HomeMy WebLinkAboutIII. Tab 4. Economic Impact & Environmental StudiesTHE V1L L,,A--,--G,ES
APART MENTS
Economic Impact Analysis
Submitted to:
City of Miami
Prepared For:
PENINSULA DEVELOPERS
Prepared by:
S,HARPTON, BRUNSON & COMPANY, P.A.
One Southeast Third Avenue
Suite 2100
Miami, Florida 33131
(306) 374-1674
SHARPTON, BRUNSON & COMPANY, P.A.
ss ConSLAIMMS
Certified Public Accountants & Busiric
THE VILLAGES APARTMENT
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
tmpioyment
a
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
Project Overview
The Villages Apartments (the
Project) is an eleven acre 574 -unit
affordable rental community featuring
multiple residential buildings, a 2 -
story clubhouse and 850 parking
spaces. Designed by Arquitectonica,
the Villages' amenities include lush
landscaping, outdoor recreation
areas, a community pool, a lanai and
access to retail shops. All of these
public spaces are interconnected by
a linear park and a continuous scenic
pedestrian walkway. These
amenities provide recreation and
stimulation of personal interaction
amongst its residents. "The Village"
will not only provide an economic
benefit to Miami -Dade County, but it
will also be a social benefit to its
residents.
The development will be located at
the historic Knight Manor site which
was formerly called "Carver Village."
Embracing the "Village" name and
combining it with a modern urban
residential community in the heart of
Miami will be a welcome addition to
the Model -City community,
-1-
Introduction
This document represents an in-depth economic and tax benefits analysis of the
developmental and operation of a first class condominium building and retail
facilities.
The Project currently contemplated is comprised of the following components:
❑ 574 units of high-quality residential
❑ Strategically designed outdoor recreational area/facilities
❑ Spacious club house
❑ 850 parking spaces
This analysis encompasses the entire Project and estimates the economic and
tax benefits for both its developmental and operational phases.
-2.
Summary of Benefits,
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 146 employees
and the Project management is
expected to employ 7 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 $46,261,206
Annual $ 300,672
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
$2,501,464.
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 re -spending
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 $ 166,665,147
Annual $ 7,295,319
-3.
Al-NUK
Summary Of Benefits,
Significant Community Benefits:
➢ Jobs
➢ Wages
➢ Taxes
➢ Economic Activity
Residents', Office Workers' and Retail/Restaurant Employees' Spending
Impacting Local Businesses:
➢ Food
➢ Recreation/Entertainment
➢ Transportation
➢ Retail
The following table and charts summarize the economic impact of The Villages
Apartments project.
CONSTRUCTION ANNUAL
PERIOD IMPACT RECURRING
Economic Activity Stimulated
Output $ 166,665,147 $ 7,295,319
Wages
Taxes
Jobs Created
46,261,206 300,672
2,501,464
$ 212,926,353
146
$ 10,097,455
7
-4.
AM
Objectives And Definitions
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 re -spending 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
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
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 re -spending are lost to the
local economy. Ultimately, a smaller
and smaller portion of the initial sum
would remain, until, after several
rounds of re -spending, an
insignificant sum is left.
-5-
Objective And Definitions
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
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).
.6.
Objectives And Definitions
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-
Discussion Of The Results
Ahx
By Economic Indicators,
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:
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 $113
million. Such activity will create
approximately 146 new full time
equivalent jobs and employ a
maximum of 179 workers during peak
periods. The workers will earn
approximately $24.4 million in direct
wages.
DEVELOPMENT OUTPUT WAGES TAXES EMPLOYMENT
One Time:
Direct $ 88,689,414 $ 24,617,500
Indirect 77,975,733 21.643,706
$ 166,665,147 $
Annual:
Operational:
Direct $ 3,882,141 $
Indirect 3.413.178
46, 261, 206
160,000 $ 2,501,464
140.672
$ 7,295,319 $ 300,672 $ 2,501,464
146
146
7
7
MF -12
Discussion Of The Results
By Economic indicators
Impact of Ongoing Operations
As a result of the on-going operation
and maintenance of the Project,
Miami will gain approximately 7 new,
permanent full-time equivalent jobs.
The wages of the workers who obtain
these positions will provide an impact
of approximately $300,672 annually.
The total expenditures for the
Project's operations, will provide a
new, permanent impact of $7.2
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 $2.5 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 146 employees over a thirty-
six month period and the total on-going
employment will average 7.
The total on-going positions can be
summarized as follows:
Management
Security
Parking
Maintenance/Facilities
Retail
-9-
Discussion Of The Results
By Economic Indicators,
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
➢ 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 $89 million.
Total indirect output created by the
direct re -spending in Miami is $78
million. Thus total Miami output from
the development of the Project is
$167 million.
-T-he 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.
Discussion Of The Results
By Economic Indicators I.
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
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 $2.5 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.
A key and significant benefit generated City Operating $ 824,206
from the development and operation of
the Project is taxes. Several types of School Operating 854,705
tax revenue will be generated from this County Operating 517,069
project including ad valorem taxes.
Specific ad valorem taxes include real Debt Service -City 65,215
and personal property taxes. Other Debt Service - County 32,178
taxes include occupational taxes and South Florida Water 60,360
_community d_e_v_e.l.o.pm.e.nt taxes.
Library Operating 43,379
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.
School Debt Service 42,679
Florida Inland Navigation 3,895
Environmental Projects 10,094
Children's Trust 47,681
TOTAL $2,501,464
SEE
Discussion Of The Results
By Economic Indicators
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
➢ Downtown Development Supplemental 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 $3,63,602 and other fees
total approximately $1,120,578. These fees are
shown in detail in Exhibit Il.
-12-
Exhibit List
Exhibit I Summary of Economic Impact
Exhibit II Impact and Other Fees
-13-
OUTPUT
WAGES
EMPLOYMENT
TAXES
DIRECT
DEVELOPMENTAL
$ 88,689,414
$ 24,617,500
146
OPERATIONAL
3,882,141
160,000
7
$ 2,501,464
TOTAL DIRECT
92,571,555
24,777,500
153
2,501,464
INDIRECT
DEVELOPMENTAL
77,975,733
21,643,706
OPERATIONAL
3,413,178
140,672
TOTAL INDIRECT
81,388,911
21,784,378
-
TOTAL BENEFITS
$ 173,960,466
$ 46,561,878
153
$ 2,501,464
TOTAL DEVELOPMENTAL
$ 166,665,147
$ 46,261,206
146
TOTAL OPERATIONAL
7,295,319
300,672
7
$ 2,501,464
TOTAL BENEFITS
$ 173,960,466
$ 46,561,878
153
$ 2,501,464
-13-
Exhibit . 11
Impact and Other Fees,
IMPACT AND OTHER FEES:
A. Development Square Footages: Square Footage
1) Gross Allowable Square Footage 723,420
2) Maximum Development Area (Total FAR) 884,739
3) Gross Parking Area 114,744
B. Impact Fees: Amount
1) City of Miami Developmental Impact Fee $ 2,698,948
2) Developmental Impact Administration Fee 80,968
3) Miami -Dade County Roadway Impact Fee 503,398
4) Miami -Dade County School Impact Fee 351,288
Total of all Impact Fees $ 3,634,602
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
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
Source: City of Miami Planning, Building and Zoning Department.
Miami Dade County Impact Fees
802,452
162,775
72,342
30,000
35,789
4,069
382
4,692
60
250
35
$ 1,120,578
$ 4,755,180
.14-
ECSC
�iNERGY COSI
,lLUTiONB GRAUP, LLV
RE: The Villages Apartments MUSP Application Date: May 5, 2010
Environmental Impact Analysis Statement (EIAS)
To Whom It May Concern:
This EIAS considers the environmental and social issues regarding development as they relate to the
local economy, public services, environment, and housing supply within the immediate neighborhood. I
have determined that The Villages Apartments Project ("Project"), located at 755 NW 67 Street and 890
NW 69 Street; Miami, Florida 33150 will have the following environmental impact on the immediate
neighborhood. This conclusion is based on review and consideration of portions of the projects MUSP
application components provided by Peninsula Developers, Inc. Documents reviewed include a Traffic
Study performed by David Plummer & Associates, architectural drawings provided by Arquitectonica
(Architects), a site survey has been provided by Schwebke — Shiskin & Associates, landscape plan has
been provided by ArquitectonicaGEO (Landscape Architect), and a Site Utility Study provided by
Kimley-Horn and Associates, The economic impact study has not been provided at this time. Please
consider the following.
The Project's relationship to traffic flow, pedestrian movement and transportation access is examined by
David Plummer and Associates and, the final report, can be found in the MUSP application. All study
area corridors were found to operate at "acceptable levels of service". The Traffic study uses 2008
traffic factors and evaluates traffic volumes through 2013. The Projects location lends itself to
integration with existing public transit options. The site is in close proximity to bus routes and basic
services. With linkages to public transportation and basic services there is potential to promote
community connectivity and reduce single occupant vehicular trips. The project is currently is claiming
a 10% traffic reduction based on pedestrian and bicycle access. Providing bike racks, thoughtful
roadway/ bike lane improvements, planning pedestrian oriented hardscape and reducing parking to the
minimum required by code and providing preferred parking for carpool vehicles are common
approaches used to reduce traffic volumes. The development features covered bike shelters throughout
which can be found on page L 1-04 and L 1-06 of .the Landscaping drawings. Please consider an
approach which quantifiably reduces traffic volumes and single occupant vehicle use. In this way the
Project will be positioned to demonstrate positive social, environmental and community transformation
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by providing direct, safe connections to business centers, open space, local destinations, housing and
community assets. The traffic study suggests road improvements will not be required for the increased
density being requested for this Project. Encouraging bicycle riding, carpooling and use of public
transportation in urban areas will reduce automobile dependence as well as the energy demand for
transportation, thereby cutting CO2 emissions, and allowing for a greater service life of existing
vehicular infrastructure beyond the 2013 forecast provided for in the Traffic Study.
The Project consists of three phases and a total of 574 residential units in six buildings with a total area
of 699,132 square feet of residential space and a clubhouse of 3,080 square feet. The Project site has
been previously developed. A significant amount of additional vegetative open space is being provided
above what is required by code. Additional vegetative open space when planted with native vegetation
will help promote biodiversity and could potentially create a more walk able site which helps establish a
sense of community. The majority of the trees currently on site are scheduled to remain or for relocation
on site. All trees slated for removal are non native, invasive species. The majority of trees on site are
native, well established and many are of an ecologically -significant size. Current landscape plans
indicate a plant palette with a majority of native trees as well as many native shrubs and ground covers.
The project is proposing to install parking lot landscaping and open space above the minimum code
requirements. Vegetative open space and pedestrian oriented hardscape can be used to integrate this
Project into the community / local environment and encourage pedestrian activities and biodiversity.
Using native plant varieties and increased amounts of vegetative open space helps to restore habitat in
dense urban surroundings. Examples of large, well developed, native vegetation provide ecologically
valuable habitat. Consideration should be given to providing, mature, native or adaptive, vegetation.
New trees being planted should be as mature as possible
Stormwater will be managed using catch basins and exfiltration trenches in order to accommodate a 5yr
24-hour storm water event on site. This stormwater strategy will help reduce run off from the site and
also minimize sedimentation of existing stormwater infrastructure. The building will generate
approximately 112,608 gallons of sewage per day. Sewage will be gravity fed to existing Miami -Dade
Water and Sewer Facilities for treatment. It has not been determined whether improvements to existing
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sanitary sewer systems will be required in order to accommodate this project's waste water demands.
Low flow, flush and flow fixtures have not been specified at this time. In order to mitigate the volume
of waste generated by this project and handled by the municipal sewer system, waterless urinals, low
flow toilets, low flow showers and sinks should be considered.
A two story, three floor parking garage has been designed for this project. More than 50% of the parking
spaces for this project are under cover. Covered parking spaces associated with this Project allows for a
smaller building footprint and will reduce the urban heat island effect. Heat Island Effect occurs when
warmer temperatures are experienced in urban landscapes compared to adjacent rural areas as a result of
solar energy retention on constructed surfaces. Principal surfaces that contribute to heat island effect
include streets, roof tops and parking lots. These differences in temperature gradients between urban
settings can be detrimental to habitat, wildlife and human comfort. Heat island effect could be further
mitigated on this project by the use of roofing materials with a high solar reflective index and light
concrete for surface spaces.
Site lighting can also have an impact on nocturnal environments for people as well as wildlife and
habitat. Reducing light pollution by limiting light trespass and up lighting can improve nocturnal
environments and provide greater access to the night sky. This can be accomplished by thoughtful
placement of permanent lighting, such that it does not escape through windows during night time hours,
minimizing up lighting, using lower power densities then recommended by ASHRAE/ IESNA standards
for exterior lighting, and by carefully designing te lighting that does not escape the site boundary
horizontally or into the night sky. The Project's lighting plan has not been reviewed at this time. Site
boundary photometrics and lighting power densities can be useful metrics when evaluating levels of
light pollution reduction.
The Projects design decisions regarding roofing materials, building orientation / shading, glazing
characteristics, insulation values, hot water equipment efficiency and roof top air conditioning
efficiency will greatly impact the overall efficiency of these residential units. Currently the design
team has not set an overall energy cost reduction strategy compared to ASHRAE Standard 90.1 2007
and/or the latest version of the Florida Building Code. Early project documents show large northern and
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southern exposures. This orientation will require the design / development team to consider high
efficiency HVAC equipment, high efficiency hot water equipment, in order to meet the minimum
energy performance required by leading national sustainability rating systems.
Providing recycling in commercial projects is law in Miami Dade County and a requirement of the US
Green Building Councils LEED rating system. Currently there are large trash rooms being provided on
the ground floors, however a dedicated recycling area has not been shown on the drawings. Throughout
the demolition and construction phases of this Project attention should be given towards recycling a
significant percentage of the demolition and construction debris. Contractors should adhere to an
Erosion and Sediment Control Plan before groundbreaking in order to reduce pollution from
construction activities by controlling soil erosion, waterway sedimentation and airborne dust generation
as per NPDES and national sustainability standards.
It is my professional opinion that the proposed development site is appropriate and that this project,
when keeping with the recommendations above, will have a favorable impact on economy, public
services, environment and housing supply within the immediate neighborhood. While developing the
design for the Villages Apartments project on this site, consideration should be given towards
establishing areas/corridors of vegetative open space, increased water efficiency, maximizing energy
efficiency, using environmentally appropriate materials and achieving high levels of indoor
environmental quality and occupant comfort. In this way the impact of development will be
ecologically balanced with the performance of our built environment.
LEED AP
ECSG
Environmental Consultants
786-897-7783
6705 Food Road. Suite 508 1 Coral Gables, Florida 33143 1 P : 305 787 4133 1 F : 786 472 6812 1 www.PnergCostSolutia)sGrouP.Coni