HomeMy WebLinkAbout048Michelle Farfan
From:
Sent:
To:
Cc:
Subject:
Attachments:
Wright Johnson Economic Report attached
From: JT Cooke Imailto:jt@houlihan-law.com]
Sent: Friday, November 07 ,201.4 3:02 PM
To: David W. Johnson
Subject: RE: Pleasant Harbor MPR
Works for me. l'll send an invite out
David W. Johnson < djohnson@cojefferson.wa.us >
Monday, November 10,20L411:02 AM
JT Cooke
David W. J o h nson (dwjoh nson @ co jefferson.wa.us)
Economic Analysis on Earnings
Wright Johnson Report.pdf
ffi H*uuHAr.* r-Anr
3$t!? fivanston &vqrlrl.rs N" $u*t* f; r Senttle. Sll\ 9$1m$
JSHI* Y, {J.T"I COOKfi
ATTSftNHY
206"S4?"'!S7S Brn*cr
?0S.S4?JgS& FAx
?53"72?"$2$? Msslr*
ww ur,h u u [i tr *n - la.w. conn
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Thank you.
From: David W. Johnson Imailto:diohnson@cojefferson.wa.us]
Sent: Friday, November 07,2074 2:27 PM
To: JT Cooke
Subject: RE: Pleasant Harbor MPR
Yes, let's talk. How about 10am?
From: JT Cooke Imailto:it@houlihan-law.com]
Sent: Friday, November 07,2Ot4 2:16 PM
To: David W. Johnson
Cc: peckassoc@comcast.net;'Garth Mann'
Subject: RE: Pleasant Harbor MPR
1
Hi David-
Please see the attached revisions in response to your comments in addition to some internal revisions (all in
redline). Are you available Monday for a quick call to walk through the County comments and outstanding items that
still need to be addressed.
Thanks,
JT
Eil HouLTHAN LA\n
3401 Ev*nston Avennre N, sr*it* C t Senttle, WA 98103
JOHI{ ?. il"T.} COoKE
ATTORNEY
206.547.107S
t06.s47.19S*
163.72r.Sa67
DIRf CT
FAX
MOSILE
rruw"houlihan-tqw,com
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the sender by reply email and immediately delete the message and any attachments without copying or disclosing the contents.
Thank you.
From: David W. Johnson Imailto:djohnson@co.jefferson.wa.us]
Sent: Wednesday, November 05, 2074 72:52 PM
To: JT Cooke; 'Gafth Mann'
Cc: David W. Johnson; peckassoc@comcast.net
Subject: FW: Pleasant Harbor MPR
JT,
Newer versions with David Alvarez's comments. We need your response asap.
Thanks!
From: David W. Johnson
Sent: Wednesday, October 29,2014 2:15 PM
To: JT Cooke
Cc: peckassoc@comcast.neU 'Schipanski, Rich'; 'Hollinger, Kristy'; 'Garth Mann'; David W. Johnson; David Alvarez
Subject: RE: Pleasant Harbor MPR
JT,
Please review the attached, make additions/corrections and return
Thanksl
From: JT Cooke Imailto:it@houlihan-law.com]
Sent: Friday, October 24,2014 2:01 PM
To: David W. Johnson
Cc: peckassoc@comcast.neu 'Schipanski, Rich'; 'Hollinger, Kristy'; 'Garth Mann'
Subject: RE: Pleasant Harbor MPR
2
Hi David-
Attached please find the revised zoning code and development agreement which address your comments and changes.
Please let me know if you have any questions.
Thanks,
JT
Eil HouLrHAr.r LAw
340tr Ev*nston Aven$e N, Suite C r Seattle" 1#A 98103
.l0Hl'l T. tJ;T,l CCIOXE
A.TTORNEY
2ofi.54?.107S
206"547"r988
253.722.S267
NIRf CT
FAX
MOgILE
wwy,hpulihaa-lsw,com
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the sender by reply email and immediately delete the message and any attachments without copying or disclosing the contents.
Thank you.
From: David W. Johnson Imailto:djohnson@co.iefferson.wa.us]
Sent: Monday, October 20,2014 1:05 PM
To: JT Cooke
Cc: peckassoc@comcast.neU David W. Johnson; Schipanski, Rich; Hollinger, Kristy; Garth Mann
Subject: RE: Pleasant Harbor MPR
JT
We are getting ready to release the Draft SEIS and need to final Draft of the DA & DRs. Did you do anything subsequent
to this regarding incorporating our proposed changes?
Thanks!
From: JT Cooke [mailto:it@houlihan-law.com]
Sent: Tuesday, May 20,2074 4:50 PM
To: David W. Johnson
Cc: peckassoc@comcast. net
Subject: RE: Pleasant Harbor MPR
Thanks, David. I will take a look and get back to you
JT
3
Efr HoULIHAN LAW
34St Hvxnsion Avenue N, Suite C r $eattle, WA 981$3
JOHI'I T. {J.T"l CffiKE
ATTOfth}ffiY
?06.547"1075 nrrucr
?06.$47'*g&0 p&x
253.7?2-826? rdo$rrf
wwv.houllhan-tary,com
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the sender by reply email and immediately delete the message and any attachments without copying or disclosing the contents.
Thank you.
From: David W. Johnson [mailto:djohnson@co.jefferson.wa.us]
Sent: Tuesday, May 20, 2074 4:40 PM
To: JT Cooke
Cc: oeckassoc@comcast.neU David W. Johnson
Subject: RE: Pleasant Harbor MPR
IT,
Here are our proposed revisions and comments. Please review and provide a revised draft.
Thanks!
From : JT Cooke [mailto:jt@houlihan-law.com]
Sent: Friday, April 11, 2014 B:50 AM
To: David W. Johnson
Subject: Pleasant Harbor MPR
Hi David-
Thanks for your patience-it's been a ctazy week. Attached is the draft zoning ordinance and development agreement
for the Pleasant Harbor MPR. As I mentioned, we are still finalizing other documents (ie water and sewer plans) which
may result in modifications of these documents. That said, I think we are sufficiently far enough along that it makes
sense to get the County's input at this stage.
Please let me know if you have any questions.
Thanks,
JT
4
Efi HoumHAN rAW
34O3 *vanston Avenue N, Suite C " Seatile, lirA 98103
JOHil T. #,T"} COOKE
ATTSffiNUY
?06.547"1075 nrnrcr
20S.$47"1958 rAx
?53.722.826? Monrrn
rwrr"houllhan*les.som
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An Economic Analpis of Earnings
Ptlsuant to Jeffenon CountyBoarrd of C-ounry C-ommissioners' Condition
63gfor the Pleasant [:Iarbor]vlaster Planned Resort (IvPR)
By
Vright Johnson, LLC
wRrcHT JOHNSON
professional authors and andlysts
October 2014
205 Worh Avenue, Suite 201, Palm Beach, FL 33480
Telephone: (561) 252-6099
Email info6twrightjohnsonllc.com
L. Introduction
Wright Johnson, LLC, (V{J") has been retained to perform an economic assessment of eamings of
the Pleasant Flarbor lvlaster Planned Reson (IvPR) employees in conformiry with the Jefferson
C.ounty Board of County Co mmiss ione rs' condition 63 g, whic h states :
"The developer shall commission a snrdy of the number of jobs expected to be created as a
direct or indircct resuh of the MPR that eam 80o/o or less of the Brinnon area average
median income (AM). The developer shall provide affordable housing (e.g., no nrort than
30o/o of household income) for the Brinnon MPR wodren roughly proportional to the
number of jobs created that eam 80o/o or less of the Brinnon area Alvll. The developer may
satisfy this condition through dedication of land, payment of in lieu fee, or onsite housing
development."
To accomplish this, the analysis estimates the number of direct and indirect jobs
projecq as well as average wages associated with these jobs. The anal1ris utilizes
to estimate these jobs and wages as discussed below.
2. Methods & fusumptions
associated wfuh the
the RIIUIS II model
The anatpis consi&rs the impacts of the construction and opemtion of the MPRproject" which will
openrts within the following industry clusten :t
Residential Building C,onstnrction - NAICS code 2167: This indrstrycornprises esablishrnents
primarily responsible for the construction or remodeling and renovation of single-famity and
muldfamily residential buildings. Included in this industry arc residential housing general conu?ctorr
(i.e., new construction, remodeling, or renovating existing residential structures), for-sale builden
and remodelen of residential structures, residential project construction nunagement firms, and
residential des ign-build firns.
Non-Residential Building C-onstuction - NAICS code 2362: This indr:stry comprises
establishments primarily responsible for the construction (including new worlg additiors, alterations,
maintenance, and rcpalrs) of commercial and instindonal buildings and related stnrctures, such as
shdiums, grain elevators, and indoor swimming facilities. This indutry inctudes establishments
responsible for the on-site assembly of modular or prefabricated commercial and institutional
buildingp. Included in this industry are commercial and institutional building general contractolr,
commercial and institutional building for-sale builders, commercial and institutional building design-
build firms, and commercial and instirutional building project construction rururgement fims.
Util ty System C-onstnrction - NAICS code 2371c This industry comprises establishments
primarily engaged in the construction of water and sewer lines, mains, pumping stations, treatment
plants, and storage tanls. The workperformed mayinclude newworlq rcconstruction, rehabilitation,
and rcpain. Specialry trade contractors arc included in this grcup if they are engaged in activities
primarily related to water, seyrer line, and related strucnres construction. All structures (including
Page ll
' NAICS code definitiors provided bythe U.S. Censrs Bureau.
b"ild-g, that are i"t gral pars of water and sewer networls (e.g., storage unls, pumping stations,
watertr€atrnent plants, and sewage treatment pl""ts) are included in this industry.
Food and Belrcr:age Storcs- NAICS code 445: Indusuies in the Food and Beverage Stores
zubsector usually reail food and beverage merchandise from fixed point-of-sale locations.
Esublishrnents in this subsector have special equipment (e.g., freezers, refrigerated display cases,
refrigeraton) for displaying food and beverage goo&. They have staff trained in the processing of
food products to guanntee the proper stonge and sanitary conditions requirtd by regulatory
authority.
Misccllaneous Store Rctailers - NAICS 453: Industries in the Mscellaneous Store Retailers
subsector retail merchandise from fixed point-of-sale locations (except new or used motor vehicles
and parts; new fumiture and home fumishings; new appliances and electronic products; new
building matfrials and ganden equipment and supplies; food and beverages; heafth and penonal care
goods; gasoline; new clotling and accessories; and new sponing goods, hobby goods, bools, and
music). Establishnrents in this subsector include stores with unigue characteristics like florisa, used
merchandise stores, and pet and pet supplystores as well as other store retailers.
Amusement Cambling, and Recrcation Industries - NAICS 7l3z Indutries in the
Amusernent, Gambling, and Recreation Industries subsector (1) operate facilities where patrons can
primarily enBage in spons, recreation, amtrsement, or gambling activities and/or (2) provide other
arnusernent, and recreation services, such as supplying and senricing amuserrcnt devices in phces of
business operated by othen; operating sports tealns, clubs, or leagues engaged in pl"yrrrg ganrcs for
recreational purposes; and guiding toun without using oansponation equipmenc
Accommodation - NAICS code 727: Industries in the Accomrnodation subsector provide
lodging or shon-term accommodations for travelers, vacationers, and others. There is a wide range
of establishments in rhese hdrstries. Some provide lodgry only; while others provide meals,
I",-dty sewices, and recreational facilfuies, as well as lodg"rg. lodging esublishrrpnts are classified
in this subsector even if the provision of complementary services generates more revenue. The qpes
of complementary services provided vary from establishment to establishment.
Food Scrvices and Drinking Places - NAICS 722: Industries in the Food Services and Drinking
Places subsector preparc rreals, snacls, and beverages to custoflrer onder for imrnediate on-premises
and off-prcmises consumption. There is a wide range of esablishments in these indusuies. Some
provide food and drink only; while othen provide variors combinations of seating space,
waiter/waitress services and incidental amenities, such as limited entertainment. The indrstries in the
subsector are grouped based on the qpe and level of services provided. The industry groups are
special food services, such as food service conu;Etors, cateren, and mobile food services; drinldng
places; and restatu:ants and otlrer eating places.
Other Personal Services - NAICS 8129: This industry group comprises establishrnena primarily
engaged in providing personal services (except personal care services, death care senrices, or dry
cleaning and laundry services). This includes Pet Grc (except Veterinary) Services, Photofinishing,
Par{<ing Iots and Garages, and All OtherPenonal Services, including Vedding Chapels.
Personal C-are Services - NAICS E12t This industry group comprises establishments that
provide app€armce care services to individual consumers. These include Flair, Nail, and Skin Grr
Services and Other Personal Care Services.
Page l2
Lessors of Noruesidential Buildings (except Miniwarehotrses) - NAICS 53ll2z This indtxtry
comprises esablishmenu primarilyengaged in acung as lessors of buildings (except miniwarehouses
and self-storage units) that are not used as residences or dwellings. Included in this indwtry are: (1)
owner-lessors of nonrcsidential buildings; (2) establishments renting real estate and then acting as
lessors in subleasing it to others; and (l) establishments providing full service office space, whether
on a lease or service contract basis.
'\[ater, Sewage and Other Systems - NAICS 2213: Industries in this sector include water
treatment plants, waler supply sptems, sewer s)6terns, and/or sewage treaunent facilities that
collect" treat, and dispose of waste.
The proposed project will be constructed and operated in four distinct phases. A summary of the
proposed project constnrction expenditure and operating employment data is summarized below, by
phase:
C-onstnrction: C.onsuuction cost of the project is estimated at $201,413,493 (in 2014 dollars) over
the four phases. This includes onlythe harrd construction costs and excludes marketing, engineering,
legal, insurance, taxes, design and permining, sales ta:<, and contingencycosts (soft costs). Soft costs
are shown in the below tables, btrt are not included in the total afirount shown for each phase.
Marfuia DocklFuel' LineVSanitary Updates
mginee*ng & Constrltants*
698,536
,3,660,480
3,335,737
1,181,649
512,170
10,497
I*gal, Llstraoge, Taxes *
Site Work & Infrastructure
752,397,
30,261,236
Buildingp-
Remodeling Projects
Consuking Fes*
Fees and Pertrlits+
SiteWork
Excavation
Constnrction
General .qqd Administratiot*
Contingency+
317,000
277,000
940,000
135,100
32,184,810
4,350,000
650,000
Summary of Estimated Construction Costs
Amount
Page l3
'Siteitir.ork.
435"000,:
,:SitUWork .,:, ' , ' , ': lii:.
Construction,; ' .' .'
132i000$
,and
$
C,sntingency+
, ' 12,560-pO0
rNot included in total
As the cunent RIIAS II rrnrhiplie$ are based on 2010 data, we mtst deflare the construction
expenditures to 2010 dollars. According to the Turner Construction Building C-ost Index,
construction costs have been on an increase from 2010 through 2014. The cost index in 2010 was
799 vs. the 2nd quarter2014 cost index of 896. Therefore, the construction costs forthis project
will need to be reduced to 2010 dollars.
Page l4
2nd Quartcr 2O!+
lstQusrbr2014
4fi Quarter20r:i
3rd Quarter 2013
201:l
20L2
20LL
2010
2009
2008
2007
2006
2oo5
2004
2003
2002
2001
898
885
878
868
L24
o.80
1-15
i-05
864
830
8L2
799
832
908
85zt
793
7L7
655
621
619
613
4.L
2.L
r-6
4.0
€.4
6.3
7.7
10.6
9.5
5.4
0.3
1-0
3.0
The Turner tsuildinB Cosr lndex is rletermlned by the
follolffing factors concidared on a natiorDvide basis:
ldbor ratet and productivity. malErial prlces and the
conlpetitiye conditisn of the markatplace.
Ttmor
To conven this figure to 2010 dollan we use the 2014 index of 896 and divide it bythe 2010 index
of zgg. This gives ru a figure of 896/799 :1.121. To convert rhe $201,413,493 cost rr2014 dollan
to 2010 dollars, rhe2014 expenditure is divided byl.l?L,to yield $179,608,684.
Eacility Operations: Per the Developer, the project will generate an estimated ?25 dnect operating
jobs ttuough variots operating components over the four phases as sununarized below.
Page l5
Phase 2014 Dollan 2010 Dollas
$ 45,860,349 $ +0,895557Phase I
29,659228Phase 2 33259,910
35,747291Phase 3 39,41+234
73,906,608Phase 4 82,8/9,000
Total $ 201,413,493 $ 179,608,684
722$osd'
2213rWatm,
,',' '.5
GolfB
Sumnrarl' of Lstinrated
EnrployeesNAICS CodeDescription
rat Errtploy'ees
*It should be noted tlrat Security, Shuule, Facilfuies, and Offices positions are included in
these ope rating components.
Given these construction costs and openting jobs, the RIIAS II model can be used to estimate direa
and indirect constnrction and indirea employ:rent associated wirh the project.
Page l6
3. Findings & C-alculations
Shown in the chart below are t}e actual RII{S II final demand and employment nnrltipliers for
Jefferson Cor:nry \U7A These muhiplien are used to estimate employnent associated with the
ProJect.
RIMS II Multiplies (2002/20t0)
Total Multiplien forOupug Eamings, Employment, and Value Added by Detailed Industry
efferson \r/A
Building Constnrction and C.oUstnrc.So-n.gf Infrastrucuut
For the construction sector (NAICS code 230000) the final denund muhiplier ls 9.7481, and the
employment muldplier ;s 1.5147. The final demand muldplier is used m determine the toal number
of jobs produced based on the expenditurcs for construction of the project's buildings- This figure
is $179.609 million (in 2010 dollars). Thercfore there would be $179.609 times 9.7481, or l/50.825
jobs supported bythis project, including dircct and indirea jobs for all fow phases.
Tables 3-1 and 3-4 show the combined economic impact of the project's building and infrastructure
construction expenditures, by phase, for the 20 major industrial classifications in the RIIvXS II
input/output model.
Page l7
Indrstry
FinalDemand DirtctEffect
Ouput
(dollan)
Eamings
(dollan)
Employment
(jobs)
Velue-
ad&d
(dollen)
Earnings
(dollan)
Emphyment
frb*)
lfater, Sewage, and Other
Systems (221300)1.3818 0.3283 7.0101 0.8864 t.4796 t.6666
Corutnrction (230000)1.4324 0.4448 9.7481 0.757 1,330,t t.5147
ReEil Tlade (4A0000)t.346+0.3985 13.9498 0.8737 1.2609 1.2553
Real Estate (531000)1.2t15 0.183 t4.2139 0.9235 1.382i 1.1363
Amusement and Recgarion
Industries (713800)1.3790 0.4t70 25.6376 0.8563 1.2881 1.1400
ltrotels, Motels and Orher
Accommodations (72 1A00)1.3920 0.3159 13.4116 0.8141 1.5268 1.3275
Food Services and Drinldng
Places (722000)1.3993 0.4169 19.6494 0.7622 7.3132 7.1907
Penond Care Services
(812100)t.4149 0.4758 13.6848 0.9095 7.2770 7.3369
Other Penonal Services
(812e00)7.2447 0.1967 5.2349 0.7251 t-+955 t.7028
Muhi rlier
Industry group
Agriculture, forestry, fi shing
Mining
Utilities
Construction
Manufactruing
Wholesale trade
Retail trade
Transportation and warehousing
lnforrnation
Finance and insurance
Real estate and rental and leasing
Professional, scie,ntific, services
Managernent of companies
Admjnistrative and waste management
Educational seryices
Health care and social assistance
Arts, entertainrnent, and recreation
Accommodation
Food senrices and drinking places
Other services
Households
TotaI
OutpuUEmployee
$ 149,351
164,902
460,481
155,394
236,420
222,034
89,950
118,827
226,087
306,159
286,070
158J23
272,721
66947
56,106
109,043
42,345
94,38E
60,755
734,534
Earnings/Employee
$ 32,468
34,796
82,474
51,953
44,549
64407
' 29,030
M,753
54,348
63406
I1,609
6t9s2
90,909
25,900
I 8,1 52
45,'145
14,659
26,786
l93gt
39,195
7,792
Emplolment
0.630
2.703
1.190
264.4t0
10.465
2.413
4t.873
2.650
1.881
2.257
9.864
6.535
0.045
3.963
2.478
15.377
2.5t1
3.205
13.328
7.721
3.149
398.6s0 S 146,963 $45,630
Table 3-1 shows an estimated 398.650 employees will be created byconstruction activities in Phase 1
of the project. Output per new worker for the corstruction sector would be about $155,394, with
average annual eamings of abow $51,953. For all new worlsers, the conesponding figures are
$146,963 and $45,630.
Page l8
Industry group
Agri culturq forest4r, fishing
Mining
Utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scientific, services
Managemeut of companies
Administrative and waste management
Educational services
Health care and social assistance
Arts, entertainment, and recreation
Accommodation
Food services and drinking places
Other services
Households
Total
Emplolment
0.457
1.960
0.863
191.762
7.590
1.750
30.368
1.922
1.364
1.637
7.t54
4.740
0.033
2.874
t.797
1 1.152
1.821
2.325
9.666
5.600
2.284
289.118 S
Output/ Employee
$ t 49,351
164,902
460,481
155,394
236,420
222,034
E9,950
118,827
226,087
306,159
286,070
158,323
272,727
66,M7
56,106
109,043
42,345
94,388
60,755
134,534
Earningr/Employee
$ 32,468
34,796
82,474
51,953
44,549
64,407
2E,030
4,753
s4348
63A06
11,609
61,952
90,909
25,800
18,152
45,745
I4,659
26,786
lg,33l
39,195
7,792
146,963 $45,630
Table 3-2 shows an estirnated 289.118 employees will be created byconstruction actffies in Phase 2
of the proiect. Output and eamings per emplo)€e data for constnrction and total emplopes will be
the same as in Phase 1.
I'age l9
Industry group
Agriculture, forestry, fi shing
Mining
Utilitics
Construction
Manufacturing
Wholesale trade
Retail hade
Transportation and warehousing
Information
Finance and insuznce
Real estate and rental and leasing
Professional, scie,ntific, s€n ices
Mana ganent of companies
Administrative and waste marngement
Educational services
Health care and scrial assistanse
Arts, entertainment, and recreation
Accommodation
Food services and drinking places
Other services
llouseholds
OutpuUEmployee
$ 149,351
164,902
460y'81
155,394
236,420
222,A34
gg,g50
l7g,g27
226,087
306,159
296,070
158,323
272,727
66,M7
56,106
109,043
42,345
94,388
60,755
134,534
Earnings/Employee
$ 32,468
34,796
82,474
51,953
44,549
ffi,407
29,030
44,753
54,348
63,406
11,609
61,952
90,909
25,800
18,152
45,745
14,659
26,796
19,331
39,195
7,792
Employment
0.541
2.323
1.023
227.245
8.994
2.074
35.987
2.278
1.617
1.940
8,478
5.6t7
0.039
3.406
2.130
13.215
2.158
2.756
1t.455
6.636
2.706
Total 342.616 $146,963 $45,630
Table 3-3 shows an estimated 342.616 emplopes will be created by construction activities in Phase 3
of the proiect.
Page ll0
Industry group
Agriculture, forestry, fi shing
Mining
Utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Inforrnation
Finance and irsurance
Real estate and rental and leasing
Professional, scientific, services
Managanent o f companies
Administrative and waste managemeirt
Educational seryices
Health care and social assistance
Arts, entertainrnent, and recreation
Accommodation
Food services and &inking places
Other sernices
Households
Totd
OutpuU Employee
$ 149,351
164,902
460,481
155,394
236,420
222,034
seBso
I lg,g27
226,087
306,159
286,074
158,323
277,727
66947
56,106
109,043
42,345
94,388
60,755
134,534
Earnings/Employee
$ 32,468
34,796
82,474
51,953
44,549
64,407
28,030
44,753
54,348
63,406
I1,609
61,952
90,909
25,900
18,152
45,'745
14,658
26,786
19331
39,195
7,'192
Employment
1.138
4.885
2.tst
477.843
18.913
4.360
75.673
4.789
3.400
4.080
17.826
11.810
0.081
7.162
4.4't9
27.789
4.538
5.794
24.086
13.954
s.691
720.U2 $146,963 $45,630
Table 3-4 shows an estimated 72A.MZ emplolaes will be created byconstnrction activities in Phase 4
of the project.
Pagc lll
Industry group
Agriculhre, forestry, fi shing
Mining
Utilities
Construction
Manufacturing
Wholesale bade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scientifi.c, services
Marngernent of courpanies
Administrative and waste rnanagement
Educational services
Health care and social assistance
Arts, entertainment, and recreation
Accommodation
Food services and drinking places
Other services
Households
Total
OutpuU Employee
$ 154,519
157,895
4&,630
155,925
224,935
223,O09
90,065
102,130
186,U2
3 I 1,159
172,175
I lg,l49
217 391
71,620
55,062
109,112
37,579
94,142
60,597
144,823
15.479 $71,20E $
EarningilEmployee
$ 32,070
52,632
83,601
51,975
37,922
63,7t7
28,04t
54,615
49,694
04378
10,885
49,6,45
86,957
25,962
17,,162
45,741
13,570
27,197
19,241
40,694
8,310
Employment
0.027
0.001
0.049
0.038
0.152
0.045
0.424
0.t44
0.060
0.037
0.398
0.056
0.004
0.088
0.044
0.276
0.075
0.075
13.298
0.t32
0.057
2t?22
Operatiorx-Phase I
Phase 1 of project operations includes Food Services, Ivlarina and Fun Gnter
(Amr:sernent/Recreation), Ftrctel Suites, and Retail emplopes. Tables 15 through 3-8 show the
economic impact of emplopes of projeo's Phase 1 for the 20 najor industrial classifications in the
RII\dS tr input/output model.
Pagc 112
Table 3-5 shows that there will be a total of 15.479 new jobs creat€d from the operation of the food
and beverage portion of the project. Output per new wodser for the Food Services and Drinking
Places sector would be about $60,597, with average annual earnings of about $19241. For all new
worlren, the corresponding figures are $71208 ard$21)22.
Table 3-6 shows that there will be a total of +Z.ggO new jobs created from the operation of *re
marina and fun center portion of the project. Output per new worker for t}re Arts, Entenainment,
Industry group
Agricultrue, forestry, fi shing
Mining
Utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scientific, service.s
Management of companies
Adrninistrative and waste managemsnt
Educational services
Health care and social assistance
Arts, entertainment, and recreation
Accommodation
Food services and drinking places
Other services
Households
Total
OutpuUEmployee
$ 173,077
166,667
463,902
155,870
l7g,l56
22t,gtE
89,945
107,979
186,016
3ll,ul
160,434
|u,402
225,806
67,384
57,E23
l0g,04g
44,401
94,545
60,695
152,290
Eamings/Employee
$ 33,654
55,556
E43ss
52,632
39,504
63,014
28,083
47,273
47,493
64,815
n,029
51,435
96,774
26,048
18,141
45,675
14,381
26,667
19,251
41,047
8,310
Employment
0.039
0.003
0.122
0,@2
0.241
0.068
0.951
0.154
0.142
0.101
1.084
0.1s6
0.006
0.330
0.165
0.654
42.272
0.154
0..698
0.314
0.135
47.880 $53,788 $16373
Page 113
Industry group
Agricultre, forestry, fishing
Mining
Utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Inforrnation
Finance and insuranse
Real estate and rental and leasing
Professional, scie,ntific, services
Man agenrent of companies
Administrative and waste managernent
Educational services
Health carc and social assistance
Arts, entertainrnent, and recreation
Accommodation
Food services and drinking places
Other services
Households
OutpuU Employee
$ 143,939
166,657
463,904
154,867
193,34
220,93O
89,863
99,738
2M,679
313,063
172,737
tzzA'.ts
236,842
71,928
55,172
t@,275
42,882
9g,g4l
60,586
157,509
Eamings/Employee
$ 30,303
55,556
84,459
5l,ggl
41,2U
65,Egl
27,914
57J43
51,170
65,315
10,926
50,505
r05263
2s475
18391
45,913
tsA37
20,547
19,174
43,346
7,313
Employment
0.007
0.001
0.044
0.045
0.062
0.0r3
0.202
0.170
0.034
0.022
0.190
0.039
0.002
0.099
0.022
0.132
0.029
5.M6
0.372
0.081
0.027
TotaI 6.637 $t03,777 $231577
and Recreation sector would be about $44,401, with average arurual eamings of about $14J81. For
all newworken, the corresponding figures are $53,788 and$L6,273.
Table 3-7 shows that there will be a total of 6.637 new jobs crearcd from t}e operarion of the hotel
suites ponion of the projea. Ourput per new worker for the Accommodation sector would be
about $98,941, with average annual eamings of about $20,547. For all new workerc, the
corresponding figurEs are $103 /77 and $23,577 .
Page l14
Industry group
Agriculture, forestry, fi shing
Mining
uriliries
Constnrction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scie,ntific, services
Managernent of companies
Administrative and waste mauagement
Educational services
Health care and social assistance
Arts, enlertainment, and recreation
Accommodation
Food services and drinking places
Other seryices
Households
Total
OutpuU Employee
$ 136,585
t66,667
4ffi,602
155863
l7l,E88
223,4U
89,991
l04,7gl
182,123
3l1,449
lffi,.164
I13,699
222,222
63,895
56,426
109,1 l8
42,789
94,637
60,502
742,290
Earnings/Employee
$ 34,146
Emplolment
0.009
0.001
0.020
0.020
0.053
0.017
5.219
0.069
0.040
0.027
0.23t
0.033
0.001
0.05E
0.029
0.15 1
0,028
0.029
0.t4
0.068
0.031
84,071
52,752
38,950
63,830
28,000
48,461
48,045
63,973
10,910
47,945
lll,lll
25,404
18,E09
45,740
14263
26,814
19,122
39,709
7,246
6.276 $96,518 $28,560
Table 3-8 shows that there will be a rctal o{ 6.276 new jobs created from the operation of the food
and beverage store ponion of the prqea. Outp.rt per neu/ worker for the Retail tmde sector would
be about $89991, with average annual earnings of about $28,000. For all new workers, the
corresponding figures are $96,518 and $28,560.
Page 115
Ooenrtions-Phase 2
Phase 2 of project opentions includes Flotel Suites, Food Services, Vedding Chapef C-onvention
Crnter, Spa, Gift Shop,'Waste Water }vlanagemenq and Recreation emplopes. Tables 3-9 through
3'16 show the economic i*pr.t of employees of project's Phase 2 for the 2A m$or industrial
classificatiors in the RINIS II input/output model.
Industry group
Agriculture, forestry, fi shing
Mining
Utilitics
Constnrction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousin g
Information
Finance and insurance
Real estate and rental and leasing
Professional, scieirtific, services
M anagement of companies
Administrative and waste management
Educational services
Health care and social assistance
Arts, e,ntertainrnent, and recreation
Accommodation
Food services and drinking places
Other services
Households
OutpuU Employee
$ 143,939
166,667
463,gil
154,967
t93,34
220,93O
89,963
99,738
2M,678
313,063
772,71',1
722,475
236,942
,71,928
55,172
709,275
42,9t2
98,941
60,586
157,509
Earnings/Employee
$ 30,303
55,556
94,459
51,991
41,204
65,891
27,914
5',1,743
5 l, l7o
65,315
10,926
50,505
105,253
25,475
18,391
45,813
15,437
20,547
19,174
43,346
7,313
Employment
0.057
0.008
0.387
0.394
0.550
0.1l2
1.779
1.493
0.298
0.193
1.674
0.345
0.017
0.872
0.189
1.160
0.254
44.405
3.27t
0.713
0.238
Total 5E.410 S 103,777 S 23577
Page 116
Table 3-9 shows that there will be a total of 58.410 new iobs created from the operation of the hotel
suites portion of the project. Output per new worlser for the Accommodation sector would be
about $98,941, with average annrul eamings of about $20,547. For all new workers, the
corre qponding f igures are $103,77 7 and $23,577 .
Table 3-10 shows that there vdll be a total of 25.005 new jobs created fiom the operation of the
food services portion of the projea. Outprr per neqr s'orker for the Food Services and Drinking
Industry gtroup
Agriculture, forestry, fishing
Mining
Utilities
Construction
Manufachring
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scientifi c, services
Management of companies
Administrative and waste management
Educational senrices
Health care and social assistance
Arts, entertainment, and recreation
Accommodation
Food services and drinking places
Other services
Households
Total
Output/Employee
$ 154,519
157,895
46/,630
155,925
224,935
223,009
90,065
102,130
186,842
3l I,159
172,175
I 19,149
217,391
71,620
55,062
l0g,l 12
37,578
94,142
60,597
t44,823
EanringelEmployee
$ 32,070
52,632
83,601
51,975
3',7,922
63,'.l17
28,041
54,61.5
48,684
&,378
10,885
49,645
86,957
25,962
17,762
45,701
13,570
27,197
19,241
40,694
8,310
Employment
0.044
0.002
0.079
0.061
0.245
0.072
0.685
0.233
0.097
0.059
0.e3
0.090
0.006
0.142
0.072
0.446
0.122
0.t22
21.481
0.213
0,092
2s.00s $71208 $2t222
Page l17
Places sector would be about $60,597,with average annual eamings of about $1924L. For all new
worlrers, the corrcsponding figures ue $71208 and$21222.
Table 3-11 shows that there will be a total of 1.703 new jobs created from the operation of the
wedding chapel portion of the project. O,rtput per new worker for the Other Services sector would
be about $319,509, with average annual earnings of about $+2,733. For all new worlsers, t}e
corresponding figures are $237,774 and $37,518.
Pagc 118
Industry group
Agriculture, forestry, fishing
[\tlining
Utilities
Construction
Manufacturing
Wholesale trade
Raail trade
Transportation and warehousing
Information
Finance and insuance
Real estate and rental and leasing
Professional, scientif c, services
Managernent of companies
A&ninistrative and waste management
Educational services
Healft care and social assistance
Arts, entertainment, and recreation
Accorrunodation
Food services and drinking places
Other services
Households
Total
OutpuU Employee
$ t 57,895
142,857
461,t87
155,79'l
I5I,869
223,6E4
89,88E
102,977
20E,'.l43
325,599
130,415
tt9,24l
272,727
53,270
56,180
l0g,g27
49,528
g3,g0g
60,458
319,509
Earnings/Employee
$ 35,088
82,192
50,725
39,720
65,789
27,896
47,466
49,1 80
66,514
10,772
50,136
90,909
24,949
18,72',7
45,345
16,509
26,zffi
19,015
42,733
8,824
37518
Employment
0.002
0.000
0.007
0.009
0.u2
0.007
0.084
0.040
0.030
0.0r4
0.t42
0.024
0.000
0.096
0.009
0.054
0.014
0.017
0.067
1.033
0.01I
1.703 $237fi4 $
Industry group
Agriculture, forestrlr, fi shing
Mining
utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scie,ntific, services
Managernent o f companies
Administrative and waste management
Educational services
Health care and social assistance
Arts, entertainment, and recreation
Accommodation
Food services and drinking places
Other services
Households
Total
OutpuU Employee
$ 158,730
1g7,500
466,951
155,531
206,140
222222
89,923
107,570
226,601
326,99
81,548
136,465
142,957
87,459
56,452
109,304
43,321
95,339
60,571
154,062
Earnings/Employeo
s 31,746
62,500
85,288
s1479
39,474
64,E15
28,016
43,825
54,187
67,941
10,593
58,166
t42,957
28,603
20,161
45,y3
14440
27,542
t9429
42,0t7
6,309
Employment
0.003
0.001
0.022
0.044
0,01I
0,005
0.106
0.0I2
0.010
0.023
6.2t7
0.021
0.000
0.087
0.012
0.074
0.013
0.023
0.084
0.034
0.015
6.818 S 85,248 $r2,889
Table 3-12 shows that there will be a toul of 6.818 new jobs crcarcd from the operation of the
convention center portion of the proiecL Grtpot per new worlrer for the Real Estate and Rental
sector would be about $81,548, with average annual eamings of about $10,593. For all new worken,
the corresponding figures are $85248 and $12,889.
Page 119
Industry group
Agricultug forestry, fishing
Mining
Utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scientific, sernices
Management of companies
Administrative and \paste maragemeirt
Educational services
Health care and social assistance
Arts, eirtertainment, and recreation
Accomrnodalion
Food services and drinking places
Other services
Households
OutpuU Employee
$ 147287
142,957
459,854
155,702
198,030
222,874
89,951
106,027
186,937
312,500
163,077
I 19,186
250,000
73,615
55300
109,027
42,151
94,104
60,599
98,577
Eernings/Employee
$ 31,008
7rA29
E3,942
52,632
40,394
4,516
27,947
47,99L
49,423
ffi,236
10,924
47,965
83,333
27,697
19,433
45,761
1453s
27211
lg,l36
361s6
7282
Emplolment
0.026
0.003
0,112
0.094
0.208
0.070
1.343
0.184
0.182
0.118
1.315
0.141
0.00s
0.281
0.134
0.820
0.141
0.181
0.836
21.771
0.t69
Total 2E.075 $103i384 $t4r768
Table 3-13 shows that there will be a total af 28.075 new jobs created from the operation of *re qpa
ponion of the projecr Owput per new worker for the Other Services sector would be about
$?8,577, with average annual eamings of about $36356. For all new workers, the corrcsponding
figures are $103,384 and $34,768
I'}age 120
Industry group
A griculture, forestry, fishing
Mining
utilities
Constnrction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estat€ and rental and leasing
Professional, scientific, services
M anagement of companies
Administrative and waste rnanagement
Educational services
Health care and social assistance
Arts, entertainment, and recreation
Accommodation
Food services and drinking places
Other seryices
Households
OrtpUt/ Employee
$ 136,585
166,667
46/,602
155,963
l7l,888
223,404
89,991
I04,7El
182,123
311,44E
166,7&
I 13,699
222,222
63,895
56,426
109,1 lg
42,799
94,637
60,502
742,290
EarningslEmployee
$ 34,146
Employment
0.006
0.000
0.012
0.012
0.032
0.010
3.132
0.041
4.024
0,016
0.139
0.020
0.000
0.03s
0.017
0.090
0.017
0.017
0.086
0.041
0.019
Total 3.766 $96,518 $
84,071
52,752
38,950
63,830
28,000
48,461
48,045
63,9',13
10,910
47,945
lll,lll
25,404
r8,809
45,'140
14,263
26,8t4
19,t22
39,709
'7,246
28,560
Table 3-14 shows that there will be a rctal of 3J66 new jobs crcarcd from the operation of the gift
shop portion of the project Output per new worker for the Retail trade sector would be about
$89,991, with average annual earnings of about $28,000. For all new wor[ers, the corresponding
figures are $96,518 and $28,560
Page 121
Industry group
Agriculture, forestry, fi shing
Mining
utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scientifi c, services
Management o f companies
Administrative and waste managernent
Educational services
Health care and social assistance
Arts, entertainment, and recreation
Accommodation
Food services and drirking places
Otler services
Households
TotaI
OutpuUEmployee
s 173,077
166,667
463,902
155,870
l7g,l56
221,918
89,945
707,879
186,016
3ll,ll1
160334
t24AO2
225,806
67,3U
57,823
109,049
44101
94,545
60,695
152,290
ErrnirygEmployee
$ 33,654
55,556
84I8s
52,632
39,504
63,014
28,083
47,27t
47,493
64,815
11,029
5133s
96,714
26,U8
l8,I4l
45,675
14,381
26,667
t9251
41,u7
8,310
Employment
0.0r0
0,001
0.032
0.024
0.063
0.018
0.249
0.040
0.037
0.026
0.284
0.041
0.002
0.086
0.&13
0.171
I1,071
0.040
0.r 83
.0.082
0.035
12.540 $53,788 S 16273
Table 3-15 shows that there will be a total of 12.540 new jobs created from the openation of the
recreation portion of the project. Ottput per new worker for the Ans, Entertainmeng and
Recreation sector would be abotrt $44,401, with average annual earnings of abow $14,381. For all
new workers, the corresponding figurcs are $53,788 and $16,273.
P age 122
Industry group
Agriculture, forestry, fi shing
Mining
Utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurauce
Real estate and rental and leasing
Professional, scientifi c, services
Management of companies
Administrative and waste managem€nt
Educational senrices
Health care and social assistance
Arts, entertainurent, and recreation
Accommodation
Food sernices and drinking places
Other services
Households
OutpuUEmployee
$ 1M,444
173,469
238,964
155,347
216,514
222,222
89,986
107,200
240,954
307,255
252,165
739,423
200,000
71,E09
56,433
109,183
43,103
95,156
60,730
140,5I4
Earninge/Employee
$ 33,333
35,774
52,914
5lg9l
42202
65,134
27,966
51,200
57,927
64,011
17,265
53,285
Emplolment
0.004
0.009
2.011
0.30s
0.026
0.012
0.21I
0.030
0.016
0.033
0.1l0
0.119
0.000
0.036
0.021
0.132
a.022
o.027
0.1l6
0.067
0.027
26,596
| 9,059
45,553
15,086
27,682
19,286
39,230
7,M2
46,8323.333 $t97,tt6 $
Table 3- 16 shows that there will be a total of 3.333 new jobs created from the openltion of t}e waste
water ponion of the project. Output per new worker for the Utilities sector would be about
$238,954, with average anntral eamingp of about $52,914. For all new workers, the corresponding
figrnes arc $197,116 and $46,832.
Page 123
TotaI
Openrtions-Phase 3
Phase 3 of project oper:ations includes GoH (Amsemens/Recreadon), Food Services, and'Wxte
Water emplopes. Tables 3-17 through 3-19 show t}e economic impact of emplopes of project's
Phase 3 forthe 20 rrujor industrial classificatiors in the RIIvIS II input/output model.
Industry group
Agriculture, forestry, fishing
Mining
utilities
Construction
Manufactr:ring
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental aud leasing
Professional, scientifi c, services
Management of companies
Administrative and waste management
Educational services
Health care and social assistance
Arts, entertai:rment, and recreation
Accommodation
Food services and drinking places
Other services
Households
OutpuU Employee
$ 173,W7
166,667
4$9A2
155,870
l7g,l56
221,918
89,945
lo7,879
lE6,0l6
3ll,1ll
160,434
t24402
225,806
67,384
57,823
109,049
4,40t
94,545
60,695
t52,2gO
EarningslEmployee
$ 33,654
55,556
84,4E5
52,632
39,504
63,014
2E,083
4? 273
47A93
64,915
I1,029
stl3s
96,774
26,048
18,141
45,675
14,381
26,667
79,251
47,047
8,310
Employment
0.034
0.003
0.107
0.081
0.212
0.060
0.838
0.136
0.125
0.089
0.955
0.138
0.005
0.29r
0.145
0.576
37.239
0.r36
0.615
0.277
0.1l9
Total 42.180 $53,7E8 $16?73
P age 124
Table 3-L7 shows that there will be a total of +Z.1so new jobs creat€d from the operation of the golf
portion of the project. Output per new worker for the Arts, Entertainment, and Recreation sector
would be about $44,401, with average annual eamings of about $14181. For all new worken, the
corresponding figqres are $53,788 and $L6,27 3.
Table 3-18 shows that there will be a total of 5.954 new jobs created from the operation of the food
services portion of the project. Output per new worker for the Food Services and Drinking Places
Industry group
Agriculture, forestry, fi shing
Mining
Utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scisntifi c, services
Management of companies
Administrative and waste rnanagement
Educational services
Health care and social assistance
Arts, entertainment and recreation
Accommodation
Food services and drinking places
Other services
Households
Total
OutpuUEmployee
s 154,519
157,895
46l,630
155,925
224,935
223,009
90,065
102,130
186,842
3l 1,159
772,1'15
I 19,149
2L7,391
71,620
55,062
109,1 12
37,57E
94,142
60,597
144,823
Earnings/Employee
$ 32,070
52,632
83,601
51,975
37,922
63,717
28,041
54,615
48,684
64,378
l0,gg5
49,645
96,957
25,962
17,762
45,701
13,570
21,197
19,241
40,694
8,310
Employment
0.010
0.001
0.019
0.015
0.058
0.0r7
0.163
0.055
0.023
0.014
0. r53
0.021
0.001
0.034
0.017
0.106
0.029
0.029
5.1 l5
0.051
0.022
s.9s4 $71,208 $21,222
Page 125
Industry group
Agriculttre, forestry, fi shing
Mining
Utilities
Consbuction
Manufacttuing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
hofessional, scientifi c, services
Management of companies
Administrative and waste management
Educational services
Health care and social assistance
Arts, entertainrnent, and recreation
Accommodation
Food services and drinking places
Other service,s
Households
Total
OutpuU Employee
$ t4,444
173469
23896/.
155347
216,5t4
222222
89,986
107,200
240,854
307,255
252,166
r39A23
200,000
7l,g0g
56,433
109,183
43,103
95,156
60,730
140,514
EarnlngslEmployee
$ 33,333
35,774
52,914
51,991
42202
65,134
77,966
, 51,200
57,927
64,011
n265
53,295
Emplolment
0.009
0.019
4.022
0.609
0.052
0.025
0.422
0.059
0.031
0.067
0.219
0.237
0.000
0.0't2
0.042
0263
0.044
0.055
0.232
0.133
0.054
26,596
18,059
45,553
15,086
27,682
19,286
39,230
7,042
6.666 $t97,lt6 $46,832
sectorwould be about $50,597, with average annual earnings of about $1924L. For all newworlsen,
the corresponding figures are $71,209 arlrd$Zt2ZZ.
Table 3-19 shows drat there will be a total of 6.666 new jobs created from the operation of the waste
water portion of the project. Ourput per new worker for the Lhilities sector would be about
$238964, with average annrral earnings of about $52,914. For all new worlsers, the corresponding
figures are $192,116 and $46,832.
Pagc 126
Operations-Phase 4
Phase 4 of project operations includes 'Waste Warer emplopes. Table 3-20 shows the economic
impact of employees of project's Phase 4 for the 20 major industrial cl*sifications in the RIIIS II
input/output rnodel
Industry group
Agriculture, foresbry, fish'ng
Mining
Utilities
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Prof'essional, scientifi c, services
M anagement of conrpanies
Administrative and waste management
Educational services
Health care and social assistance
Arts, entertainment, and recreation
Acconunodation
Food services and drinking places
Other senrices
Households
TotaI
OufuuU Employee
$ 1U,444
173,469
238,99
155,347
216,514
222,222
89,986
107,200
240,854
307,255
252,166
139,423
200,000
7l,g0g
56,433
109,183
43,103
95,156
60,730
140,514
Earningr/Employee
$ 33,333
35,774
52,914
51,991
42,202
65,134
27966
s1300
57,927
64,011
11,265
53,285
Ernployment
0.01I
0.023
5.028
0.761
0.065
0.031
0.527
4.074
0.039
0.084
0.274
0.297
0.001
0.089
0.053
0.329
0.055
0.069
0,290
0.167
0.06E
26,596
18,059
45,553
15,086
27,692
19,286
39,230
7,042
46,832E.333 $197,116 $
Table 3-20 shows that there will be a total of 8.333 new jobs crcated from the operation of the rpaste
water portion of the prrciea. Output per new worker for the Utilities sector would be about
$238,964, with average annrnl earnings of about $52,974. For all new workers, the corresponding
figures are $197,176 and $46,832.
Pagc 127
4. C-oncltsion
The purpose of the analysis is to estimarc the number of direct and indirect jobs associated wfuh rhe
MPR projea and determine average waBes corresponding to these jobs. Given these estimates, x
sumnnrized above, the anabruis can determine the number of lobs associated with the project that
will eam an average wage of 80o/o or less of the Brinnon arca average median incorrr (AlvII). The
Brinnon area median income is estimated at$42,5792 and 80o/o of this AJvII amounr is estimated at
$34,143.
C-onstrucdon
An estirnated 342 construction-rtlated iobs will have average earnings of 80o/o or less of the
Brinnon area Alr4[. This includes direit and indirea jobs associated with the MPR project
construction and is summarizcd below, byphase, with average vxages for each industrygroup.
Corutuction: Total Direct and obs atorBelowthe BrinnonArce AIVII
An estirnated 223 opentions-rclated iobs will have average earningp of 80o/o or less of the Brinnon
area AMI. This includes direct and indirect jobs associated with the MPR project operation and is
summarized below, byphase, with average wages for each industrygroup.
5{ pbov- 8 aZe
2 U.S. Gasw Buueau, 2@8-2012 American Communfty Survey. "Selected Economic Characterisrics." Data for
Brinnon, Vashington
41-873 ri I 30.368 35.987
;,
forwgy,fishtuig:
1.797
i'q,:
.-.:t.
1 8,1 52
:f a'6sa
26,786
Page 128
,.:,
' ' !:,i
It"
,, '..: :.
Toal Direct and Indircct obs at or Below thc Brinnon Area AIVII
Retail trade
Real esta& and rental and leasiag ,,,,,
Administrative and waste management
Educational services
Arls, enteilainment, and recreation
s0.082fishing 32,91
Food
Accornmodation
Retail trade
Real estate and rental.and leasing
Adminishative and waste manfl gemstrt
Educational services
Arts, ertertainn@t, and recreatiou
Accoumodafion
Food services and &inking places
, i61521,;,:1,;:ii;:
';1t636 :
a.4:97
: 2G'12/t9,229
l4;401
Agriculture,
R€tai!fiade ,' ' , :'
Real estate and rpnUl and leasing
Adnrinistrative and waste managcment :
Ar,ts, entertainmsDt, strd rEsr€dtiorl
0.053
1.423
1,3/7 , , .
::o;gg6,
i,
0.204 ,
37.312
0.220
5962
$
placesdrinking
Agriculture,3t,293
28,044
.l1,051
Aceommodation
Food scrvices aud
14,381
26,99t
1,9'244
Retail trade
Real estate and rental and leasing
Administative and waste Eanageme,nt
Educationa! services
Arts, entertainment, and recreation
Accomuodaflon
Food senices and diiriking placeC
0,01I
0.527
0.274
0.089
0.053
0.055
0.069
0.290
33,333
2i,gei6
Ll,265
261596
18,059
15,086
2',1,682
19,286
$flshingforestry,
Page 129
..; '.,.
.,'i
IE;17trr
14J80
20,853
1.903
:0,575
0.259
42.404
s.304
14.512
5. About RIMS II Final Demand lvlethodology
The following rnaterial has been condensed from ttib RII S II User t{ardbook
InUoduction and C,eneral Comments
Effegtive planning f.or pullic- a3d private-seitol projects3ld pn)grams at the State and local levels
requires a systematic analpis of the economic impacts of these projects and programs on affected
regrons. In rum, systematic *dy=ir of economic impacts must account for the intrr-industry
relationships within regions becarse these relationships WZIIV determine how regional economies
are lilrelyto respond to project and program changes. Thus, regional inptn-ourpur (I-O) muhiplien,
which account for inter-industry relatioruhips within regiorx, are ueful ools for conducting
regional economic i-pr.t analpis.
In the 1970s, the Bureau of Economic Analysis (BEA) developed a method for estirnating regional
I-O multipliers known as RII!6 (Regional Indtstrial }duldplier Sptem), which was based on the
wor{< of Gamick and Dralc. In the 1980s, BEA completed an enhancerrrent of R[}vS, known as
RIIVS II (Regional Input-Output }dodefu System), and published a handbook for RIIvts II usen.
In 1992, BEA published a second edition of the handbook in which the muhipliers were based on
more rrcent data and improved rnethodology. ln 1997, BEA published a thirrd edition of the
handbook that provides rnore detail on the we of the muhiplien and tle data sources and methods
for estimating thenr.
RIIIS II is based on an accounting framework called an I-O table. For each industry, an I-O table
shows the industrial distribution of inputs purchased and outpr:ts sold. A typical I-O able in RIIdS
tr is derived mainlyfrcm two data sources: BEA's national I-O able, which shows t}re inprn and
output structwr of nearly 500 U.S. industries, and BEA's regronal economic accouns, which are
rsed to adjust the national I-O table to show a region's industrial structue and trading patten$.
Using ryM,S II for rmpact analpis has several advanages. RII$ II muhipliers .T.b. estimated for
any region composed of one or more counties and for any industry, or group of industries, in the
national I-O table. The accessibiliry of the main data sources for RIIv6 II keeps the cost of
estimating regional mylrpli91 rylativ_ely low. Empirigal-tesF show that estimates based on relatively
expensive surve)6 and NlvlS Il-based estimates are similar in magnirude.
BEA's RIIIS rrnrhiplien can be a cost-effective wayfor analpts to estirnate the economic impacts of
changes in a regional economy. Flowever, it is important to keep in mind ttraq liLe all economic
impact models, RIh{S provides approximate order-of-rnagninrde estimates of impacts. RIIIS
multiplien are best suited for estirmting the impacts of small changes on a rtgional econorry. For
some applications, users may want to supplement RIIvIS estimates with inforrmtion they gather
from the region undergoing the potential change. To use the muhiplierc for impact analpis
effectively, users must provide geogr:aphicdly and indrstrially detailed information on the initial
changes in output, earnings, or employment that are associated with the proieo or prcgfirm under
snrdy. The muldpliers car then be used to estimate the otal impact of the project or program on
regional oulplfi, eamings, and employment.
Page 130
RIIvnS II is widely used in both the public and private sector. In the public sector, for example, the
Department of Defense uses RIIvS II to estimate the regional impacts of miliary base closings.
State transportation departments use NJvIS II to estimate the regional impacu of airpon
construction and expansion. In the private-sector, analpm and consultanu use RIIvS II to estimatr
the regiond impacts of a variety of projeca, such as the development of shoppng rnalls and sporu
stadiums.
RIMS II Methodology
RIIdS II uses BEA's benchrrark and annual I-O tables for the nation. Since a panicular region rnay
not contain all the industries found at the national level, some direct input requirenrents cannot be
supplied by that region's indtsries. Input reguirenrcnts that are not produced in a study region are
identified using BEA's regional economic accounts.
The NldS tr method for estimating regional I-O muhipliers can be viewed as a threestep prccess.
In the first step, the producer portion of the national I-O table is made rcgion-specific byusing six-
digit NAICS location quotients EA).The LQs estimate the extent to which input requirements are
supplied byfirms wfuhin the region. RIIVXS II uses LQ based on two qpes of data: BEA's perond
income d"t 0y place of residence) are used to calculate LQ i" the service industries; and BEA's
wage-and-salarydata ftyplace of world are used to calculate LQs in the non-service indusuies.
In the second step, t}e household row and the household colurnn from the national I-O table are
made region-specific. The household row coefficients, which are derived from the value-added row
of the national I-O table, are adjrsted to reflect regional earnings leakages resulting from individuals
working in the region but residing outside the region. The household column coefficients, vrtr.ich are
based on the personal consumption expendiurc colunur of the national I-O able, are aditsted to
account for regional consumption lealsages stemming fiom penonal ta:res and savings. In the last
step, the Icontief inversion approach is tsed to estirnate muldplien. This inversion approach
produces output, eamings, and employrrrent muhipliers, which can be wed to trace the impacts of
changes in final dermnd on and indirealyaffected indusries.
Accunrcy of RIMS II
Empirical evidence suggests that RIIvfi II commonly yields multiplien that are not substantially
different in magrdtude from those generated by regional I-O modeli based on relative]y expensive
surve)6. For example, a comparis on of 224 indr:sq^specific muhipliers from surveybased tables for
C-olorado, IU(ashington, and \7est Virginia indicates that the RIilIS II avemge rrnrhipliers
overcstimate the average muhipliers from the suweybased ables by approxirnately 5 percenu For
the rnjorrry of individual industry-specific muhipliers within these states, the difference between
RIlvlS II and surveybased muhiplien is less than 10 percent. In addition, RlJvlS II and survey
muhiplien show statistically similar distributions of affected industries.
Advantages of RIMS II
There are numerous advantages to rsing RIMS II. Fint" the accessibilicy of the main &ta sources
makes it possible rc estimate regional multipliers without conducting relatively e4pensive survq6.
Second, the level of industrial detail used in RM II helps avoid aggregation errors, which often
occur when indr:stries are cornbined. Third, RIItrS II mghiplien gan be compared across areas
because .h.y * based on a consistent set of estimatihg procedures nationwide. Fourth, RIIvIS II
Pagc l3l
muhipliers are updated to reflect the rrost recent local-area wage-and-salary and penonal income
data-
Orrcrview of Diffe rc nt Muhiplien
RII/S II provides users with five qpes of muhipliers: final derrnnd nnrltiplien for output, for
eamings, and for employrnent; and direct-effect multiplien for earning;s and for employrnern. These
muhiplien masure the economic impact of a change in final demand, in eamings, or in employment
on a region's economy.
The final demand multipliers for output are the basic multipliers from which all other RIIr6 II
multipliers are derived. In this table, each column entry indicates t}e change in output in each row
indrstrythat results from a $1 change in final demand in the column industry The impact on each
row industry is calculated by muhiplying the final denrand change in the colurnn industry by th.
muhiplier for each row. The total impact on regional outpw is calcuhted by muhiplying the final
demand change in the column indusry by the sum of all the multiplien for each rcw except the
household row.
RII/$ II provides two types of multipliers for estirnating *re impacts
demand multiplien and direct effect muhiplien. These muhiplien
final derrnnd output rrnrltipliers.
of changes on eamings: final
are derived frcm tJre abk of
The final demand multiplien for eamings can be ued if data on final denrand changes arc available.
In the final dernand earnings muhiplier able, each column entry indicates the change in eamings in
each row industrytlut resufts fiom a $1 change in final demand in the column indrstry. The impaa
on each row industry is cahulated bymuhiplying the final demand change in the column industryby
the rrnrltipliers for each row. The total impact on regional eaminp is calculated by muhiplying the
final denrand change in the column industry by the sum of the multipliers for each row.
E mployme rt Multiplie rs
RIIIS II provides two t)?es of muhiplien for estirnating the
final demard muhiplien and direct effect rnuldpliers. These
of final demand output muhipliers.
impacts of changes on employment:
muhipliers are derived from the uble
The final denrand rrnrltiplien for employment can be used if the data on final denrand changes are
available . In the final demand employment multiplier table, each column entry indicates the change
in employnrent in each row industry that results from a $1 million change in final denrand in the
column hdutry. The impact on each row industry is calculated by nrultiplying the final demand
change in the column industry by the muhiplier for each row. The mtal impaa on regiond
employnrcnt is calculated by rrnrltiplying the final demand change h the column indr:stry by the sum
of the multipliers for each row.
The direct effect muldplien for enrployment can be used if the data on the initial changes in
employrrrnt by indrstry are available. In the dircct effea employnrnt muhiplier table, each entry
indicates the total.change in employment in the region that resula from a change of one job in the
row industry. The total impact on regional employrnent is calculated by multiplying the initial
change in employment in the row industry bythe multiplier for the row.
Page 132
Choosing a Multiplie
The choice of multiplier for estimating the impact of a project on output, earnings, and employment
depends on the availabfiry of estimates of the initial changes in find demand, earnings, and
employment. If the estimates of the initial changes in all three meas.res are available, the RINE II
user can select any of the RINTS II multipliers. In theory all the impact estirnates should be
consistent. If t}re available e stimates are limited to initial changes in final dermnd, the user can select
a final demand multiplier for impact estfunatiorL If the available estirmtes are limited to initial
changes in earnings or employmeff, the user can select a direct effect multiplier.
The EB5 rcgulations provide that "jobs created indirectly'' by a regional center- affiliated business
may be credited to foreign investors who made a qualifying investment in the business. To show
this job creation, "reasonable" methodologies may be used. 8 CFRS204.6(*XZ). The RIIv{.S il
inpr*/output model has been recognized by the USCIS as an acceptable methodology for showing
job creation resulting from a rcgional center- affiliated investrnent project"
l'age 133