Financial Analysis

  • Financial Feasibility Analysis

  • Residual Land Value Analysis

  • Least Cost Location Analysis

  • Public/Private Partnerships

  • Urban Renewal Analysis

JOHNSON ECONOMICS prepared an evaluation of the market and financial characteristics of development limiting achievable densities in Metro’s designated "2040 Centers" areas.  The study was intended to document the causes underlying widespread development at densities below those targeted, and to identify factors that would increase marginal development densities.  The study identified barriers to increased density and mixed-use development in areas specifically re-zoned to permit higher density development. The analysis examined issues of development timing, local government structure, competition between centers, financial feasibility of higher-density development, and the impact of commercial development.

Metro:

Urban Center Density Study

JOHNSON ECONOMICS completed an URA Feasibility study for the City of Cheyenne in 2019, evaluating appropriate boundaries for a new district and revenue forecasts.  Based on the feasibility study, the City decided to move forward with development of an Urban Renewal plan and accompanying report in 2013.  The plan is aimed at revitalizing and encouraging redevelopment in the town center and approaching commercial corridor.  It includes funds to encourage façade improvements and renovation of buildings, as well as acquisition of key sites in the area by the Urban Renewal agency to steer their future development.

Cheyenne, WY Downtown Development Authority:

 Urban Renewal Feasibility Report

JOHNSON ECONOMICS completed a feasibility report for an urban renewal area to cover a significant regional industrial concentration recently brought into the Portland metropolitan area’s Urban Growth Boundary (UGB).  The URA is intended to allow for financing of necessary infrastructure to bring these sites successfully to market, including roads, utilities, stormwater, and trail systems.  The approach includes an innovative phasing strategy, with pre-engineering of improvements front loaded while major investments are directly linked with identified development projects. 

 

Johnson Economics recently completed the second phase of the establishment of a new URA in north Hillsboro, following the initial feasibility study.  The first phase established City goals and objectives for a new URA, and included multiple iterations of perspective URA borders, and forecasted Tax Increment Financing (TIF) revenue from the district to pay for the proposed projects.  This project has involved very fine-grained analysis of prospective development on individual parcels, including estimated square footage, land uses, new employment and incentive programs used.  The Plan and Report was adopted by the City Council in 2015.

Forest Grove, OR:

Urban Renewal Feasibility Study, Plan and Report

JOHNSON ECONOMICS produced a market analysis and prepared a series of detailed financial analyses for a mixed-use urban development to be located in downtown Vancouver, Washington.  Work was completed over a two-year period from 1999 through 2001.  The analysis included pro-forma financial analyses of alternative development programs, a return on investment analysis for the City of Vancouver, as well as financing and ownership permutations.  The focus of the analysis was to determine the optimal structure in light of financial objectives.  Jerry Johnson conducted the financial analysis, while overseeing the market analysis.  The project represents a public-private venture between the developer and the City of Vancouver, and includes rental apartments, retail, office and condominium components on a two-block site adjacent to Esther Short Park. 

The Belbadi Group: Vancouver center

JOHNSON ECONOMICS completed a feasibility report for an urban renewal area to cover a significant regional industrial concentration recently brought into the Portland metropolitan area’s Urban Growth Boundary (UGB).  The URA is intended to allow for financing of necessary infrastructure to bring these sites successfully to market, including roads, utilities, stormwater, and trail systems.  The approach includes an innovative phasing strategy, with pre-engineering of improvements front loaded while major investments are directly linked with identified development projects. 

 

Johnson Economics recently completed the second phase of the establishment of a new URA in north Hillsboro, following the initial feasibility study.  The first phase established City goals and objectives for a new URA, and included multiple iterations of perspective URA borders, and forecasted Tax Increment Financing (TIF) revenue from the district to pay for the proposed projects.  This project has involved very fine-grained analysis of prospective development on individual parcels, including estimated square footage, land uses, new employment and incentive programs used.  The Plan and Report was adopted by the City Council in 2015.

City of Hillsboro: Industrial Urban Renewal Area Feasibility Report and Plan

JOHNSON ECONOMICS conducted an Urban Renewal Feasibility study of the downtown and the Warrenton marina. Based on the findings of the study, the City Commission (council) decided to proceed with establishing an Urban Renewal Agency and preparing an Urban Renewal Plan and Report. The purpose of the plan is to create an incentive for small tourist oriented businesses and residences to be developed in the downtown area. In addition, the District includes the City’s marina which has substantial deferred maintenance. The District also includes vacant land adjacent to Highway 101 where major new commercial development is either under construction or planned. This area will provide the tax increment revenues to improve the downtown and the marina.

Warrenton, OR:

Urban Renewal Plan and Report

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