LAFCO
Gateway Of The Americas Service Area Plan
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TABLE OF CONTENTS
SECTION PAGE
SECTION 1 - EXECUTIVE SUMMARY ..................................................................................... 1
1.1 Introduction ...................................................................................................................... 1
1.2 Public Services & Facilities ............................................................................................. 1
1.3 Financing Summary ......................................................................................................... 3
SECTION 2 – INTRODUCTION .................................................................................................. 7
2.1 Background on the Gateway of the Americas County Service Area ............................... 7
2.2 Purpose of the Service Area Plan..................................................................................... 7
2.3 Organization and Use of the Service Area Plan ............................................................... 8
SECTION 3 – GROWTH AND PHASING PROJECTIONS ...................................................... 11
3.1 Existing Land Use .......................................................................................................... 11
3.2 Planned Land Use .......................................................................................................... 11
3.3 Projected Growth Increase ............................................................................................. 12
3.4 Theoretical Buildout Projections ................................................................................... 12
SECTION 4 – PUBLIC FACILITIES AND SERVICES............................................................. 17
4.1 Drainage Facilities ......................................................................................................... 19
4.2 Wastewater Facilities ..................................................................................................... 27
4.3 Water Facilities .............................................................................................................. 33
4.4 Landscaping Facilities ................................................................................................... 39
4.5 Streetlight Facilities ....................................................................................................... 47
SECTION 5 – FINANCING ......................................................................................................... 51
5.1 Introduction .................................................................................................................... 51
5.2 Existing Revenue Sources.............................................................................................. 51
5.3 Future Revenue Sources ................................................................................................ 51
5.4 Existing Financing Mechanisms .................................................................................... 52
5.5 Future Financing Mechanisms ....................................................................................... 53
5.6 Facility Financing .......................................................................................................... 53
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LIST OF TABLES
TABLES PAGE
Table 3-1, Development and Projected Growth ........................................................................... 12
Table 4.2-1, Estimated Wastewater Generation ........................................................................... 28
Table 4.2-2, Wastewater Usage Charge ........................................................................................ 29
Table 4.3-1, Estimated Water Demand ......................................................................................... 34
Table 4.3-2, Water Usage Charge ................................................................................................. 35
Appendix A ................................................................................................................................... 57
Appendix B ................................................................................................................................... 58
LIST OF FIGURES
FIGURES PAGE
Figure 3-1, Land Use Designation Map ........................................................................................ 15
Figure 4.1-1, Drainage Facility Photo........................................................................................... 20
Figure 4.1-2, Drainage Facility Photo........................................................................................... 21
Figure 4.1-3, Drainage Facillities Map ......................................................................................... 25
Figure 4.2-1, Sewer Faciliites Map ............................................................................................... 31
Figure 4.3-1, Water Facilities Map ............................................................................................... 37
Figure 4.4-1, Landscape Facility Photo ........................................................................................ 40
Figure 4.4-2, Landscape Facilities Map ........................................................................................ 43
Figure 4.4-3, Streetlight Facilities Map ........................................................................................ 49
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LIST OF ACRONYMS AND ABBREVIATIONS
CEQA California Environmental Quality Act
CFD Community Facilities District
CIP Capital Improvement Program
County County of Imperial
CSD Community Services Department
EIFD Enhanced Infrastructure Finance Districts
FY Fiscal Year
GC Gateway Commercial
GI Gateway Industrial
gpd Gallons per day
gpm Gallons per minute
GSA General Services Administration
GSP Government / Special Public
IID Imperial Irrigation District
LAFCO Local Agency Formation Commission
LCFF Local Control Funding Formula
LLMD Landscape and Lighting Maintenance Districts
mg Million gallons
mgd Million gallons per day
NPDES National Pollution Discharge Elimination System
RWQCB Regional Water Quality Control Board (Colorado River Basin)
SAP Service Area Plan
SB Senate Bill
SCAG Southern California Association of Governments
sf Square feet
SPA Specific Plan Area
SOI Sphere Of Influence
SWPPP Storm water Pollution Prevention Plan
WDF Water Demand Factors
WTP Water Treatment Plant
WWTP Wastewater Treatment Plant
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SECTION 1 – EXECUTIVE SUMMARY
1.1 Introduction
This Service Area Plan (SAP) outlines the County Service Area (CSA) known as Gateway of the Americas
(Gateway) which is designated a Specific Plan Area (SPA) in the County of Imperial General Plan. The
SAP estimates the current and future demand for public services and facilities and describes how they will
be developed, extended, and financed to meet the projected demand. The following is a brief summary of
the existing resources, demands, financing mechanisms, and mitigation measures related to the five public
services and facilities examined in this SAP. These include Drainage, Wastewater Treatment & Collection
System, Water Treatment and Distribution, Landscaping, and Streetlights.
1.2 Public Services & Facilities
Drainage Facilities
The storm water drainage system in place (phase I) contains curbs and gutters along the above-ground
system in all permanent streets, storm drain inlets to the underground system, underground lines ranging in
size from 18 to 27 inches and temporary retention basins.
Mitigation
a. Continue implementation of the 2008 Engineering Design Guidelines Manual for Gateway.
b. Continue to require new roadways within the Gateway boundaries to meet local requirements for
provision of gutter features and slopes to properly convey storm flow
c. Continue to require that new development projects address potential drainage issues and provide
adequate facilities to convey storm water flows. If developments drain into facilities of the County’s
system, require that the developer consult with the Department of Public Works to assure that
improvements are engineered and constructed to County standards, including a detailed
erosion/siltation control plan. In addition, the developer shall also be required to submit a drainage
study, plans for improvements of drainage facilities, and hydraulic calculations to the Department of
Public Works.
d. Require compliance with MS4 permits for storm water quality and implementation of Best
Management Practices (BMPs) to reduce storm water quality impacts downstream or along adjacent
properties.
Funding
Current Funding – The primary sources of revenue for public storm drain and retention facilities1 are the
benefit impact fees, Community Facilities District (CFD) 98-1 fees, and CFD 02-1 fees.
Future Funding – The CSA will continue to utilize the existing funding sources for public drainage facilities.
Wastewater Treatment and Collection System Facilities
The current wastewater system includes two lined lagoons, four unlined evaporation/percolation ponds, and
three lift stations, all connected with 12 inch pipes. Current facilities (phase I) have a design capacity of
200,000 gpd.
Mitigation
1 Several retention basins are private.
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All wastewater system improvements shall be designed and constructed in accordance with Federal, State,
and local regulations.
Funding
Current Funding – The primary sources of revenue for wastewater treatment and distribution facilities are
the benefit impact fees, sewer capacity fees, sewer connection charges, sewer usage charges, and CFD 98-
1 fees.
Future Funding – The CSA will continue to utilize the existing funding sources for wastewater facilities.
Water Treatment and Distribution Facilities
The Gateways package water treatment facility consists of modular units that can be expanded up to the
ultimate plant capacity of 1.0 million gallons per day (MGD). The treated water is stored in two tanks; a
500,000-gallon bolted steel tank and a 1,000,000-gallon welded tank. From these tanks the water is then
pumped into the distribution system by a 1,800-gallon per minute four-pump station. The operating pressure
for the system is 80-85 pounds per square inch (psi).
Mitigation
a. Maintain a 10-day storage supply of treated water.
b. Maintain the potable water supply at a minimum of 20 psi during maximum daily demand plus fire
flow of 2,500 gallons per minute.
c. A potable water supply shall be provided for all developing areas.
d. All water system improvements shall be designed and constructed in accordance with Federal,
State, and local regulations.
Funding
Current Funding – The primary sources of revenue for water treatment and distribution facilities are the
benefit impact fees, water capacity fees, water meter fees, water usage charges, and CFD 98-1 fees.
Future Funding – The CSA will continue to utilize the existing funding sources for water facilities.
Landscaping Facilities
Landscaping in the street right-of-way plays a critical role in the aesthetics of the Gateway Specific Plan
area. The specific plan provides landscape design guidelines for the highways, major arterials, and the
industrial and commercial streets, in particular, Menvielle Road and Maggio Road will have landscape
medians. The state highways (Highway 98 and SR-7) are the responsibility of Caltrans and are therefore
not included in the analysis of the service area plan for the Gateway County Service Area (CSA). The
analysis of landscaping facilities provided in this Service Area Plan is based on landscape medians only,
and does not include frontage landscape along either side of the street.
Mitigation
Mitigation will be the actual construction and planting of the median islands within the right-of-way of
Menvielle and Maggio Roads at the time adjacent development occurs.
Funding
Current Funding – Since there are no existing landscape medians within the CSA, there is no current
assessment for maintenance purposes. However, a funding mechanism is available for the maintenance of
landscape medians through the CSA. After installation of median landscaping, the appropriate maintenance
assessment will be levied on the benefiting properties.
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Future Funding – The County shall maintain all landscape medians through the operations and maintenance
assessment. Other future funding sources may include CFD fees and/or the creation of Street lighting and
Landscape Annexation Districts.
Streetlight Facilities
Streetlights located along industrial and commercial streets within the specific plan area will be
maintained by the CSA.
Mitigation
Mitigation will be the actual construction and maintenance of the streetlights at the time adjacent
development occurs.
Funding
Current Funding – All current funding for street light maintenance is set up through the CSA operations
and maintenance assessment.
Future Funding – The County shall maintain all streetlights through the CSA operations and maintenance
assessment. Other future funding sources may include CFD fees and/or the creation of Street lighting and
Landscape Annexation Districts.
1.3 Financing Summary
Existing Revenue Sources
The Gateway CSA relies on several funding sources for capital improvements and maintenance and
operation activities.
Water and Wastewater Service Charges
The water (treatment and distribution) and wastewater (collection, treatment, and disposal) systems operate
as enterprise funds with water and sewer usage rates based on the cost of providing water and sewer
services, and are proportional to water use in accordance with Proposition 218. The water and sewer rates
have not been updated since they were established in 2002 . However, a water and sewer rates update study
is currently underway. When completed and adopted by the County Board of Supervisors, the water and
sewer rates study will be submitted under separate cover as an Exhibit to this SAP.
Special Assessment
The Gateway CSA assessment for maintenance and operations (Special Assessment) was established by
the Board of Supervisors in 2001 in conformance with Proposition 218.2 The initial benefit area of the
Special Assessment (sub-phase I) was 198 assessed acres in 2001. The benefit area expands as parcels
develop. In FY 2018–2019, the Special Assessment was levied on a total of 136 parcels which consist of
approximately 389.27 taxable acres. Each parcel has been assigned a benefit factor by the County. The
benefit rate per unit varies from year to year which is determined by annual budget divided by total taxable
acres.3 The current total number of benefit units is 346.87. Dividing the total levy in FY 2018–2019 of
$253,209 by the number of benefit units results in a rate per benefit unit of $729.98.4 The Gateway CSA
Special Assessment funds water, wastewater, common area landscaping, street lighting improvements, and
2 Resolution 2001-114 Approving an Assessment for Maintenance and Operations for the Gateway CSA, November
20, 2001.
3 Engineer’s Report for Subphase I Initial Benefit Area Gateway County Service Area, Dick Jacobs Associates, and
October 2001.
4 Gateway CSA Special Assessment Levy Memorandum, David Taussig & Associates, July 5, 2018.
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administration. The purpose of the Special Assessment is to supplement the water and wastewater services
charges and fund the common area landscaping and street lighting, which have no funding source other
than the Special Assessment. The Special Assessment normally appears on the property tax bill.
Please note that the levy has decreased by approximately 31% from $364,903 in FY 2017-2018 to $253,209
for FY 2018-2019. This is mainly due to an overall decrease in water treatment costs attributed to a
settlement agreement between the County and the property owners under which a credit was applied and
certain expenses were reduced. The administrative services costs decreased since last year. Much of the
increase in sewer treatment costs is due to more frequent mandatory testing for sewer treatment. As a result
of the overall decrease in costs, the total rate per benefit unit decreased from $1,051.98 last year to $729.98
for FY 2018-2019 as described above.
Community Facilities Districts
Two Community Facilities Districts have been established in Gateway. CFD 98-1 provides capital funding
for water and wastewater system improvements and storm drains. CFD 02-1 provides funding for the
relocation and undergrounding of portions of the South Alamo Canal (drainage).5
Benefit Impact Fees
Benefit impact fees (AB 1600 fees) are collected for the expansion of water and sewer treatment facilities
(capital improvements only) and are charged by the acre to new development depending on land use and
phase of development (explained further in Sections 4.2 and 4.3). A benefit impact fee is also charged for
improvements to State Route 98.6
Water and Sewer Capacity Fees
In addition, water and sewer capacity and connection fees are charged to all new development. The capacity
charge is calculated per each gallon of projected daily water usage by the proposed development project.
Charges are collected for water connections based on the water meter size and for sewer connections based
on the size of the sewer lateral. The capacity and connection fees are further explained in Sections 4.2 and
4.3.
In the event that an operating deficit occurs in the CSA in any given year that would exceed the maximum
Special Assessment levy, the CSA reserves would be drawn upon to cover the deficit. If the reserves are
insufficient to cover the remaining deficit, it is possible that the County General Fund would need to
subsidize the deficit. Under these circumstances the General Fund, in essence, becomes a de facto funding
source.
Future Revenue Sources
The CSA will continue to use the current funding sources described above and in Section 5 for capital
improvements and operations. The County General Fund subsidy of the CSA (derived from various sources,
including property tax, sales tax, Motor Vehicle In-lieu Fees, and others) will likely continue without
revenue enhancements within the CSA.
Other potential revenue sources:
State and federal grants, including Community Development Block Grants
Updated user fees, impact fees (next update in July 2019), and capacity and connection fees (next
update in 2019).
Tax increment from Enhanced Infrastructure Financing District (EIFD)
5 Gateway of the Americas Service Area Plan, Hoffman Planning Associates, February 2005.
6 Gateway of the Americas Service Benefit Analysis Report Update, Boyle Engineering, February 2007; adopted by
Board of Supervisors Resolution 2007-065 on July 10, 2007.
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New assessment districts (Lighting and Landscape Maintenance Districts) to cover areas of benefit
and improvements not within the CSA.
Existing Financing Mechanisms
Special tax bonds have been issued by CFD 98-1 and CFD 02-1 to finance the Gateway water and
wastewater treatment plant expansions and storm drain improvements.
Future Financing Mechanisms
With the formation of an EIFD, infrastructure improvement bonds may be issued subject to an
approved Infrastructure Financing Plan and approval by 55% of the Gateway voters or property
owners.
Formation of new CFDs.
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SECTION 2 – INTRODUCTION
2.1 Background
The County of Imperial encompasses 4,284 square miles and is home to over 180,000 residents and over
62,000 jobs. The Gateway of the Americas (Gateway) County Service Area (CSA) is located on the
southern boundary of the County and is comprised of 16 separate private property ownerships, as well as
those controlled by General Services Administration (GSA), California Highway Patrol (CHP) , and local
agencies. Specifically, it is located adjacent to the US-Mexico International Border approximately 6 miles
east of the City of Calexico. The planning area includes approximately 1,775 gross acres which are bounded
on the west by the Ash Canal, on the north by a line parallel to and approximately one-quarter mile north
of the centerline of State Route (SR) 98, on the east by the west bank of the Alamo River, and on the south
by the northern right-of-way of the All American Canal.
Gateway surrounds the 87-acre Calexico East International Port of Entry (POE) on the U.S. side of the
border. The POE opened on December 2, 1996 in response to increased vehicle and commercial traffic
along the region’s border crossings since the passage of the North American Free Trade Agreement
(NAFTA). In addition to housing Customs & Border Patrol (CBP), the facility also contains the
Immigration & the US Department of Agriculture. The facility is the primary commercial vehicle crossing
in Imperial County and processes the agricultural, commercial, and industrial imports/exports for both the
Baja California and Imperial Valley regions.
Gateway is designed to support and maximize the economic benefits associated with the POE and the
international commerce that it encourages. Gateway is a unique area because of its location adjacent to the
international border and the POE, its direct access to Mexico, and its abundance of large tracts of readily
developable land. Gateway has the potential of becoming a major industrial/commercial center for Imperial
County and the southwestern United States.
2.2 Purpose of the Service Area Plan
This SAP has been prepared for the County of Imperial in accordance with the Cortese-Knox-Hertzberg
Local Government Reorganization Act of 2000, which requires that a plan identifying the existing and
projected demand for public facilities and services be prepared by all incorporated cities and special districts
within the State. This 2000 legislation is implemented by Imperial County Local Agency Formation
Commission (LAFCO), whose policy states that a city or county within the jurisdiction of Imperial County
LAFCO must update an SAP in order to demonstrate a county’s ability and intent to provide adequate
services within its jurisdictional boundaries.
The Gateway of the Americas Service Area Plan is part of a Special District known as a County Service
Area (CSA). California Government Code 56036 (a) defines a Special District or CSA as “an agency of the
state, formed pursuant to general law or special act, for the local performance of governmental or
proprietary functions within limited boundaries. ‘District’ or ‘special district’ includes a county service
area”. This CSA was formed to enable the County to localize the provision and financing of expanded
services, in an area which needed a higher level of public service. By establishing CSAs, the County of
Imperial can identify which areas require a higher level of specific service than those already uniformly
provided within the entire County. These extended services are financed by the taxpayers of the CSA. By
isolating the extra services provided within the CSA, the County can insure that the additional services are
paid for by those who will receive them.
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2.3 Organization and Use of the Service Area Plan
This SAP outlines Gateway’s existing public services and facilities, estimates the current and future
anticipated demand for such facilities and services, and describes how necessary facilities and services will
or may be developed and extended to meet demands. The SAP is intended to demonstrate the County’s
intent and ability to provide adequate services within the CSA boundaries. An approximately 10-year
planning horizon is used to forecast growth, and the estimated demands and provision to meet demands are
based on growth projections to 2025. The growth projections used in this document were provided by the
Southern California Association of Governments (SCAG) and the Gateway of the Americas Specific Plan.
Since Gateway does not permit residential land use designations or dwelling units, population growth
projections have been replaced by the projected commercial and industrial growth and placed into the
structure and policies of the land use plan presented in the General Plan.
The document is organized into the following six chapters that satisfy the requirements set forth in the
LAFCO guidelines:
Chapter 1.0 EXECUTIVE SUMMARY: Provides a brief summary of the SAP, highlighting key
information regarding demand and financing.
Chapter 2.0 INTRODUCTION: Outlines the purpose and intent of the SAP and presents its
layout to help the reader use the document. This chapter also provides background information on
the CSA and on the planning documents that enabled the preparation of the SAP.
Chapter 3.0 GROWTH PROJECTIONS: Provides general information about projected
population, current and future land use trends in the Gateway CSA, and the implications of these
trends for the development of needed services and facilities.
Chapter 4.0 FACILITIES AND SERVICES: Details the current and planned facilities and
services, their current and projected adequacy, measures to ensure adequacy, and how such
measures will be achieved and financed. An analysis of the following facilities and services are
provided:
• Drainage
• Wastewater Treatment and Collection System
• Water Treatment and Distribution
• Landscaping
• Streetlights
Analysis for each public service and facilities area in the SAP is based on the standards developed
by LAFCO. Although LAFCO Guidelines typically require evaluation of administration, fire,
law enforcement, library, parks and recreation, and circulation, the Gateway of the Americas is
a CSA and does not propose annexation into an adjacent municipality that provides these services
or facilities. The SAP will analyze only the specific public services that are provided by the
County in the CSA (drainage, wastewater, water, landscaping, and streetlights). Each subchapter
of Chapter 4 contains the following four sections:
Performance Standard: A description of any standards or goals that have been adopted by
the County to the review of the adequacy of service within the existing and future timeframes.
Facility Planning and Adequacy Analysis: An inventory of the existing facilities, the
adequacy of the facilities when compared to existing demands, the anticipated demand for
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October 2018 Page 8
facilities pursuant to growth of the County Service Area, and the phasing of the demand for
facilities.
Financing: An explanation and identification of how services and facilities are currently
being funded, including a per capita cost where available and applicable, and how future
services and facilities may be funded.
Mitigation: A series of recommendations to ensure that adequate facilities will be provided
and proper levels of service will be maintained.
Figures are often provided within the various sections of Chapter 4 that show CSA maps and the
relationship of existing and planned facilities to anticipated growth within CSA boundaries.
Figures for each service and facilities area are presented at the end of each section.
Chapter 5.0 FINANCING: Identifies all of the potential funding mechanisms for public services
and facilities provision that are available to the County. This section presents potential funding
sources and then identifies how each service or facility sector is currently funded and appropriate
future funding opportunities, as well as cost saving opportunities.
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SECTION 3 – GROWTH AND PHASING PROJECTIONS
3.1 Existing Land Use
Gateway of the Americas is designed as a master-planned industrial and commercial complex consisting of
1,775 gross acres bounded on the west by the Ash Canal, on the north by a line parallel to and approximately
one-quarter mile north of the centerline of State Route 98, on the east by the west bank of the Alamo River,
and on the south by the northern right-of-way of the All-American Canal. The County General Plan
specifies that the SPA includes land use designations and associated zoning for Gateway Industrial (GI),
Gateway Commercial (GC), Government/Special Public (GSP), and Gateway Central Commercial
Overlay. These zoning designations allow for a full range of industrial uses related to the Port of Entry,
emphasizing manufacturing, wholesale/distribution, assembly operations, transportation infrastructure, and
related support services, including retail and commercial.
Specific plans are “planning tools” used to implement the General Plan for large development projects
(such as Gateway with the uses and development associated with the Port of Entry). Specific plans are
utilized where existing conventional zoning regulations do not provide adequate controls over land use and
development. The specific plan must be consistent with all aspects of the Plan.
The Gateway Specific Plan is intended to be developed primarily with industrial, office, and warehouse
space for manufacturers, customs brokers, freight forwarders, and corporate or administrative offices.
Secondary land uses would include retail, restaurant, service commercial outlets, truck service center,
government facilities, and motel accommodations.
3.2 Planned Land Use
Planning and development within Gateway is guided by the goals and policies of the Gateway of the
Americas Specific Plan. The proposed land uses and organizational pattern are shown on Figure 3-1. The
land uses directly respond to the General Plan’s requirement that no less than 65% of the project’s net
developable area be for industrial-type uses. The balance of the planning area is devoted to
retail/commercial uses, rights-of-way and easements, the State of California inspection facilities, and the
International Port of Entry. The uses are distributed over the SPA in a system designed to ensure compatible
and efficient use of the land, while responding to the unique market conditions and the complex ownership
patterns associated with the property.
The Gateway Industrial (GI) land use category makes up approximately 1,086 acres and is intended to
provide suitable locations for industrial, manufacturing, and certain heavy commercial uses related to
serving the International Port of Entry and its projected cross-border truck commerce. The industrial
standards and regulations are designed to encourage the development and use of property in a manner
consistent with efficient industrial and manufacturing operations. Regulations concerning permitted use,
property development, off-street parking, and application of industrial performance standards are intended
to ensure high-quality development which accommodates the special needs of both national and
international users.
The Gateway Commercial (GC) land use makes up approximately 277 acres and is intended to provide
development areas for a mix of auto- and pedestrian-oriented commercial and retail activities specifically
reflective of and supportive of the industrial office and warehousing users at this Port of Entry location.
The Commercial category is applied to areas adjacent to the internal roadway network where high levels of
activity are anticipated.
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The Government/Special Public (GSP) land use category makes up approximately 170 acres is intended for
those areas of the plan devoted strictly to Governmental purposes, including the Port of Entry, State of
California Highway Patrol Station, and the Imperial Regional Detention Facility.
3.3 Projected Growth Increase
According to the Southern California Association of Governments (SCAG), the County of Imperial has a
total population of 180,672 residents (2014). The Gateway Specific Plan Area surrounds the 87-acre
International Port of Entry (POE) and is designed to support and maximize the regional economic benefits
associated with the POE and the international commerce it encourages. Due to the commercial and
industrial focus of the Specific Plan, residential land use designation and zoning are not permitted.
Analysis of satellite imagery dated March 2016 and a site visit on October 10, 2016 shows 11 dwelling
units remain within the Gateway boundary. Based on SCAG’s 2014 average household side of 3.5, Gateway
has a total estimated population of 39 residents. As stated in the Plan, with continued development, the
remaining homes will be replaced with industrial or commercial uses. Therefore, in order to effectively
estimate the growth potential and impact to services, this analysis will focus on the square footage of
commercial and industrial development instead of population.
In the absence of localized data for Gateway from SCAG, the projected growth for the next 9 years is
determined based on the historical growth trends from the previous 20 years. Analysis of available satellite
imagery from June 1996 indicates an estimated total of 167,100 square feet (sf) of development in Gateway,
all within the designated Gateway Special Public use associated with the POE. Analysis of satellite imagery
dated August 2005 (the closest available imagery to 10 years from the 1996 baseline) indicates an estimated
total of 931,300 sf, an increase of 764,200 sf, all coming from commercial and industrial growth (14,500 sf
and 749,700 sf respectively). Finally, analysis of satellite imagery dated March 2016 (the closest available
imagery from 20 years from the 1996 baseline) indicates an estimated total of 1,454,200 sf, an increase of
522,900 sf which includes growth in commercial, industrial, and government/institutional use. Based on
the 20-year growth trend from 1996 to 2016, the year-to-year projected growth for the 2025 horizon year
is 2,940 sf for commercial development and 52,815 sf for industrial development (Special Public lands are
built out and no future growth or expansion is expected). Therefore, the projected growth for the 2025
horizon year is an estimated increase of 501,795 sf, approximately 26%. Table 3-1 shows the breakdowns
below.
Table 3-1, Development and Projected Growth
Year Commercial Industrial Special Public Cumulative Total
1996 0 0 167,100 sf 167,100 sf
2005 14,500 sf 749,700 sf 0 931,300 sf
2016 44,300 sf 306,600 sf 172,000 sf 1,454,200 sf
2025 26,460 sf 475,335 sf 0 sf 1,955,995 sf
3.4 Theoretical Buildout Projections
Unlike a forecast, the theoretical build-out scenario does not have a time horizon, nor does it include
transportation, demographic, existing land use, or economic assumptions typically used by a forecasted
model to provide more realistic land use planning data. Therefore, due to regulatory constraints, physical
constraints, and foreseeable market conditions, realization of this scenario for the foreseeable future is
unlikely. The SAP includes an analysis of this scenario because the Specific Plan land use categories do
provide the theoretical capacity for non-residential building square feet to allow the build-out estimates.
Gateway of the Americas Service Area Plan Section 3 – Growth and Phasing Projections
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The Specific Plan allows a total of 277 acres of commercial and approximately 1,086 acres of industrial
development (12,066,120 sf and 47,306,160 sf respectively). Given that existing zoning laws allow a
maximum building lot coverage of 50%, those totals have to be multiplied by 0.5 (50%) in order to get the
total build out of facility/building space for commercial and industrial development. Therefore, the
theoretical build-out for Gateway is 6,033,060 sf of commercial development, 23,653,080 sf of industrial
development, and 339,100 sf of existing Special Public development (not projected to increase) for a total
of 30,025,240 sf.
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Figure 3-1
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SECTION 4 – PUBLIC FACILITIES AND SERVICES
FACILITY ANALYSIS
The facility analysis consists of a review of the public facilities specifically identified in the Resolution of
Intention to form the CSA and as revised by the Imperial County Public Works Department. These facilities
include storm drainage and retention, wastewater conveyance and treatment, potable water conveyance and
treatment, landscaping, and street lighting. The facility analysis will address each of these facilities to
demonstrate the adequacy of these facilities as development occurs within the CSA.
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4.1 Drainage Facilities
The County of Imperial Department of Public Works owns, operates, and maintains a system of drains that
convey storm water and urban runoff that make up the Salton Sea Transboundary Watershed. The majority
of the drainage system is constructed in “piecemeal” fashion. As areas within Gateway are developed and
streets improved, the drainage system is extended or upgraded to ensure runoff generated by development
can be properly conveyed to meet the local and statewide performance standards.
I. Performance Standard
The County adopted drainage performance standards for all new development in 2008 with the Engineering
Design Guidelines Manual for Gateway (Manual). The Manual establishes uniform engineering design
guidelines for the preparation and plan checking of drainage plans and standards. These guidelines are
developed to be as a basis for Gateway assuming full development of the upstream tributary basins within
which Gateway is located.
Per the Manual, all drainage facilities shall be designed to carry the 10-year, six-hour storm underground,
the 25-year storm between the top of curbs provided two 12 feet minimum width dry lanes exist, and the
100-year frequency storm between the right of way lines with at least one 12 feet minimum dry lane open
to traffic. All culverts shall be designed to accommodate a 100-year frequency storm. Storm water is
conveyed to detention basins either on-site or at locations throughout the Gateway plan.
The drainage system must also conform to the specific standards set forth by National Pollutant Discharge
Elimination System permit requirements, Municipal Separate Storm Sewer System (MS4) Permit, Federal
Emergency Management Agency requirements, and Imperial Irrigation District requirements.
II. Facility Planning and Adequacy Analysis
Inventory of Existing and Approved Facilities
The storm water drainage system (shown in Figure 4.1-3) (Phase 1) contains curbs and gutters along all
permanent streets, storm drain inlets to the underground system, underground lines ranging in size from 18
inches to 27 inches and temporary retention basins.
Gateway of the Americas Service Area Plan Section 4.1 – Drainage Facilities
October 2018 Page 19
Figure 4.1-1
Existing drainage facility at the southwest corner of State Route 7 and Menvielle Rd, facing southwest
Adequacy of Existing Facilities
All existing drainage facilities are adequate to serve the existing development, as they meet the existing
performance standards for the drainage system, including the specific standards for the 10, 25, and 100-year
storm events. Such storm events have yet to occur.
Future Demand for Facilities
As Gateway continues to grow, additional impervious surfaces will be constructed over existing agricultural
or otherwise undeveloped land, disenabling storm water and urban runoff from seeping into the ground in
its natural drainage pattern. This will require consideration for additional drainage facilities to prevent flood
conditions. The County will continue to require the construction of onsite drainage facilities in each
development that contains the flows from the development. Such facilities would be constructed by the
developer, which would prevent the County from needing to construct further major improvements in most
parts of the Gateway CSA boundaries.
Opportunities for Shared Facilities
Several of the existing retention basins are landscaped and include pedestrian pathways, and can be shared
as landscaping (see Figure 4.1-2).
Gateway of the Americas Service Area Plan Section 4.1 – Drainage Facilities
October 2018 Page 20
Figure 4.1-2
Existing drainage facility that also serves as landscaping, immediately north of the UETA Duty Free store, facing west
Phasing
Improvements to the storm water drainage system including proposed storm drains and detention basins
will be provided as development occurs (Figure 4.1-3).
III. Mitigation
In order for the County to assure the adequate provision of storm water and urban runoff drainage within
the Gateway boundaries, the County will continue to implement the following measures:
Continue implementation of the 2008 Engineering Design Guidelines Manual for Gateway.
Continue to require new roadways within the Gateway boundaries to meet local requirements
for provision of gutter features and slopes to properly convey storm flow
Continue to require that new development projects address potential drainage issues and
provide adequate facilities to convey storm water flows. If developments drain into facilities
of the County’s system, require that the developer consult with the Department of Public
Works to assure that improvements are engineered and constructed to County standards,
including a detailed erosion/siltation control plan. In addition, the developer shall also be
Gateway of the Americas Service Area Plan Section 4.1 – Drainage Facilities
October 2018 Page 21
required to submit a drainage study, plans for improvements of drainage facilities, and
hydraulic calculations to the Department of Public Works.
Require compliance with MS4 permits for storm water quality and implementation of Best
Management Practices (BMPs) to reduce storm water quality impacts downstream or along
adjacent properties.
IV. Financing
Current Funding
Special Assessment
The Gateway Special Assessment collects funds for maintenance of storm drains and storm water detention
basins as part of common area landscape maintenance.
Community Facilities District – CFD 98-1
On August 4, 1998, the Imperial County Board of Supervisors approved Resolutions 98-079 and 98-080 to
establish CFD 98-1 and authorize the levy of special taxes and to incur bonded debt for public facility
improvements required for the development of the initial phases of the Gateway Specific Plan area. The
formal name of the district is “County of Imperial Community Facilities District No. 98-1 (Los Alamos
International Center).” Special tax bonds were sold in 1999 for the construction of the CFD improvements
in the amount of $8,360,000. CFD 98-1 is authorized to issue up to $40,000,000 in special tax bonds.7
The CFD boundaries include approximately 807 acres (850 gross acres) of developed and undeveloped
property. A listing of the assessor’s parcel numbers of the property in CFD 98-1 is in the Appendix A.
In addition to water, sanitary sewer, and roadway improvements, CFD 98-1 is authorized to finance storm
drain capital improvements; specifically, the undergrounding and relocation of a portion of the South Alamo
Canal.
Community Facilities District – CFD 02-1
On July 16, 2002, the Board of Supervisors approved Resolutions 2002-073 through 2002-81 to establish
CFD 02-1 and authorize the levy of special taxes and to incur bonded debt. Special tax bonds were sold in
2002 in the amount of $2,486,600 for the relocation and further undergrounding of the South Alamo Canal
improvements. CFD 02-1 is authorized to issue up to $2,500,000 in special tax bonds.8
The CFD boundaries include approximately 139 acres of developed and undeveloped property in Zone 1
(Rice Property) and approximately 250 acres in Zone 2 (Menvielle Property). A listing of the assessor’s
parcel numbers of the property in CFD 02-1 is in the Appendix B.
In 2014 the County received a payment in the amount of $1,768,915 from the Imperial Irrigation District
pursuant to a Joint Community Facilities Agreement. Based on this agreement, $1,615,104 in the CFD 02-1
bonds were called on July 1, 2014. Of this amount, $794,800 was used to call bonds for Zone 1 and $820,304
was used to call bonds for Zone 2, resulting in an outstanding principal amount of $173,675 for Zone 1 and
7 Fiscal Year 2015–2016 Administrative Report for CFD 98-1, David Taussig & Associates, July 10, 2015.
8 Fiscal Year 2015–2016 Administrative Report for CFD 02-01, David Taussig & Associates, August 17, 2015.
Gateway of the Americas Service Area Plan Section 4.1 – Drainage Facilities
October 2018 Page 22
$0 for Zone 2. Since there is no principal outstanding for Zone 2, property in Zone 2 is no longer required
to pay a special tax, beginning in fiscal year 2014–2015.
Both CFDs cover incidental expenses including planning, environmental, and design of the facilities, costs
for the creation of the CFD, and other incidental expenses for the construction, completion, and inspection
of the facilities.
Cost Avoidance Opportunities
Options for reducing costs include requiring on-site retention of storm water for all private development
projects. Alternatively, best management practices could be required to ensure storm water compliance and
improve the quality of runoff to public drainage facilities.
Recommended Funding
A benefit impact fee should be adopted to help offset the costs of future storm drain capital improvements.
State and federal grant and loan programs may be available to assist in the funding of future facilities. It
would be prudent for the CSA management team to continue to discuss alternative means by which to fund
future facilities.
Gateway of the Americas Service Area Plan Section 4.1 – Drainage Facilities
October 2018 Page 23
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Gateway of the Americas Service Area Plan Section 4.1 – Drainage Facilities
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Figure 4.1-3
Gateway of the Americas Service Area Plan Section 4.1 – Drainage Facilities
October 2018 Page 25
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Gateway of the Americas Service Area Plan Section 4.1 – Drainage Facilities
October 2018 Page 26
4.2 Wastewater Facilities
The County owns, operates, and maintains a system of wastewater facilities that consist primarily of a
wastewater treatment plant, lift stations and sewage conveyance lines. This section of the Service Area Plan
provides a description of the existing facilities, the adequacy of those facilities, the demand for future
facilities and costs associated with wastewater treatment.
I. Performance Standard
The goal in the operation and maintenance of the County’s wastewater facilities is to provide adequate
service to every customer (largely employers in industrial and commercial developments). The County
utilizes several engineering criteria to determine the adequacy of existing wastewater facilities and the
needs for improvements to the system. These criteria are located in the Gateway Specific Plan and the 2008
Engineering Design Guidelines Manual for Gateway. The criterion considers the accommodation of flow
volume and velocity, lift station capacity, and technical engineering specifications that assure a properly
designed system.
II. Facility Planning and Adequacy Analysis
The wastewater treatment facility is located on 17.8 acres at the east end of Zinetta Road adjacent to the
Alamo River. Operation of the wastewater treatment facility is contracted with Perc Water. The facility
utilizes an Advanced Integrated Pond System (AIPS) for wastewater treatment. Treatment is currently
limited to evaporation and percolation rates. The system is designed to minimize sludge production, energy
demands, and personnel demands.
Inventory of Existing and Approved Facilities
The current wastewater system includes two lined lagoons (Lagoon 1 and Lagoon 2), four unlined
evaporation/percolation ponds, and three lift stations all connected through the backbone sewage
conveyance system consisting of 12 inch pipes.
Adequacy of Existing Facilities
Based on the existing building square footage of 58,800 sf of commercial space with an assumed generation
of 81.6 gpd, 1,056,300 sf of industrial space with an assumed generation of 40.8 gpd, and 27,671 sf of
Special Public space with an assumed generation of 81.6 gpd (based on the commercial rate), the total
existing sewage generation rate for Gateway is an estimated 75,566 gpd (Phase 2 facility). The estimated
sewage generation rate for Gateway of 75,566 gpd is well-below the current plant’s capacity of 200,000
gpd.
Future Demand for Facilities
Table 4.2-1 provides the anticipated demand for wastewater treatment facilities up to the year 2025. With
the commercial building square footage estimated to increase from 58,800 sf in 2016 to 85,260 sf in 2025
with an assumed generation of 81.6 gpd, and the industrial building square footage estimated to increase
from 1,056,300 sf to 1,531,635 sf with an assumed generation of 40.8 gpd, the estimated total maximum
daily wastewater treatment demand for 2025 is 97,119 gpd, well-below the wastewater plant’s capacity of
200,000 gpd.
Gateway of the Americas Service Area Plan Section 4.2 – Wastewater Facilities
October 2018 Page 27
Table 4.2-1, Estimated Wastewater Demand
Maximum
Commercial Industrial Special Daily
Special
Building Commercial Building Industrial Public Wastewater
Year Public
Square GPD Square GPD Square Treatment
GDP*
Footage Footage Footage Demand
GPD
2016 58,800 4,798 1,056,300 43,097 339,100 27,671 75,566
2017 61,740 5,038 1,109,115 45,252 339,100 27,671 77,961
2018 64,680 5,278 1,161,930 47,407 339,100 27,671 80,356
2019 67,620 5,518 1,214,745 49,561 339,100 27,671 82,750
2020 70,560 5,758 1,267,560 51,716 339,100 27,671 85,145
2021 73,500 5,998 1,320,375 53,871 339,100 27,671 87,540
2022 76,440 6,237 1,373,190 56,026 339,100 27,671 89,934
2023 79,380 6,477 1,426,005 58,181 339,100 27,671 92,329
2024 82,320 6,717 1,478,820 60,336 339,100 27,671 94,724
2025 85,260 6,957 1,531,635 62,491 339,100 27,671 97,119
Assumes 81.6 GPD/1,000 Sq. Ft. for Commercial Land
Assumes 40.8 GPD/1,000 Sq. Ft. for Industrial Land
*The ratio from Commercial Land was used to obtain the GDP for Government/Special Public
Opportunities for Shared Facilities
Due to the financial structure and the isolated location of the County Service Area, there are no opportunities
for shared wastewater facilities. According to Imperial County Public Works Department staff, in the future,
the Regional Water Quality Control Board may require the County to consolidate and share certain water
and wastewater facilities.
Phasing
The wastewater treatment facility has been designed to expand the facility in subsequent phases as
development occurs and wastewater demand increases. Phase 2 has been completed and accommodates a
total of 200,000 GPD of wastewater. A Phase 3 expansion would allow treatment of 1.1 million gallons per
day. Based on the anticipated demand for wastewater facilities as shown on Table 4.2-1, additional
treatment facilities will likely not be needed before the horizon year of 2025.
Wastewater transmission lines will be installed as development occurs.
III. Mitigation
In order for the County to assure adequate service to its wastewater customers, the County will implement
the following measures:
Implement proposed improvement projects identified by the County as funds become
available.
Gateway of the Americas Service Area Plan Section 4.2 – Wastewater Facilities
October 2018 Page 28
Continue to periodically review the wastewater rate and financing structure to assure
adequate funding for the implementation of new projects and the maintenance of existing
facilities.
IV. Financing
Funding for the backbone wastewater improvements and wastewater collection and treatment operations in
the CSA is through capacity fees, user fees, benefit impact fees, and special assessments to the developed
properties. Wastewater usage charges are paid by the developed properties based on the amount of water
used.
Current Funding
Wastewater Usage Charge
The wastewater usage charge is based on the type of occupancy (land use) and water usage as follows:9
Table 4.2-2
Charge per Each 1,000
Type of Use Gallon of Water Usage
Restaurant $5.35
Professional Office $1.65
Hotel $2.25
Service Station $2.30
Retail Establishment $1.90
Warehouse $0.80
Special Assessment
The Gateway CSA Special Assessment for wastewater treatment maintenance and operations is addressed
in Section 1.3, Financing Summary.
Benefit Impact Fee
The Gateway wastewater treatment plant will benefit all properties within the CSA; therefore, a benefit
impact fee was originally established in 1998 to pay for the plant’s expansion. The current Gateway CSA
benefit impact fees (effective July 1, 2018) apply to all backbone improvement: water, wastewater and
transportation. For Gateway phases 1-4, the current fees per acre are: Commercial: $37,965; Industrial:
$15,860. According to the 2007 Benefit Analysis Report, the total cost of the planned wastewater treatment
plant expansion to serve all phases of Gateway development is $5,648,000 in 2007 dollars. The 2007 report
set the portion of the fee allocated to wastewater infrastructure at $5,031 per acre of commercial land and
$2,516 per acre of industrial land.
The benefit impact fee is a one-time fee payable at issuance of a building permit.
9 Gateway Specific Plan CSA Fee Schedule, effective date July 1, 2018.
Gateway of the Americas Service Area Plan Section 4.2 – Wastewater Facilities
October 2018 Page 29
Sewer Capacity Fee
The sewer capacity fee is currently $2.38 per gallon of water usage as estimated by the County for projects
requesting a water meter. The sewer capacity fee is also a one-time fee payable at issuance of a building
permit.
Sewer Connection Charge
The sewer connection charge amount is the actual cost of material and installation. The following amounts
are required as a deposit prior to making the connection:
4-inch Sewer Connection = $750.00
6-inch Sewer Connection = $775.00
Community Facilities District – CFD 98-1
CFD 98-1 is authorized to finance capital improvements including sanitary sewers and wastewater
treatment facilities. The CFD also covers incidental expenses including planning, environmental, and
design of the facilities, costs for the creation of the CFD, and other incidental expenses for the construction,
completion, and inspection of the facilities. See subsection IV in Section 4.1, Drainage Facilities, for details
on CFD 98-1.
Cost Avoidance Opportunities
In order to reduce maintenance and operation costs for sewer facilities, the CSA has outsourced these
services. This outsourcing allows the CSA to closely monitor the cost for services and creates the
opportunity for competitive bidding during contract renewals, which occur every 5 years. Due to the
formation of the CSA, all services provided only benefit those within the CSA, thereby providing for greater
efficiency.
Recommended Funding
The current financing and fee structures must be monitored annually to ensure that sufficient funding is
available for the continued maintenance and operation of the sewer facilities. The benefit impact fee should
be reviewed and updated annually by application of a construction cost index factor and comprehensively
reviewed at five-year intervals to help offset the costs of the capital improvements that have been installed
and are to be installed in the future. State and federal grant and loan programs may be available to assist in
the funding of future facilities. It would be prudent for the CSA management team to continue to discuss
alternative means by which to fund future facilities.
Gateway of the Americas Service Area Plan Section 4.2 – Wastewater Facilities
October 2018 Page 30
Figure 4.2-1
Gateway of the Americas Service Area Plan Section 4.2 – Wastewater Facilities
October 2018 Page 31
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Gateway of the Americas Service Area Plan Section 4.2 – Wastewater Facilities
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4.3 Water Facilities
The Imperial Irrigation District (IID) supplies water to the Gateways development area from the Colorado
River via the All-American Canal which imports water by gravity flow at an annual rate of approximately
3.0 million acre-feet. All facilities within the service area, including the Port Facility, and the treatment
plant serving the California Highway Patrol facility, have potable water systems.
I. Performance Standard
The County’s performance goal in the operation and maintenance of its water facilities is to provide
adequate potable water service to every customer. Potable water must meet or exceed water quality
standards from the State Water Board.
The County utilizes several engineering evaluation criteria for determining the adequacy of water facilities
to provide adequate quantity and quality of water service within the County and the need for improvements
to the system. These criteria consider water system pressure, pipeline velocities, storage capacity, supply
requirements, and booster station requirements.
II. Facility Planning and Adequacy Analysis
Inventory of Existing and Approved Facilities
The water treatment facility is located 0.28 miles south of Gateway Road between Highway 98 and Carr
Road. The Gateway package water treatment facility consists of modular units that can be expanded up to
the ultimate plant capacity of 1.0 million gallons per day (mgd). The treated water is stored in two tanks; a
500,000-gallon bolted steel tank and a 1,000,000-gallon welded tank. From these tanks the water is then
pumped into the distribution system by a 1,800-gallon per minute four-pump station. The operating pressure
for the system is 80-85 pounds per square inch (psi).
The water distribution lines included as a part of the backbone infrastructure are sized at 18 inches, and are
currently being utilized by the developed properties. The 12-inch or smaller lines are not included as a part
of the backbone water transmission infrastructure.
Adequacy of Existing Facilities
Based on the existing building square footage of 58,800 sf of commercial space with an assumed generation
of 140 gpd, 1,056,300 sf of industrial space with an assumed generation of 128 gpd, and 27,671 sf of Special
Public10 space with an assumed generation of 140 gpd (based on the commercial rate), the total existing
water generation rate for Gateway is an estimated 190,912 gpd. The estimated water generation rate for
Gateway of 190,912 gpd is well-below the current plant’s capacity of 1.0 mgd.
Future Demand for Facilities
Table 4.3-1 provides the anticipated demand for water treatment facilities up to the year 2025. With the
commercial building square footage estimated to increase from 58,800 sf in 2016 to 85,260 sf in 2025 with
an assumed generation of 140 gpd per 1,000 square feet, and the industrial building square footage estimated
to increase from 1,056,300 sf to 1,531,635 sf with an assumed generation of 128 gpd per 1,000 square feet,
10 Although the California Highway Patrol (CHP) station has its own water treatment plant to serve its facility,
according to CHP staff, the CHP is developing plans to connect to the water system. Therefore, their potential impact
is included in the calculations.
Gateway of the Americas Service Area Plan Section 4.3 – Water Facilities
October 2018 Page 33
the estimated total maximum daily water treatment demand for 2025 is 255,459 gpd, well-below the water
plant’s capacity of 1.0 mgd.
Based on the need to meet the requirements of the County Office of Emergency Services and the National
Fire Protection Code, a total of 10 days of water storage holding capacity will be needed. This will be
accomplished through the construction of additional reservoirs and by the water contained in the All
American Canal and South Alamo Canal.
Table 4.3-1, Estimated Water Demand
Maximum
Commercial Industrial Special
Special Daily
Building Commercial Building Industrial Public
Year Public Water
Square GPD Square GPD square
GPD Demand
Footage Footage footage
GPD
2016 58,800 8,232 1,056,300 135,206 339,100 47,474 190,912
2017 61,740 8,643 1,109,115 141,967 339,100 47,474 198,084
2018 64,680 9,055 1,161,930 148,727 339,100 47,474 205,256
2019 67,620 9,467 1,214,745 155,487 339,100 47,474 212,428
2020 70,560 9,878 1,267,560 162,248 339,100 47,474 219,600
2021 73,500 10,290 1,320,375 169,008 339,100 47,474 226,772
2022 76,440 10,702 1,373,190 175,768 339,100 47,474 233,944
2023 79,380 11,113 1,426,005 182,529 339,100 47,474 241,116
2024 82,320 11,525 1,478,820 189,289 339,100 47,474 248,288
2025 85,260 11,936 1,531,635 196,049 339,100 47,474 255,459
Assumes 140 GPD/1,000 sf for commercial land
Assumes 128 GPD/1,000 sf for industrial land
*Ratio for commercial land was used to obtain the GPD for Special Public
Opportunities for Shared Facilities
Due to the financial structure and the isolated location of the County Service Area, there are no opportunities
for shared facilities.
Phasing
The water treatment facility has been designed to expand as development occurs and water demand
increases, up to its capacity of 1.0 mgd. Based on the anticipated demand for water facilities as shown on
Table 4.3-1, an expansion of the water facilities will likely not be needed before the horizon year of 2025.
Water transmission lines beyond the backbone infrastructure will be installed as development occurs.
Proposed facilities are shown on Figure 4.3-1.
III. Mitigation
Gateway of the Americas Service Area Plan Section 4.3 – Water Facilities
October 2018 Page 34
In order for the County to assure adequate service to its water customers, the County will implement the
following measures:
Maintain a 10-day storage supply of potable water
Maintain a minimum of 20 psi during maximum daily demand plus fire flow of 2,500 gallons
per minute
A potable water supply shall be provided for all developing areas
All water system improvements shall be designed and constructed in accordance with
Federal, State, and local regulations
IV. Financing
Funding for the backbone water improvements and water treatment and distribution operations in the CSA
is through capacity fees, user fees, benefit impact fees, and special assessments to the developed properties.
Water usage charges are paid by the developed properties based on the amount of water used.
Current Funding
Water Usage Charge
The water usage charge is $3.61 per 1,000 gallons. A monthly maximum allowance is offered as an option
according to the following schedule:
Table 4.3-2
Maximum Charge per Each 1,000
Monthly Use Gallons over
(gallons) Monthly Charge Maximum Usage
30,000 $108.30 $3.61
50,000 $180.50 $3.61
100,000 $361.00 $3.61
Special Assessment
The Gateway CSA Special Assessment for water treatment maintenance and operations is addressed in
Section 1.3, Financing Summary.
Benefit Impact Fee
The backbone water infrastructure will benefit all properties within the CSA; therefore, a benefit impact
fee was originally established in 1998 to pay for water system improvements. The current Gateway CSA
benefit impact fees (effective July 1, 2018) apply to all backbone improvements: water, wastewater and
transportation. The benefit impact fee is a one-time fee payable at issuance of a building permit. For
Gateway phases 1–4, the current fees per acre are: Commercial - $37,965; Industrial - $15,860. The total
cost for the Gateway CSA backbone water system improvements and the fees allocated to water
infrastructure only (in 2007 dollars) are as follows11:
11 Benefit Analysis Report Gateway CSA, Boyle Engineering, February 2007. The benefit impact fee includes
backbone water, wastewater and transportation improvements.
Gateway of the Americas Service Area Plan Section 4.3 – Water Facilities
October 2018 Page 35
Water Treatment Plant Expansion Cost: $11,565,937
Benefit Impact Fees
Commercial: $6,058 per acre
Industrial: $5,507 per acre
Water Capacity Fee
The water capacity fee is currently $1.89 per gallon.12 The fee is based on the estimated amount of daily
waste use as calculated by the County for projects requesting a water meter. This is a one-time fee payable
at issuance of a building permit.
Water Meter Connection
The water meter connection amount is the actual cost of material and installation. A deposit is required and
is based on the size of the meter. The following are the deposit amounts:
1-inch meter = $1,200.00
2-inch meter = $1,600.00
3-inch meter = $2,500.00
Community Facilities District 98-1
CFD 98-1 is authorized to finance capital improvements to Gateway water treatment facilities. See
subsection IV in Section 4.1, Drainage Facilities, for details on CFD 98-1.
Cost Avoidance Opportunities
In order to reduce maintenance and operation costs for water facilities, the CSA has outsourced these
services. This outsourcing allows the CSA to closely monitor the cost for services and creates the
opportunity for competitive bidding during contract renewals. Due to the formation of the CSA, all services
provided only benefit those within the CSA, thereby providing for greater efficiency.
Recommended Funding
The current financing and fee structures must be monitored annually to ensure that sufficient funding is
available for the continued maintenance and operation of the water facilities. The benefit impact fee, which
is updated annually, should be reviewed and updated annually by application of a construction cost index
factor and comprehensively reviewed at five-year intervals to ensure that funding is available for future
water capital improvements required to serve growth. State and federal grant and loan programs may be
available to assist in the funding of future facilities. It would be prudent for the CSA management team to
continue to discuss alternative means by which to fund future facilities.
12 Gateway Specific Plan CSA Fee Schedule, effective date July 1, 2016.
Gateway of the Americas Service Area Plan Section 4.3 – Water Facilities
October 2018 Page 36
Figure 4.3-1
Gateway of the Americas Service Area Plan Section 4.3 – Water Facilities
October2018 Page 37
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Gateway of the Americas Service Area Plan Section 4.3 – Water Facilities
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4.4 Landscaping Facilities
Landscaping in the street right-of-way plays a critical role in the aesthetics of the Gateway Specific Plan
area. The specific plan provides landscape design guidelines for the highways, major arterials, and the
industrial and commercial streets. The state highways (Highway 98 and SR-7) are the responsibility of
Caltrans and are therefore not included in the analysis of the service area plan for the Gateway County
Service Area (CSA). The analysis of landscaping facilities provided in this Service Area Plan is based on
landscape medians only, and does not include frontage landscape along either side of the street. Two streets
within the CSA will contain landscape medians; Menvielle Road and Maggio Road.
I. Performance Standard
The landscaping performance standards can be found in the Landscape Master Plan section of the Specific
Plan, which detail the general criteria for design and plant material selection, plant material list, and design
techniques for specific landscaping conditions.
The design conditions for median construction are as follows:
1. The planting area of medians shall be a minimum of 6 feet wide.
2. Planting areas must be graded to drain excess surface water through a system of inlets and drainage
pipes, and carried away to the street’s storm drain system.
3. Tree selections and spacing should allow for vehicle visual clearance at maturity. Groundcover and
shrubs should not exceed a height of 36 inches. Planting concepts shall utilize drought-tolerant
shrubs or turf substitutes.
II. Facility Planning and Adequacy Analysis
Inventory of Existing and Approved Facilities
The existing landscape medians along Highway 98 and SR-78 are currently maintained by Caltrans and are
not a part of this analysis.
Currently, there are no other existing landscape medians constructed within the CSA
Adequacy of Existing Facilities
Currently, there is no development located near these future landscape medians and there is not a current
demand; therefore, there is no existing deficiency for these facilities.
Future Demand for Facilities
As development occurs, there will be a demand for 57,800 square feet of landscaping medians within the
Gateway CSA and will be located as follows:
• Menvielle Road (41,000 square feet) – from Hwy 98 to State Route 7.
• Maggio Road (16,800 square feet) – from Menvielle Road to State Route 7.
Gateway of the Americas Service Area Plan Section 4.4 – Landscaping Facilities
October 2018 Page 39
Opportunities for Shared Facilities
Several of the drainage facilities and existing retention basins are landscaped and include pedestrian
pathways, and can be shared as landscaping, as shown in Figure 4.4-1 below.
Figure 4.4-1
Landscaped drainage facility/detention basin, immediately north of the UETA Duty Free store, facing southeast
Phasing
The actual construction and planting of the landscape medians will be completed by adjacent developers
and will be installed at the time this development occurs. All development within the CSA will be required
to pay annually into the CSA for maintenance of these medians.
III. Mitigation
Mitigation will be the actual construction and planting of the median islands at the time adjacent
development occurs.
Gateway of the Americas Service Area Plan Section 4.4 – Landscaping Facilities
October 2018 Page 40
IV. Financing
Current Funding
Common area landscaping of primary, secondary, industrial, and commercial streets, currently within the
outer street right-of-way (parkway areas), is installed by the developers of properties located adjacent to
the right-of-way. The Gateway CSA Special Assessment fee is collected for maintenance of common area
landscaping. The levy for common area landscaping in FY 2018–2019, at $1,548,13 is a fraction of the
estimated annual cost of $7,855 for landscape maintenance of the initial benefit area,14 indicating, perhaps,
that much of the planned common area landscaping of the initial area has not been installed, even though
the initial area (Subphase I total assessed area 198 acres) has expanded to nearly 375 acres.
Special Assessment funds for common area maintenance include maintenance of storm drains and storm
water detention basins.
The Gateway Specific Plan calls for the landscaping of medians at the intersections along SR-7 and SR-98
and at “special intersections” (Menvielle Road intersections with Nassif Road and Maggie Road). The
Specific Plan indicated the Special Assessment would cover the cost of median/special intersection
maintenance.
Cost Avoidance Opportunities
Cost avoidance opportunities include low-maintenance, low-water use landscape design within the medians
and the parkways. Installation of the landscaping will be required of adjacent development as a condition
of approval.
Recommended Funding
The CSA Special Assessment should be sufficient to cover the maintenance of future parkway landscaping
if the future landscaping improvements are installed concurrently with new development. The Gateway
CSA Special Assessment maximum levy will increase as more of the Gateway Specific Plan develops,
which will make possible additional funding for landscape maintenance.15 However, the Special
Assessment may not be sufficient to maintain median landscaping if implemented. The County should
consider preparing a comprehensive landscape master plan for Gateway that includes a financing plan for
buildout conditions that would evaluate the maximum potential for Special Assessment funding and the
cost of maintaining all landscaping improvements and the storm water detention basins.
Financing for the construction of landscape is provided by the developers of properties located adjacent to
these medians within the CSA. The CSA is currently set up to collect monies for landscape maintenance.
It is recommended that this vehicle be expanded to include the maintenance of landscape medians.
13 Gateway CSA assessment levy memorandum for FY 2018–2019, David Taussig & Associates, July 5, 2018.
14 For year 3 as reported in the Engineer’s Report for the Gateway CSA Special Assessment.
15 The Special Assessment is applied to additional parcels as developers request the services as they apply for
development permits. A majority protest process is then conducted for each subsequent expanded benefit area
(Subphases II, III, etc.).
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Figure 4.4-216
16 Categories have been summarized for visual purposes. For their detailed descriptions based on the Landscape Master Plan section of the Gateway of the Americas Specific Plan, see page 45.
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Landscape Plan Legend Detailed Descriptions
The Gateway Specific Plan contains specific design criteria that has been summarized for visual
purposes in order to highlight the areas that need future landscape improvements. The specific
categories for the landscape as stated in the Specific Plan are as follows:
1. Gateway Entry Areas and Special Intersections (Gateway Entry and Gateway
Special Intersection)
Gateway Entry Areas and Special Intersections define the primary entry points to
the “Gateway” and individual land use districts. The design intent of Gateway Entry
Areas and Special Intersections is to identify visual nodes along Gateway Major
and Gateway Collector streets. Gateway Entry Areas and Special Intersections
should reflect the quality and image of adjacent developments.
2. Gateway Highways – SR-7 and Highway 98 (Highway Streetscape)
Although the design, improvement and maintenance of these rights-of-way are
obligation and responsibility of CalTrans, SR-7 and Highway 98 represent the first
impression of the “Gateway” for visitors, and thus their design should have a
prominent visual impact.
3. Gateway Primary and Gateway Secondary Medians (Gateway Primary and
Gateway Secondary)
Gateway Primary and Gateway Secondary streets bisect or front the majority of
development parcels of the “Gateway”.
4. Gateway Industrial Collector and Local Streets (Industrial Streetscape)
The majority of streets within the “Gateway” will be localized in character,
meaning they will be oriented to and servicing individual industrial and commercial
parcels.
5. Gateway Commercial (Commercial Streetscape)
The Gateway Commercial Street is viewed as the primary vehicular and pedestrian
street within the “Gateway”. Several prominent gateway entries and special
intersections are located along the Gateway Commercial Street and along the
District Main Street.
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45 P
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46 P
4.5 Streetlight Facilities
Streetlights located along industrial and commercial streets within the specific plan area will be maintained
by the CSA. Design guidance for streetlights is included in the Engineer Design Guidelines. This analysis
is based on information provided by the Department of Public Works.
I. Performance Standard
In general, the County’s performance standard for streetlight facilities in Gateway is based on the adequacy
and functionality of the streetlights to provide safety and night visibility.
II. Facility Planning and Adequacy Analysis
Inventory of Existing and Approved Facilities
Streetlights along Highway 98 and SR-78 are maintained by Caltrans and outside the maintenance and
control of the County. Streetlights are currently in place and are unevenly spaced on the following streets:
• Rood Road
• Maggio Road
• Zinetta Road
• Stergios Road
• Carr Road
• Clara Nofal
• Menvielle Road
• Mary Morino Road
• Gateway Road
• Nina Lee Road
• Lach Road
Adequacy of Existing Facilities
The existing street light facilities are adequate for the existing commercial and industrial developments in
the area.
Future Demand for Facilities
As development occurs, there will be a demand for more streetlights within the Gateway Service Area.
Project developers shall be responsible for installation, including securing approval from IID.
Opportunities for Shared Facilities
Since streetlight facilities are localized, there is no opportunity for shared facilities with other entities.
Phasing
Streetlights will be constructed as developer-provided frontage improvements along all streets as adjacent
land development occurs.
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III. Mitigation
Mitigation will be the actual construction and maintenance of the streetlights at the time adjacent
development occurs.
IV. Financing
Current Funding
The Gateway CSA currently funds the maintenance of streetlights from the Special Assessment. The FY
2018–2019 levy for streetlights is $12,569.17 Assuming the unit cost of maintaining a streetlight is
approximately $18 per month,18 the area currently encompasses approximately 105-110 streetlights (the
2005 Service Area Plan indicated there were 41 existing streetlights, but much more development has
occurred since then).
Cost Avoidance Opportunities
There are no cost avoidance opportunities within the CSA for streetlight maintenance.
Recommended Funding
The current maximum assessment allocated to streetlights is $12,569. At the current cost per unit of $18
per month, the CSA Special Assessment should be sufficient to cover the maintenance of an estimated 60
additional streetlights in the current benefit area. Furthermore, the Gateway CSA Special Assessment total
levy will increase as more of the Gateway Specific Plan develops, which will make possible additional
funding for streetlight maintenance and operations.
17 Gateway CSA assessment levy memorandum for Fiscal Year 2018–2019, David Tasssig & Associates, July 5, 2018.
18 Gateway Specific Plan Service Area Plan 2005.
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Figure 4.4-3
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SECTION 5 – FINANCING
5.1 Introduction
This section of the Service Area Plan discusses various financing mechanisms available to the Gateway
CSA, how each existing facility is currently financed, and how future financial demands for these facilities
can be ensured.
The Gateway CSA is limited to specifically adopted revenue sources, including the Gateway CSA Special
Assessment, the benefit impact fee, and the usage charges for water and sewer. Since the CSA was formed
after Proposition 13, when the 1% property tax rate was allocated among the County General Fund, special
districts, school districts, and other governmental entities existing at the time, there is no property tax
allocation for Gateway.
5.2 Existing Revenue Sources
County General Fund
The County General Fund does not contribute any operating revenues for the services provided by the
Gateway CSA described in this Service Area Plan. The County of Imperial provides general government
services to the CSA, such as administration, police and fire protection, land use planning, building
inspection, and street maintenance (through the County Public Works Road Fund). These County general
government services are funded by sales taxes, property taxes, the Motor Vehicle In-lieu Fee, gas taxes,
permit fees, licenses, user fees, fines, and penalties. Future growth in Gateway will lead to an increase in
many of these revenue sources, along with a corresponding increase in general government service costs.
The CSA operations appear to be on sound fiscal footing and there doesn’t appear to be an immediate need
for County General Fund revenues. However, if, in the future, a string of operating deficits causing a
drawdown of the CSA financial reserves were to occur, the County General Fund would need to subsidize
the CSA’s operations.
Special Revenue
Development Impact Fees
Also called mitigation impact fees, benefit impact fees, capacity fees, and system development charges,
these fees are all collected for the purpose of constructing capital improvements to mitigate the impacts of
new development. As discussed above, Gateway’s water and wastewater systems benefit from a
development impact fee program.
Special Assessment
The Gateway CSA Special Assessment was approved by Board of Supervisors in 2001 for the purpose of
funding water, sewer, street lighting, and common area landscape maintenance operations. The Special
Assessment has also funded capital improvements.
5.3 Future Revenue Sources
The possible use of the County General Fund under certain fiscal circumstances is discussed above. Other
future revenue sources are discussed below.
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Updated Water and Sewer Usage Fees
Water and sewer usage rates may be increased subject to a majority protest procedure in accordance with
Proposition 218. The CSA is currently undergoing a water and wastewater rate study to pursue a rate
increase, if possible.
Updated Development Impact Fees
Development impact fees may be increased by a majority vote of the Board of Supervisors pursuant to the
following findings, usually contained in an impact fee nexus report:
1. Identify the purpose of the fee.
2. Identify the use of fee revenues.
3. Determine a reasonable relationship between the fee’s use and the type of development paying the
fee.
4. Determine a reasonable relationship between the need for the fee and the type of development
paying the fee.
5. Determine a reasonable relationship between the amount of the fee and the cost of the facility
attributable to development paying the fee.
The last impact fee study for Gateway was adopted in July 2007. The resolution adopting the study provides
that the fee will be increased on July 1 of each year based on the increase in the Engineering News Record
Building Cost Index–Los Angeles Metropolitan Area. The impact fees might be due for a comprehensive
update within the next 2 years.
5.4 Existing Financing Mechanisms
Financing in the context of public facilities refers to the means of paying for facility improvements
concurrent with the need. Facilities financing usually implies a stream of revenue that may be saved for
future improvement projects (pay-as-you-go) or be used as debt service for loans or bonds. Gateway
currently has bonded debt payments for the expansion of the water and sewer treatment plants and for the
South Alamo Canal undergrounding project. These projects are financed by the Community Facilities
District described above in the Sections 4.1, 4.2, and 4.3. Other potential financing sources are described
below.
County General Fund
The Imperial County General Fund may provide loans to the CSA for capital improvements to be repaid
from enterprise funds, special assessments, or property tax increments (see Enhanced Infrastructure
Financing District below).
Enterprise Funds
The water and sewer usage rates provide limited annual surpluses that may be accumulated into a capital
improvement fund for needed repairs and replacements. The portion of the usage rates that account for
system depreciation may go into a capital replacement fund, which could be used to serve additional debt.
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Developer/Builder Contributions
Contributions from developers in the form of oversizing of facilities would occur on a case-by-case basis
where system extension or expansion is required for project development. The developer fronting the cost
of facilities in excess of the direct need for the project will typically enter into a reimbursement agreement
in order to claim future benefit impact fee revenues.
5.5 Future Financing Mechanisms
Community Facility Districts
Future Gateway development may either form new CFDs or annex into existing CFD 98-1 and/or CFD
02-1. Approximately 300 acres remain of developable acreage not within one of the two CFDs. Formation
of or annexation to a CFD and levy of a special tax will require the approval of the landowners.
State and Federal Financing Sources
State Revolving Fund (SRF) loans, the State Water Resources Control Board’s Small Communities
Wastewater grant program, and loans from the US Department of Agriculture are potential sources of
funding for Gateway capital improvements. Loans may be repaid from the Special Assessment and/or from
the water and sewer usage charges.
Enhanced Infrastructure Financing District
By creating an Enhanced Infrastructure Financing District (EIFD), the property tax increment generated in
Gateway may be diverted from the County General Fund and used to finance infrastructure projects. Senate
Bill 628 (Government Code Section 53395, et seq.) was signed by the governor on September 29, 2014,
and authorizes the legislative body of a city or county to establish an EIFD, adopt an infrastructure financing
plan, and, if approved by a district’s voters, issue bonds to finance public capital projects and other specific
projects of community-wide significance. Unlike the previous infrastructure financing districts, a popular
vote is not required to form an EIFD. The legislative body is required to hold a public hearing before passing
a resolution that adopts the infrastructure financing plan, and in turn, a resolution of formation creating the
EIFD. Bonds may be issued upon approval of 55% of the qualified electors of the proposed EIFD. Enhanced
Infrastructure Financing District financing may be considered a form of General Fund financing since the
tax increment would otherwise go into the General Fund for general government purposes. EIFDs are able
to divert property tax from any participating taxing entity, with the exception of school districts.
5.6 Facility Financing
Drainage Facilities
Current Funding
Currently the Gateway CSA Common Area Maintenance Special Assessment is the only established source
for drainage facility financing and as such, it provides very limited opportunity for capital improvements.
Developers will continue to be required to construct drainage improvements that directly serve their
projects. However, without a development impact fee to mitigate cumulative drainage impacts, required
backbone drainage infrastructure will not be funded.
Cost Avoidance Opportunities
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Requiring future development projects to retain all or most of the increased runoff generated by the project
on-site will reduce the impact on the backbone drainage system.
Recommended Funding
The County should consider studying and reinstating a drainage impact fee to provide funds for further
backbone drainage improvements.
Wastewater Facilities
Current Funding
The combination of the Gateway CSA Special Assessment for wastewater, the sewer usage charge, the
development impact fee, the sewer capacity charge, and the bond proceeds of CFD 98-1 appear to provide
the capability to fund needed backbone wastewater improvements for existing and future development in
the short term. The construction of new sewer main extensions to serve new development will continue to
be the responsibility of the new development that will connect to the new sewer mains.
Cost Avoidance Opportunities
The County requires developers to install sewer mains needed to serve their projects. This requirement
helps the County to avoid substantial costs associated with the construction of wastewater infrastructure.
Recommended Funding
The County should consider an update of the sewer Benefit Impact Fees and sewer capacity fees to ensure
funds will be available for backbone wastewater improvements including future wastewater treatment plant
expansions, if necessary. Creation of new CFDs may be explored, although there may be limited potential,
or need, for the formation of a new CFD rather than annexations to the existing CFDs.
Water Facilities
Current Funding
As is the case for wastewater, the Special Assessment for water, the water usage charge, the development
impact fee, the water capacity charge, and the bond proceeds of CFD 98-1 combine to provide the funding
needed for backbone water improvements for existing and future development in the short term. The
extension of the water distribution system to serve new development will continue to be the responsibility
of the new development that will connect to the new water system.
Cost Avoidance Opportunities
Installation of low water use landscaping and other water conservation measures might reduce the need for
future water treatment plant expansions. The County also requires developers to install water distribution
systems needed to serve their projects. This requirement helps the County to avoid substantial costs
associated with the construction of water infrastructure. The County currently allows the use of untreated
canal water (“raw water”) to irrigate landscaping.
Recommended Funding
The County should consider an update of the water development impact fees and water capacity fees to
ensure funds will be available for backbone water improvements including future water treatment plant
expansions. Creation of new CFDs may be explored, although, as for wastewater, there may be limited
potential, or need, for the formation of a new CFD.
Landscaping Facilities
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Current Funding
The Common Area Maintenance Special Assessment appears to provide sufficient funds for the
maintenance and operation of current landscaping and, as more property develops, the installation of new
landscaping if it is of similar extent as the existing.
Cost Avoidance Opportunities
Installation of low water use planting and streetscape designs will reduce the water bills.
Recommended Funding
The Special Assessment allocation to common area maintenance is proportional to the annual budget for
common area divided by the total levy. Currently, the common area expense averages about $129 per
month.19 However, it is not certain whether this includes any maintenance of storm water detention basins,
which is included in common area maintenance. It is evident that adding the installation and maintenance
of median landscaping and special intersection treatments, as called for in the Gateway Specific Plan, would
not be feasible under the current allocation. As an alternative, forming a new Lighting and Landscape
Maintenance District could be considered for the median and special intersection landscaping. The cost of
median maintenance has been estimated at approximately $2,900 per month.20
Street Lighting
Current Funding
The Special Assessment allocation for street lighting appears to provide sufficient funds for the
maintenance and operation of current improvements and installation of new streetlights as future property
develops.
Cost Avoidance Opportunities
Use of LED lighting in future installations, if not already implemented, may reduce costs.
Recommended Funding
Additional funding for street lighting, beyond the current allocation of the Special Assessment, does not
appear to be necessary.
19 FY 2018–2019 detailed transaction report for Gateway CSA common area maintenance.
20 2005 Gateway Service Area Plan.
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APPENDIX A
County of Imperial
Special Tax Levy
Community Facilities District No. 98-1
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APPENDIX B
County of Imperial
Special Tax Levy
Community Facilities District No. 02-1
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