Urban3 L-Rock 8-14-17.Key

Understanding the Market Forces of Regional Development: The Dollars and $ense of Development Patterns Joseph Minicozzi, AICP toX DNA DNA DNA DNA DNA DNA tragically limited in their knowledge of the world tragically limited in their knowledge of the world 4 Hours 4 Hours 4 Hours 4 Hours 4 Hours 4 Hours Things Change… The 3 T’s -Things Trains, Change… Tourism, & Tuberculosis During the 1920’s • Asheville grew by 20% population/year • Second largest city in NC, (larger than Charlotte!) • Achieved the highest debt per capita in the entire US • City thought it had $5M in bank, but when the audit on the bank happened, it was discovered to only be $18,000 • 3 days after elected officials were indicted, the Mayor committed suicide Thomas Wolfe Author (1900-1938) You Can’t Go Home Again Asheville has squandered fabulous sums. They’ve flung away the earnings of a lifetime. They’ve mortgaged those of a generation to come. They have ruined a city, and in doing so, Thomas Wolfe have ruined themselves, their children, and their children’s children. Author (1900-1938) You Can’t Go Home Again The Decline Began in the 50’s & 60’s Development outside of downtown was encouraged by the new expressways. Asheville’s Expressway Development outside of downtown was encouraged by the new expressways. The 73 acre Asheville Mall In the 70’s and 80’s our downtown died In the 70’s and 80’s our downtown died. Asheville’s de facto motto was: “That will never work here - don’t even try.” City Seeds Salsa’s & Zambras Public Interest Projects 51 Biltmore Downtown benches The Orange Peel Julian Price 1941 - 11/19/2001 The Mountain Xpress YWCA the Alternative Reading Room the Dogwood Fund The Public Service Building The Laughing Seed In God we trust; everyone else, bring data. Mayor Michael Bloomberg Asheville CBD Taxable Value Asheville CBD Taxable Value Asheville’s de facto motto was: “That will never work here - don’t even try.” Asheville CBD Taxable Value Incorporate (inˈkôrpəˌrāt) VERB Constitute (a company, city, or other organization) as a legal corporation. Source: Oxford Dictionary “The United States is the largest corporation in the world.” Joe Biden United States Vice President Late Show: 12/6/2016 U.S. Code Title 28: Part VI, Chapter 176, Subchapter A: §302(15)A Life is a game. Money is how we keep score. Ted Turner Asheville is 6x > Life is a game. Money is how we keep score. Ted Turner What is a City? Photo: James Harrison What is a City? Land Production Today the building is valued at over $11,000,000 an increase of over 3,500% in 15 years The lot is less than 1/5 acre For 40 years this building remained Old Penneys vacant…… its tax value in 1991 was just over $300,000 Downtown Walmart My House 34.0 Acres 0.19 Acres 0.13 Acres 220,000 sf Building 54,000 sf. Bld 1 unit (2 people + 2 dogs) $20,000,000 Tax Value $11,000,000 Tax Value $232,000 Tax Value Downtown Walmart My House 34.0 Acres 0.19 Acres 0.13 Acres 220,000 sf Building 54,000 sf. Bld 1 unit (2 people + 2 dogs) $20,000,000 Tax Value $11,000,000 Tax Value $232,000 Tax Value Downtown Walmart My House 34.0 Acres 0.19 Acres 0.13 Acres 220,000 sf Building 54,000 sf. Bld 1 unit (2 people + 2 dogs) $20,000,000 Tax Value $11,000,000 Tax Value $232,000 Tax Value Property Taxes/Acre $19,542 Downtown Walmart My House 34.0 Acres 0.19 Acres 0.13 Acres 220,000 sf Building 54,000 sf. Bld 1 unit (2 people + 2 dogs) $20,000,000 Tax Value $11,000,000 Tax Value $232,000 Tax Value Property Taxes/Acre Property Taxes/Acre $6,500 $19,542 Downtown Walmart My House 34.0 Acres 0.19 Acres 0.13 Acres 220,000 sf Building 54,000 sf. Bld 1 unit (2 people + 2 dogs) $20,000,000 Tax Value $11,000,000 Tax Value $232,000 Tax Value Property Taxes/Acre Property Taxes/Acre Property Taxes/Acre $6,500 $634,000 $19,542 Cannabis Wheat Soybeans 34.0 Acres 0.19 Acres 0.13 Acres 220,000 sf Building 54,000 sf. Bld 1 unit (2 people + 2 dogs) $20,000,000 Tax Value $11,000,000 Tax Value $232,000 Tax Value Property Taxes/Acre Property Taxes/Acre Property Taxes/Acre $6,500 $634,000 $19,542 Property + Retail Sales Taxes Downtown Retail Sales (average) $77,000,000 $6,500 Total Property Taxes/Acre $634,000 Total Property Taxes/Acre $3,300 to the City $330,000 to the City Property + Retail Sales Taxes Downtown Retail Sales (average) $77,000,000 $0.0775 Sales Tax of which… 27% returned to City $6,500 Total Property Taxes/Acre $634,000 Total Property Taxes/Acre $3,300 to the City $330,000 to the City Property + Retail Sales Taxes Downtown Retail Sales (average) $77,000,000 $47,500 Sales Tax City return $6,500 Total Property Taxes/Acre $634,000 Total Property Taxes/Acre $3,300 to the City $330,000 to the City Property + Retail Sales Taxes Downtown Asheville Walmart Total Taxes/Acre to the City Property Taxes/Acre to the City $50,800 $330,000 Property + Retail Sales Taxes Downtown Asheville Walmart Total Taxes/Acre to the City Total Taxes/Acre to the City $50,800 $414,000 Downtown Jobs per Acre Asheville Walmart 200 jobs on 34.0 acres 14 jobs on 0.19 Acres 5.9 73.7 Downtown Asheville Walmart Land Consumed (Acres): 34.0 00.2 Total Property Taxes/Acre: $ 6,500 $634,000 City Retail Taxes/Acre: $ 47,500 $ 83,600 Residents per Acre: 0.0 90.0 Jobs per Acre: 5.9 73.7 International Association of Assessing Officers 80th International Conference Sacramento, CA August 26, 2014 Charles Terrell, CMI Walmart Director of Property Tax Walmart = House Cat Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre $1,800 $1,716 $1,350 $1,236 $900 $450 $135 $30 $0 Undeveloped Biltmore Estate County Residential City Residential Residential Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre $7,995 $8,000 $6,000 $4,000 $2,406 $2,000 $1,716 $1,236 $30 $135 $0 Undeveloped Biltmore Estate County Residential City Residential City - Commercial Asheville Mall Residential Commercial Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre $250,125 $225,000 $150,000 $75,000 $44,887 $18,109 $7,995 $7,059 $30 $135 $1,236 $1,716 $2,406 $0 Undeveloped Biltmore Estate City Residential Asheville Mall County Residential City - Commercial Residential CBD 1-2 Story OfficeCBD 2-4 Story Apts. Commercial CBD Mixed-Use 3-4 StoriesCBD Mixed-Use 6+ Stories Central Business District Scary Math How do you compare cars? Toyota Prius 571 miles per tank Ford F150 Lariat LTD 648 miles per tank 1955 BMW Isetta 245 miles per tank Bugatti Veyron SS Rolls-Royce Phantom Drophead 390 miles per tank 380 miles per tank How do you compare cars? 1 2 Toyota Prius 571 miles per tank Ford F150 Lariat LTD 5 648 miles per tank 1955 BMW Isetta 4 245 miles per tank 3 Bugatti Veyron SS Rolls-Royce Phantom Drophead 390 miles per tank 380 miles per tank How do you compare cars? Toyota Prius 51/48 mpg Ford F150 Lariat LTD 13/18 mpg 1955 BMW Isetta 50/70 mpg Bugatti Veyron SS Rolls-Royce Phantom Drophead 8/14 mpg 11/18 mpg How do you compare cars? 3 2 Toyota Prius 51/48 mpg Ford F150 Lariat LTD 1 13/18 mpg 1955 BMW Isetta 4 50/70 mpg 5 Bugatti Veyron SS Rolls-Royce Phantom Drophead 8/14 mpg 11/18 mpg Great Falls, MT Helena, MT Missoula, MT Bozeman, MT Billings, MT Traverse City, MI Burlington, VT Sheridan, WY Guelph, ON Driggs, ID Casper, WY Niagara Falls, NY Rockland, ME Syracuse, NY Laramie, WY Buffalo, NY Cheyenne, WY Des Moines, IA South Bend, IN Derby , CT Ft. Collins, CO Rifle, CO Philadelphia, PA Santa Rosa, CA Peoria, IL Grand Junction, CO Petaluma, CA Modesto, CA Huntington, WV Merced, CA Glenwood Springs, CO Turlock, CA Durango, CO Pueblo, CO Clovis, CA Winston-Salem, NC Mountain View, CA Fresno, CA Greensboro, NC Asheville, NC Chapel Hill, NC Visalia, CA Nashville, TN High Point, NC Dunn, NC Redlands, CA Chattanooga, TN Charlotte, NC Albuquerque, NM Wilmington, NC Lancaster, CA Gwinnett, GA Columbia, SC Columbus, GA Charleston, SC Austin, TX Lafayette, LA Hinesville, GA Auckland, NZ Sarasota, FL West Palm Beach, FL Estero, FL Urban 3 Completed Study $300 Urban3 County Property Taxes/Acre Joseph Minicozzi, AICP Ratio Difference of 60 City Sample Set, in 21 States (+ a Province) Residential $274.00 Commercial Mixed-Use $225 $150 $95.00 $75 $47.80 $6.70 $9.30 $1.00 $5.50 $0 Mixed-Use Mixed-Use Mixed-Use County S-F City S-F Walmart Mall or strip (2 Story) (3 Story) (6 Story) Geology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Geology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Streets - Infrastructure Geology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Streets - Infrastructure Geology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Streets - Infrastructure Buildings Geology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Streets - Infrastructure Buildings Geology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Streets - Infrastructure Buildings Geology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Streets - Infrastructure Buildings Geology Hydrology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Streets - Infrastructure Buildings Geology “...when you least expect it, you see a crack open and a different city appear.” Italo Calvino Invisible City Hydrology Streets

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