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HomeMy WebLinkAboutIII.4. Economic Impact Study & Environmental StudyF l3 1 n ! li l FI,i i Certified Public Accountants & business Consultants One SPUIIwasl Third AVCnlle 110 Last Broward BOL ilovard 2 15 501.1111 Monroe Streel Suite 2100 Suite 1950 SCllle 600 Ward, Florida 33131 Port Lauderdale, 11011C1a 33301 Tallahassee. F100da 32301 7'0IephOII0: (305) 374-1574• Telephone: (954) 467-5400 Telepllorle: (850) 224-2994 FaCSIM110: (305) 372.8161 FaCS111111e1 (9S4) 467-6184 Facs1rdle: (850) 224.0099 Website; www.Sbccpa.conl October 29, 2009 Lucia Daugherty, Esq. Partner Greenberg Traurig 1221 Brickell Avenue, 23rd Floor Miami, Florida 33131 RE: Village Carver MUSP Application update Ms. Daugherty, Although there have been changes in our economic markets since 2007, the aggregate economic impact we estimated in our prior report will not materially change. The representation is predicated on the fact that while the cost of construction has decreased in the range of 20-30%, the annual operating cost and project finance charges have decreased as well. Additionally, and significantly, the project is less risky (assuming financing remains in place). The total number of temporary and permanent personnel remains the same. Tax revenues associated with land values decreased from 2007 levels, but we view this as a temporary, not permanent, valuation adjustment. Given when we anticipate this project being completed, the change, if any, would not be significant. Very truly yours, SHARPTON4K.h BRUNSON & COMPANY, P.A. Dan, CPA/ABV President DKS/hr THE SPINNAKER GROUP 501 SPINNAKER WESTON, FL 33326 t www.thespinnakergroupinc.com (954) 347-0967 Fax (954)-217-3614 RE: YMCA Village Carver Project Date: October 19, 2009 To Roberto Lavernia: Regarding the YMCA Village Carver project proposed relocation of the parking garage from the eastern portion of the site to the Phase II portion of the site. The proposed change does not affect the open space provided by the project, the size of the building footprint, the building orientation or the amount of parking spaces being built. Due to this condition the proposed change is considered non consequential from an environmental perspective. The Environmental Impact Analysis provided in September of 2007 and submitted with the MUSP application should be considered valid and consistent with the updated site plan. Sincerely T ` Jason Biondi LEED AP P'7786- 897- 7783 Building Commissioning - LEEDTM Consulting BUILDING COMMSSIONINCs yam` ms`s. VILLAGE CARVER Economic Impact Analysis Submitted to: City of Miami Prepared For CARLISLE DEVELOPMENT GROUP Prepared by: SHARPTON, BRUNSON & COMPANY, P.A. One Southeast Third Avenue Suite 2100 Miami, Florida 33131 (305) 374-1574 TABLE OF CONTENTS PAGE(S) THE PROJECT OVERVIEW 1 EXECUTIVE SUMMARY Introduction 2 Summary of Benefits 3 OBJECTIVES AND DEFINITIONS Objectives 5 Definition of Economic and Tax Impact 5 Direct and Indirect Effects 5 Measures of Economic Impact 6 Description of Results 7 DISCUSSION OF THE RESULTS BY ECONOMIC INDICATORS Impact Indicators 8 Results of Indicators 8 Impact of Construction 8 Impact of Ongoing Operations 9 Impact on Local Tax Revenues 9 Analysis by Economic Indicators 9 Employment 9 Wages 10 Output 10 Local Taxes 11 Public Sector Cost 12 Impact fees 12 EXHIBITS Exhibit I: Summary of Economic Impact 13 Exhibit II: Impact and Other Fees 14 Village carver is a joint venture between Carlisle Development Group, LLC and Biscayne Housing Group, LLC to develop and provide affordable housing to residents of the City of Miami and Miami -Dade County. The site is located within the Little Haiti Neighborhood Development Zone, at 401 NW 71 Street, Miami, Florida 33150. The gross lot area is 340,000 square feet (7.81 acres) and the net lot area is 297,000 square feet (6.82 acres). Village Carver will be built in three phases. Phase I is a 9 story high-rise for the elderly, consisting of 112 one bedroom/one bathroom units, totaling 68,206 square feet of rentable space. Phase II is an 8 story high-rise for the elderly, consisting of 98 one bedroom/one bathroom units, totaling 59,677 square feet of rentable space. Phase III is an 11 story high-rise for families, consisting of 48 one bedroom units; 40 two bedroom units, and 10 three bedroom units totaling 78,650 square feet of rentable space. The construction will be concrete block stucco; floor of reinforced concrete; plaster over lathe or drywall over wood stud walls and cement roof. Village Carver will set-aside 100% of the units for very -low and low-income individuals &/or households. There is a tremendous demand for affordable units in the Miami -Dade market. This site offers the prospect of creating affordable units to meet that demand. The area has been experiencing new development which includes multifamily rental rehabilitation and new construction. The immediate vicinity has a number of relatively old single family and substantial number of small retail businesses. The Little Haiti neighborhood, and the northeast section of the City of Miami in particular, have suffered years of disinvestment evidenced by low-end retail, sub -standard housing and relatively high rents (based on square footage). The area is recently a focus of public sector and private sector re- investment. This proposed community has excellent proximity to public transportation and highway 1-95. This provides easy access for the residents to all directions in the county. Village Carver is also located a short distance away from employment centers (offices, retail and industrial) schools, houses of worship, parks, stores, hospitals, fire station, library and other community services. Carlisle and Biscayne Housing are committed to attracting, serving and keeping their residents. Village Carver presents a great opportunity to provide a unique living experience to the very low and low-income population of Miami. In order to enhance the quality of life of the residents, special programs and activities will be implemented at no cost to the residents. In addition to meeting all building code, Fair Housing Act, and Americans with Disabilities Act requirements, the development will have all of the required features and amenities for the elderly demographic such as a multi -functional community center with library and computer lab ad unit amenities will include air conditioning, cable TV hook-up, ceiling fan, and window treatments. This document represents an in-depth This analysis encompasses the economic and tax benefits analysis of entire Project and estimates the the development and operation of economic and tax benefits for affordable housing facilities. both its developmental and The Project currently contemplated is operational phases. comprised of the following components: ❑ 308 residential units. ❑ 381 parking spaces. The Project will bring significant economic benefits to the city of Miami (the City). This section summarizes the impact of the project on employment, public sector revenues and other economic benefits as a result of the development. Employment Employment considerations include the direct employment resulting from the Project. Average developmental construction phase employment will be for approximately 132 employees and the Project management is expected to employ 12 people for on-going maintenance and operations of the facilities. Wages To compute the wages associated with the new employment we started with budgeted data directly related to the developmental and operational phases of the Project, and we incorporated data from our research on retail sales. Total direct and indirect impacts expected from wages associated with the new development approximate the following: One Time $33,825,600 Annual $ 939,600 Tax Revenue The estimate of the public sector revenues associated with the development includes taxes and other revenues generated directly by the Project. Although ,public sector costs are important elements in measuring fiscal impact, these benefits have not been quantified in this document. This analysis only measures the benefits derived from the development. Annual tax revenue expected to be created totals $11839,141. Output The estimate of total economic impact is measured by total output. This analysis measures the economic impact of developmental costs and ongoing, operational expenditures. To determine the effect of respending within the City, we utilized a multiplier to compute total direct and indirect benefits. Total output expected to be generated, as a result of the developmental and operational phases of the Project will approximate the following: One Time $ 107,353,940 Annual $ 2,185,885 Significant Community Benefits: ➢ Jobs Wages ➢ Taxes Economic Activity Residents' Spending Impacting Local Businesses: ➢ Food ➢ Recreation/Entertainment ➢ Transportation ➢ Retail The following table and charts summarize the economic impact of the Village Carver development. Economic Activity Stimulated Output Wages Taxes Jobs Created CONSTRUCTION PERIOD ANNUAL IMPACT RECURRING $ 107,353,940 $ 2,185,885 33,825,600 939,600 1,839,141 $ 141,179,540 $ 4,964,626 132 12 4 Objectives The objective of this analysis is to provide information on the various benefits created by the Project and to prepare an estimate of such benefits to the City. Our analysis is based on an economic model, which estimates economic and tax impacts of various projects on a designated area. The model is specifically tailored to the City of Miami (the City). Definition of Economic and Tax Impact The construction and subsequent operation of the Project will create important benefits within the City. These benefits include new income, new jobs, new tax revenue and new economic activity impacting upon every sector of the local economy. Moreover, through the multiplier effect of respending and reinvesting, indirect economic benefits are added to the direct benefits brought about by initial construction expenditures, the expenditures from ongoing operations and new spending at the retail enterprises. Direct and Indirect Effects The total economic impact of public and private projects and policies on a region does not end with the impact from the initial construction expenditures; the continued benefits to the local economy must also be considered. Income to firms furnishing construction materials and services is subsequently converted into employee salaries, material purchases, investment in plant and equipment, savings, profits, purchases of services, and a variety of other economic activities. Income to laborers is subsequently respent for purchasing of food, housing, transportation, education, entertainment, medical and dental services, clothing, personal services, and a wide variety of other goods and services. Furthermore, income to the governmental unit is respent as salaries, purchases, and support of a variety of programs, including education, transportation, and social services. In turn, individuals, firms, and governments furnishing these goods and services again spend their income for more purchases, salaries, investments, and savings. In this manner, indirect benefits result each time the initial sum is respent, and the additional sum available in the local economy induces further job creation, business development and savings. Quantification of these indirect benefits has been the object of considerable economic study. Because economic relationships are so complex in our modern society, no single area or political unit is a completely self-contained economic unit. Therefore, purchases from other areas and political units are necessary, and goods services are exported in return. As purchases are made from other units, some of the benefits of economic respending are lost to the local economy. Ultimately, a smaller and smaller portion of the initial sum would remain, until, after several rounds of respending, an insignificant sum is left. The indirect effects can be viewed as a set of "ripples" in the economy. Indirect, like direct, resources require labor, materials, equipment and services for their production to induce further job creation and spending of wages. The "ripple" of the indirect effect multiplies the original impact of the purchase. The common measure of the magnitude of the "ripple" effect is called a multiplier. A multiplier measures the total magnitude of the impact on each particular economic indicator as a multiple of the initial, direct effect. For instance, a multiplier of "1" would signify no "ripple" effects as the total impact is 1 times the initial impact, while a multiplier of "2" would imply that the total impact is 2 times the direct effect. The actual magnitude of a multiplier depends on the likelihood the goods and services purchased in a region would be produced in, or provided from the region. The model we used to estimate the total economic impact incorporates a multiplier developed by utilizing past consumption and production patterns in the City. There will be significant economic benefit derived from the expenditures of the residents of the Project on eating, drinking, grocery, recreation, retail etc. This report does not include the economic impact of such expenditures. Measures of Economic Impact Various measures can be used to indicate the impact of a policy or project on a region. Specifically, for this study, they are the increases in local employment, wages, tax revenue and output that result. Definitions of these measures are as follows: Employment is measured full-time equivalent jobs. Wages include wages, salaries, and proprietor's income only. They may include non -wage compensation, such as pensions, insurance, and other fringe benefits. Wages are assumed to be expended by households in the area at which the wage-earner works. Local taxes include additional revenues from both ad valorem and non ad valorem assessments. Direct expenditures include those sums expended for land acquisition, site preparation and all hard and soft costs associated with a project. Indirect expenditures are those sums expended within the local economy as a result of the "ripple" effect described earlier. Output describes total economic activity, and is essentially equivalent to the sum of direct and indirect expenditures (exclusive of wages and taxes). Description of Results For the purpose of describing the total economic benefits of the Project, the related expenditures and economic activity stimulated have been broken into two categories: ➢ Developmental Annual Recurring Developmental expenditures include those expenditures related to the design and construction phase of the Project and related amenities. Annual recurring activities stimulated are those expenditures incurred in connection with the ongoing operation of the Project, and the sales and expenditures of the retail enterprises leasing space at the Project. 7 Impact Indicators We measured the Project's impact on four commonly used indicators of economic activity. Those indicators are: ➢ Jobs ➢ Wages ➢ Total output ➢ Local taxes Results of Indicators Exhibit I details the Project's direct and indirect impact on the above economic indicators for Miami. A summary of such impact follows: DEVELOPMENT The economic indicator most commonly measured, and publicly reported on to gauge the economic impact of a public project is output. The impact of a project on the indicator output is often referred to as the project's economic impact. Impact of Construction The site preparation and construction expenditures, including soft costs and impact fees are estimated at $75 million. Such activity will create approximately 132 new full time equivalent jobs and employ a maximum of 167 workers during peak periods. The workers will earn approximately $18 million in direct wages. (One Time) OUTPUT WAGES TAXES EMPLOYMENT Direct $ 57,127,469 $ 18,000,000 132 Indirect 50,226,471 15,825,600 $ 107,353,940 $ 31825,600 132 ANNUAL Operational: Direct $ 1,163,200 $ 500,000 $1,839,141 12 Indirect 1,022,685 $ 2,185,885 $ 939,60 alIL9..141 12 Impact of Ongoing Operations As a result of the on-going operation and maintenance of the Project, Miami will gain approximately 12 new, permanent full-time equivalent jobs. The wages of the workers who obtain these positions will provide an impact of approximately $940 thousand annually. The total expenditures for the Project's operations, will provide a new, permanent impact of $2.2 million annually to the City's economy. This impact consists of the effects of the direct expenditures from the maintenance, security and day-to-day operation of the Project, and the multiplied effects of such spending thus creating indirect benefits. Impact on Local Tax Revenues As a result of the construction and operation of the Project, various state, city and city governments and agencies would gain an estimated annual tax benefit of $1.8 million. Analysis by Economic Indicators Our analysis of the economic and tax benefits of the Project was done by each major phase of the Project. We identified the major phases to be developmental and operational. This analysis determines the economic benefits to the City by identifying such benefits for each of the phases. The effects on economic indicators used to measure benefits (employment, wages, output and taxes) were computed for each phase. Employment Employment is one of the most important economic benefits of the Project. It is one of the most accessible and direct benefits for the City's residents and it's residents and is a primary means by which developmental, operational and maintenance expenditures generate indirect economic benefits. A portion of this employment occurs on-site as a result of new spending at the retail enterprises, and a portion is derived from on-going operations of the Project. Further employment is generated off-site by the expenditures of employees of the Project and businesses located in the Project, at area businesses. As can be seen in Exhibit I, total short-term (developmental) employment will average 132 employees over a thirty-six month period and a total on-going employment will average 12. The total on-going positions can be summarized as follows: Management Security Parking Maintenance/Facilities P Wages The analysis deemed wages are a direct by-product of employment. As discussed in the above section, both on-site and off- site jobs are created. There were both temporary and permanent in nature. To compute the wages associated with the new employment we started with budgeted data directly related to the developmental and operational phases of the Project. Employment, such as construction related employment, was obtained directly from construction estimates. These numbers were tested for reasonableness. Output The output generated, as a result of the development and operations of the Project, is caused by the following type of expenditures: ➢ Development costs expended in the City (100%) ➢ Annual operational expenditures of management company ➢ New spending in the locality by employees of businesses located in the Project To incorporate the impact of dollars being respent and/or reinvested in the City, a multiplier was applied to total direct output. A multiplier of 1.8792 was used to determine total direct and indirect output created by the Project. This multiplier indicates that for every $100 spent in Miami, another $187.92 will be respent or reinvested in Miami. This multiplier was obtained from the Dade City Planning Department. Direct output from the developmental phase of the Project is primarily a result of developer costs. These costs include land acquisition, site preparation and soft and hard costs relating to the Project's construction. To determine the total output we determined what development costs were expected to be or had been spent in Miami. Total direct output during the development phase is $57 million. Total indirect output created by the direct respending in Miami is $50 million. Thus total Miami Output from the development of the Project is $107 million. The final component of output results from the direct operating expenditures of the Project, and the indirect benefits created as a result of the multiplier effect on direct output. The Developer provided us with an annual operating budget for the Project. An overall assumption was made that all expenditures would be spent initially in the City. 10 Output (Contd.) The total operating expenditures incorporate all estimated expenses of the ongoing operation of the Project. The impact of the retail enterprises was measured separately as an economic indicator. To incorporate the potential respending and reinvesting in Miami, the multiplier effect was measured. By applying a multiplier of 1.8792 to the total direct output from operating expenditures and the retail enterprises, we determined total output (direct and indirect) from on- going operating expenditures and retail sales. Local Taxes A key and significant benefit generated from the development and operation of the Project is taxes. Several types of tax revenue will be generated from this project including ad valorem taxes. Specific ad valorem taxes include real and personal property taxes. Other taxes include occupational taxes and community development taxes. New real property taxes will be assessed on the Project. The assessment is based on a predetermined mileage rate being applied to the taxable value of the real property. We computed real property taxes for the developmental phase based on the cost of the development of the Project. This assessment base is very conservative since tax on real property typically is assessed on appraised values and not actual cost. The basis for ongoing taxes is also overall cost. The mileage rate was obtained from the City Tax Collectors office relative to the Project's location. The projected annual real property taxes are approximately $1.8 million. Total ad valorem taxes assessed by Miami -Dade County are allocated based on mileage rates to certain governmental entities. Listed below is the allocation of projected tax revenue. City Operating $ 624,966 School Operating 573,960 County Operating 419,033 Debt Service - City 46,344 Debt Service -County 21,269 South Florida Water 44,553 Library Operating 36,269 School Debt Service 30,896 Florida Inland Navigation 2,873 Environmental Projects 7,463 Children's Trust 31,515 TOTAL $ 1,839,141 11 Local Taxes (Contd.) Although not quantified, the City, through its receipt of allocated state sales taxes will receive an additional benefit as a result of the development and operation of the Project, and from the retail enterprises. Public Sector Costs Impact fees Very significant factors in measuring the economic impact on a specific region of a project are impact and other required development fees. A summary of these fees are listed below: ➢ City of Miami Developmental Impact Fee ➢ City of Miami Developmental Admin Fee ➢ Miami -Dade County Roadway Impact Fee ➢ Miami -Dade County School Impact Fee ➢ Building Permit Fee ➢ Installation Energy Fee Other Fees For the purpose of this economic impact analysis, fees are included as a part of the direct development cost (output). Impact fees total approximately $2.1 million and other fees total approximately $588 thousand. These fees are shown in detail in Exhibit II. 12 Exhibit I Summary of Economic Impact Exhibit II Impact and Other Fees i1 =1 Ar--. : - • 111 111 + ./1 11 111 NOW"-- ••S . 11 111 •;v • moi• di rA FA Rxg • � Id Hca :+.. ...11 132 12 $ 1,839,141 144 $ 1,839,141 13 (IMPACT AND OTHER FEES: IA. Development Square Footages: 1) Total gross building area (with parking) 2) Maximum development area (FAR) 3) Gross parking area B. Impact Fees: 1) City of Miami Developmental Impact Fee 2) Developmental Impact Administration Fee 3) Miami -Dade County Roadway Impact Fee 4) Miami -Dade County School Impact Fee Total of all Impact Fees C. Non -Impact fees: 1) Miami Dade W.A.S.A. "connection fees" 2) Building Permit Fee 3) Installation Energy Fee 4) Major Use Special Permit Application Fee 5) Miami -Dade County Code Compliance 6) Radon Gas Fee 7) Fire Plan Review Fee 8) Ground Cover Fee 9) Land Use/Zoning 10) Zoning Review for Building Permit Fee 11) Certificate of Occupancy Fee 12) Application Fee Total of all Non -Impact Fees Total of all Fees for Project Square Footage 363,586 251,172 84,420 Amount $ 1,448,216 43,446 270,116 378,093 $ 2,139,871 430,584 58,191 33,559 30,000 27,300 1,455 2,764 432 2,968 60 250 35 $ 587,598 $ 2,727,469 Source: City of Miami Planning, Building and Zoning Department. Miami Dade County Impact Fees 14 k� �errt�7�l�13� 313,26 P1`�'�tit�,(}aes�rrinak�.rgftltt��tt�u t�t�n� RE: YMCA Village Carver MUSP Application September 17`x', 2007 Environmental Impact Analysis Statement (EIAS) To Whom It May Concern: After review and consideration of the proposed project MUSP application provided to me by Greenberg Traurig P.A., and prepared by Corwil .Architects, Greenberg Traurig P.A., Richard Garcia and Associates, Sharpton Brunson & Co., and SunTec Engineering dated May 2007, it is determined that the YMCA Village Carver will have a favorable impact on the immediate neighborhood. Based on the elements and potential impact of the development in the context of the environmental and social conditions of the study area, this EIAS takes into consideration the following environmental issues: the economy, public services, environment and housing supply within the City of Miami. A complete economic impact analysis provided by Sharpton Brunson & CO. P.A. is included in the MUSP application, Tab 4. In summary the report states that the increase in employment opportunity as a measure of full time equivalent jobs, wages, local taxes, direct expenditures, indirect expenditures and output generated by the project are determined to be a positive economic result of the proposed project. Please see Tab 4 of the MUSP application for further analysis. The effect of YMCA Village Carver on public services will be multi faceted. The Projects' relationship to traffic flow, pedestrian movement and transportation access is thoroughly examined by Richard Garcia Associates and can be found under Tab 2 in the MUSP application. By channeling development to areas like this with existing infrastructure, greenfeild space, natural habitats, the impact on natural resources can be protected. Communities with at least ten basic services within a half mile radius reduce the impact of vehicular traffic, improve productivity, alleviate parking problems, and promote healthy levels of outdoor physical activity. Similarly YMCA Village Carver will promote public transit use due to its close proximity to bus stops with a variety of bus lines within % mile. Bus stops for lines 2, 9, 10, 202 are within walking distance of this project and provide service to schools, light rail, malls, and city centers. A large number of people are willing to use mass transit if it is convenient and facilities are provided. This strategy can potentially reduce the energy demand for transportation which would cut CO2 emissions and lessen the negative effects of building high rise sites by reducing parking. In addition YMCA Village Carver will be providing laundry facilities, a library, computer lab, 24 hr on call manager, housekeeping assistance, meditation gardens, access to health professionals, recreation rooms and community life oriented classes. Having these amenities YMCA Village Carver will supplement and add value to the neighborhood, provide a sense of community, improve the quality of life through its public services. Providing facilities for recycling would help to reduce the amount of waste bound for our landfills and also help alleviate the strain on our virgin resources. The proposed site for YMCA Village Carver is a previously developed site which is not considered prime farmland, a greenfield, an habitat for any species on the threatened or endangered species lists and is not within 100 feet of wetlands, or public park land. Since this site has been previously disturbed, damage to the environment is limited and more sensitive land can be preserved. Erosion and sediment control measures should be outlined by the civil engineer and performed by the general contractor during construction. South Florida Water Management District requires a Storm Water Pollution Prevention Plan as per the National Pollutant Discharge Elimination System. An Erosion and Sediment Control Plan may be a requirement of that standard. Creative and careful site design has been used to integrate the natural setting with the buildings thus allowing a connection between the built environment and natural spaces. The developers' proposed plan exceeds the requirements for open space by 36,637 square feet. The building footprint is only 25% of the 7.8 acre site. The remaining area exists as picnic area, landscape area, recreational area, and minimal surface parking. This will provide a connection to the natural environment, while promoting a sense of community. Using a high percentage of native or adaptive species for the landscaping in these areas will help restore habitat and may reduce water needs for irrigation. Additionally all major occupied areas within the units have access to vision glazing for 50% of the space furthering the residents tie to the outside and natural light. Further more the majority of parking being provided at YMCA Village Carver will be covered, garage type parking, This will help reduce the urban heat island effect, of a project this size, which can be detrimental to site habitat, wildlife and migration -� Building Commissioning • LEEDTnr Consulting PLAI04NC Cl7t.!/. ss"7IG C corridors. Using a highly reflective roofing membrane and light colored concrete for uncovered parking and roadways will reduce the heat island effect even further and possibly reduce HVAC loads and energy costs. SunTech Engineering has determined that the stormwater management planned for the project will improve both treatment and drainage. Storm water flows will be managed with on site exfiltration trenches additional improvements are proposed for two separate city right — of — ways, NW P Ave. and NW 7151 St. landscaping and drainage. Improvements include two lanes of roadway, grass swales, and connecting 5ft sidewalk area. This strategy will be used to control the quality and quantity of stormwater as it replenishes the Biscayne Aquifer. Issues pertaining to the supply of affordable, elderly housing are addressed in the Project Description portion of the MUSP application as well as within the Economic Analysis under Tab 2. Regarding environmental impacts associated with this project, it is my professional opinion that the proposed development site is appropriate and has a favorable impact within the immediate neighborhood and its environment. While developing the design for YMCA Carver and building on this site, consideration should be given towards using water efficiently, maximizing energy efficiency, using environmentally appropriate materials, and monitoring indoor environmental quality. In this way the impact of development upon our natural environment can be minimized and the performance of our built environment can be maximized.