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HomeMy WebLinkAboutFiscal Impact Anlysis Report Regarding Potential Annxation of Areas North of I-10* Continued to a date uncertain for further ongoing review of the matter as it relates to future planning activities in the City. 4-0 (Harnik ABSENT) CITY OF PALM D DEPARTMENT OF COMMUNI STAFF REPORT E�FJT REQUEST: THAT THE CITY COUNCIL RECEIVE AND FILE DOCUMENTS PERTAINING TO THE POTENTIAL FISCAL IMPACT OF ANNEXATION OF AREAS NORTH OF THE INTERSTATE 10, AND PROVIDE STAFF DIRECTION CONCERNING PROCEEDING ON THIS MATTER SUBMITTED BY: Lauri Aylaian, Director of Community Development DATE: March 8, 2012 CONTENTS: 1. Technical Addendum to Fiscal Impact Analysis for Potential Annexation to the City of Palm Desert, dated February 8, 2012 2. Memorandum from Terra Nova Planning & Research regarding Clarification of Gas Tax and Measure A Revenues, dated February 21, 2012 3. Memorandum from Director of Public Works regarding Capital Improvements Needs in the Sun City Area, dated February 15, 2012 Recommendation By minute motion: That the City Council direct staff regarding further actions to take, if any, concerning annexation of areas north of Interstate 10. Background This report provides supplemental information to the Fiscal Impact Analysis for Potential Annexation to the City of Palm Desert, which was presented to the City Council at its January 26, 2012, meeting. In particular, a technical addendum that corrects for an invalid land use assumption is provided, as is a memorandum explaining the computation of Highway Users Gas Tax and Measure A Fund revenues. Additionally, the Director of Public Works has provided an order -of -magnitude estimate of the capital cost for filling existing infrastructure needs in the study areas. This information is not generally included in a fiscal impact analysis, since the goal of such analyses is to determine the financial viability of an area once it has been fully developed and the infrastructure is complete. Nonetheless, it is useful information for a complete picture of the financial impact that annexation would have on the City of Palm Desert. Staff Report Potential Annexation Fiscal Impact Analysis March 8, 2012 Page 2 of 2 The information produced during the study demonstrates that neither area (described as Scenarios A and B in the analysis) north of Interstate 10 is financially viable under the conditions analyzed, and that annexation would pose a burden on the General Fund. More particularly, at build -out the annual costs would exceed annual revenues as follows: Scenario A (Sun City and area south of Avenue 38): -$5.5 million/year Scenario B (Scenario A plus Classic Club and Xavier Prep area): -$3.4 million/year While one-time costs and revenues would be as follows: Scenario k $22 million cost for meeting existing infrastructure needs $10.2 million total revenue from Developer Impact Fees through build out Scenario B: $44 million cost for meeting existing infrastructure needs $18.9 million total revenue from Developer Impact Fees through build out If required by the Local Agency Formation Commission (LAFCO), inclusion of Bermuda Dunes in these analyses would further diminish the financial viabilities of any proposed annexation. Fiscal Analysis There is no fiscal impact with this request. If further study is directed by the City Council, additional appropriations will be required for consultants. Submitted By:i Lauri Aylaian, Community Development Director Department rd (� Paul S. i n. Dire or of Finance Approval: M. Wohlmuth, City Manager gAplanninglauri aylaian\sphere of influence and annexation\sun city annexation fiscal impact analysis 3-8-12.docx TECHNICAL ADDENDUM TO FISCAL IMPACT ANALYSIS FOR POTENTIAL ANNEXATION TO THE CITY OF PALM DESERT Prepared for City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Prepared by Terra Nova Planning & Research, Inc. 42635 Melanie Place, Ste. 101 Palm Desert, CA 92211 February 8, 2012 TN/City of Palm Desert Tech. Addendum/Potential Annexation TECHNICAL ADDENDUM TO FISCAL IMPACT ANALYSIS FOR POTENTIAL ANNEXATION TO THE CITY OF PALM DESERT I. PURPOSE This Technical Addendum is being prepared to address changes to the original "Fiscal Impact Analysis for Potential Annexation to the City of Palm Desert," which was submitted to the City of Palm Desert in January 2012. Specific Plan 151 (SP-151), which is located in Scenario B under consideration for annexation, has been revised; the revised plan is referred to as Specific Plan 343 (SP-343), "NorthStar." Like SP-151, SP-343 is centered around the existing golf course (The Classic Club) and clubhouse, and it continues to allow for commercial and office/business park development. Revisions include the provision of single- and multi -family dwelling units, including timeshares, and light industrial uses. The revised plan also allows for a modest increase in hotel development, and requires the existing gravel/construction site to be removed for future development. Please refer to Exhibit 1 for the SP-343 Conceptual Land Use Plan. II. REVISIONS Land use tables for Scenario B have been revised, as shown below, to remove SP-151 and replace it with SP-343. Table 1 describes developed acreage in Scenario B, and Table 2 describes vacant acreage. 2 TN/City of Palm Desert Tech. Addendum/Potential Annexation Table 1 Scenario B - Developed Acreage (Revised to Reflect SP-343) Existing Existing Existing Dwelling Square Hotel Existing Land Use Designation Acreage Units' Footage Rooms Population Inside Scenario A: SP-281 Single -Family Residential 792.0 4,985 SF -- -- 9,000 SP-281 Golf Course 435.3 -- -- -- -- SP-281 Commercial 29.0 -- 277,912 -- -- SP-281 Commercial (Hotel) 2.2 -- 50,0004 72 -- Riv. Co. Commercial Retail 21.1 -- 202,205 -- -- Riv. Co. Commercial (Hotel) 1.4 -- 40'0004 82 -- Riv. Co. Comm./Tourist (RV Park) 26.3 -- -- -- -- Riv. Co. Industrial - Light 56.6 -- 542,409 -- -- SP-281 Fire Station 3.5 -- -- -- -- I-10 Corridor 79.2 -- -- -- -- Railroad Corridor 38.8 -- -- -- -- Outside Scenario A: Single -Family Residential 1.3 1 SF -- -- 2 SP-343 Golf Course/Facilities 245.9 -- -- -- -- SP-225 Private School 96.0 -- -- -- -- SP-225 RV Storage 5.2 -- -- -- -- Agriculture 9.3 -- -- -- -- I-10 Corridor 52.8 -- -- -- -- Railroad Corridor 34.1 -- -- -- -- Total: 1,930.0 4,986 1,112,526 154 9,002 Includes 4,869 detached and 116 attached units in Sun City, and one detached unit outside Sun City. SF = single-family dwelling unit. Assumes commercial and industrial buildings cover 22% of the lot, with the remaining area available for access roads, parking, landscaping, and other ancillary uses. 3 Includes an estimated 9,000 residents in Sun City (provided by Paul Brady, Sun City Community Assoc., Oct. 2011), and one additional dwelling unit at 2.08 persons/household (2010 U.S. Census). 4 Estimate for 72-room and 82-room hotels. TN/City of Palm Desert Tech. Addendum/Potential Annexation Table 2 Scenario B - Vacant Acreage (Revised to Reflect SP-343) Potential Potential Potential Dwelling Square Hotel Potential Land Use Designation Acreage Units' Footage2 Rooms Population Non -Developable Inside Scenario A: SP-281 Community Association 271.0 -- -- -- __ Public Utility (I113, CVWD) 18.1 -- -- -- __ Public Agency (County, State) 5.3 -- -- -- __ Riv. Co. Open Space/Water 10.4 Mirasera Open Space/Parks/Roads 39.5 Outside Scenario A: SP-225 Regional Circulation 6.4 -- -- -- __ Non -Developable Subtotal: 350.7 Developable Inside Scenario A: PD Medium Density Residential (4-10 du/ac) 113.3 963 SF -- -- 2,003 Riv. Co. Medium -High Density Resid.(5-8 30.8 209 SF -- -- 434 du/ac) Mirasera High Density Residential (12 du/ac) 22.6 230 SF -- -- 478 Mirasera Mixed Use Residential (16 du/ac) 10.5 142 NW -- -- 295 Mirasera Very High Density Resid. (20-25 66.4 1,411NM -- -- 2,934 du/ac) SP-281 Commercial 3.0 -- 28,750 -- -- PD Community Commercial 10.7 -- 102,540 -- -- PD Industrial - Business Park 28.0 -- 2689330 -- -- PD Industrial - Light 26.6 -- 254,913 -- -- Mirasera Commercial Retail 17.6 -- 168,664 -- -- Mirasera Mixed Use Hotel 3.1 -- 100,000 150 -- Mirasera Office/Business Park 18.8 -- 180,164 -- -- Outside Scenario A: PD Low Density Residential (0-4 du/ac) 72.0 244 SF -- -- 507 SP-343 Deluxe Golf -View Hotel 17.6 -- 350,000 350 -- SP-343 Resort Golf -View Villas (7.4 du/ac) 7.3 46 SF -- -- 96 SP-343 Resort Timeshares (21.7 du/ac) 10.0 184 MF -- -- 383 SP-343 Golf -View Condos (16.6 du/ac) 33.2 468 MF -- -- 973 SP-343 MixedUse Retail Village (4.14 du/ac) 36.2 127 MF 346,912 -- 264 SP-343 Industrial Park 69.6 -- 666,991 -- -- SP-343 Executive Office 16.0 -- 153,331 -- -- SP-343 Community Commercial 20.0 -- 100,000 -- -- SP-225 Medium -Density Residential (8 du/ac) 9.0 61 SF -- -- 126 SP-225 Golf Course 13.6 -- -- -- __ SP-225 Commercial 26.1 -- 250,121 -- -- SP-225 Business Park 41.0 -- 392,911 -- -- Developable Subtotal: 723.0 Total: 1073.7 4,085 3,363,627 500 8,493 Assumes future residential development will occur at 85% of the maximum density permitted. SF = single-family dwelling unit. MF = multi -family dwelling unit. Assumes future building square footage will cover 22% of the lot, with the remainder of the lot available for access roads, parking, landscaping, and other ancillary uses. Exception is SP-343 Community Commercial, where the Specific Plan calls for a maximum of 100,000 sq. ft. at build out, which is less than 22% lot coverage. Hotel square footage is estimated for one 150- room highway -serving hotel in Mirasera, and one 350-room resort hotel in SP-343. 3 Based on Palm Desert average of 2.08 persons/household (2010 U.S. Census). 2 TN/City of Palm Desert Tech. Addendum/Potential Annexation III. BUILDOUT COMPARISON The following table compares build out of vacant acreage in SP-151, as described in the original report, and build out of vacant land in SP-343. Table 3 Build out Comparison by Land Use Category SP-151 and SP-343 Land Use Category SP-151 SP-343 Difference Hotel Facilities 250 rooms 350 rooms +100 rooms 200,000 sq.ft. 350,000 sq.ft. +150,000 sq.ft. Resort Golf -View Villas 0 46 SF du's +46 SF du's Resort Timeshare Units 0 184 MF du's +184 MF du's Golf -View Condos 0 468 MF du's +468 MF du's MixedUse Retail Village - residential 0 127 MF du's +127 MF du's - commercial 0 346,912 sq. ft. +346,912 sq. ft. Industrial Park 0 666,991 sq. ft. +666,991 sq.ft. Executive Office/Business Park 987,070 sq.ft. 153,331 sq.ft. -833,739 sq.ft. Community/Service Commercial 295,162 sq.ft. 100,000 sq.ft. -195,162 sq.ft. SF du = single-family dwelling unit; MF du = multi -family dwelling unit Build Out Assumptions Build out values have been calculated using the same methods and assumptions as those used in the original fiscal analysis. For residential land uses, it is projected that the number of dwelling units at build out will be 85% of the maximum permitted density (= # acres x maximum du's/acre x 85%). Dwelling units in SP-343 were determined to be single-family or multi -family based on descriptions provided in the NorthStar Specific Plan. For commercial, office/business park, and industrial land uses, it is projected that future building square footage will be equivalent to 22% lot coverage (= # acres x 43,560 sq.ft./acre x 22%). This level of building coverage is typical of traditional single -story development in the region; remaining lot square footage is necessary to meet local parking and landscaping requirements. This methodology was used in the original fiscal analysis, and it is duplicated here. An exception occurs in the SP-343 Community Commercial category, where the Specific Plan projects less than 22% lot coverage, for a maximum build out of 100,000 square feet. Based on the SP-343 Conceptual Land Use Plan, this revised analysis estimates that build out of SP-343 will add 3.0 more paved roadway miles to Scenario B. Build out Dwelling Units and Population As shown in Tables 3 and 4, build out of SP-343 is projected to result in the development of 825 more dwelling units than SP-151. With an average household size of 2.08 persons per household in Palm Desert, this equates to a population of 1,716 more residents than that projected in the original fiscal study. Should annexation of Scenario B occur, a total potential Scenario B population of 17,495 would be added to the City's existing population. 5 TN/City of Palm Desert Tech. Addendum/Potential Annexation Table 4 Comparison of Dwelling Units & Population SP-151 and SP-343 At Build out SP-151 SP-343 Difference No. of Dwelling Units 0 825 +825 Potential Population in Specific Plan Area 0 1,716 +1,716 Potential Population in All of Scenario B 15,779 17,495 +1,716 Population projections are based on average 2.08 persons/household in City of Palm Desert, U.S. Census, 2010 IV. TIMESHARES In the City of Palm Desert, the revenue stream from timeshares can vary widely from one project to another. Transient Occupancy Tax (TOT) is collected on timeshare units that are rented for less than 30 days; TOT is 9% of the rental rate. In addition, if the proposed timeshare project does not include a golf course and hotel with 500 or more rooms, the City negotiates with the developer to collect one-time development fees and recurring annual fees based on the number of units being developed. SP-343 designates 9.95 acres for Resort Timeshare development, at a density of 21.7 dwelling units per acre. Assuming build out will occur at 85% of the maximum permitted density, 184 units could be constructed. The Specific Plan also includes an existing golf course (The Classic Club) and proposes a 350-room resort hotel. Therefore, the timeshare portion of the project will generate revenues from TOT, one-time fees at the time the project is constructed, and recurring annual fees. The fiscal model has been revised to include future revenues from timeshare development in SP- 343 using per unit estimates provided by the City's Finance and Community Development Departments. Based on other timeshare development in the City, TOT revenue of $600/unit/year, one-time development fees of $750/unit, and recurring annual fees of $1,500/unit/year are used in this analysis. Build out of the Specific Plan area is assumed to occur evenly over a 20-year period, with costs and revenues shown in 5-year increments. V. COST/REVENUE COMPARISON Potential costs and revenues to the City of Palm Desert resulting from annexation of Scenario B were projected in the original report. Using the same fiscal model, they have been revised to delete the SP-151 build out scenario, and replace it with the SP-343 build out scenario. Tables 5 and 6 show potential costs and revenues, as revised to reflect SP-343. Compared to the original analysis, build out of SP-343 is projected to result in modest increases in all revenue categories analyzed. At the end of the 20-year buildout period, total revenues are projected to be $11.3 million/year, which represents an increase of 14.8% over that shown in the original report. This is largely the result of adding dwelling units, population, and hotel rooms to n TN/City of Palm Desert Tech. Addendum/Potential Annexation the Specific Plan area, and including sales tax generated by the existing clubhouse at The Classic Club, as well as potential revenues generated by future timeshares. One-time revenues generated by Developer Impact Fees (DIF) are also projected to increase modestly due to more construction in the Specific Plan area and one-time timeshare development fees. Potential DIF revenues are projected to be $4.7 million at build out of each phase during the 20-year build out period. This represents an 8.5% increase over DIF revenues shown in the original analysis. Given the potential of SP-343 to develop 825 more dwelling units and accommodate 1,716 more residents than SP-151, the costs to the City for providing public services to the area will also increase. Costs include those required for general government operations, roadway maintenance, and the provision of emergency services. Annual costs at the end of the 20-year build out period are projected to be $14.7 million/annually. This represents an increase of 11.4% over the original report. After replacing SP-151 with SP-343, potential cash flow to the City at 20-year build out is projected to be a deficit of -$3.4 million/year. This is 1% more than that anticipated in the original fiscal analysis and is largely due to the costs of providing public services to an increased build out population. 7 TN/City of Palm Desert Tech. Addendum/Potential Annexation Table 5 Total Potential Costs/Revenues Summary Table Annexation Scenario B (revised to include SP-343) Build out Phase Phase I (Yrs 1-5) Phase II (Yrs 6-10) Phase III (Yrs 11-15) Phase IV (Yrs 16-20) ANNUAL REVENUES General Fund: Property Tax $828,051 $915,581 $1,003,111 $1,092,730 Property Transfer Tax $99,321 $100,819 $102,317 $103,815 Sales Tax $2,351,230 $3,082,812 $3 814,394 $4,545,977 Transient Occupancy Tax (from hotels/motels) $699,401 $1,086,415 $1,473,429 $1,860,443 Transient Occupancy Tax (from timeshares) $27,600 $55,200 $82,800 $110,400 Annual Timeshare Fees $69,000 $138,000 $207,000 $276,000 Motor Vehicle In -Lieu Revenue $35,720 $42,544 $49,368 $56,192 Total Annual General Fund Revenue at Phase Build out: $4,110,323 $5,421,371 $6,732,419 $8,045,557 Restricted Funds: Highway Users Gas Tax $260,057 $309,737 $359,417 $409,097 Measure A Funds $19,750 $25,896 $32,041 $38,186 Prop. A Fire Tax $362,310 $417,360 $472,410 $527,460 Structural Fire Tax $1,390,525 $1,537,325 $1,684,125 $1,834,430 Total Annual Restricted Fund Revenue at Phase Build out: $2,032,642 $2,290,318 $2,547,993 $2,809,174 Totals: Total Annual Revenues at Phase Build out: $6,142,965 $7,711,689 $9,280,412 $10,854,731 Historic Average Interest Rate, 90-day Treasury Bill: 4.39% 4.39% 4.39% 4.39% Anticipated Interest on Revenues: $269,676 $338,543 $4.07,410 $476,523 Total Annual Revenues with Interest at Phase Build out: $6 412 641 $8 050 232 $9 687 822 $11 31253 ANNUAL COSTS General Fund: General Government $3,152,797 $3,759,641 $4,366,485 $4,973,329 Police Protection $3,847,211 $4,605,243 $5,363,275 $6,121,307 Roadway Maintenance $508,143 $587,731 $667,327 $746,916 Total Annual General Fund Costs at Phase Build out: $7,508,151 $8,952,616 $10,397,087 $11,841,553 Restricted Funds: Fire Protection $1,615,994 $1,731,582 $1,847,171 $1,962,759 Ambulance Services $940,944' $940,944' $940,944' $940,944' Total Annual Restricted Fund Costs at Phase Build out: $2,556,938 $2,672,526 $2,788,115 $2,903,703 Totals: Total Annual Costs at Phase Build out: $10,065,089 $11,625,142 $13,185,202 $14,745,256 Projected Annual Cashflow at Phase Build out: -$3,652,448 -$3,574,910 -$3,497,379 -$3,414,002 1 Does not include one-time (year 1) start-up ambulance costs of $190,000. TN/City of Palm Desert Tech. Addendum/Potential Annexation Table 6 Developer Impact Fee Revenues (One time only)' Annexation Scenario B (revised to include SP-343) Build out Phase Phase I (Yrs 1-5) Phase II (Yrs 6-10) Phase III (Yrs 11-15) Phase IV (Yrs 16-20) New Construction Tax $949,113 $949,113 $949,113 $949,113 Art in Public Places Fund $698,162 $698,162 $698,162 $698,162 Low Income Housing Mitigation Fee $560,396 $560,396 $560,396 $560,396 Child Care Program Fund $705,257 $705,257 $705,257 $705,257 Traffic Signals Fund $243,961 $243,961 $243,961 $243,961 Planned Drainage Fund $180,750 $180,750 $180,750 $180,750 Parks & Recreation Facilities Fund $1,353,736 $1,353,736 $1,353,736 $1,353,736 Timeshare Development Fees $34,500 $34,500 $34,500 $34,500 Total Developer Impact Fee Revenues at Phase Build out: $4 725,875 $4,725,875 $4,725,875 $4,725,875 1 Developer impact fees occur only once, at the time the unit is permitted. 0 r- I �- -A TERRA NOVA PLANNING & RESEARCH INC,'�,'� MEMORANDUM TO: Lauri Aylaian, Community Development Director, City of Palm Desert FROM: Andrea Randall DATE: February 21, 2012 RE: Clarification of Gas Tax and Measure A Revenues Described in the Potential Annexation Fiscal Impact Analysis Terra Nova has been asked to provide clarification about projected revenues from the Highway User Gas Tax and Measure A Fund, as they pertain to potential annexation of land north of Interstate-10. Descriptions of these calculations are provided below. I I i&,IlNvay tbj� Gas 14N I lighway User taxes are derived from state taxes on the sale of motor vehicle fuels. Revenues from the gas tax arc deposited into the State's Highway Users Tax account and apportioned by the State Controller to cities and counties on a monthly basis. Apportionments are restricted for the construction, maintenance, and operation of local streets and roads. To project potential future City gas tax apportionments resulting from buildout of the two annexation areas (Scenario A and Scenario B), the fiscal impact model uses data from the State Controller's office. The Controller's records, which are available online, indicate that $1,216,771.71 was apportioned to the City of Palm Desert between July 2010 and June 20 ],.1 (the last complete fiscal year available). For other apportionment calculations, the State assumes a population of 52,067 for the City of Palm Desert; this Population figure was used to determine a per capita factor for gas tax revenues. $1,216,771.71/year — 52,067 persons = $23.37/capita/year This per capita factor is applied to the projected buildout population of each annexation area. Buildout of Scenario A is projected to result ina buildout population of 15,144, which translates to potential Highway User gas tax revenues of $353,915 by the end of the 10-year buildout period. Under Scenario B, the buildout population, as modified to include SP-343, is projected to be 17,495, which translates to $408,859 in Highway User gas tax. revenues. (Projected revenues shown in the fiscal analysis are slightly I ZD higher due to rounding in the fiscal model.) Page I of 2 42635 MELANIE PLACE, SUITE 101 El PALM DESERT CA 92211 El (760) 341-4800 [-.1 FAX (760) 341-4455 Measure A Funds A portion (0.50%) of taxable sales in Riverside County is contributed to the Measure A fund; this is collected as part of the County's 8.75% sales tax. Measure A revenues are restricted for the purpose of funding regional and local transportation projects. It is important to note that the City of Palm Desert receives only a limited portion of total Measure A revenues. According to the Riverside County Transportation Commission, revenues are distributed on a regional basis and trickle -down to the City, as shown below. The end result is that the City's Measure A revenues are approximately 0.0084% of total taxable sales. 8.75% Riverside County sales tax W 0.50% of taxable sales goes to county -wide Measure A Fund 24% of county -wide Measure A Fund goes to the Coachella Valley region I 35% of Coachella Valley revenues funds local streets and roads projects 1 20% of local streets and roads project revenues goes to the City of Palm Desert To project potential future Measure A revenues resulting from buildout of the two annexation scenarios (Scenario A and Scenario B), the fiscal model first projects future taxable sales. All commercial development is assumed to generate taxable sales. Taxable sales are determined using the acreage designated for commercial land uses, and the following assumptions: 1) commercial building square footage is 22% of total commercial. acreage, 2) 90% of commercial square footage is leasable space that is capable of generating taxable sales, and 3) commercial development in the annexation areas is "Neighborhood Commercial," which generates an average annual sales volume of $326.13 per square foot (sources are provided in the fiscal impact analysis). These data are used to project total taxable sales in the annexation areas. The fiscal model then applies the percentages shown in the flow -chart above to project Measure A revenues collected by the City of Palm Desert. Page 2 of 2 CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM To: John Wohlmuth, City Manager From: Mark Greenwood, P.E., Director of Public Works Date: February 15, 2012 Subject: Capital Improvement Needs Fiscal Analysis for the Proposed Sun City Annexation At your request, I have conducted a cursory evaluation of capital improvement needs within the proposed Sun City annexation area. Since it is impossible to accurately estimate the ultimate cost of improvements without in-depth analysis, the following figures should be considered as estimates of the magnitude of potential costs. A much more detailed analysis will be needed to produce budget -level cost estimates. IMPROVEMENT TYPE QUANTITY UNIT COST TOTAL COST STREETS Arterials Only) 1,400,000 SF $20 $28,000,000 SIGNALS 5 $300,000 $1,500,000 STORM DRAINS Backbone on/ 30,000 LF $400 $12,000,000 RETENTION BASINS 5 acres $500,000 $2,500,000 GRAND TOTAL $44,000,000 The above analysis does not include amenities such as parks and recreation facilities, street lighting, etc., which would be at significant additional cost. This analysis is for Scenario B which is the largest alternative under consideration. ImprovepeAts, and costs jar Area A only, are roughly half of the amount shown above. Dire or f Public Wo Cc: La6ri Aylaian, Director of Community Development G:TubWorksWetk GreemwoodWy DownentalWad Docs%Sun City Annexation CIP Costs doe 7-Twil