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HomeMy WebLinkAbout318371 SABBY JONATHAN, CPA JONATHAN &ASSOCIATES, INC. CERTIFIED PUBLIC ACCOUNTANTS 73-301 FRED WARING DRIVE, SUITE 200 PALM DESERT, CA 92260 http://Www.JonathanAndAssociates-com TELEPHONE (760) 341-6656 FAX (760) 779-8926 EDUCATION: Master's Degree in Business - University of Redlands (1982) Bachelor's Degree in Accounting - U S C (1978) EMPLOYMENT: Jonathan &Associates - 1990 to present Maryanov, Madsen, Gordon & Campbell - 1979 to 1990 Coopers & Lybrand - 1978 to 1979 PROFESSIONAL: Licensed as a CPA in California since 1981 (license number 31750E) Member of AICPA and California Society of CPA's since 1981 Teaching experience with Chapman College, College of the Desert, and California Society of CPA's Lectured and published articles extensively for over 25 years COMMUNITY: Family YMCA of the Desert—Capital Campaign Chairperson City of Palm Desert— Past Member of the Planning Commission Palm Desert Chamber of Commerce - Past President FirstBank of Palm Desert— Past Member of Board of Directors CSUSB Coachella Valley Campus— Past Member of Board of Directors College of the Desert Foundation - Past President United Way of the Desert- Past Campaign Chairman )ONRrNRN SSOCi R RTES, INC. CERTIFIED PUBLIC RCCOuNTEINTS M-ser MQmbm of the Ameftm I t F'tI of GNn aid dw CA bmw" society of CPEI'S May 1, 2007 RECEIVED MAY 01 2007 Mr. Steven Aryan DEVELOPMENT SERVICES DEPARTMENT City of Palm Desert CITY OF PALM DESERT 73-510 Fred Waring Drive Palm Desert, CA 92260 Re: Fiscal Impact Analysis Dear Steve: Enclosed, as you requested, is my statement of qualifications and a sample of a previous Fiscal Impact Analysis which our firm prepared. To update a previous analysis would take between two and four weeks, depending on the availability of the information required. Once engaged, we can begin work immediately. Thank-you for this opportunity, Steve. I look forward to the possibility of working together. Sin ly, Sabby athan, CPA 73-301 Fred Waring Drive, Ste. 200, Palm Desert, CO MW ■ Ph: (760) 341-6656 ■ Fmc (760) 7794M www.lonathanandgssociates.com Q Z w O U. J U) W Q o to U Q zZw v) a wZLLI Z > Z maN < QQ 0- w HCIE O Q v U U w cn tvaW Quz Q > F- a0 � � ? 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LLJ � CO c a 0 m ff2 - o 0 @ « � � � 2 k 2¥ � 2 « 2 � — U k � § % o Ce) § § � a) @ c0- CO2 � 0') @ C.) c o 2 . � o � $ 4m E o ® .� q E@ o c) E COw - � S E 0) x ° CU g c 3 E U a-® o � $ o E m § % E ' 2 � ƒ / U � a) o % m _ a)C . 2 @ U @ ■ >,t ® m ° - a) a) 3 a) ' cu a)2 @ k t @ > O 0 / ƒ « % AcE § n a C 0 c cu 0a0) 2 < 2 2 O < 0 c EU 2 6 & 2 CCU 2 32 2 k 4Z Co ( : & ° = k d q k / LL 5 / - gU- UU- D O a w W U ., � INTEROFFICE MEMORANDUM DEPARTMENT OF THE CITY MANAGER CI'rY OF PALM t3ESERT APRIL 6,1998 TO: EXECUTIVE MANAGEMENT (SEE DISTRIBUTION LIST) FROM: RAMON A. DIAZ, CITY MANAGER SUBJECT: DRAFT SUN CITY/IVY RANCH ANNEXATION FISCAL FEASIBILITY REPORT Attached is the RSG(Rosenow Spevack Group, Inc.) Draft Fiscal Feasibility Report for Sun City and Ivy Ranch. Please review and have your comments back to me no later than Friday,April 10, 1998. Thank you. RAY DIAZ Distribution: Sheila Gilligan John Wohlmuth Phil Drell Pat Conlon Carlos Ortega Paul Gibson Dick Folkers FECEIVED APR 6 7 1998 COMMUNITYDEVELOPMENT DEPA�MENT R (? F. A (1 \Y ; P F V :A C I K h U I \ l . April 3, 1998 Via Overnight Mail RECEIVED Mr. Ray Diaz CITY OF PALM DESERT APR 0 6 1998 73-5 10 Fred Waring Drive om or PALmAG SERT Palm Desert, California 92260-2578 DRAFT SUN CITY/IVY RANCH ANNEXATION FISCAL FEASIBILITY REPORT Dear Mr. Diaz: The Rosenow Spevacek Group, Inc. ("RSG") is pleased to submit a draft of the Sun City/Ivy Ranch Annexation Fiscal Feasibility Report. This Report will focus on what City services will be provided within these areas, a forecasted cost of those services, and what revenues could reasonably be expected to be available to fund those services. Please note that the maps of the Study Area are in progress and will be incorporated into the final draft. Pursuant to our telephone conversation earlier today, the enclosed Study does not analyze future new development in vacant portions of the Study Area, with the exception of one 500,000 square feet retail center near Del Webb's Sun City and ancillary commercial uses. Finally, I have reviewed an updated analysis of the Bermuda Dunes area and have concluded that, despite certain economies of scale and cost savings from the annexation of the proposed Study Area with Bermuda Dunes, expenditures would continue to exceed revenues and would result in a shortfall to the City. Should you have any questions or require any further information,please give me a call. Sincerely, ROSENOW SPEVACEK GROUP, INC. Daniel T. Miller Principal DTM:ap '.nclosure Phil Drell, City of Palm Desert n Circle, Suite 305, Santa Ana, CA 92705-3914, Telephone 714/541-4585, Fax 714/836-1748, San Diego 619/967-6462 yfealtr s DRAFT SUN CITY/IVY RANCH ANNEXATION FISCAL FEASIBILITY REPORT CITY OF PALM DESERT DRAFT April, 1998 Prepared for: CITY OF PALM DESERT 73-5 10 Fred Waring Drive Palm Desert, California 92260-2578 (619) 340-5776 Prepared by: Rosenow Spevacek Group, Inc. 540 North Golden Circle, Suite 305 Santa Ana, California 92705 (714) 541-4585 SUN CITY/IVY RANCH ANNEXATION FISCAL FEASIBILITY REPORT CITY OF PALM DESERT Table of Contents I. BACKGROUND ............................................................................................ 1 II. REVENUES.................................................................................................... 2 A. GENERAL FUND......................................................................................................2 1. Taxes.....................................................................................................................2 a. Property and Parcel Taxes............................................................................2 b. Property Transfer Taxes...............................................................................3 C. Homeowners Property Tax Relief................................................................3 d. Parcel Tax....................................................................................................3 e. Sales Taxes...................................................................................................4 f. Transient Occupancy Taxes.........................................................................4 2. State Subventions (Motor Vehicle Fees) ..............................................................4 3. Franchise Fees.......................................................................................................4 4. Development Related Fees ...................................................................................5 a. Land Use Planning and Regulation Fees.....................................................5 b. Building Inspection and Permit Fees...........................................................5 C. Engineering Fees..........................................................................................5 d. Development Fees........................................................................................5 Rosenow Spevacek Group,Inc. 1 Sun City/Ivy Ranch Annexation April,1998 Fiscal Feasibility Study 5. Other Revenues.....................................................................................................5 a. Fines and Forfeitures....................................................................................5 b. Miscellaneous Revenues..............................................................................5 6. Fire Protection Fees ..............................................................................................6 a. Structural Fire Protection Tax......................................................................6 b. Proposition A Fire Tax..................................................................................6 7. Business License Tax................................................................:............................6 8. Interest...................................................................................................................6 B. ROAD FUND..............................................................................................................6 III. EXPENDITURES .......................................................................................... 7 A. GENERAL FUND EXPENDITURES......................................................................7 I. General Government ..............................................................................................7 a. Administration.............................................................................................7 b. Insurance......................................................................................................7 C. Animal Control............................................................................................7 d. County Property Tax Collection Charges....................................................7 2. Public Safety...........................................................................................................8 a. Sheriff s Contract.........................................................................................8 b. Jail Booking Fee ..........................................................................................8 C. Fire Protection..............................................................................................8 3. Community Development......................................................................................9 a. Code Compliance Officer............................................................................9 4. Public Works..........................................................................................................9 a. Administration.............................................................................................9 b. Street Sweeping ...........................................................................................9 C. Street Lighting .............................................................................................9 Rosenow Spevacek Group,Inc. 11 Sun City/Ivy Ranch Annexation April,1998 Fiscal Feasibility Study 5. Parks and Recreation............................................................................................10 6. Contingency..........................................................................................................10 7. Roads....................................................................................................................10 a. Capital Improvements................................................................................10 8. Road Maintenance................................................................................................10 a. Street Maintenance.....................................................................................10 b. Traffic Signal Maintenance........................................................................11 IV. SUMMARY OF FINDINGS....................................................................... 11 MAPS Map 1 —Area 1 (To Be Inserted) Map 2—Area 2 (To Be Inserted) EXHIBITS Exhibit 1 —Nine Year Revenue and Expenditure Summary Rosenow Spevacek Group,Ina 111 Sun City/Ivy Ranch Annexation April,1998 Fiscal Feasibility Study DRAFT SUN CITY/IVY RANCH ANNEXATION FISCAL FEASIBILITY REPORT I. BACKGROUND -The City of Palm Desert ("City") engaged the Rosenow Spevacek Group, Inc. ("RSG") to prepare a fiscal feasibility analysis of annexing the communities of Sun City and Ivy Ranch. This Report can be used to meet certain applicable requirements of the Cortese-Knox Government Reorganization Act if and when the City desires to pursue annexation of these communities. Prior to the determination to pursue annexation, the City wishes to ascertain the fiscal standing of the Sun City and Ivy Ranch communities and surrounding commercial and industrial uses. This Report will focus on what City services will be provided within these areas, the forecasted cost of those services, and what revenues could reasonably be expected to be available to fund those services. This Report will focus on a compilation of the forecasted revenues and expenditures of the annexation area for approximately seven years (i.e., the projected date of buildout for the Sun City area). It should be understood that there will usually be differences between the forecasts and actual results because events and circumstances frequently do not occur as expected, and those differences may be material. More specifically, this Study focuses on two unincorporated areas within Riverside County; the first area is shown on Map 1 (to be inserted) and is generally bounded by the northernmost point of Section 30 to the north, Washington Street and the intersection of Varner Road and 38"' Avenue to the east, the Interstate 10 Freeway to the south and the western portions of Sections 6, 30, and 31 to the west ("Area I"). Area 1 consists primarily of the Del Webb Sun City development, a golf course, a recreational facility, freeway-oriented commercial/retail use along Interstate 10, an overnight lodging facility, a country club (with pro-shop), a recreational vehicle park, seven developed parcels and 455 acres of vacant land. The Sun City community is in the process of developing and is scheduled to reach buildout in fiscal year 2006-07. The second area is shown on Map 2 (to be inserted) and is generally bounded by the southern boundary of Section 21 to the north, the south east portion of Section 35 to the west, the Interstate 10 Freeway to the south and the midpoint of Section 28 to the east ("Area 2"). Area 2 contains the Ivy Ranch community, a restaurant, and approximately 624 acres of vacant land along the Interstate 10 Freeway. The Ivy Ranch community contains approximately 314 single family residential uses and is currently at buildout. For the purposes of this analysis, Area 1 and Area 2, collectively, are herein referred to as the "Study Area". The 1998 population of Areas 1 and 2 is estimated at 3,200 and 628, respectively. At the present time, the number of structures or dwelling units in the proposed Study Area include approximately 1,914 single family residential units, 5,200 square feet of commercial space, and seven industrial parcels. The major public agencies currently providing services in the Study Area are the County of Riverside, County Service Area No. 121 and No. 152, Coachella Valley Water Improvement District, Coachella Valley Recreation and Parks District, and Coachella Valley Improvement Districts 58 and 81. The County of Riverside is currently responsible for policymaking and Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April,1998 1 Fiscal Feasibility Report Palmdstlsunivyfeareprt administration, law enforcement, animal control, planning and land use regulation, building inspection, flood control, and the maintenance and improvement of roads in both areas. Street lighting services within the Study Area are currently provided through CSA No. 121. Upon annexation, the City would assume services funded by CSA No. 121 and CSA No. 121 would be detached. The County currently collects a parcel tax for CSA No. 152 to fund street sweeping services County-wide. However, the County does not currently provide street sweeping services in the Study Area. Upon annexation, the City will perform all street sweeping services and this tax will remain in effect, so there is no fiscal impact. Water is currently supplied in the Study Area by the Coachella Valley County Water District. Upon annexation, the Coachella Valley Water District will continue to supply water to these areas. Sewer service is currently, and will continue to be, provided by Septic Systems and the Coachella Valley Water District. Sewer lines currently exist at 38th Avenue, Del Webb Boulevard, Varner Road, and Washington Street. The County of Riverside currently provides fire protection services to all properties within the Study Area through three fire stations, Riverside County Fire Stations No. 31, 33, and 35, located at 79-400 Avenue 42, 44-400 Town Center Way and 72695 La Canada Way, respectively. In addition, a fourth station (No. 81) is currently under construction at Washington Street and 38th Avenue. Following annexation, fire protection services would be provided by the City through the Cove Community Services Commission. The Commission contracts with the County to deliver fire protection and paramedic services. The County of Riverside is currently responsible for providing police services within the Study Area. Two police substations responsible for servicing this area are located in Palm Desert and Indio. Following annexation, only the Palm Desert substation will service the Study Area and police protection services would continue to be provided by the County of Riverside through a contract with the County Sheriff. The roads within these areas, which are currently maintained by the County of Riverside, would be maintained by the City of Palm Desert following annexation. Many of the General Fund and Road Fund revenues and expenditures were either calculated on a per capita basis, a marginal cost basis using actual budget figures from the City of Palm Desert, or a case study methodology. It is important to note that this Study focuses on recurring revenues and expenditures. This Study does not analyze any future capital improvement projects resulting from the annexation of the Study Area, nor does the Study include any development related impact fees that would be collected on new development. In addition, with the exception of the new development contained in the Del Webb Sun City Specific Plan, and the new development assumptions outlined below,this Study does not analyze all future new development in the vacant portions of Areas 1 or 2. Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April,1998 2 Fiscal Feasibility Report Palmdst/sunivyfeareprt II. REVENUES A. GENERAL FUND The primary sources of General Fund revenues are noted below and shown on Exhibit 1: 1. Taxes: a. Property and Parcel Taxes: The City's property tax revenue is based on the historical property tax ratio of 25%/75% to be split between the City and the County as set forth in Resolution No. 81-133 adopted September 24, 1981. Upon annexation, the City would receive 25% of the total current County General Fund property tax revenue and the County would retain the remaining 75%of General Fund property tax revenue. b. Property Transfer Taxes: Property transfer taxes are generated at the time a new property is sold or an existing property is resold. A property transfer tax of$1.10 per $1,000 (0.110%) of transferred value is levied on the sale of real property and is divided between Riverside County and the City. The amount of property transfer tax received will depend upon the sale of land and the level of resale activity within the Study Area. These revenues have been estimated using the assumption of a 5% turnover rate annually at the rate of.55¢ per$1,000 of assessed values. C. Homeowners Property Tax Relief: Revenue estimates generated from the Homeowner's Property Tax Relief were not specifically projected because this analysis bases the Property Tax Apportionment on assessed valuation gross of the Homeowners Exemption. Therefore, revenue from the Homeowner's Property Tax Relief is included in the Property Tax Apportionment. d. Parcel Tax Upon annexation, the City would assume service responsibilities of County Services Area ("CSA")No. 121. CSA 121 covers all properties in Area 1 only (as well as areas outside the Study Area) and funds street lighting services for all properties outside the Sun City gated community. Upon annexation, CSA No. 121 would be detached and one hundred percent (100%) of the special district levies would be transferred to the City (Exhibit 1). CSA No. 152 represents a tax levied against all properties in the Study Area for street sweeping services. However, as mentioned previously, there will be no impact with respect to CSA No. 152 upon Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 3 Fiscal Feasibility Report Palmdsi/sunivyfeareprt annexation, due to the fact that the County does not currently provide street sweeping services in the Study Area. e. Sales Taxes: Upon annexation, the City will be eligible to receive a percentage of the sales tax charged on qualifying retail sales from businesses within the Study Area. The State Board of Equalization estimated that the commercial areas within the Study Area are generating approximately $43,080 in sales tax revenues in fiscal year 1997-98 (Exhibit 1). RSG has assumed a modest 3% annual increase on these sales tax revenues. However, pursuant to the Amended Specific Plan for Del Webb's Sun City, dated October 28, 1997 (Resolution No. 97-286), approximately 500,000 square feet of commercial retail will be constructed on the 80 acre parcel located along Varner Road and Washington Street by fiscal year 2006-07. Sales tax revenues were projected according to the phasing of this development and are reflected in Exhibit 1. f. Transient Occupancy Taxes: Upon annexation, the City will receive the Transient Occupancy Tax revenues. Currently, the City's Transient Occupancy Tax rate is 9%. The Study Area contains one (1) lodging establishment; the Motel 6 located at the corner of Washington Street and Varner Road which has a total of 92 rooms. RSG has estimated the Transient Occupancy Tax based on an occupancy factor and average room rate. 2. State Subventions (Motor Vehicle Fees): Upon annexation, the City will be eligible to receive Motor Vehicle In-Lieu taxes. These taxes are collected by the State's Department of Motor Vehicles and allocated to cities on a per capita basis. Off-road Vehicle taxes are also allocated to cities by the State on a per capita basis. Both subventions are based on the estimated combined population of 3,828 for the Study Area. The per capita figures used in the revenue summary have been provided by the State Controller's office for the 1997-98 fiscal year. 3. Franchise Fees: Upon annexation, the City will receive the franchise fees currently paid to the County by Continental Cable Television, the Southern California Gas Company, Waste Management, and Western Waste. These fees have been estimated on a per capita basis using budget figures from the City of Palm Desert. Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 4 Fiscal Feasibility Report Palmdst/sunwyfeareprt 4. Development Related Fees: The fees described below are not included in Exhibit 1 because these fees specially offset costs of development related services, only the "net" cost of these services are indicated under"Expenditures". a. Land Use Planning and Regulation Fees: The City is authorized to charge fees for all land use .planning and regulation services. The City would utilize the City's existing fee schedule. These fees should off-set most of the City's cost in providing these services. b. Building Inspection and Permit Fees: The fees collected for these building and permit inspection services should, in most cases, totally offset the cost of these services. C. Engineering Fees: The City is also authorized to charge fees for plan checking, public works inspection, permit issuance and review and other engineering services. The fees collected for these services should, in most cases, offset the cost of these services. d. Development Fees: Under the provisions of State law, the City may collect development fees for the purpose of construction or improving capital facilities. Fees received must be segregated from the General Fund in order to avoid commingling. Certain fees must be spent or committed within five years from the time they are collected. 5. Other Revenues: a. Fines and Forfeitures: This represents both Motor Vehicle Code fines, Municipal Code fines, and other miscellaneous fines and forfeitures. Motor Vehicle and Municipal Code fines were estimated on a per capita basis using current budget data from the City of Palm Desert. b. Miscellaneous Revenues: Miscellaneous revenues include map sales, microfilm sales, code/certificate compliance, special investigation fees, nuisance abatement and other revenues. This revenue has been estimated on a per-capita basis using the City's fiscal year 1997-98 budget. Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 5 Fiscal Feasibility Report Palm dst/sunivyfeareprt 6. Fire Protection Fees a. Structural Fire Protection Tax: The structural fire protection tax is levied as part of the 1% property tax within the Study Area and is based on the total assessed valuation within this area. The current rate within the Study area is 0.06025. Upon annexation, this rate will be transferred to the City and the City will fund fire protection services through its contract with the County. It is important to note that the fire protection costs (detailed in Section III) have been reduced to reflect the net costs of services (i.e., less the 1% of the total assessed valuation of the Study Area multiplied by the Structural Fire Tax rate of 0.06025). The cost of providing fire protection services is net of the property tax levy of the County Fire District. b. Proposition A Fire Tax: The Proposition A Fire Tax is calculated on a parcel basis. More specifically, this revenue was estimated by assuming an annual $48 charge per unit for each of the existing 1,914 single family residential units, as well as the additional units and the units developed over the term of the projections. 7. Business License Tax: Upon annexation, the City will be eligible to impose the City's current Business License Tax. The Business License fee for the City of Palm Desert is calculated based upon gross sales. RSG has estimated the amount of Business License Tax using an average Business License fee for the local sales tax generators identified within the Study Area (Exhibit 1). 8. Interest: Because expenditures exceeded revenues resulting in no excess cash, RSG did not include interest in this analysis. B. ROAD FUND All Road Fund subventions are calculated and allocated to the cities on a per capita basis, with the exception of Section 2107.5. The State Subvention Section 2107.5 is allocated to the cities based upon total population size. It is estimated that the proposed annexation of the Study Area would add approximately 3,828 population to the existing 33,701 population of Palm Desert. According to State data, this added population will not place the City's population status into the next revenue threshold. As such, no revenue is reflected relative to Section 2107.5. Similar to other state subventions, road fund revenues initially would be based at the estimated population of 3,828. Other Road Fund revenues include the voter-approved Measure "A" sales tax distributed by the County Transportation Commission. Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 6 Fiscal Feasibility Report Pal mdsdsunivyfeareprt Revenues attributed to these gasoline taxes are restricted for use on road related maintenance expenditures. III. EXPENDITURES A. GENERAL FUND EXPENDITURES Expenditures have been categorized by departments within the City's organizational structure and are estimated as follows: 1. General Government: a. Administration: The analysis assumed no new positions, equipment or major operating costs would be incurred as a result of the annexation. Minimal expenditures including legal costs, advertising, postage, and other selected services and supplies were estimated. Costs associated with the 1999-00 election are shown. Costs were estimated based on a case by case analysis or a per capita rate using City budget data. b. Insurance: Upon annexation, it is likely that the cost of the City's insurance policy will be impacted. RSG has estimated these costs based on existing infrastructure and other public facilities within the Study Area in relationship to the City's budgeted expenditure forecasts. C. Animal Control: The current City animal control contractor, California Animal Care, will assume animal control services for this area upon annexation of the Study Area. Costs were estimated assuming additional personnel and equipment as required by California Animal Care. These costs are net of any animal license fee revenues. d. County Property Tax Collection Charges: Beginning in 1992-93, the County Auditor-Controller's Office charged cities and local districts receiving property tax revenue for incidental administrative costs. These charges are estimated at 2%of all property tax revenues. Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 7 Fiscal Feasibility Report Pal mdst/sun ivyfeareprt 2. Public Safety: a. Sheriff s Contract: The Riverside County Sheriffs Department estimates service costs on a per capita basis. Based on conversations with Sheriffs Department staff, the City will maintain a patrol beat to population ratio of 1 Sheriffs deputy per 1,000 population, or approximately five additional officers in fiscal year 1998-99 and increasing to a total of 12 officers for the Study Area at buildout. RSG believes this estimated service level may be excessive given the character of this particular community. Information obtained from the Riverside County Sheriff's Department was utilized to calculate a per capita rate of$157 in fiscal year 1997- 98 dollars. The calculation of Sheriffs contract costs is based on the per capita rate and generally equals the cost of adding the 12 additional officers over the term of the projections. An annual inflation factor of 1.5% was applied to this rate to reflect increases in costs. b. Jail Booking Fee: Riverside County charges a flat fee for jail bookings for the proposed annexation of approximately $110 to all cities within the County. Jail booking fees were estimated based on jail bookings in the County incorporated areas in this area and for the City of Palm Desert. C. Fire Protection: The Cities of Palm Desert, Indian Wells, and Rancho Mirage have entered into a Joint Powers Agreement forming the Cove Communities Public Safety Commission in order to provide fire and paramedic services. Fire protection expenditures were estimated using current Riverside County Fire budget costs. This expenditure reflects a percentage of the assessed valuation based upon fiscal year 1997-98 costs. The annexation of the Study Area will result in an estimated need for nine (9) new positions needed to staff the proposed Fire Station No. 81. More specifically, three (3) Firefighters (II) and six (6) Paramedics/Firefighters (II) will be required. The estimated cost for services include $630,000 for fire services staff costs, $441,500 for base level service (including new equipment), and $9,000 for support costs for medic unit in 1998-99 dollars. This estimated budget figure does not include optional paramedic services, which would be an additional one- time cost of$121,000. An annual inflation factor of 5%was applied to reflect cost increases. Currently three (3) fire stations, Riverside County Fire Stations No. 31, 33, and 35 service the Study Area. All of these fire stations are located outside of the Study Area. As mentioned previously, a new fire station (No. 81) is currently under construction and is schedule to open in March 1999 to service the Study Area. Upon annexation, Station No. 81 would be the primary station servicing the Study Area. However, information obtained from the Fire Department indicates that Stations 33, 31, and 35 will provide assistance where needed. Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 8 Fiscal Feasibility Report Palmdsdsunivyfeueprt 3. Communily Development: Upon the annexation of the Study Area, the Community Development Department will assume the processing of all land use related services. These services will, in most cases, be off-set by fees. Those services not covered by fees have been estimated at $5,000 per year in fiscal year 1998-99 dollars. These costs have been escalated by 3% per year to account for inflation. a. Code Compliance Officer: Upon annexation, it is anticipated that an additional Code Compliance Officer will be required to provide code enforcement services within the Sun City and Ivy Ranch areas. This expenditure is calculated using the first step in the City's payroll salary range for Code Compliance Officer which total $27,030 per year in fiscal year 1998-99 dollars. RSG has included an additional 35% of the annual salary to reflect benefits and an additional 10% for supplies, minor equipment, and other overhead costs. 4. Public Works: For purposes of this Report, it is assumed that the current level of service of maintenance programs is sufficient to the community's needs. Upon annexation, CSA No. 121 and other County responsibilities will be assumed by the City. The Public Works cost estimates also include an allowance for contract services to administer these programs. a. Administration: A minimal administrative cost impact based on a per capita factor using City budget data is reflected. This cost represents supplies, meeting and travel costs, equipment, and other services. b. Street Sweeping: CSA No. 152 represents a parcel tax levied by the County for street sweeping services within the Study Area. However, the County does not provide street sweeping services to the Study Area. Upon annexation, the City will provide street sweeping services to the Study Area and CSA No. 152 will continue to be collected to cover these costs. Therefore, for the purposes of this analysis, no fiscal impact would result from the annexation. C. Street Lighting: Street lighting services within the Area 1 only are currently provided through CSA No. 121. These services are limited to street lighting outside the gated Sun City community, which includes those commercial and industrial uses between the Sun City community and the Interstate 10 Freeway. Area 2 properties are not Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 9 Fiscal Feasibility Report Palm dst/sunivyfearepn within CSA 121. It is important to note that CSA No. 121 covers a larger area which includes not only the Study Area, but significant surrounding territory. Upon annexation, CSA No. 121 will be detached and all funds will be transferred to the City. The forecasted expenditure is based on current CSA No. 121 budget data(Exhibit 1). Street lighting within the Ivy Ranch and Sun City communities is funded through the existing homeowners associations. 5. Parks and Recreation: There is no anticipated financial impact relative to existing landscape maintenance services due to the fact that all parks and open space areas are private-and located within the gated communities of Sun City and Ivy Ranch. All private parks, open space and recreational facilities, both existing and future, are assumed to be maintained by homeowners association. 6. Contingency: A 10% contingency factor has been added to the General Fund expenditure estimate to meet unforeseen programs or emergency needs. 7. Roads: a. Capital Improvements: Upon annexation, it is the City's policy to upgrade existing infrastructure systems within the annexation area to meet or exceed current City standards. The funding sources for capital improvements within the Study Area are not identified due to the fact that a capital improvement program (CIP) has not been developed nor addressed as part of this analysis. The preparation of a CIP plan for the annexation areas would require the preparation of an extensive and detailed infrastructure assessment analysis. 8. Road Maintenance: a. Street Maintenance: The street maintenance expenditure was estimated based upon estimated curb miles and area size using budget data from the City of Palm Desert. This cost reflects a 3% increase which includes general street maintenance; City-wide street slurry sealing, overlaying and resurfacing, new and replaced curbs and gutters, centerline striping, and safety and sign painting. b. Traffic Signal Maintenance: Upon annexation, the City of Palm Desert will be required to maintain additional traffic signals. The City of Palm Desert currently maintains 50% of the traffic Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 10 Fiscal Feasibility Report Palmdst/sunivyfeareprt signals located at Washington Street and Varner Road, along Varner Road, on Cook Street and Varner Road (2 signals), and all other signals along Varner Road in the Study Area. Upon annexation of the Study Area, the City will be required to maintain 100% of these four (4) traffic signals. All other traffic signals in the Study Area are, and will continue to be, maintained by the Sun City and Ivy Ranch homeowners associations. IV. SUMMARY OF FINDINGS Based upon this fiscal analysis of annexing the communities of Sun City and Ivy Ranch, as well as the commercial and industrial properties located between these areas and the Interstate 10 Freeway, forecasted expenditures for fiscal year 1998-99 through 2005-06 for the General Fund exceed the estimated total revenues. However, the projections indicate a surplus in-fiscal year 2006-07 of$155,438. Forecasted expenditures and revenues have been calculated using conservative methodologies and modest escalation factors. The forecasted expenditures exceed the estimated revenues for fiscal years 1998-99 through 2005-06 by a range of$157,403 to $770,184 annually. As shown in Exhibit 1, the cumulative shortfall of General Fund revenues totals $5,639,794. However, the forecasted revenues for Road Fund exceed estimated expenditures. In fiscal years 1998-99 through 2006-07, the forecasted revenues exceed expenditures by a range of $134,253 to $435,373, with a cumulative surplus of $2,586,923. It is important to note that the use of these funds is restricted to road-related expenditures. Because of the gated, residential character of both Areas 1 and 2, the estimated amount of local sales tax generated annually was minimal until the buildout year of 2006-07. Due to the fact that State subventions are allocated to cities on a per capita basis, the Sun City and Ivy Ranch areas (with approximate populations of 3,200 and 628, respectively) will receive modest motor vehicle and off-highway fees. RSG has assumed that the addition of 12 Sheriffs deputies would be required to provide sufficient police services to the Study Area at buildout. The forecasted expenditure was calculated using per capita costs based on existing supported rates for Riverside County Sheriff and applying an escalation factor of 7.5%. It is important to note that the estimated expenditure for the Sheriff contract amount for police services in fiscal year 1998-99 totals approximately 32%of the total General Fund expenditure estimate. The Cities of Palm Desert, Indian Wells, and Rancho Mirage are part of a Joint Powers Agreement in order to provide fire and paramedic services. The expenditures reflected in this analysis are commensurate with the City's desire to maintain a high level of service in terms of structural fire protection, suppression, and paramedic services. The forecasted expenditure for structural fire protection services in fiscal year 1998-99 is approximately 49% of the grand total General Fund expenditure estimate. Thus, the combined expenditures for public safety services alone constitute 81%of all general fund expenditures. Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch Annexation April, 1998 11 Fiscal Feasibility Report PalmdsUsunivyfeareprt It is important to note that the annual shortfall declines each year over the term of the projections. The additional 500,000 square feet of commercial uses projected to be developed in fiscal year 2006-07 will greatly reduce the annual deficit in the General Fund. Finally, if the contingencies referenced in this Study are not used by the City, the projections would show that the shortfall would be eliminated by fiscal year 2003-04. Rosenow Spevacek Group,Inc. Sun City/Ivy Ranch/nation Report April, 1998 12 Fiscal Feas,""'Y Rep PalmdsUsunivyfeamprt 3 EXHIBIT 1 * Nine Year Revenue & Expenditure SummarX DEL WEBB'S SUN CITY ANNEXATION FEASIBILITY STUDY 1998-99 1999-00 2000-01 2001-02 2002-03 2003-04 2004-05 2005-06 2006-07 (Full Year) (Full Year) (Full Year) (Full Year) (Full Year) (Full Year) (Full Year) (Full Year) (Buildout) GENERAL FUND REVENUES TAXES Property Tax 346,650 418,830 492,453 567,548 644,146 722,275 801,705 881,935 963,769 Property Transfer Tax 13,068 15,789 18,564 21,395 24,282 27,228 30,222 33,246 36,331 Parcel Tax 739 813 894 984 1,082 1,190 1,309 1,440 1,584 Sales Tax 44,803 46,595 48,459 135,398 140,813 156,672 161,772 167,041 422,485 Transient Occupancy Tax 174,911 180,159 185,563 191,130 196,864 202,770 2_08,853_ 215,119 221,572 Subtotal 580,172 662,185 745,934 916,455 1,007,188 1,110,136 1,203,862 1,298,782 1,645,743 MOTOR VEHICLE FEES Motor Vehicle In-Lieu 185,000 217,700 250,400 283,100 315,800 348,500 380,900 412,700 444.400 Off-Highway License 75 90 105 115 130 145 155 170 185 Subtotal 185,075 217,790 250,505 283,215 315,930 348,645 381,055 412,870 444,585 FRANCHISE FEES Gas,Electric,Trash,and Cable TV 198,069 233,192 268,212 303,232 338,252 373,272 408,086 442,076 476,066 Subtotal 198,069 233,192 268,212 303,232 338,252 373,272 408,086 442,076 476,066 OTHER REVENUES Fines&Forfeitures 7,650 8,976 10,302 11,628 12,954 14,382 15,708 17,034 18,258 Miscellaneous Revenues 37,900 44,600 51,300 58,000 64,700 71,400 78,100 84,600 91,100 Subtotal 45,550 53,576 61,602 69,628 77,654 85,782 93,808 101,634 109,358 FIRE TAX Structural Fire Protection Tax 288,915 349,073 410,434 473,022 536,862 601,979 668.179 735.046 803.251 Prop A Fire Tax 111,840 135,564 155,934 176,303 196,672 217,042 237,263 257,039 276,815 Subtotal 400,755 484,637 566,367 649,325 733,534 819,020 905,441 992,085 1,080,066 LICENSES Business License Tax 3,200 3,360 3,530 4,110 4,320 4,540 4,770 5,010 7,810 Subtotal 3,200 3,360 3,530 4,110 4,320 4,540 4,770 5,010 7,810 TOTAL GENERAL FUND 1,412,821 1.654,741 1,896,150 2,225,965 2,476,878 2,741,395 2,997,022 3,252,457 3,763,628 Interest Earnings 0 0 0' 0 0 0 0 0 0 ROAD FUNDS Section 2105 28,300 33,300 38,400 43,400 48,400 53,400 58,400 63,200 68,100 Section 2106 18,500 21,800 25,100 28,400 31,700 34,900 38,200 41,400 44,600 Section 2107 39,500 46,500 53,500 60,500 67,500 74,500 81,400 88,200 95,000 Section 2107.5 0 0 0 0 0 0 0 0 0 Measure"A"RCTC Local Tumback 156,663 184,370 212,077 239,784 267,491 295,198 322,699 349,582 376,465 TOTAL ROAD FUNDS 242,963 285,970 329,077 372,084 415,091 457,998 500,699 542,382 584,165 Interest Earnings 12,756 15,013 17,277 19,534 21,792 24,045 26,287 28,475 30,669 TOTAL ALL REVENUES 1,668.539 1.955.724 2,242,504 2,617,583 2,913.761 3,223,438 3,524,008 3,823.314 4.378,461 RSG,Inc.,4/3/98 an-teas Budget _ EXHIBIT 1 4 Nine Year Revenue & Expenditure Summary DEL WEBB'S SUN CITY ANNEXATION FEASIBILITY STUDY 1998-99 1999-00 2000-01 2001-02 2002-03 2003-04 2004-05 2005-06 2006-07 (Full Year) (Full Year) (Full Year) (Full Year) (Full Year) (Full Year) (Full Year) (Full Year) (Buildout) GENERAL FUND EXPENDITURES GENERAL GOVERNMENT Administration 2,369 7,017 3,193 9,114 4,017 Insurance 11,212 4,944 13,285 5,665 21,000 22,050 23,153 24,310 25,526 26,802 28,142 29,549 31,027 Animal Control 10,400 12,200 14,000 15,900 17,700 - 19,500 21,400 23,100 24,900 County Tax Collection Charge 6,900 8,400 9,800 11,400 12,900 14,400 16,000 17,600 19,300 Subtotal 40,669 49,667 50,146 60,725 60,143 71,913 70,486 83,535 80,892 COMMUNITY DEVELOPMENT Net Costs 5,000 5,150 5,305 5,464 5,628 5,796 5,970 6,149 6,334 Code Compliance Officer 52,700 54,300 55,900 57,600 59,300 61,100 62,900 64,800 66,700 Subtotal 57,700 59,450 61,205 63,064 64,928 66,896 68, __ 70,949 73,034 PUBLIC SAFETY Sheriff Contract 786,470 925,575 1,064,680 1,203,678 1,342,783 1,481,888 1,619,918 1,754,938 1,889,958 Jail Booking Fees 4,400 4,500 4,600 4,700 4,800 4,900 5,000 5,200 5,958 Fire Protection 400 1,201,500 1,134,525 1,191,251 1,250,814 1,313,355 1,379,022 1,447,973 1,520,372 1,596,391 Subtotal 1,992,370 2,064,600 2,260,531 2,459,191 2,660,937 2,865,810 3,072,891 3,280,510 3,491,748 PUBLIC WORKS Administration 7,416 8,755 10,094 11,330 12,669 14,008 15,244 16,583 17,819 Street Lighting 8,442 8,864 9,307 9,773 10,261 10,774 11,313_ 11,879 12,473 Subtotal 15,858 17,619 19,401 21,103 22,930 24,782 26,557 28,462 30,292 PARKS&RECREATION Landscaping/Median Maintenance ' • R Assumed to be Paid by Master Homeowners'Association R R R Subtotal 0 0 0 0 0 0 0 0 0 CONTINGENCY 210,660 219,134 239,128 260,408 280,894 302,940 323,880 346,346 367,597 TOTAL GENERAL FUND 2,317,257 2,410,470 2,630,411 2,864,490 3,089,831 3,332,342 3,562,684 3,809,801 4,043,562 ROAD Capital Improvements - 0 _ 0-_ 0 p p 0 0 0 0 ROAD MALUENANNICE Street Maintenance 89,040 93,492 98,167 103,075 108,229 113,640 119,322 125,288 131,553 Street Sweeping 6,264 6,577 6,906 7,251 7,614 7,994 8,394 8,814 9,254 Traffic Signal Operation/Maintenance 15,120 15,876 16,670 17,503 18,378 19,297 20,262 21,275 22,339 Contingency 11,042 11,594 12,174 12,783 13,422 14,093 14,798 15,538 16,315- TOTAL ROAD FUND 121,466 127,539 133,916 140,612 147,643 155,025 162,776 170,915 179,461 TOTAL ALL EXPENDITURES 2,438,723 2.538,009 2,764.327 3.005,102 3,237,474 3,487.367 3.725,461 3,980.716 4,223,023 REVENUE SURPLUS/(SHORTFALL) (770,184) (582285) (521,823) (387,519). (323,713) (263,929 CUMULATIVE SURPLUS/(DEFICIT ) (201,453) (157,403) 155,438 (770,184) (1,352,469) (1,874,292) (2,261,811) (2,585,524) (2,849,453) (3,050,906) (3,208,308) (3,052,871) General Fund Surplus/(Shortfall) - - - __-_-- - (904,436) (755,730) (734,260) (638,525) (612,953) (590,947) (565,662) (557,345) (279,935) Cumulative General Fund (904,436) (1,660,166) (2,394,427 , , 05) (4,236,852) (4,802,515- ----- ) 3032952) (3,645,9-_ ) (5,359 859) (5,639,794) Road Fund Surplus/(Shortfall) ---- ------_-____ _ 134,253 173,445 212,437 251,006 289,241 327,018 364,209 399,942 435,373 Cumulative Road Fund 134,253 307,697 520,135 771,141 1,060,381 1,387,400 1,751,609 2,151.551 2,586,923 RSG,Inc.,4/3/98 annxfeas Budget - CITY OF PALM DESERT DEPMENT OF COMMUNITY DEVELOINT MEMORANDUM TO: City Manager and City Council FROM: Ramon A. Diaz, ACM/Director of Community Development DATE: April 20, 1992 SUBJECT: Strategy for Annexing North of I-10 At this point it is postulated that Palm Desert has decided to annex north of I-10. The decision now centers on how to accomplish this objective. Initial discussions on this issue limited annexation to the 430 acres covered by the North Star Range and Centerpoint projects north of I-10 in the Cook Street area. The Jack Ivey Ranch has also been discussed. The contact people have been Richard Ranger and Bill Ivey, both of whom have been active in the Cook Interchange District project. One potential critical question or issue which we need to resolve before it arises is the question of Thousand Palms. Based on earlier discussions with Riverside Local Agency Formation Commission it would „ appear that they would require the sphere of influence for the entire north of I-10 area. Whether we choose to address this issue before or after we file is up to us. We can file for sphere designation and annexation simultaneously. However, to do this we would be required to plan and prezone the area, which would be quite time consuming. Further, I believe we have other priorities to accomplish. Because of the above and lack of easy access into the area from the south of i-10 I would recommending proceeding with the sphere designation. I would recommend that we convene the annexation committee, identify the total area we wish placed in our sphere, and apply to LAFCO. Of course, we would reconfirm the interest of the property owners to eventual annexation. Ideally, direction on that Thousand Palms question should also be established at this time. �Q ! O A4. D AZ ASSISTANT CITY MANAGER DIRECTOR OF COMMUNIT DEVELOPMENT/PLANNING /tm Y o� 5 y p �FPNp x A NF(619)346-p Ar • b, i 1 10 ,E 2989 Air. 0 h 1 i I" i; I i' l r i I is i f i' f i r. r I! r (I I" ii i P r V Nme [Nm®r 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 April 10, 1989 Mr. Richard J. Ranger Chase School Road Associates 4255 Campus Drive, Suite 290 Irvine, CA 92715 Dear Mr. Ranger: Thank you for your letter of April 5th in which you stated the Chase School Road Associates is in favor of annexing into the City. We are pleased, and I too believe it would be beneficial to both the Center Pointe Project and the City. Thank you also for sending the book on the Project. Ray Diaz and I will be reviewing it' and I have asked Ray to set a meeting of the Annexation Committee as soon as possible. We will get in touch with you relative to the next steps in the annexation process. Sincerely, Bruce A. Altman City Manager BA/rh p• a CHASE SCHOOL ROAD ASSOCIATES 4255 Campus Drive, Suite 290 Irvine, California 92715 (714) 856-1858 April 5, 1989 Bruce A. Altman, City Manager City of Palm Desert 73-510 Fred Waring Drive Palm Desert, California 92260 Re: Center Pointe Project Proposed Annexation Dear Mr. Altman: The purpose of this letter is to follow up on the meetings with you, Ray Diaz and Lionel Steinberg related to the proposed Cook Street/I-10 interchange. You suggested that the City may well be interested in annexing the Center Pointe project and asked that we consider that possibility. Chase School Road Associates believes that the annexation of the Center Pointe project to the City would be beneficial to the City and the project. Further, an annexation could help expedite the construction of the Cook Street/I-10 interchange. As you know, the Center Pointe project has been approved by the County of Riverside as Specific Plan No. 225. Enclosed for your review is a book containing the following: 1) Board of Supervisors ' Resolution No. 88-506 adopting Specific Plan No. 225, and certifying the Environmental Impact Report. 2) Conditions of Approval. 3) Ordinance No. 348 .2931 related to the zoning of the project. 4) Specific Plan No. 225. 5) Environmental Impact Assessment and Report. 6) Ordinance No. 664 . 25 approving Development Agreement No. 18 and Development Agreement No. 18. ,.� Bruce A. Altman, City Manager City of Palm Desert Re: Center Pointe Project Proposed Annexation April 5, 1989 Page two Section 7 . 3 of the Development Agreement requires that we oppose any annexation without the County' s consent. We have spoken with Supervisor Larson and she advised us that she did not think the County would oppose an annexation. However, she did caution us that the County is not at all likely to cancel the Development Agreement. We would assume that the fees provided in Section 4 of the Development Agreement would continue to be collected by the County, subject to the City' s right to share in the fees as provided in Sections 4 . 2 and 4 . 3 of the Development Agreement. The fees and the City' s share are set forth below: Total City Share Upon Fee Annexation Public Facilities Fee $ 1, 891 $ 1,790. 78 (94 . 7%) Regional Parkland Fee 350 -0- Habitat Conservation and Open Space Land Bank Fee 260 -0- Public Services Offset Fee 1, 776 592 . 00 (33 . 3%) Totals: $ 4, 277 $ 2 , 382 . 78 Please note that the Development Agreement does not impose any fees upon commercial development, nor does it exempt the project from those fees. Thus, it seems that the fee structure that exists from time to time would apply to commercial projects. I would also like to mention that Chase School Road Associates has recently entered into an agreement with Champagne Partners I to develop the 132-acre residential portion of Center Pointe with an additional nine-hole golf course, and approximately 330 lots rather than the 502 lots shown in Specific Plan No. 225. This part of the Center Pointe project would be added to the existing Ivey Ranch Country Club and would provide that project with a full eighteen-hole golf course. The Ivey Ranch Country Club is doing very well now under its new ownership. NOW '*M✓ Bruce A. Altman, City Manager City of Palm Desert Re: Center Pointe Project Proposed Annexation April 5, 1989 Page three The transaction with Champagne Partners I is subject to the County' s approval of an appropriate amendment to the Specific Plan. The revised plan would reduce the overall density from 4 . 0 to about 2 . 5 dwelling units per acre, and would no doubt improve the revenue/expense ratio from the City' s or County' s standpoint. We believe that the annexation of the Center Pointe project would have benefits to both parties and we look forward to meeting with you to work out the terms of the annexation. Also, I understand that the owners of the Ivey Ranch Country Club would like to consider annexation. Very truly yours, CHASE SCHOOL ROAD ASSOCIATES, a California General Partnership By Richard J. Ranger, Partner RJR/smg Enclosure cc: ✓I2ay Diaz, Planning Director (w/o encl) William H. Ivey, Partner (w/o encl) 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 April 10, 1989 Mr. Richard J. RangerT � < North Star Enterprises 4255 Campus Drive, Suite 290 Irvine, CA 92715 Dear Mr. Ranger: Thank you for your letter of April 5th in which you stated the North Star Enterprise is in favor of annexing into the City. We are pleased, and I too believe it would be beneficial to both the North Star Ranch Project and the City. Thank you also for sending the book on the Project. Ray Diaz and I will be reviewing it and I have asked Ray to set a meeting of the Annexation Committee as soon as possible. We will get in touch with you relative to the next steps in the annexation process. Sincerely, v Bruce A. Altman City Manager BA/rh NORTH STAR ENTERPRISES 4255 Campus Drive, Suite 290 Irvine, California 92715 (714) 856-1858 April 5, 1989 Bruce A. Altman, City Manager City of Palm Desert 73-510 Fred Waring Drive Palm Desert, California 92260 Re: North Star Ranch Project Proposed Annexation Dear Mr. Altman: The purpose of this letter is to follow up on the meetings with you, Ray Diaz and Lionel Steinberg related to the proposed Cook Street/I-10 interchange. You suggested that the City may well be interested in annexing the North Star Ranch project and asked that we consider that possibility. North Star Enterprises believes that the annexation of the North Star Ranch project to the City would be beneficial to the City and the project. Further, an annexation could help expedite the construction of the Cook Street/I-10 interchange. As you know, the North Star Ranch project has been approved by the County of Riverside as Specific Plan No. 151-1. Enclosed for your review is a book containing the following: 1) Board of Supervisors' Resolution No. 88-507 adopting Amendment No. 1 to Specific Plan No. 151, and adopting the Negative Declaration. 2) Conditions of Approval. 3) Ordinance No. 348 .2933 related to the zoning of the project. 4) Specific Plan No. 151-1. 5) Environmental Impact Assessment and Focused Report. 6) Ordinance No. 664 . 20 approving Development Agreement No. 16 and Development Agreement No. 16. Bruce A. Altman, City Manager City of Palm Desert Re: North Star Ranch Proposed Annexation April 5, 1989 Page two Section 7 . 3 of the Development Agreement requires that we oppose any annexation without the County' s consent. We have spoken with Supervisor Larson and she advised us that she did not think the County would oppose an annexation. However, she did caution us that the County is not at all likely to cancel the Development Agreement. We would assume that the fees provided in Section 4 of the Development Agreement would continue to be collected by the County, subject to the City' s right to share in the fees as provided in Sections 4 . 2 and 4 . 3 of the Development Agreement. The fees and the City' s share are set forth below: Total City Share Upon Fee Annexation Public Facilities Fee $ 1, 891 $ 1,790. 78 (94 . 7%) Regional Parkland Fee 350 -0- Habitat Conservation and Open Space Land Bank Fee 260 -0- Public Services Offset Fee 1, 776 592 . 00 (33 . 3%) Totals: $ 4, 277 $ 2 , 382 . 78 Please note that the Development Agreement does not impose any fees upon commercial development, nor does it exempt the project from those fees. Thus, it seems that the fee structure that exists from time to time would apply to commercial projects. We believe that the annexation of the North Star Ranch would have benefits to both parties and we look forward to meeting with you to work out the terms of the annexation. Very truly yours, NORTH STAR ENTERPRISES, a California General Partnership By Richard J. Ranger, Partner RJR/smg Enclosure cc: ✓<ay Diaz, Planning Director (w/o encl) William H. Ivey, Partner (w/o encl)