HomeMy WebLinkAboutIII Tab 4. Economic Impact StudySM
Economic Impact Analysis
Submitted to:
City of Miami
Prepared For:
CABI DEVELOPERS, LLC
Prepared by:
SHARPTON, BRUNSON & COMPANY, P.A.
One Southeast Third Avenue
Suite 2100
Miami, Florida 33131
(305) 374-1574
ID D SHARPTON, BRUNSON & COMPANY, P.A.
Certified Public Accountants & Business Consultants
CABI SMA
TABLE OF CONTENTS
THE PROJECT OVERVIEW
PAGE(S)
1
EXECUTIVE SUMMARY
Introduction 2
Summary of Benefits 3
OBJECTIVES AND DEFINITIONS
Objectives 5
Definition of Economic and Tax Impact 5
Direct and Indirect Effects 5
Measures of Economic Impact 6
Description of Results 7
DISCUSSION OF THE RESULTS BY ECONOMIC INDICATORS
Impact Indicators 8
Results of Indicators 8
Impact of Construction 8
Impact of Ongoing Operations 9
Impact on Local Tax Revenues 9
Analysis by Economic Indicators 9
Employment 9
Wages 10
Output 10
Local Taxes 11
Public Sector Cost 12
Impact Fees 12
EXHIBITS
Exhibit I:
Exhibit II:
Summary of Economic Impact
Impact and Other Fees
13
14
Project Overview
CABI SMA is located at SW 1st
Avenue and South Miami Avenue in
the City of Miami, FL (the Project).
The Project is a mixed use project
containing a 52-story tower and a 56-
story tower. There will be 542 residen-
tial units, 364 hotel rooms, 249,488 SF
of office, 53,834 SF of retail, 9,225 SF
of restaurant and 1,102 parking
spaces. The gross lot area is 164,643
SF (3.78 acres) and the net lot area is
121,259 SF (2.78 acres).
Tower I with 52 stories faces SW 1st
Avenue and Tower II with 56 stories
faces South Miami Avenue. The two
towers will be engaged to a 12-story
pedestal compound of retail, office
condo, residential lofts and a parking
garage. The Project has been
designated to compliment the ongoing
development within this emerging
neighborhood.
The ground floor takes advantage of
the urban context and introduces a
plaza containing sitting areas and
water features. Vehicular access to
the site is provided and distributed
around the site to address all five
components (residential, hotel, office,
retail and restaurants) of the
development program. Vehicular
access for the residential component
is provided off of SW 14th Terrace.
This entrance is appropriately sited
due to the residential component lining
the parking garage along this street.
Vehicular access for the office condo
is provided off of SW 14th Street.
Service access for the site will be
provided off of SW 1st Avenue. All
loading areas as well as trash pick-up
are internalized within a service court at
the ground level off of SW 1st Avenue.
Within the pedestal, the ground level will
house retail facing SW 14th Terrace.
The 2nd 3rd and 4th levels will house part
of the amenities for the residential to
include a gym, gym bathrooms, spa,
business center, media room and
lounge.
The 13th level of the complex will
contain the outdoor amenities to include
an elevated pool deck, pool, spa, pool
bathrooms, bar, planters, concept
gardens, and pool cabanas. The pool is
configured to provide Olympic size
swimming lanes apart from the well
proportioned swimming and wading
area. North of the pool deck, there is a
trellis element that not only provides a
connection between the east and west
pool deck gardens, but also provides the
necessary buffer between the deck and
the existing Miami -Dade People Mover
to insure the proper distance for safety
as suggested by the Miami -Dade Transit
Authority.
Tower I is topped with a series of bi-
level loft units that become part of the
final crown of the building which also
contains the grand penthouse and
Tower II is topped with a sky lounge and
restaurant. The crowns of the building
give the project a signature and a unique
addition to the already prominent Brickell
skyline.
1
Introduction
This document represents an in-depth
economic and tax benefits analysis of
the developmental and operation of a
first class condominium building,
hotel, office space, restaurant and
retail facilities.
The Project currently contemplated is
comprised of the following compo-
nents:
❑ 542 units of high -quality
residential.
❑ 364 hotel rooms.
❑ 249,488 square feet of office.
❑ 53,834 square feet of retail.
❑ 9,225 square feet of restaurant.
❑ 1,102 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 eco-
nomic 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 532 employees
and the Project management is
expected to employ 460 people for
ongoing maintenance and operation
of the hotel.
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 $ 204,832,800
Annual $ 22,315,500
Tax Revenue
The estimate of the public sector
revenues associated with the
development includes taxes and other
revenues generated directly by the
Project. Although public sector costs
are important elements in measuring
fiscal impact, these benefits have not
been quantified in this document.
This analysis only measures the
benefits derived from the
development. Annual tax revenue
expected to be created totals
$14,050,672.
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 $ 860,300,500
Annual $ 19,966,500
3
Summary of Benefits
Significant Community Benefits:
> Jobs
> Wages
> Taxes
> Economic Activity
Residents' Spending Impacting
Local Businesses:
> Food
> Recreation/Entertainment
> Transportation
> Retail
The following table and charts summarize the economic impact of the CABI SMA
development
CONSTRUCTION ANNUAL
PERIOD IMPACT RECURRING
Economic Activity Stimulated
Output $ 860,300,500 $ 19,966,500
Wages 204,832,800 22,315,500
Taxes 14,050,672
$1,065,133,300 $ 56,332,672
Jobs Created 532 460
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
t J
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
(One Time) OUTPUT
Direct
Indirect
ANNUAL
Operational:
Direct
Indirect
$ 457,801,458
402,499,042
$ 860,300,500
$ 10,625,000
9,341,500
$ 19,966,500
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 $559
million. Such activity will create
approximately 532 new full time
equivalent jobs and employ a
maximum of 732 workers during peak
periods. The workers will earn
approximately $109 million in direct
wages.
WAGES TAXES EMPLOYMENT
$ 109,000,000
95,832,800
$ 204,832,800
532
532
$ 11,875,000 $ 14,050,672 460
10,440,500
$ 22,315,500 $ 14,050,672 460
8
Discussion Of The Results
By Economic Indicators
Impact of Ongoing Operations
As a result of the ongoing operation
and maintenance of the Project,
Miami will gain approximately 460
new, permanent full-time equivalent
jobs. The wages of the workers who
obtain these positions will provide an
impact of approximately $22 million
annually.
The total expenditures for the
Project's operations, will provide a
new, permanent impact of $20 million
annually to the City's economy. This
impact consists of the effects of the
direct expenditures from the
maintenance, hotel operations,
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 $14 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
ongoing 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 312 employees over a three
year period and a total ongoing
employment will average 10.
The total ongoing positions can be
summarized as follows:
• Management
• Hotel Operations
• 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 $458 million.
Total indirect output created by the
direct respending in Miami is $402
million. Thus total Miami Output from
the development of the Project is
$860 million.
The final component of output results
from the direct operating expenditures
of the Project, and the indirect
benefits created as a result of the
multiplier effect on direct output.
The Developer provided us with an
annual operating budget for the
Project. An overall assumption was
made that all expenditures would be
spent initially in the City.
10
Discussion Of The Results sol
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 ongoing 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 $14 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
$ 4,679,683
279,401
4,297,742
3,137,670
347,016
159,258
333,604
271,578
231,344
21,514
55,880
235,989
S 14115n 677
11
Discussion Of The Results A
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 develop-
ment fees. A summary of these fees are listed
below:
• City of Miami Developmental Impact Fee
• City of Miami Developmental Admin Fee
• Miami -Dade County Roadway Impact Fee
• Miami -Dade County School Impact Fee
• Building Permit Fee
• Installation Energy Fee
> Other Fees
For the purpose of this economic impact
analysis, fees are included as a part of the
direct development cost (output). Impact fees
total approximately $4.8 million and other fees
total approximately $2 million. These fees are
shown in detail in Exhibit II.
12
A
Exhibit List
Exhibit I
Exhibit II
Summary of Economic Impact
Impact and Other Fees
Exhibit - I
OUTPUT
WAGES EMPLOYMENT TAXES
DIRECT
DEVELOPMENTAL
OPERATIONAL
TOTAL DIRECT
INDIRECT
DEVELOPMENTAL
OPERATIONAL
TOTAL INDIRECT
TOTAL BENEFITS
TOTAL DEVELOPMENTAL
TOTAL OPERATIONAL
$ 457,801,458
10,625,000
468,426,458
402,499,042
9,341,500
411,840,542
$ 109,000,000
11,875,000
120,875,000
95,832,800
10,440,500
106,273,300
$ 880,267,000 $ 227,148,300
$ 860,300,500 $ 204,832,800
19,966,500
22,315,500
532
460 $ 14,050,672
992
14,050,672
992 $ 14,050,672
532
460 $ 14,050,672
TOTAL BENEFITS $ 880,267,000 $ 227,148,300 992 $ 14,050,672
13
Exhibit - II
IMPACT AND OTHER FEES:
A. Development Square Footages: Square Footage
1) Total gross building area (with parking) 2,622,121
2) Maximum development area (FAR) 1,487,301
3) Gross parking area 482,531
B. Impact Fees: Amount
1) City of Miami Developmental Impact Fee $ 2,815,174
2) Developmental Impact Administration Fee 84,455
3) Downtown Development Supplemental Fee 565,573
4) Miami -Dade County School Impact Fee 1,317,217
Total of all Impact Fees $ 4,782,419
C. Non -Impact Fees:
1) Miami Dade W.A.S.A. "connection fees" $ 1,208,615
2) Building Permit Fee 311,215
3) Installation Energy Fee 262,212
4) Major Use Special Permit Application Fee 30,000
5) Miami -Dade County Code Compliance 166,500
6) Radon Gas Fee 13,111
7) Fire Plan Review Fee 24,910
8) Ground Cover Fee 918
9) Land Use/Zoning 1,213
10) Zoning Review for Building Permit Fee 60
11) Certificate of Occupancy Fee 250
12) Application Fee 35
Total of all Non -Impact Fees $ 2,019,039
Total of all Fees for Project $ 6,801,458
Source: City of Miami Planning, Building and Zoning Department.
Miami Dade County Impact Fees
14