Development Impact Assessment
While a qualitative assessment of potential impacts from development is part of all of our comprehensive planning exercises, several recent projects have provided a closer look at the costs and benefits from specific residential and commercial development proposals in terms of municipal services, facilities and infrastructure.
When conducting an impact assessment for a development we examine its potential impact on the annual municipal budget, and identify capacity concerns and other impacts which have not been considered under other areas of the development review process.
A
standard methodology for a fiscal analysis is to look at a recent given
tax year and estimate how the budget would have been impacted if the new
development had been completed in that year, taking into account the tax
revenues generated by the development and the cost of municipal services
that would be required to serve the development. The ratio of cost to
revenues generated by a development indicates whether the development
is expected to create a fiscal surplus
(ratio < 0.95), deficit (ratio > 1.05), or be fiscally neutral (0.95 –
1.05). Because there are so many unknowns when predicting an outcome such
as fiscal impact, the projected surplus or deficit is intended only to
provide an "order-of-magnitude" estimate.
Estimating the number of schoolchildren and the cost of educating new schoolchildren is always the most controversial aspect of this analysis. We utilize area-wide and local schoolchildren Census data, as well as recent statistics gathered from various multifamily condominium and apartment complexes throughout Massachusetts to estimate the potential population and schoolchildren at a proposed development, which is unique for the characteristics of the development and the town in which it is located.
These studies help towns in some cases to negotiate a mitigation package, change the density, and/or change the unit composition, as well as provide confidence that the proposed development will not overwhelm the town's capacity to provide services.
Case Studies
Conducted an extensive case study analysis of a major mixed use development to be located adjacent to Gillette Stadium. A "Lifestyle" pedestrian plaza with retail, office, medical, and entertainment uses, as well as a big-box retail plaza to be anchored by the region's first Bass Pro sporting goods retail establishment add up to approximately 1.35M square feet of new commercial space. An assessment of the need for expanded staff capacity, particularly in the Public Safety departments was based upon interviews with Town departments and other communities with comparable developments.
Bourne: Canalside Commons Fiscal Impact Analysis
Rather than being forced to review only one proposal for a prime development site, the Town of Bourne initiated a fiscal impact study of two alternative mixed use development programs. The firm is comparing the potential impacts of a 300-unit residential condominium project versus a destination resort hotel; a retail complex, restaurant, and top-of-shop apartments are included in both scenarios. This analysis will assist the Planning Board and the Town in establishing a clear direction in master planning for this important development site with the property owner and appropriate regulatory authorities.
Merrimac Chellis Hill Town Homes School Children Impact Assessment
Quantified the number of school children who might be expected to live in the proposed development, consisting of two and three bedroom townhouse condominiums. Projected annual impacts on municipal budget as well as impact of population growth on schools and other Town facilities. With mitigation to offset school capacity concerns, we found the proposed development to be a net gain for the community, both in terms of fiscal impacts and providing needed diversity in housing alternatives.
Gardner: Wachusett Crossing / Wachusett Meadows
Worked together with Vertical Building Group to prepare a development impact analysis for Wachusett Crossing, a proposed 40R mixed use development that would include 650 units of multifamily housing and over 200,000 square feet of retail and office space. We provided a series of preliminary analyses throughout the planning phase comparing the fiscal impacts from numerous development scenarios until a final proposal was established.
Additional Projects
North Smithfield: Dowling Village
Watertown Grove Street Apartments
Lexington: Avalon at Lexington Square Review of Fiscal Impact Analysis
Lynnfield Commons Development Impact Analysis
Westminster Development Impact Analysis
Chatham Windswept Fiscal Impact Analysis
Westford Technology Park West and The Woodlands at Laurel Hill
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