SU0013380 - Laserfiche WebLink

Home Browse Search

the "Net County Cost and Revenue" matrix shown. • He said he didn't know how the model was modified when it was run. The numbers do not seem to bear out the actual cost of an urban development of this character and size. He said, therefore, they were unable to track overall County loss. It' s difficult to determine if Mountain House is a neutral or surplus-generating project. He said that the County has not been experiencing surpluses over the last ten years, and neither has Tracy. • He said he questions what he has seen so far in this document. He said that they are discussing with Gruen and Gruen, who developed their model, whether the analysis can be re-run, using the entirety of the model and the Mountain House projected land uses to see what they come up with, on the computer model run, as a revenue surplus or deficit. If they are able to accomplish this in the time frame they will provide this information. • In terms of capital costs, the document purports that using the 10% builder fee as a maximum threshold, based upon an average cost of $170, 000, generating a $17 , 000 maximum impact fee, and in combination with a 1% maximum on assessment taxes on a cumulative basis, this project may not be able to finance its infrastructure. If we just use the low density residen- tial cost from the study, it generates an impact fee of $22 , 000 per unit, and the variances and difference can then be seen. • He said there are no alternative capital resources today. The project has to be maintained whole in terms of its impact. The issues that Mr. McCluskey raised are critical to that formula. • He said that when talking about the full cost of mitigating transportation impacts, it is probably the most significant impact cost that Tracy experiences, which is a (City) fee of over $7, 900 per dwelling unit. So, if all of the impacts are not being mitigated then all of the costs are not available. He said he believed that in the documents he has seen to date, there must be a magic wall out there at the city limits, because the (transportation) impacts stopped. That impact needs to analyzed and included in the fiscal impact. • There are a significant number of issues that need refinement. This refinement should be done at the time of the DEIR. • He said that on a little broader issue, one raised by Mr. Storer. they expect the DEIR on the Tracy Urban Management Plan to be available by February, with final adoption in August. Tracy' s processing of that document will be parallel with the County' s process. • There are common issues of water and water delivery, wastewat- er management, transportation and transit, storm drainage, solid waste, police protection, fire services and revenue sharing. It will be necessary for the City and County to put together an urban management plan for the southwest corner of the county, and to integrate those services, distribute the revenues and costs appropriately, and lay out a foundation for PC MINUTES -9- JAN 16, 1992