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was developed in consultation with the City Council Finance Committee and the <br />presented to and endorsed by the full City Council. <br />While the models are complex and much of the formulas have been set by <br />TischlerBise in consultation with the City when the models where created, there <br />are several direct model inputs that the City staff must consider when running the <br />models. These inputs often come from the Census or other publications such as <br />the Institute of Traffic Engineers Handbook. The City may also obtain some of the <br />inputs from an applicant as part of a development proposal. <br />The following table provides a summary of the data source and the assumptions <br />developed with the Finance Committee in 2018. An additional model assumption <br />not included in these standards is the amount of household sales tax captured in <br />the City. Staff recently increased the baseline assumption for residential sales tax <br />capture from 40% to 50%. This increase was in consultation with TischlerBise and <br />based new assumptions for online sales tax paid to the city. Both volume of online <br />sales has increased and compliance and enforcement of payment of local taxes <br />has increased significantly since the original assumption was determined. <br />Inputs <br />SourcelAssumption <br />Persons/Unit <br />Census/American Community Survey <br />Unit/Construction Value <br />Developer/Market Research (staff also uses <br />60% value to sales price based on 2023 data <br />from TischlerBise when developer does not have <br />reliable data) <br />Residential Income <br />Developer115% of Unit Value <br />Residential Income Spent on <br />35% of Income <br />Taxable Items <br />Residential Spending Captured in <br />40% <br />City <br />Vehicle Trips <br />Institute of Traffic Engineers <br />Employee Density <br />Institute of Traffic Engineers <br />Employee Spending <br />ICSCIStaff Assumption: <br />Office = $5,000 & Retail = $1,200 <br />Retail Tax/Sq. Ft. <br /><25K = $100 <br />25K-50K = $200 <br />> 50K = $300 <br />Absorptions Rates (Time to <br />Developer/Staff Assumption: <br />Complete the Development) <br />7 Year Residential & 20 Year Commercial <br />The policy created in 2018 also requires that the analysis include a "high" and "low" <br />scenario to account for variability in how the development may proceed over time. <br />The "high" scenario analysis is based on the inputs provided by the applicant and <br />8/132 <br />