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CITY OF EVERETT <br /> FISCAL ANALYSIS OF ANNEXATION <br /> 1.0 INTRODUCTION 1 <br /> 1.1 Study Purpose 1 <br /> 1.2 Sales Tax Credit 2 <br /> 1.3 Annexation Scenarios 3 <br /> 2.0 APPROACH 4 <br /> 2.1 Land-Based Fiscal Model 4 <br /> 2.2 Process for Scenario Screening and Evaluation Criteria 8 <br /> 3.0 LAND-BASED DEVELOPMENT ASSUMPTIONS 9 <br /> 4.0 BASELINE OUTLOOK FOR CITY OF EVERETT 13 <br /> 5.0 SCREENING OF SCENARIOS 15 <br /> 5.1 Initial Screening of Scenarios 15 <br /> 5.2 Further Evaluation of Scenarios 17 <br /> 5.3 Commercial Development Sensitivity 18 <br /> 5.4 Preliminary Screening Results: Scenarios 3 and 4 20 <br /> 6.0 DETAILED FEASIBILITY ANALYSIS:SCENARIOS 3&4 21 <br /> 6.1 Scenarios 3 & 4: Analysis Findings 21 <br /> 6.2 Sales Tax Credit 24 <br /> 6.3 Operating Revenue Analysis 27 <br /> 6.4 Operating Cost Analysis 33 <br /> 7.0 POLICY OPTIONS&CONSIDERATIONS 44 <br /> 7.1 Facilities 44 <br /> 7.2 Library 45 <br /> 7.3 Parks 45 <br /> 7.4 Transit 47 <br /> 7.5 Capital 47 <br />