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HomeMy WebLinkAboutEver Vail Fiscal Report No Date Early Report Subsequently Updated �� ��, Thompson & Trautz LLC. Ever Vail Fiscal Impact Report Summary Thompson&Trautz LLC has been retained as an independent consultancy to provide analysis as to the potential �nancial impacts,revenue and expenditures,the planned Vail Resorts development project Ever Vail will have on the Town of Vail. Our analysis is based on information provided from Vail Resorts Development Company,Town of Vail, Eagle County Assessor, and various other consultants currently engaged to work on this project. The results of our analysis estimate that the project will generate for the Town of Vail onetime revenue of$31.6 million as well as $7.4 million at build out in ongoing annual revenue that includes$4.7 million from Tax Increment Financing(TIF). Annual Revenues TIF Revenue $ 4,�37,318 , Sales Tax-Condo Lodging 691,734 Sales T�-Hotel Lodging 505,890 Sales Tax-Utilities 54,260 � Sales T�-Retail&F&B 837,456 RETT 486,000 $ 7,312,658 One Tirne Revenues RETT $ 9,666,000 Use Taa�-Building Materials 16,000,000 Permits&Fees 5,430,000 Traffic Impact Fees 500,000 $ 31,596_00� We estimate the additional operating and capital costs to the Town of Vail will be less than the estimated annual and one time revenues. A detailed analysis follows with explanation as to the ind�vidual components of the revenue and expenditure totals. It is critical to note that all amounts used are in today's dollars and are NOT adjusted to reflect inflation and are pre 2007 recession. The estimated revenues are based upon the project being 100%built out and all commercial spaces occupied as presented. See the enclosed spreadsheet at the end of this document for the calculations. Unless noted occupancies and room rates are annual averages. t � This report does not attempt to address or quantify the obvious significant economic benefit and spin off in the commlu�ity at large resulting from Vail Resorts Development Company spending in the region of$12 billion on materials, labor and services,providing jobs and trade in the comrnunity, during the course of colistruction on the Ever Vail project. Property Tax Revenue The Ever Vail project,upon completion,will increase the assessed properiy valuation in the impacted area by$102 million. Currently the assessed value of the properties occupying the impacted land is $5.5 million. The project is in the Lionshead TIF District that was formed in 2005. The TIF district has a 25-year lifecycle starting in 2005 thereby having the capacity to - generate revenue through 2030. Based on a TIF mil] levy of 46.124 the project is estunated to generate$4.7 million in TIF revenue annually. Once the TIF district expires the incremental property tax revenue to be generated from the Town of Vail's mill levy of 4.979 mills is $511,385. Incremental Assessed Value by Source Acival Value Assessed Va1ue Condominiums $ 966,600,000 $ 76,941,360 Deed Restricted Residential 34,560,000 2,750,976 � Hotel (Cost is actual value) 66,000,000 6,960,000 Comrnercial-Office 12,218,1$2 3,543,273 Comrnercial-Restaurant/Clul 17,689,091 5,129,836 Commercial-Retail 44,442,424 12,888,303 $ 1,141,509,697 $ 108,213,748 Current Assessed Value 5,505,440 Incremental Assessed Value $ 102,708,308 Assessed value is the actual value of real property determined by the county assessor multiplied by the assessment rate of 7.96%for residential property and 29%for commercial property. The actual value of the 358 condominium units is based on a sales price of$1,800 per � square foot. The assessed value of the 120 hotel units is $200,000 per room which is determined by comparing assessed values of other comparable hotels in Vail, Beaver Creek and Bachelor Gulch. The County uses an income approach versus a market value approach to determine the assessed value for Hotels. The cost of the proposed hotel will be approximately$66 rnillion but the income approach to determining assessed value produces$24 million which is substantially less than cost or market value. l 1 The 155,575 square feet of commercial space includes office,restaurant/Club and retail. The commercial space is valued for property taxes by dividing the projected lease rate per square foot by a cap rate of 8.25%. The lease rate for office and restaurant/club is$30 per square foot and retail $50 a square foot. The cap rate of 8.25%is based upon discussions with the county assessor staff. Sales Tax Revenue Sales tax revenue will be generated by lodging, food and beverage and retail sales. The sales tax rate on all but short term lodging sales is 4%and on short-term lodging revenue it is 5.5%. The Town of Vail does not colleet sales tax for sales made on the mountain;however, a lift tax of 4% is paid to the Town of Vail on passes and lift tickets sales. Total annual sales tax at build out is estimated to be$2 million as follows. Sales Tax by Source (thousands) Condo Lodging $ 692 Hotel Lodging 506 Utilities 54 Retail&F&B - 837 $ 2,089 i The sales tax on lodging sales is based on the short rental of condominiums and hotel rooms. We estimate that$l.l million in lodging sales tax will be generated frorn the proposed lodging. It is estimated that 50%of the condo owners(358 total units)will rent their units at an average daily rate(ADR) of$550 with an estimated occupancy rate of 35%. The 120 hotel rooms will be rented 60%percent of the time at an ADR of$350. These numbers are based upon what similar properties are experiencing. At this time there are no lodging revenues being generated on the development site. Ever Vail's buildings could generate$54,260 in sales tax on the electric and natural gas used. Based upon other properties the annual gas per room is$843 and electric is$1,050. The 1,531 underground parking stn.tcture stalls is estimated to cost$295 per stall for heat and electricity. We estimate the Ever Vail project will generate sales tax revenue of approximately $837,456 on Retail and F&B sales. This estimate is based on the number of people occupying the proposed lodging. We estimate that each lodging guest spends on average $100 a day in retail and F&B. Condos are occupied by 4 people when either used by owners or when used by guests who rent them. Based on prior experience of similar properties owners who are not in the rental pool will use their units 25%of the time and units in the rental pool will rent them 35% of the time. The combined occupancy of the Condos in a rental pool and non-rented condo's is 30%. Hotel units generate 2 guests per unit and are occupied 60%. i� �� The Town currently collects sales tax from approximately 4 businesses on the development site. The sales tax collected from these four businesses has not been subtracted from the projected revenue since that information is proprietary and was not provided to us by the Town. " Real Estate Transfer Tax Revenue(RETT) The Town of Vail collects a 1%RETT on all real property sales. Onetime revenue of $9.7 million may be collected on the first sale of a11358 condo units at$1,800 a sq. ft. The resale of the units will generate on average $2.7 million or$27,000 in RETT revenue annually per unit. We project the hunover to be at 5% or 18 units sell a year generating$486,000 in annual revenue. Lift Tax Revenue The Town collects a 4%admission tax on all lift tickets and ski passes sold. We recognize the Ever Vail project will have an impact on lift tax revenue the amount has not been included in this report. Other One Time Revenues Use Tax and Permit Revenues 1 The Town collects a use tax on building materials that is anticipated to generate $16 million in revenue for the town. Permits and impact fees are estimated to generate $5.9 million for the Town. The actual traffic impact fee is estimated to be $2.5 million but anticipates ari offset of$2 million. Town of Vail Fiscal Costs Our st�idy projects the Ever Vail project could bring approximately 209,000 additional guests annually to the Town of Vail. These guests,as well as the resources and requirements that development adds,will require the Town to provide additional services. The additional services to be provided are relatively small when you consider the infrastructure of the Town is extensively developed and has the capacity to handle additional service pressures. Additionally,it has to be considered that the Ever Vail project is mitigating most of its impacts with the enhancement of roadways and roundabouts,the addition of sidewalks and other pedestrian ways,and the addition of bus stops and transit facilities. The project is proposed to be governed internally with a metro district with all of the internal improvements,including streets and plazas,to be owned and maintained by the district and the owners. All of these provisions act to reduce reliance on the Town for services. To attempt to quantify any potential service impacts to the Town we reviewed the current budget as well as the projected budgets. We also have asked the Town of Vail's staff to provide � i r'� us with an estimate of what the fiscal impacts of Ever Vail will be and have not received any estimates. Greg Hall the Town's director of public works said that the largest expense woitld be additional bus service. Other expenses could include additional snow plowing for a larger frontage road and maintenance, landscaping, lighting of inedians. Greg Hall,the Town's director of public works did not seem to think the Town's costs would exceed the projected revenues from the project. There will be 3 other major developments opening in the Town of Vail over the next 3 years: Solaris,Ritz;and Four Seasons. The Town's 2010 budget and forecast budget for 2011 — 2014 includes no increase in staffing to service these new projects coming on line. We believe from talking with staff and reviewing the Towiis 2010 budget that the projected revenue from Ever Vail will cover any reasonable additional operating or capital costs to the Town of Vail. Should the Town quantify the impacts to the operating and maintenance budgets,we are happy to include them in this report. ; ,� Ever Vail Development Annual Property Tax Revenue Generated from Ever Vail Use of Space No.Of Value Value Actuai Assessed Units Sq Ft Per Unit Per Sq Ft Value Value Residentiai 358 537,000 $2,700,000 $ 1,800 $ 966,600,000 $ 76,941,360 Deed Restricted Residentiai 48 57,600 720,000 600 34,560,OD0 2,750,976 Hotel 120 200,000 66,000,000 6,960,000 Commerciai-O�ce 33,600 30 364 12,218,182 3,543,273 Commerciai-RestauranUClub 48,645 30 364 17,689,091 5,129,836 Commerciai-Retail 73,330 50 606 44,442 424 12 888 303 1 141 509 697 108,213,748 Minus the cuRent assessed value of land and property that now exists 5,505,440 incremental increase in Assessed Vaiue 102,708,308 Town of Vaii Property Tau Revenue(4.979 milis) 511,385 Potential Revenue TIF Revenue(a�46.124 Milis From Property Tax $ 4,737,318 Annual SalesTax and RETT Revenues Generated from Ever Vail Sales Tax Revenue Gross 5ales Condo Lodging(35%Occupancy,Room Rate$550,Units Rented 179) 12,576,968 $ 691,734 Hotel Lodging(60%Occupancy,Room Rate$35Q,Units 120) 9,198,000 505,890 UUlities 1,356,499 54,260 Retail and Food&Beverage(30%Occupancy Condo,60%Hotei) 20,936,400 837,456 (4/ppi per Condo,2/ppi per Hotel,spending$100/day in Town) � 2,089,340 Real Estate Transfer Tax $ 48,soo,000 486,000 $ 2,575,aao One Time Revenues from Ever Vaii Real Estate Transfer Tax $ 966,600,000 $ 9,666,000 Use Tax on buiiding 16,000,000 Permits&Fees 5,430,000 Traffic impact Fee 500,000 Total One Time Fees � a1,5ss,000 i" � ( , People&Room Nights Generated People Per Yr People No. Of Rooms Per Room Generated Non Rental Sales Tax Condo(30%Occupancy,4 people per room) 358 438 156,804 Hotel(60%Occupancy, 2 people per room) 120 438 52,560 Peopie Generated 209,364 Days Per Year Rental Sales Tax No.Of Rooms Per Room Occ Room Nights Condo(50% Rented, 35%Occupancy) 179 128 22,867 Hotel(60%Occupancy) 120 219 26,280 People Nights 49,147 Data Assumptions CONDOMINIUMS #people generated per unit 4 Number of Condo's 358 Percent of condos rented 50% Occupancy rate of condos rented 35% Condominum nightly rental rate $ 550.00 Occupancy rate of condos not rented 25% HOTEL #people generated per unit 2 � Number of Rooms 120 Occupancy rate 60% Hotel Rental Rate $ 350.00 Guest Spending Per Day in Vail(not on mountain) $ 100.00 /day Utilities Annual Gas per Room $ 843 Annual Electric per Room $ 1,050 Parking Stalls $ 1,531 Annual per stall Gas&Electric $ 295.00 i