Areas of Practice Flashcards
What is a fiscal impact analysis for? What are common situations it is used in? What variables does it balance?
Used to estimate the costs and revenues of a proposed development on a local government.
The cost of extending infrastructure (police service, transit access, sewer/etc) is balanced against the sales, property, and income tax generated by the new development.
The fiscal impact is the difference between the projected tax revenues and the expenditures generated by a proposed development - the “net fiscal impact.”
List two types of challenges in conducting a fiscal impact analysis.
1) There are many factors that are value-oriented and not fiscally related. For example, multi-family or affordable housing may show a negative fiscal impact, but there are substantive social, economic, and environmental benefits that it may not account for.
2) Splitting costs is a challenge in conducting a fiscal impact analysis. For example, capital purchases - like roads - may occur in one year but are financed over time. Another issue is that multiple developments share the use of a facility (a road that is built may be used for other developments down the road).
Describe the average per capita method of fiscal impact analysis - how it is conducted and common critiques.
The simplest method but also the least reliable. It divides the total local budget by the existing population in a city to determine the average per capita cost for the jurisdiction. The result is multiplied new population associated with the new development.
The major problem is that it assumes the cost of service to a new development is the same as the cost to service the existing community. This may not be true.
Describe the adjusted per capita method of fiscal impact analysis - how it is conducted and common critiques.
The adjusted per capita method adjusts the per capita calculation (dividing the total local budget by the existing population and multiplying by the projected new residents) based on expectations about the new development. This relies on subjective judgment.
Describe the disaggregated per capita method of fiscal impact analysis - how it is conducted and common critiques.
The disaggregated method estimates costs and revenues based on major land uses; for example, the cost of servicing a shopping center versus an apartment complex.
Describe the dynamic method of fiscal impact analysis - how it is conducted and common critiques.
Applies statistical analysis to time-series data from a jurisdiction. For example, how much sales tax revenue is generated per capita from a grocery store and applies to this new development (also a grocery store). This method requires more data and time.
What is a subdivision?
A subdivision is the division of land into two or more parcels, sites, or lots, for the purpose of transfer of ownership, development, or other forms of valuable interest. The definition varies from state to state and may include minimum acreage requirements.
What is a plat?
A plat is a map of a tract or parcel of land.
What is a replat?
A replat allows for lots to be subdivided further or added back together.
What is an amending plat?
An amending plat corrects errors or adds additional information to a plat.
What is a vacating plat?
A vacating plat allows for a plat to be terminated prior to the selling of any lots.
What is a preliminary plat?
A preliminary plat is a to-scale mechanical drawing with precise topography and prescribed intervals showing the calculated location of all lots, streets, drainage patterns, facilities, and proposed dedications.
What is a final plat?
A final plat is the approved preliminary plat with all bearing, monuments, curves, and notations, together with all dedications, easement, and approvals.
What is the purpose behind subdivision regulations? (hint: there are seven)
1) To regulate subdivision development and implement planning policies;
2) To implement plans for orderly growth and development within the city’s boundaries and extraterritorial jurisdiction;
3) To ensure adequate provision for streets, alleys, parks, and other facilities indispensable to the community;
4) To protect future purchasers from inadequate police and fire protection;
5) To ensure sanitary conditions and other governmental services;
6) To ensure compliance with certain standards; and
7) To officially register land.
What are the five steps to develop a plat? Why would you develop a plat? What parties are involved?
A property owner works with the city or the county to develop a plat to subdivide land. The following steps must be taken:
1) Applicant prepares and submits a preliminary plat;
2) The preliminary plat is reviewed by staff for compliance with regulations;
3) Plat is reviewed by the planning commission;
4) Once approved, the applicant prepares a final plat; and
5) The final plat repeats the above process until it is approved by the planning commission.
What is a performance bond and when are they used during the subdivision process?
Many communities require property owners to post performance bonds; these are agreements between the owner and the community to ensure that the final plat is built as shown in the drawings within a certain time period.
The bond is used to cover the cost of constructing the improvements, in case the developer fails to meet the requirements. Once the government has inspected the development, the bond is released.
Define exactions and impact fees and the difference between the two.
Exactions are dedications of land or payment in-lieu of dedication - these are used for public purposes, such as roads, parks, utilities.
Impact fees are typically charged for off-site infrastructure needed to provide service to a development, such as a water or sewer main.
What are subdivision bonuses and what are they often awarded for?
Cities may offer subdivision bonuses - an extension of development benefits - in exchange for enhancements such as affordable housing, cluster housing, open space preservation, etc. Bonuses could encompass assistance with infrastructure, waiving of impact fees, or a grant of additional density.
What is zoning?
Zoning is the separation of land uses or functions into separate districts (or “zones”). Zoning is implemented through locally enacted legislation that regulates and controls the use of private property.
What is the primary purpose of zoning? What are some purposes that zoning can serve?
The purpose of zoning is to regulate land use, prevent land use conflicts, and allow growth to occur in a planned manner.
Zoning can also do the following:
- Protect and maintain property values
- Promote public health and safety
- Protect the environment
- Promote the aesthetic of a community
- Manage traffic
- Manage density
- Limit housing size and type, or encourage a variety of housing types
- Attract businesses and industries
What elements does zoning control? List up to eleven.
Land use Lot size Density Building placement Building height Building bulk Setbacks Provision of adequate light and air Parking Landscaping Signage
Describe the role of zoning staff in the zoning process.
Many communities have a professional staff that handles zoning matters. Their primary task is to provide information to the public regarding the zoning ordinance. In addition, staff may be responsible for reviewing applications and writing reports for the Planning and Zoning Commission and the Board of Zoning Appeals. The staff typically prepares an information packet for the Boards that includes reports on each application.
Describe the role of the Planning and Zoning Commission (P&Z) in the zoning process.
The P&Z is required to issue recommendations in matters of zoning. Recommendations are made to a governing body (City Council, County Commissioners). In other cases, P&Z renders final approval of cases.
P&Z is made up of community residents and business owners. Members are appointed by the governing body.
P&Z reads staff reports, visit sites prior, visits sites prior to meetings, and comes prepared to participate in discussions with applicants at meetings.
P&Z Commissioners should think long-term about the impacts of rezoning parcel by parcel.
Describe the role of of the Board of Zoning Appeals (aka the Board of Zoning Adjustment or Zoning Board of Adjustment) in the zoning process.
The Board of Zoning Appeals is a quasi-judicial board that hears cases for variances, special exceptions to the zoning ordinance, and appeals of staff administration of the zoning ordinance.
The governing body appoints members to the board. As with the Planning and Zoning Commission, members are community members who volunteer their time.