Proposed specific development projects can dramatically affect the fiscal well-being of a community. TischlerBise has conducted a number of these specific project evaluations. It is critical to analyze more than one scenario in order to better understand the demands for services and resulting fiscal consequences of different rates of absorption and/or mix of development. Listed below are a few of the specific development studies that we’ve conducted for a variety of public and private sector clients throughout the United States:

Rouse Company (Howard County, Maryland)
Fiscal Analysis of Infill Development in Columbia, Maryland

TischlerBise conducted a fiscal impact analysis for The Howard Research & Development Corporation on a mixed-use rezoning application to increase residential density within the new town of Columbia, Maryland. The proposal included 1,600 units and 600,000 square feet of nonresidential space. Dovetailing on our previous fiscal work for Howard County, TischlerBise conducted a fiscal impact analysis of three alternative development scenarios reflecting the developer’s proposal: by-right development, higher levels of affordable housing and age-restricted housing as requested by the County Council. All scenarios generated net surpluses to the County due to the revenue structure in Maryland, which includes both property and local income taxes.


Mashpee Township, Massachusetts
A Mixed-Use Development Approved in This Growing Cape Cod Township

In Mashpee Township, Massachusetts, TischlerBise conducted a fiscal impact analysis of the proposed Mashpee Commons development, a mixed use project located on Cape Cod. A series of scenarios were evaluated in which the number and type of housing units and the amount of nonresidential square footage varied. The development program was approved at a Town Meeting.


Sahuarita, Arizona
Should Town Approve a Tax Sharing Agreement with Developer?

TischlerBise conducted a three part evaluation for the Town of Sahuarita. The analysis was triggered by the proposed Rancho Sahuarita Town Center that is seeking a certain level of financing through the future sales tax collections. In response, TischlerBise conducted an assessment of the opportunities for additional retail, transient accommodations and other land uses. The fiscal evaluation conducted by TischlerBise indicated that although the project generates net surpluses, the Town should not enter into a tax-sharing agreement. The Town derives little revenue from residential development because there is no property tax. Since the Town has a significant amount of residential development when compared to nonresidential development, it is imperative that any sales tax revenue generated by new development be utilized to subsidize future residential development (including that of first phase of Rancho Sahuarita)

since the Town, at present, does not have a significant sales tax base. The third phase of this assignment involves implementing a fiscal impact model for the Town’s use in reviewing future development proposals.


Grandview Heights, Ohio
Tax-Increment Financing Evaluated

Grandview Yard is mixed-use development located in Grandview Heights, Ohio, with highway access from State Route 315 and I-670. Grandview Yard is directly across from downtown Columbus, The Ohio State University, the Arena District, the Greater Columbus Convention Center, and Lennox Town Center. The developer, Nationwide Realty, is proposing a mix of urban style housing types and substantial office development, including the relocation of the Nationwide Insurance corporate campus. One of the challenges associated with this analysis is that much of the proposed residential development is comprised of a different product and demographic than what the City has previously experienced. This affects pupil generation rates, persons per household factors, vehicle trip generation rates and transportation choices. TischlerBise evaluated multiple absorption schedules and assumptions for creating a Tax Increment Financing District.


Windsor, Connecticut
Fiscal Impact Analysis of the Great Pond Village Development and Tax Increment District

TischlerBise completed a fiscal impact analysis of the Great Pond Village Mixed-Use Development in the Town of Windsor, Connecticut. The site, a former brownfield, was re-planned to accommodate mixed-use development in an area that is lacking workforce housing. Based on the data acquisition and on-site interviews with Town staff, TischlerBise developed a fiscal impact model and analyzed the impacts of a range of potential development programs for this new community, which reflects a different type of land use pattern than traditionally seen in the Town. The model projected all municipal revenue (one-time and recurring), all municipal operating and capital impacts (including schools), and net fiscal results for each development scenario. Multiple scenarios were tested for tax increment financing viability, which required detailed infrastructure assumptions. The preferred development program is anticipated to be fiscally beneficial to the Town.