MAXIMIZING TAX BASE & GROWTH. Future Development and Tax Density Considerations
|
|
- Ariel Davidson
- 5 years ago
- Views:
Transcription
1 MAXIMIZING TAX BASE & GROWTH Future Development and Tax Density Considerations
2 SERVICE NEEDS/EXPENSES ARE OUTPACING TAX REVENUES
3 NEIGHBORING COMMUNITIES
4 LIKE SIZE COMMUNITIES
5 SEMI-FIXED BORDERS
6 Green Field Usually farm fields Not previously developed New Infrastructure Usually near the edges of the city or in the town WAUKESHA S DEVELOPMENT FUTURE Redevelopment / Brownfield Land previously developed Existing Infrastructure More costly Demolition Environmental remediation Paying for improvements that will be removed
7 PROPERTY VALUE CHANGES Commercial / Office / Multi-Family Manufacturing Residential (1 & 2 Family) 15.2% Increase $224 million gain 3.31% Increase $7.8 million gain 10.2% Increase $376.8 million gain
8 TAX REVENUE BY PROPERTY TYPE *Residential = 1 & 2 Family *Commercial = Office, Commercial, Multi-Family
9 EACH LAND USE SUPPORTS THE OTHERS Business Successful businesses create of vitality of place People want to live in the city and seek employment Manufacturing & Office Provides Employment Employees seek housing near employment Housing Residents drive consumer spending More spending power attracts more businesses
10 HOW DO WE USE DEVELOPMENT TO ACHIEVE OUR REVENUE GOALS
11 DEVELOPMENT NEEDS & GOALS Maximize Tax Base & Tax Density Very little land left for green development Redevelop underutilized or underdeveloped parcels Build up (vertically) instead of out to maximize value per acre
12 DEVELOPMENT NEEDS & GOALS Increase/Maximize Tax Base Very little land left for green development Redevelop underutilized/underd eveloped parcels Build up instead of out to maximize value per acre Attract Residents/ Workforce Development decisions today result in attraction of workforce tomorrow Workforce = business recruitment and investment Diverse workforce needed Service, trades, professional, executive
13 IN 6 YEARS THIS POPULATION WILL BE 75% OF THE WORKFORCE Jurisdiction Age Eau Claire city 36.6% Oshkosh city 34.0% Milwaukee city 32.3% Waukesha city 31.1% West Allis city 30.0% Milwaukee County 30.0% Wauwatosa city 28.7% Racine city 28.2% Janesville city 27.3% Greenfield city 25.3% Skokie, IL 23.3% Menomonee Falls village 21.4% Waukesha County 21.0% New Berlin city 18.5% Brookfield city 15.8% 40% 35% 30% 25% 20% 15% 10% 5% 0% Population Age Compared to peer communities and regional comparisons
14 LOW UNEMPLOYMENT RATES USA = 4% Wisconsin = 2.9% Waukesha County = 2.4%
15 DEVELOPMENT NEEDS & GOALS Increase/Maximize Tax Base Very little land left for green development Redevelop underutilized/underd eveloped parcels Build up instead of out to maximize value per acre Attract Residents/ Workforce Development decisions today result in attraction of workforce tomorrow Workforce = business recruitment and investment Diverse workforce needed Service, trades, professional, executive Attract Businesses that Create a Diverse Economy Serve residents Provide family supporting employment Diverse sectors to guard against shifts in economy
16 TOTAL ASSESSED VALUE VS. TAX DENSITY Total Assessed Value = Value of any single property Tax Density = Total assessed value per square acre Relates property value to land consumption City has a finite amount of land to develop Property Assessed Acres Tax Density Value Walgreens $2,400, $1,121,495 per acre People s Park $466, $9,326,000 per acre
17 CURRENT VALUE PER ACRE CITYWIDE VALUE PER ACRE 0-500, , , ,001-1,000,000 1,000,001-1,500,000 1,500,001-2,500,000 2,500,001-6,000,000 6,000,001-12,500,000 City Tax Revenue $0 - $5,340 $5,341 - $8,010 $8,011 - $10,765 $10,766 - $16,020 $16,021 - $26,700 $26,700 - $64,080 $64,081 - $133,500
18 MAXIMIZING VALUE PER ACRE Residential
19 LOT SIZE ROLLING RIDGE SOUTH & TALLGRASS Rolling Ridge South Tallgrass Highest Lowest
20 SUBDIVISION COMPARISON Rolling Ridge South Avg. lot size =.37 acres Tallgrass Avg. lot size =.58 acres
21 SUBDIVISION COMPARISON Rolling Ridge South Avg. lot size =.37 acres Avg. assessed value = $339,876 Avg. linear feet of street = 56 feet per lot Tallgrass Avg. lot size =.58 acres Avg. assessed value = $398,279 Avg. linear feet of street = 79 feet per lot
22 SUBDIVISION COMPARISON Rolling Ridge South Avg. lot size =.37 acres Avg. assessed value = $339,876 Avg. linear feet of street = 56 feet per lot Avg. value per acre = $1,160,824 Avg. City tax revenue per acre = $12,397 Tallgrass Avg. lot size =.58 acres Avg. assessed value = $398,279 Avg. linear feet of street = 79 feet per lot Avg. value per acre = $696,305 Avg. City tax revenue per acre = $7,436
23 Single Family Comparison Single Family Comparison $1,400,000 $1,200,000 $1,160,824 $14,000 $12,000 $12,397 $1,000,000 $10,000 $800,000 $696,305 $8,000 $7,436 $600,000 $400,000 $200,000 $0 $339,876 $398,279 Average Assessed Value per Parcel Average Value per Acre $6,000 $4,000 $2,000 $0 Average City Tax Revenue per Acre Rolling Ridge South Tallgrass Rolling Ridge South Tallgrass
24 ANOTHER EXAMPLE South South High High School School Highest Lowest
25 $1,200,000 $1,000,000 $800,000 $600,000 $400,000 $200,000 $0 Single Family Comparison $151,474 $224,490 Average Assessed Value per Parcel East & Grand $1,075,685 $753,875 Average Value per Acre Tenny Tenny $14,000 $12,000 $10,000 $8,000 $6,000 $4,000 $2,000 $0 Single Family Comparison $11,488 $8,051 Average City Tax Revenue per Acre East & Grand Tenny
26 MULTI-FAMILY Woodland Hills Condos The Lodge Apartments Fiddlers Creek Condos Highest Lowest
27 Lodge Apartments Woodland Hills Condos Fiddlers Creek Condos
28 MULTI-FAMILY Rivers Edge Apartments Mountain Village Apartments Highest Lowest
29 Madison House Condos Mill Reserve Condos Mountain Village Apartments
30 River s Edge Apartments Clocktower Condos
31 Waukesha Lofts Apartments
32 Average Value per Acre Average City Tax Revenue per Acre $12,000,000 $10,000,000 $8,000,000 $6,000,000 $4,000,000 $2,000,000 $1,961,211 $2,384,443 $2,389,257 $4,334,048 $4,997,739 $11,013,127 $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 $20,946 $25,466 $25,517 $46,288 $53,376 $117,620 $0 $0
33 MULTI-FAMILY Values are similar whether condo or apartment Often streets are private Generally greater value per acre than single family Underground parking increases tax density
34 Market driven unit type (Current and Future) OTHER CONSIDERATIONS Residential Development Size Square footage Number of bedrooms Location Suburban or urban Style Detached or attached Nearby amenities
35 OTHER CONSIDERATIONS Residential Development Market driven unit type (Current and Future) Size Location Style Market driven price point (cost per month) Household Income $18,000 - $43,200 Cost per Month Rent Own $ sf studio apartment $90,000 house $1,200 2 Bedroom, 1200sf apartment, duplex or house $235,000 house *Average Home Value in Waukesha = $186,400 Household Income $47,000 - $86,400 Cost per Month Rent Own $1,300 2 Bedroom & 2 Bath apartment, duplex, house 1,250sf-1,450sf $260,000 house $2,400 4 Bedroom 2,900sf house (Heritage Hills Subdivision) $490,000 house Household Income $90,000 - $144,000 Cost per Month Rent Own $2,500 4 Bedroom 2,900sf house (Heritage Hills Subdivision) $510,000 house $3,700 5 Bedroom & 4 Bath 3,000sf house (Tallgrass Subdivision) $3,495 $765,000 house
36 OTHER CONSIDERATIONS Residential Development Market driven unit type (Current and Future) Size Location Style Market driven price point (per month cost) Entry Level Mid Level Upper Level Workforce Diversity Service industry Manufacturing / Skilled Trades Professional Executives
37 MAXIMIZING VALUE PER ACRE Commercial
38 BIG BOX Home Depot Woodman's Walmart Target Highest Lowest
39 BIG BOX Home Depot Woodman's Walmart Target
40 STRIP VS. SMALL STAND ALONE COMMERCIAL Silvernail strip Westbrook Highest Lowest
41 MIXED USE Highest Lowest
42 15-16 ACRES COMMERCIAL LAND Downtown Home Depot Silvernail Strip Center City tax revenue = $88,883 City tax revenue = $131,316 City tax revenue = $239,705 * Includes Parking ramp property (1.2 $0 assessment
43 Total Value City Tax Revenue $40,000,000 $35,000,000 $35,444,288 $400,000 $350,000 $378,545 $30,000,000 $300,000 $25,000,000 $22,444,288 $250,000 $239,705 $20,000,000 $15,000,000 $10,000,000 $5,000,000 $0 $8,322,378 $12,295,506 Home Depot Silvernail Downtown Downtown w/ Clearpoint Apts. $200,000 $150,000 $100,000 $50,000 $0 $88,883 $131,316 Home Depot Silvernail Downtown Downtown w/ Clearpoint Apts.
44 OTHER CONSIDERATIONS Commercial Development Land used for surface parking lowers tax density Assessment Challenges Big Box National & Regional Retailers
45 MAXIMIZING VALUE PER ACRE Industrial
46 INDUSTRIAL PARKS Paramount Industrial Park Airport Industrial Park Highest Lowest
47 INDUSTRIAL PARKS West & Bypass Pearl St. Highest Lowest
48 OTHER CONSIDERATIONS Industrial Development Employment Drives Housing and Commercial Development Stable & diverse economy Company Total Employees 2018 GE Healthcare 3,700 Eaton/Cooper Power 888 HUSCO 366 GE Power & Water 250 Metal Tek 450 SPX 646 TOTAL 6,300
49 Average Value per Acre Top Private Employers vs. 2 Residential Neighborhoods Average City Tax Revenue per Acre Top Private Employers vs. 2 Residential Neighborhoods $1,200,000 $1,000,000 $800,000 $600,000 $400,000 $200,000 $0 $144,957 $341,398 $164,778 $170,308 $169,869 $171,418 $730,657 $1,075,685 $753,875 $14,000 $12,000 $10,000 $8,000 $6,000 $4,000 $2,000 $0 $1,548 $364 $1,760 $1,819 $1,814 $1,831 $7,803 $11,488 $8,051 Average Value per Acre Average City Tax Revenue per Acre
50 MAXIMIZING VALUE PER ACRE Office
51 OFFICE 3 story office 3 story office 2 story office Highest Lowest
52 OFFICE 3 story office 3 story office 2 story office Parking Ramp
53 Value per acre City Tax Revenue per acre $2,500,000 $25,000 $2,000,000 $1,930,201 $20,000 $20,615 $1,500,000 $1,366,524 $15,000 $14,594 $1,000,000 $967,685 $10,000 $10,335 $500,000 $5,000 $0 Grandview 3 story office Grandview 2 story office Grand & South 3 story office $0 Grandview 3 story office Grandview 2 story office Grand & South 3 story office
54 OTHER CONSIDERATIONS Office Development Employment Daytime population that makes area desirable for retail Diverse & stable economy
55 VALUE PER ACRE Highest concentration areas
56 CENTRAL CITY Highest Lowest
57 WAYS TO INCREASE VALUE PER ACRE Build Vertically $454,508 $681,792 $1,136,300 $486,250 $486,250 $486,250 $486,250 $719,100 City Tax Revenue = $12,136 City Tax Revenue = $28,452 $2,664,100
58 BUILD VERTICALLY Tax Density $2,417,659 per acre $13,320,500 per acre
59 Value per acre $2,069,743 City Tax Revenue per acre $22,105 MAXIMIZE REDEVELOPMENT OPPORTUNITIES Value per acre $11,013,127 City Tax Revenue per acre $117,620 Before Redevelopment After Redevelopment
60 WAYS TO INCREASE VALUE PER ACRE Shared Facilities Underground Parking & Multiple Stories Lot Size
61 BUILD VERTICALLY SHARED FACILITIES UNDERGROUND PARKING
62 SHOREWOOD OAKLAND AVE. Blocks of surface parking Low rise buildings
63 MEETING NEEDS & REACHING GOALS Future Needs & Goals Increase/Maximize Tax Base Attract Residents/Workforce Attract Businesses that Create a Diverse Economy Next Steps Maximize tax density in each development/redevelopment Encourage more intensive development in appropriate areas Incentives may be needed Zoning code requirements Minimize single story commercial development Focus on a variety of housing opportunities Balance land uses to meet needs and maximize tax density
64 WHICH WOULD YOU PLANT? $164 Per Acre Net $231 Per Acre Net
65
SOUTHWEST CORNER OF CAPITOL DRIVE & 124TH STREET BROOKFIELD (SUBURBAN MILWAUKEE), WISCONSIN
SOUTHWEST CORNER OF CAPITOL DRIVE & 124TH STREET BROOKFIELD (SUBURBAN MILWAUKEE), WISCONSIN INVESTMENT HIGHLIGHTS S U B J E C T O F F E R I N G Mid-America Real Estate Corporation, in cooperation with
More informationUsing Analysis to Improve the Environment for Transit
Using Analysis to Improve the Environment for Transit POWERFUL ANALYTIC TOOLS Envision Tomorrow/ process Step 1: Scenario development starts by creating a library of building types that are financially
More informationVACANCY NET ABSORPTION CONSTRUCTION
The office market in Milwaukee is in an exciting time. With the delivery of 833 East last quarter and the delivery of Meadowland Research & Technology Center this quarter, the office market is expanding
More informationTax Increment Financing Practice and Policy Seminar
Tax Increment Financing Practice and Policy Seminar Bradley D. Viegut, Director Robert W. Baird & Co. July 24, 2007 Topics City of Neenah Case Study City of Waukesha Case Study Page 2 City of Neenah The
More information+48.6 million sf office inventory
Research Market Report METROPOLITAN MILWAUKEE OFFICE 2018 Quarter 1 Research Wisconsin Introduction Following a strong second half of 2017, 2018 had a slow start. Despite an increase in vacancy and negative
More informationGeneric Environmental Impact Statement. Build-Out Analysis. City of Buffalo, New York. Prepared by:
Generic Environmental Impact Statement Build-Out Analysis City of Buffalo, New York 2015 Prepared by: TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 METHODOLOGY 2 3.0 EXISTING LAND USE 3 4.0 EXISTING ZONING
More informationGETTING IT BUILT: OVERCOMING THE IMPLEMENTATION BARRIERS TO SMART GROWTH
GETTING IT BUILT: OVERCOMING THE IMPLEMENTATION BARRIERS TO SMART GROWTH February 15, 2014 New Partners for Smart Growth Dena Belzer Challenges to Implementing Smart Growth The Typical Smart Growth Vision
More informationJanuary Salem Housing Needs Analysis and Economic Opportunities Analysis. Draft Summary Report. ECONorthwest
January 2015 Salem Housing Needs Analysis and Economic Opportunities Analysis Draft Summary Report ECONorthwest SUMMARY OF FINDINGS Summary of Findings Salem is Oregon s capital city and the regional economic
More informationTo achieve growth, property development, redevelopment and an improved tax base in the cities and boroughs in the Lehigh Valley.
Most growth in property valuation is in townships. Between 1991 and 2004, the assessed valuation of the townships in the Lehigh Valley increased by more than $2.8 billion, an increase of 41%. At the same
More informationTASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE
TASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE INTRODUCTION Using the framework established by the U.S. 301/Gall Boulevard Corridor Regulating Plan (Regulating Plan),
More informationROYSTER-CLARK AREA MARKET FEASIBILITY REPORT
ROYSTER-CLARK AREA MARKET FEASIBILITY REPORT EXECUTIVE SUMMARY July 1, 2008 Prepared by: Stockham Consulting Madison, Wisconsin Preparation of the Royster-Clark Area Market Feasibility Report was funded,
More informationExisting Conditions: Economic Market Assessment
Existing Conditions: Economic Market Assessment Introduction The US 24/40 Corridor Study examined existing conditions as they related to economic and commercial market assessments, existing land use, and
More informationFebruary 1, City of Verona Planning & Development 111 Lincoln Street Verona, WI 53593
February 1, 2018 City of Verona Planning & Development 111 Lincoln Street Verona, WI 53593 Re: PUD/GDP Plan Submittal 102 Lincoln Street Verona, WI 53593 KBA Project # 1646 This PUD/GDP submittal is for
More informationDowntown Housing Policy
Downtown Housing Policy Background The Downtown Development Authority (DDA) has requested that city staff and other interested Commissions and Boards assist it in developing a Housing Policy to apply within
More informationCity of Brandon Brownfield Strategy
City of Brandon Brownfield Strategy 2017 Executive Summary A brownfield is a property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous
More informationMaster Plan Review SILVER SPRING CBD. Approved and Adopted February Updated January 2013
Master Plan Review SILVER SPRING CBD Approved and Adopted February 2000 BACKGROUND ZONING CODE REWRITE In 2007, the Montgomery County Council directed the Planning Department to undertake a comprehensive
More informationThe Mayfair Collection
The Mayfair Collection Wauwatosa, Wisconsin Phase 3 Now Under Construction Steps from Whole Foods & Nordstrom Rack JOIN THESE GREAT RETAILERS AND BUSINESSES Plus: Over 1,000 Proposed Luxury Apartments!
More informationPLANNING AND IMPLEMENTING TOD: KEY FACTORS FOR SUCCESS. Sujata Srivastava Knowledge Corridor TOD Workshop June 5, 2013
PLANNING AND IMPLEMENTING TOD: KEY FACTORS FOR SUCCESS Sujata Srivastava Knowledge Corridor TOD Workshop June 5, 2013 6-year old partnership dedicated to improving practice through technical assistance,
More informationBylaw No , being "Official Community Plan Bylaw, 2016" Schedule "A" DRAFT
Bylaw No. 2600-2016, being "Official Community Plan Bylaw, 2016" Schedule "A" Urban Structure + Growth Plan Urban Structure Land use and growth management are among the most powerful policy tools at the
More informationSub-Areas Development Review
Sub-Areas Development Review Sub-Area 1: 14 th Street Corridor Sub-Area 2: East Lake Gateway Sub-Area 3: Peralta/Laney College Sub-Area 4: I-880 Sub Area 5: Chinatown 5A BART Sites and Madison Park 5B
More informationFOR SALE. GULF TO BAY RETAIL CENTER 1454 Gulf to Bay Blvd Clearwater, FL Clearwater CBD Submarket
FOR SALE GULF TO BAY RETAIL CENTER 1454 Gulf to Bay Blvd Clearwater, FL 33755 Clearwater CBD Submarket Michael L. Johns, MBA Principal Designated Broker Single-Tenant Net Lease Advisor Investment Properties
More informationMetropolitan Milwaukee Office Market Report Third Quarter 2015
Metropolitan Milwaukee Office Market Report Third Quarter 2015 RETAIL OFFICE INDUSTRIAL LAND INVESTMENT NAI MLG COMMERCIAL 414 347 9400 757 N BROADWAY, SUITE 700, MILWAUKEE, WI 53202 MLGCOMMERCIAL.COM
More informationZoning By-law and Zoning By-law Amendments to Permit Short-term Rentals
PG24.8 REPORT FOR ACTION Zoning By-law and Zoning By-law Amendments to Permit Short-term Rentals Date: October 19, 2017 To: Planning and Growth Management Committee From: Acting Chief Planner and Executive
More informationPoughkeepsie City Center Revitalization Plan
Purpose and Need Purpose Increase job and educational opportunities for all residents Maximize fiscal productivity of downtown land uses Diversify retail mix Eliminate surface and building vacancies Create
More informationcommercial real estate real estate development infrastructure asset management 2013 Halton Real Estate Forum
commercial real estate real estate development infrastructure asset management 2013 Halton Real Estate Forum Presented by Joshua Kaufman, Vice President Retail and Commercial Development About DREAM Firelight
More informationIn about 15 minutes.
In about 15 minutes. Just how big is the Milwaukee Metro market? Total Sales Volume for Milwaukee County, 1/1/2015 to 12/1/2015 $1,124,332,386 in single family sales 6,765 Transactions Average transaction
More informationTable of Contents. Title Page # Title Page # List of Tables ii 6.7 Rental Market - Townhome and Apart ment Rents
RESIDENTIAL MONITORING REPORT 2013 Table of Contents Title Page # Title Page # List of Tables ii 6.7 Rental Market - Townhome and Apart ment Rents 21 List of Figures iii 7.0 Other Housing Demands and Trends
More informationFACTS & HIGHLIGHTS. The community will attract young professionals and provide a housing option for empty nesters.
PROJECT DESCRIPTION The proposed project is located on approximately 34 acres at the south east corner of Moorland Road and Greenfield Avenue in New Berlin, WI, as shown on the enclosed concept site plan.
More informationUNDERSTANDING DEVELOPER S DECISION- MAKING IN THE REGION OF WATERLOO
UNDERSTANDING DEVELOPER S DECISION- MAKING IN THE REGION OF WATERLOO SUMMARY OF RESULTS J. Tran PURPOSE OF RESEARCH To analyze the behaviours and decision-making of developers in the Region of Waterloo
More informationPLANNING COMMISSION WILLIAMSBURG, VIRGINIA WORK SESSION AGENDA Wednesday, May 23, 2012
PLANNING COMMISSION WILLIAMSBURG, VIRGINIA WORK SESSION AGENDA Wednesday, May 23, 2012 The meeting will be called to order in the third floor Conference Room (Room 310), Williamsburg Municipal Building,
More informationChapter 5: Testing the Vision. Where is residential growth most likely to occur in the District? Chapter 5: Testing the Vision
Chapter 5: Testing the Vision The East Anchorage Vision, and the subsequent strategies and actions set forth by the Plan are not merely conceptual. They are based on critical analyses that considered how
More informationWESTGATE CROSSING. Title Proposal Date +60,000 SF MIXED-USE DEVELOPMENT. Research Forest Dr. & Egypt Ln. The Woodlands, TX
WESTGATE CROSSING +60,000 SF MIXED-USE Title Proposal Date Property Highlights 60,000 SF +/- Mixed-Use Development at the NEC of with retail, restaurant, professional office and other commercial space
More informationEconomic Development Briefing for Advantis Real Estate Services Company. City of St. Petersburg Economic Development Department
Economic Development Briefing for Advantis Real Estate Services Company St. Petersburg s Regional Market No.1 metro area in the United States for job growth 13 th Largest Market in the United States Second
More informationLutheran Social Services Affordable Housing Application
Lutheran Social Services Affordable Housing Application Shaded area to be filled out by LSS Date application received: Time application received: Receipt endorsement: What property are you applying to?
More informationTechnology Park Planned Unit Development Technology Park PUD-IP
Technology Park Planned Unit Development Technology Park PUD-IP Rob Anderson Community Development Director Planned Unit Development Background 2 Planned Unit Development (PUD) means a mixed use redevelopment
More informationProvide a diversity of housing types, responsive to household size, income and age needs.
8 The City of San Mateo is a highly desirable place to live. Housing costs are comparably high. For these reasons, there is a strong and growing need for affordable housing. This chapter addresses the
More informationSalem HNA and EOA Advisory Committee Meeting #6
Salem HNA and EOA Advisory Committee Meeting #6 Residential Land Policies Employment Land Policies Policy Discussions with the Committee Outcome of today s meeting Direction from this Committee on proposed
More information2018 Greater Toronto Area Economic Outlook
2018 Greater Toronto Area Economic Outlook 1 HIGHLIGHTS Although the Canadian economy performed exceptionally well in the first half of, posting GDP growth of approximately 4.0%, it has slowed since then
More informationBend City Council Work Session 3/21/2018 Staff team, consulting team
UGB IMPLEMENTATION: TEAM CONCLUSIONS ON FIRST STEPS Bend City Council Work Session 3/21/2018 Staff team, consulting team COUNCIL GOALS, OBJECTIVES, ACTIONS Goal 1: Implement the approved plan Return on
More informationChapter 10: Implementation
Chapter 10: Introduction Once the Comprehensive Plan has been adopted by the City of Oakdale, the City can begin to implement the goals and strategies to make this vision a reality. This chapter will set
More informationResearch Market Report METROPOLITAN MILWAUKEE OFFICE 2017 Quarter 3. Introduction. Research Wisconsin. Market Indicators
Research Market Report METROPOLITAN MILWAUKEE OFFICE 2017 Quarter 3 Research Wisconsin Introduction NORTHWEST With one of the biggest investments made by a foreign company to the United States, Q3 started
More informationFEASIBILITY REPORT. 1486, 1490 and 1494 Clementine. Prepared by: Lloyd Phillips & Associates Ltd. For: Ottawa Salus
DRAFT FEASIBILITY REPORT 1486, 1490 and 1494 Clementine Prepared by: Lloyd Phillips & Associates Ltd. For: Ottawa Salus LPA File No. 1008 Lloyd Phillips & Associates June 9, 2010 Feasibility Report Page
More informationSection Summary. Crow Creek Neighborhood Plan Appendices July 05 71
APPENDIX G: Design Approach Section Summary As outlined in the plan, development in the Crow Creek area requires balancing a set of potentially conflicting goals. The community wants to retain open space,
More informationWelcome to the Fall 2018 Breakfast Seminar
Welcome to the Fall 2018 Breakfast Seminar Richmond Hill Country Club June 7, 2017 Presented by: MCAP Development Finance Group AGENDA GTA Condo Market Outlook Presented by: Shaun Hildebrand, President,
More information2013 Wisconsin Real Estate and Economic Outlook Conference: City of Milwaukee Interventions in the Wake of Private Market Failures
2013 Wisconsin Real Estate and Economic Outlook Conference: City of Milwaukee Interventions in the Wake of Private Market Failures Presented by: Jennifer Gonda, City of Milwaukee Director of Intergovernmental
More informationNonresidential construction activity in the Twin Cities region was robust in 2013
1 Recent Nonresidential Construction Activity in the Twin Cities Region March 2015 Key Findings After bottoming out in 2010, nonresidential construction activity in the Twin Cities region is once again
More informationTaco Bell Ground Lease
Ground Lease 200 N. Wilson Road 43204 $600,000 7.76% CAP $46,585 NOI The lease is guaranteed by Corp, a division of Yum Brands (NYSC: YUM) which has a S&P BBB- rating Property is one mile from the new
More informationCanyon Ridge Business Park
Grey shell, fee simple office buildings in the rapidly expanding 215 Southwest corridor FOR SALE WHY LEASE? Own and control your monthly occupancy cost! EXECUTIVE SUMMARY Canyon Ridge Business Park is
More informationCITY OF BRIDGEPORT. Development Update CT ICSC
CITY OF BRIDGEPORT Development Update CT ICSC May 2, 2012 Mayor Bill Finch Donald Eversley, Director Office of Planning & Economic Development 1 City of Bridgeport 16 sq miles Selling Bridgeport: Connecticut's
More informationCompact Housing Sustaining Communities and the Environment
Compact Housing Sustaining Communities and the Environment 1 Compact Housing Models 1. Compact Single Family Detached 7 21 units per acre 2. Single Family with Secondary Unit 17-24 units per acre 3. Multiple
More informationFuture Land Use Categories & Nodes December 23, Future Land Use Categories
Future Land Use Categories & Nodes December 23, 2015 A note regarding nodes: Descriptions for nodes are located in the general recommendations handout. Node locations are set in part by the Auburn Interactive
More informationCity of Mequon. East Growth Corridor Market Study. Prepared for the City of Mequon, Wisconsin September, 2013 Prepared by: Vierbicher
City of Mequon East Growth Corridor Market Study Prepared for the City of Mequon, Wisconsin September, 2013 Prepared by: Vierbicher Table of Contents Chapter Title Page Executive Summary i 1 Project Overview
More informationResidential. Infill / Intensification Development Review
Residential Infill / Intensification Development Review How Best to Manage The Compatible Integration of New Housing Within Established Residential Neighbourhoods Identification of Issues Privacy/overlook/height
More information647 Steves Ave. NINE ACRES IN SAN ANTONIO S NEAR SOUTHSIDE. HeadWaters Urban
647 Steves Ave. NINE ACRES IN SAN ANTONIO S NEAR SOUTHSIDE HeadWaters Urban SAN ANTONIO RIVER CPS/SAWS MISSION CONCEPCIÓN INTERSTATE10 STEVES AVE. E. MITCHELL ST. BEXAR COUNTY 647 STEVES AVENUE STEVES
More informationUS Worker Cooperatives: A State of the Sector
US Worker Cooperatives: A State of the Sector Worker cooperatives have increasingly drawn attention from the media, policy makers and academics in recent years. Individual cooperatives across the country
More informationA lex B eaton : R eal e state
January 16, 2015 University of San Diego A lex B eaton : R eal e state 619.571.9030 alex@alexbeatonrealestate.com WHO AM I? Graduate of the University of San Diego, Class of 1997, School of Business Urban
More informationHousing & Residential Intensification Study Discussion Paper Township of King
Housing & Residential Intensification Study Discussion Paper Prepared by Planning Department January 2011 1.0 Background 1.1 Provincial Policies (Greenbelt and Growth Plan) Since 2001, the Province of
More informationFirst Quarter 2017 Industrial Market Report. Chicago. Economic Overview
Chicago Market Facts 5.3% Chicago s unemployment rate continued to trend downward. Recorded at 5.3% as of February 2017. 17 MSF The number of completed projects increased to 5.1 msf and projects currently
More informationHousing, Retail and Arts
Summary of Findings & Conclusions West Oakland Specific Plan Market Opportunity Report: Housing, Retail and Arts Prepared for City of Oakland Under subcontract to JRDV Architects DECEMBER 2011 Summary
More informationThe Downtown Lowell Renaissance
Downtown City of Adam Baacke Assistant City Manager Director of Planning and Development December 5, 2008 Connecticut Main Street Center Industrialization of in the 1970s in the 1970s A New Vision Historic
More information100 Hegenberger Road Oakland, CA
Owner User / Investment Opportunity 100 Hegenberger Road Oakland, CA Oakland Coliseum-Airport Investment Contacts: John Dolby Executive Director +1 510 267 6027 john.dolby@cushwake.com LIC #00670630 Dane
More informationMake No Small Plans: Innovative Western Planned Communities. 10:00 11:10 a.m. Friday, April 22, 2005 Sturm College of Law
THE ROCKY MOUNTAIN LAND USE INSTITUTE CONCURRENT SESSION Make No Small Plans: Innovative Western Planned Communities 10:00 11:10 a.m. Friday, April 22, 2005 Sturm College of Law Moderator: Darcie White
More informationMarket Update December 15, 2016 Potawatomi Convention Center. Presented by:
Market Update 2016 December 15, 2016 Potawatomi Convention Center Presented by: Presenting Sponsor Networking Sponsor Gold Sponsors Sign Sponsor Data Sponsor Silver Sponsors Associated Bank CenterPoint
More informationSuburban Sprawl: Exposing Hidden Costs, Identifying Innovations. Summary
: Exposing Hidden Costs, Identifying Innovations Summary October 2013 Suburban sprawl is spreading across Canada as cities expand outwards to accommodate the growing demand for lower cost houses. But it
More informationRental Housing Stock CITY OF VANCOUVER. Rental Housing Stock Official Development Plan
CITY OF VANCOUVER Rental Housing Stock Official Development Plan Official Development Plan By-laws 1 June 2018 Table of Contents Page Section 1 Interpretation... 3 1.1 Definitions... 3 1.2 Imported Definitions...
More informationFinancial Analysis of Urban Development Opportunities in the Fairfield and Gonzales Communities, Victoria BC
Financial Analysis of Urban Development Opportunities in the Fairfield and Gonzales Communities, Victoria BC Draft 5 December 2016 Prepared for: City of Victoria By: Table of Contents Summary... i 1.0
More informationDOWNTOWN SPECIFIC PLAN
DOWNTOWN SPECIFIC PLAN AGENDA OVERVIEW Goals & Objectives Opportunity Sites Market Analysis Next Steps GOALS & OBJECTIVES Create a Specific Plan that paves the way for at least 10,000 places to live in
More informationReal Estate Development and Reuse
Real Estate Development and Reuse Scott Sumners Rider Levett Bucknall January 2017 Course Outline 1. Introduction 2. Approaches to Development 3. The Real Estate Development Process 4. Environmental Issues
More informationM EMORANDUM. Attachment 7. Steve Buckley and Margot Ernst, City of Walnut Creek. Darin Smith and Michael Nimon, EPS
Attachment 7 M EMORANDUM To: From: Subject: Steve Buckley and Margot Ernst, City of Walnut Creek Darin Smith and Michael Nimon, EPS Affordable Housing Fee Update Considerations; EPS #151080 Date: March
More informationCASS COUNTY MASTER PLAN July 1, Appendix C LAND USE
Appendix C LAND USE Introduction Existing land use and development patterns in Cass County are important considerations in the development of policies addressing future growth and land use. Existing land
More informationHousing Conservation District Advisory Group
Housing Conservation District Advisory Group Inaugural Meeting January 31, 2018 Welcome and Thank You! Purpose of the HCDAG: Help County staff assess and refine proposed Housing Conservation District incentives.
More informationLIHTC Advisors. Shandon Park Apartments EXCLUSIVE OFFERING. 36 Units 3020 Lerwick Drive Rawlins, WY 82301
LIHTC Advisors Shandon Park Apartments 36 Units 3020 Lerwick Drive Rawlins, WY 82301 EXCLUSIVE OFFERING LIHTC Advisors 12639 W. Explorer Drive Suite 200 Boise, ID 83713 CONFIDENTIALITY & DISCLAIMER Jordan
More informationOrange County Industrial Continues Positive Momentum
INDUSTRIAL ORANGE COUNTY MARKET REPORT Orange County Industrial Continues Positive Momentum MARKET INDICATORS - VACANCY 2.9% AVAILABILTY 5.2% NET ABSORPTION 394,960 SF CONSTRUCTION 676,700 SF RENTAL RATE
More informationWhere Will Our Workers (or Children) Live? Maintaining a Balanced Community and Meeting Downers Grove s Housing Needs
Where Will Our Workers (or Children) Live? Maintaining a Balanced Community and Meeting Downers Grove s Housing Needs Introduction What is affordable housing? What is the housing shortage facing Downers
More informationOffice Market Continues to Improve
Research & Forecast Report LAS VEGAS OFFICE Q3 2016 Office Market Continues to Improve > > Southern Nevada s office market is improving at a steady rate > > Net absorption has been positive in twelve of
More informationOntario Rental Market Study Results: Measuring the Supply Gap / Renovation Investment and the Role of Vacancy Decontrol
Ontario Rental Market Study Results: Measuring the Supply Gap / Renovation Investment and the Role of Vacancy Decontrol AGENDA Measuring the Supply Gap Estimating Current Rental Demand in Ontario Drivers
More informationWISCONSIN WEST NORTHEAST SOUTH CENTRAL SOUTHEAST
WISCONSIN The RE/MAX INTEGRA, Midwest s Springboard into Summer Housing Market Report analyzes the latest trends and economic conditions of the residential real estate market throughout Wisconsin. Individual
More informationMarriott Downtown Hartford Thursday, October 1, Michael Freimuth Executive Director Capital Region Development Authority
Marriott Downtown Hartford Thursday, October 1, 2015 Michael Freimuth Executive Director Capital Region Development Authority MISSION: CRDA MISSION AND QUICK HISTORY Stimulate economic development and
More informationCOMMUNITY INFILL AND REDEVELOPMENT. Shared Impact and Benefits. What is it? Costs
COMMUNITY INFILL AND REDEVELOPMENT What is it? Infill development the development of vacant or under -utilized community sites located in established localesis an important component of community revitalization
More information2018I June 25, 2018 $1000 fee pd chk
2018I-00050 June 25, 2018 $1000 fee pd chk 2018I-00050 June 25, 2018 $1000 fee pd chk 2018I-00050 June 25, 2018 $1000 fee pd chk 2018I-00050 June 25, 2018 $1000 fee pd chk Legal Description of Property
More informationKEY DEVELOPMENT AREA BIG MOUNTAIN RD. Wisconsin Avenue Corridor Plan Steering Committee
KEY DEVELOPMENT AREA BIG MOUNTAIN RD. Wisconsin Avenue Corridor Plan Steering Committee 5-17-17 SITE FEATURES Lakeshore frontage Extensive tree cover open space Single Owner Water & Sewer in East Lakeshore
More informationMetro Phoenix Retail, Office & Industrial Recovery
Metro Phoenix Retail, Office & Industrial Recovery By Gary Ringel, CGREA, Director (480) 483-1170 ~ GaryR@hhcpa.com Statistics Indicate Decreased Vacancy Rates, Increased Lease Rates & Positive Absorption
More informationLee Blvd & Waverley St Winnipeg, Manitoba
Lee Blvd & Waverley St Winnipeg, Manitoba Executive Summary A city that mixes business with pleasure, creativity with capability, and opportunity with productivity, Winnipeg has been known as Canada s
More informationNet Leased Office Building for Sale 2920 Marketplace Dr., Fitchburg, Wisconsin
Net Leased Office Building for Sale 2920 Marketplace Dr., Fitchburg, Wisconsin John Walsh Lee & Associates of Madison, WI (608) 327-4002 jwalsh@lee-associates.com Mike Osborne Madison Commercial Real Estate
More informationMEMORANDUM. I1 District Industrial Living Overlay District 110,703 square feet / 2.54 acres
Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis, MN 55415-1385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall,
More informationAPPENDIX D ECONOMIC & PLANNING SYSTEMS BELOW MARKET RATE HOUSING POLICY ALTERNATIVES
APPENDIX D ECONOMIC & PLANNING SYSTEMS BELOW MARKET RATE HOUSING POLICY ALTERNATIVES Economic & Planning Systems Real Estate Economics Regional Economics Public Finance Land Use Policy D RAFT MEMORANDUM
More informationPORTLAND PLAN. Household and Employment Forecasts and Development Capacity
PORTLAND PLAN Household and Employment Forecasts and Development Capacity Managing Change In recent decades, the Portland Metropolitan region and the City of Portland experienced a steady increase in population.
More informationAppendix1,Page1. Urban Design Guidelines. Back to Back and Stacked Townhouses. DRAFT September 2017
Appendix1,Page1 Urban Design Guidelines DRAFT September 2017 Back to Back and Stacked Townhouses Appendix1,Page2 Table of Contents 1 Introduction 1 1.1 Purpose 1 1.2 Urban Design Objectives 1 1.3 Building
More informationRALEIGH-DURHAM MULTIFAMILY. Multifamily Remains a Smart Play; Triangle Demographics Sustain Demand. Research & Forecast Report.
Research & Forecast Report RALEIGHDURHAM MULTIFAMILY MidYear 2018 Multifamily Remains a Smart Play; Triangle Demographics Sustain Demand Ed Finley Research Analyst RaleighDurham Market Indicators Relative
More informationth Avenue NW Early Design Guidance Meeting - SDCI # EDG Meeting
- Proposed New Residential Construction Project (SDCI #3024352) 1 SEATTLE DESIGN REVIEW Date of EDG Meeting Early Design Guidance Meeting 1 PROJECT SUMMARY The proposed project consists of 74 residential
More informationE-commerce. E-commerce in the Bay Area. United States Year End How consumer demand for expedited deliveries is driving real estate
1 E-commerce in the Bay Area United States Year End 2016 How consumer demand for expedited deliveries is driving real estate 2 Last-mile delivery and a new era for industrial Introduction real estate Adjusting
More informationSECTION 3. Housing. Appendix A LAND USE DEFINITIONS
SECTION 3 Housing A Appendix A LAND USE DEFINITIONS A-2 Housing Commission Attachment B Appendix A Land Use Definitions INTRODUCTION The Land Use Map (Figure A-1) of Community Vision 2040 illustrates the
More informationOfficial Community Plan (OCP) LAND USE HANDBOOK
Official Community Plan (OCP) LAND USE HANDBOOK APRIL 2018 1 Land use designations are one of the key implementation tools for achieving the growth strategy and managing development in the city. They establish
More information74af ANTELOPE VALLEY REDEVELOPMENT PLAN
74af T. Telegraph District Phase 2: Telegraph Flats & Telegraph Lofts East 1. Project Area Description Phase 2 will include two building subphase areas with connecting streetscape enhancements: The Telegraph
More informationExisting Land Use. Typical densities for single-family detached residential development in Cumberland County: 1
Existing Land Use A description of existing land use in Cumberland County is fundamental to understanding the character of the County and its development related issues. Economic factors, development trends,
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of January 21, 2006 DATE: January 5, 2006 SUBJECT: Action on Proposed Amendments to provide for the achievement of affordable housing objectives
More informationCommercial & Industrial Sites Available
Commercial & Industrial Sites Available Madison 94 Milwaukee 90 Janesville Beloit East Troy 43 94 757 North Broadway Street Suite 700 Milwaukee, WI 53202 (414) 347-9400 (262) 797-8940 fax Offices also
More informationFOR SALE Development Opportunity
FOR SALE Development Opportunity 2 PARCELS FOR SALE BORDERING BEAUTIFUL BEND GOLF AND COUNTRY CLUB Unique opportunity to develop on the last parcels of land bordering Bend s oldest private Country Club.
More informationHousing Study & Needs Assessment
Housing Study & Needs Assessment Phase II Public Engagement Presentation #2 Winston-Salem, North Carolina January 25, 2018 MEETING OVERVIEW Welcome & Introductions Purpose & Goals Community Discussions
More informationWASHTENAW COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY ACT 381 WORK PLAN TO CONDUCT ELIGIBLE DEQ RESPONSE AND/OR MSF NON-ENVIRONMENTAL ACTIVITIES
WASHTENAW COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY ACT 381 WORK PLAN TO CONDUCT ELIGIBLE DEQ RESPONSE AND/OR MSF NON-ENVIRONMENTAL ACTIVITIES 400 NORTH RIVER STREET THE HISTORIC THOMPSON BLOCK REDEVELOPMENT
More information