Ammon240 Fiscal Impact Analysis - FINAL 716 UnitsJanuary 11, 2022
Todd Timmons
Stout Investment Group, LLC
1994 East Hedgewood CT
Holladay, UT 84121
Dear Todd,
Attached please find our completed analysis of the projected fiscal impact of the proposed Ammon240
project in Ammon, Idaho.
Using conservative assumptions, we project the proposed development will contribute a net revenue
surplus of at least $12,000 to the City of Ammon’s General Fund beginning in the first year and rising
continually thereafter. A net present value calculation of the fund balance to the City was calculated
using a 3%, 6% and 9% annual discount rates, resulting in NPV’s of $678,000, $512,000 and $394,000
respectively, over a 15‐year period. As a secondary calculation, because of the timing of property tax
revenues to the City, a modified cash flow was created. Under this scenario, the City could experience a
funding shortfall in the first few years but would recover these funds and receive positive cash flows
thereafter. The NPV’s under this scenario are also positive at $294,000, $192,000 and $123,000
respectively.
The Enterprise Funds including Sewer and Water are budgeted based on fee for service and therefore
will always have the opportunity to adjust their rates to maintain adequate cash flow. As such, these
funds were not included in this analysis.
We would be happy to meet with the City of Ammon to discuss this analysis and our findings at their
convenience.
Sincerely,
Ozzie Gripentrog
Galena Consulting
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Ammon240 Project – Ammon, Idaho
Fiscal Impact Analysis
January 2022
Galena Consulting was retained by the Stout Investment Group to calculate the fiscal impact to ongoing
operations of the City of Ammon as a result of the Ammon240 Development in Ammon, Idaho. Galena
has prepared Fiscal Impact Studies for multiple governmental jurisdictions in Idaho and Utah and used
the methodology created for those studies in its development of this analysis.
Ammon240 was broken down into three distinct projects:
A 716 unit residential development consisting of:
o 416 single‐family homes averaging approximately 1,600 square feet of finished space
and approximately 1,600 square feet of unfinished basement.
o and 75 4‐Plex (300 Total Units) townhomes averaging approximately 1,600 square feet.
Revenue calculations for the project were based on the following:
Property Taxes ‐ FY 2022 Levy rates for the City of Ammon only.
Residential Assessed Property Values at approximately:
o $520,000 per unit for single‐family homes
o And $336,000 per unit for 4‐Plexes
Homeowners Exemption assumed at 80% of single‐family residential construction and 75% of 4‐
Plexes, as owner occupied primary homes. This is an extremely conservative assumption as
many of the 4‐Plex units will likely be occupied by the rental community and would therefore
not be eligible for the homeowners exemption.
Expenditure calculations were based on the following factors:
FY 2022 City of Ammon Budget
Population data from the State of Idaho.
Variable costs for City services and Residential vs Commercial impacts based on Fiscal Impact
Studies, conducted by Galena, for other Idaho Cities.
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Methodology and Results
Galena calculated the average cost per unit (residential housing units and/or commercial acreage) for
each City service and multiplied that cost by the number of units of development proposed by
Ammon240. This amount was then multiplied by the variability of each service, or the degree to which
the City budget for a specific service reacts or increases due to growth. This factor is vital to a Fiscal
Impact Analysis as not all services are variable. For example, if the City were to double in size, it would
not require two Mayors. It would, however require twice as many police officers. The majority of
administrative functions are typically fixed, while the majority of police functions are typically variable.
A final factor that affects costs is related to the mix between residential and commercial development.
For example, administrative costs are more heavily impacted by residential development and police
services are basically shared equally between residential and commercial needs. In this fiscal impact
analysis, assumptions about variability and land use were based on historical studies conducted by
Galena for several cities in Southwestern Idaho. All of these factors were then reviewed and modified
by City of Ammon staff to ensure they reflect their operations.
At full buildout (15 years), the Ammon240 project is anticipated to add approximately $250 Million in
new taxable value and approximately 2,255 new residents to the City of Ammon. This would increase
the size of Ammon by approximately 19% in taxable value and 12% in population.
The methodology in these calculations is straightforward. The total operating expenditure budget for
the General Fund of the City of Ammon is identified by department. Although Ammon240 accounts for
a 12% increase in population, it accounts for a nearly 19% increase in taxable value. As such, Galena
assumed 19% impact on the City Budget, which again is a more conservative approach and allocates
more costs to the project. This allocated expenditure amount was then segmented into the fixed and
variable components, as mutually agreed upon by City staff and Galena. Finally, these costs were again
segmented into their residential and commercial components. Ammon240 is not proposing any
commercial component to their program, so only the residential related costs are included in the
analysis. Revenues are calculated based on the assessed value of each element reduced to 90% and
then reduced again by the effective homeowners exemption calculation described earlier. This value is
multiplied by the Ammon City levy rate to generate property tax revenue. Sales and Liquor taxes are
formulas based on the population growth.
The Enterprise Funds including Sewer and Water are budgeted based on fee for service and therefore
will always have the opportunity to adjust their rates to maintain adequate cash flow. Funding for
capital costs related to the project are assumed to be negotiated through the development agreement.
As such, these funds were not included in this analysis. Also, no impact to districts or entities apart from
the City are included in this analysis, as these authorities would communicate directly with the
developer, should they have issues or concerns.
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Based on the variability and land use assumptions used in the analysis, the City of Ammon’s General
Fund would experience a positive net fiscal impact of approximately $920,000 for the City of Ammon’s
General Fund over the fifteen‐year analysis period. A net present value calculation of the surplus over
the 15‐year period, using a 3%, 6% and 9% annual discount rate, resulted in $678,000, $512,000 and
$394,000 revenue surpluses for the city, respectively. As a secondary calculation, because of the timing
of property tax revenues to the City, a modified cash flow was created. Under this scenario, the City
could experience a funding shortfall in the first several years but would recover these funds and receive
positive cash flows thereafter. The NPV’s under this scenario are also positive at $294,000, $192,000
and $123,000.
One final calculation was created to identify the benefit of this development in relation to its costs
whereby any number greater than one would indicate a net benefit to the city and anything below one
would be a detriment. This project should be expected to fall in the 1.2 to 1.4 benefit range for the vast
majority of the build out period.
Additional Assumptions
Newly enacted legislation (originally introduced as HB 389) in Idaho may result in reduced revenues
from new development for many cities and counties. Prior to HB 389, cities and counties were able to
receive the full value of annexation and new construction and were not limited in their property tax
collections. This is now no longer the case. Annexation and new construction values are limited to 90%
of their total value and are additionally limited to prevent the jurisdiction from raising total property
taxes above 8% over the prior year. The Ammon240 development is substantial in size, at full buildout it
accounts for 23% total taxable value growth for the City of Ammon. This project by itself would enable
the City of Ammon to stay below the 8% cap in any given year, as a result of this development. The City
would however need to review all of their pending and approved projects on an annual basis, at
minimum, to ensure that the City is able to maximize proceeds from development.
Finally, the actual length time for development completion, the actual ratio of primary vs secondary
homeowners and the actual impact factors will have an effect on the overall results. The first year of a
new development generally has the greatest negative impact to a jurisdiction because services are
anticipated to be provided when the development begins, while new tax revenue will not be collected at
least a year into the future.
To quantify the impact, Galena assumed a complete buildout of 15 years, with fluctuations each year to
maximize development, and calculated the fiscal impact for the first year. Under this scenario, the
General Fund would be obligated to provide a temporarily funding source of approximately $15k for the
first few years, until the development is self‐funding and providing consistent positive cash flows. As an
alternative, the City could choose to not to provide additional services and collect additional budget for
the first few years, recognizing that their service levels may decline slightly to match costs to funding
sources, as a method to bridge the short‐term deficit. This is a very practical approach as it is not
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possible to hire part of a typical full‐time position. The City would wait until the growth justifies hiring
full‐time positions, which could take up to three years and would easily bridge the funding shortfall.
Both of these approaches are included in the Cash Flow Summary section of this analysis, as possible
methods to temporarily fund any shortfalls. The City is eminently qualified to make the best decision for
their constituents.
Notes
It should be noted that this analysis was conducted on the fiscal impact of Ammon240 on the City of
Ammon’s annual operating budgets for the General Fund. It does not take into consideration the cost of
any offsite capital infrastructure that may be necessitated by the proposed development such as police
or fire stations. These costs will be recovered by the City through exactions, contributions and/or
impact fees.
Ammon240 Project ‐ Ammon, IdahoFiscal Impact AnalysisSummarySummary Financial Statements2023 20242025 2026 2027 2028 2029 2030 2031 2032 2033 20342035 2036 2037RevenueProperty Tax 34,783 66,239 100,588 133,802 173,436215,990257,240305,964353,255 403,728 415,840428,316441,165 454,400468,032Sales Tax 4,574 10,175 15,99421,158 27,415 33,911 39,718 46,691 52,95459,446 60,635 61,847 63,08464,346 65,633Liquor Tax 3,340 7,336 11,389 14,868 19,030 23,251 26,87431,207 34,927 38,692 42,456 51,867 61,560 71,54481,827Total Revenue 42,697 83,750 127,972 169,828 219,881 273,151 323,832 383,863 441,136501,866518,931 542,030565,810590,290615,492ExpendituresLegislative 135 294 464 623 812 1,013 1,202 1,425 1,636 1,859 1,915 1,973 2,032 2,093 2,156Executive 957 2,084 3,291 4,422 5,768 7,193 8,534 10,117 11,617 13,201 13,597 14,005 14,425 14,858 15,304Finance 849 1,848 2,919 3,922 5,115 6,379 7,569 8,972 10,302 11,707 12,058 12,420 12,793 13,176 13,572Clerk 1,355 2,951 4,660 6,262 8,167 10,185 12,08414,326 16,449 18,692 19,253 19,831 20,426 21,038 21,670Planning & Zoning 1,024 2,230 3,521 4,732 6,171 7,696 9,131 10,825 12,430 14,125 14,548 14,985 15,43415,897 16,374Engineering 1,397 3,042 4,803 6,454 8,417 10,497 12,455 14,765 16,953 19,265 19,843 20,438 21,051 21,683 22,333Parks & Rec Fund Tsfr 10,96423,873 37,698 50,65466,065 82,387 97,756 115,888 133,065 151,210155,746160,419 165,231 170,188 175,294Law Enforcement 14,106 30,716 48,503 65,172 85,000 106,000125,773 149,103 171,203 194,548 200,384206,396212,588 218,965 225,534Subtotal 30,788 67,038 105,859 142,241 185,516231,350274,505 325,422 373,656424,608 437,346450,466463,980477,900492,237Net Fiscal Impact 11,91016,71222,113 27,58734,365 41,80249,32758,441 67,48077,25881,585 91,564101,829112,390123,256Benefit/Cost Ratio 1.39 1.25 1.21 1.19 1.19 1.18 1.18 1.18 1.18 1.18 1.19 1.20 1.22 1.24 1.25NPV @ 3/6/9% Discount Rates 678,079 511,594393,7451/11/2022Ammon240 Fiscal Impact ‐ FINAL 716 UnitsPage 1
Ammon240 Project ‐ Ammon, IdahoFiscal Impact AnalysisSummaryCash Flow Summary (Assuming One Year Lag in Property Taxes)2023 20242025 2026 2027 2028 2029 2030 2031 2032 2033 20342035 2036 2037RevenueProperty Tax 34,783 66,239 100,588 133,802 173,436215,990257,240305,964353,255 403,728 415,840428,316441,165 454,400Sales Tax 4,574 10,175 15,99421,158 27,415 33,911 39,718 46,691 52,95459,446 60,635 61,847 63,08464,346 65,633Other 3,340 7,336 11,389 14,868 19,030 23,251 26,87431,207 34,927 38,692 42,456 51,867 61,560 71,54481,827Total Revenue 7,914 52,29493,622 136,614180,247 230,598 282,582 335,139 393,846451,392 506,820529,555 552,960577,055 601,860ExpendituresLegislative 135 294 464 623 812 1,013 1,202 1,425 1,636 1,859 1,915 1,973 2,032 2,093 2,156Executive 957 2,084 3,291 4,422 5,768 7,193 8,534 10,117 11,617 13,201 13,597 14,005 14,425 14,858 15,304Finance 849 1,848 2,919 3,922 5,115 6,379 7,569 8,972 10,302 11,707 12,058 12,420 12,793 13,176 13,572Clerk 1,355 2,951 4,660 6,262 8,167 10,185 12,08414,326 16,449 18,692 19,253 19,831 20,426 21,038 21,670Planning & Zoning 1,024 2,230 3,521 4,732 6,171 7,696 9,131 10,825 12,430 14,125 14,548 14,985 15,43415,897 16,374Engineering 1,397 3,042 4,803 6,454 8,417 10,497 12,455 14,765 16,953 19,265 19,843 20,438 21,051 21,683 22,333Parks & Rec Fund Tsfr 10,96423,873 37,698 50,65466,065 82,387 97,756 115,888 133,065 151,210155,746160,419 165,231 170,188 175,294Law Enforcement 14,106 30,716 48,503 65,172 85,000 106,000125,773 149,103 171,203 194,548 200,384206,396212,588 218,965 225,534Subtotal 30,788 67,038 105,859 142,241 185,516231,350274,505 325,422 373,656424,608 437,346450,466463,980477,900492,237Net Fiscal Impact (22,873)(14,743)(12,237)(5,627) (5,269) (752) 8,077 9,717 20,19026,785 69,47479,08988,98099,155 109,624Benefit/Cost Ratio 0.26 0.78 0.88 0.96 0.97 1.00 1.03 1.03 1.05 1.06 1.16 1.18 1.19 1.21 1.22NPV @ 3/6/9% Discount Rates 294,333 191,694123,0361/11/2022Ammon240 Fiscal Impact ‐ FINAL 716 UnitsPage 2
Ammon240 Project ‐ Ammon, IdahoFiscal Impact AnalysisSummaryCash Flow Summary (Delayed Service Alternative)2023 20242025 2026 2027 2028 2029 2030 2031 2032 2033 20342035 2036 2037RevenueProperty Tax 34,783 66,239 100,588 133,802 173,436215,990257,240305,964353,255 403,728 415,840428,316441,165 454,400Sales Tax 4,574 10,175 15,99421,158 27,415 33,911 39,718 46,691 52,95459,446 60,635 61,847 63,08464,346 65,633Other 3,340 7,336 11,389 14,868 19,030 23,251 26,87431,207 34,927 38,692 42,456 51,867 61,560 71,54481,827Total Revenue 7,914 52,29493,622 136,614180,247 230,598 282,582 335,139 393,846451,392 506,820529,555 552,960577,055 601,860ExpendituresLegislative 135 294 464 623 812 1,013 1,202 1,425 1,636 1,859 1,915 1,973 2,032 2,093Executive 957 2,084 3,291 4,422 5,768 7,193 8,534 10,117 11,617 13,201 13,597 14,005 14,425 14,858Finance 849 1,848 2,919 3,922 5,115 6,379 7,569 8,972 10,302 11,707 12,058 12,420 12,793 13,176Clerk 1,355 2,951 4,660 6,262 8,167 10,185 12,08414,326 16,449 18,692 19,253 19,831 20,426 21,038Planning & Zoning 1,024 2,230 3,521 4,732 6,171 7,696 9,131 10,825 12,430 14,125 14,548 14,985 15,43415,897Engineering 1,397 3,042 4,803 6,454 8,417 10,497 12,455 14,765 16,953 19,265 19,843 20,438 21,051 21,683Parks & Rec Fund Tsfr 10,96423,873 37,698 50,65466,065 82,387 97,756 115,888 133,065 151,210155,746160,419 165,231 170,188Law Enforcement 14,106 30,716 48,503 65,172 85,000 106,000125,773 149,103 171,203 194,548 200,384206,396212,588 218,965Subtotal 0 30,788 67,038 105,859 142,241 185,516231,350274,505 325,422 373,656424,608 437,346450,466463,980477,900Net Fiscal Impact 7,91421,50726,58430,755 38,00645,08251,23260,63468,423 77,73782,21292,209102,494113,075123,961Benefit/Cost Ratio 0.00 1.70 1.40 1.29 1.27 1.24 1.22 1.22 1.21 1.21 1.19 1.21 1.23 1.24 1.26NPV @ 3/6/9% Discount Rates 698,135 528,416408,0011/11/2022Ammon240 Fiscal Impact ‐ FINAL 716 UnitsPage 3
Ammon240 Project ‐ Ammon, IdahoFiscal Impact AnalysisProfit/(Loss) by TypeSingle Family @ 80% H.O.E. Summary2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037RevenueProperty Tax 26,251 47,438 70,526 95,326 121,943 150,470 181,006 213,654 248,522 285,724 294,296 303,125 312,218 321,585 331,233Sales Tax 3,340 7,431 11,681 15,452 20,022 24,766 29,008 34,100 38,675 43,416 44,284 45,170 46,073 46,994 47,934Liquor Tax 2,440 5,358 8,318 10,859 13,898 16,981 19,627 22,792 25,508 28,258 31,007 37,880 44,960 52,251 59,762Total Revenue 32,031 60,227 90,525 121,637 155,863 192,217 229,640 270,546 312,705 357,398 369,587 386,175 403,251 420,831 438,928ExpendituresLegislative 104 201 303 426 541 663 808 944 1,105 1,275 1,313 1,352 1,393 1,435 1,478Executive 739 1,424 2,154 3,026 3,843 4,708 5,735 6,699 7,842 9,049 9,321 9,600 9,888 10,185 10,491Finance 655 1,263 1,911 2,683 3,408 4,175 5,086 5,941 6,955 8,025 8,266 8,514 8,769 9,032 9,303Clerk 1,046 2,017 3,050 4,285 5,442 6,667 8,120 9,486 11,105 12,814 13,198 13,594 14,002 14,422 14,855Planning & Zoning 791 1,524 2,305 3,238 4,112 5,038 6,136 7,168 8,391 9,683 9,973 10,272 10,580 10,898 11,225Engineering 1,078 2,079 3,144 4,416 5,609 6,871 8,369 9,777 11,445 13,206 13,602 14,010 14,431 14,864 15,310Parks & Rec Fund Tsfr 8,464 16,314 24,677 34,660 44,024 53,930 65,689 76,736 89,830 103,655 106,764 109,967 113,266 116,664 120,164Law Enforcement 10,890 20,990 31,749 44,594 56,641 69,386 84,516 98,729 115,576 133,363 137,364 141,485 145,729 150,101 154,604Subtotal 23,767 45,811 69,294 97,327 123,621 151,438 184,459 215,480 252,250 291,069 299,801 308,795 318,059 327,601 337,429Net Fiscal Impact 8,264 14,416 21,231 24,310 32,242 40,779 45,18155,066 60,455 66,328 69,786 77,379 85,192 93,230 101,4991/11/2022Ammon240 Fiscal Impact ‐ FINAL 716 UnitsPage 4
Ammon240 Project ‐ Ammon, IdahoFiscal Impact AnalysisProfit/(Loss) by TypeTownhome @ 75% H.O.E. Summary2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037RevenueProperty Tax 8,533 18,800 30,063 38,476 51,493 65,520 76,235 92,311 104,733 118,004 121,544 125,191 128,946 132,815 136,799Sales Tax 1,233 2,744 4,313 5,705 7,393 9,144 10,711 12,591 14,280 16,030 16,351 16,678 17,012 17,352 17,699Liquor Tax 901 1,978 3,071 4,009 5,132 6,270 7,247 8,415 9,418 10,434 11,449 13,987 16,600 19,293 22,066Total Revenue 10,667 23,523 37,447 48,191 64,018 80,935 94,192 113,317 128,431 144,468 149,344 155,855 162,559 169,459 176,564ExpendituresLegislative 31 93 160 197 271 350 394 481 532 585 602 620 639 658 678Executive 218 660 1,137 1,396 1,924 2,484 2,800 3,418 3,775 4,152 4,276 4,405 4,537 4,673 4,813Finance 194 585 1,008 1,238 1,707 2,203 2,483 3,031 3,347 3,682 3,792 3,906 4,023 4,144 4,268Clerk 309 934 1,610 1,977 2,725 3,518 3,964 4,840 5,345 5,879 6,055 6,237 6,424 6,617 6,815Planning & Zoning 234 706 1,216 1,494 2,059 2,658 2,995 3,657 4,039 4,442 4,575 4,713 4,854 5,000 5,150Engineering 319 963 1,659 2,038 2,808 3,626 4,086 4,988 5,508 6,059 6,241 6,428 6,621 6,819 7,024Parks & Rec Fund Tsfr 2,500 7,559 13,021 15,994 22,042 28,458 32,067 39,152 43,235 47,555 48,982 50,451 51,965 53,524 55,130Law Enforcement 3,217 9,726 16,754 20,579 28,359 36,614 41,258 50,373 55,626 61,185 63,021 64,911 66,859 68,864 70,930Subtotal 7,020 21,227 36,565 44,913 61,894 79,912 90,046 109,942 121,406 133,538 137,545 141,671 145,921 150,299 154,808Net Fiscal Impact 3,646 2,296 882 3,277 2,124 1,023 4,1463,375 7,025 10,930 11,800 14,184 16,637 19,161 21,7561/11/2022Ammon240 Fiscal Impact ‐ FINAL 716 UnitsPage 5
Ammon240 Project ‐ Ammon, IdahoFiscal Impact AnalysisAbsorptionAbsorption Schedule ‐ Straight Line AbsorptionAbsorption Rate 2023 20242025 2026 2027 2028 2029 20302031 2032 2033 20342035 2036 2037 TotalSingle Family 10% 10% 10% 10% 10% 10% 10% 10% 10% 10% 0% 0% 0% 0% 0% 100.0%Townhome 8% 12% 12% 8% 12% 12% 8% 12% 8% 8% 0% 0% 0% 0% 0% 100.0%Units Occupied/Sq. Ft.Single Family 42 42 42 42 42 42 42 42 42 4200000 416Townhome 24 36 36 24 36 36 24 36 24 2400000 300Cost per Sq. Ft.Single Family 325 338 352 366 380 395 411 428 445 463481 500 520 541 563Townhome 210 218 227 236 246 255 266 276 287 299311 323 336 350 364Taxable ValueSingle Family 19,656,00020,442,24021,259,93022,110,32722,994,74023,914,52924,871,111 25,865,955 26,900,593 27,976,61700000235,992,042Townhome 7,257,60011,321,85611,774,7308,163,813 12,735,54813,244,9709,183,179 14,325,7609,932,52710,329,82800000108,269,811Subtotal 26,913,60031,764,09633,034,66030,274,14035,730,28837,159,50034,054,29040,191,715 36,833,12038,306,44500000344,261,853Property Tax RevenueSingle Family @ 80% H.O.E. 26,251 20,400 21,66422,685 23,757 24,869 26,022 27,218 28,459 29,74600000Townhome @ 75% H.O.E. 8,533 10,012 10,698 7,511 11,86412,482 8,749 13,789 9,653 10,13000000Total Property Tax Revenue 34,783 30,41232,36230,19635,62037,351 34,771 41,00738,11239,87600000Sales Tax RevenueState Base ‐ Ammon Population 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115State Total Population ‐ <Avg 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345Ammon Share 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57%Annual Excess Distribution 15,050,552 15,351,563 15,658,59415,971,76616,291,202 16,617,02616,949,36617,288,353 17,634,12017,986,803 18,346,53918,713,47019,087,73919,469,49419,858,884Ammon Sales Tax ‐ Excess 386,572 394,303 402,189 410,233 418,438 426,807 435,343 444,050452,930461,989 471,229 480,653 490,267 500,072 510,073Ammon Revised Population 17,323 17,569 17,81418,022 18,268 18,51418,722 18,967 19,175 19,383 19,383 19,383 19,383 19,383 19,383Revised State Total Pop. ‐ <Avg 666,553 666,799 667,044667,252 667,498 667,744667,952 668,197 668,405 668,613 668,613 668,613 668,613 668,613 668,613Revised Ammon Share 2.60% 2.63% 2.67% 2.70% 2.74% 2.77% 2.80% 2.84% 2.87% 2.90% 2.90% 2.90% 2.90% 2.90% 2.90%Revised Ammon Sales Tax ‐ Excess 391,146404,478 418,183 431,391 445,853 460,717 475,061 490,741 505,885 521,435 531,864542,501 553,351 564,418 575,706Sales Tax Increment 4,57410,175 15,99421,15827,415 33,911 39,71846,691 52,95459,44660,635 61,84763,08464,34665,633Liquor Tax RevenueBase Liquor Tax 275,000278,340282,336286,389 289,868 294,030298,251 301,874306,207 309,927 313,692 323,102 332,795 342,779 353,063Liquor Tax Per Capita 16.1 16.3 16.5 16.7 16.9 17.2 17.4 17.6 17.9 18.1 18.3 18.9 19.4 20.0 20.6New Residents 208 246 246 208 246 246 208 246 208 20800000Incremental Liquor Tax3,340 3,996 4,053 3,479 4,161 4,221 3,623 4,334 3,720 3,76500000New Liquor Tax Revenue 3,3407,33611,38914,86819,03023,251 26,87431,20734,92738,69242,45651,86761,56071,54481,8271/11/2022Ammon240 Fiscal Impact ‐ FINAL 716 UnitsPage 6
Ammon240 Project ‐ Ammon, IdahoFiscal Impact AnalysisImpact on ExpendituresOperational Impact2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037Expenditures ‐ TotalLegislative 47,503 48,928 50,396 51,908 53,465 55,06956,721 58,423 60,176 61,981 63,840 65,755 67,728 69,760 71,853Executive 202,350 208,421 214,673 221,114 227,747 234,579 241,617 248,865 256,331 264,021 271,942 280,100 288,503 297,158 306,073Finance 224,313 231,043 237,974 245,113 252,466 260,040 267,842 275,877 284,153 292,678 301,458 310,502 319,817 329,411 339,294Clerk 35,815 36,890 37,997 39,136 40,311 41,520 42,76544,048 45,370 46,731 48,133 49,577 51,064 52,596 54,174Planning & Zoning 48,113 49,556 51,043 52,574 54,152 55,776 57,44959,173 60,948 62,777 64,660 66,600 68,598 70,656 72,775Engineering 36,913 38,020 39,161 40,335 41,545 42,79244,076 45,398 46,760 48,162 49,607 51,096 52,628 54,207 55,834Parks & Rec Fund Tsfr 178,292 183,641 189,150 194,825 200,669 206,689 212,890219,277 225,855 232,631 239,610 246,798 254,202 261,828 269,683Law Enforcement 644,360 663,690 683,601 704,109 725,232 746,989769,399 792,481 816,256 840,743 865,966 891,944 918,703 946,264 974,652Subtotal 1,417,659 1,460,189 1,503,995 1,549,114 1,595,588 1,643,456 1,692,759 1,743,542 1,795,848 1,849,724 1,905,215 1,962,372 2,021,243 2,081,880 2,144,337Expenditures ‐ Variable %Legislative 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0%Executive 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0%Finance 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0%Clerk 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Planning & Zoning 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Engineering 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Parks & Rec Fund Tsfr 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0%Law Enforcement 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6% 35.6%Absorption By TypeSingle Family 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%Townhome 8.0% 20.0% 32.0% 40.0% 52.0% 64.0% 72.0% 84.0% 92.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%Proportionate ShareSingle Family 73% 68% 67% 68% 68% 67% 68% 67% 68% 69% 69% 69% 69% 69% 69%Townhome 27% 32% 33% 32% 32% 33% 32% 33% 32% 31% 31% 31% 31% 31% 31%Residential Expenditure ShareLegislative 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0%Executive 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Finance 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0%Clerk 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0%Planning & Zoning 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0%Engineering 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0%Parks & Rec Fund Tsfr 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%Law Enforcement 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0%Commercial Expenditure ShareLegislative 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0%Executive 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Finance 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0%Clerk 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0%Planning & Zoning 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0%Engineering 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0%Law Enforcement 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0%1/11/2022Ammon240 Fiscal Impact ‐ FINAL 716 UnitsPage 7
Ammon240 Project ‐ Ammon, IdahoFiscal Impact AnalysisImpact on ExpendituresOperational Impact2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037Single Family Variable ExpendituresLegislative 104 201 303 426 541 663 808 944 1,105 1,275 1,313 1,352 1,393 1,435 1,478Executive 739 1,424 2,154 3,026 3,843 4,708 5,735 6,699 7,842 9,049 9,321 9,600 9,888 10,185 10,491Finance 655 1,263 1,911 2,683 3,408 4,175 5,0865,941 6,955 8,025 8,266 8,514 8,769 9,032 9,303Clerk 1,046 2,017 3,050 4,285 5,442 6,667 8,1209,486 11,105 12,814 13,198 13,594 14,002 14,422 14,855Planning & Zoning 791 1,524 2,305 3,238 4,112 5,038 6,1367,168 8,391 9,683 9,973 10,272 10,580 10,898 11,225Engineering 1,078 2,079 3,144 4,416 5,609 6,8718,369 9,777 11,445 13,206 13,602 14,010 14,431 14,864 15,310Parks & Rec Fund Tsfr 8,464 16,314 24,677 34,660 44,024 53,930 65,68976,736 89,830 103,655 106,764 109,967 113,266 116,664 120,164Law Enforcement 10,890 20,990 31,749 44,594 56,641 69,38684,516 98,729 115,576 133,363 137,364 141,485 145,729 150,101 154,604Subtotal 23,767 45,811 69,294 97,327 123,621 151,438 184,459 215,480 252,250 291,069 299,801 308,795 318,059 327,601 337,429Townhome Variable ExpendituresLegislative 31 93 160 197 271 350 394 481 532 585 602 620 639 658 678Executive 218 660 1,137 1,396 1,924 2,484 2,8003,418 3,775 4,152 4,276 4,405 4,537 4,673 4,813Finance 194 585 1,008 1,238 1,707 2,203 2,4833,031 3,347 3,682 3,792 3,906 4,023 4,144 4,268Clerk 309 934 1,610 1,977 2,725 3,518 3,964 4,840 5,345 5,879 6,055 6,237 6,424 6,617 6,815Planning & Zoning 234 706 1,216 1,494 2,059 2,658 2,995 3,657 4,039 4,442 4,575 4,713 4,854 5,000 5,150Engineering 319 963 1,659 2,038 2,808 3,626 4,086 4,988 5,508 6,059 6,241 6,428 6,621 6,819 7,024Parks & Rec Fund Tsfr 2,500 7,559 13,021 15,994 22,042 28,458 32,06739,152 43,235 47,555 48,982 50,451 51,965 53,524 55,130Law Enforcement 3,217 9,726 16,754 20,579 28,359 36,61441,258 50,373 55,626 61,185 63,021 64,911 66,859 68,864 70,930Subtotal 7,020 21,227 36,565 44,913 61,894 79,912 90,046 109,942 121,406 133,538 137,545 141,671 145,921 150,299 154,808Total Variable ExpendituresLegislative 135 294 464 623 812 1,013 1,202 1,425 1,636 1,859 1,915 1,973 2,032 2,093 2,156Executive 957 2,084 3,291 4,422 5,768 7,193 8,534 10,117 11,617 13,201 13,597 14,005 14,425 14,858 15,304Finance 849 1,848 2,919 3,922 5,115 6,379 7,5698,972 10,302 11,707 12,058 12,420 12,793 13,176 13,572Clerk 1,355 2,951 4,660 6,262 8,167 10,185 12,08414,326 16,449 18,692 19,253 19,831 20,426 21,038 21,670Planning & Zoning 1,024 2,230 3,521 4,732 6,171 7,696 9,13110,825 12,430 14,125 14,548 14,985 15,434 15,897 16,374Engineering 1,397 3,042 4,803 6,454 8,417 10,49712,455 14,765 16,953 19,265 19,843 20,438 21,051 21,683 22,333Parks & Rec Fund Tsfr 10,964 23,873 37,698 50,654 66,065 82,387 97,756115,888 133,065 151,210 155,746 160,419 165,231 170,188 175,294Law Enforcement 14,106 30,716 48,503 65,172 85,000 106,000125,773 149,103 171,203 194,548 200,384 206,396 212,588 218,965 225,534Total Variable Expenditures 30,788 67,038 105,859 142,241 185,516 231,350 274,505 325,422 373,656 424,608 437,346 450,466 463,980 477,900 492,2371/11/2022Ammon240 Fiscal Impact ‐ FINAL 716 UnitsPage 8