HomeMy WebLinkAboutEconomic Benefits Analysis & OLD Housing Impact StudySawyer's Walk and The Sawyers Walk Project
as primary catalyst to
Overtown Folklife Village District
And Overtown Redevelopment
Collins Center for Public Policy
September .11, 2007
(Draft)
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Executive Summary
The Sawyer's Walk Development project is vital and catalytic to a comprehensive strategy to
revitalize Overtown. This strategy includes creating a diversity of housing choices within
Overtown such that current and future Overtown residents might benefit from new and
replacement housing, job creation, and an improved quality of life.
The need for replacement housing is documented by both census data and in the findings of
necessity study that preceded the establishment of the SEOPW CRA. The need is greater than
any single governmental source can provide without a systematic and informed plan that focuses
on the goal of harvesting an acceptable number of low to moderate income units. For the
purposes of this report, a low to moderate housing unit is a unit which is created by agreement,
direct or indirect subsidy which may be attained either by purchase or rental by a person who is
earning 80% or below the area median income. A very low housing unit is one that is rented or
purchased by a person who makes 30% or below the area median income while workforce is
defined as an attainable unit by someone or household who makes 140%or below the area
median income.
In this report we assert that the strategy for creating these units is dependent on mixing direct
traditional subsidies such as tax increment funding, surtax and other sources with private
development funding to produce mixed -income housing. Mixed -income housing projects
provide housing units to a diverse economic population thus leveraging, directly or indirectly,
public subsidy in the production of lower income units.
In this report we are Focused on one of the structural issues to the affordable housing problem
that a developer such as Sawyer's Walk EEC. is most concerned with -how to supply it.
Mixed- income and workforce housing is, the only type of housing that can attract multiple
economic, social and environmental benefits to a declining neighborhood. It not only revitalizes
these economies but stabilizes them in order to create a recognizable' demand for goods and
services such as grocery stores, cleaners and other retail outlets that create jobs and other
opportunities for existing residents. Moreover, a majority of developers have had a market bias
towards disinvested urban core communities such as Overtown.2 By contrast. most government
policy makers have made their total objective the attraction of private capital and investment in
these declining areas. The purpose of this document is to show how vital and catalytic the
Sawyer's Walk project is to the execution of these strategies. This project is consistent with the
redevelopment strategies which have been approved by the public sector with extensive
community input over the last twenty-five years.
Some such as Michael Porter from the Harvard Business School would argue that there is robust and underserved
demand in the typical disinvested inner city neighborhood. In the case of Overtown, the issue is the lack of current
quantity (population) as opposed to quality (existing demand).
2 Overtown has not had significant new market rate investment in over 20 years while all of its neighbors have.
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Over the past decade cities across America have been rediscovering their core neighborhoods.
Areas once verging on abandonment are seeing new life returning to their streets. In 1960
more than 40,000 made their home in Overtown. Today it has shrunk to less than a quarter of
that population. In many respects Overtown's decline is the result of public policies. Elevated
Interstate highways have cut .it up and cut it off from surrounding areas. Houses have been
abandoned and then cleared away, and in their place facilities such as a power substation and a
private bus garage have been located. Overtown has been treated as a back lot for locating
downtown --serving utilities and activities. In times of high racial tension, Overtown has
erupted in rioting adding further to its decline. Even benevolent attempts to transform it have
backfired. For example, the Miami Arena that was expected to bring tourists into the area
stands as an abandoned hulk near the heart of the neighborhood.
Ironically, in its currently depopulated state --with lot after lot scraped clean of homes and
businesses --developers are realizing that this area is attractive, not so much in itself but
because of what immediately surrounds it --downtown Miami, Jackson Memorial Hospital,
Miami -Dade College, the Performing Arts Center. and the developing Miami River Front
Park. Overtown In a 2002 study done by Charles Lesser, it was estimated that there were
399,000 jobs within a 5 mile radius of Overtown. More recent market analyses reconfirm
these statistics and point to Overtown as the "hole in the donut" of economic vitality3 To
create a viable Overtown their needs to be an array of housing types and prices While
hundreds of millions of dollars of public funding has been invested in Overtown, there has
been an almost complete void of private investment Public investment must be leveraged
with private investment to maximize opportunities for low-income residents and create a
sufficient number of housing units to re-establish Overtown as a viable community.
3 Charles Lesser private consultant study for the Collins Center for Public Policy in September of 2001
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Figure # I
Hole in the Donut
The neighborhood is connected to many of these surrounding centers of employment,
recreation and entertainment via multimodal transportation systems to include Metrorail,
People Mover and bus systems that make it a natural commuter/residential community.
Fortunately, some downtown -edge neighborhoods, such as Overtown, have been organizing
to protect the interests of their residents and make them beneficiaries of redevelopment.
Typically these efforts involve capturing and employing market forces so that rather than
massively subsiding redevelopment, some of the more economically sustainable elements of
redevelopment can serve to cross -subsidize others elements, such as low income housing. The
Sawyer's Walk project is an example of this cross subsidy.
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Prio -itizing need for resident housing with new and replacement developments
There have been a number of efforts to measure: and prioritize the housing need of current
Overtown residents, in order to ensure their needs not be obliterated as a result of current
redevelopment and market activity. One such effort was a capacity study done by the Collins
Center for Public Policy in September of 2003 when the Sawyer's Walk project was initially
vetted and introduced to the city and neighborhood residents, The study had a number of
objectives: First, to provide a graphic and holistic picture of various redevelopment
opportunities in Overtown; second, to identify housing priorities for existing residents and;
third, to formulate some housing goals that would ensure the equitable revitalization of the
neighborhood. It was hoped that these goals, if prosecuted systematically, would result in the
triple bottom line effect of new and replacement housing for current Overtown residents in the
near term, a positive inflow of population required to recreate a vibrant Overtown and
economy, and leveraged financing for additional replacement housing for current Overtown
residents. The Sawyer's Walk project is seen as catalytic to this strategy.
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Figure # 2
Comprehensive Redevelopment Plan
Owirstirseir itikydAsr Redevirfc prnsnt Carto.tpt
Coffin® Center For Public Policy
Using census data, zoning information, aerial photographs, and physical surveys, the Collins
Center attempted to (1) understand the potential population capacity of the neighborhood: (2)
identify target redevelopment/ improvement areas; (3) identify the costs and makeup of
replacement housing; and (4) identify the target areas for new development. Some of the
findings were as follows:
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W IN1)LNGS
Planing shadier in Overtown have shown that a complete bird our of tecarit parcels could eup}arei'thit development of over
77,000 Capita_ This nti Ober is col including €ehabihitation or improvements of existsrg !nits.
Analysis etiodected by DO -et Kohl .for the update of the Southeast Overtown i Park West CR.,x t aster i'1an showed
that current zoning and available land could support the 17,000-plus new units_
With an average household size of 2.3 persons, full development would increase the Overtewn population to
approximately 40,000 people.
-there are two project areas along NW 3`d Avenue that hate vacant parcels or assemblages appropriate for larger -scale mixed -
use development.
There are six project areas within ()vettown that have vacant parcels or assemblages appropriate for large-scale development
4 Two existing developed areas, defined by the Town Park complexes and Calmer public housing project, housing an
estimated 5,000 of the neighborhood's 8,000 residents, should be inspected to determine whether renovations arc required
to bring them up to par with new developments
The developed areas of the Town Park comtnunities in North Overtown and Cultner Place in West
Overtown house approximately two-thirds of the residents of Ovcrtown. In these communities, the land
is either owned by municipal government (MDI-IA) or by their respectsve cooperative/coudotninium
associations. The nature of the housing and the land ownership structure create the opportunity for
projects that could impact a large percentage of the population without the concerns of working with
multiple land -owners and the costs of new cohctr€uction
There is a corridor along NW 2' Avenue (from NW 12'' Street to NW 24'" Street) which has a large number of vacant
parcels suitable for the development of infill housing.
The majority of the parcels in this area are awned by individual landowners, limiting the ability to
develop large-scale projects. Development opportunities along the 2' Avenue cosidor would be for
smaller -scale scattered -site and intuit, We have seen such development begin to take place through a
partnership between Habitat for the Humanity and Miami -Dade County.
blousing in this area is owned by absentee landlords, and, in general, the quality of the housing is
questionable at best. Given the large number of the vacant parcels along 2' Avenue, infth development
is appropriate.
An estimated 3,000 of Overtown's 8,000 residents live in housing typified by the infill area. Given the
lack of a coordinated housing replacement strategy and the poor condition of the housing stock, re-
housing these residents, is one of the priorities
To check the estimate above. we compared the number of units needed by bedroom size to the average household size its
Overtown. This calculation confirms that 3.000 is the number of residents who will eventually need to be re -housed. From
the total number of housing units in Overtown, we subtracted the number of units built prior to 1970 (for economic and
structural obsolescence), The resulting shortfall of 1, 165 units is then multiplied by Overtown's average household size of
2 3 persons, yielding approximately 3,000 persons.
Unscs in Overtown t-bdrm
2-hdrrn
3-bdrm
4-bdrm
5-hdrrig-
Totals
Available* 688
459
152
47
9
1355
Demanded i272
465
555
I07
P2i
2520
Shortfall -584
-6
-403
-60
-112
*Fisting resideraiat coats minus those consLnr 0ed prior no 1970
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Comment [pi]: Needs
reformatted:
REPLACEMENT COSTS
The following schedule was a historical snapshot of housing replacement costs in 2003 dollars
with an indicated assumption of replacement costs at $120 per square foot:
S9uare&ft
Units In
Overtown
Avageble
Demanded
Shortfall
900
1050
14x1rm 2-bdr
688 459
1272 485
1100
1250
152
555
-584
�5
3
Bunn
47
107
-60
1350
5•bdm+ Torst
9 1355
121 2520
-112 -1195
Replacement
Value 2005
Piers
Annual cost
$ 63,072,000 $
$ 120.00
756.000 $ 53,196,000 5
e re • feminent coat b unfit size with esti
2008 $ 152 818 080 $ 157143 12ii
2011 5 161,987165 $ 171 286 001
2014 $ 171.706 395 $ 186,701 741
2017 $ 162,008,778 $ 203 504 698
2020 $ 192,929.305 $ 221 920 338
2025 $ 212 222 236 $ 255 093 389
2028 $ 224.955 570 5 278 051 794
Per €left Iacement cost b sta
2005 $ 108,000 $ 126 000
2008 3 114,480 $ 137 340
2011 5 121,349 $ 149 701
2014 $ 128.630 $ 163,174
2017 $ 136,348 $ 177 859
2020 $ 144 528 $ 193 867
2i 25 $ 158,981 $ 222 947
9,000,000 $ 16,144,000 $ 144,108,000
annuatlncreaaes
$ 180 844 339 $ 190 662.160
$ 170 118 240
Indicated
$ 174 443 280
$ 226 851 139 $ 252,150 733
$ 254 073,276 $ 289 973 343
$ 304 667,931 $ 362 466,679
$ 341 474 483 5 416 836 681
ed annual increases
2028
$ 168,520
$ 243 012
$ 132,000
$ 150 000
$ 147.840 $
172 500
$ 165581 $
198 375
S 279,509 712 $ 309, 036, 912
$ 428 757 898 $ 504 811 795
$ 505 945120 $ 610 822 272
rou
nd
$ 152 000 $ 123,749
$ 185,450 $
228 131 $ 266,171 $ 219 230
$ 207.705 $
262 351
$ 232,629 $
301,704
$ 279 155 $
377.129
$ 312.654 $
433 699
$ 314 082 $ 265 268
At the time of the study, we concluded that the 1, l65 units of housing demanded but not
provided translated into in excess of $144 million in replacement costs then. To build the
same number of units with 2 percent annual increase would have cost in excess of $212
million over 20 years. Therefore, a sustained but informed effort was needed to build
replacement housing in Overtown.
High profile projects such as the Sawyer's Walk project typically suffer from regulatory,
political and procedural delay- The opportunity costs associated with the delay in building new
and replacement housing can be clearly demonstrated by using the same chart in estimating
today's replacement costs:
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Squarelft
Units in
Overtown
Available
Demanded
Shortfall
Replacement
Value 2005
Pricelsq.ft
Annual cost
2008
2011
2014
2017
2020
2fl25
2028
2005
2008
2011
2014
2017
2020
2025
2028
900
$ 84,096,000 $
$ 160.00
1050
1400
1250
1350
Totals
-1165
1,008,000 $ 70,928,000 5 12.000.000 $ 24,192,000 $ 192,224,000
ate re • lacement coot unit size with estimated annual Increases throuuh rs indicated
$ 203,757,440
$ 215 982,586
$ 228,941,880
$ 242,678,371
$ 257,239,073
$ 282,962.981
$ 299,940,760
Per -unit aceme
$ 144.000 $
$ 152,640 $
$ 161,798 $
$ 171,506 $
$ 181,797 $
$ 192,704 $
$ 211,975 $
$ 224.693 $
$ 209,524,160 $ 215,290,880
$ 228,381 334 $ 241,125,786
$ 248,935,654 $ 270,060,880
$ 271,339,863 $ 302,468,185
$ 295,760,451 $ 338,764,388
$ 340,124,519 $ 406,517,241
$ 370,735,725 $ 455,299,310
$ 221,057,600
$ 254,216,240
$ 292,348,676
$ 336,200,977
$ 386,631,124
$ 483,288,905
$ 555,782,241
$ 226,824,320
$ 315,830,183
$ 372,679,616
$ 439,761,947
$ 571,690,531
$ 674,594.827
$ 340,536,542
$ 412,049,215
$ 498,579,551
$ 673,082,393
size with estimated annual increases thro h ears indicated
168,000 $
183,120 $
199,601 $
176,000
197 120
220 774
217,565 $ 247,267
237,146 $
276 939
258,489 $ 310,172
297,262 $
372,207
324,016 $ 416,871
200,000
230,000
264,500
304,175
349 801
402,271
502,839
578,265
216,000
254,880
300,758
354,895
418 776
494,156
642,402
758,035
164,999
199,649
292,306
353 690
427,966
699,051
Using S160 per square foot as hard costs, it would cost 33% more to produce a 1 or 2 new or
replacement bedroom unit today than when estimated in 2003..M.oreover, this aggregate
increase of 33% translates into an 8% "inflation" factor that was not foreseen when the study was
done. Stated differently, we would now realize 471 and 415, fewer 1 and 2 bedroom units
respectively than if started at the assumed cost and before the rapid escalation of construction
costs. In this context, beneficiaries of badly needed new housing stock need to "push" projects
forward appropriately as opposed to "pulling" them back.
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Reconeilixtg the need for resident housing with new developments
In aggregate, the Sawyer's Walk project is but one of the projects that is needed to contribute
to the new and replacement housing stock in Overtown. However, without the Sawyer's Walk
project there is very little housing of scale that can be realized in the near term. The ability of
the major property owner, the CRA, to cause something of scale to happen is also important.
Without the expectation of significant numbers of new residents in the near term, other
potential developers (rnents) have no reason to expect that they could duplicate a comparable
project of scale. There would also be no rationale to plan for the supporting commercial and
retail that could provide for comprehensive revitalization and turn marginal projects into good
ones. Moreover, the failure of the Sawyer's Walk project at this point would set off a bevy of
litigation that would render three and a half blocks in the project area un-developable for a
least the next three to five years. Of the 1050 proposed units, 50 units will be conveyed by the
developer to the CR.A for existing resident occupancy in exchange for the land and
entitlements. There will be an additional 160 units that will remain affordable under an
agreement between Sawyer's Walk and the City. An additional 124 units may be purchased
from the developer by the County and the City to be used for existing residents. The total
subsidized units in the project would be 32% or 334 units with the remaining competitively
marketed as workforce units being prices at between $ 360- 380 per square foot Comment
are right.
As a result of the population and economic activity created by the project on blocks 55. 56. and
45 (the Sawyer's Walk Blocks); blocks 25 and 36, which are owned by the CRA, are currently
being considered for devclopment.5 These blocks lie directly to the north of 8th street between
8'h and 10t streets and between 2nd avenue and the \ tetroRail (see figure #3 below):
' Affordable to those earning no more than 120°4 of the area median income.
Per statements by the district 5 Commissioner and CRA staff. Minutes from the July, 2003 CRA Board meeting.
10
go
Figure # 3
Folklife District Area
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Taking a further look at potential capacity and planned unit mix in an area adjacent to and
directly to the north of the Sawyer's Walk project, we find an additional 1246 units that could
be built north of 8`h street within the defined project area, even if the entirety of block 36 were
dedicated to commercial and cultural activities. The majority of the remaining site control in
blocks 36, 25, G,F,A, and B in figure #3 are controlled by the CRA, the Collins Center and
BAME CDC in that order of magnitude.' These entities have pledged to work together ?o
bring about a cohesive vision that will be guided by the objectives of the CRA Plan as
amended and passed by the Board of Commissioners in November of 2004 and which also
respects historical preservation as promoted by the Black Archives through the Folklife
Village.'
6 Please see documents appended hereto for background materials on the Collins Center, BAME and the CRA
' A copy of the 2004 CRA Plan is attached.
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EF
SITE PLAN
Vir SCALE 1410W
Figure 4 4
North .i+olkliife District Area
LEGEND
1. JAZZW Isar 726 TARTS
3. FUTURE 61UffF4ASE MI.D.OUT 300 WOTS
AVIS$1,W$ fta FCCOfrs/mime
A. FSTORIC MOIWT ZI 1 SASSIONARY BAPTIST CMURCH
5. HISTORIC NEW PNOMENCE LDWE
6 HISTORIC WARD NOUSE
r_ VILAGE LOFTS 04€NITS
Iv/RETAIL AT GROINS FLOOR
PARKING GARAGE
9. IO smav RESIDENTIAL 156 U�TS
ullkASE LOFTS
AY REIMAT°WIND FLOOR
10. HISTORIC EMMY NOLISE
11 11Is1OR1C GR£A#ER PIRA AK C1RIRC9
12 HISTORIC WM:M. ORE M HAIL
13. 12 STORY RESIDENTIAL ISO UNITS
rR RETAIL AT CROWD FLOOR
IA VILLAGE LOFTS 27- UNITS
WI RETAIL AT GROUND FLOOR
15. MORE MIXED -USE BUSO4NFT 150 TAWS
RF51OENTA.
I& FUTURE 1U TO -USE BUAO{111T 150 EA1RS
RESIDENTIAL
MG BOX REIM. 50,005 SF
RAIL PARXWG GARAGE
1t. HISTORIC LYRIC TREATER
IS. RINK MUI#D{FSE BURPOUT ISO UNITS
RESIDENTIAL�
ROTEL IA3 �!%!0 SEAT ALNNTUWDL
MIX FARM GARAGE
IS. HISTORIC B&ACKP00G01T MUSEUM
N.W. 111H ST.ARO R.W. SITIAVE.
2O HISTORIC PBF./ : R 10-1VOIST CHURCH
21_ HISTORIC MIDGE THOYS'LAW OFFICE
22. HISTORIC X-RAY CLINIC
11TH $T AND N.W. UST AYE_
21. FOUNTAMI WATER FEATURE
TOTAL 1,245 FRUITS
This area, plus the Sawyer's Walk project area as depicted in Figure # 3 is known as the
Folklife District area- It is projected to yield a number of affordable housing units as
according to the following schedule:
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fat c:l-srsR.
Figure # 5
Scheduled Buildout
Folldife District
Folldtfe District Economic Development Projected 5onormic Estimated
Projected Tote( Units $% Development Completion Data
Development Projects lV7ue at 2,31d ar0 Mkt,Potbie Rerrtai mxkkxce of total 50 CCeNnerCi4]Retai S.F. Year StartiFirnsh
1 Lyric Theater 86.000000 N/A 0.54% 23,dco 2004/2009
2 5daDal Yuk.c`-MU 310,000000 126 128 1,40% 10,000 2005'2006
3 County Office 8tdg5' 385,003,000 WA 11.57'% 744,000 2005,2010
4 SK 35-rlotetiretai€hesid $252 00,000 300 100 200 27-92% 175.000 200710Ekk3
5 Pdklife Vil5ge-MU 549;007(55 250 250 6,84% 20,000 2007/2009
6 3rd Avenue Project -Nth 330,000,000 130 130 4,19% 30.000 2007./2008
73rdAvenue cornr.o-MU 325,000,000 110 50 3,4955 25000 2007/2(09
8 Bethel Arms Apt -MU 511,700,000 55 65 1,6353 15,000 2007/2010
0 Land Trust Pads49U $4,000,000 100 25 76 0,5655 10,000 2007/2011
10 Crossvif52s-MU 3205,000,000 105) 840 28.5215 75,000 2007,2012
11 la» ,stage $40,000,000 111 70 41 5,58%
1261k25-I09itu1ional-MU 350,000,000 100 100 7.055 67,500 2008,2010
Total 3716,300,000 2344 538 1536 1,00 1,194,500
%of Total 22,95% 65.53%
"17 and 21-atory County office buildings project at 81h Street
MU- Indicates MIx-use Reefdstdlatheta6Ucamtnerdat development
Update -tone 1$ 2008 by Don D. !fin - SAME Development Coporuion of South Ronda
As the data indicates, there are a number of important and positive impacts that will occur as a
result of the Sawyer's Walk project. First, there will be significant production of new housing
within the heart of the existing population in Overtown making rehabilitation of surrounding
units desirable as well as probable. Second, it is anticipated that there will be over three
quarters of a billion dollars in new investment within a one mile radius of the Lyric Theater
reinforcing it as the cultural and historical heart of the community. Third, it is expected that in
excess of 2300 new residential units will be built to include 538 very Iow to moderate income
rental units with the majority of the balance of units being affordable to a population making
150% of the area medium income or below. Fourth. it is expected that the CRA will be able to
eventually bond up to $40 million in new tax increment money generated from the Sawyer's
Walk project in order to leverage additional units that can help close the supply gap for Iow to
moderate rental and ownership units. This money would become part of the public
contribution to solving the housing shortage for Overtown residents without having to tap
additional taxing sources. Fifth, the data suggest that the majority of units would be owner
purchased and occupied further stabilizing the neighborhood and its economy. The increase in
the home ownership rate would also be accompanied by increased utilization of existing
transit infrastructure. Smart growth would ensue from a denser buildout of existing vacant
properties.
Social Compact Reports the Owner occupied units in Overtown is 18°/0 census data reports under 10%
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The data also suggest the fulfillment of the objectives of all of the previous redevelopment plans
with respect to achieving a mixed -income community.9 in short, there is a comprehensive set of
benefits that flow from new development in the Folklife Village District of which the Sawyer's
Walk project represents 28% of the total buildout (see Figure # 3 and 5).
To be sure, a number of projects on Figure,• 5 have either been completed or approved by the
appropriate agency. For instance, Miami Dade County has just completed one of the county
office buildings (line item 3) as part of the transit village development.1° This project is bringing
approximately 2300 employees daily to the area. These employees are part of the new workforce
housing market that the Folklife District will serve. The Lyric `[heater's 6 million dollar
expansion is now complete. This facility is and will continue to be the cultural and
entertainment centerpiece of the Folklife District Village. Jazz Village, a mixed -use, mixed -
income project (line 11) was approved by the CRA Board in July 2007. This project is important
because. when completed, will combine housing, economic development and environmental
objectives under one roof. The project will feature 70 very low income rental units and 41
moderate workforce for -sale units. The project will also have a school that will train a workforce
n the medical arts enabling graduates to earn salaries in excess of 150% of the area median
income. The project will have 10,000 square feet of commercial space that will house small
business concerns.
Need for Workforce Housing
What is often overlooked in the present redevelopment discussion is the original redevelopment
plan for Overtown of 1979. This plan called for the middle income diversification of Overtown
and the inclusion of Black business development as part of the redevelopment objective./1 In
fact, it was never assumed that all the effort to acquire, clear and redevelop would be done solely
to re -house the existing population but rather to accommodate a broader and more
comprehensive strategy that would result in a mixed -income, and economically revised
community. In part this objective reads:
"People living in the area today should have the opportunity to continue to reside
there and share in all aspects of redevelopment efforts. Programs should be aimed
not only at physical changes but should also seek improvements in the job
opportunities, income levels and business development needs of residents. New
moderate and middle income residents should be attracted to the area.
Black business and community development institutions should be full
participants in the redevelopment process. While substantial government
investment will be needed to provide a catalyst for improvements, a key strategy
is to create a climate for private reinvestment in the area.."t z
a A complete list of these objectives is provided in the attached appendix
'n This office building is built adjacent to the Metrorail transit stop at 8th Street.
These objectives are carried through to the 2004 plan as a guiding principle.
12 Source: Overtown Redevelopment Plan, 1982 excerpted from the amended plan of 2004. These 1979 objectives
were incorporated into the 1982 redevelopment plan which is today the only official document that has been
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Need for Workforce Housing
A recent report done by Florida International University's Metropolitan Center for the Metro -
Miami Action .Plan cited a "brain drain- of middle --class blacks who were fleeing out of Miami
Dade County because via lack of job prospects, poor schools and lack of affordable housing.'
This group, earning mostly between $60.000 and S80,000 have similar concerns as others in the
same income group who work in and around the job centers that surround Overtown (see Figure
1). The Sawyer's Walk project will offer between 210 to 334 units to people who earn 150%
of the area median income or below, prioritizing those buyers who have ancestral ties to
Overtown. Moreover, anecdotal reports and hard data indicate that significant numbers of the
Black middle class were displaced by the intrusion of the highways of the early 1960's. This
displacement has been largely ignored in the discussions pertaining to redevelopment. When one
discusses the quality, character and history of the Overtown of old, the Black middle class was
the driver of the culture and the economy of the vibrant Overtown as in any other thriving
neighborhood. There is anecdotal evidence that this population would like to return. To be sure.
at if Overtown is to recapture its vibrant culture and economy, they will have to return- and they
will have to have somewhere of quality to live. The workforce housing piece of the revitalization
strategy has been largely maligned out of fear of gentrification. However without it, Overtown
will have no way to leverage its economy back into the mainstream of commerce.
Neighborhood Stabilization
One of the persistent criticisms of adding workforce housing to the array of housing in Overtown
is that this will cause displacement of existing residents. The argument is that it will cause
property values to go up, pushing rental prices up and existing residents, who are under -housed
and rent burdened. out. We have called for a coordinated set of strategies designed to allow
economic vitality to return to Overtown while ensuring that current Overtown residents are not
displaced and adequately housed. No (direct) displacement will occur as a result of this project,
the original 323 occupied units have
been replaced within the Overtown Area since 1986
In figure # 2. we observed that about 63% or 5,000 of Overtown's 8,000 existing residents live
within the marked yellow circles. Using census data and visually inspecting the properties we
determined that these properties were HUD, Housing Authority or other government sponsored
dwelling units. The purpose of our inquiry was to determine the location and number of
remaining residents that were not in physical dwelling units provided by a governmental agency.
The objective was to establish a replacement housing goal for those residents who lived in
substandard privately controlled housing units outside of the marked yellow circles. We believe
that at least those who currently live in government housing (63%)
accepted by all of the taxing authorities of the CRA including Miami -Dade County -they continue as part of the
guiding principles of the 2004 amended plan passed by the CRA Board but not yet approved by the Miami -Dade
County Commission
'x The Metropolitan Center of Florida International University, Thirty Year Retrospective, August. 2007
•
1.6
As a result of these findings, we do not anticipate a gentrification in the existing housing base in
Overtown. On the contrary, we note a number of ongoing rehabilitation projects such as the
1,1SC Town Park rehabilitation project, The Manhattan low income rehabilitation projects, the
Habitat for Humanity single family infil projects, and the Solomon Yukon rental rehabilitation
projects and the Tuscan View elderly project to name but a few. What we have not seen are the
sorely needed workforce housing projects started.
RECENT C1'i`l OF
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Conclusion
6 a..
For almost 30 years Overtown has been under an official redevelopment plan. Since the 1979
Redevelopment Plan which was the basis for the acquisition of and clearing of land for the
Sawyer's Walk and other projects now rest upon; the City and community have been unable to
attract significant large scale development. If successful, Sawyer's Walk will invest over $200
million in private development capital. The project will bring 1050 workforce housing units to
Overtown, up 334 of which will be affordable to those earning at or below 150% of the area
median income or $72,300.'9 The project will also produce enough tax increment to raise 40
million in bond financing for other affordable projects. The Sawyer's Walk project is also the
centerpiece of planned redevelopment projects totaling over $700 million within a half mile
'`' Area Median Income as reported by HUD to 2002 for Miami Dade County was $48,200 annually.
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18
< € € t
radius ofthe Lyric cheater. About $60 million of these projects have been completed including
128 tax credit residential units (Solomon Yukon), the $6 million Lyric `theater expansion and the
17 story County Transit viiiage office complex inclusive of parking deck. The Jazz Village
Project was approved by the CRA in July 2007 for 70 low income rental units and 41 workforce
for -sale condo units. The Overall Folklife District project is expected to yield (inclusive of the
Sawyer's Walk Project) 2,344 units to include 538 low income, tax credit rental units and .1536
for -sale units affordable to those making 150% or below the area median income. Sawyer's
Walk is expected to provide an additional 334 units that will be provided to the public at below
market rate according to the discretion of the City and Miami -Dade County who have options to
purchase these. Fifty of these units will be given to the City by Sawyer's Walk at no cost as
payment for development rights.
There are those who suggest that given the current economic plight of existing Overtown
residents, no outside investment is desirable. In a report "Inventory of Basic Housing Needs for
Current Residents of Overtown" done for Power LI, Jaap Vos concludes:
"The only (underline mine) way to recreate a viable community is to have a
Jong term plan that in the first phase focuses solely on improving educational,
economic and political opportunities for current residents. Traditional
redevelopment should be prevented (underline mine) until current residents
have had opportunities to improve their basic standard of living.
What is needed is a community development strategy that focuses on
human capital building not on the import of capital through outside
investment and new residents."20 (bold type theirs)
History, experience and logic have all proven this argument to be untenable, The logic
associated with this argument marginalizes people who except for the quality of their physical
surroundings and some census data are productive, hardworking and deserve the same quality of
life that someone living in Coral Gables or Coral Springs desires. We believe that one has to be
able to see the trees along with the forest and provide opportunities for decent housing in the
near term however and whenever possible.
The notion that zero plus zero equals three has not been the experience that any successful
redeveloped community has had anywhere in the nation or world. Poor communities simple
don't raise themselves up by their own boots straps. Any beginning urban and regional
economics class teaches us that communities prosper only by connecting and exporting goods,
labor and services and not in economic isolation. Overtown and other disinvested communities
such as Liberty City have had at least 30 years of economic development programs and
experienced decline for the same number of years. Without connecting these resources to
outside investment there is no traction with the mainstream economies and these efforts fail from
within.
z° Jaap Vos
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19
Eiousing affordability has grown urger and not smaller over the last 30 years. There is an
opportunity cost associated with assuming that today's pro formas can be used as the basis for
tomorrow's projects, "There is an inherent fallacy involved in thinking that by not acting today
we can ensure our future tomorrow. What happens in Overtown will not dictate what will
happen in today's or tomorrow's housing market. Poor will never become attractive to private
capital until something attractive happens in the interim. Almost reminiscent of the
Kerner report of the 1960's, FIU's Metropolitan Center issued a stern warning on the
consequences of inaction in their recent report on the disparity of Backs in Miami Dade County:
This report shows that Miami -.Dade County's Blacks are still plagued by poverty
and disparity. if Miami -Dade government does not work to reverse the factors
that have led to the "Brain Drain," poverty within the Black community will
perpetuate. Thus, if out migration of young Black professionals, is not stemmed,
Miami-Dade's Black communities will deteriorate into a haven of the Black
underclass. This would further marginalize Miami-Dade's Blacks from the rest of
the community.''
We believe that Overtown and its residents will become further isolated and isolated from the
mainstream of economic activity if Sawyers Walk and similar projects are prevented from
becoming reality.
z' MMAP study key findings
20
List of Resources
Robert Charles Lesser & Co, "Initial Market Analysis for Smart Growth in Overtown," October,
2001
Collins Center for Public Policy, "Overtown Housing Capacity Study," September, 2003
Overtown Master Plan, Source Arquitectonica for Crosswinds Communities, 2004
Collins Center for Public Policy, "E3 Articulation Report," May 2005
Goodkin Consulting, Updated Market Research Study for Crosswinds Condominium Residential
Development, July 2006
Goodkin Consulting. Market Research Study for Crosswinds Condominium Residential
Development, June 2005
Jaap Vos et al, "Inventory of Basic Housing Needs" Prepared for Power U, March 2006
Clyde Judson and Partners, Folklife Village Study- drawings for the Collins Center for Public
Policy, April, 2007
U.S. Bureau of the Census, data
Lull Consulting Inc, on Sawyer's Walk MUSP, for Crosswinds Communities
Southeast Overtown Park West CRA Redevelopment Plan, December, 1982
Proposed Amended Southeast Overtown Park West CRA Redevelopment Plan, November, 2004
Gannett Fleming, Draft Environmental Assessment, Overtown Station Area Redevelopment,
2006
Social Compact, Washington, D.C., Neighborhood Drilldown Miami, data
Metropolitan Center. FIU, Miami, Florida, "Thirty- Year Retrospective, the status of the Black
Community in Miami Dade County," for the Metro Miami Action Plan, August, 2007
Miami Herald, "Dade's Black middle class coming north," Saturday, July 28, 2007.
21
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OVERTOWN SAWYER'S WALK PROJECT
ECONOMIC BENEFIT ANALYSIS
s PLAN S FOR.
SAVER'S WALK
VWM.41. t�s,tsltil�
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Prepared for Crosswinds, Inc.
By
A. L. JACKSON & COMPANY, P.A.
1525 N.W. 167tb Street
Suite 410
Miami, Florida 33169
(305) 623-3032
September 5, 2007
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CROSSWLNDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
TABLE OF CONTENTS
PAGES
OVERTOWN SAWYER'S WALK PURPOSE / PREFACE
Purpose / Preface 2-3
OVERTOWN SAWYER'S WALK PROJECT DESCRIPTION AND LOCATION
Project Description and Location 5-6
EXECUTIVE SUMMARY
Executive Summary 8-10
ECONOMIC BENEFITS — EMPLOYMENT
Employment / Salaries and Wages 12-13
ECONOMIC BENEFITS — PURCHASES OF MATERIALS, GOODS AND SERVICES
Purchases of Goods and Services 15
ECONOMIC BENEFITS — INCREMENTAL SPENDING
Incremental Resident Spending 17
ECONOMIC BENEFITS — INCREMENTAL FEES AND TAXES
Fees and Taxes 19-21
SUMMARY
Summary 23
EXHIBITS
Exhibit List 25
Overtown Sawyer's Walk Estimate of Ad Valorem Taxes Through 2026 27
Overtown Sawyer's Walk Estimate of Tax Increment Funds Through 2026 28
Overtown Sawyer's Walk Tax Assessed Values 29
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C OSSW
OVERTOWN SAWYER'S WALK
PURPOSE / PREFACE
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CROSSWINDS, INC.
ECONONRC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
PURPOSE/PREFACE
A. L. Jackson & Company, P.A. has been engaged to perform an Economic Benefit Analysis for
the proposed Overtown Sawyer's Walk project (the Project). This report will analyze and
estimate the economic benefits associated with the Development / Construction and Operation /
Maintenance phases. The Project is a mixed -use community oriented project which will be
developed, operated and managed by the Crosswinds, Inc. (CCI) This analysis is being prepared
in support of CCI's Major Use Special Permit (MUSP) application as required by the City of
Miami.
The Project is estimated to provide significant economic benefits to the City Miami and other
contiguous municipalities. These benefits will originate not only in the initial development and
construction phases, but also in the subsequent operation. management and maintenance of the
Project. Our estimate of economic benefit will consider the three primary and universally
accepted drivers of economic activity. Expenditures in these areas provide direct and immediate
economic benefits to the region where incurred.
1) Employment / Salaries & Wages
Our estimate of economic benefits will measure incremental employment, salaries
and wages, including payroll taxes and benefits, created as a result of the planning,
development, construction and ongoing operation and maintenance of the Project.
2) Developer and Consumer Spending for Goods & Services
It is estimated that the CCI will make significant expenditures for raw and finished
materials, goods and services in the Development / Construction and Operation /
Maintenance phases of the Project. In addition, there will be marginal / incremental
spending generated from the residents that will purchase and occupy the housing
units.
Tax Increment Funds / Other Taxes and Fees
In addition to the economic benefits generated from employment and spending, this
project will also generate benefits in the form of ad valorem taxes and fees. as well as
incremental sales taxes from incremental resident spending.
2
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CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
PURPOSE / PREFACE — Continued
In addition to these direct and immediate impacts. there are economic benefits generated
indirectly through subsequent re -spending and investment. For instance, the direct purchases of
goods and services are used to provide additional employment, other consumer purchases, capital
investment. savings, food. housing. transportation, entertainment and purchases of professional
services such as doctors, lawyers and accountants. This constant re -spending "multiplies" the
effects of the initial purchase and is measured through the use of a multiplier. The multiplier is
developed based on a very complicated and intricate set of economic and mathematical theory.
Since the development of a multiplier is beyond our scope of expertise, we will rely upon the
multiplier developed by the .Miami -Dade Planning Department.
To illustrate how a multiplier would work, a multiplier of "2" would indicate that for every $1 of
direct spending, an indirect benefit of $2 is generated.. thereby yielding a $3 total economic
benefit (also referred to as economic output) from the particular economic driver. This
phenomenon is reflective of the re -spending and re -investing that drives the U.S. Economy.
Our estimates of economic benefits were made based on information that is the representations
and assumptions of management. Although we feel that our estimates of economic benefit are
reasonable. we do not warrant or provide any assurance thereon. Actual results achieved
routinely differ from those projected are estimated. In addition, underlying assumptions may be
invalidated due to unanticipated events and circumstances, and the effect of those conditions
could be material.
This report is intended solely for the information and use of Crosswinds, Inc., the City of Miami.
and other applicable local and state agencies and is not intended for and should not be used by
anyone other than those specified parties.
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CRQSIN PS
OVERTOWN SAWYER'S WALK
PROJECT DESCRIPTION AND
LOCATION
CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
PROJECT DESCRIPTION AND LOCATION
The Overtown Sawyer's Walk project (the Project) site is located on the north and south sides of
N.W. 7th St., just east of 1-95 and fronts directly on a seventeen (17) story county office building
and a proposes additional twenty one (21) story county office building and the Overtown Transit
Station. The Project will entail the construction of approximately 1,050 residential units for
home ownership and 75.000 square feet of commercial space on currently vacant land bounded
by N.W. 6th Street, N.W. 8th Street, N.W. 1st Court. and N.W. 3`d Avenue.
The proposed 1.050 residential units will be comprised of a mixture of housing types, including
live/work town homes and mid -rise structures. The development will include a mixture of
studio, one and two bedroom units and will have an array of amenities, including structured
parking, swimming pools. and recreational areas.
The Project will also help support the proposed Overtown Folklife Village Lyric Theatre
redevelopment and other projects in the area to revitalize what was once a thriving center of
entertainment and culture for its citizenry. With convenient access to the downtown employment
centers, the new Performing Arts Center, 1-95, 1-395, UM/Jackson Medical Center and Miami
international Airport, this Project will offer the Overtown residents the best opportunity to date
to revitalize, rejuvenate and bring prosperity to this blighted and neglected area of the City of
Miami.
See site plan of project site on next page.
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ossw INDS
EXECUTIVE SUMMARY
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CROSSWINDS, INC.
REPORT ON ECONOMIC BENEFITS
OVERTOWN SAWYER'S WALK
EXECUTIVE SUMMARY
Crosswinds. Inc., one of America's leading independent builders and developers, has acquired
controlling interest in Sawyer's Walk Limited, which was selected by the City of Miami to
develop the three and a half blocks comprising the subject property. Proposed public incentives
for this project include the lease/sale of the property at a fair market value. based on the proposed
development plan. extensive development and construction activities and the allocation to the
project of Tax Increment Funds generated exclusively from this development through 2014 for
parking and infrastructure improvements. After 2014. the Project will still be making significant
contributions to the City's tax base. See Exhibit 1. "Overtown Sawyer's Walk Tax Increment
Projections".
The Project's overall focus will be on creating homeownership housing opportunities for
individuals and families whose respective incomes range from $40,000 to $100,000. The
anticipated initial price of these units will range from $190,000 to $300,000+. Sale prices of the
units will be adjusted during the anticipated four year development program to reflect changes in
market conditions, construction, and labor costs.
Approximately twenty percent (20%) or two hundred ten (210) of the units will be set aside as
affordable housing restricted to families and individuals whose respective incomes range from
80% to 140% of the Miami -Dade County median family income (in the range of $47,450 -
$83,020 for a family of four). These units will be reasonably interspersed throughout the overall
project and be reflective of the unit mix of the project. The anticipated selling price of these
units will be in the $160,000 - $270,000 range. Included in the two hundred ten (210) units are
fifty (50) completed housing units that will be conveyed by Crosswinds Sawyer's Walk to the
CRA or its designee and will be set aside exclusively for sale to existing Overtown residents
whose incomes range is below 80% of the Miami -Dade County median family income.
8
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CROSSWINDS, INC.
REPORT ON ECONOMIC BENEk1TS
OVERTOWN SAWYER'S WALK
EXECUTIVE SUMMARY - Continued
In addition. Miami -Dade County and the City of Miami each have an option to purchase an
additional sixty two (62) units, or a total of one hundred twenty four (124) units for affordable
housing purposes. Assuming these options are exercised. the Project will generate three hundred
thirty four (334) affordable housing units which represent thirty two percent (32%) of total units
available.
it is anticipated that a subsidy for potential homeowners will be provided by a combination of
public and private sources. These units will be reasonably interspersed throughout the overall
project and be reflective of the unit mix of the project.
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CROSSWINDS, INC.
REPORT ON ECONOMIC BENEFITS
OVERTOWN SAWYER'S WALK
EXECUTIVE SUMMARY - Continued
The Project is estimated to provide significant economic benefits to the region, which are
estimated as follows:
Development/ Annual
Economic Benefits Drivers Construction** Operating
Salaries & Wages / Employment:
Employee FTE's 740* 40
Salaries and Wages $ 100,452,774 $ 2,000,000
Direct Purchase of Material Goods & Services
Economic Benefits
Land Cost (including site prep costs) 17,750,000
Construction Hard and Soft Costs, incl. contingency 136,785,726
General and Administrative Supplies and Services 4,000.000 2350,000
Total Direct Purchases of Goods and Services $ 158.535,726 $ 2,350,000
Marginal Consumer Spending
Incremental Resident Spending 16,800,000
Incremental Fees and Taxes
Impact and Other Fees 9,195,931
Ad Valorem Taxes
Sales Taxes
Total Incremental Taxes and Fees
Indirecct Purchases of Materials Goods and Services:
(Multiplier of L8792)
Salaries and Wages
Direct Purchases of Goods and Services (less land costs)
Inerementai Resident Spending
Total Indirect Economic Benefits
Total Economic Impacts, Direct and Indirect
23,677,989 9,725,298
630,000
$ 32,873,920 $ 10,355,298
188,770,854
264,564,537
3,578,400
4,416,120
31,750,560
$ 453,335,389 $ 39,745,080
$ 745.197.809 $ 71.250,378
* Represents employment over a four-year development and construction period.
** Represents expenditures over a four year development and construction period.
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OSSWINDS
ECONOMIC BENEFITS
EMPLOYMENT
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CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
EMPLOYMENT / SALARIES AND WAGES
Development and Operations
Employment and the generation of salaries and wages is one of the most important economic
benefits of the development. The economic stimulus generated directly by incremental increases
in employment has immediate positive benefits for the City of Miami and the Overtown residents
and is a primary means by which development, operations and maintenance expenditures
generate indirect economic benefits. The settlement agreement between the City / CRA and
Sawyer's Walk includes minority participation requirements that will directly impact Overtown
and African American residents of the City.
Most of the salaries and wages generated in the Development / Construction phase are the direct
result of the construction activity. CCI estimates that total payroll costs. including benefits and
payroll taxes, will approximate $100.5 million during development and construction. It .is
estimated that an average of 740 full-time equivalent employees will be employed over the four
year development and construction period. This equates to an average salary and benefits
package of approximately $34,000, and the level of workers on the project at one time may vary
during peak periods of construction activity.
The estimated $100.5 million of salaries and wages will also provide ripples of economic benefit
through the multiplier of 1.8792, and when applied to the salaries and wages expended during
construction, will result in additional economic benefits approximating $189 million. A portion
of this employment that occurs on -site during the Development / Construction Phase is in the
form of short-term administration, development and marketing activity. CCI has estimated that
it will employ approximately forty (40) full-time equivalents to perform these general and
administrative activities, bringing total employees during development and construction to 780
full time equivalent positions. These jobs will include professionals in sales and leasing,
development and construction project, office and clerical, job -training and placement,
maintenance, etc.
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CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
EMPLOYMENT / SALARIES AND WAGES - Continued
On going Operations
While many of the salaries and wages generated by the Project occur in the Development and
Construction phases, there remains on -going employment that will occur in the Operations and
Maintenance phase. CC1 estimates that it will employ an average of forty (40) employees at the
end of the Project, representing approximately $2,000.000 in salaries and benefits. The total on-
going positions can be summarized as follows:
• Management
• Sales and Leasing
• Community Outreach
• Security/Police
• Parking
• Maintenance and Clean -Up
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C OSSW IN S
ECONOMIC BENEFITS -
PURCHASES OF MATERIALS,
GOODS AND SERVICES
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CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
PURCHASES OF GOODS AND SERVICES
Development and Operations
An equally important stimulator of economic activity is spending, whether it originates from the
consumer or businesses sector. CCI has estimated the total cost of the construction to be
approximately $259 million. See Table I below for composition of project costs.
New Construction Expenditures
Land Cost $ 15,750,000
Site Preparation 2,000,000
Base Construction Cost 237.238,500
General & Administrative 4,000,000
Total Construction Expenditure
258,988,500
Table I - "Composition of Project Costs". Source Crosswinds, Inc.
On -.doing Operations
In the Operations & Maintenance phase. economic benefits are also generated through the on-
going purchases of goods and services needed in order to manage, operate and maintain this
expansive project. These goods and services may be for office supplies, insurance, utilities,
professional services such as lawyers and accountants, maintenance or service firms, postage,
office equipment rental, etc. CO has estimated these costs to be approximately $2,350,000
million per year. Upon application of the multiplier, indirect purchases of goods and services
approximate $4.4 million.
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C OSSW1NDS
ECONOMIC BENEFITS
INCREMENTAL SPENDING
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CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
INCREMENTAL RESIDENT SPENDING
As stated previously, the residential portion of the project will consist of 1,050 units, and
approximately three hundred thirty four (334) or thirty two percent (32%) of these units will be
set -aside as affordable housing units. This assumes that Miami -Dade and the City of Miami each
exercises their option to purchase a total of one hundred twenty four (124) affordable housing
units. Fifty (50) of the units will be transferred to the Community Redevelopment Agency for
residents who have incomes of less than 80% of the then existing median income. The
remaining units will be set aside for those individuals who have incomes of between 80% - 140%
of the median income. This will mean that a family of four with combined income of $83,000
will be able to qualify for those units set aside as affordable housing.
Assuming that approximately fifty percent (50%) of all the available units will be purchased by
existing residents within the City of Miami, the remaining fifty percent (50%) of the units will be
purchased by individuals who currently reside outside of the City of Miami's boundaries. Given
the selling price of the units, which will range from $160,000 - $300,000. it is furthermore
assumed that the average annual median incomes of those qualifying for these units will be
approximately $80.000, and will have approximately 40% of discretionary income to spend on
purchases of goods and services.
When all these elements are factored together, these new residents will bring marginal consumer
spending potential to the City of Miami approximating $17 million (1050 units multiplied by
average annual median income of $80,000 multiplied by the 50% of residents relocating from
outside of the City of Miami's boundaries multiplied by 40% of discretionary income for
purchases of goods and services). This incremental resident spending will also provide indirect
benefits; and with a multiplier of 1.8792. will result in indirect marginal consumer expenditures
approximating $32 million.
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ECONOMIC BENEFITS -
INCREMENTAL FEES AND TAXES
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CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
FEES AND TAXES
Development and Construction Phases — Impact and Other Fees
A very significant factor in measuring the economic impact on a specific region of a project is
impact and other required development fees. When a development occurs in the region being
measured (Miami). specific fees must be paid to the region within which the development is to
occur. These fees are estimated to be approximately $9.2 million as depicted in Table I1,
`"Estimate of Project impact and Other Pees".
Description Amount
A. Development Square Footages:
1) Total gross building area
2) Maximum development area (FAR)
3) Gross parking area
B. Impact Fees:
1) City of Miami Park Impact Fee S 4.937.100
2) City of Miami Developmental impact Fee 910,987
3) Miami -Dade County Impact Fee - Schools 634,564
Sub -Total Impact Fees $ 6,491,651
C. Non -Impact Fees: (estimated)
1) Miami -Dade WASD connection fees 2,047,050
2) Building Permit Fee 197,627
3) installation Energy Fee 126,752
4) Major Use Special Permit Application Fee 50,000
5) Miami -Dade County Code Compliance 152,993
6) Radon Gas Fee 6,375
7) Fire Plan Review Fee 25,000
8) Ground Cover Fee 2,000
9) Land Use / Zoning 2,000
10) Zoning Review for Building Permit Fee 100
11) Certificate of Occupancy Fee 125,800
12) Application Fee 35
Sub -Total Non -Impact Fees
Total Project Impact Fees
Table II, "Estimate of Project Impact and Other Fees"
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2,704,280
$ 9,195,931
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CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
TAXES AND FEES - Continued
Development and Construction Phases — Ad Valorem Taxes
The Project will generate economic impact in the form of incremental ad valorem taxes. The ad
valorem taxes are calculated based on the City of Miami's and Miami Dade County applicable
millage rates which combined total $24.6443 per $1.000 of value. The ad valorem taxes for the
project are estimated to total $20.8 million during the development period. See Exhibit I.
"Overtown Sawyer's Walk Estimate of Ad Valorem Taxes Through 2027," and Table .I below
for the components of the combined ad valorem tax rates. The Tax Increment Funds (TIF)
generated through 2014, the anticipated completion date of the Project, will be used to directly
fund the parking and infrastructure improvements needed by the Project. It is estimated that total
TT funds generated through 2014 will approximate $13.7 million. (See Exhibit 1I. "Overtown
Sawyer's Walk Estimate of Tax Increment Projections Through 2027" and Exhibit III.
"Overtown Sawyer's Walk Tax Assessed Values.")
On -going Operations and Maintenance —Ad Valorem Taxes
During the Operations and Maintenance phase from 2014 through 2027. ad valorem taxes will
approximate an average of $9.7 million. (See Exhibit I)
Description Millage
City of Miami Operating 8.3745
City of Miami Debt 0.6210
School Operating 8.1050
Environmental Projects 0.1000
S. Florida Water Management
District 0.5970
Florida Inland Navigation 0.0385
County Millage 5.8350
County Debt 0.0650
Children's Trust 0.4223
Library 0.4860
Total Millage and Taxes 24.6443
Table Ili, "Combined Ad Valorem 2007 Tax Rates."
Source: City of Miami's Official Web Site and Miami Dade County's Official Web Site.
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CROSSWINDS, INC.
ECONOMIC BENEFIT ANALYSIS
OVERTOWN SAWYER'S WALK
FEES AND TAXES - Continued
On -going Operations and Maintenance — Incremental Saks Taxes
In addition to incremental ad valorem taxes. the Project will also generate incremental general
sales taxes through the purchase of goods and services spurred by the incremental consumer
spending of the residents. The Project will entail approximately 75,000 square foot of
commercial space. and retail sales are estimated to be $300 per square foot. An additional
assumption is being made that only 40°/n of the sales will originate from those outside of the City
of Miami / Miami -Dade County borders. At the sales tax rate of seven percent (7%). the Project
will induce approximately $630,000 of annual general sales tax benefit.
21.
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SUMMARY
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CROSSWINDS, INC.
OVERTOWN SAWYER'S WALK
REPORT ON ECONOMIC BENEFITS
SUMMARY
The proposed Overtown Sawyer's Walk project is estimated to provide approximately $745
million in economic stimulus during the Project's development and construction, and
approximately $71 million in annual recurring economic benefit during the operation and
maintenance of the Project.
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C OSSWI
EXHIBITS
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Exhibit I
Exhibit II
Exhibit III
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CROSSWINDS, INC.
OVERTOWN SAWYER'S WALK
EXHIBIT LIST
Overtown Sawyer's Walk Estimate of Ad Valorem Taxes Through 2027
Overtown Sawyer's Walk Estimate Tax Increment Fund Projections
Through 2027
Overtown Sawyer's Walk Tax Assessed Values
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CROSSWINDS, INC.
OVERTOWN SAWYER'S WALK ESTIMATE OF AD VALOREM TAXES THROUGH 2027
EXHIBIT I
Residential Non -Residential Projected
Assessed Assessed Annual Tax Cumulative
Tax Tax homestead Increase Tax
Year Value (1) Value (1) I.xemptions (2) (Taxes Collected) (3) Increase
Combined
Assessed
Tax Value
Non -Residential /
Residential
Net
Assessable
Combined
Tax
Value
2010 $ 186,072,032 $ 9,125,844 $ 195,197,876 $ 15,682,500 $179,515,376
2011 $ 186,072,032 $ 9,125,844 $ 195,197,876 $ 15,682,500 $179,515,376 $ 4,424,031 $ 4,424,031
2012 $ 283,803,120 $ 13,650,000 $ 297,453,120 $ 22,432,500 $275,020,620 $ 4,424,031 $ 8.848,062
2013 $ 336,372,063 $ 13,991,250 $ 350,363,313 $ 23,625,000 $326,738,313 $ 6,777,691 $ 15,625,752
2014 $ 344,781,365 $ 14,341,031 $ 359,122,396 $ 23,625,000 $335,497,396 $ 8,052,237 $ 23,677,989
2015 $ 353,400,899 $ 14,699,557 $ 368,100,456 $ 23,625,000 $344,475,456 $ 8,268,098 $ 31,946,088
2016 $ 362,235,921 S 15,067,046 $ 377,302,967 $ 23,625,000 $353,677,967 $ 8,489,356 $ 40,435,444
2017 $ 371,291,820 $ 15,443,722 $ 386,735,542 $ 23,625,000 $363,110,542 $ 8,716,146 $ 49,151,590
2018 $ 380,574,115 $ 15,829,815 $ 396,403,930 $ 23,625,000 $372,778,930 $ 8,948,605 $ 58,100,195
2019 $ 390,088,468 $ 16,225,561 $ 406,314,028 $ 23,625,000 $382,689,028 $ 9,186,876 $ 67,287,071
2020 $ 399,840,680 $ 16,631,200 $ 416,471.,879 $ 23,625,000 $392,846,879 $ 9,431,103 $ 76,718,174
2021 $ 409,836,697 $ 17,046,980 $ 426,883,676 $ 23,625,000 $403,258,676 $ 9,681,436 $ 86,399,611
2022 $ 420,082,614 $ 17,473,154 $ 437,555,768 $ 23,625,000 $413,930,768 $ 9,938,028 $ 96,337,638
2023 $ 430,584,679 $ 17,909,983 $ 448,494,662 $ 23,625,000 S424,869,662 $ 10,201,034 $ 106,538,672
2024 $ 441,349,296 $ 18,357,732 $ 459,707,029 $ 23,625,000 $436,082,029 $ 10,470,615 $ 117,009,288
2025 $ 452,383,029 $ 18,816,676 $ 471,199,704 $ 23,625,000 $447,574,704 $ 10,746,936 $ 127,756,224
2026 $ 463,692,604 $ 19,287,093 $ 482,979,697 8 23,625,000 $459,354,697 $ 11,030,165 $ 138,786,389
2027 $ 475,284,920 $ 19,769,270 $ 495,054,190 $ 23,625,000 S471,429,190 $ 11,320,475 $ 150,106,864
Notes:
(1) See Exhibit 111 "Tax Assessed Values."
(2) Assumes 90% of residential units will qualify for $25,000 homestead exemption. If Homestead Exemption is modified, Crosswinds will
receive the shortfall by extending the length of time it is entitled to receive TIE Funding.
(3) Tax collections calculated at the overall combined millage rate of'24,6443 per $1,000 of assessed value. See page 20 for rate components.
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Development
Period
2010-2014
Average
Annual
2015-2027
$ 23,677,989 9,725
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CROSSWINDS, INC.
OVERTOWN SAWYER'S WALK ESTIMATE OF TAX INCREMENT FUNDS THROUGH 2027
EXHIBIT II
Residential
Assessed
Tax
Year Value (1)
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
$ 186,072,1)32
$ 186,072,032
$ 283,803,120
$ 336,372,063
$ 344,781,365
$ 353,400,899
$ 362,235,921
$ 371,291,820
$ 380,574,115
$ 390,088,468
$ 399,840,680
$ 409,836,697
$ 420,082,614
$ 430,584,679
$ 441,349,296
$ 452,383,029
$ 463,692,604
$ 475,284,920
Non -Residential
Assessed
Tax
Value (1)
Combined
Assessed
Tax Value
Non -Residential /
Residential
$ 9,125,844 $ 195,197,876
$ 9,125,844 $ 195,197,876
$ 13,650,000 $ 297,453,120
$ 13,991,250 $ 350,363,313
$ 14,341,031 $ 359,122,396
$ 14,699,557 $ 368,100,456
$ 15,067,046 $ 377,302,967
$ 15,443,722 $ 386,735,542
$ 15,829,815 $ 396,403,930
$ 16,225,561 $ 406,314,028
$ 16,631,200 $ 416,471,879
$ 17,046,980 $ 426,883,676
$ 17,473,154 $ 437,555,768
$ 17,909,983 $ 448,494,662
$ 18,357,732 $ 459,707,029
$ 18,816,676 8 471,199,704
$ 19,287,093 8 482,979,697
$ 19,769,270 $ 495,054,190
Homestead
Exemptions (2)
$ 15,682,500
$ 15,682,500
$ 22,432,500
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
$ 23,625,000
Net
Assessable Projected
Combined Annual Tax Cumulative
Tax Increase Tax
Value (Taxes Collected) (3) Increase
Development
Period
2010-2014
$179,515,376
$179,515,376 $ 2,550,913 $ 2,550,913 $ 13,652,821
$275,020,620 $ 2,550,913 $ 5,101,827
$326,738,313 $ 3,908,043 $ 9,009.870
$335,497,396 $ 4,642,951 $ 13,652,821
$344,475,456 $ 4,767,418 $ 18,420,239
$353,677,967 $ 4,894,996 $ 23,315,236
$363,110,542 $ 5,025,764 $ 28,341,000
$372,778,930 $ 5,159,801 $ 33,500,800
$382,689,028 $ 5,297,189 $ 38.797,989
$392,846,879 $ 5,438,011 $ 44,236,000
$403,258,676 $ 5,582,354 $ 49,818,354
$413,930,768 $ 5,730,306 $ 55,548.660
S424,869,662 $ 5,881,956 $ 61,430,616
$436,082,029 $ 6,037,398 $ 67,468,014
$447,574,704 $ 6,196,726 $ 73,664,740
$459,354,697 $ 6,360,037 $ 80,024,776
$471,429,190 $ 6,527,430 $ 86,552,207
Notes:
(1) See Exhibit 111 "Tax Assessed Values."
(2) Assumes 90% of residential units will qualify for $25,000 homestead exemption
(3) Taxes collected calculated using the City of Miami Operating and County General Fund millage rates which total 14.21. See page 20 for rate components.
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CROSSWINDS, INC.
OVERTOWN SAWYER'S WALK TAX ASSESSED VALUES
EXHIBIT III
Residential
Non -Residential
Average Construction
Completed Units (1) Saleable Sq. Ft. (1) Sq. Ft. Total Assessed Value (2) Available Retail Sq. Ft. (1) Costs Total Assessed Value
Tax Sales Price Per Sq. Ft.
Year Current Yr. Cumulative Current Yr. Cumulative (1) Current Yr. Cumulative Current Yr. Cumulative (1) Current Yr. Cumulative
2010 697 697 659,596 659,596 $ 310 $ 204.474,760 $186,072,032 50,142 50,142 $ 200 $ 9,125.844 $ 9.125,844
2011 697 659,596 $ $ $186,072,032 50.142 $ 200 $ 5 9,125,844
2012 300 997 335,615 995,211 $ 320 $ 107,396,800 $283,803.120 24,858 75,000 $ 200 $ 4,524.156 $13,650,000
2013 53 1,050 172,442 1,167,653 $ 335 $ 57768070 $336,372.063 � �ah��q;,ty� ��F f; `r ��rs;r ���4€�71r $13.991.250
2014
ricz.4a='r_q n, +� CEza ){�' .:\� ?i r- 7 3f4`7 sr� ",��
t ats $344.781,365 .F f s z'z� �2t 1 � 'z�°�� �' $14,341,031
91i .z(rII`Fi��r��n`�'vz�r�l
3`v ,, �tiiFf"'" 1:'' � $ l t
2015 $353,400.899 14.691.557
au �� �r ] asa, �,��� t � h art Ccf a� i
��j 4:°€a..����4 �c' z�4v"y��:;`�1,�,��t.r,��e��X�s��h`s��t`i�t`?��53 t�R�`;�;,•. :�� -:�G�a�.`�a��.=if1 G�.L��ytfr�:.
� z 2= • e ? (�i , a , � �� � t i J� ' 3� '`r 15.067.046
,� � �� �`='��� $362 235 921 ; �s ,e � z, .� .� � � r; � � ')� �
2016 i° s v `=t,r o-;� ^ T's LF ?Et[wz s+ '�. S� 4V) iz �� �%i t $
��,( tk.--��.,y Fn�,' ��j��tu �-?� i���tir•:i)�i'Ati��'s it�y�€�}�{y f
20I7 tiat ' ° 3 $371,291,820 '�; `; a �, r� cr �, fis�tir c�= � h`��(�i3 S § fi $15.443,722
Faf?:s 1a •,_ :ag1's�elfly l'�y ��✓2 t�'' Si a a�3 s`',�+i��E€aiTx�4r�i�.� ����'� ti��
'rs3 �,nl`i,%i: �.. rFsS- =.eta+;*�<K; '�`s1-'ASS'sY`ti���'.?4;r�;"'i'`�'c``. ?�i �s�,i�```?s. z.
2018 - �sd tl,•(:, , .. �, °ah $380,574,115 � it x � =sz€fr fs� z�1g� rs tsr.F�„g F�,,,�Zy �,��i .,<�� _ , $15,82 .815
:X,, r7t,E�a�$i1ca� ?`1r2^ ffrStzZ�3Zsyr�Zft�i
it
:r �: s¢,o•c ' ?%;.,.�a'' - >\i�=„��i?"i=v�^✓s gas 3ti5 ✓�. �,�� zv Ca�3 --E t � - c i c< z .
2019 �.. �: yzr g $390,088,468 `� ,t v {° �, ire '� �)� '"�fFe 9��s � $16.225.561
i z
a"✓v ,r''n (i �".r�� s,�€a�'� �F��� ?i %r•, i.�'`�f r?;z �t/,. _ f:
2020 ) a r< l a $399,840 680
. � �� �16;631,200
; afit .�� rac
?,. $4{19,836,6)7 s��t�= c3°v1 l� � �� f� `�'>� $I7,0'16,}8U
5 :Y; . �` i.�:^� z3' °'� { i 4 �l �. }l �,' : , i t ts`? 1� t1L+3' ?L. F 1 'k
2021 ?`t✓tiVag {g< 4r �l i '>A4�r2 £i
� $420,082,614 $17,473,154
€"i f5 �'�� zsz'`�� Li'5'a^�S:�7 ti�s+.,Z� f1 c,�'f.. zfr.S17.909.983
;�G;�����.e; °'a�T�.x��' $430,584,679,.:t�=�s4£,��,,y;tryzs>�:.t{���"`�������:•����si�,,� �`���,.,�,��r��<g��,�5-Fr
2022
g . �- f..is`k-. sUisi'RI (,�tF 1Al;%) 2S�J'�'7`1 �''az�di :i.�� ts�\S �., 1 t
2024 � ?,, ^{ {>�,�,�; �, :. ,� ��€s� $44i,349,2}6 �;tt��z�,,�'�/,�g`���'��I�`��;£�j�?C`%1�'F���:t�{;�,�r���},�,x�:z����c�{ 3t.'��;�f s`�� $18,357,732
�.•.r . 4 ..`n� €$ 1�� `,i'® .d e��' �s �'\� l q"�,, ;JS�f���'a{��q °� $S''�:l ��: F, j� � ��.�:4 �u�����{�", �� \2�Lf��' £1 X��� s'����i� y ��}s.C.
3, €:' $452.383,029 wts E r t z?' t 5" . tsS �' . $18,816,676
2025 <E e s ViscS, ,yfaf 4ry{,ha (1?g,1d^',i 1;z'.Z ' `?4;n Cv \ 3:
{�„%:,i`',. %±. .;,�r�ys' ` iT\z'�
{� °� y l ["'
2026 $463,692,604 $1 },287,0 }_>
5�.:M:v �jzc ( f .� _: 33rC S� ., .. f3 ?„]z :`. ::p i �� c`G ;� =s 5 3.'�15';l`'•i�� �.z ;�il3x}ti i' i=tau `t%t1
ya r`, ,}4.'.e' "v :5 .,;a; ( .,Z,,.'?,s}^5°,2: va�'v,.h�y3zF€�..31"jin-e`�,Si�;}��. 1-.a��.4c� �v (i
2027 �m.: �^-��'� ) � `���x,�v�.����€�.ti��.����y�?�a:��.';�`=S� $475�284,)20 �'��i�-�������;����������'sf..����:li¢�s�1?'��3A���`Tv; $1},76},27i1
Notes
(1) Per Crosswinds Communities. Assumes tax assessment occurs year alter completion of construction.
(2) In years subsequent to huiidout, i.e., years five and beyond, assumes an increase in property values of 2.5%.
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