Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the General Plan 2045 topic
No spam. Unsubscribe anytime.
2045 General Plan fiscal analysis projects net positive long‑term impact; council asks staff to study CFD options
Summary
Staff and consultants told the council the 2045 General Plan update could produce an estimated $3.9 million net annual boost to the general fund at buildout under the baseline scenario, driven by retail and lodging revenues; council sought follow‑up on assumptions and asked staff to analyze Community Facilities District (CFD) implications for mixed‑use downtown projects.
City staff and consultant EPS presented the fiscal impact analysis for the 2045 General Plan update on June 11, forecasting that the proposed land‑use scenario could generate up to about $9.9 million in new annual general‑fund revenue and roughly $6 million in new municipal service costs at full buildout for an estimated net positive of approximately $3.9 million annually under the study assumptions.
Community Development Director Phil Dunmore described assumptions behind the analysis, including a mix of residential types, commercial space and potential additional hotel rooms (up to about 225 rooms under the model). Consultant Megan Gregory said the analysis uses standard fiscal‑analysis conventions such as treating the service population as the resident population plus 50% of employment for per‑capita calculations and assuming a conservative capture rate of resident retail spending (about 30%) and 50% for employee spending in city businesses.
Council members probed several model assumptions: how the daytime/service population metric was constructed; whether online shopping and retail leakage to neighboring jurisdictions were appropriately accounted for; how nonprofit‑owned affordable housing (which can be property‑tax exempt) affects fiscal outcomes; and how much retail composition affects revenue generation. Several council members and staff described sensitivity testing (plus/minus scenarios) that shows the model remains net‑positive across a range of plausible outcomes, though the analysis is sensitive to retail capture and the mix of commercial uses.
Following discussion, council asked staff to return with a targeted analysis of Community Facilities District (CFD) charges and possible zoning conditions (for example, retail‑first ground‑floor commitments) for mixed‑use downtown projects to align development incentives with the city’s fiscal objectives.
