HomeMy WebLinkAboutTab 4 - Economic Impact AnalysisONE BAYFRONT PLAZA
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ECONOMIC IMPACT ANALYSIS
Prepared By:
Sharpton, Brunson & Company, P.A.
One Southeast Third Avenue, Suite 2100
Miami, Florida 33131
ONE BAY
PLAZA
Econy eoc rnpact Analysis
Su miffed to:
City t f Miami
Pr spare i F r:
Northwestern Capital Corporation
Prepared by:
SHARPTON, BRUNSON & COMPANY, P.A.
One Southeast Third Avenue
Suite 2100
Miami, Florida 33131
(305) 374-1574
SHARPTON, BRUNSON & COMPANY, P.A.
Certified Public Accountants & Business Consultants
ONE BAYFRONT PLAZA
TABLE OF CONTENTS
PAGE(S)
The Project Overview 1
Executive Summary
Introduction
Summary of Benefits
2
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
Project Overview
One Bayfront Plaza is located at 100
South Biscayne Boulevard in the City
of Miami, Florida (the Project). The
Project consists of 2,125,100 square
feet of class "A" office space in one
tower, an 850 room hotel in a second
tower, 112,000 square feet of retail
space, 120,000 square feet of banquet/
exhibition space, and a 2,563 space
parking garage in the pedestal base
that takes in two full city blocks.
Every major global city has a site with
the potential and location to be that
city's epicenter, where the city's most
identifying landmark or trophy building
should be found. One Bayfront Plaza is
that site and will become Miami's
signature building.
The Project, which is situated at the
south end of the widest section of
Miami's main thoroughfare, Biscayne
Boulevard, overlooks both Biscayne
Bay and Bayfront Park.
The site encompasses two full city
blocks containing approximately
100,000 square feet of net lot area, is
bounded by Biscayne Boulevard, SE
1st Streets and SE 3rd Avenue. It is
directly across from the main Metro -
mover station and is one block from
1-95 entrance and exit ramps.
It is the ideal location for redevelop-
ment of what will become Miami's
largest and most prestigious office
tower. The Project will rise 70 stories
and will reach a height of 1,180 feet to
the top of the decorative spire. The
views will be unparalleled.
The development will serve as a
catalyst to attract new investment
activity and is the ideal project in size,
scope, location and amenities to
attract national and international
business. The office tower will have
large open and flexible floor plates
with 35,000 square feet each. The
floors will have spectacular direct bay
views.
The 850 key, world class, full service
hotel tower will serve not only the
needs of the office and the retail
component; it will increase the
existing central business district hotel
room inventory by more than 20%.
This hotel component is obviously
needed in the center core of Miami's
business district inasmuch as the last
major hotel was developed in 1982. It
will be the first new hotel built north of
the Miami River in 25 years.
The Project will also provide two full
levels of premium retail mall space in
addition to the ground level retail
areas, for a total 112,000 square feet
of retail space. This is a key element
as the Miami Downtown Development
Authority projected a need for 400,000
additional square feet of retail space
to service only the current downtown
office and residential needs. One
Bayfront Plaza's retail component will
provide 30% of that need. The
Project's retail mall will also create a
parallel destination for the 12 million
annual visitors to Bayside Market-
place, as well as for the more than 4
million annual cruise ship passengers.
-1-
Introduction
This document represents an in-depth economic and tax benefits analysis of the
development and operation of a first class office building, a 850 room hotel in a
second tower, and retail facilities.
The Project currently contemplated is comprised of the following components:
❑ 2,125,100 square feet of office space.
❑ 112,000 square feet of retail.
❑ 850 room hotel
❑ 2,563 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 employ-
ment, 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 2,260 employees
and the Project management is
expected to employ 570 people for on-
going maintenance and operation 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 $ 508,135,680
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 develop-
ment. Annual tax revenue expected
to be created totals $24,998,089.
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 develop-
mental and operational phases of the
Project will approximate the following:
One Time $ 1,365,022,923
Annual $ 30,818,880 Annual $ 63,577,360
-3-
Summary Of Benefits
Significant Community Benefits:
➢ Jobs
➢ Wages
➢ Taxes
➢ Economic Activity
Hotel Guests', 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 One Bayfront
Plaza project.
CONSTRUCTION ANNUAL
PERIOD IMPACT RECURRING
Economic Activity Stimulated
Output $ 1,365,022,923 $ 62,577,360
Wages 508,135,680 30,818,880
Taxes 24,998,089
$ 1,873,158,603 $ 118,394,329
Jobs Created 2,260 570
-4-
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 desig-
nated area. The model is specifically
tailored to the City of Miami (the City).
Definition of Economic and Tax impact
The construction and subsequent oper-
ation 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 multi-
plier effect of respending and reinvesting,
indirect economic benefits are added to
the direct benefits brought about by initial
construction expenditures, the expendi-
tures 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 govern-
mental 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 insignifi-
cant sum is left.
-5-
Objectives 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
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 expendi-
tures.
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 reve-
nues 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 expendi-
tures (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 econ-
omic 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 oper-
ation of the Project, and the sales
and expenditures of the retail enter-
prises leasing space at the Project.
-7-
Discussion Of The Results
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:
DEVELOPMENT OUTPUT
One Time:
Direct
Indirect
Annual:
Operational:
Direct
Indirect
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 $994
million. Such activity will create
approximately 2,260 new full time
equivalent jobs and employ a
maximum of 2,960 workers during
peak periods. The workers will earn
approximately $270.4 million in direct
wages.
WAGES TAXES EMPLOYMENT
$ 726,385,123 $270,400,000
638,637,800 237,735,680
$1,365,022,923 $508,135,680
2,260
2,260
$ 33,300,000 $ 16,400,000 $24,998,089 570
29,277,360 14,418,880
$ 62,577,360 $ 30,818,880 $24,998,089 570
-8-
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 570
new, permanent full-time equivalent
jobs. The wages of the workers who
obtain these positions will provide an
impact of approximately $30.8 million
annually.
The total expenditures for the
Project's operations, will provide a
new, permanent impact of $62.6
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 $25 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 econ-
omic benefits to the City by identi-
fying such benefits for each of the
phases.
The effects on economic indicators
used to measure benefits (employ-
ment, 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 develop-
mental, operational and maintenance
expenditures generate indirect econ-
omic benefits. A portion of this
employment occurs on -site as a result
of new spending at the retail enter-
prises, 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 2,260 employees over a thirty
month period and the total on -going
employment will average 570.
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 follow-
ing 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 prep-
aration 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 $726 million.
Total indirect output created by the
direct respending in Miami is $638
million. Thus total Miami output from
the development of the Project is $1.4
billion.
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-
Discussion Of The Results
By Economic Indicators
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 econ-
omic indicator.
To incorporate the potential respen-
ding 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 as-
sessed on the Project. The assess-
ment 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 conserv-
ative 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 $25 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
City Miscellaneous
School Operating
County Operating
Debt Service - City
Debt Service - County
South Florida Water
Library Operating
School Debt Service
Florida Inland Navigation
Environmental Projects
Children's Trust
TOTAL
$ 8,325,802
497,093
7,646,278
5,582,349
617,389
283,343
593,529
483,174
411,593
38,276
99,419
419,844
$24,998,089
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 $3.7 million and other fees
total approximately $3.5 million. These fees are
shown in detail in Exhibit II.
-12-
Exhibit List
Exhibit I
Exhibit II
Summary of Economic Impact
Impact and Other Fees
Exhibit - I
Summary of Economic Impact
OUTPUTWAGES
DIRECT
DEVELOPMENTAL $ 726,385,123 $ 270,400,000
OPERATIONAL 33,300,000 16,400,000
TOTAL DIRECT
EMPLOYMENT
TAXES
2,260
570 $ 24,998,089
759,685,123 286,800,000 2,830 24,998,089
INDIRECT
DEVELOPMENTAL 638,637,800 237,735,680
OPERATIONAL 29,277,360 14,418,880
TOTAL INDIRECT
667,915,160 252,154,560
TOTAL BENEFITS $ 1,427,600,283 $ 538,954,560 2,830 $ 24,998,089
TOTAL DEVELOPMENTAL $ 1,365,022,923 $ 508,135,680 2,260
TOTAL OPERATIONAL 62,577,360 30,818,880 570 $ 24,998,089
TOTAL BENEFITS $ 1,427,600,283 $ 538,954,560 2,830 $ 24,998,089
- 13 -
Exhibit - II
IMPACT AND OTHER FEES:
A. Development Square Footages: Square Footage
1) Total gross building area (with parking) 3,806,000
2) Maximum development area (FAR) 2,844,911
3) Gross parking area 975,000
B. Impact Fees: Amount
1) City of Miami Developmental Impact Fee $ 1,449,675
2) Developmental Impact Administration Fee 43,490
3) Downtown Development Supplemental Fee 2,195,148
Total of all Impact Fees $ 3,688,313
C. Non -Impact Fees:
1) Miami Dade W.A.S.A. "connection fees" $ 2,471,525
2) Building Permit Fee 195,000
3) Installation Energy Fee 384,000
4) Major Use Special Permit Application Fee 30,000
5) Miami -Dade County Code Compliance 400,000
6) Radon Gas Fee 4,875
7) Fire Plan Review Fee 9,263
8) Ground Cover Fee 824
9) Land Use/Zoning 978
10) Zoning Review for Building Permit Fee 60
11) Certificate of Occupancy Fee 250
12) Application Fee 35
Total of all Non -Impact Fees $ 3,496,810
Total of all Fees for Project $ 7,185,123
Source: City of Miami Planning, Building and Zoning Department.
Miami Dade County Impact Fees
- 14 -