMENTS
CITY OF SAN LUIS OBISPO0061-0088LAYOUTMJH1" = 100'FILE NAME: 0061-0088 - T7 - BULLOCK LANE.DWG Plot Date: 9/28/2016CIVILALATTSOFECAON
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AU BLANCONo. 62853EXISTING CULVERT TOBE RECONSTRUCTEDT7 - BULLOCK LNEXISTING 54" CMP CULVERTRECONSTRUCT OUTLETEND
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100200(IN FEET)50GRAPHIC SCALE1 IN = 100 FT0100'13.00'32.00'13.00'32.00'100'OASPONSITENEW DRAINAGECATCH BASINSWESTEASTDESIGN STANDARDSFUNCTIONAL CLASSIFICATIONBULLOCK LANE - RESIDENTIAL COLLECTORROW WIDTHBULLOCK LANEEXISTING - APPROX. 55 FT.PROPOSED - APPROX. 60 FT.DESIGN / POSTED SPEEDBULLOCK LANE - 35 MPHLANE WIDTHSBULLOCK LANEEXISTING - 15 FT.PROPOSED - 12 FT.NOTES1. PLANNING LEVEL ONLY / NOT FOR CONSTRUCTION.EXHIBITS BASED ON EXISTING GIS DATA AND SANLUIS OBISPO COUNTY WIDE PHOTOGRAMMETRYDATED 2014.2. ROW LINES SHOWN ARE APPROXIMATE.9/28/2016LEGENDRECONSTRUCTMILL AND OVERLAY5.00'5.00'1.b
Packet Pg. 60 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
ORCUTT RD - PROFILE28029030028029030038+0039+0040+0041+0042+0043+0044+0045+0046+0047+00S=3% ±S=-6% ±PVI STA:42+27PVI ELEV:304.56'K:88.89VC:800.00'D.S. = 45 MPHBVC: 38+27F.S.: 301.56'
EVC: 46+27
F.S.: 289.56'275275SCALE: HORIZ. 1"=100'; VERT. NTSCONSTRUCTION MANAGEMENTPUBLIC WORKS ADMINISTRATIONSAN LUIS OBISPO, CA 93401T 805 544-4011 F 805 544-4294612 CLARION COURTwww.wallacegroup.usWATER RESOURCESSURVEYING / GIS SOLUTIONSLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPLANNINGCIVIL AND TRANSPORTATION ENGINEERINGDATE :SCALE :DRAWING :DRAWN BY:JOB No. :®OASP CAPITAL IMPROVEMENTS
CITY OF SAN LUIS OBISPO0061-0088LAYOUTMJH1" = 100'FILE NAME: 0061-0088 - T8 - ORCUTT & HANSEN.DWG Plot Date: 9/28/2016CIVILALATTSOFECAON
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AU BLANCONo. 62853100200(IN FEET)50GRAPHIC SCALE1 IN = 100 FT0T8 - ORCUTT RD & HANSEN LN RECONSTRUCT FENCELEGENDLIMITS OF PAVEMENTRECONSTRUCTIONEXISTING FENCETO BE RECONSTRUCTEDEXISTINGPOWER POLERECONSTRUCT FENCERECONSTRUCT FENCE800' ±FENCE TO REMAIN235' ±DESIGN STANDARDSFUNCTIONAL CLASSIFICATIONORCUTT ROAD - ARTERIAL (CITY)HANSEN LANE - LOCAL (COUNTY)ROW WIDTHORCUTT ROADEXISTING - APPROX. 66 FT.PROPOSED - NO CHANGEHANSEN LANEEXISTING - APPROX. 40 FT.PROPOSED - NO CHANGEDESIGN / POSTED SPEEDORCUTT ROAD - 45 MPH DESIGN 55 MPH POSTEDHANSEN LANE - 35 MPHLANE WIDTHSORCUTT ROADEXISTING - 12 FT.PROPOSED - 12 FT.HANSEN LANEEXISTING - 12 FT.PROPOSED - 12 FT.NOTES1. PLANNING LEVEL ONLY / NOT FORCONSTRUCTION. EXHIBITS BASED ONEXISTING GIS DATA AND SAN LUISOBISPO COUNTY WIDEPHOTOGRAMMETRY DATED 2014.2. EXISTING GRADE PROFILE BASED ONCANNON PLAN DATED 5-27-2016PROPOSED GRADEEXISTING GRADE9/28/20163' ±1.b
Packet Pg. 61 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
Attachment 2
CONSTRUCTION COST ESTIMATES
1.b
Packet Pg. 62 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
TOTAL COST
(2016 UPDATE)
PROJECT T1 - ORCUTT RD/TANK FARM RD $1,111,000
PROJECT T3 - BROAD ST / TANK FARM RD SECOND SOUTHBOUND LEFT TURN LANE $599,000
PROJECT T4 - ORCUTT RD/JOHNSON AVE -
PROJECT T5 - BROAD ST / PRADO RD EXTENSION, 2ND N/B LEFT TURN LANE & S/B RIGHT TURN LANE $528,000
PROJECT T7 - BULLOCK LANE REALIGNMENT $1,418,000
PROJECT T8 - REDUCING GRADE ON ORCUTT RD AND HANSEN LANE $1,452,000
PROJECT T12- BRIDGE A -
PROJECT T13- BRIDGE B $1,800,000
PROJECT T14= BRIDGE C $1,600,000
PROJECT B1 - PEDESTRIAN AND BICYCLE PATHS (5800 FEET)$841,000
PROJECT B2 - PEDESTRIAN / BIKE OVERPASS AT INDUSTRIAL WAY $3,670,000
PROJECT B3 - BIKE PATH EXTENSION OVER TANK FARM RD $1,008,000
TOTAL CONSTRUCTION ESTIMATE $14,027,000
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS
PRELIMINARY OPINION OF PROBABLE CONSTRUCTION COSTS (2016 UPDATE)
SUMMARY
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QUANTITY ESTIMATE
UNIT COST PROJECT T1 PROJECT T1
SITE PREPARATION:
Clearing & Grubbing $5,000 1 LS $5,000
Remove Existing Pavement $5 9170 SF $45,850
Demo Existing Headwall, Wingwalls, & Guardrail $10,000 1 LS $10,000
SUBTOTAL $60,850
EARTHWORK:
Roadway Excavation $45 1730 CY $77,850
SWPPP Preparation & Implementation $20,000 1 LS $20,000
Erosion Control - Type D (Hydroseeding)$2,500 1 LS $2,500
SUBTOTAL $100,350
DRAINAGE:
Culvert Extension (7'x7'x 9' long)$25,000 1 LS $25,000
Headwall / Wingwalls $25,000 1 LS $25,000
Catch Basin & Connection to Culvert $10,000 1 LS $10,000
Rock Slope Protection (1.25 ft. thick)$200 10 CY $2,000
SUBTOTAL $62,000
ROADWAY:
Hot Mix Asphalt Type A (Assume 6.5 in)$125 530 TON $66,250
Class II Aggregate Base (Assume 11 in)$85 445 CY $37,825
Class III Aggregate Subbase (Assume 12 in)$75 485 CY $36,375
HMA Dike $35 245 LF $8,575
6-in Curb/18-in Gutter per SLO Co. Std. Dwg. C-1 (Type A)$15 345 LF $5,175
Sidewalk $10 1880 SF $18,800
SUBTOTAL $173,000
TRAFFIC ITEMS:
Pavement Delineation & Signage $5,000 1 LS $5,000
Signal Pole, Arm & Head - Includes Footing, Control Box and Signal Loops $75,000 4 EA $300,000
Traffic Control $20,000 1 LS $20,000
SUBTOTAL $325,000
CONSTRUCTION SUBTOTAL $721,200
MOBILIZATION (10%)$72,120
CONSTRUCTION ESTIMATE $793,320
10% CONTINGENCY $79,332
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $237,996
TOTAL CONSTRUCTION ESTIMATE $1,110,648
NOTES:
1. THIS ESTIMATE WAS PREPARED BASED ON CANNON IMPROVEMENT PLANS DATED MAY 27, 2016.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW COLLECTOR / ARTERIAL
5. LIMITS OF COST ESTIMATE FROM STA. 54+20.12 TO STA. 57+59.30
6. DOES NOT INCLUDE DRIVEWAY IMPROVEMENTS AT PARK
7. ASSUMED CULVERT EXTENSION LENGTH OF 9 FT
8. DRY UTILITY COSTS NOT INCLUDED UNITSORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - ORCUTT RD/TANK FARM RD
PRELIMINARY OPINION OF PROBABLE COST
PROJECT T1
1.b
Packet Pg. 64 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
QUANTITY ESTIMATE
UNIT COST PROJECT T3 PROJECT T3
SITE PREPARATION:
Demo Existing Pavement $5 1460 SF $7,300
Demo Existing 5' Concrete Sidewalk $4 1000 SF $4,000
Demo Existing Curb and Gutter $3 200 LF $600
Remove Existing Driveway/Median Islands $5,000 1 LS $5,000
Remove Existing Pavement Markings $2,500 1 LS $2,500
SUBTOTAL $19,400
EARTHWORK:
Roadway Excavation $45 620 CY $27,900
SWPPP Preparation & Implementation $10,000 1 LS $10,000
SUBTOTAL $37,900
DRAINAGE:
Reconstruct Drainage Inlet $10,000 1 EA $10,000
SUBTOTAL $10,000
ROADWAY:
Hot Mix Asphalt, Type A (Assume 6.5 in)$125 280 TON $35,000
Class II Aggregate Base (Assume 11 in)$85 230 CY $19,550
Class III Aggregate Base (Assume 12 in)$75 250 CY $18,750
6-in Curb/18-in Gutter per SLO Co. Std. Dwg. C-1 (Type A)$35 740 LF $25,900
Sidewalk $15 4070 SF $61,050
ADA Curb Ramps $3,000 2 EA $6,000
Concrete Driveway (Commercial)$10,000 1 LS $10,000
Slurry Seal $5 4500 SY $22,500
SUBTOTAL $198,750
TRAFFIC ITEMS:
Pavement Delineation & Signage $10,000 1 LS $10,000
Signal Modification (Heads, Signage only)$25,000 1 LS $25,000
Traffic Control $25,000 1 LS $25,000
SUBTOTAL $60,000
RECONSTRUCT PLANTING AND IRRIGATION LS $25,000
CONSTRUCTION SUBTOTAL $351,050
MOBILIZATION (10%)$35,105
CONSTRUCTION ESTIMATE $386,155
25% CONTINGENCY $96,539
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $115,847
TOTAL CONSTRUCTION ESTIMATE $598,540
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW COLLECTOR / ARTERIAL
5. DRY UTILITY COSTS NOT INCLUDED UNITSORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - BROAD ST/TANK FARM RD
PRELIMINARY OPINION OF PROBABLE COST
PROJECT T3
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QUANTITY ESTIMATE
UNIT COST PROJECT T5 PROJECT T5
SITE PREPARATION:
Clearing & Grubbing $10,000 1 LS $10,000
Demo Existing Pavement $5 1400 SF $7,000
Remove Existing Pavement Markings $2,500 1 LS $2,500
Demo Existing 5' Concrete Sidewalk $4 2000 SF $8,000
Demo Existing Curb and Gutter $10 400 LF $4,000
Demo HMA Driveway $1,000 1 LS $1,000
Demo Wood Fencing $1,000 1 LS $1,000
SUBTOTAL $33,500
EARTHWORK:
Roadway Excavation $45 500 CY $22,500
SWPPP Implementation $10,000 1 LS $10,000
Erosion Control $10,000 1 LS $10,000
SUBTOTAL $42,500
ROADWAY:
Hot Mix Asphalt Type A (Assume 6.5")$125 125 TON $15,625
Class II Aggregate Base (Assume 11 in)$85 105 CY $8,925
Class III Aggregate Base (Assume 12 in)$75 115 CY $8,625
6-in Curb/18-in Gutter per SLO Co. Std. Dwg. C-1 (Type A)$35 680 LF $23,800
5' Concrete Sidewalk $15 3400 SF $51,000
Concrete Driveway (Residential)$5,000 1 LS $5,000
Slurry Seal $5 8100 SY $40,500
SUBTOTAL $153,475
TRAFFIC ITEMS:
Pavement Delineation & Signage $15,000 1 LS $15,000
Signal Head Modification/Signage $25,000 1 LS $25,000
Traffic Control $10,000 1 LS $10,000
SUBTOTAL $50,000
MISCELLANEOUS:
Reconstruct Storm Drain Catch Basin $10,000 1 LS $10,000
Wood Fencing $10,000 1 LS $10,000
Planting & Irrigation $10,000 1 LS $10,000
SUBTOTAL $30,000
CONSTRUCTION SUBTOTAL $309,475
MOBILIZATION (10%)$30,948
CONSTRUCTION ESTIMATE $340,423
25% CONTINGENCY $85,106
30%- DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT $102,127
TOTAL CONSTRUCTION ESTIMATE $527,655
NOTE:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW COLLECTOR / ARTERIAL
5. DRY UTILITY COSTS NOT INCLUDED
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - BROAD ST/PRADO RD, 2ND N/B LEFT TURN LANE & S/B RIGHT TURN LANE
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT T5
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Packet Pg. 66 Attachment: b - OASP PFFP 2016 Update City Council Draft - 11-15-2016 - consolidated document (003) (1494 : OASP PFFP)
QUANTITY ESTIMATE
UNIT COST PROJECT T7 PROJECT T7
SITE PREPARATION:
Clearing & Grubbing $15,000 1 LS $15,000
Demo Existing Pavement $5 13400 SF $67,000
Cold Plane Asphalt Concrete Pavement (Assume 2" Depth)$4 4570 SY $18,280
Demo Existing Curb, Gutter, & Sidewalk $5 1200 SF $6,000
Demo Existing Culvert $20,000 1 LS $20,000
SUBTOTAL $126,280
EARTHWORK:
Roadway Excavation 4 $45 1040 CY $46,800
SWPPP Preparation & Implementation $40,000 1 LS $40,000
Erosion Control - Type D (Hydroseeding)$5,000 1 LS $5,000
Mitigation Planting $50,000 1 LS $50,000
SUBTOTAL $141,800
DRAINAGE:
RCB Culvert (4' x 6' X 85' long)$1,000 85 LF $85,000
Headwall / Wingwalls $40,000 1 LS $40,000
Rock Slope Protection $5,000 1 LS $5,000
Drainage Catch Basin $5,000 3 EA $15,000
18" RCP $150 85 LF $12,750
Reconstruct Culvert Outlet $20,000 1 LS $20,000
SUBTOTAL $177,750
ROADWAY:
Hot Mix Asphalt Overlay (Assume 2 in.)$125 520 TON $65,000
Hot Mix Asphalt Concrete Type A (Assume 6.5")$125 450 TON $56,250
Class II Aggregate Base (Assume 11 in)$85 350 CY $29,750
Class III Aggregate Base (Assume 12 in)$75 380 CY $28,500
6-in Curb/18-in Gutter per SLO Co. Std. Dwg. C-1 (Type A)$35 1600 LF $56,000
SUBTOTAL $235,500
TRAFFIC ITEMS:
Pavement Delineation & Signage $10,000 1 LS $10,000
Traffic Control $40,000 1 LS $40,000
SUBTOTAL $50,000
UTILITIES:
Wet Utility Adjustments (water, sewer) $20,000 1 LS $20,000
SUBTOTAL $20,000
LANDSCAPE AND IRRIGATION (5 FT BUFFER)$10 8000 SF $80,000
CONSTRUCTION SUBTOTAL $831,330
MOBILIZATION (10%)$83,133
CONSTRUCTION ESTIMATE $914,463
25% CONTINGENCY $228,616
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $274,339
TOTAL CONSTRUCTION ESTIMATE $1,417,418
NOTES:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW
COLLECTOR/ARTERIAL.
5. CLASS I BIKE PATH COSTS ARE SHOWN AS PART OF PROJECT B1
6. DRY UTILITY COSTS NOT INCLUDED
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - BULLOCK LANE REALIGNMENT
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT T7
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QUANTITY ESTIMATE
UNIT COST PROJECT T8 PROJECT T8
SITE PREPARATION:
Clearing & Grubbing (Includes Select Tree Removal)$50,000 1 LS $50,000
Remove Existing Pavement $2 33400 SF $66,800
Remove HMA Dike $5 715 LF $3,575
Remove Fence $5,000 1 LS $5,000
SUBTOTAL $125,375
EARTHWORK:
Roadway Excavation $45 2960 CY $133,200
SWPPP Preparation & Implementation $50,000 1 LS $50,000
Erosion Control - Type D (Hydroseeding)$5,000 1 LS $5,000
SUBTOTAL $188,200
ROADWAY:
Hot Mix Asphalt Type A (Assume 6.5")$125 1360 TON $170,000
Class II Aggregate Base (Assume 11 in)$85 1135 CY $96,475
Class III Aggregate Base (Assume 12 in)$75 1240 CY $93,000
Construct Type A HMA Dike $10 840 LF $8,400
SUBTOTAL $367,875
TRAFFIC ITEMS:
Pavement Delineation & Signage $10,000 1 LS $10,000
Traffic Contol $75,000 1 LS $75,000
Stage Construction $50,000 1 LS $50,000
SUBTOTAL $135,000
MISCELLANEOUS:
Construct Fence $10,000 1 LS $10,000
Replant Trees $25,000 1 LS $25,000
SUBTOTAL $35,000
CONSTRUCTION SUBTOTAL $851,450
MOBILIZATION (10%)$85,145
CONSTRUCTION ESTIMATE $936,595
25% CONTINGENCY $234,149
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $280,979
TOTAL CONSTRUCTION ESTIMATE $1,451,722
NOTE:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. ASSUMED DEPTH IS THE STRUCTURAL SECTION OF 6.5" AC, 11" CL II BASE, 12" CL III BASE PER CITY OF SLO STD. 7110 - UNPHASED NEW COLLECTOR / ARTERIAL
5. DRY UTILITY COSTS NOT INCLUDED
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - REDUCING GRADE ON ORCUTT RD & HANSEN LANE
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT T8
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QUANTITY ESTIMATE
UNIT COST PROJECT B1 PROJECT B1
EARTHWORK:
Roadway Excavation $45 2790 CY $125,550
Assume 2' DG shoulder, 12' AC Ped/Bike Path, 2' DG shoulder (City of SLO 2013 Bicycle Transportation Plan)
SUBTOTAL $125,550
ROAD:
Hot Mix Asphalt Type A (Assume 3" thick)$125 1305 TON $163,125
Class II Aggregate Base (Assume 8" thick)$85 1719 CY $146,115
DG Shoulder (Assume 4" thick)$2 21120 SF $42,240
SUBTOTAL $351,480
MISCELLANEOUS:
Paint Stripe - 3" Solid Yellow Center Line $2 5800 LF $11,600
Yield Symbols $100 20 EA $2,000
Misc Signage $250 10 EA $2,500
SUBTOTAL $16,100
CONSTRUCTION SUBTOTAL $493,130
MOBILIZATION (10%)$49,313
CONSTRUCTION ESTIMATE $542,443
25% CONTINGENCY $135,611
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $162,733
TOTAL CONSTRUCTION ESTIMATE $840,787
NOTE:UNIT COST PER FOOT OF PATH $144.96
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. ESTIMATE IS BASED ON 5800 FEET OF PATH AND DOES NOT INCLUDE PORTIONS IN PARKS OR ADJACENT LOTS
4. DOES NOT INCLUDE BRIDGES, CULVERTS OR OTHER CROSSING STRUCTURES
5. EARTHWORK/GRADING IS ASSUMED TO BEGIN FROM ROUGH FINISHED GRADE
6. DRY UTILITY COSTS NOT INCLUDED UNITSORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - PEDESTRIAN AND BICYCLE PATHS (5800 FEET)
PRELIMINARY OPINION OF PROBABLE COST
PROJECT B1
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QUANTITY ESTIMATE
UNIT COST PROJECT B2 PROJECT B2
MOBILIZATION/DEMOLITION
PRIOR SIMILAR PROJECT
Jennifer Street Bridge - 1998 $2,500,000 1 LS $2,500,000
Cost Adjustment 200 ft / 300 ft (Jennifer St. span vs. Industrial Way span)-0.33 ($825,000)
SUBTOTAL $1,675,000
ESCALATION: ENR Construction Cost Index Aug 1998 = 5929, Aug 2016 = 10386
$1,675,000 0.75 LS $1,259,146
SUBTOTAL $1,259,146
CONSTRUCTION ESTIMATE $2,934,146
25% CONTINGENCY $733,536
TOTAL CONSTRUCTION ESTIMATE $3,667,682
NOTE:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. DOES NOT INCLUDE UTILITY RELOCATIONS
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - PEDESTRIAN / BIKE OVERPASS AT INDUSTRIAL WAY
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT B2
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QUANTITY ESTIMATE
UNIT COST PROJECT B3 PROJECT B3
BRIDGE
100' x 12' Pedestrian / Bike bridge adjacent to the railroad bridge on Tank Farm $175 1200 SF $210,000
The bridge is assumed to be made of "H" section welded steel trusses
with weathered finish
Erect/Install Bridge $50,000 1 LS $50,000
Cast in in place concrete deck (4" thick)$20 1200 SF $24,000
Striping/Signage $2,000 1 LS $2,000
SUBTOTAL $286,000
APPROACHES/FOUNDATION
Import Fill Material, Grading $50 1700 CY $85,000
Foundation/Retaining Walls (Cast In Place Concrete- Exposed Face)$100 2000 SF $200,000
SUBTOTAL $285,000
TRAFFIC ITEMS
Traffic Control $20,000 1 LS $20,000
SUBTOTAL $20,000
CONSTRUCTION SUBTOTAL $591,000
MOBILIZATION (10%)$59,100
CONSTRUCTION ESTIMATE $650,100
25% CONTINGENCY $162,525
30% DESIGN, ENVIRONMENTAL, PERMITTING, CONSTRUCTION MANAGEMENT & ADMINISTRATION $195,030
TOTAL CONSTRUCTION ESTIMATE $1,007,655
NOTE:
1. THIS ESTIMATE WAS PREPARED WITHOUT THE BENEFIT OF COMPLETE GRADING AND IMPROVEMENT PLANS.
2. THIS PRELIMINARY OPINION OF PROBABLE COSTS IS NOT TO BE CONSTRUED AS A GUARANTEE FOR COSTS. WALLACE GROUP HAS NO
CONTROL OVER THE COSTS OF LABOR, MATERIALS, EQUIPMENT, FUTURE MARKET CONDITIONS OR CONTRACTOR'S BIDDING METHODS.
THE ACTUAL COST OF CONSTRUCTION MAY VARY FROM THE ESTIMATES AND/OR THE PROJECT BUDGET.
3. LAND ACQUISITION, R.O.W. OR LEGAL COSTS NOT INCLUDED.
4. PAVEMENT AND STRUCTURAL SECTION APPROACHES (HMA, BASE, DG) INCLUDED IN PROJECT B1
ORCUTT AREA SPECIFIC PLAN
PUBLIC IMPROVEMENT PROJECTS - BIKE PATH EXTENSION OVER TANK FARM RD.
PRELIMINARY OPINION OF PROBABLE COST
UNITSPROJECT B3
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Transportation Pedestrian and Bicycle Paths
T1 Orcutt Road/Tank Farm Road
T2 Broad Street/South St-Santa Barbara Road B1 Pedestrian and Bicycle Paths
T3 Broad Street/Tank Farm Rd B2 Pedestrian/Bike Overpass at Industrial Way
T4 Orcutt Road/Johnson Ave B3 Bike Path Extension Over Tank Farm Rd
T5 Broad Street/Prado Road Extension
T6 Orcutt Road Widening @ UPRR/Laurel Parks & Recreation
T7 Bullock Lane Realignment
T8 Relocating Hanson Road P1 Central Neighborhood Park - Main Portion South of Creeks (Righetti)
T9 Transit Stops P3 Pocket Park
T10 Tank Farm Roundabout (at Righetti Ranch Road)P4 Linear Park System
T11 Orcutt Road Roundabout (at "A" Street)P5 Trail Junction Park
Orcutt Expansion Area Bridges
T12 Bridge A
T13 Bridge B
T14 Bridge C
T12
T14
T13
B3
B2
P1
P4 P5
P3
T3
T1
T2
T4
T5
T6
T7
T8
T11
T10
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blank.
Orcutt Area Specific Plan
Slide 1
PUBLIC FACILITIES
FINANCING PLAN
2016 UPDATE
OASP PFFP 2016 Update
•Receive presentation on program updates
•Conduct public hearing
Staff Recommendation:
•Adopt a Resolution approving a comprehensive update of
the Public Facilities Financing Plan for the Orcutt Planning
Area
Slide 2
Background and Community Outreach
2010:City Council approval of Orcutt Area Specific Plan (OASP)
including Public Facilities Financing Plan (PFFP)
2012:Annexation of the Orcutt Planning Area
2013-2016:Approval of various Vesting Tract Maps representing 684
dwelling units
April & June 2016: Parks and Recreation Commission Public Hearings
including detailed review of OASP public parks
October 2016:Communications and Outreach Meetings with property
owners and interested parties
Slide 3
What is a PFFP?
Slide 4
The Public Facilities Financing Plan (PFFP) looks to share
costs for projects of area-wide benefit or were identified in
the EIR for the OASP.
Current OASP PFFP Includes:
9 -General Street Improvement Projects
3 –Internal OASP Bridge Projects
3 –Bicycle & Pedestrian Projects
4 –Parks & Rec Projects
How Does the Proposed
PFFP Compare to Existing?
•2010 PFFP -$10.5M in roads, bridges, pedestrian and
bicycle paths and parks
•2016 Consumer Price and Construction Index increases
for PFFP result in $13.1M in anticipated costs
•2016 PFFP Update includes current construction cost and
contingency budgets approaching $17.1M
•2016 PFFP Update represents an ~ 31% increase costs
as detailed in the Attachment B report
Slide 5
PFFP Update Process
Slide 6
•Last 24 months -Discussions with developers of major
subdivisions that are now under design with more detailed
cost estimates for some PFFP projects
•August -Wallace & Associates hired to update project cost
estimates
•Public Draft Update to PFFP released early October
•Meeting with area stakeholders October 31st
•Final revisions to the PFFP
PFFP Update Process
Slide 7
•Initially intended to be a “high” level update for some
project cost changes but ultimately became a full revision
to the PFFP including:
1.Most cost estimates now updated
2.Addition of 2 new projects into PFFP (roundabouts)
3.Modifications to OASP fair share %’s to:
a.reflect potential for grant sources, and
b.where appropriate, adjust for substantial cost
increases
4.Incorporating completed project costs
5.Adjusting for unlikely park land acquisitions (Garay)
2016 PFFP Update also includes:
Slide 8
•Modifying the anticipated number of dwelling units upward, from 937
total units to 1,063 units
•Recognizing a shift to a higher proportion of multi-family residential units,
resulting from recent VTM approvals and housing policies being achieved
under the OASP
•Confirming a reduction in City-wide Impact Fees for water and wastewater
infrastructure contributions
•An adjustment in the Specific Plan and EIR reimbursement fees to cover
the costs of this 2016 PFFP Update, and a companion 2017 Specific Plan
Update to codify these changes
What is in the PFFP Update?
Slide 9
OASP PFFP Update Now Includes:
11 -General Street Improvement Projects (2 new)
3 –Internal OASP Bridge Projects (same)
3 –Bicycle & Pedestrian Projects (same)
4 –Parks & Rec Projects (1 new, 1 deleted)
Project Map
Slide 11
One Revision to Proposed PFFP
Slide 12
Project T-5 (Prado Road at Broad Street)
Recommended to be reduced by 50%to a total of $264,000
for the final PFFP Update
Why?The Engineer’s estimate included improvement costs
for work not the responsibility of the OASP area.
Result:OASP costs reduced down from $528,000 (see
amended tables)
PFFP Table 2 -revised
Slide 13
PFFP Table 2 con’t -revised
Slide 14
Project T8 –Hanson Lane Safety Imp
Slide 15
Project T8 –Hanson Lane Safety Imp
Slide 15
•Project cost went substantially up:$1,452,000
•OASP share reduced to 20%($290,400)
•Will use that amount to match grant or additional
improvements
•City recently did interim improvements (Warning Signs)
Project T7 –Bullock Lane Realignment
Slide 16
Project T7 –Bullock Lane Realignment
Slide 17
Project T 11 –Orcutt Roundabout
Slide 18
Slide 19
Project T 10 –Tank Farm Road
Roundabout
Slide 20
PFFP Table 4 -revised
Slide 8
PFFP Table 7 -revised
Shows
reduced fees
for Project T5
revision
Shows
reduced fees
for Project T5
revision
2016 PFFP Comparison CAR
Slide 21
Infrastructure 2010 OASP-
PFFP
2016 Current PFFP
(CPI-Escalated)
2016 PFFP
Update
Difference from
Current 2016
PFFP
% Diff
Transportation (Roads)
Streets $2,627,034 $2,877,367 $4,230,000 $1,352,633 47%
Bridges $1,610,000 $1,763,419 $4,080,000 $2,316,581 131%
Roundabouts N/A N/A $650,000 $650,000 N/A
Roads SubTotals:$4,237,034 $6,265,151 $8,960,000 $2,694,849 43%
Pedestrian & Bicycle $1,775,755 $1,944,968 $2,147,000 $202,032 10%
Parks & Recreation $4,448,000 $4,871,854 $6,045,700 $1,173,846 24%
Totals $10,460,789 $13,081,974 $17,152,700 $4,070,726 31%
2016 PFFP Comparison Revised
Slide 22
Infrastructure 2010 OASP-
PFFP
2016 Current PFFP
(CPI-Escalated)
2016 PFFP
Update
Difference from
Current 2016
PFFP
% Diff
Transportation (Roads)
Streets $2,627,034 $2,877,367 $3,965,995 $1,088,628 38%
Bridges $1,610,000 $1,763,419 $4,080,000 $2,316,581 131%
Roundabouts N/A N/A $650,000 $650,000 N/A
Roads SubTotals:$4,237,034 $6,265,151 $8,695,995 $2,430,844 39%
Pedestrian & Bicycle $1,775,755 $1,944,968 $2,147,000 $202,032 10%
Parks & Recreation $4,448,000 $4,871,854 $6,045,700 $1,173,846 24%
Totals $10,460,789 $13,081,974 $16,888,695 $3,806,721 29%
Total Fee Comparison
Slide 3
Residential
Type
2010 OASP-
Fee
2016
OASP Fee
2010 Citywide &
Other Fees
2016 Citywide
& Other Fees
2010 Total
Impact Fees 1
2016 Total
Impact Fees Change
Single Family $12,755 $19,032 $26,822 $19,361 $39,577 $38,393 ($1,184)
Multiple Family $9,154 $13,594 $21,426 $13,996 $30,580 $27,590 ($2,990)
Citywide Fees
Down from
2010 OASP
adoption
Total Impact
Fees Lower
Slide 23
PFFP Final Recommended Fees
Residential Type Transportation Bikes & Peds Parks & Rec Total
Single Family $9,745 $2,406 $6,585 $18,736
Multiple Family $6,807 $1,681 $4,899 $13,387
Where to from Here?
Slide 3
•Projects will go to construction with intent to keep costs
down.
•Citywide AB 1600 study underway –could result in further
shifting of projects into Citywide fee program
•Adjustments will be made to PFFP as necessary when
projects are completed or new information is acquired
•Staff will continue to solicit grants and other funding to
help deliver projects
Recommendation –OASP PFFP 2016 Update
•Adopt a Resolution (Attachment A) to
approve an update the Public Facilities
Financing Plan, as amended, for the Orcutt
Area Specific Plan.
Slide 24
Questions ?
Slide 25
•Key increases in construction cost estimates include:
•Major cost increase for Orcutt Road at Hanson Road (formerly a county
maintained road), OASP % lowered
•Major cost increase for Bullock Lane due to culvert replacement
•Significantly higher costs for two internal collector road bridge crossings
•The addition of new traffic control measures (roundabouts) in the OASP
per updated Circulation Element policies
•Parks and Recreation improvements based on the more details
processing of the VTM for Righetti Ranch, and the PRC’s detailed
reviews of parkland improvements this year
•Key reductions in construction cost estimates include:
•Reduced OASP fair share contributions for selected projects
•Keeping “soft costs” for design and permits at lower targets
•Eliminated “active” park improvements at Trail Junction park
•Eliminated Garay park expansion and improvement fees
Slide 10
Slide 7
PFFP Table 2 notes -revised
Slide 3
Project T1 –Orcutt at Tank Farm
Project T3 –Tank Farm Road at Broad
Slide 3
Project T5 –Prado Road at Broad
Slide 3
Project T7 –Bullock Lane Realignment
Slide 3
Project T8 –Hanson Lane Safety Imp
Slide 3
Slide 3
Project T 10 –Tank Farm Road
Roundabout
Project T 11 –Orcutt Roundabout
Slide 3
Orcutt/TFR
Slide 3
Broad/TFR
Slide 3
Orcutt/Johnson
Slide 3
Broad/Prado
Slide 3
OASP TIS: Hansen Lane Issues
Slide 3
Project Map
Slide 3
OASP New Roundabouts
Project B2 –Industrial Way –OASP Connector
Slide 3
Project Map
Slide 3
1
City of San Luis Obispo
Setting the Stage
for 2017-19 Financial Plan
Nov 15,2016
Background Materials for
Council Goal-Setting and the Financial Planning Process
Setting the Stage
1st Step in Development of the two-year
2017-19 Financial Plan
Input for Goal-Setting Process: Status of
where we are today
Progress on:
Current 2015-17 MCG/OIO
Capital Improvement Program
General Plan Update
Goal-Setting Input
Advisory Bodies
Goal-Setting and the Budget Process
Community Surveys
Community Forum
January 10, 2017
Letters from Individuals
Status of Current
2-yr Goals **
Letters from Community Groups
Fiscal Forecast *
Council Goal
Setting
Workshop
January 28, 2017
Major City Goal Work Programs and “Strategic Budget Direction:” April 18
Preliminary Budget: May 15
Budget Workshops: June 1, 6
Adopted Budget: June 20, 2017
Long-Term Plans,
Goals & Policies *
** November 15, 2016
“Setting the Stage” Workshop
* December 13, 2016 “Budget
Foundation” Workshop
4
Overview
1.MCG/OIO –Derek Johnson, Assistant City
Manager
2.Current and Long-Term CIP –Daryl
Grigsby, Public Works Director
3.General Plan Update –Michael Codron,
Community Development Director
Status of Major
City Goals &
Other Important
Objectives
6
Open Space
Preservation
70%
COMPLETE
7
7
Open Space
Preservation
•Natural Resources Roundtable
meetings.
•Rangers implementing adopted
Open Space Maintenance Plan.
•3 separate land conservation
opportunities in progress.
•Wetland meadow and riparian
planting/invasive species control
at Calle Joaquin Agricultural
8
8
Multi-Modal
Transportation
50%
Complete
9
Multi Modal Transportation
3 new green bike lanes installed and 2 more in
progress
10 new sidewalk ramps.
New bike slot at Highland and Ferrini
Institute of Transportation Engineers Award for
the 2014 LUCE Update and Multimodal activities.
Bike Rodeo
Short Range Transit Plan approved by Council
Service changes consistent with the plan will
be implemented in summer 2017.
Bob Jones Octagon Barn trail in environmental
phase.
Higuera and Marsh Street lighted cross walk
replacement in progress
10
Housing
70%
COMPLETE
11
Housing
Total Housing Units.
3,989 homes under review/under construction
Approved for construction: 616
Entitled, not yet permitted for construction: 1,036
Under entitlement review: 2,337 (including Specific Plans)
40 Prado the new homeless shelter.
The Housing Authority’s 46 unit ‘Iron Works’ project received a tax credit
award and plans to start construction in late 2016. Council also recently
allocated $300,000 in Affordable Housing Funds.
Legal documents have been updated to administer housing programs.
Over 100 units under contract with developers to ensure they provide
the necessary affordable units to meet their Inclusionary Housing
requirement.
60 of those affordable units will be located in multiple subdivisions within
the Orcutt Area Specific Plan.
12
13Other Important Objectives Highlights
•Safety Enhancement Zone Changes.
•Fall Orientation
Neighborhood
Wellness
•Work on design/engineering and fiscal
analysis ongoing with summer
presentations anticipated.
Laguna Lake
Restoration
•Primary (first dollar) insurance coverage for
liability claims to an Excess Insurance
Program (EIP) .
Fiscal
Sustainability
•Joint City Council/ Planning Commission Study Session.
•Street Sweeping, Sidewalk & Bubblegum Alley Steam
Cleaning, Trash Pickup & Graffiti Removal, and NewsrackDowntown
13
Major City Goals and
OIOs
The next review of the 2015-17 Major City Goals
and Other Important Objectives will occur at the
2016-17 Mid-Year Budget. Individual items
requiring policy direction and/or Council approval
will continue to be brought to Council for
consideration and direction.
14
Status of Current CIP Projects (2015-17)
As of November, 2016
Status of Current CIP Projects: Major CIP Projects
Status of Current CIP Projects: Major CIP Projects
Status of Current CIP Projects: Total Active Projects
28% are completed
81% are “in process” (under
construction, acquisition, fleet
carryover, and on-going projects)
Of the projects that are in
process, 96% of them are on
schedule
Status of Current CIP Projects: Major City
Goals and Other Important Objectives
These estimates are updated from
the Plans adopted since last
Financial Plan
For the 1st time. staff includes an
estimate of annual maintenance
needs for existing infrastructure
Total Long Term CIP is $19.4 M to
maintain existing and $1.1 B to
construct necessary new
infrastructure to address growth
and safety.
The total project costs are not just
a General Fund obligation but are
eligible for impact fees, developer
contributions, grants and other
sources.
Long-Term Capital Improvement Projects
(Over the Next 20 Years)
Example: Roundabout
Long-Term CIP: Annual Maintenance
Annual Maintenance Needs
Asset Ideal Annual Funding
Traffic Management $250,000
Pavement Management $4,400,000
Curb,Gutter,Sidewalks $1,000,000
Flood Control $5,300,000
Sidewalk Ramps $580,000
Parks Play Equipment $150,000
Water Systems $3,100,000
Sewer Systems $2,800,000
Buildings $1,570,000
Bike Path Maintenance $100,000
Open space Maintenance $150,000
Total $19,400,000
Long-Term CIP Summary by Function
Function Amount
Public Safety $55,850,000
Public Utilities $207,500,000
Transportation $682,858,000
Leisure, Cultural and Social
Services $145,270,000
Community Development $10,500,000
General Government $23,350,000
Total $1,125,328,000
Long-Term CIP: CIP Summary by Function
Example: Road Diet
Tank Farm Road
Project Site
URL shown
in green November 15, 2016
Setting the Stage: 2017-2019 Goal
Setting and Financial Plan Process
Status of General Plan
Implementation Programs
Purpose
The Status of General Plan
Implementation Programs report
provides:
Summary the status of all General
Plan Implementation Programs
and “key” area plans
Summary of the status of action
items and efforts in the Airport
Area, Margarita Area and Orcutt
Area Specific
2
Complete Implementation
Programs
409 individual implementation
programs in the General Plan
365 or 89% of them are complete or
have been integrated into the City’s
ongoing operations
5% increase of implemented
programs since the last Financial
Plan reporting
3
Incomplete Implementation
Programs
The incomplete programs (11% of
the total) can be classified as
follows:
4% (16) as being relatively easy
to achieve from a resource
perspective
5% (21) as being of moderate
difficulty
2% (7) as being difficult to
achieve
4
Implementation Programs
by Element
Land Use Element
Circulation Element
Housing Element
Noise Element
Conservation and Open Space Element
Safety Element
Parks and Recreation Element
Water and Wastewater Element
5
Summary by Element
8
Summary: Status of General Plan Implementation Programs
General Plan Element Complete or
Ongoing
Difficulty to Complete
TotalLowMediumHigh
No.Pct.No
.
Pct.No.Pct.No.Pct.
Land Use 55 75%3 4%11 15%4 6%73
Housing 74 95%4 5%0 0%0 0%78
Circulation 67 97%1 1.5%1 1.5%0 0%69
Conservation & Open Space 61 90%0 0%6 9%1 1%68
Noise 5 64%1 12%1 12%1 12%8
Safety 34 97%1 3%0 0%0 0%35
Parks and Recreation 37 92.5%2 5%0 0%1 2.5%40
Water and Wastewater 32 84%4 11%2 5%0 0%38
TOTAL 365 89%16 4%21 5%7 2%409
Assessment of Resource
Needs
8
HIGH -LEVEL Resource Assessment
Remaining
Programs
Difficulty
FTE's*and/or Consultant Costs
min max min max
Low
1
6 0 0.62 $ -$ -
Medium
2
1 0.81 5.05 $ -$525,000 +
High 7 1.68 1.68 +$175,000 $175,000 +
Total
4
4 2.49 7.35 +$175,000 $427,000 +
Area Plan Implementation
Programs
6
Orcutt Area Specific Plan
Mid-Higuera Area
Railroad District
Airport Area Specific Plan
Margarita Area Specific Plan
Climate Action Plan
Railroad District Plan
Programs
41 implementation programs have
been completed or integrated into
ongoing programs
37 are not yet completed
Several of the incomplete programs
call for bike paths along the railroad
right-of-way, which may need to be
adjusted to reflect the inability to
acquire easements from Union Pacific
Railroad
7
Mid-Higuera Area
Enhancement Plan
Programs
None of the 24 programs in this long
term plan have been completed
LUCE Update calls for an update of
this plan
7
Airport Area Specific Plan
Programs
20 implementation programs have
been completed or integrated into
ongoing programs
9 are not yet completed
Development proposals, such as the
Chevron Remediation project and the
Avila Ranch project, have necessitated
re-evaluation and/or updates to the
programs
7
Climate Action Plan
Implementation
Municipal Actions:
WRRF energy efficiency project
Municipal water conservation
City and Community Partner Actions:
Property Assessed Clean Energy (PACE)
Civic Spark
Implementation Priorities:
City Council to discuss on 1/17/17
1
3
Recommendation
35
Review and discuss the accompanying
background information in preparation of the
2017-19 Goal Setting Financial Process:
1.Status of 2015-17 Goals & Objectives
2.Status of General Plan Implementation
3.Status of Current Capital Improvement Plan
Projects
4.Long-term Capital Improvement Plan
11r.:.2. , i'ED��..-
TEM Newspaper of the Central Coast N 0 V 16 2 01 p
Tl TRT TX SLIQ CTT CLERK
3825 South Higuera • Post Office Box 112 • San Luis Obispo, California 93406-0112 • (805) 781-7800
In The Superior Court of The State of California
In and for the County of San Luis Obispo
AFFIDAVIT OF PUBLICATION
AD # 2781053ary
01'
County aforesaid; I am over the age of eighteen and not
�iruts�I✓UP0
CITY OF SAN LUIS OBISPO
SAN LUIS OBISPO CITY COUNCIL
OFFICE OF THE CITY CLERK
NOTICE OF PUBLIC MEETING
was, the principal clerk of the printers and publishers of
I he San Luis Obispo City Council invites
THE TRIBUNE, a newspaper of general Circulation,
..ii interested persons to attend a public
printed and published daily at the City of San Luis
meeting on Tuesday, November 15,
STATE OF CALIFORNIA
2015. at 6:00 p.m. in the City Hall Coun-
at which the annexed clippings is a true copy, was
cil Chamber, 990 Palm Street, San Luis
ss.
Ol)ispo, California, relative to the follow -
County of San Luis Obispo
Ing.
I am a citizen of the United States and a resident of theTom'—ER'AAL
— F° '`°z' -'a U"
$E7TING AND_ NANCIAL PLAN PIROC-
County aforesaid; I am over the age of eighteen and not
ESS
interested in the above entitled matter; I am now, and at
Review and discuss the background infor-
all times embraced in the publication herein mentioned
matlon In preparation for the 2017-19 Gal -
was, the principal clerk of the printers and publishers of
Setting and Financial Plan process:
THE TRIBUNE, a newspaper of general Circulation,
1. Status of 2015-17 Goals and Objec-
tives; and
printed and published daily at the City of San Luis
Obis o in the above named count and state; that notice
p y �
ti Status of General Plan Implementa-
tion Programs; and
at which the annexed clippings is a true copy, was
3. Status of Current Capital Improve -
published in the above-named newspaper and not in any
ment Plan Projects; and
supplement thereof — on the following dates to wit;
4. I Long -Term Capital Improvement
NOVEMBER 12, 2016 that said newspaper was duly
PlaN
and regularly ascertained and established a newspaper of
For more Inlormatlon, you are Invited to
eneral circulation b Decree in the Superior
g yecree entered p
contact Xenia Bradford of the City's Fi-
nance neparlrrient at {805j 781-7125 or by
Court of San Luis Obispo County, State of California, on
email at%bCSdford9s_tooitv:om
June 9, 1952, Case #19139 under the Government Code
The City Council may also discuss other
of the State of California.
hearings or business items before or after
the items listed above. Reports for this
meeting are available for review In the City
I cern or declare under the penalty of perjury that the
( ) p p y
clerk's Office and online at www.slocity-
.aa. Please call the City Clerk's Office at
foregoing is true and correct.
t805j 781-7100 for more information. The
City Council meeting will be televised live
on Charter Cable Channel 20 and live
streaming on www.slocity.org.
(Sign ire of Principal Clerk)
Carrie Gallaghgr
DATED: NOVEMBER 12 2016
,
City clerk
Clly of San Luis Obispo
AD COST: $157.76
Novernhr 12, 2016 2781053
11r.:.2. , i'ED��..-
TEM Newspaper of the Central Coast N 0 V 16 2 01 p
Tl TRT TX SLIQ CTT CLERK
3825 South Higuera • Post Office Box 112 • San Luis Obispo, California 93406-0112 • (805) 781-7800
In The Superior Court of The State of California
In and for the County of San Luis Obispo
AFFIDAVIT OF PUBLICATION
AD # 2781053ary
01'
County aforesaid; I am over the age of eighteen and not
�iruts�I✓UP0
CITY OF SAN LUIS OBISPO
SAN LUIS OBISPO CITY COUNCIL
OFFICE OF THE CITY CLERK
NOTICE OF PUBLIC MEETING
was, the principal clerk of the printers and publishers of
I he San Luis Obispo City Council invites
THE TRIBUNE, a newspaper of general Circulation,
..ii interested persons to attend a public
printed and published daily at the City of San Luis
meeting on Tuesday, November 15,
STATE OF CALIFORNIA
2015. at 6:00 p.m. in the City Hall Coun-
at which the annexed clippings is a true copy, was
cil Chamber, 990 Palm Street, San Luis
ss.
Ol)ispo, California, relative to the follow -
County of San Luis Obispo
Ing.
I am a citizen of the United States and a resident of theTom'—ER'AAL
— F° '`°z' -'a U"
$E7TING AND_ NANCIAL PLAN PIROC-
County aforesaid; I am over the age of eighteen and not
ESS
interested in the above entitled matter; I am now, and at
Review and discuss the background infor-
all times embraced in the publication herein mentioned
matlon In preparation for the 2017-19 Gal -
was, the principal clerk of the printers and publishers of
Setting and Financial Plan process:
THE TRIBUNE, a newspaper of general Circulation,
1. Status of 2015-17 Goals and Objec-
tives; and
printed and published daily at the City of San Luis
Obis o in the above named count and state; that notice
p y �
ti Status of General Plan Implementa-
tion Programs; and
at which the annexed clippings is a true copy, was
3. Status of Current Capital Improve -
published in the above-named newspaper and not in any
ment Plan Projects; and
supplement thereof — on the following dates to wit;
4. I Long -Term Capital Improvement
NOVEMBER 12, 2016 that said newspaper was duly
PlaN
and regularly ascertained and established a newspaper of
For more Inlormatlon, you are Invited to
eneral circulation b Decree in the Superior
g yecree entered p
contact Xenia Bradford of the City's Fi-
nance neparlrrient at {805j 781-7125 or by
Court of San Luis Obispo County, State of California, on
email at%bCSdford9s_tooitv:om
June 9, 1952, Case #19139 under the Government Code
The City Council may also discuss other
of the State of California.
hearings or business items before or after
the items listed above. Reports for this
meeting are available for review In the City
I cern or declare under the penalty of perjury that the
( ) p p y
clerk's Office and online at www.slocity-
.aa. Please call the City Clerk's Office at
foregoing is true and correct.
t805j 781-7100 for more information. The
City Council meeting will be televised live
on Charter Cable Channel 20 and live
streaming on www.slocity.org.
(Sign ire of Principal Clerk)
Carrie Gallaghgr
DATED: NOVEMBER 12 2016
,
City clerk
Clly of San Luis Obispo
AD COST: $157.76
Novernhr 12, 2016 2781053