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<br />overall goal of the study. Second, the process of analyzing the cost and revenue structures for the <br />various cities provides valuable insight. That is, the Level of Service analysis provides cost and <br />revenue information for Roseville and comparative information between Roseville and other <br />cities. This can lead to a more comprehensive understanding of how cities are faring at <br />different stages of their life cycles. <br /> <br />The following steps outline the projection methodology used to calculate future Property Tax <br />(including Fiscal Disparities), HACA, Local Government Aid, and Local Performance Aid <br />revenues for the two growth scenarios. <br /> <br />Step 1 - Determine Assessed Values and Typical Nonresidential Size <br /> <br />Under the Trends scenario, the assumption is complete buildout of all vacant developable land. <br />Therefore, it is assumed that no redevelopment occurs. The table below shows the market values <br />of new residential and nonresidential development under Trends. The bottom portion of the table <br />indicates the typical or "average" size of new nonresidential buildings. The reason for doing this <br />is because the tax class rates are tiered, so an average tax class rate per square foot needs to be <br />determined based on a typical taxable facility. (This becomes apparent in Step 2 below.) <br /> <br />ASSESSED VALUE OF NEW DEVELOPMENT INCLUDING LAND <br />TRENDS SCENARIO <br /> <br /> <br />Average Retail Bldg. Size <br />Average Office Bldg. Size <br />Average IndIFlex Bldg. Size <br /> <br />FISCAL ANALYSIS ZONES <br />FAZ 1 FAZ 2 FAZ 3 <br />$200,000 $170,000 NA <br />$145.000 $145,000 NA <br />$60,000 $60.000 $60.000 <br />$108,000 $108,000 $108,000 <br />$80.000 $80,000 $80,000 <br />NA NA $65.000 <br /> <br />30.000 <br />50,000 <br />NA <br /> <br />.30,000 <br />50,000 <br />NA <br /> <br />30,000 <br />50.000 <br />60.000 <br /> <br />NA = No Development Planned <br />Source: City of Rosevil/e Community Development Department, TA <br /> <br />For the Concentrated Development scenario redevelopment is planned over and above the <br />development of existing vacant land. The table below summarizes the percentage of non- <br />redevelopment for each land use prototype for each FAZ. These percentages were derived based <br />on a comparison between the Trends and Concentrated Development scenarios. <br /> <br />Page 32 <br /> <br />Tischler & Associates, Inc. <br />