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5. Financing of the Service The developer will finance golf course construction. Its maintenance will be financed partly by the golf course operator and partly by Neighborhood Association fees. Solid Waste 1. Service to be Provided Solid waste. 2. Level and Range of the Service Refuse collection and disposal will be provided by Delta Disposal Company under franchise to the County. Delta uses the nearby Corral Hollow landfill, operated by the County. This landfill has capacity to 1992. The County will soon be studying how to replace this landfill. 3. Timing of the Service The solid waste collection and disposal system is already in place to serve the project. 4. Improvements Needed or Required After 1992 a new land fill will be needed. The current landfill could be used as a transfer station. 5. Financing of the Service The County Solid Waste Enterprise Fund finances the landfills from gate fees. Recommended Financing Mechanisms The applicants propose formation of a County Service Area (CSA) to provide and finance water supply, sanitation, lighting, road maintenance, and possibly other services. A CSA is governed by the County and can levy user charges, and issue general obligation bonds for capital improvements. If this is used, it should be created early in the development process, or at least before any houses are sold, since once there are 12 or more registered voters in the project they will have a say in both formation and the issuance of bonds, potentially creating uncertainties. Up to that time the landowners and the County make those decisions. The applicants also propose formation of a Neighborhood Association, with dues of about $50 a month, which would contribute to the maintenance of the golf course and related facilities, administered by the developer. The applicants have discussed with the New Jerusalem Elementary and Tracy High School districts the use of a Mello-Roos Community Facilities District to finance needed school improvements. Such a district is also governed by the County and can issue long-term bonds, financed by parcel charges. (A CSA cannot finance schools.) A Mello-Roos should also be formed early in the development process. This will require early agreement between the applicants, the County and the two districts as to the maximum amount of bonded debt that will be required to finance needed improvements at build-out. The same applies to any proposed CSA bonds. 29