View
1
Download
0
Category
Preview:
Citation preview
Poised for SuccessBuilding Stronger Communities in Today’s Economy
Joseph Minicozzi, AICPMinicozzi, AICP
Thank You!
Clark Anderson Director of the Colorado Office
Randy CarpenterDirector of the Rockies Program
John Heneyman Director of the Wyoming Office
Alison Berry Energy & Economics Specialist - Bozeman Office
DNA
Cognitive Test by Tal Ben-Shahar
6
Atlanta
Things Change…
Things Change…
The 3 T’s - Trains, Tourism, & Tuberculosis
During the 1920’s
• Asheville grew by 20% population/year
• Achieved the highest debt per capita in the entire US
• Second largest city in NC, larger than Charlotte
• City thought it had $5M in bank, but when the audit on the bank happened, it was discovered to only be $18,000
• 3 days after the elected officials were indicted, the Mayor committed suicide
Thomas WolfeAuthor (1900-1938)
You Can’t Go Home Again
They’ve mortgaged those of a generation to come. They have ruined a city,and in doing so,have ruined themselves, their children, and their children’s children.
Asheville has squandered fabulous sums. They’ve flung away the earnings of a lifetime.
Asheville’s Expressway
Development outside of downtown was
encouraged by the new expressways.
1515
plus
The 73
acre Asheville
Mall
In the 70’s and 80’s our downtown died
In the 70’s and 80’s our downtown died.
Asheville’s de facto motto was:
“That will never work here - don’t even try.”
Public Interest Projects
1941 - 11/19/2001
the Dogwood Fund
City Watch
the Alternative Reading Room
Sals
a’s
& Zam
bras
The Orange Peel
The
Laug
hing
See
d
The Public Service Building
The Mountain XpressUr
ban3
Julia
n Pr
ice
51 Biltmore
84,7,8
Among cities with no particular recreational appeal, those that have preserved their past continue to enjoy tourism. Those that haven’t receive almost no tourism at all. Tourism simply doesn’t go to a city that has lost its soul.
Arthur Frommer
1993
Top Travel Destinations of 2007Asheville: #5 of the top 12
Located in the Smoky Mountains, Asheville is a small college town with a thriving arts, culture, and gay & lesbian scene. It is home to the Biltmore Estate, the Thomas Wolfe Memorial, and Carl Sandburg's birthplace in nearby Flat Rock. Recently, Asheville has been drawing literati and celebrities who had gravitated to New Orleans as a hub of culture. With the Blue Ridge Parkway nearby, the area is also great for driving tours and shopping trips to numerous crafts and pottery shops (we suggest picking up a hand-made broom).
How do we talk about the numbers?
$0
$175,000,000
$350,000,000
$525,000,000
$700,000,000
1991 2000 2007 2010
$665,000,000
$552,000,000
$350,000,000
$104,000,000
Asheville CBD Taxable Value
For 40 years this building remained
vacant…… its tax value in 1991 was just over
$300,000.
F 40 thi
Today the building is valued at over $11,000,000
an increase of
over 3500%
in 15 years
The lot is less than 1/5 acre
Old Penneys
0.13 Acres1 unit (2 people + 2 dogs)$232,000 Tax Value$1,800,000 Value/Acre
My House
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
Downtown
Walmart
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
0.13 Acres1 unit (2 people + 2 dogs)$232,000 Tax Value$1,800,000 Value/Acre
My House
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
Downtown
Walmart
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
0.13 Acres1 unit (2 people + 2 dogs)$232,000 Tax Value$1,800,000 Value/Acre
$19,542 Property Taxes/Acre
My House
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
Downtown
Walmart
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
0.13 Acres1 unit (2 people + 2 dogs)$232,000 Tax Value$1,800,000 Value/Acre
$19,542 Property Taxes/Acre
My House
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
Downtown
Walmart
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
$6,500 Property Taxes/Acre
0.13 Acres1 unit (2 people + 2 dogs)$232,000 Tax Value$1,800,000 Value/Acre
$19,542 Property Taxes/Acre
My House
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
$634,000 Property Taxes/Acre
Downtown
Walmart
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
$6,500 Property Taxes/Acre
0.13 Acres1 unit (2 people + 2 dogs)$232,000 Tax Value$1,800,000 Value/Acre
$19,542 Taxes/Acre
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
$634,000 Taxes/Acre
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
$6,500 Taxes/Acre
Property Taxes as a CropCannabis
SoybeansWheat
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
$634,000 Taxes/Acre$330,000 to City
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
$6,500 Taxes/Acre$3,300 to City
$77,000,000Retail Sales
Property + Retail Sales Taxes
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
$640,000 Taxes/Acre$330,000 to City
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
$6,500 Taxes/Acre$3,300 to City
$77,000,000Retail Sales
Property + Retail Sales Taxes
$0.0775 Sales Tax
of which
27% City return
0.19 Acres54,000 sf. Bld$11,000,000 Tax Value$58,900,000 Value/Acre
$640,000 Taxes/Acre$330,000 to City
34.0 Acres220,000 sf Building $20,000,000 Tax Value$590,000 Value/Acre
$6,500 Taxes/Acre$3,300 to City
$77,000,000Retail Sales
Property + Retail Sales Taxes
$47,500 Sales Tax
City return
Downtown
Asheville
$330,000
Property Taxes/Acre to City
$ 50,800
Total Taxes/Acre to City
Wal Mart
Downtown
Asheville
$414,000
Total Taxes/Acre to City
$ 50,800
Total Taxes/Acre to City
Wal Mart
Downtown
Asheville
14 jobs @ 0.19 Acres
73.7
200 jobs @ 34.0 Acres
5.9
Wal Mart
Jobs per Acre
DowntownAsheville
73.75.9
Wal Mart
Jobs per Acre:
$ 83,600$ 47,500City Retail Taxes/Acre:
Land Consumed (Acres): 00.234.0
$634,000$ 6,500Total Property Taxes/Acre:
90.00.0 Residents per Acre:
Joseph Minicozzi, AICP
joe@urban-three.com
3Urban
Joe Minicozzi,AICP - Public Interest Projects : Asheville NC
$0
$500
$1,000
$1,500
$2,000
Undeveloped Biltmore Estate County Residential City Residential
$1,716
$1,236
$135$30
Residential
Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre
eville NC
Joe Minicozzi,AICP - Public Interest Projects : Asheville NC
ResidentialCommercial
$0
$2,000
$4,000
$6,000
$8,000
Undeveloped Biltmore Estate County Residential City Residential City - Commercial Asheville Mall
$7,995
$2,406
$1,716$1,236
$135$30
Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre
$7,995
t Projects : Asheville NC
Joe Minicozzi,AICP - Public Interest Projects : Asheville NC
ResidentialCommercialCentral Business District
$0
$75,000
$150,000
$225,000
$300,000
Undeveloped
Biltmore Estate
County Residential
City Residential
City - Commercial
Asheville Mall
CBD 1-2 Story Office
CBD 2-4 Story Apts.
CBD Mixed-Use 3-4 Stories
CBD Mixed-Use 6+ Stories
$250,125
$44,887
$18,109$7,059$7,995$2,406$1,716$1,236$135$30
$250,12$250,125
Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre
Projects : Asheville NC
Scary Math
How do you compare a car?
Toyota Prius571 miles per tank
Bugatti Veyron390 miles per tank
Rolls-Royce Phantom Drophead380 miles per tank
Ford F150 Lariat LTD648 miles per tank
1955 BMW Isetta 245 miles per tank
How do you compare a car?
Toyota Prius571 miles per tank
Bugatti Veyron390 miles per tank
Rolls-Royce Phantom Drophead380 miles per tank
Ford F150 Lariat LTD648 miles per tank
1955 BMW Isetta 245 miles per tank
12
34
5
How do you compare a car?
Toyota Prius51/48 mpg
Bugatti Veyron8/15 mpg
Rolls-Royce Phantom Drophead11/18 mpg
Ford F150 Lariat LTD13/18 mpg
1955 BMW Isetta 50/70 mpg
How do you compare a car?
Toyota Prius51/48 mpg
Bugatti Veyron8/15 mpg
Rolls-Royce Phantom Drophead11/18 mpg
Ford F150 Lariat LTD13/18 mpg
1955 BMW Isetta 50/70 mpg
32
54
1
ResidentialCommercialCentral Business District
$0
$75,000
$150,000
$225,000
$300,000
Undeveloped
Biltmore Estate
County Residential
City Residential
City - Commercial
Asheville Mall
CBD 1-2 Story Office
CBD 2-4 Story Apts.
CBD Mixed-Use 3-4 Stories
CBD Mixed-Use 6+ Stories
$250,125
$44,887
$18,109$7,059$7,995$2,406$1,716$1,236$135$30
$250,12$250,125
Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre
Joe Minicozzi,AICP : Asheville NCzi,AICP : Asheville NC
The Sarasota, FL
Case Study
*Average values per Board of Realtors
$0 $250,000 $500,000 $750,000 $1,000,000 $1,250,000 $1,500,000
Residential Commercial Mixed-Use
Sarasota County Property Tax Revenue Profile: 2008 Tax Yield per Acre
1350 Main Street
Orange Blossom Tower
33 South Palm Avenue $92,500
$790,452
$1,195,740
County Single-Family*
County Multi-Family*
City Single-Family* $8,211
$7,807
$3,651
Westfield Southgate Mall
Burger King at I-75
Sarasota Crossings
Westfield Sarasota Square Mall
Walmart Supercenter
$21,752
$8,374
$13,019
$10,579
$15,458
Joe Minicozzi,AICP - Public Interest Projects : Asheville NC
00,000
eville NC
$92,500 pa/y
$3,700 pa/y
A corporation is a formal business association with a publicly registered charter recognizing it as a separate legal entity having its own privileges, and liabilities distinct from those of its members. Corporations take many forms, most are used to conduct business.
Incorporation is the forming of a new corporation. The corporation may be a business, a non-profit organization, sports club, or a government of a new city or town.
Det
ail f
rom
Elih
u Ve
dder
, Government (
1896
). Li
brar
y of
Con
gres
s Th
omas
Jef
fers
on B
uild
ing,
Was
hing
ton,
D.C
.s
Thom
as J
effe
rson
Bui
ldin
g, W
ashi
ngto
n, D
.C.
Corporation(s)
Do we balance out the cost?
Photo: Christoph Gielen
Hard Costs� Buildings� Road & Sidewalks� Sewer� Water
Hard Costs� Roads to here� Public buildings� Parks� Sewer� Water
Government Service Cost� Police� Fire� Government� Schools� Economic balance
Developer Costs� Land Cost� Permitting� Drawings� Marketing� Profit
Pho
to: B
arry
Cho
wka
Pho
to: B
arry
Cho
wka
$0
$38
$75
$113
$150
Uncontrolled Controlled Growth numbers for 2000-2025Cost Revenue
$$ in
Bill
ions
23,454,000 Million Households
$0
$38
$75
$113
$150
Uncontrolled Controlled Growth numbers for 2000-2025Cost Revenue
$$ in
Bill
ions
23,454,000 Million Households
Perm
its &
Fee
s
AP Wire Logo
Do we balance out the cost?
Skye
Isle
, FL
: Chr
isto
ph G
iele
n (p
hoto
)
Rank DSA Urban Form Unit Cost
1 Downtown Compact $9,2512 Southpoint Contiguous $9,767
3 Countryside Contiguous $12,693
4 Cantonment Scattered $15,316
5 Tampa Palms Satellite $15,447
6 University Linear $16,260
7 Kendall Linear $16,514
8 Wellington Scattered $23,960
AVERAGE $14,901
(Per Single Family Dwelling Unit)
THE SEARCH FOR EFFICIENT URBAN GROWTH PATTERNS:A Study of the Fiscal Impacts of Development in Florida.
James Duncan and Associates, July 1989
TOTAL EXTERNAL CAPITAL PUBLIC FACILITY COSTS
Rank DSA Urban Form Unit Cost
1 Downtown Compact $9,2512 Southpoint Contiguous $9,767
3 Countryside Contiguous $12,693
4 Cantonment Scattered $15,316
5 Tampa Palms Satellite $15,447
6 University Linear $16,260
7 Kendall Linear $16,514
8 Wellington Scattered $23,960
AVERAGE $14,901
(Per Single Family Dwelling Unit)
THE SEARCH FOR EFFICIENT URBAN GROWTH PATTERNS:A Study of the Fiscal Impacts of Development in Florida.
James Duncan and Associates, July 1989
TOTAL EXTERNAL CAPITAL PUBLIC FACILITY COSTS
357 Units569,928 sf$18.9 M
30.6 acres
197 Units108,200 sf$193.35 M1.9 acres
NW Corner of Fruitville & I-75
Downtown 1350 Main5 Points
Orange Blossom
Joe Minicozzi,AICP - : Asheville NC
Downtown Sarasota
100 Marlin Lakes Circle
30.6
3.4
Land Consumed (acres)
$10.
0 M
$5.7
M
Infrastructure Cost
42
3
Payback Period (years)
$238
$1,7
56
Generated Return per $1,000
Public Investment
Comparing the cost of 357 units of multi-family housing
in Sarasota County
Expe
nse
Reve
nue
County Tax Yield(per year)
$238
,529
$1,9
80,9
00
2%
17.6
%
County ROI0
0
i AICP : Asheville NC
Joe Minicozzi,AICP : Asheville NC
Downtown Sarasota
100 Marlin Lakes Circle
Evaluating 357 multi-family units in
Sarasota County
Expe
nse
Reve
nue
0
Cumulative - at year 20
-$10,000,000
$0
$10,000,000
$20,000,000
$30,000,000
$40,000,000
Net
-$5,240,408
$33,921,713
UrbanSuburban
CP : Ashe ille NC
About TownBuilding Revenue for Communities
What are the numbers for Garfield County?
40 % tax producing
40 % tax producing
715 Grand
$335,091/acre
$444,717/acre
701 Grand
$544,173/acre
$187,635/acre
801 Grand
$130,657/acre
*Average values per Garfield County
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
Residential Commercial Mixed-Use
Garfield County (Glenwood Springs) Property Tax Revenue Profile: 2010 Tax Yield per Acre
701
Gra
nd
821
Gra
nd
Hot
el D
enve
r
$434
Joe Minicozzi,AICP - Asheville NC
Hot
el C
olor
ado
Targ
et
Wal
mar
t
Roar
ing
Fork
Cou
nty
Res.
C
ondo
*
G-S
prin
gs
Mal
l
Kmar
t$1
,495
$1,6
43
$2,1
36
$2,1
56
$2,2
70
$2,3
26
$3,0
34
$4,2
29
$47,
150
$58,
724
801
Gra
nd
Gle
nwoo
d M
eado
ws
Hot
Spr
ings
$57,
695
805
Blak
e
Cou
nty
Res.
S-F
*$3
09
420
7th
Stre
et
City
Res
. Con
do*
City
Res
. S-F
*
$5,5
14
$13,
853
$16,
259
$19,
894
$26,
270
zzi,AICP - Asheville NC
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
*Average values per Garfield County
Residential Commercial Mixed-Use
Garfield County (Glenwood Springs) Property Tax Revenue Profile: 2010 Tax Yield per Acre
701
Gra
nd
821
Gra
nd
Hot
el D
enve
r
$434
Hot
el C
olor
ado
Targ
et
Wal
mar
t
Roar
ing
Fork
Cou
nty
Res.
C
ondo
*
G-S
prin
gs
Mal
l
Kmar
t$1
1,36
1
$13,
945
$2,1
36
$12,
786
$39,
082
$2,3
26
$44,
194
$24,
570
$54,
663
$66,
236
801
Gra
nd
Gle
nwoo
d M
eado
ws
Hot
Spr
ings
$65,
207
805
Blak
e
Cou
nty
Res.
S-F
*$3
09
420
7th
Stre
et
City
Res
. Con
do*
City
Res
. S-F
*
$10,
089 $13,
853
$20,
834
$27,
406
$33,
782
Retail Sales Tax
Joe Minicozzi,AICP - Asheville NCzzi,AICP - Asheville NC
Kmart
0.4 acres of the Denver Centre would equal one 15 acre Kmart in real estate value.
$287k taxable on 0.06 Acres
$1.82M taxable on 15 acres
Garfield County Property Tax Revenue Profile: 2010 Tax Yield per Acre
$$$$$$$$$$$$$222287k t bl 0 06 A
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
*Average values per Garfield County
Residential Commercial Mixed-Use
Garfield County (Glenwood Springs) Property Tax Revenue Profile: 2010 Tax Yield per Acre
701
Gra
nd
821
Gra
nd
Hot
el D
enve
r
Hot
el C
olor
ado
Targ
et
Wal
mar
t
Roar
ing
Fork
Cou
nty
Res.
C
ondo
*
G-S
prin
gs
Mal
l
Kmar
t
801
Gra
nd
Gle
nwoo
d M
eado
ws
Hot
Spr
ings
805
Blak
e
Cou
nty
Res.
S-F
*
420
7th
Stre
et
City
Res
. Con
do*
City
Res
. S-F
*
Retail Sales Tax
Loca
l
Denv
er, E
astla
ke, &
Loc
al
Arka
nsas
Min
neso
ta
Min
neso
ta, D
alla
s, C
alifo
rnia
, & E
ngle
woo
d, C
O
Loca
l
Loca
l
Loca
l
Loca
l
Loca
l
Loca
l
Loca
l
Loca
l
Loca
l
Arka
nsas
, Kan
sas,
Eng
lew
ood,
CO
, & L
ocal
e d per
Loca
l
Cal
iforn
ia
Loca
l
Joe Minicozzi,AICP - Asheville NCzzi,AICP - Asheville NC
What are the numbers for Larimer County?
6.86 acres of the Cherry Street Buildings would equal the property value of one 47.3 acre Drake Strip Mall areas.
$11.5M on 47.3 acres
Property Tax Revenue Profile: 2011 Tax Yield per Acre
Cherry Street Condos
$418k on 0.25 Acres
Drake Strip Total
*Average values per Larimer County
$0
$11,667
$23,333
$35,000
$46,667
$58,333
$70,000
Residential Commercial Mixed-Use
Ft. Collins City Property Tax Revenue Profile: 2011 Tax Yield per Acre
Wal
mar
t
$5,2
95
$10,
831
$14,
665
$63,
527
Cou
nty
Res.
S-F
*
Mitc
hell
Bloc
k
City
Res
. S-F
*
$16,
393
City
Res
. M-F
*
Retail Tax
Tech
nolo
gy P
ark
$44,
625
$43,
001
$41,
843
$39,
611
$36,
710
$32,
172
$23,
937
125
S. C
olle
ge
Old
Tow
n Lo
fts
Lind
en H
otel
Poud
re V
alle
y N
at’l
Bank
Ope
ra B
uild
ing
Cor
tina
Con
dos
209
Mel
drum
Che
rry S
t. C
ondo
s
CBD
Cor
e Av
erag
e
Urban3
Savi
ngs
Con
do
CBD
Ave
rage
Wes
t Pro
spec
t
Foot
hills
Mal
l Tot
al
Fron
t Ran
ge V
illage
Drak
e St
rip
Lam
ay T
otal
Fron
t Ran
ge
Mal
l Sol
o
Hilt
on
Pine
Stre
et L
ofts
$3,8
13
$3,3
24
$3,2
90
$2,3
77
$1,8
43
$1,6
19
$1,2
67
$841
$0 $832
$701
$43,
214
$23,
933
*Average values per Larimer County
$0
$11,667
$23,333
$35,000
$46,667
$58,333
$70,000
Residential Commercial Mixed-Use
Ft. Collins City Property Tax Revenue Profile: 2011 Tax Yield per Acre
Wal
mar
t
$5,2
95
$10,
831
$14,
665
$63,
527
Cou
nty
Res.
S-F
*
Mitc
hell
Bloc
k
City
Res
. S-F
*
$16,
393
City
Res
. M-F
*
Retail Tax
Tech
nolo
gy P
ark
$44,
625
$43,
001
$41,
843
$39,
611
$36,
710
$32,
172
$23,
937
125
S. C
olle
ge
Old
Tow
n Lo
fts
Lind
en H
otel
Poud
re V
alle
y N
at’l
Bank
Ope
ra B
uild
ing
Cor
tina
Con
dos
209
Mel
drum
Che
rry S
t. C
ondo
s
CBD
Cor
e Av
erag
e
Urban3
Savi
ngs
Con
do
CBD
Ave
rage
Wes
t Pro
spec
t
Foot
hills
Mal
l Tot
al
Fron
t Ran
ge V
illage
Drak
e St
rip
Lam
ay T
otal
Fron
t Ran
ge
Mal
l Sol
o
Hilt
on
Pine
Stre
et L
ofts
$3,8
13
$3,3
24
$3,2
90
$2,3
77
$1,8
43
$1,6
19
$1,2
67
$841
$0 $832
$701
$43,
214
$23,
933
What are the numbers for Teton County?
*Average values per Board of Realtors
$0
$15,000
$30,000
$45,000
$60,000
$75,000
$90,000
Residential Commercial Mixed-Use
Teton County Property Tax Revenue Profile: 2010 Tax Yield per Acre
Cou
lter
Build
ing
70 E
. Litt
le
Soth
eby’s
$3
$26,
830
Joe Minicozzi,AICP - Public Interest Projects : Asheville NC
10 N
. Mai
n
Brol
ims
Tota
l
King
’s Di
scou
nt
Cor
ner D
rug
City
Re
side
ntia
l*
Cou
nty
Resi
dent
ial*
5146
N. H
wy 33
Und
evel
oped
La
nd
$811
$1,4
43
$2,4
80
$5,2
99
$8,8
09
$10,
971
$12,
064
$12,
449
$55,
668
$89,
556
Key
Bank
$19,
816
60 E
Litt
le
Brol
ims
Gro
cery
$23,
743
$73,
377
35 N
. Mai
n
Brohlims Plaza and outparcels
$10,971/ay
Teton County Property Tax Revenue Profile: 2010 Tax Yield per Acre
2.4 acres of this office Building would equal one 12.2 acre Plaza and out-parcels
$55,668/ay70 East Little
What are the numbers for Natrona County?
Kmart & Outparcels$79,281/acre
Walmart, Sams, & Outparcels$50,200/acre
KO$
KO$
Eastridge Mall$48,397/acre
Assessed Value for Clusters
Total ValueTotal Property Taxes
Total AcresAdjusted Value/Acre
Casper CBD
$214M$247,291
203.7$57,815
$93.3M$191,775
63.1$144,748
Eastridge
*Average values per Natrona County
$0
$2,500
$5,000
$7,500
$10,000
$12,500
Residential Commercial Mixed-Use
Natrona County (Casper) Property Tax Revenue Profile: 2011 Tax Yield per Acre
Joe Minicozzi,AICP : Asheville NC
Wel
ls F
argo
Cy
+ Po
plar
Mal
l + K
mar
t +
ever
ythi
ng$7
52
$948
$1,0
31
$1,4
03
$5,3
65
$13,
129
Sier
ra W
est
$12,
076
Lou
Taub
ert’s
Cou
nty
Res.
S-F
*
Wyo
Nat
iona
l Ba
nk A
partm
ents
City
Res
. S-F
*
$6,6
57
Dow
ntow
n M
ean
w/e
xem
pt
1st I
nter
stat
e10
4 S.
Woo
lcot
t
Cy
Strip
East
ridge
Mal
l
Wal
mar
t + S
ams
Wal
mar
t@C
y +
Out
Par
cels
$311 $433
$523
$13 $6
29
$653
Kmar
t + O
utpa
rcel
s (5
5 ac
res)
Dow
ntow
n M
ean
wo/
exem
pt$1
,882
$10,
189
,AICP : Asheville NC
Eastridge Mall$37M on 74.1 acres
8.7 acres of the 133 S. Center would equal one 74.1 acre
Eastridge Mall
Natrona County Property Tax Revenue Profile: 2011 Tax Yield per Acre
133 S. CenterSierra West
$391k on 0.09 Acres
55,316 pop.
23 population & 980-1000 lots
Understanding Montana
Latte, Jed?
No State Retail Sales Taxes
What are the numbers for Bozeman?
*Average values per Board of Realtors
$0
$16,667
$33,333
$50,000
$66,667
$83,333
$100,000
Residential Commercial Mixed-Use
Gallatin County Property Tax Revenue Profile: 2010 Tax Yield per Acre
Baxt
er H
otel
Fech
ter B
uild
ing
The
Balti
mor
e
$3,1
88
$30,
959
Joe Minicozzi,AICP - Urban3 : Asheville NC
Boze
man
Hot
e(u
nadj
uste
d)l
The
Blac
kmor
e
Safe
way
@ 9
th
City
Res
iden
tial*
Gal
latin
Man
or
Cos
tco
Gal
latin
Mal
l
Boze
man
Sh
oppi
ng P
laza
Wal
mar
t
Targ
et P
laza
Cou
nty
Resi
dent
ial*
$3,3
71
$3,8
76
$3,9
36
$4,6
12
$4,6
37
$5,2
40
$5,5
92
$6,2
57 $10,
361
$36,
666
$49,
278
$94,
143
Villa
ge T
ownh
ouse
(sam
ple
aver
age)
$17,
500
*Average values per Board of Realtors
$0
$16,667
$33,333
$50,000
$66,667
$83,333
$100,000
Residential Commercial Mixed-Use
Gallatin County Property Tax Revenue Profile: 2010 Tax Yield per Acre
Baxt
er H
otel
Fech
ter B
uild
ing
The
Balti
mor
e
$3,1
88
$30,
959
Joe Minicozzi,AICP - Urban3 : Asheville NC
Boze
man
Hot
e(u
nadj
uste
d)l
The
Blac
kmor
e
Safe
way
@ 9
th
City
Res
iden
tial*
Gal
latin
Man
or
Cos
tco
Gal
latin
Mal
l
Boze
man
Sh
oppi
ng P
laza
Wal
mar
t
Targ
et P
laza
Cou
nty
Resi
dent
ial*
$3,3
71
$3,8
76
$3,9
36
$4,6
12
$4,6
37
$5,2
40
$5,5
92
$6,2
57
$10,
361 $3
6,66
6 $49,
278
$94,
143
Villa
ge T
ownh
ouse
(sam
ple
aver
age)
$17,
500
Walmart
2.2 acres of the Fechter Building would equal one 27 acre Walmart
Fechter Building
$1.1M on 0.14 Acres$16.4M on 27 acres
Gallatin County Property Tax Revenue Profile: 2010 Tax Yield per Acre
What are the numbers for Missoula County?
67k population 110k MSA
$193M Total Value74.8 Total Acres65% Taxable$2,582,285 market val/acre
Missoula
83k population 417k MSA
$668M Total CBD Value359 Total Acres 66% Taxable $3,839,081 market val/acre
Asheville
Core$166M Total Value36.6 Total Taxable Acres$4,535,519 market val/acre
7 Breweries = 9.6kp/b
11 Breweries (15) = 7.5kp/b
Missoula Legacy
Value Per Acre
$7,732,170
200 N HIGGINS
*Median values per Missoula County. Average County Mills = 145.04
$0
$40,000
$80,000
$120,000
SF
Co
unty
(Med
ian)
Km
art
Tow
n &
Co
untr
y S
hop
pin
g
Wal
mar
t (R
eser
ve S
t)
SF
City
(Med
ian)
Ho
me
Dep
ot
(Res
erve
St)
Res
erve
St
Clu
ster
Mea
n
So
uthg
ate
Mal
l
Ho
liday
Vill
age
Sho
pp
ing
Lew
is &
Cla
rk S
hop
pin
g
Mul
ti F
amily
Co
unty
Mul
ti-F
amily
City
(Med
ian)
110
N H
IGG
INS
AV
E
Do
wnt
ow
n M
ean
200
N H
IGG
INS
101
W A
LDE
R S
T
101
S 3
RD
ST
Riv
er F
ront
Pla
ce
Flo
renc
e H
ote
l
350
RY
MA
N S
T
Residential Commercial Mixed-Use
Missoula County Property Tax Revenue Profile: 2012 Tax Yield per Acre
$2,7
83
$3,4
86
$3,5
38
$6,5
28
$6,9
70
$50,
075
$155
,514
$59,
218
$14,
453
$1,7
11
$1,9
55
$1,9
75
$256 $2
,609
$2,2
45
$3,7
28
$21,
712
Joe Minicozzi,AICP : Asheville NCzi,AICP : Asheville NC
$22,
695
$29,
584
$1,6
75
Reserve Street ClusterDowntown (w/o exempt)
36.74 Acres
$167.1M in value
$4,549,108/acre wo Exempt
171.22 Acres
$152.2M in value
$888,674/acre total value
1.3 acres of the 101 3rd would equal one 20.9 acre Walmart.
$13.6M on 20.9 acres
City of Missoula Tax Revenue Profile: 2012 Tax Yield per Acre
101 S 3rd Street
$1.9M on 0.18 Acres
$13 6M on 20 9 acres
Reserve Street Walmart
Precision Agriculture
*Average values per Garfield County
$0
$25,000
$50,000
$75,000
$100,000
$125,000
$150,000
Residential Commercial Mixed-Use
Sheridan County (Sheridan) Property Tax Revenue Profile: 2010 Tax Yield per Acre
Keen
an H
otel
Cre
scen
t Bld
.
Bank
of t
he W
est
$18,
164
Dow
n/U
p M
all
Post
Offi
ce A
pts
Wal
mar
t
Wal
mar
t Tot
+A
Mill
Inn
Hom
e De
pot
$7,8
88
$8,4
29 $20,
603
$21,
290
$11,
066
$11,
774
$33,
251
$40,
951
$91,
833
$145
,469
Beav
er C
reek
Cad
y Bl
d.
Wel
ls F
argo
$97,
813
NY
Stor
e
Cou
nty
Res.
S-F
*$2
,986
134
S. M
ain
Wal
mar
t Tot
al
City
Res
. S-F
*
$41,
533
$41,
906
$51,
675
1st I
nt T
otal
Safe
way
$66,
139
$71,
680 $8
6,75
1
$71,
815
1st I
nt s
ans
Park
ing
Retail Tax
000000
,0000000000
255555,0000
y Tax Reveeennnnuuuueeeee
75
Joe Minicozzi,AICP : Asheville NCzi,AICP : Asheville NC
*Average values per Garfield County
$0
$25,000
$50,000
$75,000
$100,000
$125,000
$150,000
Residential Commercial Mixed-Use
Sheridan County (Sheridan) Property Tax Revenue Profile: 2010 Tax Yield per Acre
Keen
an H
otel
Cre
scen
t Bld
.
Bank
of t
he W
est
$18,
164
Dow
n/U
p M
all
Post
Offi
ce A
pts
Wal
mar
t
Wal
mar
t Tot
+A
Mill
Inn
Hom
e De
pot
$7,8
88
$8,4
29 $20,
603
$21,
290
$11,
066
$11,
774
$33,
251
$40,
951
$91,
833
$145
,469
Beav
er C
reek
Cad
y Bl
d.
Wel
ls F
argo
$97,
813
NY
Stor
e
Cou
nty
Res.
S-F
*$2
,986
134
S. M
ain
Wal
mar
t Tot
al
City
Res
. S-F
*
$41,
533
$41,
906
$51,
675
1st I
nt T
otal
Safe
way
$66,
139
$71,
680 $8
6,75
1
$71,
815
1st I
nt s
ans
Park
ing
Retail Tax
000000
,0000000000
255555,0000
y Tax Reveeennnnuuuueeeee
75
Joe Minicozzi,AICP : Asheville NCzi,AICP : Asheville NC
*Average values per Garfield County
$0
$25,000
$50,000
$75,000
$100,000
$125,000
$150,000
Residential Commercial Mixed-Use
Sheridan County (Sheridan) Property Tax Revenue Profile: 2010 Tax Yield per Acre
Keen
an H
otel
Cre
scen
t Bld
.
Bank
of t
he W
est
$18,
164
Dow
n/U
p M
all
Post
Offi
ce A
pts
Wal
mar
t
Wal
mar
t Tot
+A
Mill
Inn
Hom
e De
pot
$7,8
88
$8,4
29 $20,
603
$21,
290
$11,
066
$11,
774
$33,
251
$40,
951
$91,
833
$145
,469
Beav
er C
reek
Cad
y Bl
d.
Wel
ls F
argo
$97,
813
NY
Stor
e
Cou
nty
Res.
S-F
*$2
,986
134
S. M
ain
Wal
mar
t Tot
al
City
Res
. S-F
*
$41,
533
$41,
906
$51,
675
1st I
nt T
otal
Safe
way
$66,
139
$71,
680 $8
6,75
1
$71,
815
1st I
nt s
ans
Park
ing
Retail Tax
000000
,0000000000
255555,0000
y Tax Reveeennnnuuuueeeee
75
Joe Minicozzi,AICP : Asheville NCzi,AICP : Asheville NC
3
Grand Junction, CO Glenwood Springs, CO
Rifle, CO
Asheville, NCe, NCDunn, NC
Sarasota, FL
Sheridan, WY
Billings, MTBozeman, MT
Driggs, ID
Completed Study
Urban
Cheyenne, WY
Petaluma
Cheyenne
Laramie, WY
Columbia, SC
Modesto, CA
Sheridan, W
Laramie WYamie WY
Casper, WY
Ft. Collins, CO
Merced, CA
Godesto, CAMo
Turlock, CA
$0
$125
$250
$375
$500
$415.00
$105.80
$53.70$7.80$7.00$3.70$1.00
Residential
Commercial
Mixed-Use
County S-F City S-F Walmart Mall or strip Mixed-Use (2 Story)
Mixed-Use (3 Story)
Mixed-Use (6 Story)
Ratio Difference of 15 City Sample Set3Urban
Joseph Minicozzi, AICP
County Property Taxes/Acre
3
Grand Junction, CO Glenwood Springs, CO
Rifle, CO
Asheville, NCe, NCDunn, NC
Sarasota, FL
Sheridan, WY
Billings, MTBozeman, MT
Driggs, ID
Completed Study
Urban
Cheyenne, WY
Petaluma
Cheyenne
Laramie, WY
Columbia, SC
Modesto, CA
Sheridan, W
Laramie WYamie WY
Casper, WY
Ft. Collins, CO
Merced, CA
Godesto, CAMo
Turlock, CA
$0
$12,500
$25,000
$37,500
$50,000
$44,775
$32,542
$8,955
$4,007
$825
Residential
Commercial
Mixed-Use
County S-F City S-F Single-UseCommercial
Mixed-Use (2 Story)
Mixed-Use (3 Story)
Sonoran 9 City Sample Set3Urban
Joseph Minicozzi, AICP
County Property Taxes/Acre
MoneyballThe math works. But no matter how many times you prove it, you always have to prove it again.
Billy BeaneGeneral ManagerOakland Athletics
BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeanell MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaannnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnaaaaaaaaaaaaagggggggggggggeeeeeeeeeeeeerrrrrrrrrrrrr
Behavioral Economics
Are we literate about tax policy?
The Window Tax1696-1851, by King William III
Window tax consisted of: 1. a flat-rate house tax per house and,
2. a variable tax for # windows > 10
3. Between 10 and 20 = 4 shillings, and
4. Those > 20 = 8 shillings.
At the time, French houses were taxed by the number of floors below the roof, which exempted the upper floor from taxation.
François Mansart, architect(1598–1666)
His treatment of high roof stories gave rise to the term “Mansard roof"
Photo: Alija
Photo: Alija
MARKETMFO C SORCESFF
What are the numbers for Laramie County?
urban-three.com : Asheville NC
Dell Range Area of Cheyenne, WY
Tax Code
Burger Hot Dog
Cost $10 $1
Sale Price $1 $10
Mark-up -US$9 +$9
What do you want to eat?
(Production)
$9 Transfer
SuburbsDowntown
Why hook your cart to this horse?
Public Policy
LAND RESOURCES ARE LIMITED
FINANCIAL RESOURCES ARE MORE LIMITED
But because human beings tend to focus on short-term benefit and our immediate need, such tragedies of the common occur frequently. Dan Ariely
Author, Predictably Irrational
Sun City, AZ “Zoomberg” from Dolores Hayden’s Field Guide to Sprawl.
We shape our buildings; thereafterthey shape us.
Winston Churchill
p
Full Report - 15p Summary Report - 4p
http://sonoraninstitute.org/abouttown
Joe MinicozziPrincipal
urban-three.com828-255-7951x208
Recommended