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U3 Naples 5-1-18How We Value the City Joseph Minicozzi, AICP Mapping the Dollars and $ense of Land Use Patterns DNA DNA DNA DNA DNA DNA What are the numbers for Buncombe County? 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.” 1941 - 11/19/2001 the Dogwood Fundthe Alternative Reading Room Public Interest ProjectsSalsa’s & ZambrasThe Orange Peel The Laughing SeedThe Public Service BuildingThe Mountain XpressJulian Price51 Biltmore YWCA Downtown benches City Seeds 1993 Among cities with no particular recreational appeal, those that have preserved their past continue to enjoy tourism. Those that haven’t receive almost no tourism at all. Tourism simply doesn’t go to a city that has lost its soul. Arthur Frommer 1993 Top Travel Destinations of 2007 Asheville: #5 of the top 12 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 DON’T TRUST THIS GROUP OF LYING POLITICIANS! THE GREAT RIVER GRAB HAS BEGUN! DON’T BE FOOLED BY THESE CHARLETANS! HELP US FIGHT! AshevilleRiverGate.comRiverGate THIS CORRUPT GROUP NEEDS TO RESIGN ALONG WITH THEIR AARRC RIVER COMMITTEE In God we trust; everyone else, bring data. Mayor Michael Bloomberg tragically limited in their knowledge of the world tragically limited in their knowledge of the world 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 > Ted Turner Life is a game. Money is how we keep score. Asheville is 6x > Ted Turner Life is a game. Money is how we keep score. Baron Collier What is a City?Photo: James Harrison What is a City? Land Production Old Penneys For 40 years this building remained vacant…… its tax value in 1991 was just over $300,000 Today the building is valued at over $11,000,000 an increase of over 3500% in 15 years The lot is less than 1/5 acre 0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value 0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value 34.0 Acres 220,000 sf Building $20,000,000 Tax Value Walmart Downtown My House 0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value 0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value 34.0 Acres 220,000 sf Building $20,000,000 Tax Value Walmart Downtown My House 0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value 0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value 34.0 Acres 220,000 sf Building $20,000,000 Tax Value Property Taxes/Acre$19,542 Walmart Downtown My House 0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value 0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value 34.0 Acres 220,000 sf Building $20,000,000 Tax Value Property Taxes/Acre$6,500 Property Taxes/Acre$19,542 Walmart Downtown My House 0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value 0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value 34.0 Acres 220,000 sf Building $20,000,000 Tax Value Property Taxes/Acre$634,000Property Taxes/Acre$6,500 Property Taxes/Acre$19,542 Walmart Downtown My House 0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value 0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value 34.0 Acres 220,000 sf Building $20,000,000 Tax Value Property Taxes/Acre$634,000Property Taxes/Acre$6,500 Property Taxes/Acre$19,542 Wheat Oranges Soybeans Total Property Taxes/Acre$6,500 DowntownProperty + Retail Sales Taxes to the City$3,300 Retail Sales (average)$77,000,000 Total Property Taxes/Acre$634,000 to the City$330,000 Total Property Taxes/Acre$6,500 DowntownProperty + Retail Sales Taxes to the City$3,300 Retail Sales (average)$77,000,000 Total Property Taxes/Acre$634,000 to the City$330,000 $0.0775 Sales Tax of which… 27% returned to City Total Property Taxes/Acre$6,500 DowntownProperty + Retail Sales Taxes to the City$3,300 Retail Sales (average)$77,000,000 Total Property Taxes/Acre$634,000 to the City$330,000 $47,500 Sales Tax City return DowntownProperty + Retail Sales Taxes Total Taxes/Acre to the City$50,800 Property Taxes/Acre to the City$330,000 Asheville Walmart DowntownProperty + Retail Sales Taxes Total Taxes/Acre to the City$50,800 Total Taxes/Acre to the City$414,000 Asheville Walmart DowntownJobs per Acre 200 jobs on 34.0 acres 5.9 14 jobs on 0.19 Acres 73.7 Asheville Walmart 73.75.9 Jobs per Acre: $ 83,600$ 47,500City Retail Taxes/Acre: Land Consumed (Acres):00.234.0 $634,000$ 6,500Total Property Taxes/Acre: 90.00.0 Residents per Acre: DowntownAsheville Walmart Charles Terrell, C M I Walmart Director of Prope r t y T a x International Association of Assessing Officers 80th International Conference Sacramento, CA August 26, 2014 Walmart = House Cat $0 $450 $900 $1,350 $1,800 Undeveloped Biltmore Estate County Residential City Residential $1,716 $1,236 $135 $30 Residential Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre $0 $2,000 $4,000 $6,000 $8,000 Undeveloped Biltmore Estate County Residential City Residential City - Commercial Asheville Mall $7,995 $2,406 $1,716 $1,236 $135$30 Residential Commercial Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre $0 $75,000 $150,000 $225,000 Undev el o p e d Biltmor e Est at e County R esi d e nti al City R esi d e nti al City - C o m m erci al Ashevill e M all CBD 1- 2 St ory Offic e CBD 2- 4 St ory A pts. CBD Mix e d- Us e 3- 4 St ori es CBD Mix e d- Us e 6 + St ori es $250,125 $44,887 $18,109 $7,059$7,995$2,406$1,716$1,236$135$30 Residential Commercial Central Business District Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre Scary Math How do you compare cars? Toyota Prius 571 miles per tank Bugatti Veyron SS 390 miles per tankRolls-Royce Phantom Drophead 380 miles per tank Ford F150 Lariat LTD 648 miles per tank 1955 BMW Isetta 245 miles per tank Toyota Prius 571 miles per tank Bugatti Veyron SS 390 miles per tankRolls-Royce Phantom Drophead 380 miles per tank Ford F150 Lariat LTD 648 miles per tank 1955 BMW Isetta 245 miles per tank How do you compare cars? 1 2 34 5 How do you compare cars? Toyota Prius 51/48 mpg Bugatti Veyron SS 8/14 mpgRolls-Royce Phantom Drophead 11/18 mpg Ford F150 Lariat LTD 13/18 mpg 1955 BMW Isetta 50/70 mpg Toyota Prius 51/48 mpg Bugatti Veyron SS 8/14 mpgRolls-Royce Phantom Drophead 11/18 mpg Ford F150 Lariat LTD 13/18 mpg 1955 BMW Isetta 50/70 mpg How do you compare cars? 1 23 4 5 3 Grand Junction, CO Glenwood Springs, CO Rifle, CO Asheville, NC Dunn, NC Sarasota, FL Sheridan, WY Billings, MT Bozeman, MT Driggs, ID Completed Study Urban Cheyenne, WY Santa Rosa, CA Laramie, WY Columbia, SC Modesto, CA Casper, WY Ft. Collins, CO Merced, CA Turlock, CA Rockland, ME Chattanooga, TN Missoula, MT Great Falls, MT Wilmington, NC Clovis, CA Visalia, CA Fresno, CA Nashville, TN Helena, MT Winston-Salem, NCGreensboro, NC Gwinnett, GA Mountain View, CA Philadelphia, PA Syracuse, NY Charlotte, NC Guelph, ON Austin, TX Chapel Hill, NC High Point, NC Buffalo, NY Lafayette, LA West Palm Beach, FL Des Moines, IA Niagara Falls, NY Durango, CO South Bend, IN Auckland, NZ Mellville, AU Huntington, WV Lancaster, CA Petaluma, CA Estero, FL Columbus, GA Charleston, SC Derby , CT Hinesville, GA Traverse City, MI Peoria, IL Albuquerque, NM Redlands, CA Pueblo, CO Greenville, SC Minneapolis, MN Ogden, UT Salt Lake, UT Eugene, OR $0 $75 $150 $225 $300 $274.00 $95.00 $47.80 $9.30$6.70$5.50$1.00 Residential Commercial Mixed-Use County S-F City S-F Walmart Mall or strip Mixed-Use (2 Story) Mixed-Use (3 Story) Mixed-Use (6 Story) Ratio Difference of 60 City Sample Set, in 21 States (+ a Province) 3Urban Joseph Minicozzi, AICPCounty Property Taxes/Acre ... the relentless rules of humble arithmetic. Justice Louis Brandeis “Other People’s Money”, 1914 The City The City InfrastructurePropertyTaxRetailSales Jobs ROI What are the numbers for Buncombe County? Total Taxable Value Buncombe County, NC Biltmore Estate Taxable Value per Acre Buncombe County, NC Biltmore Estate Taxable Value per Acre Buncombe County, NC Biltmore Estate Biltmore Park Black Mountain Comparative Impact Asheville within Buncombe Comparative Impact Asheville within Buncombe 94% 6% City County County Area Comparative Impact Asheville within Buncombe 94% 6% City County County Area County Property Value 59% 41% Comparative Impact Asheville within Buncombe 94% 6% City County County Area County Property Value 59% 41% 1:7 Comparative Impact Downtown within the County 99.93% 0.07% Downtown County County Area Comparative Impact Downtown within the County 99.93% 0.07% Downtown County County Area County Property Value 98% 2.2% Comparative Impact Downtown within the County 99.93% 0.07% Downtown County County Area County Property Value 98% 2.2% Comparative Impact Downtown within the County 1:31 Ft. Myers, FL (2016) $21.8B Collier County, FL (2016) $83.6 B Ft. Myers, FL (2016) $21.8B Collier County, FL (2016) $83.6 B 99% 0.8% City County County Area Ft. Myers, FL (2016) $21.8B Collier County, FL (2016) $83.6 B 99% 0.8% City County County Area County Property Value 74% 26% Ft. Myers, FL (2016) $21.8B Collier County, FL (2016) $83.6 B 99% 0.8% City County County Area County Property Value 74% 26% 1:33 Ft. Myers, FL (2016) $21.8B Collier County, FL (2016) $83.6 B 94% 6% City County County Area County Property Value 74% 26% Ft. Myers, FL (2016) $21.8B Collier County, FL (2016) $83.6 B 94% 6% City County County Area County Property Value 74% 26% 1:5 America's Dumbest Tax Loophole: The Florida Rent-a-Cow Scam April 17, 2012 The City InfrastructureProperty Tax Retail Sales Jobs ROI What are the numbers for Alachua County? Florida Property Taxes FOR DUMMIES A Reference for North Carolinians! Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Market Value Taxable Value Tax Rate % Tax Bill Taxable Value % X X== This is how NC’s system works. Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial Residential Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial Residential Assessed Value = $100k 4.4 4.4 City Mill Rate Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial Residential 8.3 8.3 County Mill Rate Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial Residential 12.7 12.7 Total Mill Rate Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) Exemptions **Apartments too! Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) 0% Exemptions **Apartments too! Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) 0% -$25,000 Exemptions **Apartments too! Homestead exemption off the top. Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) 0% Exemptions **Apartments too! … Plus a 2nd Exemption! Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) 0% -$25,000 Exemptions **Apartments too! … Plus a 2nd Exemption! Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) Actual (Market) Value = $100k $100,000 $50,000 Taxable Value **Apartments too! A total exemption of 50% of value! Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) $100,000 $25,000 Taxable Value **Apartments too! If you’re a senior, you get an additional $25k! Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) $1,270 $635 City Property Tax **Apartments too! Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) $1,270 $635 City Property Tax **Apartments too! Commercial pays 200% that of residential! Assessed Value = $100k Wait! There’s more! Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) 10% Lesser of CPI or 3% Annual increase value cap **Apartments too! Assessed Value = $100k Florida Prop e r t y T a x e s FOR North Ca r o l i n i a n s Commercial** or Non-Primary Residential Residential (Primary) 10% Lesser of CPI or 3% Annual increase value cap **Apartments too! Commercial can grow 3x more than residential! Assessed Value = $100k Value Per Acre Alachua County, FL Gainesville, FL Value Per Acre The City InfrastructureProperty Tax Retail Sales Jobs ROI Retail Taxes Per Acre Property Taxes Per Acre 32601 Downtown Sales Tax Productivity by Zip Code Gainesville, FL 32603 CRA 32601 32603 32605 Taxable Acres 1,686 260 4,765 Population 18,585 6,741 22,925 Density (per acre)8 7.6 Taxable Property Value $855M $179M $1.4B Taxable Sales $158M $21M $230M Property Value/Acre $507k $686k $283k Taxable Sales/Acre $94k $80k $48k Property Value/Capita $46k $27k $59k Taxable Sales/Capita $8k $3k $10k 32605 Northern Gainesville Key Map County Zip Codes Retail Taxes Per Acre Property Taxes Per Acre 32601 Downtown Sales Tax Productivity by Zip Code Gainesville, FL 32603 CRA 32601 32603 32605 Taxable Acres 1,686 260 4,765 Population 18,585 6,741 22,925 Density (per acre)8 7.6 Taxable Property Value $855M $179M $1.4B Taxable Sales $158M $21M $230M Property Value/Acre $507k $686k $283k Taxable Sales/Acre $94k $80k $48k Property Value/Capita $46k $27k $59k Taxable Sales/Capita $8k $3k $10k 32605 Northern Gainesville Key Map County Zip Codes What are the numbers for La Plata County? Property Tax per Acre Downtown Durango, CO Downtown Durango South Durango Retail Tax per Acre Downtown Durango, CO Downtown Durango South Durango Total Productivity Model Downtown Durango, CO Downtown Durango South Durango Jobs per Acre Downtown Durango, CO Downtown Durango South Durango Apples to Apples Comparing land use types Apples to Apples Comparing land use types Apples to Apples Comparing land use types Apples to Apples Comparing land use types Apples to Apples Comparing land use types Oaks Mall $1,494,741 per acre 8.4 acres of the Union Station would equal the 87.5 acre Oaks Mall Alachua County, FL Valuation comparison Union Station $15,638,849 per acre University Inn $583,322 per acre 0.02 acres of the Hampton Inn would equal the 1.0 acre University Inn Alachua County, FL Valuation comparison Downtown Hampton Inn $31,481,542 per acre University Inn $583,322 per acre Alachua County, FL Valuation comparison Downtown Hampton Inn $31,481,542 per acre University Inn $583,322 per acre Alachua County, FL Valuation comparison Downtown Hampton Inn $31,481,542 per acre Hampton Inn University Inn $583,322 per acre Alachua County, FL Valuation comparison Downtown Hampton Inn $31,481,542 per acre Hampton Inn Econolodge University Inn $583,322 per acre 1 Hampton Inn would equal 26 University Inns Alachua County, FL Valuation comparison Downtown Hampton Inn $31,481,542 per acre Hampton Inn Econolodge What are the numbers for Palm Beach County? Taxable Value Per Acre West Palm Beach, FL Okeech o b e e Bl v d . I-95 US-1 Tur n p i k e Jupit er Downto wn W P B PB G ar d e n s Delray Beach Boca RatonLake Worth Taxable Value Per Acre West Palm Beach, FL Okeech o b e e Bl v d . I-95 US-1 Tur n p i k e Jupit er 710 Downto wn W P B PB G ar d e n s Delray Beach Boca RatonLake Worth 39.7 acres of Magnolia Court Townhouses would equal the 599 acre Riverwalk Magnolia Townhouses $5,746,344 Value per Acre Riverwalk $380,736 value per acre Palm Beach County Determining Lasting Value 2.3 acres of the Anthony Building would equal the 2.6 acre Darth Vader Palm Beach County Determining Lasting Value Anthony Building $10,492,906 value per acre Darth Vader $9,264,606 value per acre Trump’s Municipal Productivity The Donald per Acre Trump Plaza Towers (3.4) $29,602,278 value per acre Mar-A-Lago (17.5) $1,064,929 value per acre Trump International Golf Course (279) $0 value per acre Trump’s Municipal Productivity The Donald per Acre Trump Plaza Towers (3.4) $29,602,278 value per acre Mar-A-Lago (17.5) $1,064,929 value per acre Trump International Golf Course (279) $0 value per acre The Donald ($119.6M on 300 acres) $399,338 value per acre Trump’s Municipal Productivity The Donald per Acre The Donald ($119.6M on 300 acres) $399,338 value per acre NW Neighborhood Shotgun Houses $618,413 Value per Acre < What are the numbers for Redlands? Taxable Value per Acre Redlands, CA I-10 I -210 I-10 Taxable Value per Acre Redlands, CA I-10 I -210 I-10 Taxable Value per Acre Redlands, CA I-10 I -210 I-10 Citibank $6,313,552/acre Taxable Value per Acre Redlands, CA I-10 I -210 I-10 $20.7m Value/Acre Citibank $6,313,552/acre Walmart $1,098,462/acre San Bernardino County, CA Comparative Property Tax Impact 3.18 acres of the Shoe Shop would equal the 12.7 acre Walmart The Shoe Repair $4,394,852/acre Redlands Mall Redlands Mall Valuation Redlands, CA Current Taxable Value$5.6M 2017 Condition Redlands Mall Valuation Redlands, CA Estimated Taxable Value$21MWhat if old buildings were maintained? 2017 Condition Estimated Taxable Value $21M If old buildings were maintained, you’d have 3x more tax base. Redlands Mall Valuation Redlands, CA Current Taxable Value $5.6M 2017 Condition 1959 Buildings Estimated Taxable Value $21M If old buildings were maintained, you’d have 3x more tax base. Redlands Mall Valuation Redlands, CA Current Taxable Value $5.6M 2017 Condition 1959 Buildings Idea: MAKE AMERICA GREAT AGAIN. Canadians Are Different PROTEST GRAFFITI Auckland, NZ Land-use valuation-to-density study Auckland, NZ Land-use valuation-to-density study New Wealth What are the numbers for Transylvania County? Exotic > City Taxes Per Acre ECONOMICS REVENUES & LIABILITIES Property Tax Sales Tax Licensing INVESTMENTS Public-Private Partnerships EMPLOYMENT Industry Commerce Tourism Growth UTILITIES Services TRANSPORT Transit Cycle Auto City Taxes Per Acre ECONOMICS REVENUES & LIABILITIES Property Tax Sales Tax Licensing INVESTMENTS Public-Private Partnerships EMPLOYMENT Industry Commerce Tourism Growth UTILITIES Services TRANSPORT Transit Cycle Auto ENVIRONMENT RESOURCE CONSERVATION Tree Canopy Wildlife Wetlands Green Infrastructure Energy Efﬁciency URBAN AGRICULTURE Allotment Gardens Community Gardens Roof Gardens WATERSHED STORMWATER FLOOD   AIR QUALITY Estimated Runoff Per Acre Cubic Feet/Acre 1.5 inch rainfall over 24 hours Source: 2007 Brevard Stormwater Master Plan Stormwater Taxes Per Acre Runoff Feet Per Acre ENVIRONMENT RESOURCE CONSERVATION Tree Canopy Wildlife Wetlands Green Infrastructure Energy Efﬁciency URBAN AGRICULTURE Allotment Gardens Community Gardens Roof Gardens WATERSHED STORMWATER FLOOD   AIR QUALITY City Taxes Per Acre SOUTH NORTH ENVIRONMENT RESOURCE CONSERVATION Tree Canopy Wildlife Wetlands Green Infrastructure Energy Efﬁciency URBAN AGRICULTURE Allotment Gardens Community Gardens Roof Gardens WATERSHED STORMWATER FLOOD   AIR QUALITY ENVIRONMENT RESOURCE CONSERVATION Tree Canopy Wildlife Wetlands Green Infrastructure Energy Efﬁciency URBAN AGRICULTURE Allotment Gardens Community Gardens Roof Gardens WATERSHED STORMWATER FLOOD   AIR QUALITY SOUTH NORTH City Taxes Per Acre vs Cubic ft Runoff Per Acre Productivity Ratio Difference SOUTH NORTH ENVIRONMENT RESOURCE CONSERVATION Tree Canopy Wildlife Wetlands Green Infrastructure Energy Efﬁciency URBAN AGRICULTURE Allotment Gardens Community Gardens Roof Gardens WATERSHED STORMWATER FLOOD   AIR QUALITY ECONOMICS REVENUES & LIABILITIES Property Tax Sales Tax Licensing INVESTMENTS Public-Private Partnerships EMPLOYMENT Industry Commerce Tourism Growth UTILITIES Services TRANSPORT Transit Cycle Auto Forest Gate Plaza Downtown 187% MORE ANNUAL CITY TAXES 25% LESS RUNOFF “You are about to show me shadows of the things that have not happened, but will happen in the time before us.” Ebenezer Scrooge The Ghost of Christmas Yet to Come A Christmas Carol What are the numbers for Gwinnett County? (DAVID G. MASSEY/AP)4 Dirty Words in Gwinnett County: (DAVID G. MASSEY/AP)1.Urban 4 Dirty Words in Gwinnett County: (DAVID G. MASSEY/AP)1.Urban 2.City 4 Dirty Words in Gwinnett County: (DAVID G. MASSEY/AP)1.Urban 2.City 3.Town 4 Dirty Words in Gwinnett County: (DAVID G. MASSEY/AP)1.Urban 2.City 3.Town 4.Municipal 4 Dirty Words in Gwinnett County: = 100 peopleDensity - People per Square Mile Source:US Census Gwinnett, GA 1,871 people/Sq. Mi. Square mile = 100 peopleDensity - People per Square Mile Source:US Census Gwinnett, GA 1,871 people/Sq. Mi. Square mile = 100 peopleDensity - People per Square Mile Source:US Census Gwinnett, GA 1,871 people/Sq. Mi. DeKalb, GA 2,740 people/Sq. Mi. Square mile = 100 peopleDensity - People per Square Mile Source:US Census Davidson, TN 1,243 people/Sq. Mi. Mecklenburg, NC 1,756 people/Sq. Mi.Gwinnett, GA 1,871 people/Sq. Mi. DeKalb, GA 2,740 people/Sq. Mi. Square mile Orange, NC 313 people/Sq. Mi. Buncombe, NC 344 people/Sq. Mi. Wake, NC 992 people/Sq. Mi. Travis, TX 1,034 people/Sq. Mi. Gwinnett County, GA Total Value Per Acre Gwinnett County, GA Total Value Per Acre Gwinnett County, GA Total Value Per Acre Gwinnett County, GA Total Value Per Acre (elevation) Orange County, NC Total Value Per Acre Orange County, NC Total Value Per Acre Chapel Hill Orange County, NC Total Value Per Acre Carrboro Chapel Hill Orange County, NC Total Value Per Acre Hillsborough Carrboro Chapel Hill Gwinnett County, GA Total Value Per Acre (elevation) Downtown Row (Assessed) Bank of Buford $ 7,771,429/acreAssessed $0 $125,000,000 $250,000,000 $375,000,000 $500,000,000 $7,771,429 $46,226,906$52,007,048 $110,067,562 $149,799,855 $192,000,000 $476,000,000 Highest Value of in Each Community (Value/acre of individual parcel) Charlotte Raleigh Chapel Hill Asheville GwinnettNashvilleAustin County Comparisons Total Value Per Acre Gwinnett County, GA Nashville LawrencevilleAustin pop. 812,000 1,874 people/sq.mi. Travis County, TX pop. 1,096,000 1.034 people/sq.mi. Davidson County, GA pop. 648,300 1,243 people/sq.mi. County Comparisons Total Value Per Acre Gwinnett County, GA Nashville LawrencevilleAustin pop. 812,000 1,874 people/sq.mi. Travis County, TX pop. 1,096,000 1.034 people/sq.mi. Davidson County, GA pop. 648,300 1,243 people/sq.mi. County Comparisons Total Value Per Acre Gwinnett County, GA Nashville LawrencevilleAustin pop. 812,000 1,874 people/sq.mi. Travis County, TX pop. 1,096,000 1.034 people/sq.mi. Davidson County, GA pop. 648,300 1,243 people/sq.mi. $192M/acre County Comparisons Total Value Per Acre Gwinnett County, GA Nashville LawrencevilleAustin pop. 812,000 1,874 people/sq.mi. Travis County, TX pop. 1,096,000 1.034 people/sq.mi. Davidson County, GA pop. 648,300 1,243 people/sq.mi. $192M/acre $476M/acre County Comparisons Total Value Per Acre Gwinnett County, GA Nashville LawrencevilleAustin pop. 812,000 1,874 people/sq.mi. Travis County, TX pop. 1,096,000 1.034 people/sq.mi. Davidson County, GA pop. 648,300 1,243 people/sq.mi. $192M/acre $476M/acre $8M/acre > Greenway Art Teacher Dancing Trafﬁc Cop The City InfrastructureProperty Tax Retail Sales Jobs ROI The City InfrastructureProperty Tax Retail Sales Jobs ROI What are the numbers for Peoria County? Land Use Analysis Peoria County, IL Water Land Use Analysis Peoria County, IL Water Vegetation Land Use Analysis Peoria County, IL Water Vegetation Roads/Transport Land Use Analysis Peoria County, IL Water Vegetation Roads/Transport Parking Driveway Land Use Analysis Peoria County, IL Water Vegetation Roads/Transport Parking Driveway Buildings Land Use Analysis Peoria County, IL Water Vegetation Roads/Transport Parking Driveway Buildings Land Use Analysis Peoria County, IL What is Parking? Measuring space What is Parking? Measuring space What is Parking? Measuring space Average Building 1,172 sq.ft. Average Parking (2.5 spaces) 875 sq.ft. What is Parking? Measuring space$34.60/square foot What is Parking? Measuring space$34.60/square foot $1.40/square foot What is Parking? Measuring space$34.60/square foot $1.40/square foot What is Parking? Measuring space$34.60/square foot -$8.97 / square foot $1.40/square foot Land Use Analysis Peoria, IL Land Use Analysis Peoria, IL Land Use Analysis Peoria, ILMallGlen Hollow Shopping Land Use Analysis Peoria, ILMallGlen Hollow Shopping Land Use Analysis Peoria, IL Land Use Analysis Peoria, IL Land Use Analysis Peoria County, IL Type Area (sq. miles)Revenue or Cost Land Use Analysis Peoria County, IL Buildings Type Area (sq. miles)Revenue or Cost Land Use Analysis Peoria County, IL Buildings Parking Type Area (sq. miles)Revenue or Cost Land Use Analysis Peoria County, IL Buildings Parking Roads Type Area (sq. miles)Revenue or Cost Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Type Area (sq. miles)Revenue or Cost 8.6 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Type Area (sq. miles)Revenue or Cost 8.6 9.0 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads Type Area (sq. miles)Revenue or Cost 8.6 9.0 12.4 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost 8.6 9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost 8.6 $8,300 million 9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost 8.6 $8,300 million $355 million9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost 8.6 $8,300 million $355 million - $3,100 million 9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost 8.6 $8,300 million $355 million - $3,100 million $2,000 million 9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost/Sq.Mile 8.6 9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost/Sq.Mile 8.6 $965 million 9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost/Sq.Mile 8.6 $965 million $39 million9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost/Sq.Mile 8.6 $965 million $39 million - $250 million 9.0 12.4 540 Land Use Analysis Peoria County, IL Buildings Parking Roads Buildings Parking Roads All Else Type Area (sq. miles)Revenue or Cost/Sq.Mile 8.6 $965 million $39 million - $250 million $4 million 9.0 12.4 540 Peoria County, IL Infrastructure Investment Two Lane Road Avg. Walmart $677,000 /acre Photo: Barry Chowka Photo: Barry Chowka The City InfrastructureProperty Tax Retail Sales Jobs ROI The City InfrastructureProperty Tax Retail Sales Jobs ROI Lafayette, LA Lafayette, LA “It's déjà vu all over again” - Yogi Berra Lafayette, LA “It's déjà vu all over again” - Yogi Berra Lafayette, LA “It's déjà vu all over again” - Yogi Berra Lafayette, LA “It's déjà vu all over again” - Yogi Berra Property Taxes Per Acre Lafayette Parish, LA Vermillion I-10 JohnstonI-49 Pavement Network Distribution Methodology Lafayette Parish, LA I-10 JohnstonI-49System Weighted This is the relative necessity of all trips in the network. * Computer simulation Source: LCG/LUS/MPO The Scale of Lafayette Roads Versus New Orleans DrivewaysPublicly Funded and Maintained “It’s not where you live; it’s what you believe.” Jared Bellerd Lafayette Coucilman “It’s not where you live; it’s what you believe.” Jared Bellerd Lafayette Coucilman There is no such thing as an infrastructure fairy. Kevin Blanchard World’s Greatest Public Works Director “It’s not where you live; it’s what you believe.” Jared Bellerd Lafayette Coucilman There is no such thing as an infrastructure fairy. Kevin Blanchard World’s Greatest Public Works Director Assets* * According to the Municipal Finance Standards (CAFR) Assets* * According to the Municipal Finance Standards (CAFR) Assets* * According to the Municipal Finance Standards (CAFR) Assets* * According to the Municipal Finance Standards (CAFR) Assets* * According to the Municipal Finance Standards (CAFR) '(1,000,000,000) '(750,000,000) '(500,000,000) '(250,000,000) '- 250,000,000 1960 1962 1964 1966 1968 1970 1972 1974 1976 1978 1980 1982 1984 1986 1988 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024 2026 2028 2030 2032 2034 2036 2038 2040 2042 2044 2046 2048 2050 2052 2054 2056 2058 Accumulated Road Fees Capital Revenue (Sales Tax) Can Retail Taxes Catch Up to Road Expense? Lafayette Parish, LA '(1,000,000,000) '(750,000,000) '(500,000,000) '(250,000,000) '- 250,000,000 1960 1962 1964 1966 1968 1970 1972 1974 1976 1978 1980 1982 1984 1986 1988 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024 2026 2028 2030 2032 2034 2036 2038 2040 2042 2044 2046 2048 2050 2052 2054 2056 2058 Accumulated Road Fees Capital Revenue (Sales Tax) Can Retail Taxes Catch Up to Road Expense? Lafayette Parish, LA Road CostCapital Revenue ($990,281,226)$55,585,797 Accumulated 50 Year Total (2015) Lafayette, LA Road CostCapital Revenue 17.8x ($990,281,226)$55,585,797 Accumulated 50 Year Total (2015) Lafayette, LA Road CostCapital Revenue ($990,281,226)$55,585,797 This is committed to debt service 17.8x Accumulated 50 Year Total (2015) Lafayette, LA Expense and Revenue Ratio Lafayette Parish, LA Downtown Revenues Expenses Expense and Revenue Ratio Lafayette Parish, LA Downtown Net Positive Net Negative Operating Expense Ratio Lafayette Parish, LA Downtown River Ranch Mall Operating Expense Ratio (Total) Lafayette Parish, LA Mall Downtown Operating Expense Ratio (Total) Lafayette Parish, LA Mall Downtown 1949 Feet of pipe/person Fire Hydrants/1,000 people 33,500 Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person Fire Hydrants/1,000 people 5 33,500 Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person Fire Hydrants/1,000 people 2.45 33,500 Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person 2015 Fire Hydrants/1,000 people 2.45 33,500 Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person 2015 Fire Hydrants/1,000 people 2.45 121,000 33,500 Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person 2015 Fire Hydrants/1,000 people 2.45 50 121,000 33,500 Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person 2015 Fire Hydrants/1,000 people 51.3 2.45 50 121,000 33,500 Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person 2015 Fire Hydrants/1,000 people 51.3 2.45 50 121,000 33,500 350% Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person 2015 Fire Hydrants/1,000 people 51.3 2.45 50 121,000 33,500 350%1,000% Population Source: Sanborn Maps and LCG Records 1949 Feet of pipe/person 2015 Fire Hydrants/1,000 people 51.3 2.45 50 121,000 33,500 350%1,000%2,140% Population Source: Sanborn Maps and LCG Records Your Median Household income Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value. Feet of pipe/person Fire Hydrants/1,000 people 350% 1,000% 2,140% Population Your Median Household income Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value. Feet of pipe/person Fire Hydrants/1,000 people 350% 1,000% 2,140% Population 1950 Your Median Household income $27,700 Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value. Feet of pipe/person Fire Hydrants/1,000 people 350% 1,000% 2,140% Population 1950 Your Median Household income $27,700 Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value. Feet of pipe/person Fire Hydrants/1,000 people 350% 1,000% 2,140% Population 1950 2015 Your Median Household income $27,700 Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value. Feet of pipe/person Fire Hydrants/1,000 people 350% 1,000% 2,140% Population 1950 2015 $45,000 Your Median Household income $27,700 Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value. 160% Feet of pipe/person Fire Hydrants/1,000 people 350% 1,000% 2,140% Population 1950 2015 $45,000 Behavioral Economics Dell Avenue Map: Neil Thomas Resource Data, Inc. Analyst: Derek Sanders Tax Code MARKET FORCES Houses from the Middle Ages corbelled wood-sides to avoid paying a tax based on the ground level surface. People added on more space by stacking up larger and larger floors. Some houses that faced each other would nearly touch each other, which increased the risk of fires spreading! King Francois I banned this type of architecture (1515-1547). Photo: Alija Photo: Alija Honfleur, NormandyCorbellment The Window Tax 1696-1851, by King William III Window tax consisted of: 1. a flat-rate house tax per house and, 2. a variable tax for # windows > 10 3. Between 10 and 20 = 4 shillings, and 4. Those > 20 = 8 shillings. At the time, only the number of floors below the “roof”, were considered part of the building. François Mansart, architect (1598–1666) His treatment of high roof stories gave rise to the term “Mansard roof" Photo: Alija Photo: Alija Public Policy If you can’t measure it, you can’t manage it. Mayor Michael Bloomberg Panthers $170M Lightning $174M Source (2013): forbes.com > Heat $625M Jaguars $840M Marlins $520M Rays $451M Dolphins $1.1B Bucs $1.1B Asheville $12.8B Taxable Value Source (2013): forbes.com Ft. Myers, FL (2016) $21.8B = Bucs (19.8) $1.1B Source (2013): forbes.com Collier County, FL (2016) $83.6 B = Bucs (76) $1.1B Micky ArisonJamis Winston Malcolm Glazer Micky ArisonJamis Winston Malcolm Glazer The City InfrastructureProperty Tax Retail Sales Jobs ROI Geoaccounting I bought a boat Suburban bias is baked into the system. Thomas Edison There’s a way to do it better - find it. THE FUNDAMENTAL ISSUE IS THAT INEFFICIENT USE OF LAND COSTS MORE THAN EFFICIENT USE OF LAND. SIMPLY PUT, BUY MORE STUFF AND IT COSTS MORE TO MAINTAIN. If you don’t confront the brutal facts, they’re going to confront you! Facts Matter. Jim Collins Keynote address at 2017 GFOA DO THE MATH Total Value Per Acre Hamilton County, TN PRELIMINARY SITE PLAN PRELIMINARY SITE PLAN PS-7 VICINITY MAP SITE ZONING INFORMATION SITE ANALYSIS PRELIMINARY SITE PLAN PRELIMINARY SITE PLAN PS-7 VICINITY MAP SITE ZONING INFORMATION SITE ANALYSIS Opportunity Cost Analysis Chattanooga, TN Proposed Site Plan Opportunity Cost Analysis Chattanooga, TN Northshore Neighborhood Site Downtown Districts Opportunity Cost Analysis Chattanooga, TN Northshore Neighborhood Mixed-Use Comps Site Downtown Districts Opportunity Cost Analysis Chattanooga, TN Northshore Neighborhood Mixed-Use Comps Greenlife Grocery Site Downtown Districts Opportunity Cost Analysis Chattanooga, TN Northshore Neighborhood Mixed-Use Comps Townhouses Townhouses Greenlife Grocery Site Downtown Districts Publix on Brainerd 48,515 Square Feet Publix at Ooletwah 54,720 Square Feet Opportunity Cost Analysis Chattanooga, TN Local Publix Comps 417 Frazier Residential Above Retail 100 Frazier Office Above Retail Opportunity Cost Analysis Chattanooga, TN Northshore Infill Comps Opportunity Cost Analysis Chattanooga, TN Northshore Grocery Comps G r o c e r y Li n e r Grocery Entry Opportunity Cost Analysis Chattanooga, TN Miami Beach Publix Comp Carlos Zapata, Architect 1920 West Avenue 48,000 sq,ft, Built 1998 Front Door Front Door Ramps to parking on roof. Escalators to parking Opportunity Cost Analysis Chattanooga, TN West Palm Beach Publix Comp Built 2002 at ULI Award Winning CityPlace Back Door (is really the front) Door on the street Main door facing parking with townhouses across the street. 27,040 sq.ft. Opportunity Cost Analysis Chattanooga, TN Local Publix Comps Site Boundary +34’ +0’ +6’ +9’ +11’+14’+24’ +29’ +29’ +26’+14’ +10’ +10’ +10’ Opportunity Cost Analysis Chattanooga, TN #1 - Proposed Site Plan Publix Parking Frazier Buildings 1 Story Commercial Townhouses Notes: Removes streets and grades site. Retaining walls on East property line and behind building. Est. Annual Property Taxes City - $44,827 County - $27,036 Publix Commercial 46,013 s.f. 234 total 0 2,500 sf 0 Opportunity Cost Analysis Chattanooga, TN #1 - Proposed Site Plan Parking Publix Market Str e et Publix Parking Frazier Buildings 1 Story Commercial Townhouses Notes: Removes streets and grades site. Retaining walls on East property line and behind building and builds townhouses on the retaining wall. Publix Commercial417 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #2 - Proposed Site PLUS Est. Annual Property Taxes City - $154,435 County - $93,142 46,013 s.f. 214 total 2 6,700 sf 22 417 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #2 - Proposed Site PLUS Parking Publix Market Str e et Publix Parking Frazier Buildings 1 Story Commercial Townhouses Publix Commercial 417 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #3 - Greenlife Footprint Est. Annual Property Taxes City - $253,041 County - $152,614 Notes: Keeps existing grades and all internal streets. Future Site Commercial Future Site Commercial 36,432 s.f. 164 total 2 6,885 sf 42 417 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #3 - Greenlife Footprint Parking Publix Market Street Notes: Keeps existing grades and all internal streets. Adds structured parking above Publix, utilizing grade change. Publix Parking Frazier Buildings 1 Story Commercial Townhouses Publix 417 Frazier417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #4 - Miami Beach Publix Est. Annual Property Taxes City - $357,746 County - $215,746 417 Frazier .5 Frazier .5 Frazier 48,000 s.f. 320 structured 90 surface 4 0 sf 24 417 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #4 - Miami Beach Publix Parking Publix Market Street 417 Frazier Notes: Keep topo as is, with some grading to provide parking under townhouses. Keep all streets, use alley path as loading circulator, and keep trucks out of residential. Publix Parking Frazier Buildings 1 Story Commercial Townhouses Publix Commercial 417 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #5 - West Palm Beach Publix Est. Annual Property Taxes City - $306,462 County - $184,833 .75x 417 Frazier ParkingParking 27,040 s.f. 229 total 2.75 2,000 sf 42 417 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #5 - West Palm Beach Publix Parking Publix Market Street Publix Parking Frazier Buildings 1 Story Commercial Townhouses Commercial 345 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #5 - No Grocery Scenario Est. Annual Property Taxes City - $305,749 County - $184,403 Notes: Keeps existing grades and all internal streets. Future Site Commercial Notes: Keep topo as is and streets as is.Maintain existing street417 Frazier 0 200 total 2 11,435 s.f. 54 417 Frazier 417 Frazier Northside Comp Townhouses Opportunity Cost Analysis Chattanooga, TN #5 - No Grocery Scenario Parking Market Street435 Frazier Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$306,462 $44,827 $13,416 Mixed-Use Existing Total Annual City Property Tax Production Commercial Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$154,435 $44,827 $13,416 Mixed-Use Existing Total Annual City Property Tax Production Commercial Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$253,041 $154,435 $44,827 $13,416 Mixed-Use Existing Total Annual City Property Tax Production Commercial Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$357,746 $253,041 $154,435 $44,827 $13,416 Mixed-Use Existing Total Annual City Property Tax Production Commercial Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$306,462 $357,746 $253,041 $154,435 $44,827 $13,416 Mixed-Use Existing Total Annual City Property Tax Production Commercial Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$305,749$306,462 $357,746 $253,041 $154,435 $44,827 $13,416 Mixed-Use Existing Total Annual City Property Tax Production Commercial Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$305,749$306,462 $357,746 $253,041 $154,435 $44,827 $13,416 Mixed-Use Existing Total Annual City Property Tax Production Commercial Total Annual City Property Tax Production Est. Annual Property Taxes City - $44,827 County - $27,036 Est. Annual Property Taxes City - $253,041 County - $152,614 Market Str e et Market Str e et Thank you Chris Wilkins! As Proposed Greenlife Precedent Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$305,749$306,462 $357,746 $253,041 $154,435 $44,827 $13,416 Mixed-Use Existing Total Annual City Property Tax Production Commercial Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$6,114,980$6,129,240 $7,154,920 $5,060,820 $3,088,700 $896,540 $268,320 Mixed-Use Existing 20 Year - NPV City Property Tax Production Commercial Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$6,114,980$6,129,240 $7,154,920 $5,060,820 $3,088,700 $896,540 $268,320 Mixed-Use Existing 20 Year - NPV City Property Tax Production Commercial $2 Million Site As Is No BuildAs ProposedPublix PlusGreenlife FootprintMiami Beach CompWPB CompNo Publix$6,114,980$6,129,240 $7,154,920 $5,060,820 $3,088,700 $896,540 $268,320 Mixed-Use Existing 20 Year - NPV City Property Tax Production Commercial $2 Million$2.2 Million America is addicted to oil. President George W. Bush State of the Union January 31, 2006 America is addicted to suburbia. This is a Test Cognitive Test by Tal Ben-Shahar 1914 1914 1909 1909 1909 1909 1909 Me! Me! My hotel Me! My hotel Campus is in there somewhere. Campus is in there somewhere. Campus is in there somewhere.My hotel Campus is in there somewhere. Me! What are the numbers for Lee County? What are the numbers for Lee County? 2015 County Tax per Acre Ft. Myers Building Types 2015 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types 2015 County Tax per Acre Ft. Myers Building Types