Chapter 12 Changes Since This is just a brief and cursory comparison. More analysis will be done at a later date.
|
|
- Milo Miller
- 5 years ago
- Views:
Transcription
1 Chapter 12 Changes Since 1986 This approach to Fiscal Analysis was first done in 1986 for the City of Anoka. It was the first of its kind and was recognized by the National Science Foundation (NSF). Geographic Information Systems (GIS) was still in its infancy back then, so the mapping ability was still very crude. However, the database capabilities were sufficient to do a generalized analysis based on summaries of land use factors and characteristics. This project for 2009 uses more advanced mapping techniques, allowing us to break the data down to the parcel level, so we can summarize our data in very meaningful and effective ways. It should be noted that several factors even for 2009, such as population, housing units, among others, had to be allocated due to limitations of the source data. Therefore parcel statistics represent estimates. Nevertheless, this allocation down to parcels allows us to summarize by year built, homestead status, for example. This is just a brief and cursory comparison. More analysis will be done at a later date. A. Factors The major factors that we can readily compare between 1986 and 2009 are summarized below. These help us understand the fiscal impact results, and why they are similar or different between the two points in time. 1. Acreage Anoka has experienced some major shifts in land use acreage between 1986 and The following chart shows these changes. However, keep in mind that the GIS technology used in 1986 was very crude. We did not have land use designated and measured by individual parcels. Also, the land use categories we used then do not directly correspond to the ones we are using today for this study. Therefore, we can make acreage comparisons only for generalized, or summary land use categories. However, we do have three black and white maps from 1986 showing commercial/industrial, residential and exempt uses. These have been scanned and georeferenced to the 2009 parcel map. Using the old maps as a reference, the 1986 land map has bee re-created by coding the 1986 land use into the database of the 2009 parcel base map. We also have year built data from the 2009 database to help identify parcels that were vacant in 1986 and have since been developed. We also have much better acreage figures for road right of way, which was greatly underestimated in Map shows the recreated 1986 Land Use Map, and Map shows the 2009 Land Use using comparable generalized categories.. Based on the recreated 1986 Land Use Map, the table below summarizes the changes that have occurred. Some of the categories shown on the 1986 map had to be collapsed to allow comparison. Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-1
2 Map Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-2
3 Map Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-3
4 Table Land Use Changes 1986 to 2009 by Comparable Land Use Categories, City of Anoka Acreage Comparable Uses Change Commercial Industrial CI Vacant Churches & Cemeteries Government & Parks Schools Apartments Residential 1-4 Units Residential Vacant Railroad River and Water Mobile Homes Other Roads Subtotal Annexed Since Total In 1986, Anoka had 243 acres designated as industrial; for 2009, there were 427 acres of industrial, reflecting the development of the industrial park and other areas. There were also 505 acres designated as commercial/industrial vacant. For 2009, we now show only about 48 acres as vacant, a decrease of 419 acres. In addition to the new industrial development since 1986, the C/I vacant acreage has decreased due to some of the old vacant acreage being converted to other uses. In particular, the Tower Pond, Mineral Pond and McKinley Park residential subdivisions have been built on the previously industrial vacant designated area. The city has added about 121 net acres of 1-4 unit residential. Some of the residential land use in 1986 has been converted to commercial and office. Some of it has been redeveloped into better housing than in There were 266 acres of residential vacant in Some of this has been developed, but some of it has been converted to other uses, such as the increased city park acreage on the far west side of the city. Maps on the following page show the change in commercial/industrial land use since Maps show residential changes. Maps show the tax exempt land use changes. Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-4
5 2. Demographic Factors: Population, Housing and Students The table below shows the differences in population, housing units and school students, as well as the multipliers. Anoka s population grew by approximately 2079 persons and 1563 housing units between 1986 and This works out to be only 1.33 persons per unit. Important demographic changes were happening in Anoka during this period. Households were getting smaller. Note the persons per unit in 1986 compared to The city s overall average went from 2.84 down to 2.51 persons per unit. The decline was around.4 persons for Apartments and Quad Homes, and about.21 for One and Two Family housing. Also note that the student population was declining on a per household basis in the 1-2 Family category. Some of this was due to the fact that overall family sizes are getting smaller, and the increasing number of one person or single parent households. However, the average family in Anoka is also maturing: children grow up and leave home, so there are fewer persons in the household as a result. Table Comparison of 1986 and 2009 Demographic Factors Change Housing Persons Popula- Students Stu- Occupied Housing Persons Population Students Stu- Housing Popula- Stu- Residential Type Units per Unit tion per Unit dents Units Per Unit Per Unit dents Units tion dents Apartment Quad Homes One-Two Family Other Uses Metro Treatment Center 481 n.a Nursing Homes 193 n.a Commercial/ Industrial Other Total Average Total Average Total Total Average Total Average Total Total Total Total Another aspect of housing units is when they were built. The table below shows the residential uses, the number of units, and when they were built. These numbers may differ with those shown above, because they are all taken from the 2009 property tax list, which provides the year built. The old 1986 data may reflect units that have been redeveloped into other uses, among other differences. Note that apartments represented 32% of the housing stock in 1986, but now they are 36%. That is because of the over 1900 units built between 1986 and 2009, 46% of them were apartments. Also note that single family attached made up only 6% in 1986, but now they are about 10%. Again, the increase in the percentage is because 21% of the new units built have been in this category. While single family detached represented 56% of the housing stock in 1986, that percentage has fallen to 49% because only 32% of the new units have been single family detached. Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-5
6 Table Occupied Housing Units by Year Built Built in 1986 and earlier Built All Occupied Housing Units Residential Land Use Number Percent of Total Number Percent of Total Number Percent of Total Apartments % % % Condominiums 2 0% 3 0% 5 0% Duplexes 280 5% 2 0% 282 4% Quad Homes 72 1% 12 1% 84 1% Single Family Attached 286 6% % % Single Family Detached % % % Twin Homes 6 0% 16 1% 22 0% Total % % % 3. Employment Anoka has added 1,557 employees since There have also been shifts in employment among the land uses. For example, General Commercial has seen a decline of 1,187 jobs, while office employment has increased by 903. Churches, city parks, schools and the golf course have an increased number of jobs, while the rest of the government categories have shown a decline. Nursing homes have had a decline, which probably goes along with the population decline. Of course, the biggest part of Anoka s employment increase is in the Industrial category, with 1,169 new jobs added. Home-based businesses are also evident when looking at the residential categories, accounting for 529 new jobs. Many of these may be part-time, however. Table Change in Employment, 1986 to 2009 Land Use Change Commercial 3,477 2,280-1,197 Office 872 1, Church City Park Golf Course Government 2,183 2, Industrial 3,943 5,112 1,169 Nursing Home One-Two Family Quad Homes Apartment School 1,242 1, Other 1 1 Total 12,298 13,855 1,557 Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-6
7 4. Market Value Anoka s total Market Value has tripled since 1986, resulting in a 202% increase. Some of this is due to inflation. From 1986 to 2009, the total rate of inflation was 92.65%, averaging out to about 4% per year. While the rate for residential land use may be higher, we are using the rate of 92.65% to be able to more realistically compare market values. This is something that will have to be studied in more depth at a later date. The most noticeable areas of taxable growth have been in Commercial Offices and Industrial, that have grown at triple the city average (over 300%). This has been due to the growth in those land uses. There have also been large value increases in city owned property, such as the Golf Course. City parks have also grown because of the increase in park acreage. Of course, these are tax exempt and do not affect the ability to raise revenue through property taxes. Table Market Value Change, 1986 to 2009 % Change Land Use Change Gross Adjusted for Inflation Commercial 32,151,000 94,661,100 62,510, % % Office 6,789,200 38,082,000 31,292, % % Cemetery 1,078,700 2,488,200 1,409, % 38.35% Church 17,604,900 40,710,500 23,105, % 38.35% City Park 4,445,500 24,407,400 19,961, % % Golf Course 1,835,100 13,276,500 11,441, % % Government 54,557, ,598, ,041, % % Industrial 31,324, ,309, ,985, % % Nursing Home 1,416,700 2,356, ,500 66% % One-Two Family 238,423, ,583, ,160, % % Quad Homes 4,331,500 9,325,200 4,993, % 22.35% Apartment 42,142, ,390, ,248, % % Railroad 661, ,600 Residential Vacant 3,432,700 3,627, ,900 6% % School 68,559,400 69,601,000 1,041,600 2% % Water 0 555, ,100 Other 0 451, ,900 Roads 0 1,520,700 1,520,700 Total $508,754,000 $1,534,945,900 $1,026,191, % % 5. Police Calls Police Calls are a significant factor in Fiscal Impact Analysis. In 1986, calls were addressmatched to census blocks, and then allocated to land uses within the block. For 2009, of course, we had the individual parcels and addresses for matching. Therefore, the results are considered to be much more accurate. In 1986, the one and two family residences generated about 1.11 calls per housing unit. In 2009, the number was just slightly higher at Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-7
8 Table Police Calls, 1986 and Land Use Calls Calls/ Housing Units Unit Calls Calls/ Housing Units Unit Commercial Office Commercial Vacant Cemetery 0 25 Church City Park City Park Vacant 0 51 Golf Course Government * Industrial Industrial Vacant 0 18 Nursing Home One-Two Family Quad Homes Apartment Railroad 0 16 Residential Vacant School Water 36 6 Other 0 1 Roads 0 89 Totals * Note: to be adjusted downward. The biggest difference was for Apartments, with 1.09 calls per unit in 1986, and an average of 1.68 in That is a significant increase. Some of this may be due to the methodology used in 1986, but there may be other issues that make apartments more prone to having police calls. The 1986 units are now 23 years older, and possibly there are maintenance or security issues. This is an issue that should be examined in more detail. The following table shows the relationship between the age of the units and police calls. Note that the older units generate the bulk of the police calls, and the newer units have a rate comparable to (and even less than) the one and two family units. Table Police Calls To Apartments By Year Built Year Built 2009 Occupied Housing Units 2009 Police Calls Calls Per Unit 1986 and earlier Total Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-8
9 B. Operating Revenue The city s operating revenue has increased by $6 million since 1986, which represents a 146% change. In simple terms, this represents about a 6% a year increase. Some of this is due to inflation, as described earlier. From 1986 to 2009, the total rate of inflation was 92.65%, averaging out to about 4% per year. The table below shows the comparison between 1986 and 2009, as well as the percentage change. Assuming the revenue items were subject to the inflation rate of 92.65%, we can deduct this amount from to get the net change. After the adjustment the revenue increase was about 53%. Table 12.08, below shows an approximate comparison of operating revenue in 1986 and The categories have changed a bit, so this is the best attempt at grouping them together to get totals that are comparable. Property Taxes have grown by about 100%, which is quite a bit higher than the overall revenue increase. The reason for this can be understood by looking at Local Government Aid (LGA). The city receives less than it did in Back then, LGA represented about 25% of the operating revenue for the city. In 2009 it was less than 10%. Another thing to examine is Fiscal Disparities. Anoka has had a significant expansion of its Commercial / Industrial base. Also, with inflation, property values have also generally increased, so that the 40% of the growth in C/I value since 1971 has increased simply by inflation. After adjusting for inflation, the city s contribution has grown by over 370%. The region has also grown in C/I value, so the regional or areawide pool for redistribution back to cities has also grown. Anoka s share has increased by about 250%. However, Anoka s contribution has grown faster than its distribution because of its CI growth since Presumably this growth was at a faster rate than that of the overall region. Table Comparison of Operating Revenue Categories, 1986 and 2009 Adjusted Revenue Item Change Percent Change for Inflation Property Taxes & MV Credit 1,883,168 5,528,970 3,645, % % Fiscal Disparities Contribution -140, , , % % Fiscal Disparities Distribution 283,769 1,260, , % % Subtotal Taxes 2,026,791 5,998,121 3,971, % % Charges for Services 210,519 1,563,877 1,353, % % Franchise Fees, Licenses & Permits 291, , , % % Local Government Aid 1,156,847 1,063,673-93, % % MSA 15, , , % % Police & Fire 155, , , % 0.31% Other Grants 131,647 42,701-88, % % Misc 213,303 10, , % % Investment Income 231, , % Transfers -82,527-65,004 17, % % Total $4,118,861 $10,137,249 6,018, % 53.47% Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-9
10 Charges for services have grown by over 550%, which far exceeds the overall revenue growth rate. This is probably due to the need to compensate for the loss of Local Government Aid. However the amount of MSA aid has increased substantially to partially offset the LGA loss as well. Investment income in 1986 was considered a component of the Property Tax Revenue, since those funds generated it. However, investment income in 2009 was more due to the Electric Utility, so now it is shown as a new item for In 1986 there was a large miscellaneous category. Probably some of this could have been assigned to some of the other categories. C. Operating Expenditures Overall, Operating Expenditures have grown by about the same amount as Operating Revenue: 145%, for an average increase of 6% from 1986 to Adjusting for inflation (92.65%), the percentage increase is about 52%. However, there were some major differences in the way expenditures are reported in 2009 compared to 1986, one of which is the treatment of depreciation. The expenditure numbers for each item shown below include amounts before depreciation is subtracted out, and therefore the percentage changes in the different categories are mostly higher than the overall average. Nevertheless, we can see that the highest growth was in Parks and Recreation and Public Safety, at 139% and 123% respectively. Table Comparison of Operating Expenses, 1986 and 2009 Percentage Adjusted Expenditure Item Difference Change for Inflation General Government 839,070 2,199,094 1,360, % 69.44% Public Safety 1,581,297 5,004,364 3,423, % % Public Works 838,412 2,033,195 1,194, % 49.86% Culture 264, ,255 n.a. n.a Parks & Recreation 633,203 2,100,057 1,466, % % Interest on Debt 0 766, ,471 n.a. n.a. Depreciation -1,933,312-1,933,312 n.a. n.a. Totals $4,156,237 $10,169,869 $6,013, % 52.04% D. Surplus/Deficit: Fiscal Impact The final outcome of the 1986 study, and of this one, is the determination of Fiscal Impact. A comparison of the 1986 and 2009 results is provided below. There are some similarities in the results, but there are differences as well. There is no easy way to take an overall surplus/deficit statistic and simply project that out into the future. There have been many changes since Revenue sources have changed dramatically. Expenditures have been a bit more predictable, but as seen above, Parks and Recreation and Public Safety have grown much faster. Can that growth be explained by the growth in the factors that are indicators of those items? A brief analysis of that question follows. However, a more in-depth look at the patterns will follow at a later date, beyond the scope of this project. Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-10
11 Table Comparison of Operating Fiscal Impact, 1986 and 2009 Surplus or Deficit (-) Per Acre Change Comparable Land Use Commercial CI Vacant Churches & Cemeteries Government & Parks Industrial Apartments Residential 1-4 Units Railroad Residential Vacant Schools River and Water Mobile Homes Roads In 1986 and in 2009, commercial/industrial land uses generated surpluses, calculated on an average per acre basis. The city has greatly expanded its commercial/industrial acreage by 224 acres since The table above shows that the surpluses per acre have also increased significantly. Of course, we have inflation to consider, but some of this is also probably due to a higher quality and intensity of the commercial and industrial uses as well. Remember also that some of that growth has been contributed to the regional pool under Fiscal Disparities, and yet the values per acre have increased far beyond inflation. The detail of our data from 1986 does not allow us to adequately analyze the differences between single family detached, and single family attached and quad homes, so the categories have been collapsed into apartments and 1-4 Unit residential. The table below shows the comparisons between these two categories. Table Residential Fiscal Impact per Unit 1986 and 2009 Residential Land Use Surplus or Deficit per Unit Apartments $ $ 4.58 Residential 1-4 Units $18.54 $27.24 The surplus or deficit for residential uses has changed in a number of ways. Apartments now generate a deficit per acre, while they generated a surplus in What has changed? One obvious factor is the decrease in Local Government Aid, which used to account for 25% of the city s operating revenue. This decrease affects only the residential land Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-11
12 use revenues, since the formula was mainly based on population. Apartments have also required greater expenditures for police calls. In 1986 there was an average of 1.09 police calls per unit. In 2009, the average had increased significantly to 1.68 calls per unit. As noted above, the Public Safety budget was one of the major categories that has increased well beyond inflation between 1986 and However, it should be noted that the increase in calls has come from the older apartment units, built in 1986 or earlier. The rate of calls for units built after 1986 is a little less than the rate for 1-2 unit residential. The 1-4 unit residential uses have an increased surplus per acre. This may mostly be inflation. The decrease in Local Government Aid certainly has had an effect that may not be evident in the $ One factor offsetting the loss of aid may be in the types of units that have been built since 1986, which individually show a greater surplus based on our detailed 2009 data. Referring back to the table showing the housing units by the year built, one can see that 21% of the new units built since 1986 have been single family attached, which was far greater than their 6% proportion of the units in Looking at the detailed table SD-02 in Chapter VII, the single family attached units have a surplus of $92 per unit, which is far greater than the single family detached at $22 per unit. The attached units generate a surplus because they require fewer expenditures, particularly for road maintenance. As a result they help to bring up the overall surplus for this aggregate category. Churches and Charities still generate a deficit, but the deficit per acre is less than in Government generates a larger deficit per acre than in Schools have about the same deficit. Mobile homes no longer are present in the city as a land use. Summary A more detailed analysis of these changes is beyond the scope of this particular project, but is contemplated for the future. Hopefully the examples and comparisons provided in this chapter will help to understand the complexity of local government finance, and the many variables and factors that affect it. As shown above, the simple surplus/deficit numbers per acre or per unit from 1986 cannot be used to project the results for 2009 because so many things have changed. Also, the data for 1986 was based on a GIS system that was very crude, and we did not have the parcel level detail that has been generated for Some of the changes since 1986 have been beyond the city s control, and based on state policies and programs. For example, Local Government Aid was drastically reduced as a proportion of the city s revenue. The city has undertaken an ambitious economic development program, including TIF districts. The values and intensities of land uses have changed. The pattern of police calls has also changed. The best strategy for forecasting fiscal impact is to monitor changes in the important factors that affect revenues and expenditures, as well as state policies and programs. Based on the work and input of city staff, the factors that reflect revenues and expenditures are valid surrogates for having the ideal transactional finance system. Monitoring changes in police and fire calls, road frontage, property values, taxation policies, intergovernmental revenue, employment, and in Anoka s case, electrical usage will provide the best tools for forecasting change. Anoka Fiscal Impact Analysis, 2009, by GISRDC.com 12-12
APA National Conference Monday, May 8 10:30 a.m. -11:45 a.m. Room: Hall 1E09 (JCC)
APA National Conference Monday, May 8 10:30 a.m. -11:45 a.m. Room: Hall 1E09 (JCC) Dr. Linda Tomaselli, GIS Research and Development Consultants (GISRDC) Ms. Vasudha Pinnamaraju, Executive Director, McLean
More information3. FISCAL IMPACT ANALYSIS FISCAL IMPACT ANALYSIS 29
3. FISCAL IMPACT ANALYSIS FISCAL IMPACT ANALYSIS 29 The purpose of fiscal impact analysis is to estimate the impact of a development or a land use change on the budgets of governmental units serving the
More information2014 Plan of Conservation and Development
The Town of Hebron Section 1 2014 Plan of Conservation and Development Community Profile Introduction (Final: 8/29/13) The Community Profile section of the Plan of Conservation and Development is intended
More informationBefore the Minnesota Public Utilities Commission State of Minnesota. Docket No. E002/GR Exhibit (LMC-1) Property Taxes
Direct Testimony and Schedules Leanna M. Chapman Before the Minnesota Public Utilities Commission State of Minnesota In the Matter of the Application of Northern States Power Company for Authority to Increase
More informationGold Beach Buildable Lands Analysis
Gold Beach Buildable Lands Analysis Final Report Submitted to: City of Gold Beach Prepared by: Community Planning Workshop Community Service Center 1209 University of Oregon Eugene, OR 97403-1209 http://darkwing.uoregon.edu/~cpw
More informationSelected Paper prepared for presentation at the Southern Agricultural Economics Association s Annual Meetings Mobile, Alabama, February 4-7, 2007
DYNAMICS OF LAND-USE CHANGE IN NORTH ALABAMA: IMPLICATIONS OF NEW RESIDENTIAL DEVELOPMENT James O. Bukenya Department of Agribusiness, Alabama A&M University P.O. Box 1042 Normal, AL 35762 Telephone: 256-372-5729
More informationTable of Contents. Appendix...22
Table Contents 1. Background 3 1.1 Purpose.3 1.2 Data Sources 3 1.3 Data Aggregation...4 1.4 Principles Methodology.. 5 2. Existing Population, Dwelling Units and Employment 6 2.1 Population.6 2.1.1 Distribution
More informationFISCAL IMPACT ANALYSIS Proposed Abington Terrace Development Abington Township, Montgomery County
FISCAL IMPACT ANALYSIS Proposed Abington Terrace Development Abington Township, Montgomery County November 9, 2018 Prepared for: BET Investments 200 Dryden Road, Suite 2000 Dresher, PA 19025 Prepared by:
More informationBUSI 330 Suggested Answers to Review and Discussion Questions: Lesson 10
BUSI 330 Suggested Answers to Review and Discussion Questions: Lesson 10 1. The client should give you a copy of their income and expense statements for the last 3 years showing their rental income by
More informationUnderstanding the Cost to Provide Community Services in the Town of Holland, La Crosse County, Wisconsin
Understanding the Cost to Provide Community Services in the Town of Holland, La Crosse County, Wisconsin Rebecca Roberts Land Use Specialist Center for Land Use Education and Karl Green Community Development
More informationREAL ESTATE MARKET AND YOUR TAX
REAL ESTATE MARKET AND YOUR TAX ASSESSMENT All of us Island property owners received our tax assessment notices from the County recently. As real estate agents we have been fielding many questions about
More informationHANSFORD ECONOMIC CONSULTING
HANSFORD ECONOMIC CONSULTING Economic Assessment for Northlight Properties at Old Greenwood April 20, 2015 HEC Project #140150 TABLE OF CONTENTS SECTION Report Contact PAGE iii 1. Introduction and Summary
More informationSOUTH DAVIS METRO FIRE AGENCY FIRE IMPACT FEE FACILITIES PLAN (IFFP) AND IMPACT FEE ANALYSIS (IFA)
SOUTH DAVIS METRO FIRE AGENCY FIRE IMPACT FEE FACILITIES PLAN (IFFP) AND IMPACT FEE ANALYSIS (IFA) JULY 2012 PREPARED BY LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. IMPACT FEE FACILITIES PLAN AND IMPACT FEE
More information8Land Use. The Land Use Plan consists of the following elements:
8Land Use 1. Introduction The Land Use Plan consists of the following elements: 1. Introduction 2. Existing Conditions 3. Opportunities for Redevelopment 4. Land Use Projections 5. Future Land Use Policies
More informationFiscal Impact Analysis Evergreen Community
Evergreen Community July 16, 2015 Evergreen Community Prepared for: Evergreen Community (Burlington) Ltd. Prepared by: 33 Yonge Street Toronto Ontario M5E 1G4 Phone: (416) 641-9500 Fax: (416) 641-9501
More informationAN ECONOMIC, FISCAL AND CAPITAL ASSET IMPACT ANALYSIS OF THIRTEEN PROPOSED NEW DEVELOPMENTS ON THE TOWN OF DENTON, MARYLAND.
AN ECONOMIC, FISCAL AND CAPITAL ASSET IMPACT ANALYSIS OF THIRTEEN PROPOSED NEW DEVELOPMENTS ON THE TOWN OF DENTON, MARYLAND Prepared for The Denton Town Council Denton, Maryland by Dean D. Bellas, Ph.D.
More informationReturn on Investment Model
THOMAS JEFFERSON PLANNING DISTRICT COMMISSION Return on Investment Model Last Updated 7/11/2013 The Thomas Jefferson Planning District Commission developed a Return on Investment model that calculates
More informationNovember An updated analysis of the overall housing needs of the City of Aberdeen. Prepared by: Community Partners Research, Inc.
City of Aberdeen HOUSING STUDY UPDATE November 2010 An updated analysis of the overall housing needs of the City of Aberdeen Prepared by: Community Partners Research, Inc. nd 10865 32 Street North Lake
More informationStudent Generation Rate and School Impact Fee Study Update
Student Generation Rate and School Impact Fee Study Update DRAFT REPORT October 3, 2017 Prepared for: 600 SE 3 rd Avenue Ft. Lauderdale, FL 33301 ph (754) 321-0000 Prepared by: 1000 N. Ashley Dr., #400
More information4. Parks and Recreation Fee Facility Needs and Cost Estimates Fee Calculation Nexus Findings 24
TABLE OF CONTENTS CHAPTER PAGE 1. Introduction and Summary of Calculated Fees 1 1.1 Background and Study Objectives 1 1.2 Organization of the Report 2 1.3 Calculated Development Impact Fees 2 2. Fee Methodology
More informationAffordably- Priced Housing
Affordably- Priced Housing Can the next generation afford to live in Chester County? Chester County Planning Commission This slide deck is an annotated version of one presented at the Chesco2020 Affordably-Priced
More informationChallenging Trends Facing Housing in La Crosse
Challenging Trends Facing Housing in La Crosse September 2010 (Revised) Karl Green, Associate Professor Department of Community Development, La Crosse County UW-Extension Introduction: The intent of this
More informationThe Impact of Using. Market-Value to Replacement-Cost. Ratios on Housing Insurance in Toledo Neighborhoods
The Impact of Using Market-Value to Replacement-Cost Ratios on Housing Insurance in Toledo Neighborhoods February 12, 1999 Urban Affairs Center The University of Toledo Toledo, OH 43606-3390 Prepared by
More informationLand Value Estimates and Forecasts for Reston. Prepared for Reston Community Center April 2013
Land Value Estimates and Forecasts for Reston Prepared for Reston Community Center April 2013 LAND VALUE ESTIMATES AND FORECASTS FOR RESTON COMMUNITY CENTER Purpose of the Analysis RCLCO (Robert Charles
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 informationASSESSMENT METHODOLOGY
2018 ASSESSMENT METHODOLOGY MULTI-RESIDENTIAL MANUFACTURED HOME PARK A summary of the methods used by the City of Edmonton in determining the value of multi-residential manufactured home park land properties
More informationCarver County AFFORDABLE HOUSING UPDATE
Carver County AFFORDABLE HOUSING UPDATE July 2017 City of Chaska Community Partners Research, Inc. Lake Elmo, MN Executive Summary - Chaska Key Findings - 2017 Affordable Housing Study Update Chaska is
More informationPickens County Reassessment Program. Utilizing CAMA GIS MLS SQL
1 Pickens County 2019 Reassessment Program Utilizing CAMA GIS MLS SQL Pickens County Reassessment History 1980 Countywide Reappraisal 1990 Countywide Reappraisal 1999 Countywide Reappraisal 2004 Countywide
More informationCity Center Market-Rate Housing Study
City Center Market-Rate Housing Study OVERVIEW The City of Bellingham, with the assistance of students from Western Washington University, conducted a study of market-rate rental housing during April and
More informationCity of Mitchell RENTAL HOUSING UPDATE
City of Mitchell RENTAL HOUSING UPDATE March 2015 An updated examination of rental housing market conditions in the Mitchell area Community Partners Research, Inc. 10865 32 nd Street North Lake Elmo, MN
More informationANNUAL LOCAL GOVERNMENT REVENUE ANALYSIS OF THE 13 th FLOOR INVESTMENTS RESIDENTIAL DEVELOPMENT IN TAMARAC, FLORIDA
ANNUAL LOCAL GOVERNMENT REVENUE ANALYSIS OF THE 13 th FLOOR INVESTMENTS RESIDENTIAL DEVELOPMENT IN TAMARAC, FLORIDA Wednesday, January 9, 2019 Report Commission 13th Floor Investments commissioned this
More informationParks & Recreation Master Plan Update. Chapter 7: Park Land Dedication & Park Impact Fee Ordinances & Other Strategies. Town of.
Parks & Recreation Master Plan Update Chapter 7: Park Land Dedication & Park Impact Fee Ordinances & Other Strategies Town of Yucca Valley 7.0 PARK LAND DEDICATION AND PARK IMPACT FEE ORDINANCES AND OTHER
More informationOntario Rental Market Study:
Ontario Rental Market Study: Renovation Investment and the Role of Vacancy Decontrol October 2017 Prepared for the Federation of Rental-housing Providers of Ontario by URBANATION Inc. Page 1 of 11 TABLE
More informationApril 7, B. Notice of Assessment - Taxpayers receive annual notices of assessment in accordance with , VA Code, Ann.
COUNTY OF PRINCE WILLIAM 4379 Ridgewood Center Drive, Prince William, Suite 203. Virginia 22192-5308 Real Estate Assessments Office (703) 792-6780 Metro 631-1703 Ext. 6780 FAX: (703) 792-6775 http://www.pwcgov.org/finance
More informationIMPORTANT ANNOUNCEMENT: Our website is changing! Please click here for details.
IMPORTANT ANNOUNCEMENT: Our website is changing! Please click here for details. Home Search Downloads Exemptions Agriculture Maps Tangible Links Contact Home Frequently Asked Questions (FAQ) Frequently
More informationCity of Creswell DRAFT Residential Buildable Lands Inventory
City of Creswell DRAFT Residential Buildable Lands Inventory REVISED DRAFT - AUGUST 2007 Creswell Residential Buildable Land Inventory Page 1 Creswell Residential Buildable Land Inventory Page 2 Table
More informationCITY OF JACKSONVILLE, FLORIDA
PROPERTY APPRAISER DEPARTMENT VISION: To earn the public s trust. DEPARTMENT MISSION: We will: Produce a fair, equitable and accurate tax roll as required by law. Focus on our customers the taxpayers.
More informationDRAFT REPORT. Boudreau Developments Ltd. Hole s Site - The Botanica: Fiscal Impact Analysis. December 18, 2012
Boudreau Developments Ltd. Hole s Site - The Botanica: Fiscal Impact Analysis DRAFT REPORT December 18, 2012 2220 Sun Life Place 10123-99 St. Edmonton, Alberta T5J 3H1 T 780.425.6741 F 780.426.3737 www.think-applications.com
More informationThe Economic & Fiscal Impacts of the Blanche Hotel Redevelopment Project
The Economic & Fiscal Impacts of the Blanche Hotel Redevelopment Project December 12, 2014 Prepared by Fishkind & Associates, Inc. 12051 Corporate Boulevard Orlando, Florida 32817 407-382-3256 fishkind.com
More informationCity of Lonsdale Section Table of Contents
City of Lonsdale City of Lonsdale Section Table of Contents Page Introduction Demographic Data Overview Population Estimates and Trends Population Projections Population by Age Household Estimates and
More informationReal Estate & REIT Modeling: Quiz Questions Module 1 Accounting, Overview & Key Metrics
Real Estate & REIT Modeling: Quiz Questions Module 1 Accounting, Overview & Key Metrics 1. How are REITs different from normal companies? a. Unlike normal companies, REITs are not required to pay income
More informationAnnual Report
Capitol Station District d/b/a The River District Property and Business Improvement District #04-01 2012-2013 Annual Report Prepared pursuant to the State of California Property and Business Improvement
More informationCity Futures Research Centre
Built Environment City Futures Research Centre Estimating need and costs of social and affordable housing delivery Dr Laurence Troy, Dr Ryan van den Nouwelant & Prof Bill Randolph March 2019 Estimating
More informationCHAPTER 2 VACANT AND REDEVELOPABLE LAND INVENTORY
CHAPTER 2 VACANT AND REDEVELOPABLE LAND INVENTORY CHAPTER 2: VACANT AND REDEVELOPABLE LAND INVENTORY INTRODUCTION One of the initial tasks of the Regional Land Use Study was to evaluate whether there is
More informationTOWN OF PELHAM, NEW HAMPSHIRE
TOWN OF PELHAM, NEW HAMPSHIRE BUILDOUT ANALYSIS Prepared for the PELHAM CONSERVATION COMMISSION with the assistance of the NASHUA REGIONAL PLANNING COMMISSION TABLE OF CONTENTS I. INTRODUCTION...1 II.
More informationRent Policy. Approved on: 9 December 2010 Board of Management Consolidated November 2015
Rent Policy Approved on: 9 December 2010 Board of Management Consolidated November 2015 BIELD HOUSING ASSOCIATION LIMITED Registered Office: 79 Hopetoun Street, Edinburgh EH7 4QF Scottish Charity No SC006878
More informationUnderstanding Mississippi Property Taxes
Understanding Mississippi Property Taxes Property tax revenues are a vital component of the budgets of Mississippi s local governments. Property tax revenues allow these governments to provide important
More informationData Note 1/2018 Private sector rents in UK cities: analysis of Zoopla rental listings data
Data Note 1/2018 Private sector rents in UK cities: analysis of Zoopla rental listings data Mark Livingston, Nick Bailey and Christina Boididou UBDC April 2018 Introduction The private rental sector (PRS)
More informationCalculating Crop Share, Cash and Flexible Cash Lease Rates
ase nt Calculating Crop Share, Cash and Flexible Cash Lease Rates By Duane Griffith Montana State University Bozeman January 1998 Instructions for the Crop Leasing program. This program requires Excel
More informationTOWN OF BROOKLINE, NEW HAMPSHIRE
TOWN OF BROOKLINE, NEW HAMPSHIRE BUILDOUT ANALYSIS DECEMBER, 2003 Prepared by the Nashua Regional Planning Commission TABLE OF CONTENTS Introduction... 1 I. Methodology... 1 A. PARCEL REVIEW... 1 B. DEVELOPMENT
More informationFIRE DISTRICTS FUND. The Fire Districts Fund consists of primarily one funding source: property taxes (ad valorem revenue).
Description In 1973, a Special Act of the Florida Legislature (Chapter 73-600, Laws of Florida) created the Pinellas County Fire Protection Authority. This special legislation subsequently assumed ordinance
More informationInitial sales ratio to determine the current overall level of value. Number of sales vacant and improved, by neighborhood.
Introduction The International Association of Assessing Officers (IAAO) defines the market approach: In its broadest use, it might denote any valuation procedure intended to produce an estimate of market
More informationCity of Puyallup. Parks Impact Fee Study
City of Puyallup Parks Impact Fee Study August 23, 2005 Prepared by Financial Consulting Solutions Group, Inc. 8201 164 th Avenue NE, Suite 300 Redmond, WA 98052 tel: (425) 867-1802 fax: (425) 867-1937
More informationFISCAL IMPACT ANALYSIS Proposed Promenade on Welsh Development Upper Dublin Township, Montgomery County
FISCAL IMPACT ANALYSIS Proposed Promenade on Welsh Development Upper Dublin Township, Montgomery County March 8, 2016 Prepared for: BET Investments 200 Witmer Road, Suite 200 Horsham, PA 19044 Prepared
More informationThe South Australian Housing Trust Triennial Review to
The South Australian Housing Trust Triennial Review 2013-14 to 2016-17 Purpose of the review The review of the South Australian Housing Trust (SAHT) reflects on the activities and performance of the SAHT
More informationREVENUE ESTIMATING CONFERENCE TAX: ISSUE:
REVENUE ESTIMATING CONFERENCE TAX: Ad Valorem ISSUE: Millage rate cap of 13.5 mills (1.35%) on all real property BILL NUMBER(S): HB 385 SPONSOR(S): Rivera MONTH/YEAR COLLECTION IMPACT BEGINS: DATE OF ANALYSIS:
More informationCreswick Property Factsheet
Creswick Property Factsheet 1st Half 2018 OVERVIEW Creswick, located 129km north west of Melbourne is 430m above sea level. A population of 3,170 was recorded in the 2016 ABS census. The area provides
More informationRESOLUTION NO ( R)
RESOLUTION NO. 2013-06- 088 ( R) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF McKINNEY, TEXAS, APPROVING THE LAND USE ASSUMPTIONS FOR THE 2012-2013 ROADWAY IMPACT FEE UPDATE WHEREAS, per Texas Local
More informationDelivering the 2016 Assessment Update
Delivering the 2016 Assessment Update Municipality of Port Hope Public Information Meeting May 18, 2016 Catherine Barr - Account Manager and Bert Moline Manager Valuations & Customer Relation PROPERTY
More informationAccounting for Leases
Office: Business Services Procedure Contact: Director of Business Services Related Policy or Policies: Noted within procedure statement Revision History Revision Number: Change: Date: 001 Update content
More informationHouse Prices and City Revenues
House Prices and City Revenues William Doerner & Keith Ihlanfeldt Florida State University Prepared for The Crisis in Real Estate and its Impact in Public Finance Federal Reserve Bank of Atlanta September
More informationPEACHTREE INDUSTRIAL BOULEVARD small area study
PEACHTREE INDUSTRIAL BOULEVARD small area study EXECUTIVE SUMMARY: MARKET RESEARCH FINDINGS DUNWOODY CITY COUNCIL RETREAT JUNE 4, 2018 STUDY SCOPE AND GOALS Bleakly Advisory Group (BAG) was retained to
More informationThe Financial Accounting Standards Board
V A L U A T I O N How the New Leases Standard May Impact Business Valuations By Judith H. O Dell, CPA, CVA The Financial Accounting Standards Board issued the 485 page Leases Standard (Topic 842) in February,
More informationC O O K C O U N T Y A S S E S S O R S O F F I C E VALUATION ESTIMATES AND APPRAISAL METHODOLOGY
C O O K C O U N T Y A S S E S S O R S O F F I C E EXEMPT HOSPITALS VALUATION ESTIMATES AND APPRAISAL METHODOLOGY EXEMPT HOSPITALS VALUATION ESTIMATES AND APPRAISAL METHODOLOGY PURPOSE OF THE REPORT In
More informationAssessment-To-Sales Ratio Study for Division III Equalization Funding: 1999 Project Summary. State of Delaware Office of the Budget
Assessment-To-Sales Ratio Study for Division III Equalization Funding: 1999 Project Summary prepared for the State of Delaware Office of the Budget by Edward C. Ratledge Center for Applied Demography and
More informationAn Examination of Potential Changes in Ratio Measurements Historical Cost versus Fair Value Measurement in Valuing Tangible Operational Assets
An Examination of Potential Changes in Ratio Measurements Historical Cost versus Fair Value Measurement in Valuing Tangible Operational Assets Pamela Smith Baker Texas Woman s University A fictitious property
More informationCHICO/CARD AREA PARK FEE NEXUS STUDY
REVISED FINAL REPORT CHICO/CARD AREA PARK FEE NEXUS STUDY Prepared for: City of Chico and Chico Area Recreation District (CARD) Prepared by: Economic & Planning Systems, Inc. December 2, 2003 EPS #12607
More informationThe Impact of Market Rate Vacancy Increases Eight-Year Report
The Impact of Market Rate Vacancy Increases Eight-Year Report January 1, 1999 - December 31, 2006 Santa Monica Rent Control Board March 2007 TABLE OF CONTENTS Summary 1 Units Rented at Market Rates Rates
More informationRATE STUDY IMPACT FEES PARKS
RATE STUDY FOR IMPACT FEES FOR PARKS CITY OF KENMORE, WASHINGTON May 15, 2001 TABLE OF CONTENTS Executive Summary................................................... 1 1. Statutory Basis and Methodology
More informationPROPERTY ASSESSMENT AND TAXATION
History of the Community and Service Area Structure Juneau's existing City and Borough concept was adopted in 1970 with the unification of the Cities of Juneau and Douglas and the Greater Juneau Borough.
More informationRESIDENTIAL PROPERTY VALUATION PROCESS
RESIDENTIAL PROPERTY VALUATION PROCESS Introduction Gregg County is comprised of approximately 276 square miles of area. Gregg County Appraisal District (GCAD) is responsible for the appraisal of the approximately
More informationExamples of Quantitative Support Methods from Real World Appraisals
Examples of Quantitative Support Methods from Real World Appraisals Jeffrey A. Johnson, MAI Integra Realty Resources Minneapolis / St. Paul Tony Lesicka, MAI Central Bank 1 Overview of Presentation EXAMPLES
More informationBargara Property Factsheet
Bargara Property Factsheet 1st Half 2018 OVERVIEW Bargara* is located in the Bundaberg Region of south-east Queensland, approximately 384km north of Brisbane s CBD. Over the last 7 years the population
More informationThe Impact of Market Rate Vacancy Increases One Year Report
The Impact of Market Rate Vacancy Increases One Year Report January 1, 1999- December 31, 1999 Santa Monica Rent Control Board TABLE OF CONTENTS Summary 2 Market Rent Increases 1/1/99-12/31/99 4 Rates
More informationMONTGOMERY COUNTY APRIL 2018
STATPAK MONTGOMERY COUNTY APRIL 2018 McEnearney.com MARKET IN A MINUTE A SUMMARY OF MARKET CONDITIONS FOR MARCH 2018 Contract activity in March 2018 was down 6.0% from March 2017, and there were decreases
More informationCarver County AFFORDABLE HOUSING UPDATE
Carver County AFFORDABLE HOUSING UPDATE July 2017 City of Waconia Community Partners Research, Inc. Lake Elmo, MN Executive Summary - Waconia Key Findings - 2017 Affordable Housing Study Update Waconia
More informationResidential October 2009
Residential October 2009 Karl L. Guntermann Fred E. Taylor Professor of Real Estate Adam Nowak Research Associate Summary The latest data for July 2009 reveals that house prices declined by 28 percent
More informationREAL ESTATE MARKET OVERVIEW 1 st Half of 2015
REAL ESTATE MARKET OVERVIEW 1 st Half of 2015 With Comparisons to the 2 nd Half of 2014 September 4, 2015 Prepared for: First Bank of Wyoming Prepared by: Ken Markert, AICP MMI Planning 2319 Davidson Ave.
More informationThe Township of Montclair Seymour Street Redevelopment Plan Fiscal Impact Report
August 12, 2016 The Township of Montclair Seymour Street Redevelopment Plan Fiscal Impact Report Summary of Findings: the following is a Fiscal Impact Report regarding the Seymour Street Redevelopment
More informationDWGM and Victorian Gas FRC Final budget and Fees June Australian Energy Market Operator Limited
DWGM and Victorian Gas FRC Final budget and Fees 2018-19 June 2018 Australian Energy Market Operator Limited $/GJ Introduction AEMO operates on a cost recovery basis as a company limited by guarantee under
More informationComprehensive Plan /24/01
IV The is a central component of the Comprehensive Plan. It is an extension of the general goals and policies of the community, as well as a reflection of previous development decisions and the physical
More informationGENERAL ASSESSMENT DEFINITIONS
21st Century Appraisals, Inc. GENERAL ASSESSMENT DEFINITIONS Ad Valorem tax. A tax levied in proportion to the value of the thing(s) being taxed. Exclusive of exemptions, use-value assessment laws, and
More informationRAINS COUNTY APPRAISAL DISTRICT
RAINS COUNTY APPRAISAL DISTRICT 2017 MASS APPRAISAL SUMMARY REPORT mass appraisal report 2017 uspap_appr_report RAINS COUNTY APPRAISAL DISTRICT 2017 MASS APPRAISAL SUMMARY REPORT Identification of Subject:
More informationVolume Title: Well Worth Saving: How the New Deal Safeguarded Home Ownership
This PDF is a selection from a published volume from the National Bureau of Economic Research Volume Title: Well Worth Saving: How the New Deal Safeguarded Home Ownership Volume Author/Editor: Price V.
More informationSTATPAK MARKET IN A MINUTE A SUMMARY OF MARKET CONDITIONS FOR JULY McEnearney.com CONTRACTS URGENCY INDEX INVENTORY INTEREST RATES AFFORDABILITY
STATPAK LOUDOUN COUNTY AUGUST 2017 McEnearney.com MARKET IN A MINUTE A SUMMARY OF MARKET CONDITIONS FOR JULY 2017 Contract activity in July 2017 was down 8.7% from July 2016, and there were decreases in
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 informationPast & Present Adjustments & Parcel Count Section... 13
Assessment 2017 Report This report includes specific information regarding the 2017 assessment as well as general information about both the appeals and assessment processes. Contents Introduction... 3
More informationPROPERTY REASSESSMENT AND TAXATION. State Tax Commission Jefferson City, Missouri
PROPERTY REASSESSMENT AND TAXATION State Tax Commission Jefferson City, Missouri Revised January, 2017 INTRODUCTION Some aspects of the property tax system are confusing to many taxpayers. It is important
More informationLand Use Survey Summer 2014
Land Use Survey Summer 2014 North Ogden City, Utah Robert Scott, City Planner Travis Lund, Planning Intern Contents General Information... 1 Land Use Groups... 1 Urbanized Land Uses... 1 Residential...
More informationMetro Vancouver Purpose-Built Rental Housing Inventory and Risk Analysis. Profile for the District of West Vancouver
Metro Vancouver Purpose-Built Rental Housing Inventory and Risk Analysis Profile for the District of West Vancouver May 2012 Prepared for: Metro Vancouver By: Coriolis Consulting Corp. Table of Contents
More informationChapter 2 Land Use. State of Land Use
Ch2 6/21/2016 1 Chapter 2 Land Use The responsibility of a municipality to manage and regulate land use is rooted in its need to protect the health, safety, and welfare of local citizens. Although only
More informationWi n t e r 2008 In this issue: Housing Market Update Affordable Housing Update Special Focus: Tracking Subsidized Housing
www.neighborhoodinfodc.org District of Columbia Housing Monitor Wi n t e r 2008 In this issue: Housing Market Update Affordable Housing Update Special Focus: Tracking Subsidized Housing In the Spotlight
More informationNorth Richmond Annexation. Fiscal Impact Analysis. June 13, Administrative Draft Report
North Richmond Annexation Fiscal Impact Analysis Administrative Draft Report June 13, 2017 This page intentionally left blank. Table of Contents EXECUTIVE SUMMARY... 1 Background and Study Objectives 1
More informationImpact Fees in Illinois
f Impact Fees in Illinois 191 6 Advocacy Educat ion Ethics 201 6 The Purpose of this Report...is to provide information and guidance to aid in the discussion and consideration of impact fees at the local
More informationIntroduction. Bruce Munneke, S.A.M.A. Washington County Assessor. 3 P a g e
Assessment 2016 Report This report includes specific information regarding the 2016 assessment as well as general information about both the appeals and assessment processes. Contents Introduction... 3
More informationImplementing Small Area Fair Market Rents (SAFMRs) in the HCV Program. Plano Housing Authority Case Study
Implementing Small Area Fair Market Rents (SAFMRs) in the HCV Program Plano Housing Authority Case Study 1 Contents Background...2 Motivations for Implementing SAFMR...2 Market conditions...2 Strategic
More informationIII. Housing Profile and Analysis
III. Housing Profile and Analysis 3-1 III. Housing Profile and Analysis A. Housing Types Information on the type of housing available is important to have a clear picture of what Lacey has in its housing
More informationMONTGOMERY COUNTY JULY 2018
STATPAK MONTGOMERY COUNTY JULY 2018 McEnearney.com MARKET IN A MINUTE A SUMMARY OF MARKET CONDITIONS FOR JUNE & FIRST HALF 2018 Contract activity in June 2018 was up 1.2% from June 2017, solely because
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 informationApril 12, The Honorable Martin O Malley And The General Assembly of Maryland
April 12, 2011 The Honorable Martin O Malley And The General Assembly of Maryland As required by Section 2-202 of the Tax-Property Article of the Annotated Code of Maryland, I am pleased to submit the
More information