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Home My WebLink AboutR-10752 - Resolution approving an update to the Orcutt Area specific planRESOLUTION NO. 10752 (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 "GASP 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 GASP. 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. Resolution No. 10752 (2016 Series) Page 2 It is timely to provide this comprehensive update to the PFFP, and update the PFFP Fee 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 Council Member Christianson, seconded by Council Member Ashbaugh and on the following roll call vote: AYES: Council Members Ashbaugh, Christianson, Rivoire, Mayor Marx NOES: None ABSENT: Vice Mayor Carpenter The foregoing resolution was adopted this 15`h day of November 2016. ATTEST: 001hn'o-, Lwuj-"' Carrie Gallagher City Clerk R 10752 Resolution No. 10752 (2016 Series) APPROVED AS TO FORM: n YtKiistine Dietrick City Attorney Page 3 IN WITNESS WHEREOF, I have liei-ewit0 set my hand and affixed the official seal of the City of San Luis Obispo, California, this �+k day of December, 2016. cc'�� - YO-L-444Z.—I Carrie Gallagher City Clerk R 10752 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. November 15, 2016 Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 2 City Council Final 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 Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 3 City Council Final 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 1063 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 projects 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 transportation, 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 $38,097 Multi-Family $27,383 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 parkland dedication, have been calculated by the City and are provided separately in Table 9 of Appendix A. Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 4 City Council Final 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. Table 15 of Appendix A provides details on annual and cumulative revenue and expenditure projections. Resolution No. 10752 (2016 Series) Attachment 1 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 $9,745 $2,406 $6,585 1 $18,736 $3,622 $11,023 $3,815 $18,460 $901 $901 $38,097 $216,639 Multi-Family $6,807 $1,681 $4,899 1 $13,387 $3,214 $7,716 $2,670 $13,600 $396 $396 $27,383 $598,408 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 15, 2016 TABLE ES-1 TOTAL PROJECT-SPECIFIC INFRASTRUCTURE PLUS CITY-WIDE AND OTHER FEES PFFP Table ES-1 - PFFP 2016 Update Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 6 City Council Final November 15, 2016 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, all of which have been annexed into the City. A location map from the Specific Plan dated May 2010 is shown on the following page. At build-out, the OASP is expected to develop 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 non-residential Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 7 City Council Final November 15, 2016 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. Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 8 City Council Final November 15, 2016 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 These 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, which 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 report. The total cost for these improvements required for the OASP is estimated to be $16.89 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 $8,695,995 Pedestrian and Bicycle Paths $2,147,000 Parks and Recreation $6,045,714 Total $16,888,709 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 Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 9 City Council Final November 15, 2016 • 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 $12.0 million and the Project's fair share of these improvements is estimated to be $8.6 million. An additional $2.1 million is anticipated for the OASP's fair share of pedestrian and bicycle paths, which are estimated to cost a total of $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 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 $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. Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 10 City Council Final November 15, 2016 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 1600 (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 need 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 Project 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 factors 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 commercial 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 percentage 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 55.7% of the total trips. This percentage is multiplied by the Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 11 City Council Final November 15, 2016 total cost of $8.7 million for transportation improvements in the OASP to produce a total burden of $4.84 million for single family residential. Dividing this total burden by the quantity of land use (497 units) produces a cost of $9,745 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 recreation 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 below 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 $18,736 Multi-Family $13,387 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 $3,622 Water $11,023 Wastewater $3,815 Total City Fees $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. Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 12 City Council Final November 15, 2016 C. Parkland In-Lieu Fee As previously mentioned, 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 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 fee 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 it 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 $38,097 $216,639 Multi-Family $27,383 $598,408 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. Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 13 City Council Final November 15, 2016 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. Phase 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 completed prior to the development of the 371 st 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 assumptions 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; however, it is estimated that there will be an overall total cumulative surplus in each year. 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. Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 14 City Council Final November 15, 2016 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 degree 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 the 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 each fiscal year, Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 15 City Council Final November 15, 2016 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 capital 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. Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 16 City Council Final November 15, 2016 APPENDIX A PUBLIC FACILITIES FINANCING PLAN TABLES Resolution No. 10752 (2016 Series) Attachment 1 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 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) 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 (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.6/10/2016 PFFP Table 1 - 1063 du update Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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$ 3 50.0%264,000$ Second Northbound Left Turn Lane T6 Orcutt Road Widening 383,400$ 4 89.9%344,592$ T7 Bullock Lane Realignment 1,418,000$ 70.0%992,600$ T8 Relocating Hanson Road 1,452,000$ 5 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$ 6 50.0%325,000$ T11 Orcutt Road Roundabout (at "A" Street)650,000$ 7 50.0%325,000$ Subtotal Street Improvements 7,982,800$ 4,615,995$ 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$ 8,695,995$ 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$ 8 50.0%1,054,000$ B3 Bike Path Extension Over Tank Farm Rd 1,008,000$ 9 25.0%252,000$ Total Pedestrian and Bicycle Paths 3,957,000$ 2,147,000$ Total Transportation Improvements 16,019,800$ 10,842,995$ Parks & Recreation P1 Central Neighborhood Park - Main Portion South of Creeks (Righetti)4,800,341$ 10 100.0%4,800,341$ P2 Central Neighborhood Park - Phase 2 -$ 11 100.0%-$ 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$ 12 91,997$ Total Parks & Recreation 6,045,714$ 6,045,714$ Total Project-Specific Infrastructure Costs 22,065,514$ 16,888,709$ Parkland Acquisition Fee (11.80 acres x's $300,000/acre)3,540,000$ 13 100.0%3,540,000$ Totals 25,605,514$ 20,428,709$ 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 Wallace estimate included additional improvements beyond OASP. Participation set at 50% of $528,000. OASP cost adjusted to $264,000. 4 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. 5 OASP participation cost reduced to 20% to reflect potential local match for HSIP program, or for independent work at intersection. 6 Tank Farm Roundabout (T10) is split 50% to Tract 3063 (Righetti Ranch) and 50% divided between all OASP properties. 7 Orcutt Road Roundabout (T11) is split 50% to Tract 3083 (West Creek) and 50% divided between all OASP properties. 8 By previous action of City Council, the full contribution to the Industrial Way bike/pedestrian overcrossing by the OASP is 50%. 9 OASP participation amount adjusted to 25% to reflect future local match of Grant Request. 10 Parks construction and contingency estimates updated; "soft" costs limited to 15% of estimated projects. 11 0.9 acre expansion of Neighborhood Park into Garay omitted from fee schedule. 12 Includes passive park improvements only. Active improvements deleted from the estimate. 13 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 15, 2016 PFFP Table 2-4-5-6-7 with Parks Changes - Table2 Applic's 2016 projection Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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) 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 PFFP Table 3 - Table 3 Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 $8,695,995 per Unit Single Family 497 87.4 9.09 4,518 55.69%$4,843,070 $9,745 Multi-Family 566 25.9 6.35 3,594 44.31%$3,852,926 $6,807 Total 1063 113.3 8,112 100%$8,695,995 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 15, 2016 PFFP Table 2-4-5-6-7 with Parks Changes - Table 4 Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 (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 15, 2016 PFFP Table 2-4-5-6-7 with Parks Changes - Table 5 Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 (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 15, 2016 PFFP Table 2-4-5-6-7 with Parks Changes - Table 6 Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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:$8,695,995 $2,147,000 $6,045,714 $16,888,709 per Unit Single Family $9,745 $2,406 $6,585 $18,736 $9,311,742 Multi-Family $6,807 $1,681 $4,899 $13,387 $7,576,967 Total $16,888,709 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 15, 2016 Cost per Unit PFFP Table 2-4-5-6-7 with Parks Changes - Table 7 Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 $500,000 are spread equally on a per acre basis. Costs per residential unit are calculated based on the density assumptions shown in Table 1. (4)OASP property owners have the option of paying this fee, providing parkland on their property, or combining the two for purposes of mitigating their parkland obligation. The parkland in-lieu fees for each property owner have been calculated by the City and provided in Table 9 of Appendix A. Sources: Orcutt Area Specific Plan (Final, May 2010); City of San Luis Obispo Community Development Department; OASP Public Facilities Financing Plan - Goodwin Consulting Group, Inc. (2009) Updated: Watson Planning Consultants, Inc.10/17/2016 Total City-Wide and Other Fees Other Impact FeesCity-Wide Impact Fees Transportation Impact Fee (1) Water Impact Fee Wastewater Impact Fee (2) Parkland In-lieu Fee Specific Plan & EIR Fee PFFP Table 8 - 2016 update Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 Table 9 City of San Luis Obispo Orcutt Area Specific Plan Public Facilities Financing Plan Parkland In-Lieu Fee (1) Total Property Total In-Lieu Property Owner (2010 reference)(2016 reference)In-Lieu Fee Acreage Fee per Acre Pratt (2)Pratt 529,021$ 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 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 PFFP Table 9 - Applic's 2016 projection Current as of: 12/6/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 $18,736 $18,460 $901 $38,097 $216,639 $18,934,209 Multi-Family $13,387 $13,600 $396 $27,383 $598,408 $15,498,778 $34,432,987 (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 15, 2016 Cost per Unit PFFP Table 10 - 2016 update Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 Table 11 City of San Luis Obispo Orcutt Area Specific Plan Public Facilities Financing Plan Annual Absorption Assumptions 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.9/24/2016 PFFP Table 11 v4 - PFFP 2016 comparison Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 10/17/2012 PFFP Table 12 v4 - Alter v4 Phasing 10-17-16 Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 PFFP Table 13 v2 Table 13 only Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 264,000$ 264,000$ 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 8,695,995$ 25,000$ 5,234,103$ 1,136,000$ 1,376,900$ 25,000$ 290,400$ -$ -$ 144,729$ 463,863$ -$ 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 -$ -$ 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 16,888,709$ 25,000$ 5,234,103$ 2,042,857$ 2,535,757$ 931,857$ 1,197,257$ 906,857$ 1,809,714$ 900,443$ 463,863$ 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 15, 2016 PFFP Table 14-15 combined OASP Table 8.11 v5 Table 14 only-2016 cost phasing Current As Of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 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 8,696,027$ 1,394,237$ 1,399,327$ 1,253,442$ 1,233,952$ 618,300$ 618,300$ 394,165$ 868,793$ 306,460$ 299,653$ 309,398$ Costs (8,695,995)$ (25,000)$ (5,234,103)$ (1,136,000)$ (1,376,900)$ (25,000)$ (290,400)$ -$ -$ (144,729)$ (463,863)$ -$ Net 32$ 1,369,237$ (3,834,776)$ 117,442$ (142,948)$ 593,300$ 327,900$ 394,165$ 868,793$ 161,731$ (164,210)$ 309,398$ Cumulative Net 1,369,237$ (2,465,539)$ (2,348,097)$ (2,491,045)$ (1,897,745)$ (1,569,845)$ (1,175,680)$ (306,887)$ (145,156)$ (309,366)$ 32$ 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 16,888,834$ 2,706,370$ 2,711,661$ 2,425,185$ 2,387,713$ 1,199,249$ 1,199,249$ 768,321$ 1,700,033$ 599,697$ 586,310$ 605,046$ Costs (16,888,709)$ (25,000)$ (5,234,103)$ (2,042,857)$ (2,535,757)$ (931,857)$ (1,197,257)$ (906,857)$ (1,809,714)$ (900,443)$ (463,863)$ (841,000)$ Net 125$ 2,681,370$ (2,522,442)$ 382,328$ (148,044)$ 267,392$ 1,992$ (138,536)$ (109,681)$ (300,746)$ 122,447$ (235,954)$ Cumulative Net 2,681,370$ 158,928$ 541,256$ 393,212$ 660,604$ 662,596$ 524,060$ 414,378$ 113,632$ 236,079$ 125$ 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 15, 2016 PFFP Table 14-15 combined OASP Table 8.11 v5 - Table 15 only-2016 cost phasing Current as of: 11/23/2016 Resolution No. 10752 (2016 Series) Attachment 1 OASP Public Facilities Financing Plan Update 17 City Council Final November 15, 2016 APPENDIX B OASP FACILITY COST ESTIMATES Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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. Resolution No. 10752 (2016 Series) Attachment 1 Attachment 1 CONCEPTUAL ROAD LAYOUTS (T3, T5, T7 AND T8) Resolution No. 10752 (2016 Series) Attachment 1 ROWROW ROWROWCONSTRUCTION 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 - T3 - BROAD & TANK FARM.DWG Plot Date: 9/28/2016CIVILALATTSOFECAON RFI I REGISTE R E D PROFESSIONAL ENGINEERNOT FOR CONSTRUCTIONFOR PLAN REVIEW ONLYE S 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' SIDEWALK9/28/2016ROWResolution No. 10752 (2016 Series) Attachment 1 50100(IN FEET)25GRAPHIC SCALE1 IN = 50 FT0Resolution No. 10752 (2016 Series) Attachment 1 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 RFI I REGISTE R E D PROFESSIONAL ENGINEERNOT FOR CONSTRUCTIONFOR PLAN REVIEW ONLYE S AU BLANCONo. 62853EXISTING CULVERT TOBE RECONSTRUCTEDT7 - BULLOCK LNEXISTING 54" CMP CULVERTRECONSTRUCT OUTLETEND IMPROVEMENTS 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'Resolution No. 10752 (2016 Series) Attachment 1 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 RFI I REGISTE R E D PROFESSIONAL ENGINEERNOT FOR CONSTRUCTIONFOR PLAN REVIEW ONLYE S 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' ±Resolution No. 10752 (2016 Series) Attachment 1 Attachment 2 CONSTRUCTION COST ESTIMATES Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 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 Resolution No. 10752 (2016 Series) Attachment 1 Resolution No. 10752 (2016 Series) Attachment 1 Resolution No. 10752 (2016 Series) Attachment 1 Resolution No. 10752 (2016 Series) Attachment 1 Resolution No. 10752 (2016 Series) Attachment 1 Resolution No. 10752 (2016 Series) Attachment 1