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WORKPLAN <br /> costs among the categories of land use within the Specific Plan area including <br /> vacant private property owners,existing development,and the City as a <br /> whole. Cost allocations will be made on the basis of proxy measures of <br /> demand for,or benefit from, the different types of improvements. <br /> Analyze Cost Burdens and Financial Feasibility: Evaluate the impact of the <br /> infrastructure cost burdens on the overall financial feasibility of the private <br /> development components of the Specific Plan. This analysis will be based on <br /> information provided by team civil engineers and any additional information <br /> provided by the City regarding applicable fees,taxes,and other financial <br /> obligations. To the extent that initial cost allocations appear infeasible based <br /> upon industry standards, alternate allocations and other measures (e.g.,cost <br /> reductions, re-phasing,changes in land uses, etc.) will be proposed for <br /> inclusion in the preferred Plan. <br /> Identify Financing Mechanisms:Assemble existing information on available <br /> City financial resources and programs, such as fees,dedications and <br /> exactions,bond issues and evaluate their applicability to the Specific Plan area <br /> and related areas. This review will be conducted in light of any specific <br /> financing constraints or requirements including affordable housing mitigation <br /> requirements,off site development impact fees,and any limitations on <br /> revenue generated from publicly owned land. To the extent that existing <br /> mechanisms are unable to finance improvements and related maintenance <br /> costs, a variety of other financing mechanisms will be considered.These may <br /> include,but not be limited to: <br /> • Special assessments and taxes (e.g., Mello-Roos community facilities <br /> districts, landscaping and lighting districts) <br /> • Private (e.g., land-owner or developer) contributions and exactions <br /> • Area-specific development impact fees (and related reimbursement <br /> agreements) <br /> • Specific Plan fees <br /> • Public available grants and aid,including potential City,State, County, <br /> and Federal sources <br /> • Voter approved debt or tax increases <br /> The recommendation of financing mechanisms will be made based upon <br /> financing principles, statutory and legal considerations,and industry <br /> standards regarding who typically pays for what; the timing of public <br /> improvements relative to private development;commitments regarding the <br /> availability of public sector funding;and negotiation-based preferences of <br /> stakeholders. <br /> Evaluate Improvement/Development Phasing Concurrency:In concert with <br /> the evaluation of financing mechanisms, the Planning Team will prepare a <br /> preliminary phasing strategy for real estate development and public facilities' <br /> construction. The phasing strategy will be based on a variety of factors, <br /> including market conditions, funding availability,and public policy objectives. <br /> Subtask 5.6 -Analysis Present traffic, infrastructure, key road costs, fiscal analysis and financial <br /> Presentation/Task Force feasibility reports. <br /> Meeting#8 <br /> —_ GATES <br /> +ASSOCIATES <br />