CITY OF SEBASTOPOL CITY COUNCIL
AGENDA ITEM REPORT FOR MEETING OF: September 3, 2024
=========================================================================================== To: Honorable City Councilmembers
From: EIFD Ad Hoc Committee (Mayor Rich/Vice Mayor Zollman/City Staff) Subject: Enhanced Infrastructure Financing District (EIFD) Projects and Next Steps =========================================================================================== RECOMMENDATION: The purpose of this item is to submit to the City Council a report out from the EIFD Ad Hoc Committee to the City Council. The actions for consideration tonight are as follows:
a) Receive the report out
b) Provide direction on projects to be eligible or prioritized to receive potential EIFD funding (if the City were to move forward with EIFD implementation)
c) Direction on further next steps, including further evaluation and a presentation back to the City Council within three (3) months regarding preferred EIFD boundary scenario(s), City and County revenue allocation percentages and dollar amounts, refined list of EIFD projects to be funded, and next steps for potential EIFD implementation.
=========================================================================================== EXECUTIVE SUMMARY:
An EIFD is a type of special financing district that utilizes a portion of incremental property tax revenues in a specifically defined area to finance capital facilities or other specified projects of community-wide significance that provide benefits to the area within the EIFD or the surrounding community.
The Council appointed an EIFD ad hoc committee and part of their tasks was to provide the Council with answers to a variety of questions related to an EIFD as noted in the January 16, 2024 Agenda Item report. Tonight’s item is to request feedback on in-progress potential EIFD boundary alternatives, public projects to be funded, and range of tax increment allocation scenarios.
BACKGROUND:
As a result of the elimination of redevelopment agencies in California, the City of Sebastopol (“City”) lost a tax increment financing (TIF) tool to invest in public facilities supporting the development of communities. In 2014, SB 628 created a new tax increment financing tool called the Enhanced Infrastructure Financing District (EIFD). EIFDs aid cities, counties, and other taxing entities in funding public facilities and other public investments to foster economic development, housing production, and climate resilience. By capturing tax increment revenue generated within the district as new development occurs and property values increase over time, similar to a redevelopment project area, a portion of tax incrementrevenue isredirected from participating taxing entities to the EIFD. The EIFD can issue bonds to capital projects, with the tax increment revenue used to repay the bonds. Importantly, the establishment of EIFDs does not increase property taxes or any other taxes for landowners within or outside the EIFD boundaries.
The following chart illustrates how tax TIF captures incremental assessed growth within an EIFD boundary (note these dollars are for illustrative purposes only).
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
The City has had several discussions regarding the potential of an EIFD in Sebastopol, including:
• November 7, 2023: City Council voiced support for the possibility of forming an EIFD • December 5, 2023: Council formed an EIFD Ad Hoc Committee to collect the initial information needed for the City Council to decide whether pursuing the formation of an EIFD is a prudent decision. • December 19, 2023: EIFD Ad Hoc provided an initial report, including an estimate of $50,000 for consultant costs to cover the initial stages of EIFD formation and information that Sonoma County Supervisor Lynda Hopkins would pursue a $50,000 funding request to support an EIFD evaluation if the EIFD under consideration were to include consideration of EIFD boundaries that extended beyond the City limits into unincorporated County jurisdiction. The Council confirmed its general interest in consideration of such an EIFD, but it did not take a formal vote.
• January 16, 2024: EIFD Ad Hoc provided an update that Supervisor Hopkins was able to secure the $50,000 funding allocation to cover consultant costsfor the initial stages of EIFD evaluation, with the understanding that receipt of this funding allocation will be conditioned on the City agreeing that the EIFD process will include evaluation of EIFD boundaries within District 5 including but not limited to, consideration of an EIFD to include unincorporated West Sonoma County (in addition to City jurisdiction). The agenda item included additional information on EIFD background, EIFD eligible projects broadly, information about current discussions between the City of Santa Rosa and County of Sonoma about the proposed Santa Rosa EIFD, preliminary projections from Sonoma County Auditor-Controller for hypothetical EIFD scenarios within the City of Sebastopol and unincorporated Supervisorial District #5, examples of potential EIFD infrastructure projects within the City of Sebastopol, and a targeted EIFD implementation timeline, culminating in EIFD formation by end of summer 2025.
DISCUSSION:
Pursuant to direction provided on January 16, the City has since retained consulting firm Kosmont Companies through a competitive procurement process effective July 15, 2024 for advisory services related to the evaluation Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
and potential initial formation of an EIFD (funded by the County funding allocation). Initial work tasks have thus far focused on:
a) Evaluation of multiple potential EIFD boundary alternatives within the City and as well as portions of unincorporated County jurisdiction within the Fifth Supervisorial District; and b) Initial compilation of potential infrastructure and/or affordable housing projects that could be included on the list of authorized facilities to receive EIFD funding in the future.
Related to item (a) above, Kosmont Companies has been evaluating potential boundary scenarios within the City as well as portions of County Supervisorial District 5. Since an EIFD is considered a “value capture” tool, the District boundaries are typically developed based on the following criteria: concentration/location of private development and investment, locations with the greatest infrastructure investment needs that can accelerate future development, and balancing the needs of the General Fund for future property tax revenues for services. The purpose of the discussion during this September 3, 2024, meeting related to boundary options is to receive input from the City Council on these three criteria.
Related to item (b) above, the EIFD Ad Hoc and Kosmont would like to facilitate a discussion during this September 3, 2024 meeting of the City Council, regarding the projects or types of projects that the City Council would like to see included on the list of authorized facilities that could potentially receive EIFD funding from a Sebastopol EIFD in the future. Consistent with the EIFD statute, the staff report for the January 16 discussion item provided a definition of the types of projects that would be eligible to receive funding.
Eligible projects include water, sewer, and other utility capacity improvements, flood control, roadways, parking, sidewalks, libraries, child care facilities, parks and other recreational facilities, affordable housing, fire prevention (e.g., fire station, suppression lines, hydrants), broadband infrastructure, brownfield remediation, climate adaptation projects, facilities in which nonprofits provide homeless or social services, and other public improvements of communitywide significance.
Specific examples of projects that have been discussed thus far include the following (listed in no particular order):
• City Hall complex
• City Parks improvements
• Traffic / roadway improvements (e.g., roundabouts)
• Community pool
• City library expansion
• Remodel / relocation of Community Center
• Downtown Corridor pedestrian connectivity enhancements • Flood control improvements
• Various unfunded roadway, bicycle, traffic signalization improvements • Various unfunded water and sewer improvements (e.g., new wells) The final page of the January 16 staff report linked above provides detail on project examples. Please note that some of the projects noted in the staff report have made further progress since January or have since been funded, and thus merely provide a point of reference.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
The purpose of the discussion this evening is to refine or augment the initial list of authorized facilities for potential funding by the EIFD. Please note that this will not be Council’s final chance to weigh in on targeted projects. The Resolution of Intention targeted within the next six months (by Jan/Feb 2025) should be inclusive in nature, including specific projects to the extent known, as well as other categories of projects that Council is interested in potentially entertaining over the course of the 45- to 50-year lifetime of the EIFD. The list of facilities in the Resolution of Intention is typically further refined to be more specific in the eventual Infrastructure Financing Plan (IFP) that would get approved by Council, Board of Supervisors, and Public Financing Authority (PFA) Board if/when the EIFD is formed (targeting end of Summer 2025).
For quantitative context, based on preliminary analysis from the County Auditor Controller's Office (contained in the January 16 staff report – to be updated by Kosmont), EIFD funding capacity that could be generated from within the City is estimated in the range of approximately $20-30 million on a present value basis. EIFD funding capacity that could be generated from unincorporated County Supervisorial District #5 is estimated in the range of $100 million or more on a present value basis, which could augment the EIFD funding capacity generated within the City.
Potential Next Steps
City Council feedback and input will inform Kosmont’s analysis of EIFD boundary alternatives and City/County tax increment revenue allocation scenarios over the next two to three months. Boundary alternatives and revenue allocation scenarios will balance funding capacity for the targeted EIFD projects on one hand, with General Fund needs on the other.
Given that the fire consolidation with Golden Ridge could pose impacts on the tax revenue of the EIFD Kosmont will be considering this as part of the Tax Increment Revenue analysis further along in the scope of work.
Kosmont will be providing updated EIFD tax increment and bonding capacity analysis as part of the evaluation. The EIFD Ad Hoc will provide another update to the City Council once these critical components of the EIFD feasibility evaluation are complete, before calendar year end 2024.
Pursuant to Kosmont’s approved scope of work, Kosmont would be expected to provide summary presentations to both the City Council and County Board of Supervisors prior to either agency considering a non-bonding Resolution of Intention to form the Sebastopol / West County EIFD, which would be targeted for January or February 2025.
COMMUNITY OUTREACH:
This item was noticed in accordance with the Ralph M. Brown Act and was available for public viewing and review at least 72 hours prior to the scheduled meeting date. If an EIFD is ultimately implemented, public information will be an important part of the formation process. A dedicated web page might be developed that would serve as a resource to interested stakeholders. Landowners and residents within the EIFD boundaries would also receive mailed notifications of public meetings and hearings throughout the formation process, and public hearings would additionally be advertised via local newspaper. In the event of a majority protest by property owners or residents within the boundaries, the formation proceedings would be discontinued.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
PUBLIC COMMENT:
As of the writing of this staff report, the City has not received any public comment. However, if staff receives public comment from interested parties following the publication and distribution of this staff report such comments will be provided to the City Council as supplemental materials before or at the meeting. In addition, public comments may be offered during the public comment portion of this item.
FISCAL IMPACT:
Consultant work for the EIFD feasibility evaluation is being funded by the $50,000 County allocation procured by Supervisor Hopkins. If an EIFD is ultimately established, there would be no decrease in the amount of property tax revenue the General Fund receives; however, a portion of future City property tax increment from within the approved EIFD boundary would be restricted to fund targeted infrastructure investments in the City to catalyze economic development and provide public benefit. Further information regarding fiscal impacts is required to be analyzed as part of the development of the ultimate Infrastructure Financing Plan (IFP), which will be presented to the City Council, County Board of Supervisors, and EIFD Public financing Authority in future meetings.
RECOMMENDATION:
The recommended actions tonight are:
a) Receive the report out
b) Provide direction on projects to be eligible or prioritized to receive potential EIFD funding (if the City were to move forward with EIFD implementation)
c) Direction on further next steps, including further evaluation and a presentation back to the City Council within three (3) months regarding preferred EIFD boundary scenario(s), City and County revenue allocation percentages and dollar amounts, refined list of EIFD projects to be funded, and next steps for potential EIFD implementation.
OPTIONS:
None.
ATTACHMENTS:
Slide presentation
January 16th 2024 City Council Staff report
APPROVALS:
Department Head Approval: Approval Date: ____8/22/2024___ CEQA Determination (Planning): Approval Date: ____8/22/2024 The proposed action is exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15061(b)(3) and 15378 in that there is no possibility that the implementation of this action may have significant effects on the environment, and no further environmental review is required.
Administrative Services/Financial Approval: Approval Date: _____8/22/2024__ Costs authorized in City Approved Budget: ☐ Yes ☐ No N/A Account Code (f applicable) ___________________________ City Attorney Approval: Approval Date: ____8/23/2024__
City Manager Approval: Approval Date: ___8/20/2024__
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Kosmont Companies
El Segundo, CA
www.kosmont.com | @KosmontTweets
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Introduction and Background
2 Status Update:
• Kosmont Companies selected as consultant
• City Council EIFD Ad Hoc Committee – 3 meetings with staff and consultant • Outreach plan – propose 4 public meetings, including City Council and County Board of Supervisors • Boundary analysis – boundary alternatives within the City and portions of unincorporated County (5th District) • Infrastructure list – potential infrastructure and/or affordable housing projects for list of authorized facilities to be eligible to receive EIFD funding
Seeking City Council input:
• List of infrastructure projects to potentially receive EIFD funding • Initial feedback on in-progress potential EIFD boundary alternatives and range of tax increment allocation scenarios
Evaluating EIFD boundary options and needed infrastructure investments Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Tax Increment Financing (TIF) Background
3 Baseline A/V
Incremental Growth
of Existing A/V
Incremental A/V from
New Development
Our “TIME” Approach
TIF in California
• Proposition 18 approved by California voters in 1952 creating Tax Increment Financing (TIF) – formerly Redevelopment Agencies
• Allows local governments to create “Districts” to finance improvements using TIF • Infrastructure investments funded by increased property tax revenues from new development – no new taxes State has approved new special purpose financing districts • Enhanced Infrastructure Financing District (EIFD)
• Address major infrastructure, sustainability, and housing needs • Enable tax increment financing
• Encourage joint ventures with cities, counties, special districts, and private developers Private property
investment or new
development
Increased property tax
revenue from new
property value
Deposited in separate
EIFD fund
Funds pay for public
improvements
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Tax Increment Financing Illustration – Not a New Tax
4 $0M
$100M
$200M
$300M
$400M
$500M
$600M
0 5 10 15 20 25 30 35 40 45 50 55
Baseline Property Value
Property taxes continue to flow to City / County / Schools / Other Taxing Entities as normal New Property Value from
New Development / Rehabilitation
Available to TIF District
Years from District Formation
Assessed
Property Value
(A/V) within
TIF District
Boundaries
New Total
Value After
TIF District
Benefits all
Taxing Entities
Period of New
Development
Note: Illustrative. Conservative 2% growth of existing assessed value (A/V) shown; does not include mark-to-market increases associated with property sales.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
TIF Districts in Progress
Statewide
5 Fully Formed In Formation Process Under Evaluation
Jurisdiction Purpose
Apple Valley Industrial and housing supportive infrastructure Banning (CRIA) Downtown revitalization, industrial infrastructure Barstow Industrial and housing supportive infrastructure Brentwood Housing, employment, and transit-supportive infrastructure Buena Park Mall reimagination, housing-supportive infrastructure Carson + L.A. County Remediation, affordable housing, recreation Citrus Heights Mall reimagination
Covina Downtown housing and blended use supportive infrastructure Fairfield Downtown, housing, and transit-supportive infrastructure Fresno Downtown, housing and transit-supportive infrastructure Fresno County Industrial and commercial supportive infrastructure Humboldt County Coastal mixed-use and energy supportive infrastructure Inglewood Transit-related infrastructure
Imperial County Industrial, renewable energy, and housing and infrastructure La Verne + L.A. County Housing and transit-supportive infrastructure Long Beach Economic empowerment and affordable housing
Los Angeles (Downtown, San Pedro, other) Affordable housing and transit-supportive infrastructure Los Angeles County Uninc. West Carson Housing / bio-science / tech infrastructure Madera County (3 Districts) Water, sewer, roads and other housing infrastructure Modesto + Stanislaus County Downtown, housing, and recreation infrastructure Mount Shasta Rural brownfield mixed-use infrastructure
Napa Downtown, housing, tourism supportive infrastructure Oakland Affordable housing and infrastructure
Ontario Industrial and housing infrastructure
Palmdale + L.A. County Housing and commercial infrastructure Pittsburg Housing, commercial, and tech park infrastructure Placentia + Orange County Housing and TOD infrastructure Rancho Cucamonga Blended use and connectivity infrastructure Redlands Education related and blended use infrastructure Redondo Beach + L.A. County Parks / open space, recreation infrastructure Riverside Affordable housing and infrastructure
Sacramento County (Unincorporated) Industrial / commercial supportive infrastructure San Rafael Blended-use and climate resilience infrastructure Sanger Housing and commercial supportive infrastructure Santa Cruz Downtown, blended use, and climate resilience infrastructure Santa Rosa + County of Sonoma Downtown investment, affordable housing, hospitality Selma Water, sewer, and other housing supportive infrastructure Vacaville Housing and business park infrastructure
Yucaipa Housing and commercial infrastructure
(Partial List)
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Enhanced Infrastructure Financing District (EIFD)
Fundamentals
6 Communicating in a Digital World
Long Term Districts 45 years from first bond issuance
Governance Public Financing Authority (PFA) implements Infrastructure Financing Plan (IFP) Approvals Mandatory public hearings for formation with protest opportunity; no public vote EIFD project areas do not have to be contiguous Non-contiguous Areas
Any property with useful life of 15+ years & of communitywide significance; purchase, construction, expansion, improvement, seismic retrofit, rehabilitation, and maintenance Eligible Projects Does NOT increase property taxes
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Types of Projects EIFD Can Fund
7 Communicating in a Digital World
(Partial List)
Roadway / Parking / Transit
Brownfield Remediation
Water / Sewer / Storm / Flood Parks / Open Space / Recreation Childcare Facilities & Libraries Affordable Housing
Broadband Small Business /
Nonprofit Facilities
Wildfire Prevention / Other
Climate Change Response
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Potential EIFD Infrastructure Project List for Sebastopol Initial List for Discussion with City Council
8 • City library expansion
• City Hall complex
• City Parks improvements
• Traffic / roadway improvements (e.g., roundabouts)
• Community pool
• Remodel / relocation of Community Center
• Downtown Corridor pedestrian connectivity enhancements • Flood control improvements
• Various unfunded roadway, bicycle, traffic signalization improvements • Various unfunded water and sewer improvements (e.g., new wells) Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Boundary Considerations
9 District Boundary Goals
• Capture as much future development as possible – EIFD is “value capture” tool • Support continued flow of property taxes to City / County General Funds for dayto-day operations – target positive fiscal impact • District boundaries do not need to be contiguous
• Public improvements funded do not need to be within EIFD boundary Kosmont suggestion for City Council consideration:
• Focus on primary City / County corridors with economic development opportunity sites (Gravenstein Hwy, Healdsburg Ave, Bodega Ave, Sebastopol Ave within City) Boundary alternative maps in progress for future discussion Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Preview of Potential Revenue Allocation Scenarios
10 • In Kosmont’s experience, City and County tax increment revenue allocation percentages, similar to boundary definition, should balance (a) funding capacity for the EIFD on one hand, and (b) General Fund strength on the other • For most of the approximately 28 EIFDs formed so far in California, cities and counties have ranged from 25% to 50% allocation, depending largely on the size of the EIFD and future development potential (these are VALUE CAPTURE tools) • Percentages can even change over time, such as by tapering down as tax increment grows to generate a level funding stream
Kosmont suggestion for City Council consideration:
• Allocation range between 25% to 50%
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Preliminary Analysis of EIFD Funding Capacity
11 Updated revenue and bonding capacity analysis forthcoming from Kosmont for future discussion (will consider County EIFD Policy considerations) Potential EIFD Boundary Components Estimated Funding Capacity @25% City/County Allocation
City of Sebastopol Boundary $25 million
Unincorporated County District 5 Boundary $100 million
City + County Combined $125 million
Source: Sonoma County Auditor-Controller (2024)
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Sonoma County EIFD Participation Policy
12 (Adopted February 2024)
County Property Tax Contribution:
• Less than or equal to City’s contribution
• Less than 100% of County share
Fiscal Impact:
• Positive net impact to General Fund
Strategic Priority Alignment:
• Economic Development
• Affordable housing
• Climate adaptation and resilience
• Transit-oriented development
• Active transportation
• Advancing racial and social equity
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Potential EIFD Formation Schedule
13 Tax increment allocation begins fiscal year following district formation Debt issuance, if desired, would occur after a stabilized level of tax increment has been established (may be 3-5 years) Target Date Task
Sept-Dec 2024
a) Conduct outreach / discussion among City staff and Council, County staff and Board of Supervisors, other relevant stakeholders, anticipated to include additional reports out from the EIFD Ad Hoc Committee b) Final determination of TIF district boundaries, targeted projects, governing Public Financing Authority (PFA) Board composition Jan / Feb 2025 c) Participating taxing agencies adopt Resolution(s) of Intention (ROI) to form district and formally establish PFA Board March 2025 d) PFA directs the drafting of the Infrastructure Financing Plan (IFP) April 2025 e) Distribute draft IFP to property owners, affected taxing entities, City Council, County Board of Supervisors, planning commission, with corresponding project-related CEQA documentation
May 2025 f) PFA holds an initial public meeting to present the draft IFP to the public and property owners June 2025 g) PFA holds first “official” public hearing to hear written and oral comments but take no action (noticing must occur at least 30 days after “f”)
June / July 2025 h) City Council / legislative bodies of other affected taxing entity contributing increment adopt resolution(s) approving IFP July 2025 i) PFA holds second public hearing to hear additional comments and take action to modify or reject IFP (at least 30 days after “g”) August 2025 j) PFA holds third public hearing to consider oral and written protests and take action to terminate proceedings or adopt IFP and form the district by resolution (at least 30 days after “i”) Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
For Discussion and Input Today
14 a) List of infrastructure projects to potentially receive EIFD funding b) Any initial feedback on potential EIFD boundary alternatives and range of tax increment allocation scenarios
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Kosmont
Retail NOW!®
KOSMONT COMPANIES | 2301 Rosecrans Ave, El Segundo, CA 90245 | phone: (424) 297-1070 | www.kosmont.com Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
1 CITY OF SEBASTOPOL
CITY COUNCIL
AGENDA ITEM
Meeting Date: January 16, 2024
To: Honorable City Councilmembers
From: EIFD Ad Hoc Committee
Subject: Discussion and Direction Regarding EIFD Boundaries, Acceptance of $50,000 County Funding for EIFD Consultant, and Next Steps for EIFD Formation Process Recommendation: That the City Council receive the report and provide direction on next steps regarding a possible EIFD to be formed by the City of Sebastopol City Council Funding: Currently Budgeted: _______ Yes _____X____ No _____ N/A Net General Fund Cost:
Amount: $
Account Code/Costs authorized in City Approved Budget (if applicable) ________ (verified by Administrative Services Department) INTRODUCTION/PURPOSE: This item is to submit to the City Council a report out from the EIFD Ad Hoc Committee to the City Council. The action tonight is:
a) Receipt of the Report Out
b) Decision to engage in a formal discussion process with the County (Supervisor Lynda Hopkins) to move forward or not move forward with forming an EIFD
c) Decision regarding the boundaries of the EIFD: (1) To accept consideration of all possible EIFD boundaries within Supervisorial District 5, including but not limited to a possible full West Sonoma County EIFD, (2) To limit consideration to a much more restricted EIFD boundary, to include only the City of Sebastopol or at most the City plus a small portion of unincorporated West Sonoma County (Sebastopol Plus). d) Acceptance of $50,000 County Funding (if approved at the January 23, 2024 Board of Supervisors Meeting) (only available if the Council accepts consideration of all possible EIFD boundaries within Supervisorial District 5, including potentially all of West Sonoma County.
e) Decision regarding further steps (If the boundaries are the City of Sebastopol or Sebastopol plus a small portion of unincorporated West Sonoma County)
BACKGROUND:
At a meeting on November 7, 2023, the Sebastopol City Council voiced support for the possibility of forming an Enhanced Infrastructure Financing District (EIFD). Subsequently, at the December 5, 2023 City Council, the Council formed an EIFD Ad Hoc Committee. The scope of the Ad Hoc was “to collect the initial information needed for the City Council to decide whether pursuing the formation of an EIFD is a prudent decision.” Appointed to the Ad Hoc were Mayor Diana Rich and Vice Mayor Stephen Zollman, with staff support from the City Manager, the Assistant City Manager, plus any other staff deemed appropriate. Reporting requirements were (at minimum): January 2024, and thereafter every two months. The Ad Hoc was designated to last until its tasks were completed, but at most for one year. Finally, the Ad Hoc was directed to coordinate with Supervisor Lynda Hopkins.
The EIFD Ad Hoc was tasked with providing the Council with the answers back to the following questions:
1. What are the best EIFD district boundaries? Options might include Sebastopol City limits or a portion thereof, Sebastopol City plus portions of West Sonoma County, or perhaps different boundaries entirely.
2. What is the revenue generation potential from an EIFD, and how does the revenue from different district boundaries differ?
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
2 3. Are there other special districts that would be willing to contribute to an EIFD?
4. What projects might be considered as a focus for an EIFD?
5. What steps must the Council take in order to finalize an EIFD?
6. What is the timeline for finalizing an EIFD?
7. Is a consultant necessary for formation of an EIFD?
8. What cost to the City is associated with finalizing an EIFD?
9. How much City staff time would be needed to finalize an EIFD?
10. Is the County willing to contribute to a Sebastopol EIFD?
11. Plus other questions an ad hoc committee would encounter in their inquiries.
On December 19, 2023, the EIFD Ad Hoc provided an initial report, with a full report expected on January 16, 2024. The December 19 report included, among other details, an estimate of $50,000 for consultant costs to cover the initial stages of EIFD formation. At the December 19, 2023 meeting, the Council was informed by Sonoma County Supervisor Lynda Hopkins that if the EIFD under consideration were to include consideration of EIFD boundaries that extended beyond the City limits, including but not limited to, evaluation of a possible full West Sonoma County EIFD, Supervisor Hopkins believed County funding to cover the consultant costs would be justified. The Council confirmed its general interest in consideration of an EIFD that would include all of West Sonoma County, but did not take a formal vote. Based on this feedback, Supervisor Hopkins will be submitting a funding request in January 2024 to the Board of Supervisors for $50,000 to cover consultant costs for the initial stages of an EIFD formation, with the understanding that receipt of this funding allocation will be conditioned on the City agreeing that the EIFD process will include evaluation of EIFD boundaries within District 5 including but not limited to, consideration of an EIFD to include all of West Sonoma County.
The EIFD Ad Hoc now submits the following report so that the Council can decide on next steps regarding a possible EIFD to be formed by the Sebastopol City Council.
Supervisor Hopkins’ office has informed the Ad Hoc that the $50,000 EIFD consultant request is scheduled to be considered by the Sonoma County Board of Supervisors at its regular meeting on January 23, 2024.
In communicating with the Ad Hoc EIFD Committee following the December 19 Council meeting, Supervisor Hopkins’ office has made it clear that the Supervisor is not requiring a specific boundary outcome from the EIFD process. What is being required as a condition of the receipt of the $50,000 is a good faith agreement by the City that the EIFD consultant’s evaluation will include consideration of boundaries within District 5, to extend beyond the City limits, including (but not limited to) evaluation of a full West Sonoma County EIFD. The final EIFD boundaries will not be determined until much later, and will be based on the advice of the consultant, and then (ultimately) will be determined through a decisionmaking process that will include representatives of the City, the County, and the public.
DISCUSSION:
The California Legislature authorized the formation of EIFDs through Senate Bill 628 in 2014, which has since been amended and is codified in Chapter 2.99 of Part 1 of Division 2 of Title 5 of the California Government Code (53398.50) (EIFD Law):
The Legislature finds and declares that with the dissolution of redevelopment agencies, public benefits will accrue if local agencies, excluding schools, are provided a means to finance the reuse and revitalization of former military bases, fund the creation of transit priority projects and the implementation of sustainable communities plans, fund projects that enable communities to adapt to the impacts of climate change, construct and rehabilitate affordable housing units, and construct facilities to house providers of consumer goods and services in the communities served by these efforts.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
3 An EIFD is a type of special financing district that utilizes a portion of tax increment revenue from a specifically defined area to finance capital facilities or other specified projects of community-wide significance that provide benefits to the area within the EIFD or the surrounding community. Per the Government Code:
“Enhanced infrastructure financing district” means a legally constituted governmental entity separate and distinct from the city or county that established it pursuant to this chapter for the sole purpose of financing public facilities or other projects as authorized by this chapter. An enhanced infrastructure financing district shall be a local agency for purposes of Chapter 9 (commencing with Section 54950).” EIFDs are a method for local agencies acting individually or collectively (i.e. with the County) to capture a portion of revenues resulting from economic growth within a specified boundary and investing it back into that area in a variety of activities that will provide a community-wide benefit, thereby acting as an incentive for additional economic investment. There are no new taxes with EIFDs, nor do they encumber existing revenue sources that are currently flowing to the City or County; instead, an EIFD leverages incremental property tax revenues that are generated by increased assessed values within the EIFD’s boundaries.
EIFDs are empowered to provide financing for a broad range of infrastructure work, including traditional public works such as roads and highways, bridges, parking facilities, transit stations, sewage and water facilities, solid waste disposal, parks, libraries, childcare facilities, flood control and drainage projects. In addition, EIFDs may also finance the purchase, construction, expansion, improvement and/or seismic retrofitting of property and other items fitting a broader range of public uses for economic development purposes, including but not limited to brownfield restoration and environmental mitigation, affordable housing, transit-oriented development projects, and projects carrying out sustainable community strategies. Other capital projects with a useful life of at least 15 years are also eligible.
The financed projects do not need to be located within the EIFD boundaries but must have a "tangible connection" to the district. Furthermore, an EIFD cannot acquire or sell property itself, and cannot use eminent domain, but, as mentioned above, it can finance acquisition of property by others. This allows an EIFD, for example, to issue bonds when sufficient tax increment has accrued to support debt servicing.
One of the key questions (among many) that will be answered by a consultant is how long from the point the EIFD is established projects can be expected to begin. The Ad Hoc does not have the answer to that question, although generally available resources indicate that it can take a number of years for an EIFD to accumulate sufficient funds to support debt financing.
The tax increment is available for up to 45 years from the date of first bond issuance. EIFD property tax increment revenues may be used as part of a broader capital stack, including benefit assessments, development fees, and private investments.
EIFDs are only able to collect property tax increment from cities, counties and special districts that voluntarily agree to participate. Property tax growth relies on improvements or changes in ownership to drive up the assessed value of land, and therefore increased revenues. Increment also depends not just on economic activity, but on the share of the property tax contributed by participating jurisdictions. Cities receive a small share of the property tax compared with counties, so acting alone would generate little increment for investment. Hence, while either a city or a county can independently initiate proceedings to set up an EIFD, for Sebastopol it is most beneficial to form an EIFD in partnership with the County in order to derive an adequate amount of increment to invest in projects identified in the Infrastructure Financing Plan which needs to be prepared in accordance with EIFD Law, and outlines the EIFD’s investment program as well as the fiscal impacts to participating jurisdictions. Council, and the Board of Supervisors should they choose to participate, will have the opportunity to review and approve the IFP and the proposed use of incremental property tax revenue prior to formation of the EIFD. Incremental property tax revenue allocated to an EIFD may be used to pay for Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
4 public capital facilities or other specified projects on a pay-go basis or it may be used to pay dept services on bonds issued by the EIFD.
Tax increment from K-12 school districts, community college districts and county offices of education may not be collected. Cities, counties and special districts may agree to contribute all or part of their tax increment to an EIFD.
EIFDs do not create new or additional taxes. As stated above, they collect property tax increments from existing taxes imposed by cities, counties, and special districts, subject to the agreement of those cities, counties and special districts.
It is anticipated early this year the Sonoma County Board of Supervisors will be considering a policy regarding the portion of County taxes the Board of Supervisors is willing to contribute to EIFDs.
The City of Santa Rosa is the only Sonoma County jurisdiction that has thus far moved forward with an EIFD. Please see their website here. The Santa Rosa City Council agenda and documents related to EIFDs can be viewed here (April 25, 2023). The Santa Rosa EIFD has been discussed by the Board of Supervisors a number of times. The agendas and related documents are available here (July 18, 2023), here (August 22, 2023), and here (October 3, 2023).
A. Preliminary Question - Implications of Fiscal Crisis: Given the City’s current and future fiscal crisis, should the City continue with the EIFD process if participation will require a financial outlay by the City? As is noted later in this Report, about a year and a half into the EIFD process (in approximately July 2025 in the projected timeline) the City will be required to make a financial commitment to the EIFD, or to withdraw from participation. This raises the question about the merits of engaging in the process at all, given the City’s current fiscal crisis.
Arguments Against Engaging in the EIFD Process: The argument against continuing the EIFD process is that the current fiscal crisis requires that the City retain all future incremental tax increases to cover essential needs, and not take on any new financial obligations. Viewed from this perspective, the dire fiscal situation suggests that the City should not relinquish any incremental tax increases, even those that don’t take effect for two or more years from now.
Arguments for Engaging in the EIFD Process: There are a number of arguments in favor of continuing the EIFD process despite the City’s current fiscal crisis. First, there is no immediate expense, so long as the City accepts the $50,000 offered by the Board of Supervisors for consultant services. Second, circumstances may change in the year and a half between now and the point when the City will need to make a decision about contributing to an EIFD (e.g. improved financial stability from (1) updated projections from existing revenue sources, (2) additional revenue from new sources, (3) additional revenue from tax measures (the Fire Tax as well as a possible November City tax measure), and (4) decreased expenditures, to name a few). Third, there is potential for major financial benefits to the City from an EIFD that includes County contributions. Fourth, if the City turns away from the opportunity now to make a serious inquiry into a possible EIFD, it effectively turns away from a $50,000 offer from the County. This offer is not likely to be repeated in the future. In sum, the downside risk is minimal and the upside potential is major.
B. Summary of Key Points
This section summarizes key points. Each is more fully explained in the body of this Report.
1. To fully participate, the City will be required to contribute to the EIFD. If the City initiates the EIFD process this month, approximately a year and a half into the process the City will face a final decision about participation in the EIFD. The City’s choice will be to withdraw from the EIFD or to agree to the project list and commit a portion of the City’s incremental property tax increases. (Note that the County will have the same choice.) Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
5 2. July 2025 is when the City will make the contribution decision. In approximately July 2025, under the estimated timeline presented in this Report, the City would make the final decision to approve a project list and contribution amount, or to instead withdraw from participation in the EIFD. (Note that the County would have the same choice.
3. The City’s annual contribution to an EIFD would be under $20,000, based on current projections. Assuming the City contributed 25% of its currently projected future incremental tax increases to an EIFD, the annual obligation is projected to be under $20,000. This assumes a 2% annual increase in total property taxes collected by the City.
4. The County’s total contribution to an EIFD over a 45-year term would be $207,754,939. This assumes a 2% annual increase in property taxes and a County commitment to contribute 25% of those annual increases.
5. The City’s total contribution to an EIFD over a 45-year term would be $16,106,818. This assumes a 2% annual increase in property taxes and a City commitment to contribute 25% of those annual increases.
6. The City would have 50% control over the decision-making body empowered to develop the project list and specify contribution amounts from participating taxing agencies. The Public Financing Authority (PFA) is the decision-making body that will be convened by (in our estimated timeline) February 2025. The PFA will develop the Infrastructure Financing Plan (IFP) to be brought to the Council in approximately July 2025. Assuming a 7 member PFA, based on the Santa Rosa City experience, the Council would have full control over three seats, the County would have full control over three, and the City and County would share control over appointment to the final seat.
7. The earliest the EIFD could expect projects to begin is unknown, but assuming a minimum of 5 years, that would be 2031.
8. The County is considering allocation of $50,000 for EIFD consultant fees, but only if the proposed EIFD includes evaluation of boundaries within District 5, up to and including all of West Sonoma County. To the extent the City elects to pursue an EIFD that includes only the City limits, or the City plus a small portion of unincorporated Sonoma County, these consultant fees will be unavailable.
C. EIFD Boundaries and Revenue
Questions #1, #2, and #3 presented to the Ad Hoc are addressed in this section.
1. West Sonoma County EIFD Introductory Comments: As was discussed at the December 19, 2023 City Council meeting (and as is reiterated below), the consultant cost for the initial EIFD formation stages is estimated at $50,000. If the evaluation of the EIFD boundaries includes consideration of unincorporated West Sonoma County, up to a possible West Sonoma County wide EIFD, Supervisor Hopkins will pursue $50,000 in County funding to cover that initial expense. Her office has informed us that this item will be on the January 23, 2024 Board of Supervisors agenda. If the City intends to restrict the EIFD boundaries evaluated by the consultant, limiting the boundaries to include only the City or the City plus a small portion of unincorporated West Sonoma County, County funding will be unavailable and applicable consultant costs will be borne by the City of Sebastopol.
Given the City’s current fiscal crisis ($1.67M deficit), and the December 19 City Council general support for the $50,000 funding proposal made by Supervisor Hopkins, the Ad Hoc is focusing this report on an evaluation that would include unincorporated District 5, up to and including a possible West Sonoma County EIFD. The Ad Hoc provides the following relevant information based on a West Sonoma County EIFD.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
6 2. West Sonoma County EIFD Boundaries and Revenue: See the attached map for District 5 boundaries, and the attached West Sonoma County and City of Sebastopol EIFD projections for details regarding revenue. A summary of key information regarding potential revenue is as follows:
a. Boundaries of a West Sonoma County EIFD: This Report does not put forth a specific West Sonoma County EIFD boundary. That topic is best left for discussions with the EIFD, from the perspective of the Ad Hoc and from the perspective of Supervisor Hopkins. To the extent the Council elects to pursue this joint effort with the County, the Ad Hoc suggests that the Council be open to evaluation of all possible boundaries the consultant might propose.
b. County Contribution to West Sonoma County EIFD: The County EIFD contribution for a full West Sonoma County EIFD is projected as follows, assuming a 2% annual increase in property values within the EIFD:
1) $207,754,939 over 45 years if the County contributes 25% of its incremental tax increases. 2) This amount decreases to $82,746,363 if the EIFD is in existence for only 30 years. 3) This amount increases to $415,509,878 for a 45 year EIFD if the County contributes 50% of its incremental tax increases.
4) All projections increase if the annual property growth assumption is more than 2%. c. City Contribution to West Sonoma County EIFD: Any contribution the City of Sebastopol chose to allocate from its incremental tax increases would provide additional revenue for the EIFD. 1) The City will be required to contribute a portion of its future incremental property tax increases to the EIFD, as a condition of holding voting seats on the Public Finance Authority (PFA) Board that will control which projects are funded and other key details regarding the EIFD. See details below. 2) The City’s final deadline for determining continuing participation in the EIFD will be when the PFA brings its Infrastructure Financing Plan (IFP) to the City for approval. The Council vote in support of the IFP will commit the City to the project list and a specific contribution amount. This is projected to occur in July 2025. See timeline below.
3) As an example, if the City were to contribute 25% of its incremental tax increases at a projected 2% annual increase in property values, the total City contribution over 45 years is estimated to be $16,106,818. Over 30 years this amount would be $6,469,570. Any amount contributed by the City of Sebastopol toward a West County EIFD would be in addition to the projected County contribution outlined above ($207,754,939 for a 45 year EIFD, 25% contribution, 2% property value increase). 4) Annually, 25% of the City’s currently projected incremental tax increases, assuming a 2% increase in property taxes each year, is estimated as follows:
1. 2023-24: $17,075 (25% of $68,300)
d. 2024-25: $16,458 (25% of $65,832)
e. 2025-26: $16,787 (25% of $67,149) (EIFD estimated to begin collecting contributions in Jan 2026) f. 2026-27: $17,123 (25% of $68,492)
g. 2027-28: $17,465 (25% of $69,861)
h. 2028-29: $17,815 (25% of $71,259)
i. Other Special Districts’ Contribution to West Sonoma County EIFD: Any contribution from other tax districts within the EIFD that chose to participate would provide additional revenue for the EIFD. The Ad Hoc directs the Council’s attention to the attached West County EIFD and City of Sebastopol projections for a list of the various special districts within the EIFD. The projected potential contribution to the EIFD is listed for each special district.
Please see attached West County and City of Sebastopol Revenue Projections for details.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
7 3. Discussion provided for reference purposes: City of Sebastopol or “Sebastopol Plus” EIFD Boundaries and Revenue: Projections for the City of Sebastopol-only EIFD were collected prior to the December 19 Council meeting. Projections for an EIFD that would include the City of Sebastopol plus an adjacent small portion of unincorporated West Sonoma County (“Sebastopol Plus”) are not currently available to the Ad Hoc. If the City Council elects to limit an EIFD consultant’s evaluation to either of these more constrained EIFDs, County funding for an EIFD consultant will not be available, and the City will need to retain its own consultant to further develop those projections.
a. An EIFD limited to the City boundaries would be funded by voluntary contributions from taxing agencies within those boundaries. For example, the County could agree to contribute a portion of its incremental tax increases to this more limited EIFD, and so could the City, as well as other taxing agencies within the designated boundaries.
b. The Ad Hoc refers the City Council to the attached City of Sebastopol Revenue Projections for details. c. As has already been stated, the Ad Hoc does not have available boundaries or projected revenue for a “Sebastopol Plus” EIFD.
D. Infrastructure Projects
Question #4 presented to the Ad Hoc is addressed in this section.
1. General Types of Infrastructure Projects that are Eligible for Financing:
Universal Citation: CA Govt Code § 53398.50 (2022) states the following: The Legislature finds and declares that with the dissolution of redevelopment agencies, public benefits will accrue if local agencies, excluding schools, are provided a means to finance the reuse and revitalization of former military bases, fund the creation of transit priority projects and the implementation of sustainable communities plans, fund projects that enable communities to adapt to the impacts of climate change, construct and rehabilitate affordable housing units, and construct facilities to house providers of consumer goods and services in the communities served by these efforts.
The City of Santa Rosa implemented the above by stating the following on its site: the infrastructure projects that provide community-wide benefit and have a useful life of at least 15 years are eligible for funding. Examples of eligible projects include:
1. Roads, highways, streets/streetscapes, parking facilities and transit facilities
2. Affordable housing
3. Internet access services
4. Childcare facilities
5. Libraries
6. Parks, open space, and recreational facilities
7. Improvements related to fighting climate change
8. Brownfield restoration and other environmental mitigation
9. Transit priority facilities
10. Sewer, reclamation, and water facilities
11. Solid waste facilities
12. Flood control facilities, retention bases, and drainage channels
2. Examples of Potentially Eligible Projects within the City of Sebastopol: Within the City of Sebastopol, there are needs in each of the above categories. Please see attached “Potentially Eligible Projects Within the City of Sebastopol.” This list is provided for the purpose of providing examples only, to give the Council a sense of the variety of projects that could potentially qualify for EIFD funding. The final selection of the EIFD project list will be made much later in the process, after a consultant is retained and a Public Financing Authority (PFA) is formed.
The PFA is anticipated to convene approximately a year from now, and would include appointees from the City Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
8 Council and the Board of Supervisors, as well as public members. See additional discussion below. The Council will have time between now and then to review and consider potential infrastructure projects to propose to the PFA.
3. Examples of Potentially Eligible Projects in Unincorporated West Sonoma County: If an EIFD is formed to include an evaluation of a West Sonoma County EIFD, the PFA will consider potential projects from the unincorporated West Sonoma County area. The Ad Hoc is not aware of which County projects might be introduced into the discussion by the EIFD consultant or the PFA. That will be a question addressed during the EIFD process.
E. Next Steps and Timeline
Questions #5 & #6 presented to the Ad Hoc are addressed in this section.
1. Timeline: The City of Santa Rosa’s experience is the only reference available to us in Sonoma County. That suggests the following timeline, assuming the Council votes to move forward with a West Sonoma County EIFD at the January 16 meeting:
January 16, 2024 Council approves West Sonoma County EIFD boundaries and directs staff to move forward with an RFP for an EIFD consultant as soon as County funding is received, and to take other ac�on as needed.
January 23, 2024 Board of Supervisors approves $50,000 in funding for Sebastopol’s EIFD consultant.
March 2024 The City releases an RFP for EIFD consultant services.
May 2024 City Council approves selec�on of EIFD consultant.
November 2024 EIFD Consultant presents report to Council. Council approves Resolu�on of Inten�on to Establish an EIFD (ROI) and Resolu�on Establishing a Public Financing Authority (PFA).
December 2024 –
February 2025
Appointments made to EIFD: Council members, County members, public members.
March 2025 PFA Public Mee�ng #1. Adopt bylaws; address administra�ve needs; public discussions; direct staff to develop Infrastructure Finance Plan (IFP).
April 2025 PFA Public Mee�ng #2. Intro of dra� IFP, answer ques�ons, consider comments.
May 2025 PFA Public Hearing #1. No ac�ons; will hear public comments.
June 2025 PFA Public Hearing #2. Reject or modify IFP based on public comments.
July 2025 Council and County and any other taxing agencies par�cipa�ng in EIFD vote on resolu�ons to approve IFP (commi�ng each to project list and tax increment contribu�ons).
August 2025 PFA Public Hearing #3. Mee�ng to approve the IFP and adopt Resolu�on of Forma�on or schedule vote pending outcome of protests.
November 2025 Request for Jurisdic�onal Boundary Change submited to the California State Board of Equaliza�on. This sets the base year for purposes of calcula�ng incremental tax increases.
January 2026 Surveys and documenta�on of parcels within the EIFD.
January 2026 Incremental property tax increases begin to fund EIFD.
June 30, 2026 First annual EIFD audit due.
Date unknown EIFD projects break ground.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
9 2. City Council Next Steps if a West County EIFD Boundary is Approved (estimated dates):
• Jan ‘24: Agree to consider a variety of EIFD boundaries within District 5, including (but not limited to) evaluation of a full West Sonoma County EIFD, and to direct the EIFD consultant accordingly, with the parameters of the EIFDs to be discussed with the County. Direct City staff to move forward with an RFP and other necessary actions upon receipt of County funding for an EIFD consultant. • May ‘24: Approve selection of EIFD consultant.
• Continuing: Work with EIFD consultant and with the County (Supervisor Hopkins’ office) as needed. • Nov ‘24: Approve Resolution of Intention (ROI) and establish Public Financing Authority (PFA) • Dec ‘24-Feb ‘25: Appoint 2 Councilmembers to PFA, facilitate County appointments, make public member appointments.
• Mar-Nov ‘25: Receive reports from Councilmembers appointed to the PFA regarding progress. Make decisions as necessary (e.g. If the City approves the IFP in ~July 2025 that decision will commit the City to the project list and to making future incremental tax increase contributions to the EIFD). Participate as needed with the EIFD consultant retained to provide services to the City through the point of submittal to the Board of Equalization).
• Nov ‘25 and beyond: Receive reports from the PFA appointees regarding activities of the PFA. Make decisions as necessary.
3. City Council Next Steps if a West County EIFD is Not Approved: If an EIFD to include evaluation of EIFDs within District 5, including but not limited to a West County EIFD is not approved by the City Council, there will be no County funding potential for an EIFD consultant. Without the County funding the Council will have two choices:
(1) Abandon the EIFD inquiry, or (2) Consider allocation of City funds for pursuit of a more restricted (e.g. Cityonly) EIFD. For allocation of City funding, a proposal for the needed $50,000 would need to be brought before the full City Council, and also submitted to the Budget Committee.
Given the City’s current fiscal crisis, the Ad Hoc EIFD Committee does not recommend a funding request for EIFD consultant fees.
F. Costs of EIFD Formation
Questions #7, #8, #9, ad #10 presented to the Ad Hoc are addressed in this section.
1. Consultant Costs: A consultant is needed for the formation of an EIFD. Initial information (based on the costs incurred by Santa Rosa) suggests that the minimum expense for the initial stages of formation of an EIFD would be $50,000, and that there would be additional required expenses following official formation, for example to survey the parcels within the EIFD.
The Santa Rosa Example: Santa Rosa contracted with David Taussig and Associates (DTA) for EIFD consultation, and spent a total of $49,500 for a feasibility study and initial work on the formation of its EIFD. This included $20,000 for Phase 1 - the feasibility study (EIFD boundaries, revenue study, bonding analysis, infrastructure needs, and next steps memo with timeline and tasks), plus $29,500 for Phase 2 – the subsequent formal steps needed to finalize the EIFD (drafting Council resolution and Public Financing Authority formation documents plus Infrastructure Financing Plan, property owner meetings, and completion of documents required by State Board of Equalization).
The Ad Hoc estimates that these Phase 1 and Phase 2 stages, through submittal to the Board of Equalization, will take about a year for Sebastopol to complete, until November 2025. It’s these initial stages that the consultant cost of $50,000 is expected to cover.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
10 Santa Rosa allocated an additional $102,000 to pay for subsequent tasks, including $52,000 for surveys of all parcels within the EIFD and $50,000 for additional future anticipated consulting support.
County Assistance with Consultant Costs: As has been noted, Supervisor Lynda Hopkins attended the Council’s December 19 meeting and committed to requesting County funding for Sebastopol’s consultant fees. Supervisor Hopkins will be submitting a $50,000 funding request to the January 23 Board of Supervisors’ meeting. This grant will be available if the City elects to support evaluation of a possible a West Sonoma County EIFD (exact boundaries TBD), but not if the City chooses to limit it’s consideration to a City only EIFD.
Additional consultant fee costs have not been promised by the County, and would need to be requested as needed at a later time.
2. Sebastopol City Staff Time: Sebastopol City Staff Time: City staff time will be required during the EIFD formation process, to oversee the selection of an EIFD consultant, to coordinate with County staff, to research, draft, and prepare staff reports, etc. It is estimated that the process culminating in the selection of an EIFD consultant will require approximately 20 hours of City Staff time. Management and oversight of the consultant will likely require a modest amount of staff time over the estimated two-year process leading up to submittal of the EIFD to the Board of Equalization, but we’re unable to provide specifics.
3. Legal Fees: Because the EIFD evaluation will include unincorporated West Sonoma County, and there will be substantial involvement by Supervisor Hopkins’ office, County Counsel will be actively reviewing legal issues regarding the EIFD as the process moves forward. The City will have some legal fees associated with ensuring that any City-specific interests are protected, but it’s expected that those fees should be minimal and may be covered by the existing City litigation budget.
4. PFA Costs: The administrative operational costs of the PFA, once the IFP is approved and the boundaries are submitted to the Board of Equalization, are covered by the funds collected by the PFA.
G. EIFD Governance – The PFA and the IFP
Question #11 presented to the Ad Hoc requested answers to any other questions the Ad Hoc encountered during its inquiries. One such question raised by the Ad Hoc’s inquiries is how the EIFD is governed and how final decisions regarding projects and contributions are made. That question is addressed here.
1. The Public Financing Authority – Governing Body of the EIFD. An EIFD is a separate legal entity, governed by a Public Financing Authority (PFA). The minimum size of a PFA is five. For all PFAs the majority must be legislative members and at least two members of the public must be included. The Santa Rosa PFA as originally planned had five members: two Councilmembers, one Supervisor, and two members of the public. In its final form, it has seven members: two Councilmembers, two Supervisors, and three members of the public (one appointed by the Council, one appointed by the Board of Supervisors, and one appointed jointly by the Council and the BOS). For a West Sonoma County EIFD, with contributions from the County, a PFA of five is possible (two Councilmembers, one Supervisor, and two public members), but a PFA of seven members appears more likely: two Sebastopol Councilmembers, two Supervisors, and three members of the public. In a 5 member PFA, the City would have majority control over appointments: the City would appoint two Councilmembers plus one public member and the County would appoint one Supervisor plus one public member. The more likely outcome is that this PFA would be 7 members, with equal (50%) control between the Council and the County: the City would appoint two Councilmembers plus one public member, the County would appoint two Supervisors plus one public member, and the final public member would be a joint City/County appointment.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
11 2. The Infrastructure Finance Plan – Governing Document of the EIFD. The Public Financing Authority (PFA) has the authority to develop the key document that governs the EIFD: The Infrastructure Finance Plan (IFP). (As noted above it’s anticipated that the Sebastopol PFA would be active by early 2025.) The IFP specifies the projects the EIFD will fund, the tax revenues each participating entity will contribute, as well as many other details regarding the EIFD. It is in the PFA’s authority to make these essential decisions.
H. Summary: City Commitment and Control
This section summarizes the City’s obligations if a West Sonoma County EIFD is approved. It draws from answers in various preceding sections of this Staff Report.
1. City Commitment:
a. Funding: The City will be required to contribute a portion of its future incremental property tax increases to the EIFD, as a condition of holding voting seats on the PFA. That contribution decision will need to be made when the City Council is presented with the IFP, which in the estimated timeline in this staff report is expected to be in July 2025. In approving the IFP the City Council would be committing to a specific project list and contribution amount.
b. Staff Time: As noted above, City staff time will be required during the EIFD formation process, to oversee the selection of an EIFD consultant, to coordinate with County staff, to research, draft, and prepare staff reports, and to manage and oversee the consultant through the two-year period util the EIFD is presented to the Board of Equalization.
c. Legal Costs: The City will incur some legal costs as the EIFD process progresses. d. Council Time: Council time will be required during the EIFD formation process to review staff reports and provide direction as needed.
e. Councilmember Participation as Appointees to the EIFD: Councilmembers appointed to the PFA will have obligations to participate through formation and thereafter.
2. City Control:
a. PFA: The City would have at minimum 50% control over appointments to the PFA, providing input on key decisions about the project list and funding, as well as other core matters that will govern the EIFD. b. City Funds: The City will determine what portion of its future incremental property tax increases it will commit to the EIFD.
c. Withdrawal from EIFD: Because the IFP is subject to approval by each participating affected taxing entity, the City will have final authority to remove itself from the PFA by voting not to approve the IFP. The projected date for the IFP approval is July 2025.
Resources
• Enhanced Infrastructure Financing District Law: 2022 California Government Code Title 5, Division 2, Part 1, Chapter 2.99: Enhanced Infrastructure Financing District:
• Primer on California’s Tax Increment Financing Tools 2nd Edition (2023), California Association for Local Economic Development.
CITY COUNCIL AND/OR GENERAL PLAN GOALS:
Goal 5: Provide Open and Responsive Municipal Government Leadership
5.3.3. Encourage and increase public awareness of City Policies, decisions, programs and all public processes and meetings, by investigating effective methods of communication and obtaining feedback from the community.
Goal 6: Maintain a highly qualified Staff that works to provide services to serve and protect the residents, visitors and business of this community.
Action CHW 5c: Practice an open-door policy in City programs, and actively engage and encourage participation from all individuals regardless of ethnicity, race, religion, class, disability, sexual orientation, and gender.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
12 ENVIRONMENTAL REVIEW
The proposed action is exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15061(b)(3) and 15378 in that there is no possibility that the implementation of this action may have significant effects on the environment, and no further environmental review is required.
PUBLIC COMMENT:
As of the writing of this staff report, the City has not received any public comment. However, if staff receives public comment from interested parties following the publication and distribution of this staff report such comments will be provided to the City Council as supplemental materials before or at the meeting. In addition, public comments may be offered during the public comment portion of this item.
PUBLIC NOTICE:
This item was noticed in accordance with the Ralph M. Brown Act and was available for public viewing and review at least 72 hours prior to the scheduled meeting date.
FISCAL IMPACT:
Supervisor Hopkins’ office has informed the Ad Hoc that the $50,000 EIFD consultant request is scheduled to be considered by the Sonoma County Board of Supervisors at its regular meeting on January 23, 2024. The City will not know until then if this request will be approved or denied.
If a West County EIFD is not approved, there will be no County funding potential for an EIFD consultant. Without the County funding the Council will have two choices: (1) Abandon the EIFD inquiry, or (2) Consider allocation of City funds for pursuit of a City-only or “City Plus” EIFD. For allocation of City funding, a proposal for the needed $50,000 would need to be brought before the full City Council, and then submitted to the Budget Committee. Given the current fiscal crisis, the Ad Hoc EIFD Committee does not recommend a funding request for EIFD consultant fees.
The creation of an EIFD will not decrease the amount of Property Tax revenue the General Fund receives. Instead, the Property Tax generated within the EIFD boundaries will be frozen at the amount in the assessment roll that was last equalized prior to formation of the EIFD, creating a base year.
RECOMMENDATION:
The recommended action tonight is:
a) Receipt of the Report Out
b) Decision to engage in a formal discussion process with the County (Supervisor Lynda Hopkins) to move forward or not move forward with forming an EIFD
c) Decision regarding the boundaries of the EIFD: (1) To accept consideration of all possible EIFD boundaries within Supervisorial District 5, including but not limited to a possible full West Sonoma County EIFD, (2) To limit consideration to a much more restricted EIFD boundary, to include only the City of Sebastopol or at most the City plus a small portion of unincorporated West Sonoma County (Sebastopol Plus). d) Acceptance of $50,000 County Funding (if approved at the January 23, 2024 Board of Supervisors Meeting) (only available if the Council accepts consideration of all possible EIFD boundaries within Supervisorial District 5, including potentially all of West Sonoma County.
e) Decision regarding further steps (If the boundaries are the City of Sebastopol or Sebastopol plus a small portion of unincorporated West Sonoma County)
Attachments:
Boundary Map-Supervisorial District 5
Revenue Projections-West County EIFD 45 years
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
13 Revenue Projections-West County EIFD 30 years
Revenue Projections-City of Sebastopol EIFD 45 years
Revenue Projections-City of Sebastopol EIFD 30 years
Potentially Eligible Projects Within the City of Sebastopol Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Tax Increment Estimates ‐ 45 Year Term
West Sonoma County
Based on FY 2022‐23 Certified Assessed Values
EIFD Base Year (FY22‐23) Taxable Values 11,653,769,317Scenario 1:2% Annual Property Tax Growth Assumption Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue RDA Post‐RDA 100%
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% Years 1‐11 Years 12‐45 Increment 01200 COUNTY GENERAL 44,126,446 0.3314985406 14,627,852 29,498,593 207,754,939 415,509,878 623,264,817 831,019,756 44,875,372 786,144,384 831,019,75601300 COUNTY LIBRARY 2,954,457 0.0000000000 ‐ 2,954,457 20,807,876 41,615,752 62,423,628 83,231,504 4,494,532 78,736,972 83,231,504 03000 GREEN VALLEY CEMETERY 17,563 0.1778604332 3,124 14,440 101,696 203,393 305,089 406,785 21,967 384,819 406,785 03700 BODEGA BAY FIRE 3,038 0.1441415235 438 2,600 18,311 36,622 54,932 73,243 3,955 69,288 73,243 04100 GRATON FIRE 1,044,724 0.0949383617 99,184 945,539 6,659,316 13,318,632 19,977,949 26,637,265 1,438,422 25,198,843 26,637,265 04500 MONTE RIO FIRE 599,845 0.0154180277 9,248 590,597 4,159,500 8,319,001 12,478,501 16,638,002 898,458 15,739,543 16,638,002 05400 GOLD RIDGE FIRE 1,976,411 0.0688480553 136,072 1,840,339 12,961,277 25,922,553 38,883,830 51,845,107 2,799,655 49,045,452 51,845,107 05500 RANCHO ADOBE FIRE 39,566 0.0110643002 438 39,128 275,577 551,154 826,731 1,102,308 59,525 1,042,783 1,102,308 05600 TIMBER COVE FIRE 207,225 0.1807507804 37,456 169,769 1,195,663 2,391,326 3,586,989 4,782,651 258,265 4,524,386 4,782,651 05800 NORTH SONOMA COAST FIRE 3,072,918 0.4585692479 1,409,146 1,663,772 11,717,743 23,435,486 35,153,229 46,870,972 2,531,050 44,339,923 46,870,972 05900 SONOMA COUNTY FIRE DISTRICT 3,117,305 0.0637944813 198,867 2,918,438 20,554,195 41,108,391 61,662,586 82,216,781 4,439,736 77,777,045 82,216,781 06000 GEN #1 SOCO WATER AGENCY 1,189,532 0.0828453614 98,547 1,090,985 7,683,672 15,367,344 23,051,016 30,734,688 1,659,684 29,075,004 30,734,688 06100 SPRING LAKE PARK SCWA 383,760 0.0828574114 31,797 351,963 2,478,829 4,957,657 7,436,486 9,915,314 535,431 9,379,884 9,915,314 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 540,285 0.0000000000 ‐ 540,285 3,805,161 7,610,321 11,415,482 15,220,643 821,920 14,398,722 15,220,64306500 FLOOD ZN 5A LOWER RUSSIAN RIVER 259,046 0.0000000000 ‐ 259,046 1,824,427 3,648,855 5,473,282 7,297,709 394,079 6,903,630 7,297,70906600 FLOOD ZN 8A SOUTH COASTAL 77,635 0.0000000000 ‐ 77,635 546,774 1,093,548 1,640,322 2,187,096 118,104 2,068,992 2,187,096 10000 MARIN/SONOMA MOSQUITO 203,591 0.0000000000 ‐ 203,591 1,433,865 2,867,730 4,301,595 5,735,461 309,717 5,425,744 5,735,46110500 BITTNER LANE PERM RD 3,727 0.1215195343 453 3,274 23,056 46,112 69,169 92,225 4,980 87,245 92,225 10700 MIRABEL HGHT PERM RD 2,378 0.1607466611 382 1,996 14,058 28,116 42,174 56,232 3,037 53,196 56,232 10800 MONTE ROSA D#1 PERM RD 4,121 0.1506546299 621 3,500 24,648 49,296 73,943 98,591 5,324 93,267 98,59110900 PEAKS PIKE PERM RD 6,399 0.0778282582 498 5,901 41,561 83,122 124,683 166,245 8,977 157,267 166,245 11500 BAY AREA AIR QUALITY MGMT 138,571 0.0000000000 ‐ 138,571 975,939 1,951,878 2,927,817 3,903,757 210,804 3,692,952 3,903,757 11600 N SOCO AIR POLLUTION CONTROL 91,090 0.3453834780 31,461 59,629 419,958 839,915 1,259,873 1,679,830 90,711 1,589,119 1,679,830 12000 CAMP MEEKER REC & PARK 124,404 0.1522479001 18,940 105,464 742,771 1,485,541 2,228,312 2,971,083 160,440 2,810,643 2,971,083 12200 MONTE RIO REC & PARK 303,314 0.0869320582 26,368 276,946 1,950,497 3,900,993 5,851,490 7,801,986 421,310 7,380,676 7,801,986 12300 RUSSIAN RIVER REC & PARK 540,116 0.0632649570 34,170 505,945 3,563,309 7,126,619 10,689,928 14,253,237 769,680 13,483,557 14,253,237 13000 GOLD RIDGE RCD 30,542 0.1764556173 5,389 25,153 177,149 354,298 531,447 708,597 38,265 670,332 708,597 13200 SONOMA RCD 4,815 0.1131833957 545 4,270 30,074 60,147 90,221 120,294 6,496 113,798 120,294 13500 CAZADERO CSD 363,641 0.1077133235 39,169 324,472 2,285,215 4,570,431 6,855,646 9,140,861 493,610 8,647,252 9,140,86113700 OCCIDENTAL CSD ZN1 57,343 0.3996765530 22,919 34,425 242,448 484,895 727,343 969,790 52,369 917,421 969,79013800 OCCIDENTAL CSD ZN2 FIRE 294,462 ‐0.1373427764 (40,442) 334,905 2,358,692 4,717,385 7,076,077 9,434,769 509,481 8,925,288 9,434,769 14000 FORESTVILLE WATER 327,392 0.3991720751 130,686 196,706 1,385,376 2,770,752 4,156,128 5,541,505 299,243 5,242,261 5,541,505 15000 BODEGA BAY PUBLIC UTILITY 3,136 0.3999881765 1,254 1,881 13,251 26,501 39,752 53,003 2,862 50,141 53,003 17200 CSA#40 FIRE SERVICES ‐ 116,765 0.2671394999 (31,193) 147,957 1,042,046 2,084,091 3,126,137 4,168,182 225,083 3,943,099 4,168,18217300 CSA #41 (MULTI SVC ‐ LIGHTING) 765,417 0.0906084479 69,353 696,064 4,902,289 9,804,578 14,706,868 19,609,157 1,058,902 18,550,255 19,609,157 TOTAL AVAILABLE INCREMENT 62,990,978 16,962,743 46,028,235 324,171,158 648,342,313 972,513,472 1,296,684,630 70,021,446 1,226,663,184 1,296,684,630 45 Year Term ‐ Tax Increment Estimate Timeline of Estimated Tax Increment Commitment of Tax Increment
Agenda Item Number 11
Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Tax Increment Estimates ‐ 45 Year Term
West Sonoma County
Based on FY 2022‐23 Certified Assessed Values
EIFD Base Year (FY22‐23) Taxable Values 11,653,769,317Scenario 2:3% Annual Property Tax Growth Assumption Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue RDA Post‐RDA 100%
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% Years 1‐11 Years 12‐45 Increment 01200 COUNTY GENERAL 44,126,446 0.3314985406 14,627,852 29,498,593 370,603,052 741,206,104 1,111,809,156 1,482,412,208 69,911,395 1,412,500,813 1,482,412,20801300 COUNTY LIBRARY 2,954,457 0.0000000000 ‐ 2,954,457 37,118,070 74,236,140 111,354,209 148,472,279 7,002,036 141,470,243 148,472,279 03000 GREEN VALLEY CEMETERY 17,563 0.1778604332 3,124 14,440 181,410 362,820 544,230 725,640 34,222 691,419 725,640 03700 BODEGA BAY FIRE 3,038 0.1441415235 438 2,600 32,664 65,328 97,991 130,655 6,162 124,494 130,655 04100 GRATON FIRE 1,044,724 0.0949383617 99,184 945,539 11,879,202 23,758,404 35,637,606 47,516,808 2,240,919 45,275,889 47,516,808 04500 MONTE RIO FIRE 599,845 0.0154180277 9,248 590,597 7,419,913 14,839,827 22,259,740 29,679,653 1,399,709 28,279,944 29,679,653 05400 GOLD RIDGE FIRE 1,976,411 0.0688480553 136,072 1,840,339 23,120,937 46,241,874 69,362,810 92,483,747 4,361,586 88,122,162 92,483,747 05500 RANCHO ADOBE FIRE 39,566 0.0110643002 438 39,128 491,587 983,173 1,474,760 1,966,346 92,734 1,873,612 1,966,346 05600 TIMBER COVE FIRE 207,225 0.1807507804 37,456 169,769 2,132,880 4,265,759 6,398,639 8,531,518 402,351 8,129,167 8,531,518 05800 NORTH SONOMA COAST FIRE 3,072,918 0.4585692479 1,409,146 1,663,772 20,902,663 41,805,326 62,707,988 83,610,651 3,943,125 79,667,526 83,610,651 05900 SONOMA COUNTY FIRE DISTRICT 3,117,305 0.0637944813 198,867 2,918,438 36,665,543 73,331,086 109,996,628 146,662,171 6,916,671 139,745,501 146,662,171 06000 GEN #1 SOCO WATER AGENCY 1,189,532 0.0828453614 98,547 1,090,985 13,706,496 27,412,993 41,119,489 54,825,986 2,585,624 52,240,362 54,825,986 06100 SPRING LAKE PARK SCWA 383,760 0.0828574114 31,797 351,963 4,421,851 8,843,703 13,265,554 17,687,406 834,148 16,853,258 17,687,40606200 FLOOD ZN 1A LAGUNA‐MARK WEST 540,285 0.0000000000 ‐ 540,285 6,787,825 13,575,650 20,363,475 27,151,300 1,280,471 25,870,830 27,151,300 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 259,046 0.0000000000 ‐ 259,046 3,254,500 6,508,999 9,763,499 13,017,998 613,936 12,404,062 13,017,998 06600 FLOOD ZN 8A SOUTH COASTAL 77,635 0.0000000000 ‐ 77,635 975,361 1,950,722 2,926,084 3,901,445 183,994 3,717,451 3,901,445 10000 MARIN/SONOMA MOSQUITO 203,591 0.0000000000 ‐ 203,591 2,557,796 5,115,592 7,673,388 10,231,184 482,508 9,748,676 10,231,184 10500 BITTNER LANE PERM RD 3,727 0.1215195343 453 3,274 41,129 82,258 123,386 164,515 7,759 156,756 164,515 10700 MIRABEL HGHT PERM RD 2,378 0.1607466611 382 1,996 25,078 50,156 75,234 100,311 4,731 95,581 100,311 10800 MONTE ROSA D#1 PERM RD 4,121 0.1506546299 621 3,500 43,969 87,937 131,906 175,874 8,294 167,580 175,874 10900 PEAKS PIKE PERM RD 6,399 0.0778282582 498 5,901 74,139 148,277 222,416 296,554 13,986 282,569 296,554 11500 BAY AREA AIR QUALITY MGMT 138,571 0.0000000000 ‐ 138,571 1,740,926 3,481,853 5,222,779 6,963,705 328,412 6,635,293 6,963,70511600 N SOCO AIR POLLUTION CONTROL 91,090 0.3453834780 31,461 59,629 749,140 1,498,281 2,247,421 2,996,561 141,319 2,855,242 2,996,561 12000 CAMP MEEKER REC & PARK 124,404 0.1522479001 18,940 105,464 1,324,989 2,649,978 3,974,968 5,299,957 249,949 5,050,008 5,299,95712200 MONTE RIO REC & PARK 303,314 0.0869320582 26,368 276,946 3,479,388 6,958,775 10,438,163 13,917,551 656,359 13,261,191 13,917,551 12300 RUSSIAN RIVER REC & PARK 540,116 0.0632649570 34,170 505,945 6,356,398 12,712,797 19,069,195 25,425,594 1,199,085 24,226,508 25,425,594 13000 GOLD RIDGE RCD 30,542 0.1764556173 5,389 25,153 316,007 632,015 948,022 1,264,029 59,612 1,204,417 1,264,029 13200 SONOMA RCD 4,815 0.1131833957 545 4,270 53,647 107,294 160,941 214,588 10,120 204,468 214,588 13500 CAZADERO CSD 363,641 0.1077133235 39,169 324,472 4,076,475 8,152,951 12,229,426 16,305,902 768,996 15,536,906 16,305,902 13700 OCCIDENTAL CSD ZN1 57,343 0.3996765530 22,919 34,425 432,490 864,979 1,297,469 1,729,958 81,586 1,648,373 1,729,958 13800 OCCIDENTAL CSD ZN2 FIRE ‐ 294,462 0.1373427764 (40,442) 334,905 4,207,547 8,415,093 12,622,640 16,830,187 793,721 16,036,465 16,830,187 14000 FORESTVILLE WATER 327,392 0.3991720751 130,686 196,706 2,471,298 4,942,597 7,413,895 9,885,194 466,191 9,419,003 9,885,194 15000 BODEGA BAY PUBLIC UTILITY 3,136 0.3999881765 1,254 1,881 23,638 47,275 70,913 94,550 4,459 90,091 94,550 17200 CSA#40 FIRE SERVICES ‐ 116,765 0.2671394999 (31,193) 147,957 1,858,849 3,717,699 5,576,548 7,435,397 350,658 7,084,740 7,435,39717300 CSA #41 (MULTI SVC ‐ LIGHTING) 765,417 0.0906084479 69,353 696,064 8,744,935 17,489,869 26,234,804 34,979,739 1,649,664 33,330,075 34,979,739 TOTAL AVAILABLE INCREMENT 62,990,978 16,962,743 46,028,235 578,271,792 1,156,543,584 1,734,815,372 2,313,087,162 109,086,494 2,204,000,669 2,313,087,162 Timeline of Estimated Tax Increment
Commitment of Tax Increment
45 Year Term ‐ Tax Increment Estimate
Agenda Item Number 11
Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Tax Increment Estimates ‐ 45 Year Term
West Sonoma County
Based on FY 2022‐23 Certified Assessed Values
EIFD Base Year (FY22‐23) Taxable Values 11,653,769,317Scenario 3:5% Annual Property Tax Growth Assumption Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue RDA Post‐RDA 100%
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% Years 1‐11 Years 12‐45 Increment 01200 COUNTY GENERAL 44,126,446 0.3314985406 14,627,852 29,498,593 901,469,885 1,802,939,770 2,704,409,654 3,605,879,539 125,866,150 3,480,013,389 3,605,879,53901300 COUNTY LIBRARY 2,954,457 0.0000000000 ‐ 2,954,457 90,287,497 180,574,995 270,862,492 361,149,989 12,606,233 348,543,756 361,149,989 03000 GREEN VALLEY CEMETERY 17,563 0.1778604332 3,124 14,440 441,270 882,540 1,323,810 1,765,080 61,612 1,703,469 1,765,08003700 BODEGA BAY FIRE 3,038 0.1441415235 438 2,600 79,453 158,905 238,358 317,811 11,093 306,717 317,811 04100 GRATON FIRE 1,044,724 0.0949383617 99,184 945,539 28,895,452 57,790,905 86,686,357 115,581,809 4,034,477 111,547,332 115,581,809 04500 MONTE RIO FIRE 599,845 0.0154180277 9,248 590,597 18,048,497 36,096,994 54,145,491 72,193,988 2,519,990 69,673,998 72,193,988 05400 GOLD RIDGE FIRE 1,976,411 0.0688480553 136,072 1,840,339 56,240,303 112,480,606 168,720,910 224,961,213 7,852,454 217,108,759 224,961,213 05500 RANCHO ADOBE FIRE 39,566 0.0110643002 438 39,128 1,195,756 2,391,512 3,587,268 4,783,024 166,955 4,616,069 4,783,024 05600 TIMBER COVE FIRE 207,225 0.1807507804 37,456 169,769 5,188,103 10,376,205 15,564,308 20,752,411 724,380 20,028,031 20,752,411 05800 NORTH SONOMA COAST FIRE 3,072,918 0.4585692479 1,409,146 1,663,772 50,844,484 101,688,968 152,533,453 203,377,937 7,099,072 196,278,865 203,377,937 05900 SONOMA COUNTY FIRE DISTRICT 3,117,305 0.0637944813 198,867 2,918,438 89,186,750 178,373,501 267,560,251 356,747,001 12,452,543 344,294,458 356,747,001 06000 GEN #1 SOCO WATER AGENCY 1,189,532 0.0828453614 98,547 1,090,985 33,340,237 66,680,474 100,020,711 133,360,948 4,655,072 128,705,876 133,360,948 06100 SPRING LAKE PARK SCWA 383,760 0.0828574114 31,797 351,963 10,755,890 21,511,779 32,267,669 43,023,559 1,501,772 41,521,787 43,023,559 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 540,285 0.0000000000 ‐ 540,285 16,510,980 33,021,961 49,532,941 66,043,922 2,305,317 63,738,605 66,043,922 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 259,046 0.0000000000 ‐ 259,046 7,916,377 15,832,753 23,749,130 31,665,506 1,105,310 30,560,196 31,665,506 06600 FLOOD ZN 8A SOUTH COASTAL 77,635 0.0000000000 ‐ 77,635 2,372,508 4,745,017 7,117,525 9,490,034 331,257 9,158,777 9,490,034 10000 MARIN/SONOMA MOSQUITO 203,591 0.0000000000 ‐ 203,591 6,221,686 12,443,373 18,665,059 24,886,746 868,692 24,018,054 24,886,746 10500 BITTNER LANE PERM RD 3,727 0.1215195343 453 3,274 100,043 200,085 300,128 400,171 13,968 386,202 400,171 10700 MIRABEL HGHT PERM RD 2,378 0.1607466611 382 1,996 61,000 122,001 183,001 244,002 8,517 235,485 244,002 10800 MONTE ROSA D#1 PERM RD 4,121 0.1506546299 621 3,500 106,950 213,901 320,851 427,802 14,933 412,869 427,802 10900 PEAKS PIKE PERM RD 6,399 0.0778282582 498 5,901 180,339 360,677 541,016 721,354 25,180 696,175 721,354 11500 BAY AREA AIR QUALITY MGMT 138,571 0.0000000000 ‐ 138,571 4,234,700 8,469,399 12,704,099 16,938,799 591,262 16,347,536 16,938,799 11600 N SOCO AIR POLLUTION CONTROL 91,090 0.3453834780 31,461 59,629 1,822,239 3,644,478 5,466,718 7,288,957 254,427 7,034,530 7,288,957 12000 CAMP MEEKER REC & PARK 124,404 0.1522479001 18,940 105,464 3,222,957 6,445,913 9,668,870 12,891,827 450,000 12,441,827 12,891,827 12200 MONTE RIO REC & PARK 303,314 0.0869320582 26,368 276,946 8,463,403 16,926,806 25,390,209 33,853,612 1,181,688 32,671,924 33,853,612 12300 RUSSIAN RIVER REC & PARK 540,116 0.0632649570 34,170 505,945 15,461,561 30,923,122 46,384,683 61,846,244 2,158,793 59,687,451 61,846,244 13000 GOLD RIDGE RCD 30,542 0.1764556173 5,389 25,153 768,669 1,537,338 2,306,007 3,074,676 107,324 2,967,352 3,074,676 13200 SONOMA RCD 4,815 0.1131833957 545 4,270 130,493 260,985 391,478 521,971 18,220 503,751 521,971 13500 CAZADERO CSD 363,641 0.1077133235 39,169 324,472 9,915,784 19,831,568 29,747,351 39,663,135 1,384,474 38,278,661 39,663,13513700 OCCIDENTAL CSD ZN1 57,343 0.3996765530 22,919 34,425 1,052,005 2,104,010 3,156,016 4,208,021 146,884 4,061,137 4,208,021 13800 OCCIDENTAL CSD ZN2 FIRE ‐ 294,462 0.1373427764 (40,442) 334,905 10,234,608 20,469,215 30,703,823 40,938,430 1,428,989 39,509,441 40,938,430 14000 FORESTVILLE WATER 327,392 0.3991720751 130,686 196,706 6,011,287 12,022,574 18,033,861 24,045,148 839,315 23,205,833 24,045,148 15000 BODEGA BAY PUBLIC UTILITY 3,136 0.3999881765 1,254 1,881 57,496 114,992 172,488 229,984 8,028 221,956 229,984 17200 CSA#40 FIRE SERVICES ‐ 116,765 0.2671394999 (31,193) 147,957 4,521,542 9,043,083 13,564,625 18,086,166 631,312 17,454,854 18,086,16617300 CSA #41 (MULTI SVC ‐ LIGHTING) 765,417 0.0906084479 69,353 696,064 21,271,533 42,543,066 63,814,599 85,086,132 2,970,000 82,116,132 85,086,132 TOTAL AVAILABLE INCREMENT 62,990,978 16,962,743 46,028,235 1,406,611,737 2,813,223,471 4,219,835,210 5,626,446,948 196,395,694 5,430,051,253 5,626,446,948 Notes:
1) For this presentation, only tax increment from County General and special districts is included. Special Districts may voluntarily participate and schools are prohibited from participation. 2) Analysis based on West Sonoma County Union High School District Boundary, exluding City TRAs, and includes Point Arena Joint High School District. 3) FY22‐23 ERAF Shift factors were used for estimating ERAF shift amounts. 4) Estimates include applicable Russian River redevelopment projects receiving tax increment in portions of the boundary through FY34‐35.5) Estimates do not include residual distributions to the County resulting from redevelopment dissolution. 6) Secured Net Values Only, does not include HOPTR or Unsecured Prepared by: Sonoma County Auditor‐Controller‐Treasurer‐Tax Collector's Office, Property Tax Division6/29/2023 45 Year Term ‐ Tax Increment Estimate Timeline of Estimated Tax Increment Commitment of Tax Increment
Agenda Item Number 11
Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Tax Increment Estimates ‐ 30 Year Term
West Sonoma CountyBased on FY 2022‐23 Certified Assessed Values EIFD Base Year (FY22‐23) Taxable Values 11,653,769,317
Scenario 1:2% Annual Property Tax Growth Assumption
Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue RDA Post‐RDA 100%
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% Years 1‐11 Years 12‐30 Increment 01200 COUNTY GENERAL 44,126,446 0.3314985406 14,627,852 29,498,593 82,746,363 165,492,726 248,239,089 330,985,452 44,875,372 286,110,080 330,985,452 01300 COUNTY LIBRARY 2,954,457 0.0000000000 ‐ 2,954,457 8,287,534 16,575,067 24,862,601 33,150,135 4,494,532 28,655,603 33,150,135 03000 GREEN VALLEY CEMETERY 17,563 0.1778604332 3,124 14,440 40,505 81,009 121,514 162,018 21,967 140,051 162,018 03700 BODEGA BAY FIRE 3,038 0.1441415235 438 2,600 7,293 14,586 21,879 29,172 3,955 25,217 29,172 04100 GRATON FIRE 1,044,724 0.0949383617 99,184 945,539 2,652,328 5,304,656 7,956,984 10,609,311 1,438,422 9,170,889 10,609,311 04500 MONTE RIO FIRE 599,845 0.0154180277 9,248 590,597 1,656,680 3,313,361 4,970,041 6,626,721 898,458 5,728,263 6,626,721 05400 GOLD RIDGE FIRE 1,976,411 0.0688480553 136,072 1,840,339 5,162,325 10,324,650 15,486,975 20,649,300 2,799,655 17,849,645 20,649,300 05500 RANCHO ADOBE FIRE 39,566 0.0110643002 438 39,128 109,759 219,518 329,277 439,036 59,525 379,511 439,036 05600 TIMBER COVE FIRE 207,225 0.1807507804 37,456 169,769 476,219 952,437 1,428,656 1,904,874 258,265 1,646,609 1,904,87405800 NORTH SONOMA COAST FIRE 3,072,918 0.4585692479 1,409,146 1,663,772 4,667,040 9,334,080 14,001,120 18,668,160 2,531,050 16,137,110 18,668,160 05900 SONOMA COUNTY FIRE DISTRICT 3,117,305 0.0637944813 198,867 2,918,438 8,186,496 16,372,991 24,559,487 32,745,983 4,439,736 28,306,246 32,745,983 06000 GEN #1 SOCO WATER AGENCY 1,189,532 0.0828453614 98,547 1,090,985 3,060,317 6,120,634 9,180,950 12,241,267 1,659,684 10,581,583 12,241,267 06100 SPRING LAKE PARK SCWA 383,760 0.0828574114 31,797 351,963 987,288 1,974,577 2,961,865 3,949,154 535,431 3,413,723 3,949,154 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 540,285 0.0000000000 ‐ 540,285 1,515,551 3,031,102 4,546,653 6,062,204 821,920 5,240,284 6,062,204 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 259,046 0.0000000000 ‐ 259,046 726,648 1,453,296 2,179,944 2,906,592 394,079 2,512,513 2,906,59206600 FLOOD ZN 8A SOUTH COASTAL 77,635 0.0000000000 ‐ 77,635 217,774 435,547 653,321 871,095 118,104 752,991 871,095 10000 MARIN/SONOMA MOSQUITO 203,591 0.0000000000 ‐ 203,591 571,092 1,142,184 1,713,275 2,284,367 309,717 1,974,650 2,284,367 10500 BITTNER LANE PERM RD 3,727 0.1215195343 453 3,274 9,183 18,366 27,549 36,732 4,980 31,752 36,732 10700 MIRABEL HGHT PERM RD 2,378 0.1607466611 382 1,996 5,599 11,198 16,798 22,397 3,037 19,360 22,397 10800 MONTE ROSA D#1 PERM RD 4,121 0.1506546299 621 3,500 9,817 19,634 29,451 39,268 5,324 33,944 39,268 10900 PEAKS PIKE PERM RD 6,399 0.0778282582 498 5,901 16,553 33,107 49,660 66,213 8,977 57,236 66,213 11500 BAY AREA AIR QUALITY MGMT 138,571 0.0000000000 ‐ 138,571 388,705 777,410 1,166,115 1,554,821 210,804 1,344,016 1,554,821 11600 N SOCO AIR POLLUTION CONTROL 91,090 0.3453834780 31,461 59,629 167,264 334,528 501,793 669,057 90,711 578,345 669,057 12000 CAMP MEEKER REC & PARK 124,404 0.1522479001 18,940 105,464 295,837 591,674 887,511 1,183,347 160,440 1,022,908 1,183,347 12200 MONTE RIO REC & PARK 303,314 0.0869320582 26,368 276,946 776,860 1,553,720 2,330,580 3,107,440 421,310 2,686,130 3,107,440 12300 RUSSIAN RIVER REC & PARK 540,116 0.0632649570 34,170 505,945 1,419,224 2,838,449 4,257,673 5,676,898 769,680 4,907,218 5,676,898 13000 GOLD RIDGE RCD 30,542 0.1764556173 5,389 25,153 70,556 141,113 211,669 282,226 38,265 243,961 282,226 13200 SONOMA RCD 4,815 0.1131833957 545 4,270 11,978 23,956 35,934 47,912 6,496 41,416 47,912 13500 CAZADERO CSD 363,641 0.1077133235 39,169 324,472 910,175 1,820,349 2,730,524 3,640,698 493,610 3,147,088 3,640,69813700 OCCIDENTAL CSD ZN1 57,343 0.3996765530 22,919 34,425 96,564 193,128 289,692 386,256 52,369 333,887 386,256 13800 OCCIDENTAL CSD ZN2 FIRE ‐ 294,462 0.1373427764 (40,442) 334,905 939,440 1,878,879 2,818,319 3,757,758 509,481 3,248,277 3,757,758 14000 FORESTVILLE WATER 327,392 0.3991720751 130,686 196,706 551,779 1,103,558 1,655,337 2,207,117 299,243 1,907,873 2,207,117 15000 BODEGA BAY PUBLIC UTILITY 3,136 0.3999881765 1,254 1,881 5,278 10,555 15,833 21,111 2,862 18,248 21,111 17200 CSA#40 FIRE SERVICES ‐ 116,765 0.2671394999 (31,193) 147,957 415,035 830,069 1,245,104 1,660,138 225,083 1,435,055 1,660,138 17300 CSA #41 (MULTI SVC ‐ LIGHTING) 765,417 0.0906084479 69,353 696,064 1,952,524 3,905,049 5,857,573 7,810,098 1,058,902 6,751,196 7,810,098 TOTAL AVAILABLE INCREMENT 62,990,978 16,962,743 46,028,235 129,113,582 258,227,164 387,340,745 516,454,327 70,021,446 446,432,881 516,454,327 30 Year Term ‐ Tax Increment Estimate Timeline of Estimated Tax Increment Commitment of Tax Increment
Agenda Item Number 11
Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Tax Increment Estimates ‐ 30 Year Term
West Sonoma CountyBased on FY 2022‐23 Certified Assessed Values EIFD Base Year (FY22‐23) Taxable Values 11,653,769,317Scenario 2:3% Annual Property Tax Growth Assumption Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue RDA Post‐RDA 100%
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% Years 1‐11 Years 12‐30 Increment 01200 COUNTY GENERAL 44,126,446 0.3314985406 14,627,852 29,498,593 138,310,634 276,621,267 414,931,901 553,242,534 69,911,395 483,331,140 553,242,534 01300 COUNTY LIBRARY 2,954,457 0.0000000000 ‐ 2,954,457 13,852,621 27,705,243 41,557,864 55,410,485 7,002,036 48,408,449 55,410,485 03000 GREEN VALLEY CEMETERY 17,563 0.1778604332 3,124 14,440 67,703 135,406 203,109 270,812 34,222 236,590 270,812 03700 BODEGA BAY FIRE 3,038 0.1441415235 438 2,600 12,190 24,381 36,571 48,761 6,162 42,599 48,761 04100 GRATON FIRE 1,044,724 0.0949383617 99,184 945,539 4,433,369 8,866,737 13,300,106 17,733,475 2,240,919 15,492,555 17,733,475 04500 MONTE RIO FIRE 599,845 0.0154180277 9,248 590,597 2,769,143 5,538,286 8,307,430 11,076,573 1,399,709 9,676,864 11,076,573 05400 GOLD RIDGE FIRE 1,976,411 0.0688480553 136,072 1,840,339 8,628,832 17,257,664 25,886,496 34,515,327 4,361,586 30,153,742 34,515,327 05500 RANCHO ADOBE FIRE 39,566 0.0110643002 438 39,128 183,462 366,924 550,387 733,849 92,734 641,115 733,849 05600 TIMBER COVE FIRE 207,225 0.1807507804 37,456 169,769 796,000 1,592,000 2,387,999 3,183,999 402,351 2,781,648 3,183,99905800 NORTH SONOMA COAST FIRE 3,072,918 0.4585692479 1,409,146 1,663,772 7,800,963 15,601,925 23,402,888 31,203,850 3,943,125 27,260,725 31,203,850 05900 SONOMA COUNTY FIRE DISTRICT 3,117,305 0.0637944813 198,867 2,918,438 13,683,736 27,367,473 41,051,209 54,734,946 6,916,671 47,818,275 54,734,946 06000 GEN #1 SOCO WATER AGENCY 1,189,532 0.0828453614 98,547 1,090,985 5,115,323 10,230,645 15,345,968 20,461,291 2,585,624 17,875,666 20,461,291 06100 SPRING LAKE PARK SCWA 383,760 0.0828574114 31,797 351,963 1,650,254 3,300,508 4,950,761 6,601,015 834,148 5,766,867 6,601,015 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 540,285 0.0000000000 ‐ 540,285 2,533,245 5,066,490 7,599,735 10,132,981 1,280,471 8,852,510 10,132,981 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 259,046 0.0000000000 ‐ 259,046 1,214,593 2,429,186 3,643,779 4,858,372 613,936 4,244,436 4,858,37206600 FLOOD ZN 8A SOUTH COASTAL 77,635 0.0000000000 ‐ 77,635 364,009 728,018 1,092,027 1,456,036 183,994 1,272,041 1,456,036 10000 MARIN/SONOMA MOSQUITO 203,591 0.0000000000 ‐ 203,591 954,580 1,909,161 2,863,741 3,818,322 482,508 3,335,813 3,818,322 10500 BITTNER LANE PERM RD 3,727 0.1215195343 453 3,274 15,349 30,699 46,048 61,398 7,759 53,639 61,398 10700 MIRABEL HGHT PERM RD 2,378 0.1607466611 382 1,996 9,359 18,718 28,078 37,437 4,731 32,706 37,437 10800 MONTE ROSA D#1 PERM RD 4,121 0.1506546299 621 3,500 16,409 32,818 49,228 65,637 8,294 57,343 65,637 10900 PEAKS PIKE PERM RD 6,399 0.0778282582 498 5,901 27,669 55,338 83,007 110,675 13,986 96,690 110,675 11500 BAY AREA AIR QUALITY MGMT 138,571 0.0000000000 ‐ 138,571 649,721 1,299,442 1,949,163 2,598,884 328,412 2,270,472 2,598,884 11600 N SOCO AIR POLLUTION CONTROL 91,090 0.3453834780 31,461 59,629 279,582 559,165 838,747 1,118,329 141,319 977,010 1,118,329 12000 CAMP MEEKER REC & PARK 124,404 0.1522479001 18,940 105,464 494,492 988,983 1,483,475 1,977,966 249,949 1,728,018 1,977,966 12200 MONTE RIO REC & PARK 303,314 0.0869320582 26,368 276,946 1,298,522 2,597,044 3,895,567 5,194,089 656,359 4,537,730 5,194,089 12300 RUSSIAN RIVER REC & PARK 540,116 0.0632649570 34,170 505,945 2,372,235 4,744,470 7,116,705 9,488,940 1,199,085 8,289,854 9,488,940 13000 GOLD RIDGE RCD 30,542 0.1764556173 5,389 25,153 117,935 235,871 353,806 471,741 59,612 412,129 471,741 13200 SONOMA RCD 4,815 0.1131833957 545 4,270 20,021 40,042 60,064 80,085 10,120 69,965 80,085 13500 CAZADERO CSD 363,641 0.1077133235 39,169 324,472 1,521,358 3,042,716 4,564,074 6,085,432 768,996 5,316,436 6,085,43213700 OCCIDENTAL CSD ZN1 57,343 0.3996765530 22,919 34,425 161,407 322,814 484,221 645,628 81,586 564,042 645,628 13800 OCCIDENTAL CSD ZN2 FIRE ‐ 294,462 0.1373427764 (40,442) 334,905 1,570,274 3,140,549 4,710,823 6,281,097 793,721 5,487,376 6,281,097 14000 FORESTVILLE WATER 327,392 0.3991720751 130,686 196,706 922,299 1,844,598 2,766,897 3,689,196 466,191 3,223,005 3,689,196 15000 BODEGA BAY PUBLIC UTILITY 3,136 0.3999881765 1,254 1,881 8,822 17,643 26,465 35,287 4,459 30,828 35,287 17200 CSA#40 FIRE SERVICES ‐ 116,765 0.2671394999 (31,193) 147,957 693,730 1,387,461 2,081,191 2,774,922 350,658 2,424,264 2,774,922 17300 CSA #41 (MULTI SVC ‐ LIGHTING) 765,417 0.0906084479 69,353 696,064 3,263,647 6,527,293 9,790,940 13,054,587 1,649,664 11,404,923 13,054,587 TOTAL AVAILABLE INCREMENT 62,990,978 16,962,743 46,028,235 215,813,490 431,626,978 647,440,468 863,253,957 109,086,494 754,167,464 863,253,957 Timeline of Estimated Tax Increment
Commitment of Tax Increment
30 Year Term ‐ Tax Increment Estimate
Agenda Item Number 11
Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Tax Increment Estimates ‐ 30 Year Term
West Sonoma CountyBased on FY 2022‐23 Certified Assessed Values EIFD Base Year (FY22‐23) Taxable Values 11,653,769,317Scenario 3:5% Annual Property Tax Growth Assumption Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue RDA Post‐RDA 100%
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% Years 1‐11 Years 12‐30 Increment 01200 COUNTY GENERAL 44,126,446 0.3314985406 14,627,852 29,498,593 289,931,789 579,863,579 869,795,368 1,159,727,158 125,866,150 1,033,861,008 1,159,727,158 01300 COUNTY LIBRARY 2,954,457 0.0000000000 ‐ 2,954,457 29,038,370 58,076,739 87,115,109 116,153,478 12,606,233 103,547,245 116,153,478 03000 GREEN VALLEY CEMETERY 17,563 0.1778604332 3,124 14,440 141,922 283,844 425,765 567,687 61,612 506,076 567,687 03700 BODEGA BAY FIRE 3,038 0.1441415235 438 2,600 25,554 51,107 76,661 102,215 11,093 91,121 102,215 04100 GRATON FIRE 1,044,724 0.0949383617 99,184 945,539 9,293,389 18,586,778 27,880,167 37,173,555 4,034,477 33,139,079 37,173,555 04500 MONTE RIO FIRE 599,845 0.0154180277 9,248 590,597 5,804,778 11,609,557 17,414,335 23,219,114 2,519,990 20,699,124 23,219,114 05400 GOLD RIDGE FIRE 1,976,411 0.0688480553 136,072 1,840,339 18,088,072 36,176,143 54,264,215 72,352,286 7,852,454 64,499,833 72,352,286 05500 RANCHO ADOBE FIRE 39,566 0.0110643002 438 39,128 384,580 769,161 1,153,741 1,538,322 166,955 1,371,366 1,538,322 05600 TIMBER COVE FIRE 207,225 0.1807507804 37,456 169,769 1,668,604 3,337,207 5,005,811 6,674,414 724,380 5,950,035 6,674,41405800 NORTH SONOMA COAST FIRE 3,072,918 0.4585692479 1,409,146 1,663,772 16,352,662 32,705,324 49,057,986 65,410,648 7,099,072 58,311,576 65,410,648 05900 SONOMA COUNTY FIRE DISTRICT 3,117,305 0.0637944813 198,867 2,918,438 28,684,346 57,368,692 86,053,038 114,737,384 12,452,543 102,284,841 114,737,384 06000 GEN #1 SOCO WATER AGENCY 1,189,532 0.0828453614 98,547 1,090,985 10,722,926 21,445,851 32,168,777 42,891,703 4,655,072 38,236,631 42,891,703 06100 SPRING LAKE PARK SCWA 383,760 0.0828574114 31,797 351,963 3,459,322 6,918,643 10,377,965 13,837,287 1,501,772 12,335,515 13,837,287 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 540,285 0.0000000000 ‐ 540,285 5,310,281 10,620,561 15,930,842 21,241,122 2,305,317 18,935,806 21,241,122 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 259,046 0.0000000000 ‐ 259,046 2,546,074 5,092,148 7,638,223 10,184,297 1,105,310 9,078,987 10,184,297 06600 FLOOD ZN 8A SOUTH COASTAL 77,635 0.0000000000 ‐ 77,635 763,049 1,526,098 2,289,147 3,052,196 331,257 2,720,938 3,052,196 10000 MARIN/SONOMA MOSQUITO 203,591 0.0000000000 ‐ 203,591 2,001,026 4,002,052 6,003,078 8,004,104 868,692 7,135,412 8,004,104 10500 BITTNER LANE PERM RD 3,727 0.1215195343 453 3,274 32,176 64,352 96,527 128,703 13,968 114,735 128,703 10700 MIRABEL HGHT PERM RD 2,378 0.1607466611 382 1,996 19,619 39,238 58,857 78,476 8,517 69,959 78,476 10800 MONTE ROSA D#1 PERM RD 4,121 0.1506546299 621 3,500 34,398 68,795 103,193 137,590 14,933 122,657 137,590 10900 PEAKS PIKE PERM RD 6,399 0.0778282582 498 5,901 58,001 116,002 174,002 232,003 25,180 206,824 232,003 11500 BAY AREA AIR QUALITY MGMT 138,571 0.0000000000 ‐ 138,571 1,361,969 2,723,938 4,085,907 5,447,876 591,262 4,856,614 5,447,876 11600 N SOCO AIR POLLUTION CONTROL 91,090 0.3453834780 31,461 59,629 586,071 1,172,141 1,758,212 2,344,283 254,427 2,089,856 2,344,283 12000 CAMP MEEKER REC & PARK 124,404 0.1522479001 18,940 105,464 1,036,571 2,073,142 3,109,713 4,146,284 450,000 3,696,284 4,146,284 12200 MONTE RIO REC & PARK 303,314 0.0869320582 26,368 276,946 2,722,009 5,444,019 8,166,028 10,888,038 1,181,688 9,706,350 10,888,038 12300 RUSSIAN RIVER REC & PARK 540,116 0.0632649570 34,170 505,945 4,972,765 9,945,530 14,918,296 19,891,061 2,158,793 17,732,267 19,891,061 13000 GOLD RIDGE RCD 30,542 0.1764556173 5,389 25,153 247,220 494,441 741,661 988,881 107,324 881,557 988,881 13200 SONOMA RCD 4,815 0.1131833957 545 4,270 41,969 83,938 125,908 167,877 18,220 149,657 167,877 13500 CAZADERO CSD 363,641 0.1077133235 39,169 324,472 3,189,126 6,378,252 9,567,378 12,756,503 1,384,474 11,372,030 12,756,503 13700 OCCIDENTAL CSD ZN1 57,343 0.3996765530 22,919 34,425 338,347 676,694 1,015,041 1,353,389 146,884 1,206,504 1,353,38913800 OCCIDENTAL CSD ZN2 FIRE ‐ 294,462 0.1373427764 (40,442) 334,905 3,291,666 6,583,333 9,874,999 13,166,666 1,428,989 11,737,676 13,166,666 14000 FORESTVILLE WATER 327,392 0.3991720751 130,686 196,706 1,933,357 3,866,714 5,800,072 7,733,429 839,315 6,894,113 7,733,429 15000 BODEGA BAY PUBLIC UTILITY 3,136 0.3999881765 1,254 1,881 18,492 36,984 55,476 73,968 8,028 65,940 73,968 17200 CSA#40 FIRE SERVICES ‐ 116,765 0.2671394999 (31,193) 147,957 1,454,223 2,908,447 4,362,670 5,816,894 631,312 5,185,581 5,816,89417300 CSA #41 (MULTI SVC ‐ LIGHTING) 765,417 0.0906084479 69,353 696,064 6,841,375 13,682,750 20,524,125 27,365,500 2,970,000 24,395,500 27,365,500 TOTAL AVAILABLE INCREMENT 62,990,978 16,962,743 46,028,235 452,396,097 904,792,196 1,357,188,293 1,809,584,391 196,395,694 1,613,188,696 1,809,584,391 Notes:
1) For this presentation, only tax increment from County General and special districts is included. Special Districts may voluntarily participate and schools are prohibited from participation. 2) Analysis based on West Sonoma County Union High School District Boundary, exluding City TRAs, and includes Point Arena Joint High School District.3) FY22‐23 ERAF Shift factors were used for estimating ERAF shift amounts. 4) Estimates include applicable Russian River redevelopment projects receiving tax increment in portions of the boundary through FY34‐35. 5) Estimates do not include residual distributions to the County resulting from redevelopment dissolution. 6) Secured Net Values Only, does not include HOPTR or Unsecured Prepared by: Sonoma County Auditor‐Controller‐Treasurer‐Tax Collector's Office, Property Tax Division6/29/2023 30 Year Term ‐ Tax Increment Estimate Timeline of Estimated Tax Increment Commitment of Tax Increment
Agenda Item Number 11
Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Tax Increment Estimates ‐ 30 Year Term
City of Sebastopol
Based on FY 2023‐24 Certified Assessed Values
EIFD Base Year (FY23‐24) Taxable Values 1,594,670,072 Scenario 1:
2% Annual Property Tax Growth Assumption
Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% 01200 COUNTY GENERAL 5,202,049 0.3311356897 (1,722,584) 3,479,465 24,643,801 49,287,603 73,931,404 98,575,205 01300 COUNTY LIBRARY 353,081 0.0000000000 ‐ 353,081 2,500,745 5,001,490 7,502,235 10,002,980 06000 GEN #1 SOCO WATER AGENCY 142,153 0.0827609724 (11,765) 130,388 923,492 1,846,984 2,770,476 3,693,969 06100 SPRING LAKE PARK SCWA 45,862 0.0827730183 (3,796) 42,065 297,934 595,869 893,803 1,191,737 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 231,910 0.0000000000 ‐ 231,910 1,642,537 3,285,074 4,927,611 6,570,149 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 4,938 0.0000000000 ‐ 4,938 34,972 69,944 104,916 139,888 10000 MARIN/SONOMA MOSQUITO 45,879 0.0000000000 ‐ 45,879 324,947 649,894 974,842 1,299,789 11500 BAY AREA AIR QUALITY MGMT 35,232 0.0000000000 ‐ 35,232 249,533 499,066 748,599 998,132 13000 GOLD RIDGE RCD 5,426 0.1763325099 (957) 4,469 31,654 63,309 94,963 126,617 44900 CITY OF SEBASTOPOL‐PROP 13 3,093,048 0.2647621857 (818,922) 2,274,126 16,106,818 32,213,636 48,320,454 64,427,272 TOTAL OF ALL AVAILABLE INCREMENT 9,159,577 (2,558,024) 6,601,554 46,756,433 93,512,869 140,269,303 187,025,738 TOTAL COUNTY & CITY INCREMENT 8,295,097 (2,541,506) 5,753,591 40,750,619 81,501,239 122,251,858 163,002,478 Scenario 2:
3% Annual Property Tax Growth Assumption
Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% 01200 COUNTY GENERAL 5,202,049 0.3311356897 (1,722,584) 3,479,465 43,929,512 87,859,024 131,788,537 175,718,049 01300 COUNTY LIBRARY 353,081 0.0000000000 ‐ 353,081 4,457,774 8,915,548 13,373,322 17,831,096 06000 GEN #1 SOCO WATER AGENCY 142,153 0.0827609724 (11,765) 130,388 1,646,197 3,292,394 4,938,592 6,584,789 06100 SPRING LAKE PARK SCWA 45,862 0.0827730183 (3,796) 42,065 531,092 1,062,183 1,593,275 2,124,367 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 231,910 0.0000000000 ‐ 231,910 2,927,952 5,855,903 8,783,855 11,711,807 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 4,938 0.0000000000 ‐ 4,938 62,340 124,680 187,020 249,360 10000 MARIN/SONOMA MOSQUITO 45,879 0.0000000000 ‐ 45,879 579,244 1,158,488 1,737,732 2,316,976 11500 BAY AREA AIR QUALITY MGMT 35,232 0.0000000000 ‐ 35,232 444,812 889,624 1,334,436 1,779,248 13000 GOLD RIDGE RCD 5,426 0.1763325099 (957) 4,469 56,426 112,852 169,278 225,704 44900 CITY OF SEBASTOPOL‐PROP 13 3,093,048 0.2647621857 (818,922) 2,274,126 28,711,670 57,423,339 86,135,009 114,846,679 TOTAL OF ALL AVAILABLE INCREMENT 9,159,577 (2,558,024) 6,601,554 83,347,019 166,694,035 250,041,056 333,388,073 TOTAL COUNTY & CITY INCREMENT 8,295,097 (2,541,506) 5,753,591 72,641,182 145,282,363 217,923,546 290,564,727 Scenario 3:
5% Annual Property Tax Growth Assumption
Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% 01200 COUNTY GENERAL 5,202,049 0.3311356897 (1,722,584) 3,479,465 106,719,682 213,439,364 320,159,046 426,878,728 01300 COUNTY LIBRARY 353,081 0.0000000000 ‐ 353,081 10,829,445 21,658,889 32,488,334 43,317,778 06000 GEN #1 SOCO WATER AGENCY 142,153 0.0827609724 (11,765) 130,388 3,999,170 7,998,339 11,997,509 15,996,678 06100 SPRING LAKE PARK SCWA 45,862 0.0827730183 (3,796) 42,065 1,290,202 2,580,404 3,870,607 5,160,809 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 231,910 0.0000000000 ‐ 231,910 7,112,988 14,225,975 21,338,963 28,451,951 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 4,938 0.0000000000 ‐ 4,938 151,446 302,891 454,337 605,782 10000 MARIN/SONOMA MOSQUITO 45,879 0.0000000000 ‐ 45,879 1,407,181 2,814,362 4,221,543 5,628,724 11500 BAY AREA AIR QUALITY MGMT 35,232 0.0000000000 ‐ 35,232 1,080,599 2,161,198 3,241,797 4,322,396 13000 GOLD RIDGE RCD 5,426 0.1763325099 (957) 4,469 137,078 274,155 411,233 548,310 44900 CITY OF SEBASTOPOL‐PROP 13 3,093,048 0.2647621857 (818,922) 2,274,126 69,750,381 139,500,761 209,251,142 279,001,522 TOTAL OF ALL AVAILABLE INCREMENT 9,159,577 (2,558,024) 6,601,554 202,478,172 404,956,338 607,434,511 809,912,679 TOTAL COUNTY & CITY INCREMENT 8,295,097 (2,541,506) 5,753,591 176,470,063 352,940,125 529,410,188 705,880,250 Notes:
1) For this presentation, only tax increment from County General and special districts is included. Special Districts may voluntarily participate and schools are prohibited from participation. 2) Analysis based on City of Sebastopol TRAs
3) FY23‐24 ERAF Shift factors were used for estimating ERAF shift amounts. 4) There are no remaining RDA Projects in Sebastopol
5) Estimates do not include residual distributions to the County resulting from redevelopment dissolution. 6) Secured Net Values Only, does not include HOPTR or Unsecured Prepared by: Sonoma County Auditor‐Controller‐Treasurer‐Tax Collector's Office, Property Tax Division 12/4/2023
Commitment of Tax Increment
45 Year Term ‐ Tax Increment Estimate
Commitment of Tax Increment
45 Year Term ‐ Tax Increment Estimate
Commitment of Tax Increment
45 Year Term ‐ Tax Increment Estimate
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
EIFD Tax Increment Estimates ‐ 30 Year Term
City of Sebastopol
Based on FY 2023‐24 Certified Assessed Values
EIFD Base Year (FY23‐24) Taxable Values 1,594,670,072 Scenario 1:
2% Annual Property Tax Growth Assumption
Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% 01200 COUNTY GENERAL 5,202,049 0.3311356897 (1,722,584) 3,479,465 9,898,591 19,797,183 29,695,774 39,594,365 01300 COUNTY LIBRARY 353,081 0.0000000000 ‐ 353,081 1,004,466 2,008,931 3,013,397 4,017,863 06000 GEN #1 SOCO WATER AGENCY 142,153 0.0827609724 (11,765) 130,388 370,936 741,872 1,112,808 1,483,744 06100 SPRING LAKE PARK SCWA 45,862 0.0827730183 (3,796) 42,065 119,670 239,341 359,011 478,681 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 231,910 0.0000000000 ‐ 231,910 659,752 1,319,504 1,979,257 2,639,009 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 4,938 0.0000000000 ‐ 4,938 14,047 28,094 42,141 56,188 10000 MARIN/SONOMA MOSQUITO 45,879 0.0000000000 ‐ 45,879 130,520 261,041 391,561 522,082 11500 BAY AREA AIR QUALITY MGMT 35,232 0.0000000000 ‐ 35,232 100,229 200,458 300,687 400,916 13000 GOLD RIDGE RCD 5,426 0.1763325099 (957) 4,469 12,714 25,429 38,143 50,858 44900 CITY OF SEBASTOPOL‐PROP 13 3,093,048 0.2647621857 (818,922) 2,274,126 6,469,570 12,939,141 19,408,711 25,878,282 TOTAL OF ALL AVAILABLE INCREMENT 9,159,577 (2,558,024) 6,601,554 18,780,497 37,560,994 56,341,491 75,121,987 TOTAL COUNTY & CITY INCREMENT 8,295,097 (2,541,506) 5,753,591 16,368,161 32,736,324 49,104,485 65,472,647 Scenario 2:
3% Annual Property Tax Growth Assumption
Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% 01200 COUNTY GENERAL 5,202,049 0.3311356897 (1,722,584) 3,479,465 16,529,788 33,059,576 49,589,364 66,119,152 01300 COUNTY LIBRARY 353,081 0.0000000000 ‐ 353,081 1,677,370 3,354,741 5,032,111 6,709,481 06000 GEN #1 SOCO WATER AGENCY 142,153 0.0827609724 (11,765) 130,388 619,431 1,238,862 1,858,292 2,477,723 06100 SPRING LAKE PARK SCWA 45,862 0.0827730183 (3,796) 42,065 199,839 399,678 599,517 799,356 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 231,910 0.0000000000 ‐ 231,910 1,101,729 2,203,458 3,305,187 4,406,916 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 4,938 0.0000000000 ‐ 4,938 23,457 46,915 70,372 93,829 10000 MARIN/SONOMA MOSQUITO 45,879 0.0000000000 ‐ 45,879 217,958 435,916 653,873 871,831 11500 BAY AREA AIR QUALITY MGMT 35,232 0.0000000000 ‐ 35,232 167,374 334,748 502,121 669,495 13000 GOLD RIDGE RCD 5,426 0.1763325099 (957) 4,469 21,232 42,464 63,696 84,928 44900 CITY OF SEBASTOPOL‐PROP 13 3,093,048 0.2647621857 (818,922) 2,274,126 10,803,621 21,607,243 32,410,864 43,214,485 TOTAL OF ALL AVAILABLE INCREMENT 9,159,577 (2,558,024) 6,601,554 31,361,799 62,723,599 94,085,398 125,447,198 TOTAL COUNTY & CITY INCREMENT 8,295,097 (2,541,506) 5,753,591 27,333,409 54,666,819 82,000,228 109,333,637 Scenario 3:
5% Annual Property Tax Growth Assumption
Base Year Base Year
Share of Share of
Tax Revenue Tax Revenue
Tax Code Affected Taxing Agencies (Pre‐ERAF) ERAF Factor ERAF Shift (Post‐ERAF) 25% 50% 75% 100% 01200 COUNTY GENERAL 5,202,049 0.3311356897 (1,722,584) 3,479,465 34,586,569 69,173,138 103,759,706 138,346,275 01300 COUNTY LIBRARY 353,081 0.0000000000 ‐ 353,081 3,509,693 7,019,386 10,529,079 14,038,772 06000 GEN #1 SOCO WATER AGENCY 142,153 0.0827609724 (11,765) 130,388 1,296,083 2,592,166 3,888,248 5,184,331 06100 SPRING LAKE PARK SCWA 45,862 0.0827730183 (3,796) 42,065 418,139 836,278 1,254,417 1,672,556 06200 FLOOD ZN 1A LAGUNA‐MARK WEST 231,910 0.0000000000 ‐ 231,910 2,305,234 4,610,468 6,915,702 9,220,936 06500 FLOOD ZN 5A LOWER RUSSIAN RIVER 4,938 0.0000000000 ‐ 4,938 49,082 98,163 147,245 196,327 10000 MARIN/SONOMA MOSQUITO 45,879 0.0000000000 ‐ 45,879 456,050 912,101 1,368,151 1,824,202 11500 BAY AREA AIR QUALITY MGMT 35,232 0.0000000000 ‐ 35,232 350,209 700,418 1,050,628 1,400,837 13000 GOLD RIDGE RCD 5,426 0.1763325099 (957) 4,469 44,425 88,850 133,276 177,701 44900 CITY OF SEBASTOPOL‐PROP 13 3,093,048 0.2647621857 (818,922) 2,274,126 22,605,262 45,210,523 67,815,785 90,421,047 TOTAL OF ALL AVAILABLE INCREMENT 9,159,577 (2,558,024) 6,601,554 65,620,746 131,241,492 196,862,238 262,482,984 TOTAL COUNTY & CITY INCREMENT 8,295,097 (2,541,506) 5,753,591 57,191,831 114,383,661 171,575,491 228,767,322 1) For this presentation, only tax increment from County General and special districts is included. Special Districts may voluntarily participate and schools are prohibited from participation. 2) Analysis based on City of Sebastopol TRAs
3) FY23‐24 ERAF Shift factors were used for estimating ERAF shift amounts. 4) There are no remaining RDA Projects in Sebastopol
5) Estimates do not include residual distributions to the County resulting from redevelopment dissolution. 6) Secured Net Values Only, does not include HOPTR or Unsecured Prepared by: Sonoma County Auditor‐Controller‐Treasurer‐Tax Collector's Office, Property Tax Division 12/4/2023
30 Year Term ‐ Tax Increment Estimate
Commitment of Tax Increment
Commitment of Tax Increment
30 Year Term ‐ Tax Increment Estimate
Commitment of Tax Increment
30 Year Term ‐ Tax Increment Estimate
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024
Potentially Eligible Projects Within the City of Sebastopol No. Project Name Estimated Cost Local Match if grant
received
1 Bodega Ave. Bicycle Connection:
PH Road to Atascadero Creek
$1,150,000. $200,000.
2 Ragle Rd West Side Bike and
Pedestrian Access
$11,400,000. $1,700,000.
3 Ragle Rd/Bodega Ave Traffic Signal $800,000. Unknown
4 Covert Ave/SR 116 Roundabout $2,500,000. Unknown
5 Youth Annex ADA Upgrades Phase 2
(interior improvements)
$200,000. Unknown
6 Ives Park Pathway Replacement:
Segment 2
$150,000. Unknown
7 Citywide Pavement Repairs and
Repaving
$2,700,000. $450,000.
8 Zimpher Creek Sewer Relocation
Phases 1-3
$1,100,000. No known grants
9 Florence Ave Sewer Line
Replacement North/South
$350,000. No known grants
10 Sewer System
Master Plan
$150,000. No known grants
11 Calder Creek Storm Drain and Outfall
Maintenance
$1,250,000. No known grants
12 Zimpher Creek Storm Drain and
Outfall Maintenance
$500,000. No known grants
13 Flood Resiliency
Master Plan
$180,000. No known grants
14 Florence Ave Water Line
Replacement North/South
$700,000. No known grants
15 Pleasant Hill Rd Water Line:
Mitchell Ct to Lynch Rd
$1,800,000. No known grants
16 Well 4 Replacement $2,500,000. Unknown-might be
paid by others
17 Water System
Master Plan
$150,000. No known grants
Total $27,580,000.
Other projects of interest:
City Hall Complex: Rough estimate: $5 Million
Expansion of Library
Remodel/Relocation of Community Center (Flood plain issues) Notes:
a. Projects listed above are currently unfunded.
b. Local match “unknown” is for projects where grants have not yet been applied. Other projects with local match shown are projects where grants have been applied but not awarded.
Agenda Item Number 11 Agenda Item Number: 11
City Council Meeting Packet of: September 3, 2024