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deficits, while the residential categories showed surpluses. ~his was due to several factors. First, the analysis did not include education revenues and expenditures, since the study only dealt with the City budget. Second, within the Metropolitan area, cor~nunities are subject to the "fiscal disparities" law that contributes 40 percent of each community's commercial/industrial assessed value growth since 1971 to a regional pool. ~he pool is then redistributed to communities in proportion to population and in inverse proportion to market value per capita. Several other sources of intergovernmental revenue are distributed to communities on the basis of population, which also contributes to the surplus revenue for most residential uses. Ste~.4 .... Analyze Land~UsaA%ternativgs ~he next step was to analyze the land use alternatives and to project the "fiscal factors." Taking the "soil suitability" groupings, calculations were done by parcel of the net developable area. Areas proposed to be "rural residential" would have to be serviced by on-site sewer systems. ~herefore, a parcel would need at least one acre of slight, moderate or fill soil categories to be considered developable. For proposed sewered areas, severe soil types were also considered developable, with some special treatments to overcome the high water table. Based on this, the potential number of developable lots (subtracting out existing development) under the proposed density standards of the five land use plan alternatives was calculated. ~he next step was to aggregate the net developable areas and potential developable lots by proposed land use category. From this aggregated file, the projections of the following "fiscal factors" were made for each of the alternatives at full development: housing units, population, sewer flows, police calls and road frontage. Since these projections are for the alternatives at full development, the next step was to oonsider the market demand for the proposed land uses. 93~e Council has prepared projections of annual acreage demand rates for residential and commercial/industrial uses for individual communities within the region. U31e City believed that the Council's rates were too low, so three alternative land demand assunptions were used: the Council's rates, a rate 50 percent higher than the Council's, and a rate 100 percent higher. Using these rates, the number of years of land supply represented by each alternative was computed. After evaluating this information, projected land develolmnent by land use category for the years 1190, 2000, and 2010 was computed. Steo 5._ Pro_Jeer Fis~c.al..Imrmc~t_of. the ~Land U.s~ Alter_natives City revenues and expenditures for the years 1990, 2000, and 2010 were prepared next using the projected fiscal factors, the current fiscal multipliers plus an asstmw~d inflation rate. 6