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FISCAL IMPACT ANALYSIS
CAMEOS VERDES SPECIFIC PLAN
-RZVEFtSIDE CbUNTY--
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Prepared For
Douglas Wood & Associates
May 29, 1990
Prepared By
Natelson Levander Whitney, Inc.
1815 Via E1 Prado, Suite 308
Redondo Beach, California 90277
Tel: (213)540-1549
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TABLE OF CONTENTS
Page
Number
Introduction 1
I. E}cecutive Summary 3
II. Development Program Anti Measures 5
1. Land Use and Building Facilities 5
2. Buildout Schedule 5
3. Population 5
4. FFt~loyment 5
5. New Development Values and Assessed Value Increases 7
6. Taxible Sales 7
7. Public Streets to be Maintained 8
8. Public Parks 8
9. Flood Control Facilities 9
III. Riverside County Revenue Factors 10
1. General Fund l0
2. Fire Fund 12
3. Library Fund 12
4. Road FUrxi 13
5. Flood Control 14
6. Development Fund 14
7. County Service District (LSD's) 15
IV. Riverside County Dcpenditure Factors 16
1. General Fund 16
2. Fire Fund 17
3. Library Fund 17
4. Road Funds
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5. Flood Control 18
6. Development Fund 19
7. County Service District (CSD's) 19
V. Detailed Projections and Fiscal Model 20
Appendix 21
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Introduction
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At the request of Douglas Wood & Associates, and on behalf of their client
-Bedford Properties-we have prepared this fiscal impact analysis of the
Campos Verdes project. The project area is located within the newly
incorporated boundary of the City of Temecula. However, at client request
this report has been prepared as if the project area remained within the
uninwrporated area of Riverside County. The financial model utilized in
this analysis also reflects this assumption.
This analysis covers the governmental services to be provided by Riverside
County. It has been prepared in accordance with the cost-revenue approach
required by the County, specified in its Fiscal 7a:giact Report Guide dated
January 1990. the case study method has been used to project the following
revenues to Riverside County:
o Property taxes.
o sales taxes.
o several smaller but related revenue sources, including property
transfer taxes.
The case study method has also been utilized to project costs of the
O following services to be provided by Riverside County:
o Sheriff protection.
o Fire protection.
o Flood control.
o Animal control.
o Library.
o street maintenance.
Financial projections for County operating departments are estimated in
terms of net surplus or deficit for each of six individual funds at the
total County level.
An accepted revenue-cost methodology has been utilized including:
o Utilization of 1990 constant dollars without consideration of
future inflationary impacts on either revenues or expenditures.
o Case study analysis, concentrating on direct revenue aril cost
items, those which are directly affected by new development
activity.
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o Utilization of appropriate projection factors (per~apita, per
residential unit, per square foot, per acre, per lane mile,
etc.). O
o Assumption that the level of governmental services to be provided
to the area under study will be equal to those currently
prevailing in unincorporated Riverside County.
o Assung~tion that existing sources of revenue will prevail.
In this analysis, we are dealing with a projected five-year development
period. Within this timeframe, we have considered both annual (ongoing)
financial items and one-time financial items, the latter involving cost and
revenue aspects of the development process itself.
This analysis utilizes information from the following sources:
o Discussions with officials of Riverside County (see list of
persons contacted in Appendix C).
o Officials of Bedford Properties, the developers of Campos Verdes,
who have provided information on projected residential units,
residential pricing, commercial land uses, and anticipated
buildout schedules.
o Project description from the draft environmental impact report
prepared by Douglas Wood & Associates.
o Specific plan map prepared by NRS/Cowry. O
o Riverside County Assessor rolls, providing measures of land arpa~
aril current assessed values.
o Riverside County Auditor-Controller property tax rate breakdowns,
providing measures of tax allocations for new development
values.
0 1989-90 Riverside County budget.
o Our file of prototypical new development measures, obtained from
extensive prior research, covering development densities, new
development values, and taxable sales generation factors for
residential and commeroial land uses under consideration.
This report is summary in nature, presenting principal findings aryl
conclusions, including an Ekecutive Summary in Section I following.
Appendix A contains detailed computer calculations covered in this report.
With respect to the computer calculations, it should be noted that the
computer program is available to prepare alternate projections upon
request.
As noted earlier, Appendix C contains a list of governmental officials
contacted. Additional research data are available from our files upon
request. O
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I.
O F.}~CZTPIVE SU~RY
The total Campos Verrles project enconq~asses a land area of 132.9 acres,
The project is planned for the following development:
0 1,017 residential units.
0 364,900 squats feet of commP~ial building facilities.
Based upon information obtained from the developer, development is
projected to ocrair over a five-year period.
Key maac~,rna of resultant development at full buildout are as follows:
o Resident population of 1,921, with an average of 1.89 residents
per unit.
o New development values (to go on Assessor rolls) of $143.5
million, versus $4.7 million assessed value currently..
o Ta~mble sales from residential and commeroial sources of $33.4
million annually.
O These measure have been used to ccmg~ute various revenue and cost
estimates. All dollar figures are in 1990 constant dollars.
The Campos Verdes project will provide a substantial net surplus to the
County of Riverside, as illustrated by the following summary tabulation:
Total
5-year Year 6
Development & Heyond
Period Annual
--- $000's -----
General Fund 1,464.4 234.1
Fire F1u~d (237.9) (95.4)
Library Fund 52.9 9.9
Road FUrxi 297.7 109.9
Flood Control 316.1 36.8
Development Fund 1,856.7 - -
Grand Total 3,750.0 295.3
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Only the Fire Fund shwas a deficit. This is because the project tax rate
share allocated to the Fire District is inadequate to cover expenditures.
This deficit condition is a typical situation with most new residential O
projects in unincorporated Riverside County. Irrespective, the amount of
deficit projected for the Fire District is well below surplus amounts
projected for Riverside County as a whole.
A per-capita cost factor of $163.15 has been utilized in our projections to
cover area-wide services. This cost is to cover such functions as public
protection, health arx3 sanitation, and public assistance. In our
judgement, this factor overstates costs to be generated by the Campos
Verdes project. Residential development in a new suburban area, such as
where this project is located, will not generate as high a pex-capita cost
level as will highly urbanized portions of the County. Irrespective, as
noted earlier a substantial surplus will' be available to the County as a
result of the Campos Verdes development even though the $163.15 has been
utilized.
Please refer to Appendix Table Al for annual suimnaries and Appendix Tables
A2 thru A4 for detailed calculations.
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o zL.
DEVIIAPMENP PROGRAM AND MEASURES
1. LAND USE AND BUILDING FACILSTIES
Projected land uses, detailed in Table 1, include:
0 1,017 residential units to be located on 95.7 acres.
0 23.9 acres of commercial land to accoimnodate 365,400 square feet
of vial building space.
Acreage allocations and coverage for residential and comrt~ercial usage were
provided by project planners. Further definition of commeroial building
space is based upon our discussions with the developer, as well as our
prototypical files.
2. ~TSLDOLTP SC[~DUZE
This analysis is predicated upon a residential buildout cnt,~,i e of five
years. Commercial building space is projected to be constructed in years
O one and two. The buildout schedules have been provided by the developer.
Detailed annual quantities for individual residential and conm~ercial
categories are found in Appendix Table A2.
3. FUPULATION
Total population projected at buildout is 1,921. This figure is based upon
population per-unit factors ranging from a high of 2.90 residents per unit
for side-family development, to a low of 1.65 residents per unit for
apartmP~t units. The resultant average is 1.89 population per unit for the
total residential development. Please refer to Appendix Table A3 for
detailed projections. Factors utilized reflect prototypical Southern
California experience.
4. EI~LDYN~IP
Campos Verdes commercial facilities will employ an estimated 1,039 persons
at full buildout, based upon prototypical employment factors detailed in
Appendix Table A3. This measure is not utilized directly in computation
of detailed revenues and costs.
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Table 1
LAND USE & BUILDING FACILITIES
AT FULL BUILDOUT
Residential
Units
Land Cotmnetroial
Area Per Building
Acres Acre ~ SAace (SF)
RESIDENTTAT, UNITS
Single Fam-Med-Iaw (3.0/Ac) 21.0 3.10 65
Single-Fam--Med (5.2/Ac) 27.1 5.20 141
Multi-Fam--Apar~nent 47.6 17.04 811
Total 95.7 1,017
~MI4ERCIAI, FAQ rrrrF~
Supermarket 2.6 40,000
Retail Tenant 7.7 117,800
Non-Retail Tenant 1.3 20,000
Fast Food/Ftestaurant 1.3 20,000
Financial Office 0.5 8,000
General Office 10.4 158.600
Total Commercial 23.9 364,400
PUBLIC PARK 3.8
ROARS 9.5
Grand Total 132.9 1,017 364,400
Source: Bedford Properties; Douglas wood & Associates;
Natelson Levander Whitney, Inc.
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O 5. NEW DEVELOFMQaP VALUES AND ASSESSED VAUJE INCREA.SFS
Existing assessed value of the property is $4.7 million, based upon our
review of detailed assessor parcel records. At full buildout, we estimate
that new residential and commercial facilities will be valued at $143.5
million. This figure is expressed in 1990 constant dollars, without
consideration of ongoing inflation. In detailed property tax computations,
we have utilized a net increase figure of $138.8 million.
Detailed projections by land use and year are presented in Appendix Table
A3. Average residential values by housing type are as follows:
Single-Family-Med Law $280,000
Single-Family--Medium 210,000
Multi-Family-Apartrnents 60,000
These values were provided by the developer. Prototypical coimnessial
valuation factors have been utilized, ranging from a high of $140 per
square foot of building space for restaurant and office facilities to a law
of $110 per square foot for the supermarket.
6. TAXABLE SALES
Taxable sales to be generated by Campos Verdes residents and
O commercial establishments are estimated at $33.4 million annually by the
end of year five (full buildout). These figures, detailed in Appeaxiix
Table A3, are based upon the following underlying factors:
o Residential. From the outset, a significant portion of Campos
Verdes resident purchases will be made at unincorporated County
storeys outside the project area, and within the project area when
these retail facilities are developed. Our analysis assumes that
20% of resident rn~mhac4c will be made at unincorporated County
stores (including those within the Campos Verdes project).
o Conm~ercial. Total commercial establishment sales are based upon
per-square-foot factors derived from our analysis of sales
performance of conuneroial projects throughout Southern
California. A portion of resident taxable purchases will be
accounted for by sales of Campos Verdes commmercial establishments
to project residents after facilities are developed. Our
analysis considers taxable sales by project commercial
establishments to non-project residents only, which are estimated
at 80% to 85% of total taxable sales.
Resident taxable purchases are based upon regional levels, tempered by
relative housing values and resident income levels. Specifically, resident
taxable rnimhacc>c have been estimated on aper-capita basis as follows:
O o Resident household incomes estimate3 at one-third of housing
values.
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o Resident per-capita incomes based upon household incomes divided
by population per household. O
o Resident taxible purchases based upon a current regional average
of $6,100 per year, multiplied by the relationship of resident
pericapita incomes to regional per-capita incomes of $14,500 per
year.
Detailed factors utilized are identified in Appendix Table A3.
7. PJBLSC STREETS ~ BE MAINTAINED
Based upon the land use plan, we estimate that--at time of full buildout-
Campos Verdes will contain an estimated 1.78 street miles, as follows:
# Lanes
Charged
Street To Lane
Miles Total Prof Miles
Major Streets
Margarita Road 0.45 4 2 0.45
General Kearny Road 0.28 4 1-2 0.46
Neighborhood Streets 1_05 2 2 2;10
Total 1.78 3.01
The estimate for street miles is based on our scaling of the land use plan. O
It is assiuned that the apartment coi~lex will not contain streets to be
publicly maintained. As indicated above, Margarita and General Kearny
Roads are planned to be four-lane when colleted. Only part of General
Kearny Road is entirely within the project area. Accordingly, only part of
the two lanes will be charged to the project. We have computed 3.01 total
lane-miles attributable to the project as indicated above, consistent with
County cost factors which are related to lane miles. The lane-mile total
has been utilized in estimating. maintenance cost generated by the
development.
In terms of timing, both major streets are assumed to be constructed in the
first year. Neighborhood streets are assumed to be completed in proportion
to single-family residential acreage development.
8. PUBISC PARKS
The Campos Verdes project will contain one developed park consisting of 3.8
acres. FUnds to maintain this park will be provided through a Homeowner's
Association or a Community Service District, the specifics of which are yet
to be determined. The cost of the park improvements will be borne by the
developer.
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9. FLOOD CONPROL FACILSTI~S
Required storm drain facilities will be constructed at the expense of the
developer. The ongoing maintenance will be provided by Riverside County.
The maintenance costs are included in street maintenance.
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III.
RIVERSIDE ~UNT'Y REVFSIUE FACTORS
1. GINII2AL FUND
(1) Pronertv Taxes-Secured
Secured property tax estimates are based upon average percentage shares of
the $1.00 per $100 assessed value tax rate for each governmental
jurisdiction in which the Campos Verdes property is located. These tax
rates have been provided by County staff:
of $1.00
Tax Rate
General 27.71%
County Free library 2.08
Co Structure Fire Prot 6.25
Flood Control Admin 0.24
Flood Control Zone 7 2.18
SUb-Total 38.46
All Other 61.54
Total 100.00
County staff has recoa¢nended that we use their rates and this analysis
conforms with their r~nendation.
(2) Pirooerty Taxes-Unsecured
Based on prototypical experience, unsecured property taxes have been
estimated at 10% of property taxes generated by commercial establisimients.
While same unsecured taxes are paid by individuals for boats, airplanes,
etc., the bulk of such unsecured taxes are collected from coimnerce and
industry.
(3) Prooerty Tax-Penalties on Delinquent Tax
This tax represents 1.990 of the value of the total property taxes
collected. This factor is provided by County staff and stated in the
updated Fiscal 7nq~act Report Guide of January 1990.
(4) Sales Tax
Sales tax is estimated at 1.11% of taxable sales discussed earlier. This
rate is composed of two elements:
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o The statutory 1.00% tax rate applicable to cities and counties,
the latter for taxable sales realized in unincorporated areas. O
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o An additional 0.11$, which accounts for additional tax payments
O made to city and county governments by the State Boarti~ of
Equalization.
These additional revenues are identified in the SBOE's regular sales tax
reports as "unallocated" amounts at both the County and the State level.
These table sales cannot be identified to specific locations and thus,
cannot be directly allocated to city or county governments. These
"unallocated" amounts are in actuality allocated to cities and counties on
the basis of reported taxable sales. Please refer to Appendix Table B1 for
statistical backup.
(5) Transient Occuoancv Tax
This tax is based upon 8.0% of hotel/motel room sales. This project does
not include this type development, and as such no income is generated.
(6) Franchises
These fees are estimated at $6.44 per capita, based upon County budget
experience.
(7) Civil Penalties
A fee collected by the County estimated at 7.0 cents per capita also based
upon County budget experience.
O (8) Traffic Fines
A per-capita revenue of $2.19 based upon budget analysis.
(9) Pror~axty Transfer Tax-New
Property transfer taxes for initial sale are estimated at $1.10 per
$1,000 of new development value at time of initial sale by the developer.
Our analysis assumes that this factor is applicable only to sales-type
residential units excluding commercial properties.
(10) Property Transfer Tax-Resale
The resale property transfer tax factor is based on the follaaing:
0 800 of the $1.10 per $1,000 valuation factor mentioned above,
reflecting average "unenasnbered value".
o An assumption of residential sales turnover of loo per year.
The above factors result in a revenue collection of 8.8 cents per $1, 000
valuation for ongoing resale of residential properties.
(11) Motor Vehicle In-Lieu
O This state tax subvention is estimated at $33.27 per capita, based on
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County budget experience.
(12) Cigarette Tax O
This tax is estimated at $1.09 per capita, based upon budget experience.
In actuality, 50% of this tax is allocable by the State on the basis of
population and 50% is keyed to sales tax within a given jurisdiction.
However, in the interests of simplicity, we have utilized the
aforementioned factor.
(13) Develotnnent Control Fees
Based upon Southern California prototypical experience, we estimate that
development control fees are equal to 0.5% of new development value added
each year. These are one-time fees which can be set to cover rebated
development control costs. It is assumed that this function is a break-
even situation.
(14) Investment Earnings
This [~arn;,~rs item is estimated by Riverside County staff at 40 of revenue
wllected each year by each fund.
2. FIRE FUND
(1) Prooerty Taxes
Revenue items for the Fire Fund include secured taxes, unsecured taxes, and O
penalties on delinquent taxes. These are calculated in the same manner
previously discussed in this section under General PUnd property tax
items.
(2) Fire Mitigation Fees
The County Structural Fire Protection District presently collects a one-
time fee prior to construction of $400 per residential unit and 25.0 cents
per square foot of commercial building space. However, District staff
indicates that fees will be increased effective July 1, 1990,' to $466 per
dwelling unit and 30.0 cents per square foot of conanercial building space.
Our analysis utilizes the increased fee amount. These fees are assumed to
equal capital facilities costs discussed subsequently.
(3) Investment Earnings
Earnings are calculated in the same manner as previously discussed under
General Furri revenues.
3. ISSRARY FLIIdD
(1) Property Taxes
Again, these are calculated in the same manner as the General F1ind revenue O
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previously discussed. The secured property tax factor is 2.08% of the
revenues collected by the County.
O (2) Library Facility Fees
In the project area, the District chan7es a facility fee of $100 per
residential unit, payable prior to building permit issuance. Based upon
the project average of 1.89 population per unit, this fee equates to $52.91
per capita. This figure is well below the estimated $114.71 per capita for
facility cysts discussed subsequently. This analysis assumes that
expenditures for library facilities will occur at this level, although in
our judgement this is unlikely without specific additional library
mitigation funding.
(3) Capital Facility Transfer From Development Fund
District staff has stated that they can apply to receive part of the Public
Services Fee of $1,776 per residential unit. Our analysis ass,m~G that a
transfer is made from the Development Fund to the Library Fund in the
amount of $61.80 per capita, equal to the amount of projected District
capital expenditures not covered by the Library Facility Fee of $100 per
residential unit.
(4) Investment Farninos
Earnings are calculated in the same manner as previously discussed under
General Fund revenues.
O 4. ROAD FUND
(i) Composite Onaoina Revenues
Annual revenues of $114.39 per residential unit are projected for the Road
Department, based upon the following factors:
$ Per
Unit
State Fuel Tax $ 47.39
1/2 Cent Sales Tax 19.00
Fines-Forfeitures 22.00
Regional Facility Fees 26.00
Total 114.39
These factors are based on current County budget experience.
(2) Mitigation Revenues
It is assumed in this analysis that the developer will construct any
streets required for this project. Thus, no in-lieu fees have been
estimated in our analysis.
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(3) Investment Earnings
This item is calculated the same as previously discussed for the General O
FZu~d.
5. FTDOD ~NTROL
(1) Prooerty Taxes
Property taxes to be received by the Flood Control Department are
calculated on the same basis as General Fund revenues. The property tax
factor is as follows:
Flood Control Zone 7 2.18%
Flood Control Actnin 0.24
Total 2.42
These factors are provided by County staff.
(2) Flood Control Area Fees
These fees are collected in several areas throughout the County depending
upon the flood wntrol facility requirements. This project lies within the
Murrieta CYeek Area Drainage Plan. A per-acre fee of $1,970 is currently
being collected on a one-time basis for new development within this Area.
(3) Investment Earnirws
Farnir bra are calculated using the same method as that for the General O
Fund.
6. DEUELOPfg3~TI' FUND
The developer will pay a fee of $4,277 per residential unit to the County
General Fund, covering the following items:
$ Per
Unit
Public Facilities Fee $1,891
Natural Parkland Fee 350
Habitat Conservation Fee 260
Public Services Fee 1.776
Total 4,277
These fees are collected prior to building permit issuance to the
developer. As discussed earlier, this analysis assumes that a transfer
will be made from the Development Fund to the Library Fund in the amount of
$61.80 per capita to cover projected Library District capital costs. This
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per-capita amount equates to $117 per residential unit. Thus, net
Development FLuxl revenues are estimated at $4,160 per residential unit,
O after deduction of the Library District transfer.
7. NUNTY SII2VICE DISTRICT (CSD'Sl
The project is presently within a CSD. This project will utilize this CSD
or possibly a Homeowner's Association to cover park, landscape, and
lighting maintenance.
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RIVERSIDE NiJNPY E}0?FSIDIZURE FACTbRS
1. GEf~2AL FUND
(1) Sheriff Patrol
Annual police protection wst is estimated at $101.16 per capita, based
upon 1.0 sworn officer per 1, 000 population and a total annual cost per
officer estimated at $101,160.
The 1.0 sworn officer service level is slightly higher than current levels
throughout the unincorporated County, but lower than a reconmiended figure
of 1.5 sworn officers per 1,000 population as recommended by the Sheriff's
Department. The 1.0 figure compares quite favorably with many cities
throughout California. In reality, we believe that this service level
could result in improvement of services currently being provided in less
urbanized portions of the unincorporated County. In a concentrated
suburban area, such as will be the case at Campos Verdes, we judge that
actual service levels could be improved under current per-capita staffing
assumptions. Irrespective, our analysis utilizes the higher cost level.
(2) Animal Control
Animal control costs are estimated at $3.44 per capita annually. This O
factor represents the net cost of field services and reflects some
offsetting revenues.
(3) Area-Wide Service Costs
The County provides a wide variety of services on a Countywide basis.
This analysis uses a factor of $163.15 per capita to provide the services
as follows:
Public Protection $101.65
Sheriff County-wide 15.74
Health & Sanitation 18.71
Public Assistance 15.13
Miscellaneous 11.92
Total 163.15
The above costs have been suggested by County staff. However, we believe
that these costs could likely overstate those which would be generated by
residents of this project. This is because a significant portion of these
costs are closely related to urban problems; and in our judgement, these
costs will not occur at the same rate on a per-capita basis in the
suburbanized areas as in the highly urbanized parts of the County.
Nevertheless, at County staff direction we have utilized the above factors
in our analysis. O
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(4) Development Control Services
O Development control functions include those activities directly supportive
of new development, including a variety of planning, building control, and
engineering functions. This analysis assumes that these costs will be
equal to development control fees charged for new development, inacrmiCh as
the County can establish fees sufficient to cover costs. This methodology
has been employed in many other cost-revenue evaluations.
(5) General Goverrmient
This factor of $38.01 per capita represents administrative costs and is
based upon current budget experience.
2. FIRE FUND
(1j Fire Protection
Based upon our discussions with County Structtu-al Fire Protection District
personnel and current budget experience, ongoing fire protection posts
attributable to new development are projected as follows:
o $130 per residential unit per year.
0 16.0 cents per square foot of con¢neroial building space per
year.
O The residential factor has been estimated as follows:
o $520 per response.
o One response per four residential units each year.
The vial factor was provided by District personnel.
(2) Fire Capital Facilities
Capital costs of fire protection are estimated at $466 per residential unit
and 30.0 cents per square foot of commercial building space. These costs
are assumed to equal projected County mitigation fees as discussed
earlier.
3. LIBRARY FUND
(1) Library Operations
District staff has indicated to us that current operating costs are $11.33
per capita, based upon County-wide analysis. This factor has been utilized
in our detailed projections.
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(2) Library Facilities
One-time capital costs are estimated at $114.71 per capita, ccmq~uted as O
follows:
wilding
(0.50 SF/Cap @ $178/SF) $ 89.00
Volumes
(0.83 Vol/Cap @ $30.98/Vol) 25.71
Total 114.71
These estimates were provided to us by District staff. It should be noted
that only part of these costs will be directly offset by Library Facility
Fees. However, as discussed earlier, the District can apply for part of
the Public Services Fee which is collected by the County. In our
judgement, without adequate funding, we believe it unlikely that the
projected level of costs will be expended. Rather, we believe it likely
that either costs will be lower than projected or part of the Public
Services Fee will be directed toward the District to enable a breakeven
situation.
4. ROAD FUNC6
(1) Street Maintenance
Street maintenance is estimated at $3,689 per lane mile per year. Zhis
factor is that provided to us by the Riverside County Road nAT *+T+e*+t,
based upon cun-ent experience. The $3,689 figure is a long-term average, O
as near-term costs will be less, inasmuch as less road maintenance will be
required for the first five to ten years of project life.
(2) vital Facilities
No capital costs are projected to be borne by the County, as these will be
incurred directly by the developer.
5. FLOOD CONTROL
(1) Flood Control Operations
Costs to maintain these facilities are included in street maintenance.
(2) Flood Control Capital Facilities
Any flood control facilities required to provide adequate drainage from the
site will be constructed and/or paid for by the developer of the project.
However, we have assumed that the-flood control mitigation fees will be
used to construct facilities in the nearby area; so this function is a
breakeven situation for the County.
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6. DEVELOPMENT FUND
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This analysis assumes expenditures will be made to offset three of the four
aforementioned special development fees to be paid by the developer. These
offsets are as follows:
$ Per
Unit
Public Facilities $1,891
Natural Parkland 350
Habitat Conservation 260
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This analysis assumes that expenditures made from such funding can be
logically attributed to this project. However, fees collected to cover
public service offsets have been computed on the premise that-on broad
average throuc~out the County-residential projects will generate a
negative cash flow. This is not the case with the subject project. As a
consequence, the Public Service Fee in essence will generate a surplus to
the County for use elsewhere, including possible transfer to the Library
Fund as discussed earlier.
7. COUNTY SERVICE DISTRICT (CSD)
As noted in Section III, the project will utilize a Homeowner's Association
or a CSD to handle operational costs. This is a matter for subsequent
determination. Capital costs will be borne directly by the developer.
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V.
DETAILID PRQ7ECI'IONS AND FISCAL MODEL O
A full set of detailed projections are contained in Appendix A. This set
of projections-covers a ten-year projection period:
o Each of the five years during the development period.
o An additional five years beyond full buildout.
Detailed projections are in the form of four tables:
o Table A1., A three-page summary of projected County cash flows by
fund.
o Table A2. A one-page table presenting base development schedules
of vial building space and residential values.
o Table A3. A three-page table presenting annual and cim~ulative
measures used to compute various revenues and experxlitures-
including population, new development values, assessed value
increasP.s, taxable sales, and lane miles of publicly maintained
streets.
o Table A4. A three-page table presenting unit revenue and O
expenditure factors by fund.
These appendix tables have been prepared in a form so that the basis of all
computations can be determined without reference to additional
docimientation.
Detailed computer printouts are contained in ccmg~uter disk form. These
disks can be made available to client staff for their subsequent use.
In addition, we will assist the client in further evaluation of project
alternatives if appropriate. The fiscal model is in Symphony Spreadsheet
form axed requires approximately 133,000 bytes of computer memory.
20 O
O
APPENDIX
A Computer Projections
B Table Sales
C Riverside County Officials Contacted
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APPENDIX C
RTVFRSTDE COUNTY OFFICL~,LS. CQNTACi'ED
Ac~3sistxative Of~~e-:= John':Johnson:
Audj~tot~-Contm)-J.er:,;=: Jeff, Ashi~ke!?';.
Sheriff.., John..Jones;
.Fire Distt~Ct RaY~ ~3is.;':
Walter- AiZdrews --
Road Depart~ent ,-.... Ec1: Studor,-,, - .,
Health, (IIrtiroTmiental')' Bob: Coyne--
Earl Tuntlanel
Animdl Control Emfiett Gibson-
Library.. Judith Auth
Flood Contxpl Dave Sheldon.
Plan;Brig-Demographics Dick Archibeq~ie.
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