In a Growth Alternatives Analysis, several different development scenarios are evaluated and compared. These scenarios can include variations in absorption schedules, comparison of alternative land use plans, or a comparison of alternative development patterns. This type of analysis is cumulative in that it evaluates the fiscal impacts of all anticipated development within the analysis area over a defined period, usually between ten and twenty years. The majority of the firm’s assignments in this area are related to comprehensive planning efforts.
Champaign, Illinois
Phased Growth Pattern Generates Better Results
TischlerBise recently completed a two-phase fiscal impact study for the City of Champaign. Phase I was a Cost of Land Uses Study, which provided an understanding of how discrete land use categories currently impact the City’s finances. Specifically, the City was interested in knowing what existing development types in the City generate in terms of revenue versus the commensurate service and facility costs. In Phase II, TischlerBise evaluated the cost to serve new development in the future. One scenario assumed all future growth occurs within the current sanitary sewer service area. The second scenario assumed new growth is not contained within the current service area, resulting in a more scattershot development pattern. Our analysis found that capital costs were significantly lower under the scenario that assumes future development occurs within the current sanitary sewer service area.
Shreveport, Louisiana
Shreveport Metropolitan Planning Commission of Caddo Parish, Louisiana – Three-Phase Fiscal Analysis Study
TischlerBise completed a three-part fiscal study as part of the Shreveport-Caddo Parish Master Plan effort. Phase I was an analysis of local demographic, economic, and fiscal conditions, particularly how growth patterns have affected the provision of services and infrastructure over time. Phase II was a comprehensive fiscal impact analysis, which evaluated the potential impacts to the City’s fiscal condition as a result of three alternative future land use scenarios developed as part of the Master Plan analyses. Finally, Phase III identified and analyzed revenue sources and implementation strategies to address infrastructure and operating needs.
Anne Arundel County, Maryland
Growth Generates Surpluses
TischlerBise conducted a two-phase fiscal impact analysis as part of the County’s General Development Plan (GDP) Update, specifically for a “Concurrency Management Element” to ensure the adequate provision of public facilities. Phase I of the fiscal analysis evaluated the fiscal impact of new growth under four development scenarios on the County budget, including schools. Because Maryland’s local government revenue structure includes property taxes, franchise fees, income taxes, transfer/ recordation taxes, and impact fees, it is not surprising that new development generates net surpluses. Phase II of this assignment layered the impact of the existing development and current infrastructure deficiencies on top of new development to determine whether the surpluses generated by new development were enough to offset the costs to correct these backlogs. The results from our analysis were incorporated into the Concurrency Management Element of the GDP, including levels-of-service for facilities, existing and future demand for facilities, long-range capital improvement needs, and potential revenue strategies to fund capital improvements. The element is intended to link the GDP with the five-year Capital Improvement Plan (CIP) and annual capital budget. Finally, TischlerBise provided the fiscal impact model to the County for their ongoing use.
Henrico County, Virginia
Tischlerbise Study and Software Used For Further Policy Analysis and Decision Making
TischlerBise examined the impact of growth on the City of Henrico County, Virginia over the next 20 years. As noted by the City, this information will be used as a foundation for further policy discussions relating to fiscal impacts of growth and development. The firm also developed a fiscal impact model designed for Scottsdale which has been utilizing it in updating the evaluations as well as other relevant fiscal analyses.
Twin Cities Metropolitan Council
First of Its Kind Fiscal Study Conducted for Metro Region
This unique regional fiscal impact study of eight member jurisdictions compared trends and compact growth alternatives. Eight jurisdictions in the Twin Cities Metropolitan Council evaluated the fiscal impact of two different growth alternatives – compact versus trends development. The evaluation included two jurisdictions each from four different types of communities – matured, maturing, suburbanizing and developing. The analysis evaluated the relationship between development densities and infrastructure costs and the return on municipal investment at various densities.