HomeMy WebLinkAbout084Michelle Farfan
From:
Sent:
To:
Cc:
Subject:
Attachments:
David W. Johnson < djohnson @ co jefferson.wa.us >
Monday, December 0L,20L411:26 AM
njoh nson @ ptleader.com
David W. Joh nson (dwjoh nso n @co jefferson.wa.us)
FW: Pleasant Harbor - Port Ludlow Stuff
Garth Mann.vcf; PHMPR SEIS Timeline.pdf; Port Ludlow Info,pdf; Port Ludlow
History.pdf; Wrig ht Johnson Report.pdf
Nicholas,
Just realized I forgot the Jobs report
From: David W. Johnson
Sent: Wednesday, November 26,20L4 3:56 PM
To: njohnson@ptleader.com
Cc: David W. Johnson
Subject: Pleasant Harbor - Port Ludlow Stuff
Garth Mann
Statesman Corporation
CEO
{403} 2564151 Work
[403] 899-9222 l",l o b i I e
garth @states mancorporation,(om
Here the woman for the opposition: Donna Simmons, President
Hood Canal Environmental Council nana@hctc.com
Port Ludlow history and general information.
Mission; To preserve and enhance the quality of lfe in Jefferson County by promoting a vibrant economy,
sound communities and a healthy environment.
1
David Wayne Johnson - LEED AP - Neighborhood Development
Associate Planner - Port Ludlow Lead Planner
Department of Community Development
Jefferson County
360.379.4465
NU
$ SaVf PAPER - Pleose do not print this e-moil unless obsolulely necessory
All e-mail may be considered subjed to the Publk Records Ad and as such may be disclosed to a third-party requestor.
J*ffel*ocr County Dep*rtment oI Communlty Oewloflnefit
{ffiq SffiUARHmrSffi\.!ilMb/ I\Wr' Bttt*r Bulldlng Stilts Hsrr.
atliM$tl,ilsdtbswrd, vgBLa I $alil'rata I dsdrra.trf.sss
2
PTEASANT HARBOR PHASE 2 SEIS PROCESS & TIMELINE
PC = Planning Commission BoCC = Board of County Commissioners * = Completed
STEP wHo WHAT WHY WI{EN
*1 Applicant All Final Reports to Consultant For Production of Preliminary Draft SEIS october 2Oh
|2 Consultant Preliminary/Working Draft SEIS to County For County & Applicant Review and
comment October 27th (1 week)
t3 County Staff Review & comment due back to
Consultant
Ensure accuracy and readability November 10th
(2 week)
*4 Consultant Produce FinalDraft lncorporate staff & applicant comments November 17th
(l weeks)
*5 County PC meeting & BoCC Afternoon Briefing Opportunity to inform of upcoming
release, requirements, work schedule...Completed
r6 County Notice of Availability, Press Release and
Notice of Public Hearing
To inform the public of availability Concurrent with Draft SEIS release
- Step 7
*7 County &
Consultant
Publish Final Draft and release to public Public review for 45 day public
comment period
November 19th
(1.5 weeks)
8 County &
Consultant
Open House (Brinnon SchoolGym) and
PC Public Meeting on Draft SEIS - after
release of the Draft but before end of
comment period
Present Project, Staff Report & Take
Public verbal and written comments December 3'd
9 County &
Consultant
Staff Review of public & agency
comments
Compile comments to address in Final
sErs
45 davs after release of Draft SEIS
January 5th
10 County &
Consultant
lncorporate staff, agency and public
comment from Draft - Produce Final SEIS
Release to public - seven days before
BoCC action. 60 day notice to Commerce
- intent to amend UDC prior to BoCC
decision
Approx. March 3Oh 2015
(12 weeks)
11 County PC holds Public Hearing, Deliberates &
makes Recommendation to BoCC
Required per JCC 18.45.090(3)April l't or May 6th 2015
t2 County BoCC considers PC recommendation on
UDC Amendment & schedules Public
Hearing on Development Agreement
Required per JCC 18.45.090(4) &
18.'+0.850(5)
TBD
13 County BoCC holds Public Hearing on
Development Agreement
Required per JCC 18.40.850(5)TBD
L4 County BoCC decision to adopt Development
Agreement & regulations by resolution
Required per JCC 18.45.090(4) &
18.40.8s0(s)
TBD
Prepared by Project Planner, David Wayne Johnson revised November 24, 2Ol4
2014
Port Ludlow - A lVlaster Planned Resort
Port Ludlow is a village of approximately 3000 residents lying on the west
shore of Admiralty lnlet in Jefierson County,17 miles south of Port Townsend and 8
miles north of the Hood Canal Bridge The governanco of Port Ludlow is quite
unique. lt is designated by Jefferson County as a tagter Planned Resort (mPR)
under RCW 36.70A.360-2 with specifically defined boundaries in accordance with
the Washington State Growth Management Act. The MPR is not a municlpality,
but rather is govemed by the Board of Commissioners of Jefferson County under
guidelines set fortr in a 25-year Development Agreement betuveen the County and
the Developer which expires in May of 2025 The MPR has its own separate and
unique Zoning Code. lt is the only Master Planned Resort in Washington State.
Police protection is provided by the Jefferson County Sheritr;fire
protection by Fire District 3 (wtrich also includes muctr of the sunounding area);
and Hospital services, Library services, etc by Junior taxing districts within the
County. Elec{ric service is provided by Jefferson County Public lrtility District No
1; water and sewer by OlympicWater and Sewer, a private oompany wholly
owned by Port LudlonAssociates LLC(the Developer)...
Currently there are 1il1 residential units and 447 platted but not yet buitt
lots in the Communily. ln addition the Developer owns land zoned residential,
but not yet platted, that will permit the future buiHing ot 262 additiona!
residences. The Development Agreement eets a cap of 2250 residentia! units
within the MPR and MPR designation prohibits building of additional urban
development adjacent to its boundaries.
The Resort consists of an lnn, a Conference Center, a 300-slip Marina.
and an 1&hole Championship Golf Course. The MPR has over 20 miles of
hiking trails and over 400 acres of largely forested land zoned Open Space
Reserve which must be preserved in perpetui$. The Developer also owns about
30 acres of land zoned Commercialwhich can acoommodate significant
expansion of our small business distric't.
The Port Ludlow Vlllage Council, a non-profit 501(c)(3) corporation, is
empowered by the MPR Master Declaration of Covenants, Conditions, and
Regulations to monitor further development within Port Ludlow.
The Village Council's Community Development Gommittee works with the
Developer to develop conepts for enhancement of our Commerch! Center, for
further development of our Resort, and for attrac'tive buildout of our residential
community. We also recognize that when buildout is complete it may be
neoessary to modify our instruments of govemanoe to protect the future of our
beautiful Community.
LHN 5/1U13
Port Ludlow Voice Page 4 Port Ludlow Voice Page 5
From the Editor's Keyboard
q\ Bcwrb BNw, Lh@ging Edit6
Baerly Boune.
This month in the Yoice 'we are
focusing close o home, on the
Resort Community and its resi-
dens. In this issue you will find
articles that artempt to describe
some of the organiations that
make Port Ludlow a fun plrce
and that foster its development
and growth. The goal of these
articles is to helq our readers
betts understand the structurc
ofour community and how its various parts relate to
each olher.
Port Ludlow is markcted as thc only master-planned
rcson in WchingOn and $c last g€at waterfront commu-
nity. ReSort communitics, towns or destinations arc placcs
whcrc touism or vacationing is a primary component of
the local economy. In the past, Pon Ludlow has becn a
popular place with boaters, with businesscs wmting 1o
hold conferencs in a quia seuing and with lourists. Like
oth€r Gort communities, thc business inlerests in the
mn are geared toward catering to these groups. Unlike
most rcsort towns, however, lhe majority of rcsidents
don't work in tourism or in the reson. Instcad, thcrc is a
relatively large population of retired pcrsons.
RetiEs and peopl€ wishing to purchas€ vetion hoffi
often scek out communities like Pon Ludlow. Thcy
frequently are motivated by beautiful sunoundings
and the opportuity to mgago in activities they enjoy.
However, the vacation homs my become their
retirement homes and continue io provide pleasant
surroundings for yean.
Port Ludlow's other important festur€ is is proximity to
Seattle, a larBe metropolitan area. It is even clos to th€
interesting city ofPort Townscnd, with its trendy shops,
gallerics, and restaurans. The effect ofthese factors is
usually to drive up poperty velm and the si of living.
Strangely though, Pon Ludlow remeins somcthing ofa
bargain for persoro in the active years oftheir relircment.
tt pmvides a lifestyle and an oppornmity for people to do
what they didnt have time to do in their working years.
And thcy can do those things in a lovely setting, without
becoming impoverished.
In lhis issuc then, look for articles about thc arls in Port
Ludloq about the govsnancc ofthe mmmunity, about
why wc sttlcd here and what wc do in this very special
placc. We hope that you will find usefirl hformation about
the place you have chos€n to call home.
The opiniow in ,hk editqiol @ rh6e of rhc Nlat Comcas aal
be En, to the yoiq monatiag .ditil Lenfr wtll b l6r.d @ thc
voie E rr?e plvoic..o8/1ffi
Port Ludlow Associates
and the Blrth of a Village
by Gql. ReJbord, Cofribt,ira Vrllq
Port Ludlow is Washingon Statel only mrcr-plmed
resort community. It boasts a world-class inn, awud-
winning resburant, l&hole championship golf course,
and 30Gslip marina, all managed by Port Ludlow
Associates, LLC (PLA). To understand how we got that
way, wc ned !o undersland how it started.
Pope and Talbot, the original dcvelopcr, was a borging
business started in San Francisco in 1849. The company
divenified into the lumber business sveral months lats
md arrived in the Pacifc Northwest three years latcr,
establishing Puget MillCompany at Port Gamble. The
pre-€xisting Port Ludlow mill was purchased by Pope and
Talbot in 1878.
Pope md Talbot real estate development had its roots
in iB holdings in Pon Gamble and Pon Ludlow. Its first
attempt at building I rsal estatc dcvclopment business
didn't farc too well in thc years preceding World War I. It
began dabbling in real cstale ventures again in the 1960s
with its most smbitious developmilt prcjel, a planned
community in Port Ludlow. By 1968, thc compony had
conslruct€d a new marina, rcstaurant, beach club, condo-
miniums, spors facility, and championship golfcoursc.
Although the company sold the lots for all the home sites,
the pmject fell well short ofthc company's vision with
only 450 homes built.
In the 198(h, the growing concem over thc environmantal
imprct of logging reduced logging activity and incrcased
the cost of timber, prompring mmag€ment officials to
take action. The company spun off irs rcal eslrte and
timbcr holding in Washington to iB sharchold€r. A
master limited parhership was formed in 1985. Named
Pope Resourccs, it was given morc than 70,0fl) acres of
timberland on the Olympic Peninsula, tlrc resort ofPon
Ludlow, owncrship ofPort Camble, and other assets.
Mtdderrc.
Wt tc@,in*drodrytuFgc
One ofthc fint pmjccts by Pope Rcsources involved
a refilrn to thc r€sort project in Port Ludlow. In 1984,
the first of rhrec studies commissioned to detemine lhe
viability of further development was completed. Thc
last study, completed in 19E8, revealed the company
should rarBet tho$e in or clos€ to retir€ment. lt also spent
$2 million to imprcve water treatmert facilities 8t Pon
Ludlow. The company achieved nominal growih, but kept
a low profile. It rcmained in the shadows until its prcsi-
dent and chicfexecutive omcer rctired in Dcccmbcr 1995.
Gary Tucker was hired in 1996 and spearheadcd a
dramatic mateover ofPope Resourccs. Tucker begon
a new era with ambitious chmges. He made funher
organizational changes by rcorganizing Pope Resources'
real estate, real cstrtc development, and utilitics into
sepamtc companies. Tucker's sweeping chmgcs endcd
abruptly with his resignation in May 2000. He had been
"cxcccdingly ambitious'in lhe minds ofsome Pope
Rsources executives.
HCV Pacific Pannen, a San Francisco prcpcrty milage-
ment firm, fomcd Port Ludlow Associates, LLC in 2000.
The spin-offcompany bought Port Ludlow from Pope
Resources in August 200 I , including property, homes,
real estate ofnce, the inrq golfcourse, marina, md a utility
company (Olympic Water and Sewer). The price was
316.7 million.
This trkes us to Port Ludlow Asiates today. There arc
threc different divisions within PLA, which include real
estate, hospitality, and opentions. The real eshre divi
sion hardles land planning, cntitlemcnts, lot development,
home construction, poperty marketing, and real estate
sales. PLA's development sctiyities with construction of
quality nw homes and rcrnodels arc hmdled through
Westharbor Homes (a wholly owned subsidiary of PLA).
Real estate sales are conducted exclusively by John L
Scott Real Estste, Port Ludlou a franchise held by PLA.
Thc hospitality division operates Pon Ludlow GolfClub,
Port Ludlow Marina, The Inn At Pon Ludlow, and The
Firesidc Restaurant. The operations division handlcs
water and swcr scrviccs run by Olympic Watcr & Sewer,
LLC (a wholly owned subsidiary ofPLA).
PLA President Diana Smeland discusses developnents
within the company and at the resort erch month in lhe
Port Ludlow /oice. For more information about PLA,
intercsted readers may consult the websitc,
por il ud I ows o r t. c o m /po n - I u d I m a soc ia t es.
The First Port Ludlow Club
Continues to lmprove
by B@turu BeflhiM, Ciltribuing n i,n
ln l!)68, Pope and Talbot staned a multi-phase residen-
tial dwclopmcnt ofPort Ludlow- The 6st phase was the
developmcnt of 350 lots, a marina, restawnt, condG
miniums, model homes, tennis courts, an outdoor swim-
ming pool, and a Beach Club. The Beach Club propcrty
encompas*s seven acres situated on some ofthe most
spectrcular real estale in Port Ludlow and was deeded by
Pope and Talbot to the Ludlow Maintenance Commission
(LMC) in 1973.
Kehele Park was develo@ as parr ofthe LMC common
property in 1974, which included the tennis courts and
playground. A BBQ area was added st a later datc. The
outdoor gazebo was encloscd in l9E0 and two additional
rooms were rdded. In 19E3, Pope and Talbot construcled
m indoor pool and hor tub with contributions from the
LMC membership through a one-time $35 assessment.
ln 1988, the Beach Club was rcnovated. A rock fircplace
was taken out, ncw rcstrocms werc built, office spacc was
expandc4 and impmvements wcrt mad€ to the kitchen.
The Port Ludlow Yactt Club helped pay for the improve-
ments and the LMC membenhip was assessed a one-time
fee of$85.
Over the p6t 46 years, significant slructwl issues have
demanded attention. ln 1995, major repairs were made to
the roof and walls of the Bayview Room- Bctwcn 2001
and 2003, over $230,000 was spcnt on improvefient and
msintensnce issues to the Beach Club. In 2003, a *Plojcct
2(XX" iniative wc launchcd to raise moncy for a renova-
tion ofthe B€ach CIub. This cffort was not successful snd
donations were rctumed to LMC members. In 2012, an
LMC Facility Evaluation Committec stated that, although
the Besch CIub is an aging structure, it is in very good
condition. It has been well constructed an( morc impor-
tantly, wetl csrrd for during the past 46 years.
The LMC membcrship voted on a $100 additional as*ss-
mefl over a two-yezr span to shore up the reserve fund
to deal with critical electrical and drainaSe problems. lt
was strrssed that these items werc maintenance issues
only. The LMC manbcrship voted in favor ofthis and
work has been done to resolve th6e lroblcms. This year,
LMC mcmbers completed 8 kitchen rsnodel funded by
members with marching funds from a generous local
donor. The result is that the B€ach Club now has a statc of
the afl kitchen.
cerirwdildNc
Feafurre Articles
-\
I
JR]E
(^l{lii\'il[r',wRTGHT JOHNSON
p rofess io na I aatb ors and dnrt lysts
OCT 15 2[1rt
,li !ii[$[$ t't]\]lti\ ilt$
An Economic Analpis of Eamings
Pursuant to Jeffenon CountyBoarrd of C-otrnry C-ommissioners' Condition
63gforthe Pleasant l{artor}vlaster Planned Resort 0\m$
By
rWright Johnson, LLC
October2014
205 Iflorth Avenrr, Suitc 201, Palm Beacb FL 33480
Telephone: (561) 282-GW9
E rnaih info@ vnightiohnso" lh.c om
1. Introduction
WrightJohnson, LLG fIfD bas beeo Etained o perform an economic assessrlrrlt of earnin6p of
tlrc Pkasert tLrbor lv&mer Planned Rcson (I"fR) erylopes h conformiry with the Jdferson
Corury Boad of Counry Cornmissioners' condfubn 639, ufrich st$es:
"The devebper shall gemrnhsion a sndy of tbe number of ioba expeaed to be creatcd as a
dircct or indirect result of ttre MPR that eam 80% or less of tk Brinnon arEe averaSe
nrcdi^n inconrc (AIfi). The derrcloper shall provile affordabb hotsing (e.g, no nrre than
3096 of howehold incoc) for the Brinnon MPR u,odcn rcrryhty proportbnal to the
numbcr of jobs created that cam 80% or kss of the Brinnon area Altfi. The &rcbpet My
satisfythis condition thrcr€h dedication of hn4 palmnt of in lieu fee, or onsite b*iog
dcrrcbprcm-"
To accornplbh this, dre anal,6is estimates th,e number of direct and indirect jobs
pmjecq as well:rs avenge wages associated with these jobs. The analJrb trtilizes
to estirnatc thcse jobs and wages as dbcussed below.
2. Methods &fusumptions
associated wfuh dre
the RIIvIS tr npdel
The an{ysis considers the impcts of the constnrtion and operation of the MPRFoject, v,hich will
openate within thc followiry industry chsers:t
Rcsidetrtial Building Gonsftrction - NAICS c& 216lz This indrsuycornprbes esublishms
primarily reqponsible for the constnrction or rernodeling and renonatbn of single-fanrilf and
muhifami$resilcmial buildirgs. Inchdcd in thb industryare residcntid horsing geoerlal conuirtont
(ir, new constnrction, ,.oro6slinB, or renorating existing resi{emial stnrcuues), for-sale buil{en
and remdelers of rcsidentid stnrchnEs, residcntid prciect constnrtion manaterEnt firrns, and
residentid desigpbuild firrm.
NorrRcsidcntiel Buildirg C-onstruction - NAICS codrc 2362: This industrt' comprises
esublishrrrrns prinrarilyresponsible forthe corutnrction (inchding newwor{r, additions, dterations,
mintenancc, and rcpain) of cornncrcid aod instiunional buildirye and relacd strucuurEs, such as
sadiumr, grain elerators, aod indoor smrimmiry facilities. This indrstry inchrdcs estabtshments
responsibb for the orr,sire assernbly of npdular or prefabricated couurrercial and instituional
buildinsp. InchJed in this indrstry arc comrrcrcid and instinrtbnal buiHing geneial contractorr,
cornrrrrcial and instinrional bulding for-salc buil&rs, counnercial and in*innional buildir€ d.rp
build firms, and comrercid and instirutional building FoFct costructbn manateurrrt firm.
Lftitity Sptem Construction - NAICS code 237h This industry comprises esablishnrents
prirnarilyengaged in tlrc construction of water and serrcr lines, mairs, purryirg statioos, uEaurEtrt
phms, and storage tanh. The workperformd rmyirrchde newworls, reconstnrtionn rehabilitation,
and repain. Specialty trade contractors are included in this group if th.y arc engaged in activities
primrily rehted to satcr, sewer line, and relatcd struchtres construction. All structures (inchrding
Page ll
t I{AICS codc dcfinifuns providcd b}rthe US. CensusBureeu
buildinse) thet are intqFel pars of water and selver netwods (eg., storage tanls, purying statbru,
nrat€rtrcatrrm phnts, and scwage trcatrrEnt phrns) are inchded in this indrsuy.
Food ard Bewrrgc Sorcs- NAICS codc ,tr{5: Industries in *rc Food and Bercrage Stores
subsector rsrulty rearf food and beverage nrcrchandise from fixed poirn-of-sele locations.
Establishmerrrs in rhis subsector harrc specid equiplrrcnt (eg., fuezers, refrigerated disphy ques,
refrigerdton) for displeyiry food and borerage goodr. Theyhave statr tmined in fie prccessing of
food prodrrcts to guamotee the proper stonge and saniary conditions required by regularory
arnlrority.
Miscellarrous Sbrc Rctrilcn - NAICS 453: Industries in thc Itfiscelhneors Store Retarles
subsector retail mrchardbe from fued poim-of-sah locatiom (*rrp Dew or tsed motor rrchicks
and pans; ncw ftrmiuue and horrc fumishinss; new rypliaoces and ehctronfo prdrca; D€r,
hrfdforg mtcdals and garden equfrneut and sryplies; food and beverages; heah;]r and personal care
goods; Fsoline; nesr chthing and accessories; and new sponing goods, hotfry Boods, bools, and
*"fo). Establishrcnts in this subsector inchde stotEs with rrnllrr cbarxteristbs lile floriss, rsed
urrchaodise storEs, andpet and pet srryplystores as vell as othcrstore rearllen.
Armrsemrf, Canr$ting, and Recrcetion Industrics - NAICS 713: kxtustries in the
Anrusemcnt, Gamblb& and Rccreatbn Industdes subnector (1) operate facilities urlrerc patpff can
prinnrity engete in sports, rccrcdiotr, amraerrnq or gambling activities and/or (2) provile othcr
:urusenrenr and rccrcatbn services, such as spplying aod servbiry amsenEtrt devices in phces of
brsiness operatcd byoth,en; openting qports realM, chrb,s, or leagrres engaged io pl"ytg gam for
reqetional pnrposcs; and guidiry tours withorr tsing transponation equiprrnt
Accommod.tbn - NAICS c& T2t Indu$ri:s in ttrc Accomnpdatbn subsestor provile
lodging or shon-tcrrr accomrodatiors for travehn, nacationers, and otfurs. There b a wide range
of establishments in rhese indusubs. Sore provlle lo+ing onh vhilc othcrs pro,ri& Els,
larndrt serrrices, and recre*ional facilfui.:s, as well as lodging. I.odging esublishsrns are chssified
in this sub,sector €ven if tlrc prorrision of coryhcutaryservices generirtes rmr€ rcvenue. The types
of corylenrcntary sen'ices provided vary from establishnrcm to establbhrrrnr
Food Services ard Drinking Phces - NAICS 7Zl: Irdrstrbs in the Food Services and Drinldrg
Phces subsector prepate rcals, sruck, and boreragss to customcr orrdct for imrcdite orpremiscs
and off-prembes consrrytin There b a wide range of aublbhnrns in these industries. Sorne
provide food and drink only; whik others provide variors conrbirutions of seating slxrce,
caiter/vaitress services aod hcidemal arrcnities, srrh as limitsd entertainrnem" Ttrc indrstrfos in the
subsector arc goryed based on the tpe and hvcl of scryices providcd. The industry groupc arc
qpecial food servfoes, such as food senice coru:lctors, catcr€rs, and mobile food servkes; drinking
places; and restaurasts and other eating phccs.
OdrcrPersoml Senkcs - NAICS 8129: This indu$ry $oup corryrises establishrneuts prirnanly
engagsd in poviling penonal services (e:...p, penonal cart services, death care services, or dry
ckaning and laundrysen'fue$. Thb inchdes Pet Gre (except Vetcrinary) Sen'ices, Phoofinbhing,
Parking Lots and Garages, and All OthrPersonal Services, inchding'rUt/edding Ch"p.lt.
Perrsoml Cane Services - NAICS 812t This indrstry gmup corryrises establishrErts thet
provirfo appeanurce care senices to indivifial corflrrErs. These inchrde FLir,I{ail, and Skin Care
Senrices and OtherPersoml C-are Services.
Page l2
l.cssos of Noruesi&ntirl Buildings (cxccpt Miniuarshorscs) - NNCS 5lll12t This ine$try
cornprbes esublislrmens prirnarily engaged in actirry as lessors of buildingp (except miniwarehorses
and seff-stomge 'nirc) that arr not rsed as resllences or durcllirgs. Inch*d h this in&stry are: (1)
owner-lesson of nonrcsidential buildings; (2) establishmems renting rcal estatc and then aaing as
kssors in subhasing it to othes; ,od (3) esablishrerns proviling frrll servbe office ql:rce, whether
on a lease orsenrice contmctbasis.
'VaEr, Screge and CIfier Syttenrs - NAICS ZID: Indrstries in this sector inch& xarcr
rcaurrtrt phnts, watef, supply systcms, sewer systems, and/or sevage trefirmrt facilhies that
colhct, treat, aod dbpose of waste .
The proposed project will b€ constnrted and operared in four distirrt phases. A sumnury of tbc
ppposed proir.ct consmrction and operating eryb;,mnt data is sumnnrized bclow, b
phase:
Corctrrtiort Consmrtion cost of the project is estirrnted at $201j{13,493 (in 2014 dolhrs) over
thc four phases. This irrcludes onlytbe hand constnrtion costs and exchrdes rmrlating, eryineerirg,
legal, iDsurance, taires, dcste aod permining, saks ta*, aod corningencycosts (soft coss). Soft costs
are shown in th below tabh, brr are rct Lrchded in the toul iunourr shocm for each phase.
Buil4i4gf,r ':: , ,,
S{pq{E-ilrgPno}Epts ,
Hffia'iiffirFd;,riqegnsmiery Updates
,fi*rglhbefliig&C$,SrffisJn6t: :
.', '$8E,536
,,,4,660,+80
::?;335,737
l,l81,649
7*T:
10,261
$12,170
'L*t-g*E,Emr---appe,-Ta*es*
Fees ardPctnitst
Sit€wo(k
Excaratim
Conslrrction
}17,000
zl7,000
940,000
135,100
32,184,810
4,350,000
650,000Contingrcocyr
Srrnnnitn ot Estirtratctl ('onstruction (losts
I lmountDescription
Page l3
ilii.1:r: li' ., 1..,,
Amorrntllcscritir.rn
rNot included intotd
As the cune$ RIIvIS tr multipk$ zue based on 2010 dara ure rrust deflerc the constnrctbn
elpendiurcs to 2010 dolh$. Acconding to tle Tumcr C-onstnrctbn Buldiry Cost Indo(,
corstruction co$s have been on an ircrsase from 2010 rhrcqh 2014. The cost ind€x in 2010 uas
791vs. thc 2nd quaficr 2014 cost index of 896. Therefore, the construction co$s for thir p*i.a
will need to be redrrced to 2010 dolhs.
Page l4
mQutlff20il
1$Quertd2014
4th(luarErz)r3
3dQuarbr20tii
20r3
2o/L2
20il.
2010
2009
2008
N?
2006
2005
2W
2003
2oo2
2001
890
6t5
878
868
L*
0.fl)
1-15
L05
884
8il0
8L2
799
&I2
908
8el
793
7L7
655
621
619
613
45,
2.L
1-6
4.O
€.4
e.3
7-7
10.6
95
5.4
03
,-o
3.0
The Turnor BuiilinS Cosl lrdex is determlned by the
tollordngfectors comidercd on H natioffide baslsr
labor tot€6 and Froductavity. rrIatBrial prlc€s and the
competatiyo condtton of tm marht$ace.
Imol
To comrert this fkue to 2010 dollan urc rlee the 2014 ir*x of 896 and divlte it bythe 2010 ind€x
of 799. This gives rx a figrrre of. 896/799 - 1.121. To convert the $201,413993 cost in 2014 dollars
to 2010 dollars, fiE 2Ol4 expendinuc is divided by l.L2L, to )rreld $179,@8684.
Facility ODerntions: Per the Darcbper, tlc projea will geoerate an estirnated 225 dilee.openting
i rbs th-t gh varbts operatirg coryonems orrer tlre four phases as suilnarized below.
Phasc 2014Dolh6 2010 Dollars
Phase I I +s,860,349 $ +0,895557
Phlre 2 33259,910 n$se228
Phase 3 39,414234 35,747291
Phese 4 82,879,000 73906$08
Total t 20\413,493 $ 179,608,684
Page l5
l)escription i\..\lCS ('odt,Enrplol't'es
*It should bc noted that Security, Shude, Facilities, and Offices positbns a,re inchdcd in
these operating coqronents.
Given these constnrtion cosr end opcntiry rob,s, thc RllvIS II npdel can be used to estimete direct
urd indirea constnrtion and indirect eryb)rmnt associaedwiththe project.
Page l6
Sunrrrrarr ul' l',rlirrtaletl ()pr:r rrtirtg h.ntplorccr
3. Findings & C^alcrrlations
Shou'n in the chan bebw are rlre acrual RIIvS II frnal dernand and enploynrent rnrhipliers for
Jeffenon Cormty, WA ftese mrhiplbn are rsed to estimate eryloymern associated with the
prciect.
Totd Multiplics for Or4ut,Addcd by Dctailed Indrstry
VA
Buildins Corctnrction and e.orrtructioqgf Irfrrstrrrqrc
For the consmrdon sector (I{AICS code 230000) the final &nnnd mhiplier b 9.7481 aDd the
enployrncm multiplier is l5l+7. The final dernand rnrhflier b rsed to dercrrnine the total numbcr
of jobs prodrrced based on the s for construction of the prc|:at buildinsp. This figue
is$179.609mrllbn(in2010drer=). ThereforetherewouldbrcSlTg.&9tircs9.748l,orl/50.825
jobs nrpporad bf this proiect, inchding direct and indirect jobs for all forr phases.
Tables 3-1 and 14 show the combined ecooomic iryact of the projectt buildir€ and irfrasmrcture
cons'tnrtion erpendfuues, by phase, for the 20 rmyor industrhl chssifrcations in the RIIvIS II
inprr/ouryrr model
FirulDcmend DircctEftct
Or+m
(dollan)
Eamings
(doll"n)
Erployrrcm
fiobs)
Velue
ddcd
(dollen)
B.min3t
(dollrn)
Erryloyncrn
fobo)
Industry
7.0101 0.886,i Lln6 t.6666W*cr, Seuager rtd Ofrer
Spcms (221300)13818 0.3283
1.3304 t.5147C.onstnrtion (210000)1.4321 0.444E 9.74t1 o.757
RctailTrade (4ttoooo)t.346,-0.3986 13.949E 0.8737 1.2609 1.2553
t.2lt5 0.183 14.2139 0-9235 1.3823 1.1363Red Estarc (531000)
0.4170 25.6376 0.8563 1.1400Amuscrncm and Rcscation
Iadusrls trl3Bm)
t.37X)1.2881
0.8141 1.5268 1.3275Ilorck, lvlorck and Odcr
Aacommodatiom (721A00)1.3920 0.3159 13.4116
o.4769 19.0494 0.7622 1.3132 t.1907Food Scrvim ard Drinkirg
Phccs (722000)1.3993
Pcronal Carc Scrvbcs
(8ilZ100)t.4119 0.4758 13.6848 0.9095 t-2770 1.3369
OhcrPersonal S€rvtes
(812e00)1.2417 0.t967 5.2349 0.ru1,1.4955 1J028
Page l7
RIMS II
and
ilicrMulti
Industry group
Agriculturc, forestry, fi shing
Mining
utilities
Cmstuctiotr
Mamfac'turing
Wholesale uade
Reiail trade
Tmnsportation and ware.housing
Inforrnation
Finance and insuranse
Real estate and rental aod leasing
Professional, scieotific, services
Managcmcnt of coryanies
Administrative and waste managemerrt
Efucational senriccs
Hcalth sars and social assistance
Arts, entertaimneirt, and recreation
Accomrdation
Food services and drinkingplaces
Other services
Housetrolds
Total
Emplolment
0.630
2.703
1.190
264.4t0
10.465
2.4tt
41.873
2.650
1.881
2.257
9.8&4
6.535
0.045
3.963
2.478
15.377
2.5r1
3.206
13.328
7.?2t
3.149
Output/Employee
$ 149,351
164,W2
460,481
1s5J94
236,420
222p34
89950
118,827
226,097
306,159
286970
rs8J23
272,7n
66947
56,I06
109,043
42,345
94JEE
60,755
t34$34
EudngdBmployee
$ 32,468
34,7%
82,474
5lBs3
4,549
@,40?
28,030
M,753
54348
63AW
ll,60g
61952
90,909
25,800
18,152
45,745
14,659
26J86
19331
39,195
7,792
398.650 $146,963 $45,630
Table Il shows ar estimatd 398.650 errylopcs will be crcat€d byconstruction activiries in Phase 1
of thc Proi,ct. Orpu per new worlrer for ttrc constnEtion sector wouH be aborr $155J94, with
avenge annul eaminsp of abou 151853. For all new workers, the conesponding figurcs arc
{l+5963 end$45,630.
Page l8
Industry group
Agriculture, forestry, fishing
Mining
Utilities
C,oostnrtion
Ivlaaufacfiring
Wholesale tade
Retail tradc
Transportation and warehousing
Information
Finance aod insurance
Real estate andrental and leasing
Professional, scientific, sernices
Maoagement of conrpani es
Administrative and waste managernqrt
&lucational scrviccs
Health care and social assistance
Arts, entertaiom€Gt" md recreatiou
Accommodation
Food services and drinkingplaccs
CIher services
Houscholds
Total
Employment
0.457
1.960
0.863
tgt.762
7.590
1.750
30.36E
1.922
1.364
r.637
7.154
4.7N
0.033
2.E74
t.7m
11.152
1.821
2.325
9.666
5.600
2.2U
289.11t S
OutpuUEmploycc
$ t 49,351
ril902
460381
t5s394
236420
222p34
E9Bs0
118,827
226pE7
306,159
286,W0
158,323
272,727
66,M7
56,106
109,043
42,345
94,38E
@,755
134,534
Errdng/Employee
$ 32,468
34,796
82,474
51,953
44,549
64,407
2t,030
4Js3
54348
63AM
ll,6op
61952
e0909
25,800
18,152
45,745
14,65E
26,796
lg,33l
39,195
7,792
146,963 $45,630
Tabb 3-2 shows an estimated 289.118 emplopes will be created byconsmrction activities in Phase 2
of the prcrecu O4p,ut and eamings per erplope data for constnrction and total employees will be
the sarrr as in Phase 1.
Page l9
Idnrtry group
Agriculture, forestry, fi shing
Minine
Utilities
Construction
Manufacturing
Wholesaletrade
Rctail had€
Traosportation and warchousing
Information
Finarce adinsurance
Real estate andreotal and leasing
Professional, scieotifi c, s€ovices
Managpmcnt of coryanies
Administrative and waste manageme'lrt
Educational scrvices
Ilealth care and social assistanse
Arts, entertainment, and rocreation
Accommodation
Food scryices ad drinkingplaccs
Other services
Households
Total
Employment
0.541
2.323
r.021
227.45
8.994
2.074
35.987
2.27E
1.6t7
1.%0
8,478
5.6t7
0.039
3.N6
2.130
13.2t5
2.158
2.756
I1.455
6.636
2.7M
Output/Dmptoyee
$ l49J5l
t6/.9o2
460,481
155,394
236,420
222,034
89,950
llE,E27
226,087
306,159
296,070
158,323
272,72?
66,M7
56,106
109,M3
42,345
94388
60,755
134,534
Eamingr/Enptoyee
$ 32,468
34,796
82,474
51,953
4,549
04107
29,030
4,75t
54,348
63,M
ll,@g
61,952
90,909
25,800
lg,l52
45,745
14,658
26,786
19,331
39,195
7,792
342.616 S 146,963 $45,(10
Table 3-3 shovzs an estirnated 342.676 er4pbpes willbe created byconstnrction activities inPhase 3
of the prcject.
Page ll0
Industry Efoup
Agriculturc, forestry, fi shing
Mining
utilities
Construction
Mauufacturing
Wbolesale trade
Retail trade
Transportatioar and warehousing
Information
Finance and insurance
Rcal estate and rsrtal md leasing
Professional, scientific, serrriccs
Mmagqncnt of cornpanies
Adminigtrativc and wastc rnanagcurcnt
Educational services
Health care and social assistaDce
Arts, entertainnent, and recreation
Accommodation
Food s€rvices aod drinking places
Other serrrices
Households
Totel
OutpuUEmployee
$ 149,351
164,902
460T81
lssJ94
236,420
n2,034
899s0
llg,g27
226987
306,159
286970
158323
272J27
66947
56,106
109,043
42,345
g4,3gg
60,755
134,534
Emingr/Employcc
$ t2A68
34,796
824'/i4
5[,953
4,549
64407
28,030
4,75t
54,348
63,406
ll,@9
619s2
90,909
25,800
18,152
45,745
14,658
26J86
19331
39,195
7,'192
Emplopment
1.138
4.885
2.lsl
477.843
18,913
4.360
75.673
4.789
3.400
4.080
17.826
11.810
0.081
7.t62
4.479
27.789
4.538
s.794
24.086
13.954
5.691
720.42 $146963 $45,630
Table f-+ shovm an estirnated 72A.442emplopes will be created byconstnrtion activitiEs in Phase 4
of the projecu
Page 111
IDdutry group
Agriculture, forestry, fi shing
Mining
Utilities
Consfuctiosr
Mamfacturing
Wholesale trade
Retail trade
Trmeportation and warehousing
hforrnation
Finaoce and insurance
Rcal estate and rental ad lgasing
hofessional, scienti fi c, servioes
Management of companies
Administrativc and waste rranagement
Educational services
Health careand socid assistance
Arts, e,ntertainmenf ard recreation
Accmmodation
Food scrviccs and drinking places
Otlrer s€rviceg
Households
Total
outpuu Employcc
$ 154,519
157,895
464,630
155,95
224,935
223,W
90,065
l02,l30
186,842
3l I,t59
172,1'15
1lg,l49
2t739t
71,620
55,062
109,112
37,57E
94,142
fi,5n
14,823
f,sptngr/Ernployee
$ 32,070
52,612
83,601
51,n5
37,922
633r7
2g,ul
y,615
48,684
il37t
10,885
49,ffis
86,957
8,962
17,762
45,701
13,570
27,L97
19,241
40,694
8,310
Emplolment
o.027
0.001
0.049
0.03E
0.152
0.045
0.424
0.14
0.060
0.037
0.398
0.056
0.004
0.088
0.044
o.276
0.075
0.075
t3.298
0.132
0.057
1s.479 S 71108 S 2r?22
Qpcntions-Phsc 1
Pbase 1 of project operrtions includes Food Services, lvhrina and Frur Gnter
(Amrsemrt/Recreation), Ibtel Suitcs, and Retail enrplopes. Tabhs 15 thrcugh 3-8 show the
economic inpact of errybyees of prolect's Phase 1 for the 20 rl-,urlor industrial chssiFrcations in the
RIIVXS tr input/otrryu rndel
Page 112
Tabh }5 shows that there a,ill be a total of 15.479 new jrcbs creatcd from the oper:atbn of the food
and bevenge ponion of thc prciect. Oryu per new worker for the Food Services and Dinking
Places sectorwould be about $@597,with average annul eaurings of about 119241. For all nesr
worlrers,tlre correqponding fi5urs are VU08 andi2lJ.22.
Tabh !6 shoun that there wrll be a toal of 47.880 new jobs crcatcd from the o,peration of the
rnariDa and frrn center ponion of the proiect orJtput per ne'w worker for the Arts, Entcnainmng
Indudry group
Agriculture, forestry, fi shing
MininS
Utilities
Construstion
Manufacturing
Wholcsalc trade
Retail trade
Transportation and warchousing
Information
Finance and insurance
Real estate and nemtal and leasing
Profeesional, sciotific, sen ices
Maoagemert of companies
Adurinistrative d waste manag€rn€nt
Educational seryices
Hcalth care and social assistance
Arts, entcrtainmc,nt md recreation
Accommodation
Fmd scn/ices and ddnkingplaccs
Other sewices
Households
Total
Employment
0.039
0.003
0.t22
0.@2
0.241
0.068
0.951
0.154
0.t42
0.101
1.084
0.156
0.006
0.330
0.16s
0.6s4
42.272
0.154
0..698
0.314
0.135
otltpuU Employee
s 173,077
1ffi,6ffi
463,902
155,870
178,155
22l,glg
89,945
I07,E7g
tg6,0l6
3ll,lll
160,4y
tu,N2
225,806
67,3U
57,E23
109,049
44,401
94,y5
60,695
,5229o
Errnlngs/Employee
$ 33,654
55,555
&4rts
52,632
39,5U
63,014
28,083
47,213
47493
64,815
11,029
51I35
96,774
26,UE
lE,14l
45,675
14,3il
26,ffi7
lg,25l
41,M7
9,310
47.rE0 $53,7Et $t6?73
Page 113
IDdEsfrygroup
Agrisulturc, for€stry, fishing
Mining
Utilitics
Construction
Manfacturing
Wbolesale hade
Raail trade
Transportation aod warelu$ing
Inforrnation
Finance and insurance
Real estate and reotal andleasing
Professional, sciartifi c, services
Management of corryanics
Administratiw and waste manage,me,nt
Educational services
Heahh carc and social assistance
Arts, cntertaimnent, aod rccreation
Accommodation
Food scnriccs and drinking placcs
Other services
Houscholds
OutpuUEmplqrec
$ 143,939
166,667
4639&
154,867
193344
22093O
gg,g63
99338
20/.,67E
313,063
t72,737
tnA75
235,U2
71928
55,172
t@27s
42,882
98,941
@,5E6
157,509
Euningr/Employce
$ 30,303
55,555
w,459
51991
4t?u
65,891
27,914
s7J43
51,170
653r5
10,926
50,505
r05363
25,415
l83er
45,813
tsA37
20,y7
19,l?4
43346
7,313
Emplofmcm
0.007
0.001
0.044
0.045
0.062
0.013
0.202
0.170
0.034
0.022
0.190
0.039
0.002
0.099
0.022
0.r32
0.029
5.046
o.372
0.081
0.027
TotaI 6.637 f lo3r777 $23F77
and Recsatbn sectorwould be about $44J+01, with averags uunnl eamings of aborr $14J81. For
dl rrw worken, tbe conrqponding figurcs arc $53,738 ?d g16273.
Teble 3-7 sho*s that therc xrill bE a toal of 6.611 new iobs creatcd from the opentbn of the hotel
suites ponion of the proiert orryut per new uorlrer for the Accomdatbn sector vould be
aborr $98841, wirh average annul eamings of abour f/f.F+7. For all new wodrers, tlre
corresponding f,Eures arc $l$/n nd 123,577.
Page l14
Indurfry group
AgriculturE forestry, fi shing
Mining
Utilities
Construction
Manufactuing
Wholcsale hade
Rgtail trade
Transportation and warchousing
Inforrnation
Finanoe and i:rsuance
Real estate and rental and leasing
Professional, scientific, serviecs
Management of corryani es
Adminishative and waste maoageroe,nt
Educational serrrices
Health care and social assistarce
Arts, cntertainment, and recreation
Accommodation
Food services and driuking places
CIhcr scrviccs
Households
OutpuU Employee
$ 136,5E5
t66,667
404,@2
155963
l7l,E88
223,444
E9991
104,781
182,723
3r lJ4E
166.,764
I13,699
2?2,222
63,E95
55,426
109,n8
42,799
94,637
60,502
142,2n
EerningrlEmployee
I 34,1,16
u,wl
52,752
38,950
63,830
28,000
48,461
48,O45
63,n3
10,910
4794s
lll,lll
zsAM
18,E09
45,740
t4263
26,814
19,122
39:t09
7246
e651r S 2E,560
Emplqment
0.009
0.001
0.020
0.020
0.053
0.017
5.219
0.059
0.040
0.027
0.23t
0.033
0.001
0.05E
0.029
0. 15l
0.028
0.029
0.144
0.068
0.031
Totel 6.276 $
Table 3-S shows that there will be a totel of 6276 new jobs creat€d from the operation of the food
and berrcrage storc portion of the projea. Outprr per new worker for the Reail tmde sector wouH
be abotrt $89891, with average annual earnings of about $28,000. For all new worke$, the
conespondirg figures are $96518 and $28560.
Page 115
Indurtry gfoup
Agriorlture, forestry, fi shing
Miniry
Utilidcs
Constnrction
Manufactring
Wholesaletrade
R€tailtado
Transportation aod warcbousing
Information
Finance and insurance
Real estate and rental and leasing
Professional, scientifiq serrrices
Maoagemeit of co,mpanies
Administrative and waste rnanagemeDt
Educational scryices
Health cae and social assistance
Artg, cotertainmed, and recrcation
Accommodation
Food serrrices and &inking places
Ottrcr serviccs
Households
OuOu/Employee
$ 143,939
tffi,ffi7
463964
154,967
193,34
220,y3O
89,t63
99,73t
204,,679
313,063
172,737
122,475
236,U2
ltgza
55,172
tw27s
42,9t2
98,9/tl
60586
157,509
Errnhgr/Enployce
s 30,303
55,556
e4,459
51,991
41,2U
65,891
27,914
57,743
51,170
6J,315
lo,g?s
50J05
705,263
25,475
18,391
45,8I3
15,437
20,547
19,174
43,%
7,313
Emplolmcnt
0.057
0.008
0.3t7
0.394
0.550
0.112
1;t79
1.493
0.298
0.193
1.674
0.345
0.017
0.872
0.189
1.160
0.2v
44.405
3.nt
0.713
0.238
Total sE.4l0 s lo3;t77 s 23577
Opentions-Phesc 2
Phase 2 of proiect opentions inchdcs ffud Suitcs, Food Sereices,'Vedding Gapet C-onventbn
Cerner, Spa, Gift Shop,Ifaoe T7aterlt{anagenrnr, and Rccreation eupbpes. Tabts 3-9 throqh
}16 show the economic imft of eryloyees of projectt Phase 2 for the 20 mjor idrstrial
classifb*bns inthc RIIvtS tr irryrr/otnptr mo&t
Page 116
Tabb y9 shoxls that there will be a total of 58.410 new iobs crcated from the operrtion of thc hotel
suita ponbn of the poject- Orptr per new viorlar for tle Accommdatbn sector vould be
abotr $98941, with average annrul eamiqF of about l;20547. For dl new wor}es, the
correqponding figurcs are l.l03 /77 ad izl 5n .
Tabte 1'10 shows that there will be a total of 25.005 new jobs crcatsd frcm the operation of the
food services ponion of the proiect Onpu per new vorlser for the Food Services and Drinlring
Industry group
Agriarlture, forescry, fi shi ng
Mining
Utilities
Construction
Manufacturing
Wholesaletrade
R€tail trade
T nsportatiort and warehousing
Information
Finaoce and insurance
Real estate and rcmal and lcasing
Pnofessional, scientifi c, seryices
Maoage,me,nt of corpanies
Administrative aod waste managem€nt
Educational scrvices
Health cac and social assistancc
fu15, 6116xlninmeirt, and recreation
Accommodation
Food seryices ard drinkingplaces
Other senrices
Households
Total
Employment
0.044
0.002
0.079
0.05r
0.245
0.072
0.685
0.233
0.097
0.059
0.&3
0.090
0.006
0.142
0.072
0.446
0.122
0.t22
2t.481
0.213
0.092
Ortput/Employee
$ 154,519
157,895
464,630
155,925
221,935
221,W
90,065
102,130
186,842
3l I,159
172,175
119,149
21739t
71,620
55,062
109,t 12
37,578
94,142
fi,5n
t4/.,823
EemlngdEmplolrco
$ 32,070
52,632
83,501
st9't5
t7922
63,717
28,041
y,6L5
48,6E4
&,37t
10,885
49,645
E6,957
25,962
17,762
45,701
13,570
nJn
19,241
40,694
8,310
25.00s $7120t $2t?22
Page l17
Phces sector xould be abora W597,wfth arrerage anrrral eaminsp of aborr $192+L. For dl new
worlcrs,the corresponding figurcs are V1208 &d$21222.
Table 3-11 shows that therc will be a toal of fiA! new iobs creared from the operatbn of the
wedding ch"p.l portion of the projecr Otryf per new vorlar for the Other Services sector uould
be about $319509, with average annrnl eamingF of about t42/33. For all new worlcrs, the
corresponding figures arc $237 774 and $37518
Industry group
Agriculturc, forestry, fishing
Mining
Utilities
Constnrction
Manufacturing
l\rholesale nade
Raail trade
Transportation and warehousing
Infonnation
FiDmceaod insrrancc
Rcal estate ald railal and teasing
Professional, scientific, services
Managcrrc,ril of companies
A&ninistrative and waste rnanagemeut
Educational serrrices
Health care md social assistaoce
Arts, cntertainment, and rccreation
Accommodation
Food scrvices and drinkingplaces
Othcr scrrrices
Households
Totel
OutpuUEmployee
$ t57,t95
142,957
461,187
tss391
15t,g69
223t6Er
E9,IEE
142,977
208,743
325,69t
130,415
179,241
272,727
53,270
56,180
tog,E27
49,52E
93,g0g
60,45t
319,509
EarnhgdEnplolrc
3 35,0tt
82,192
s0J2s
39,720
65,789
27,896
47,466
49,180
56,514
1o,772
50,136
90,909
24,949
18,7n
45,345
16,509
26,26
19,015
42,733
8,8U
Emplolment
0.002
0.000
0.0(}7
0.009
0.u2
0.007
0.084
0.040
0.030
0.014
0.t42
0.024
0.000
0.096
0.0(B
0.054
0.014
0.017
0.067
1.033
0.011
1.703 0 87:n1 0 3751r
Page l18
Industry gfoup
Agrioilture, forestry, fi shing
Minirry
utilities
Construction
Manufacturing
Wholesale trade
Rctail trade
Transportation and warehousiqg
Inforrnation
Financ€ and insurance
Real estate and rental aod leasing
Professional, scieffi fi c, services
Managecrent of companies
Adminishative and waste management
Educational serrrices
Hcalth carc and social assistance
Arts, entertainmcat, aod rwreation
Accommodation
Food sernices and drinking places
Othcr scrrrices
Hor.rseholds
OutpuU Employee
s 15E,730
rs7j0o
466,951
155,531
206'l'10
2?22n
89923
Lw,570
226,&t
326964
81,548
136A65
142,957
E7,459
56,452
109,304
43,321
95,339
60,571
l5/.,062
Eudngr/Employce
$ 31,746
62,500
t5,28t
stA79
39474
64,815
28,016
43,t25
54,lyl
6794t
l0Je3
5E,166
142,857
2E,603
20,761
45,y3
14140
27,y2
t9429
42,017
6,309
fmployment
0.003
0.001
0.022
0.044
0.011
0.005
0.106
0.0t2
0.0r0
0.023
6.217
0.021
0.m0
0.0E7
0.012
0.u/4
0.013
0.023
0.0E4
0.034
0.015
Total 6.8lr $8sr48 $12,8t9
Tabh 112 shows that there will be a totd of 6.818 new jobs created from the opernion of the
coavention ceuter ponion of thc proicu Ouput per new worlrcr for the Red Estate and Rentd
sector s,ould be about $81548, widt average anilral eamings of aborr $10593. For all new wodrcrs,
the corresponding figur€s are $85348 and $12,889.
Page 119
Industry group
Agriculture, forestry, fishing
Mining
Iftilities
Constnrction
Manufactudag
Whlesalehade
Raailtrade
Transportation ad wrehorsing
Information
Finance andinsurancc
Real estate and rental and lcasing
Professional, sciantific, services
Management of coopanies
Administrative aod waste rnanagcrrcnt
EdrJcational senices
Health cre aod social assistance
Arts, entertainment, and recreation
Accommdation
Food sqrrices and drinkingplaces
Other serrrices
Houselrolds
Total
Enplolmefr
0.026
0.003
0.1l2
0.094
0.208
0.070
1.343
0.lM
0.182
0.11E
1.315
0.141
0.005
0.281
0.134
0.820
0.141
0.1il
0.836
2t.7tl
0.169
OutpuUEmployee
$ 1472t7
142,857
459,954
ts5J02
19E,030
yn,874
t9,951
106,027
tw937
312,500
163,Vn
I 19,186
250,000
73,615
55300
l09,on
42,151
94,l(N
60,599
9tin
Eaminge/Emplopc
$ 31,008
7t129
E3942
52,632
&,394
9,516
n,94?
47,ggl
49,423
il,236
l0,gu
47,965
t3333
27,6n
19,433
45,761
l4r3s
2721t
19,136
36,456
7282
,a.ws s 103i3T4 $34,J6E
Table 3-13 shoum that thcre will be a total of.28.075 new jobc creatcd from the operation of the qpa
ponion of the projecc Ortput per new worlrer for thc Othcr Services sector would be aborr
il985n, with avrrage annnl eamingp of aborr $36;{56. For dl new x,odss, the conesponding
frgurcs are $103J84 and $a,768
Page 120
Indurtry gn up
Agricultre, forestry, fi shing
Mining
utilities
Constnrction
Manufactruing
Wholesale tradc
Retail trade
Transportation and warehousing
Information
Finance and insurance
Real estate and rental and leasing
Profcssional, scieirtific, scrviccs
Managemeot of companies
Administrative aud waste uranagement
Educatioml services
Healthcare ard social assistance
Arts, entcrtainment, and recreation
Accomrnodation
Food services and drinkingplaces
Othcr scrrrices
Housebolds
Total
OutpqdDmployee
$ 136,585
166,,66?
46,.,602
155963
171,888
2234M
89,991
l04,7El
It2,l23
3l1,44t
166,7il
ll3,699
222,222
53,895
56,426
109,1 lE
42,7E9
94,637
60,502
142,2N
farntngemmelolne
$ 34,145
Emplolmcnt
0.006
0.000
0.012
0.012
0.032
0.010
3.t32
0.041
0.024
0.016
0.139
0.020
0.000
0.03s
0.017
0.090
0.017
0.0t7
0.0E6
0.041
0.019
3.76 $
E4,071
52,752
389s0
63,830
2E,000
48F61
49,045
63,913
10,910
47,945
lll,lll
2sAM
18,t09
45,740
14,263
26,814
19,122
39,709
7,246
96'5rt S 2t1560
Table }14 shows that there will be a total of 3J& new iobs created from the openation of the gift
shop ponbn of the projecL Orlp'ut per new worker for thc Rctatl tra& sector would be abow
$89,991, with arrcrage uurual eaminsp of abou $28,000. For all new worters, dre conesponding
figwes arc $96518 and $28,560
Page 121
Indurtry group
Agriculture, forestry, fishing
Mining
utilities
Construstion
Manufactring
Wholesate trade
Retail trade
Transportation and warehousing
Information
Financcand fuuurance
Reat estatc and rartal and leasing
Professional, scicnti fi c, ssvices
[{anagmatof companies
Adrrinistrative and waste Eunagcmcnt
Educational services
Health carp and social assistance
Arts, eatertainnant, and rec,reation
Accornmodation
Food services and drinkfuEplacee
Others€rvicg
Households
Total
OutpuUDmployee
$ 173,077
16tr,,6tt
463,g02
155,870
l7t,l56
221,9t8
E9B4s
707,979
186,016
3l l,l ll
lffi,4y
L24,492
225,8M
6t3U
57,823
. 1(B,049
4/.t401
94,545
60,695
152290
Etrlln$/Employee
s 33,654
55,555
84"485
52,632
39,504
63,014
29,093
47,273
47,493
64,E15
llp29
51,435
96,774
26,UE
lE,l4l
45,675
l4,3gl
26,667
t9251
41,M7
8Jr0
Emplolment
0.010
0.001
0.032
0.024
0.063
0.01t
0.249
0.(N0
0.037
0.026
0.284
0.041
0.002
0.0t6
0.043
0.171
I1.071
0.040
0.183
o.082
0.035
tz.w 0 53j7$ I 16273
Table 3-15 shovn that therc vnll be a totd of 12340 new jobs creared from the openrbn of the
rccreatbn ponbn of the prci.ct orryu per new worlrer for the Arrs, Enrcrainrc4 and
Rese*ion sector wouH be aborr $44r{O1, with average annnl cardngs of about $14,381. For all
newworlan,the corresponding fgurcs are $53,788 ail{1627t
Page 122
hdurtry gnDrp
Agricultre, forestry, fi shing
Mining
utiliti6
C;onstuction
Manufactuing
Wholcsaletrade
Retail trad.
Transportation and warehousing
hformation
Finance aod iosurance
Real cstate and rrmfal and lcasing
Professional, scicntifi c, scrrrices
Managemeirt of corpanies
Administrative md waste rnanagement
Edwatioral s€rvices
Hcalth care and social assistaocc
Arts, entertafurmeot and recreation
Accomroodation
Food seirrices ard drinking placcs
Other services
Households
Total
OutpuUEmployee
s l*,M
173A69
238,94
155,347
216,514
222,222
89,986
107,2w
240,8y
307,255
252,1ffi
139,423
200,(n0
7l,t@
56,433
109,183
43,103
95,155
ffi,730
140,5t4
EirtrfngYEmploycc
$ 33333
35,714
s2914
51,991
42202
65,134
27,966
51200
57,927
64,011
11,265
53,2Es
Emplolment
0.004
0.0(B
2.011
0.30s
0.v26
0.012
0.211
0.030
0.016
0.033
0.110
0.119
0.000
0.036
0.021
0.132
o.022
o.027
0.116
0.067
0.027
26,596
It,059
45,553
15,085
27,682
19,2E6
19,230
7,M2
46,8323333 0 tyt,tt6 $
Table 3- 16 shows that tlere mll be a total of 3.333 new jobs creatsd from tlre opention of the wastc
wzrt€r ponion of the proiect otryfi per new worlser for the I]ilities sector vrouH be about
t2fAB04, with avenge annrnl eamings of aborr $52914. For dl neqr worlan, the corresponding
fi5 res arc$L97,116 and $46,832
Page 123
Indwkygroup
Agrisulturc, forestry, fi nhing
Mining
Utilities
Constnrction
Marufachring
Wholesalehade
Retail trdde
Transportation and wardrousing
Inforrnation
Financcand insurance
Real estate and reilal ard leasing
hofessional, scicotific, s€rvices
Managemeot of coupanies
Administrative and waste management
Educational scrviccs
Hcalttr careand social assistance
Arts, cotcrtainm€nt, md recreation
Accommodation
Food scrvices and drinkrrgplaces
Otlrer seivices
Households
Total
OutpuU Employee
s 173,977
166,667
4$942
155,870
178,156
22t,glg
8994s
lw,E79
lg6,0l6
3lI,lll
t@Av
t24A02
225,906
67,384
57,923
109,049
4,401
|N,545
60,695
152,290
EerningrlBmploycc
t 33,6y
55,556
E4,4E5
52,632
39rO4
63,014
2E,093
47213
47A93
64,815
n,029
51,435
96,774
26,U9
t8,l4l
45,675
14,3E1
26,667
19,251
41,047
8,310
f,..mplolmcrt
0.034
0.003
0.107
0.081
0.212
0.060
0.E38
0.136
0.125
0.089
0.955
0.138
0.005
0.29r
0.145
0.576
37.239
0.136
0.615
0.277
0.1l9
42.rE0 t l3rru s t6?73
Oocnrtions-Phasc 3
-
Phase 3 of profea operatbns irrcludes Golf (Annsernents,/Recreation), Food Serices, and'Waste
Warer erylgyees. Tables 3-12 thrcqh ll9 show thq economic impact of enplopes of profect's
Phase 3 fortlre 20 najor indusrriel classifictiors in ttte RIIVXS tr inpu/oucput npdel.
Page 124
Table 3- 17 shows tbat there Tnll be a rcul of 42.180 new jobs crerxed from the operarion of the golf
poftion of the projecc ortrFr Irer new wodrer for the Ans, Entertainurng and Recretion sector
would be abou $44,401, with average annral eamh$ of aborr $14J81. For dl newworlars, the
corrcsponding figrrrcs are $53,788 ^il $t6273.
Table }18 shou,s t}at there will be a toal of, 5.954 new jobs created from tle opererion of the food
seni:es ponion of the prcF.st. Orrp,r pernen.workerforthe Food Services and Drinking Places
Indurtry gn up
Agriculture, forcstry, fi shing
Mining
Utilities
C,onstnrction
Marufacturing
Wholesale trade
Rstail trade
Transportation and warchosing
Information
Financc andinsurance
Real estate aod rentd and leasing
Professional, sci€rilific, services
M anageineut of conrpanics
Administrative md waste managem€nt
Educational services
Ilealth care and social assistance
Arts, cntertainmc,nt and recreation
Accomnodation
Food services and drinkingplaces
Other senrices
Households
OutpuUEmployee
$ 154,519
157,E95
464,630
155,925
224,935
223,0W
90,065
102,130
lg6,E42
311,159
772,175
I 19,149
2t739r
71,620
55,062
109,t 12
37,578
94,142
60,syt
14/,,923
Earningr/Employec
s 32p70
52,632
E3,@l
5197s
379n
633t7
28,U|
54,615
49,684
o+,378
l0,gE5
49,ils
86,957
25,962
17,762
45,701
13,570
27,197
1934t
40,694
8,310
21,222
Emplolment
0.010
0.001
0.019
0.015
0.05E
0.017
0.163
0.055
0.023
0.014
0.1s3
0.021
0.001
0.034
0.017
0.106
0.029
0.029
5.1t5
0.051
0.022
Total s.9s4 $7t20t $
Page 125
Indurtry group
Agriculture forestry, fi shing
Mining
Utilities
Constnrction
Manufactruing
Wholesaletrade
Retail trade
Transportation aod warehousing
Information
Fioance aod insurance
Real cstaa and rcrrtal and leasing
Professional, scientifi c, serrrices
Maoagemeot of ooupanies
Adminishative and waste unnagement
Educational services
Health care and social assistance
Arts, elrtertainmerf, ad recreation
Accommodation
Food serrrices and drinkine placcs
Othcr scrviccs
Households
Total
OutpuUEmployee
$ t4,&4
lTt,469
23g,ga
tss347
216,514
2n222
89886
lv7,2a0
. 240.,ty
3V1,255
252,16
t39,421
200,000
71,809
55,433
109,183
43,103
95,156
&,730
1,10,514
EemlngdEmployec
$ 33333
35Jt4
s29t4
slB9l
42202
65,|y
ng66
51,200
57,927
64,011
tt265
53,295
Empolment
0.009
0.019
4.O22
0.609
0.052
0.025
0.422
0.059
0.031
0.067
0219
0.217
0.000
0.072
0.442
0263
0.044
0.055
0.232
0.133
0.054
26,596
18,059
45,553
15,086
n,6t2
19,286
19,230
7,042
46,8326.666 $tnlt6 3
sectorwould be aborr $&,597,with arcrage annrnl eamings of .abom $1924t. For all newyorlcrs,
the correspondirg figurcs are V1108 d$212n
Table I19 shows rhatthrcwillbe atmlof 6.666 rewicbn crcatcdfromthe operationof thcvaste
Tatcr portbn of ttre proiect ortp'ut per new worfter for tlre Llilitfos sector u,ould be aborn
t2r8964, with average amual earnirye of about $5291+. For ell new workcrs, the corrcsponding
fgures are $197,115 aod ${6,832.
P age 126
Ooeratiors-Phasc 4
Phase 4 of project operations inchrdes Waste Water emplopes. Table 3-20 shows tbe economic
inpact of eryhpes of p,roject's Phase 4 for the 20 rrnjor industrial classifications in the RIIdS tr
input/outpw rnodel
Tabh 3-20 shovn that thcre s"Il bc a toal of 8333 new jobs created from the operation of the unstc
water portion of the profert Ofip,ut per new worlser for the thilities sector would be aborn
$238,9h,with average annual earuings o] about i52914. For all new vlorlsers, the corresponding
figrres are $197,116 and $46,832
P age 127
Indufigroup
Agriculturc, forcstry, fi shing
Mining
Utilities
Construction
Manufacnring
Wholesale trade
Rc'tzril trade
Transportation and warelrousing
Information
Finaoce and insuraace
Real estate and reirtal and leasing
Professional, scientifi c, senrices
Managenrent of companies
Adminisuative and waste managcmrcnt
Edncational services
Healtlt care and social assistamce
Arts, e,ntertainme,nt, ard recreation
Accomnrodation
Food s€rvices and drinking placeg
Other senriccs
Households
OutpuUEmployee
$ lu,#
r73A69
23896/.
15s347
216,514
2n222
8e985
loz2oo
240,954
3V1,255
252,166
139,423
200,000
71,809
56,43!
109,183
43,103
95,156
60,730
140,514
Eamlnga/Emfloyee
$ 33333
t5,714
52,914
5l,ggl
42202
65,ly
z',t966
s1200
s792t
64,011
[265
s328s
Emplolment
0.01l
0.023
5.02E
0.761
0.065
0.031
0.527
0.074
0.039
0.084
0.274
0.297
0.001
0.089
0.053
0.329
0.055
0.069
0,290
o.t6'l
0.068
Total t333 $t97,tt6 $
26,596
18,059
45,553
15,086
27,682
19.286
39,230
7,042
46,832
4. C.onch:sion
The purpose of tbe aml1,sb is to estimane the number of direa aod indirect j<rbs assocbtcd with tbc
MPR projea and determine avente vages conespording to these iobs. Given these estirBtcs, es
sumrmrrred aborrc, the anebris can determine t}r cusrber of jobs associated with ttrc projea tlut
will earn an average uage of 80% or les of the Brinnon arcl average mdiao incorc (AIvII). Thc
Brinnon area mdian incorne b estimated x$a2$7* and 8096 of this AIttlI amoum t estinned at
$34,143.
Constnrctbn
An estinnred il2 consfirctiorrchtd iobs udll bave average eamingF of 8@6 or kss of the
Brinnon area AI\II. Thir inchdcs dir€ct aod indircct iobs associatd yfth thc MPR poiea
consmrdon ad is sum'rqrid bebw, byphase, with arrcmge uagEs for each indrstryglolp.
C-orutruction: Total Dircct and Indirect at or Below the Bdnnon Arca AIVII
An estimted Zl3 opcrrtions-rehcd fubs u/tll he\rc eltenlte eatnings of 8096 or hss of the Brinnon
area Atrtll. This inchdes direct and indirect jobs associarcd with ttrc MPR project opentbn and is
strmrarizcd below, byphase, with arrenge wages for each industrygroup.
5{ a-bove 8 o?e
2 U.S. Grsus Bureaq 2@&2012 furerican Community Survey. "Selected Economic Characteristics." Du for
Brinnon, Vashington
Page 128
Totel Dircctand Indircct at or Bclow tfu Bdnmn Area AIYII
ffi,po@ md"fqffitnd lq$i{E,,.,,,
Addnisbab\rii:rnd: tgaitE.i
Edueatioml r€flicm
.,';;:,-.:::t .fSrffi:
l4rs0
m,E53
*2AM
5.304
eatQ rnd rscredioa
Raaitrradp. :
-Aecoqii
,i[tb;irntt inae mdreareatioo
Aocoundation
Food sG,rvices aod drinking pleoe^r 19,229
Xrhprttiuilrl E€ciiicGs
EdBadooal serrdcrs r, i: i ;,:, 1 ,
Fqtrdecrniccs md drinkingpl*Es ,
291044
s.962
Rrtail
m,ilvaqEryoagpfir*ntl:j,
Ar,t$ €oteduM.,Eud (eercafio
Aqptr{rcdation
R"t"il qqd"
Refll EtEts and r€otBl ard.hosing -
.
AdEiDbElfive 6d 1ysg6 raamgOmcr$
Etncet*rRd seryices
Arts, cotcrtainmen! aod rccroatio
F'ood scrvices ond &fnillry placas
0.011
0.527
0.274
0.0E9
0.053
0.055
0.069
0.?90
3e333
,?,966
I1,265
ZOI'
t&05e
I5i086
21,6E2
19,2%
@stry, fiEliqg
Page 129
','S,79?
: t.903
1.423
',1.l32i1,,,,; ;,.:i, l
'$'S0' ',,,:r,'::il
0,20f, , ,.,,,.1,; .,: ,;
Sttfili:'; L' "i:
?6,991
d!,
0.053
5. About NIvIS II Final Demand Methodology
Thc following m*crialhas been condensedfrcmda nnns tr UserFlandbook
Inrodrrction and C*neml CormG
Effeaive phnniry f"r p,pry- a{ ptlt".t"sactor p-i.,.tsl$ prcryIN at the Sate and local bveb
reqpircs a qnrerrmb amb6ir of the economb irryacs of these projeas and program on affectcd
regbns. In nnn" qneermtic amb/sb of economic iryacts rust ,lccormt for the irnenindrstry
rebtbnships within regions becase tbese relationshipo hrS.V dctermine how rcgbml economies
are hlclyto respond to projea and prognm ctrarges. Thus, rcgbnd inprut-anput (I-O) mrhiplbrs,
v,hbh accorrnt for intenindrstry rchtiorships within regbns, are tseful took for conArctirg
rcdonal economic iryact anal,6b.
In the 1970s, thc Buean of Economic ADat,Eis (BEA) &*hp.d a mctbod for estimting rcdonal
I-O ruhbhn knovn as Rllv$ (Rcgional In&rstrial lvtrhflier S)E!eoo), vrhich uas based on thc
ulort of Gami*, aod Dtalc. In the 1980s, BEA conploed an enharrcnsu of R[tilS, }noum as
RIIVXS [I Gcgbml Inp'ut-Ornpr ly[o&ling Syst d, and publishcd a handbook for RII4S II rsers.
ln 1992, BEA published a second editbn of the handbook in qrhich the rrllhblbr were based on
rx,re recetrt dm and iryowd Eethodobgr. ln 1997, BEA publbhed a thirrd edition of tlre
handbook that provides upre dCIail on the rse of the nnrltiplbn and the data sourres and rrEthods
forestimting thern
RIIVIS tr is based on an accoutring frarcwort called an I-O table. For each industry, ao I-O uble
shovr the industrial distributbm of np.ts purchased and ornprrs solt Aqpical I-Otablc in Rllds
tr is dcdved reinlyfrom two data sources: BEA's national I-O tabh, u,hhh shoyn the inptr and
orlpu $nrnrc of nearly 500 U.S. industdcs, and BEA's rBgbnal economt accounts, which are
tsed to adiwt tbc utional I-O table o show a regbn's industrial $nrturc and mdiog pffierns.
Ilirg RIIVIS II for impact analysis has several advantages. RII/XS II mldplins can be estirmed for
any regbn coryoscd of ooe or rrorc counties and for any indrstry, or group of indrstries, in the
natbml I-O tabh. The accessbility of the main data souces for RIIvS II lreeps the cost of
estforq"g rtgrond rnultiplien_reladv-etyb's'. Enpiricd.tests show that estimtcs besed on relatirrcly
expensirrc sunrc)t and RIlvfS Il-bsed estirnanes are simihrin magdmde.
BEA's RII\,S mrhblbrs can be a cost-effective wayfor anabms to estimte the ecorpmic inpaas of
changes in a regioml econom,r. I:bwcrrcr, it is irryortarn to leep in mind rlnq lflre dl economic
impact rrD&ls, RIIVXS prcvidcs orrder-of-rrngnitude estinratcs of urpacts. RIIVXS
unrltiplicn are best suited for estimring fie iryacr of srmll ctrarrya on a regiornl economy. For
sorre applications, usert rrny s,ant to supphrrrcnt RIIvS estinntes with informtion tfrey grtlrcr
from thc rcFon undergoing the potential change. To ue the nnrhfuliers for impact aoalpis
dfeaively, use$ must prwidc geognrphicdly and industrially detailed inforrnation on the initid
charyes io o.lptq eamirgs, or emplqzrrnt that are assochted wfuh the proiect or progam under
snrdy. The rultipliers qiur then be used to estinrate the toal impafi of the project or prcgrrm on
regiond outprrt, €rmirys, and ernploynrcnc
Page 130
RIIvIS II is wifulyrsed in both tlrc public and prirnte sector.In the public sector, for exarryle, the
Dqparffit of Ddense uses RDv6 II to estimrc ttre regioml impacs of miliury basq clo]srngs.
Sutc transporutbn deparanens rse RIhtS II to estimte the regional impacts of airyon
consmrtion and erpansion- In the primteseoor, anal)6ts and consulants rse RIIvXS II to estimatc
thc rcgiond inpacts of a varicty of projeas, suc}r as the developnrcm of shopping ma[s and spons
sadiurns.
RIIUSII Methodolog5r
RIIVIS II rses BEA'S beochrmrkand annull-Oubles forthc nation Since a particubrr€gron rrny
not comin all ttrc industria found at the ndional hvel sonr direct input requirerrEnts cannot be
spplied bythat regbn's indrsuies.Inptrt requirenrents that arc rrct prodrced in a sndyregion are
iderrified rsirg BEA'S regbml economic accoums.
TtG RIIvXS tr msthod for estinrating rcgional I-O mrhiplb$ can be vieured as a threestcp prccess.
In tlrc first step, the prodrrer ponbn of the national I-O tabh is made region-speciflrc by6ing six-
dth I.IAICS location quotims (LA). mc LQs estinae tlre extent to v,hich input rcquirerrnts arc
supplLd byfirms withh the region. RIII/XS II rrsCI LQ based on two types of data: BEAb persoml
irrcour dfia (hyplace of rcslfurrce) are ucd to calcularc LQ i" the service industries; aod BEA'S
vageandsabry,&t (byph". of wor$ are rsed to cdodate LQs in the non-service indrsuies.
In tlre second stcp, t}re househoH row a"d the household cohrsnr from thc nationat I-O tabh are
ude region-qpecific. The horsehold row coefficiens, which are &rived from the uhradded row
of the t'otional I-O uble, are adirsted to reflect regbnat earnings knkages resuhing from indirri&uls
uo*ing in thc region bu resiling ouri& the region. The household colurrr codfi,cients, vfui,rh are
based on tbe personal consurqrion eryenditure cohrm of tbe Detbnal I-O ablc, are adiusted to
accormt for regbDal coosumptbn lealsages stemning frcm penonal taxes and savings. In the last
step, the I€ontief in:versbn approach is tsed to estinntc rrnrltiplicn. This imrersion approach
produces outplfi, eamirgs, and employurcnt multipliers, y,hich can be wed to trace the iryacts of
changes in f,mal dcrrud oo and indirectlyatrected industdes.
Accruzcyof RIMS II
Enpirical evi&nce sqgests that RIIdS tr comnnly ybkts multiplhrs that ate not substatrially
different h magdtude from those generatrd by regioul I-O rndeli based on rehtirrcly expersive
srlile)r. Foremnple, a conparbonof 224 indrstrpspecifrc nnrhiplhrs from srlvel"based abbs for
Colondo, Washingtoq and !flest \firginia indicates that the RII/ts il evcnge rruhfukrs
overEstiffirte the arrerage rniltbli:rs from the strvqbased tabhs by approximtcty 5 percern For
tb nejonty of indivifinl industqrspecifk mrhiplirs within tbcse statcs, th,e differcnse bemeen
RIIVXS tr and sunrcybased muhbll:rs is lcss than 10 percent. In addiciorl RIIVXS tr and survey
nruhbttrs shon' sutbtldh similar distribubns of affected industries.
Adrantegcs of RIMS II
Ttrere art nrulrrors adearnages to usrng RIIVS tr. Fint, the accessibiliry of the rrnin daa sources
rmhes it possble to estimate regional mukiplien without conducting rclative.ty expensive surve),s.
Second th bvel of indrrstrial detarl rsed in RIIVS II helpc aroid aggregatbn errors, which often
occur wfien indrsrries arc combined. Ttrird, BIlilS tr mqhiplbn,gan be compard across arcas'
becarse th"y *'based on a consist€nt set of estirmting pr.r.d,"cs mtionwide. Forrth, RIIVS II
Pagc l3l
muhiplien are updatcd to refha the rpst rccent locd-area wage-and*alary and penond inconn
dlta.
Orrnriew of Differrnt Multiplien
RIlv6 II provides usen with five tpes of mrhiplien: final demand muhipliers for orrtput, for
earnirrys, and for and direct-effect rnrhiplbn for eamings and for erryloyrrem" These
rnrhipliers rrrasure the economic irryact of a ctrange in final dcrtan4 in eamirgs, or in employrrrent
on a region's economy.
The fiml dernnd rruhiplien for otrp,ut are the basic rmhiplbrs fiom vhich all otber RIIUS II
mrhiplicrs are derived. In this tabb, each cohnrr ennryirdi"ates tlr change in ornprt in each row
industrytbc rcsuhs from a $1 change in fin l demand in tlrc colunrn industr/- The furyact on each
row indrstry is c,alcuhed by mrhipbirg tlrc final demend clarye in tlrc cohrnm idustry by t}*
multiplicr for each row. The total iryact on regional oupu b catcubted bf mftbbiry ttrc linal
dem4nd charye in rhc colurm industry by ttr sum of all the nnrh[lbn for each row excepc t}e
borsehoHpn'.
RIhilS II prcvides two types of rruhipliers for cstimtirry thc irryects
&rnand mrltiplien and direct effect muldplien. These nnrhipliers
fiml deirund ouput multiplien.
of cbanges on eamirgs: fiml
are derived f:om the table of
Thc final &rnand mrhiplbn for earnings can be used if .l,ta on ful &Mnd chaoges are aaihbb.
In the find &End €arnin$ nuhipliertablc, each colurm enryindicates the clungp in eamirgs io
each rcw infrstrythat resub from a $1 change in final demand in the cohrmr industrr,. Tte furyact
on each row indrstry fo calillated by mhbbing ttrc final dermod ctrange in thc cohm industrf by
thc ruhiplhrs foreach row. The toal irpact on regional earnings is calculded bymuhiplying tk
final dermod change in thc cohrmn indrsrybythe sum of thc multipliers for each row.
ErploymcmMultiplicrs
RIIVIS tr providcs wo t,?es of rurhiplicrs for estimating th iryacts of changes on erryloynrcm
final demand mrhipliers and direct effea mrhipliers. These mrhiplien are &rived from the able
of final &mnd oryrr mrltiplhn.
The final dernand muhflbn for erylqrrrnt cao be tsed if the data on final denund changes are
alraihbb. In ttrc final demrd errybyrmrt rnultiplbrtable, each coltrmr entyindlmes the chaoge
in ernplo;nrent in each rcw industry that results from a $1 million changs h final demand in the
colwur industry, The iryact on each ro*, indu*ryis cakulced bynmltbbins the ftnal dcmand
change in thc colunn industry by tht rm'hiPtiel for each rcw. The otal irryact on regional
erpbprnt is calcuhtcd byrnrhiplylng the final demand clrange in the coltrrrn indrsuybythe sum
of tbe rrultblicrs foreachrcw.
The direa effect mrltiplbn for eryloyrnem can be rsed if .the daa on the initiel changes in
eryloyrrnt by indusuy are ar"ailable. I! ttte direct effect erqlq/ment rnrhiplbr tabh, each cntry
indicatrs ttre total.change in errployrrnt.in the regon that rcsuls from a change of one ilb in tbe
row indrstry. The total iryact on regioml is cabularcd by multiplying the infuial
clrange in errylqrem in dre row industrybyth nrultiplbr for the row.
Page 132
Ctrcosftry a Multiplicr
The choice of mrltiplirer for estirntirg tlrc igpact of a prolaa on olrtpuq earnings, and er-rploynrcnt
depends on the araihbiliry of estimates of &e initid changa in fiml &mn4 eamings, and
erybyment. If thc estirmtes of tk initial changes in all thrte rneastrrcs art anaihble, the RIIvXS tr
user qm select any of the RIIvtS II nnrltiplien. In theory all the inpaa estfutetes should be
consistent. If thc available estinntes are limited to initid changa in final dermnd, tlre user can sebct
a final &mand rnrltblier for iryact estimffion If the arnilable estimtes are limited to infuirl
changes in earnings or erryloymenq the user can select a direct effect multiplier.
The EB5 reguladons provi& that "jobs crearcd indirecdt' bya regional center- affilided brsines
nuy be credircd to forc['n investors ufio made a qualifying investrnt in thc business. To show
this job creatioru "reCIonable" mthodologies may be ued. 8 CfR$204.6(mX4. Thc RIIVIS tr
inprr/ottp,ut mdel has been rccognizd bythe IJSCIS as an acceptabb rrethodologyfor showing
job creation rcsulting froma regiond center- affiliated invesrrrcm project
l'}a g e 133