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21 <br /> Slide #17 <br /> Wrap Up <br /> General findings, <br /> o Nonresidential at default value assumptions typica I ly generates positive fiscal results <br /> o Retail generates the highest positive fiscal results of nonresidential land uses <br /> o Certain residential development at high enough values generates positive fiscal results <br /> • The model should be viewed as a tool <br /> o Results and findings do not have a direct relationship in the UDO <br /> • One piece of information among many to evaluate a project <br /> o Other non-fiscal factors should be considered when making land use decisions such as, <br /> job creation,jobs-housing balanceleommute times,economic benefit of local spending <br /> from increased income <br /> • Q&A <br /> Tisch lerE <br /> Julie Herlands said there are many other factors besides the model that should be taken <br /> into consideration when determining land uses. <br /> Commissioner Hamilton said she appreciates the last slide highlighting that the model is <br /> only one piece of information that goes into decision-making and is limited to fiscal impact. She <br /> asked how jobs are factored in the model capture for cost and revenue. <br /> Julie Herlands said there are services within the county purview of services that are <br /> provided to the non-residential sector. She said that some cost factors are driven by the <br /> presence of jobs. She said that it becomes a demand generator that then captures the effect of <br /> customers. She said that public safety is an example of a cost. She said there is a portion of <br /> costs and revenues that are generated and driven by employment growth. <br /> Commissioner Hamilton said it sounds like a broad category, since there are different <br /> types of businesses and employment. She asked how they can be sure the variable is <br /> accurately capturing the cost. <br /> Julie Herlands gave a public safety example to answer Commissioner Hamilton's <br /> question. She said that the law enforcement side includes calls for service for residential and <br /> non-residential development. She said those numbers are then used to estimate demand based <br /> on vehicle trips that are generated today. She said that the model assumes that these will <br /> continue in the future. <br /> Commissioner Hamilton asked how the commissioners could be sure this model creates <br /> coefficients that lead to a model that fits well. <br /> Julie Herlands said the intent is not to get an output/dollar amount someone is costing <br /> the county. She said it is the relationship between the revenues generated from the land use <br /> and the consumption of services. She said that part of this is engaging in a process with <br /> service providers to understand where the pressure points are. She said not every cost is <br /> affected by development. She gave examples of service calls based on type of land use and <br /> how that develops an average cost estimate. <br /> Craig Benedict said that he did previous work like this in Florida, and they had certain <br /> general assumptions for costs of service by department. He said those model inputs were then <br /> tested against actuals. He said they asked the police department if they were responding to the <br /> new developments at the same rate that they had assumed when they started the program. He <br /> said that they found out that the newer, multifamily, and higher end multifamily did not have as <br /> many police calls for service as had been estimated. He said they also found that the school <br />