Makin Impact Fees Work制作費(fèi)工作的影響

1、 the economics of growth, sprawl, impact fees, and land use decisionsjeffrey h. dorfmanthe university of georgiamay 14, 2003why manage growth? some growth will come to your city or county whether you want it or not. some growth wont come to your city or county no matter what you do. then there is a

2、middle ground you can impact this part will decide your fateeconomic benefits of farm and forest lands these lands produce valuable products for consumers, generate jobs and tax revenues 1/6 of all jobs and gross state product in ga these lands attract businesses and families these lands also provid

3、e a net surplus to local government financeseconomic benefits of green space green spaces increase property values of surrounding land green and open spaces can provide environmental amenities for free if green spaces contribute to quality of life, you attract people and jobs to communityecological

4、(and economic) benefits of managing growth green spaces, particularly contiguous ones, provide exceptional benefits to wildlife open spaces around rivers and streams not only improve water quality, but save money on water treatmenta healthy watershed slows and filters runoff prevents erosion control

5、s flooding recharges surface and ground water saves on water treatment costsintact riparian buffers trap sediment & nutrients in runoff stabilize stream banks protect aquatic & terrestrial habitat provide aesthetic benefits save water treatment costs increase property valuesdevelopment by ty

6、pe many counties and cities think that growth and development mean an increasing tax base and better financial health for the local government. unfortunately a growing tax base is not enough to guarantee financial health, you must get revenue to grow faster than expenditures.development patterns dev

7、elopment patterns have an impact on the cost of service delivery: sprawl is expensive to service. the same growth done more densely and contiguously saves both money, farmland, and provides environmental amenities.lessons to learn if central valley, ca has the same growth for next 40 years at twice

8、the density, they can save $72 billion of agricultural production (and save money on government service delivery). if south carolina gets the same projected growth over next 20 years, but at twice the density, they would save over $2 billion on infrastructure.average service costs by land use type d

9、ifferent categories of development provide different levels of local revenue and require different levels of local government services. to examine the impact of these differences in georgia, we conducted six cost of community service studies.cost of community service studies a cost of community serv

10、ice study analyzes the revenue collection and expenditure burden by class of development common categories are: residential commercial/industrial farmland/forestland/open spacecost of community service studies such studies have been conducted around the us and many results are listed on the website

11、of the american farmland trust (). in general, residential development is an economic drain while commercial/ industrial and farmland/forestland/open space more than pay their own way.revenues to cost by land use using results compiled by aft, the national averages are: residential:$

12、0.87 commercial/industrial:$3.45 farmland/forestland/open space:$2.70 these figures are $s of revenue for each $1 of expenditures.some georgia resultsrevenue:expenditure ratiosbreak-even home valueschallenges to preserving farm and forest lands development pressure makes land more valuable to sell d

13、evelopment pressure also makes farming and forestry less profitable (and enjoyable) property taxes increase costs increase due to extra management required when near developed areas leapfrog development is the worsta role for government in the market government should charge the full social cost of

14、development (impact fees?) government must find a balance of commercial (& industrial) growth to pair with residential government should not push businesses across taxing borderssome current initiatives for individuals: tax credits, tax deductions for cities and counties: growth moratoria impact

15、 fees tdrs, pdrs differential taxation smart zoning comp plansmaking impact fees work impact fees are designed to pay for capital improvements required in response to new development. service cost studies usually focus on operating costs, so they are not applicable to computing impact fees. impact f

16、ees are further complicated by “threshold” response issues.making impact fees workto make impact fees work, you need to: 1. carefully plan long-range infrastructure costs2. divide infrastructure needs into districts3. apportion infrastructure costs among projected growth causing the impacts4. design

17、 the funding mechanism (pay as you get, dedicated-revenue bonds, etc.)5. examine growth-shifting impact of the programmaking impact fees work growth-shifting aspect of impact fees cannot be overlooked. impact fees so large as to make growth avoid them can result in infrastructure impacts at the same time y