SR-9A (43)~ ~ ~~~ '~'D
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F:IHOUSINGISHAREIWPFILESISTAFFRPTIINCLUsupp2 WPD
Council Meetmg June 9, 1998 Santa Mornca, California
~y~N - 9 i998
TO~ Mayor and Members of the City Councif
FROM City Staff
SUBJECT. Second Supplementai Staff Repart:
~ Recommendation to Direct the City Attomey to Prepare an Ordinance
lmplemerrting Revisions to the City's Inclusionary Housing Program by
Enacting an Affvrdable Hous~ng Production Program
Discussion
In the April ~4, 1998 staff repart and May 5, 1998 supplemental staff report, staff
recommended that the City Caunc~l direct the City Attorney to prepare an ordinance
Emplementing re~isions to the C~ty's Inclusionary Housing Program. As ir~dicated m these
pre~ious staff ~eports, HR&A is prepar~ng an analysis of the relationship between new
market rate a~artmeni and condominium cie~elopment in the City and the need for
affardable housing created by this new development (°nexus study") The nexus study
focuses on the relationship between tF~e demand for goods and services created by
house~o#ds who occupy new market rate multi family de~elopment in the City, the number
of low- and moderate-wage workers in public agencies and businesses needed to satisfy
this demand, and the costs of producmg the affordable housing needed by these workers
HR&A has no# yet fully oompleted this analys~s Howe~er, preliminary results of this study
are ava~lable and ha~e ben provided in Attachment A
1 ~'1(,~
~ ~
~
.~UN -
The preiiminary results suggest #hat, based an the C~ty's average subs~dy gap to produce
!ow- and maderate-~ncome rental units, a fee ranging from $5 48 to $811 per grass square
foot (GSF) could be imposed on new market rate mu1#i-family de~elopment to finance the
development of ho~asmg meeting the affordable hvusing demand created by the market
rate pro~ect This range closely corresponds with the fee ranges estabiished as part af
HR&A's "c~onstrai~~" analysis previously undertaken for the inGusianary housing program
More specifically, the constraint threshofd for pro#otypical apartmerrt pro~ects was between
$5 and $6 per square foot, and the constraints threshold for prototypical condominium
pro~ects was between $4 and $8 per square foot
Bud~etarylFinancial Impact
The recommendatior~s of this report do nat I~a~e a fmancial ar budgetary impact at this
time.
Recommendation
It is recommended that the City Gaunci[ consider the preliminary r~esuits of the nexus study
and dfrect the City Attorney to draft an ordinance implementing the Affordable Houstng
Production Program recommended ir~ the HR&A Report, Recommendat~ons for Revisrng
the City of Sanfa Monica's Inclusionary Nousrng Program dated Apri~ 6, 1998 (Attachment
A to the April 14, 1998 City Council Staff Report)
Prepared by Jeif Mathieu, D~rector, Resource Management Department
2
Robert T. Moncrief, Housing Manager
Tad Read, Sen~or De~elopment Analyst
Attachments
Attachment A Summary of Preliminary Results The Nexus between Qe~elopment of
New Market Rate Mu~ti-fam~ly Developments a~d the Need for Affordable
Housing m the City of Santa Monica
3
OVERVIEW OF THE ANALYTIC APPRQACH
^ New Market Rate Multi-Family Housing De~elopments Result in New
Housshold Spending for Goads and Ser~ices
^ Estimate Per-~roject Tatal Househald Income for Typical Apartment
and Condommium Developments
^ New Household Spending for Goods and Ser~ices Occurs at Businesses
That Include Lower-Wage Workers
^ Usir~g the IMPLAN Input-Output Madel for the Los Angeles County
Economy, Estimate the Total Number of Workers Needed to Meet the
Spend~ng Demand Generated By Households in Each Multi-Family
Development Prototype
~I Lawer-Wage Warkers Require Hausing That is Affordable to Their
Hauseholds
^ Using the Public Use Microdata Sample (PUMSf Data From the 1990
U. S. Census of Popuiatton and Hausing for Los Angeles County,
Estimate the Praportion of Workers in Each Industry Associated With
Market Rate Project Housei~ald Spending Who Are Low- and
Moderate-Income and Their Number af Hauseholds
^ lt is Reasonab[e for the City to Charge ~evelopers of Market Rate M~[ti-
Family De~elopments a Fee for the Cvst of Producing Housing Affordable to
Lawer-Wage Workers Generated by Household Spending in Their Projects
^ Using the Average City Subsidy Cost to De~elop Rental Units
Affordable to Law- and Moderate-Income Householcfs, Estimate the
Fee Amaunt
Hamrltora, Rabrnovirz ~=11sc{2t~ler, Inc page 2
Junz 3, 1995
ESTIMATE THE INCOME PROFILE OF HOUSEHOLDS IN NEW
MULTI-FAMILY DEVELOPMENTS
^ Use Four Pratotypical 5-Unit Projects in the R2 District Based on HR&A's
Financial Feasibility Madels for the Housing Element "Constrai~ts" Analysis
^ Apartment De~e~opment, Lower-Cost Area of #he Crty
^ A~aartment De~elopment, Higher-Cost Area af the City
^ Condom~nium Developme~t, Lower-Cost Area of the C~ty
~ Condorninium ~evelopment, Higher-Cost Area af the City
til Assume Market Rents anc! Concfo Prices Needed to Achieve "Feasibfe"
Projects
^ $1,965 - 52,718/mo. Rents
^ $290,509 - 5445,067 Cando Purchase Prices
^ Assume Monthly Rent Equals 37°/a of Hausehold lncome and Condo Costs
Ec~ual 35% of Household Income
^ Derive Household Incomes, Taking an Average of 1-Lot and 3-Lot
Prototypes (see Appendix A for detaifs}
^ Apartments = $63,730 - 588.151
^ Condas = 572,090 - 5104,931
^ Multiply Average Housenotd Incom~ By Fi~e Units Per Praject to Derive
Total Household Income Per Project (see Appendix A far details)
^ Apartments = 5335,1$9 - $425,919
^ Candos = 5387,6$1 - $496,260
Hanttltort, RabrnovrL~ ce Alschuler•. Inc Page 3
June 3_ 1998
ESTIMATE THE TOTAL NUMBER OF EMPLOYEES ASSOCIATED WITH
PER-PROJECT HOUSEHOLD SPENDING UStNG THE IMPLAN INPUT-
OUTPUT MODEL FOR LOS ANGELES COUNTY
^ Deri~e Consumption Expenditures for Househalds in Typical Market Rate
Multi-Family Projects
tRefer to data in Appendix B}
^ From Total Project Household income~ Deduct Social InSUrat~ce
Cantribut~ons fe.g., Social Security}, Taxes, Consumer Interes# and
Sa~ings to Yield PersonaE Consurr~ption Expenditures ~i.e., 75.5% x
Tatal Pro~ect Household Income)
^ Use the 1MPLAN Model`s "High-Income" Personal Consumpt~an
Expenditure ~istribution
^ Deriv~ Total Employment By Industry Sector in Los Angeles Caunty
Generated By Market Rate Multi-Family Project Househvlc! Expenditures
From the IMPLAN Madel
tRefer to the IMPLAN Model Over~~ew in Appendix C}
^ Enter Adjusted Household Cansumption Expenditures per Projec~ as
"Final Demand"
^ Deri~e ~irect, Indirect and Induced Employment for Each of 528
Sectars of the Economy
^ Hausehold Spending in New Market Rate Multi-~amily Developments
Generates a Need far 0 6~0 0.9 Total Workers in Los Angeles
County, Primarily ~n the Ser~~ces ar~d Retail Sectors (see Table 1 for
Pratotype #2, as an example, and Appendix D for details).
Hanudton. Iiabtno~%rtr &.~Ischuler. Inc Paga 4
June 3. 1998
Table 1
Distribution of Employment Resulting From
Household Consumption Expenditures in Los Angeles County,
Markat F[ate Multi-Family Prototype #2 (Apartment-Higher Cost Area}
Direct Indirect Induced Johs Total
Ma~ar Industry Sector Jobs Jabs Jobs
# % # % # % # %
Agriculture & Mining --- 0 2 --- 1 3 --- Q 4 --- 0 4
Construetion 0 00 0 0 0 01 8 1 --- 1 5 0 0] 1 6
Manufacturing 0 02 3 8 0 01 7 6 0 01 4 5 0 04 4 5
Transp /Commun /U#il 0 01 2 5 0 Q1 7 0 Q Q1 3 4 fl 03 3 4
Wholesale 7racfe 0 OZ 4 2 0 01 B 6 0 01 4 7 0 04 4 7
Retail Trade 0 19 39 3 0 00 4 3 0 07 32 1 fl 26 32 4
Financellnsur lReal Est 0 03 5 4 p~2 17 1 Q 02 7 9 0 06 7 8
Services 0 21 43 2 0 05 44 7 0 09 43 5 0 35 43 5
Gavernment 0.0] 1,'~ --- ~ -- 1~ 0 Q1 1 7
Total' 0 47 100 0 0 1 1 1 QO 0 Q 21 100 0 0 79 1 QQ Q
' Totals may not sum prec~sely due to independent rounding
Sourre. ~1RR./~
Hantrfton. Rabenoti-rtz c~ ,9lschuler, Inc pag2 j
7unz 3, i998
ESTtMATE THE NUMBER OF LOW- AND MQDERATE-INGOME
WORKER H~USEHQLDS
~ Estimate the Number o# Low- and Moderate Income Workers Per Industry
Sectar
^ Inflate 1989 Household Incame Data Per Industry From the 1990
Census ta Match the 1997 Low- and Modera~e-Income Househald
Definition Thresholds
^ Using the PUMS Data From the 1990 Census, Cross-Tabulate
Industry Sectors By Household Income of Workers Per Sec#ar
^ Househ~ld Consurnptron ~xpenditures in Typical Market Rate Multi-
Family Developments Are Associated With
-- An A~erage of 0 3~ Low-Income Workers~ or About 38% af All
Workers
-- An Average of ~.10 Moderate-Income Warkers, or About 13%
of All Workers
-- An A~erage of 0 39 Low- and Moderate-Ir~come Workers, or
About 50°/a of All Workers
^ Estimate the Number af Low- and Moderate-l~come Worlcer Households
fSee Table 2)
^ Use the Med~an Number of Workers Per Family as an Appraximation
far Workers Per Househoid, Per the 1990 Census
^ Qeri~e the Number of Low- and Moderate-income Worker Hausehalcls
Generated By Per-Project Market Rate Multi-Farnily Development
Hausehold Consumption Expenditures:
-- 1.Q0 Low-Income Workers Per Household. or 0.30 Hausehalds
-- 2.32 Moderate-Incarne Vllorkers Per Household, or Q.04
Households
-- 1.05 Low- and Moderate-Income Workers Per Household, or
0 38 Low- and Maderate-Households
Harrrtlton, RaBrnovrtz B~ .~lschuler, Inc Page 6
Fune 3. 1948
Table 2
Rerivatian of Low- and Moderate-lncame Worker Household ~emand
ResuEting From Total Household Consumption Expenditures
in Four Prototypical Markst Ftata Multi-Family Developmsnts
Prototype Total HH Tota! Low-Mod Low-Mod
Income Workers Workers Worker Hhlds
Apt -- Lower Cost Area 5335,1$9 0$4 0 32 0 31
A~t -- Higher Cost Area 5425,919 0 79 0 40 0 38
Condo -- Lower-Cost Area 5387,fi8~ 0 74 0 37 0 36
Condo - Higher-Cost Area $496,260 0 94 0 48 Q 45
AVERAGE $41 1,2fi3 0 7$ 4 39 0 38
Source. }j~~A
Hamrltoat. Ra6inoti~iu c£ ~Iscl2uler, Inc Page ?
June 3, 199$
CALGULATE THE MAXIMUM JUSTIFIABLE DEVELOPMENT FEE FOR
AFFORDABLE HOUSING
~ ~ee Calculation Components
^ Low- and Moderate-Income Household Demand From the Preced~ng
Analysis
^ Ctty's A~erage Subsidy Gap for a 2-BR Law-lncame Rental Unrt
= $154,916 (per previous HR&A analysis}
^ Gity's A~erage Subs~dy Gap for a 2-BR Moderate-lncome Rental Un~t
= $112,092 (per prev~ous HR&A analysisl
^ Average Market Rate Mulfi-Fam~ly Deve{opment = 7,600 Gross
Square Feet (GSF1, Including Upper Floor Mezzanines (per previous
HR&A analys~sl
^ Based on the City's Average Subsidy Gap to Prod~ce Low- and Moderate-
Income Rental Units, a De~elopme~t Fee Ranging From $5.48 to 58.1'! Per
GSF Could Be Imposed on New Market Rate Multi-Fam~ly Developments to
Help Finance the Development of H~using to Meet the Affordable Housing
Demand Created by t~e Market Rate De~elopments
{See Append~x ~ for calculation detailsl
^ The Number of Low-lncome Worker Households x 5154,9'~ 6 City
Subs~dy Gap - 7, 600 GSFIMarket Rate Multi-Family Project = Fee
Range of $4.98 to $7.37 Per GSF, or an Average of $6 O8 Per GSF
~ The Number of Maderate-Income Worker Households x 5112,092
C~ty Subsidy Gap - 7,600 GSF/Market Rate Multi-Family Pro~ect =
Fee Range of 50.50 to 50.75 Per GSF, or an Average of SO.fi2 Per
GSF
^ Total Law- and Moderate-Income Worker Household Demand Justifies
a Development Fee Range of S5 48 to $8.11 Per G~F, or an Average
of 56.69 Per GSF
^ This Fee Range is Generally Consistent With the Upper ~imits on Fees
Befare 7hey Become a"Constraint" an New De~elopmen#, Per Previous
HR&A Analysis
Han~rlton. Rabinoviu cf ~1lsehuler, Ine Page S
Tttne 3, 1998
APPENDIX A
Estimate of Total Household Income for
Four Protatypical Nlarket Rate Mu1ti-Family Developments
in the City of Santa Monica
Hamrlron, Rabrnovrtz cQc,4lschuler, Inc
EsdmatQ oT NQw Mark~t Rah Mu1H-Fam41y DavelopmeM Project liousahold Incomas ior Naxus Study Analysis
Assumpfans 1 5-un~# pro~ects, typical d devebpmeM m the R2 D~strwt
2 4 Protoypes, based on prdaypes per financral fessib~lity models
Apartment - Lowrr-Cpsl Area (ave~age of one-bt and three-lot protalypes)
Apartment - Higher-Cpst Area (average p( or~e-lol and three-lot prolniypesJ
Condaminium -- Laxer-Cosl Area {avefege af ane-lat ar~d three-bl pratotypes}
Condaminium - Lower~ost Area {average of one-lot and three-bt prototypes)
3 ApaAmenf re~s 8svd conda purchase pnces s`et at rates regwred to eam thsesholtl retums. per teasihil~ty models
4 Apartment ReM = 3796 x Hausehold Inwme per 1995 7enanl Survey resuits for uncontralled rental houang
Condo Qwners' Cost {mortgaoe, property tax, insurance and Homew~mers AssouaGon tlues] = 35% x Household Income
Profotype #f ApaRmarrt - Low~r-Cast Area (avarage of one-1ot and three-!of prototypesJ
1-Lot 3~0~ Avera~e
Avg Un~t 5~ze {GSF) 1,334 1,441 7,390
Manthly RentIGSF $ 1 62 S 1 36 $ 1 49
Manthly Rent S 2 ~69 S 1,965 $ 2,D87
Annual Rerrt S 26.028 Ss 23,580
RentrHHld Income 37 00% 37 00%
Annual Hhld Income 5 7p,3A8 $ 63,730 5 67,038
!k Unds/Pro}ect 5
Pro~ect Ffhld Income 5 335.189
Protorype #2 Apafimerrt - Nighar-Cost Area (a~e2pe t~f one-~ot and threa-!ot prototypes)
1-Lot 3-Lo1s AveraBe
Avg Und Srze (GSF~ 1,334 1.44~ 1,390
Manthfy RenuGSF ~ 2 03 5 ti 76 $ 1 89
ManthEy Rent 5 2,718 S 2.535 S 2.627
Annual Ren[ 5 32,616 S 30,420
RenUHHld lncome 37 00% 37 00°/a
Annual Hhld lncome 5 88,151 S$2 2'16 5 85.'194
# Und,JPro~ect 5
Pro~cl Hhld lncome S 425 919
Protatype ri3 Corrdomrnium -- Low~sr-Cast Area (averaqe of one-!of and three-1ot profofypes)
1-Lot 3-Lots Avera$e„
A~g Und Srze (GSF) 1,5~9 1,424 1,472
Purchase Pnce/GSF $ 225 S 204 S 215
PurchasePnce S 341,775 S 290,5U9 $3~6,142
MarRgage 96 80 0096 so aa~.
MartgagePmilMo $1,819 51,546
Prop Tax Rate 1 05% 1 Q596
Homeovmers Deduct 5 7,000 S 7,640
Property TaxJYr S 3,515 S 2 977
Property7a~dMo S 293 S 248
Property InsurancelMo $ 100 S 10U
HOA DueslMO $ 208 5 208
Total Housing CastslMo S 2,420 S 2,103
Total Housmg CostsJYr $ 29,044 S 25 23~
Housing CostslHhld Income 35 00% 35 ~0%
Annual Household Income S 82,983 S 72 ~90 $ 77,536
# Un~s/Pro~ect 5
Pro~eat ~lhld Income S 387 88l
Pr~totype #d Condomrruum - Nigher-Cost Area (avarage ot on~lof snd fhre~lnt protorypes}
1-Lot 3-Lots Avera$e
Avg UnR Size (GSF) 1,519 1,424 1 472
Purchase Pnce/G5F S 293 S 275 S 2~
Purchase Price S 445,067 $ 391,617 E418,342
Mnrtgage ~a 80 0a°ib BO OD%
AAoRgage Pmt IMa f2,369 52,084
Prop T~c Rate 1 05% 1 t15%
Homeowners Deduct S 7,Od0 S 7 do0
PropertyTaxlYr S 4,600 $ 4,038
PropertyTaxlMAO S 383 $ 337
Property InsurancelMo S 7D0 $ 100
HOA ptxesJMO 5 2~8 $ 208
Total Housing CostslMo S 3,0B0 S 2 729
Total Housing CostslYr S 36,726 $ 32,751
Housing CostslFlhld Ineame 35 00% 35 0096
Annual Household Income S 10A,931 $ 93,573 $ 9H,252
k UnitslPrnJect 5
Pro~ect Hhld Income $496260
~.wNexlhNtl_ine~ds Pyei HRBA Yic 5+~198
APPENDIX B
Factors for Canrrerting Total Househald Income to
Hausehold Consurnption ~xpenditures and
General Distributian of Consumption Expenditures
Hanzilton. Ra6tnovit2 & ~-1lschuler, Inc
NATIONAL PATTERNS Of INCOME AND EXPENDITIJRES
Personal Income and Its Disposition, 1996
Persanal Income
Less Soc~al (nsurance Contributions
Less Taxes
Ad~usted Personal Income
$ Bilhons, 199fi %
6,449 5 10U ~%
(307 5} -4 8%
(863 $} -13 4%
5.27$ 2 81 8%
Disposable Income
Less 5avings
Less Consumer Interest
Less Foreign Transfers
Net Dispasable Income
Personal Consumption Expenditures (PCE)
(ad~usted personal income x net disposable income}
5,685 7 1 UO 0%
(271 6) -4 8°/v
(146 3) -2 6%
~9 6 3) -0 3%
5,251 5 92 4%
75 5%
Source U S Bureau of ~conomrc Analysis, Natrona! lncome and Product Accounts of the Unfted States, f 992-1994,
5urvey of Current B~srness . May 1997
Personal Consumptifln Expenclitures (PCE), By Type af Expenditure, 1995
$ BIIlIOns, 1995 %
Food and Tobaccq $ 794 4 15 9%
Clothir-g Accessanes & Jewelry $ 320 2 6 4%
Personal Care $ 70 0 ~ 4%
Haus~ng $ 743 7 14 9%
Hausehold Operation $ 554 3 11 ~%
Medical Care ~ 883 1 17 7°fo
Personal Bus~ness Ser-nces ~ 373 4 7 5%
Transportation ~ 5~4 8 11 1%
Recreation ~ 401 7 8 0%
EducatEOn and Research $ 110 7 2 2%
Religious and Welfare Acti~ities $ 137 4 2 7%
~oreign Travel $ 52 8 1 1%
Tota~ $ 4,99fi 5 100 0°fo
Source U S Bureau of Econnm~c Analysis, Nat~onal lncome and Product Accounts af the Unrted States, 1992-1994.
Survey of Current 8uslness , January 1997
SaMaNewpcexls Page1 HR&A.1nc 6i3,'98
APPENDIX G
OWer~iew of the IMPLAN Input-Output Modef
Hamilton, Rabrrlovatz c~ ~4lschuler, Inc
OVERVIEW OF THE IMPLAN INOUT-OU'TPiJT MODEL
Input-output anal~~s~s is a method for understanding the mteractions bet~;een mdustnes in a local
econom~~_ and thereb~' pro~~ides a«~at~ of ineasunng the outpu~ mcome and emploFment unpacts of a plan.
pol~c~- or Ieti-e1 of neFr~ m~-estment In form, it resemblzs a~ant matni, or spreadsheet, ~n «°hich the -`inflo«-s"
of goods and sen•ices needed b~• an mdustrF~ (~ e, the purchasmg sectors} aze the matri~ colutnns and the ro«~s
consist of the outputs. or selhng sectors Tlvs enables the analt~st to determ~ne_ for e~cample. «~luch sectors
of an arza~s econorn~- are affected_ and b~- hotr- much_ «~hen a dollar's «orth of fmal demand_ such as ne~~•
household spenci~ng, is added to a part~cular sector ar sectors These mter-mdustn~ relationslups can be
e~pressed m tzrms af erther dollar unpacts or emplo~meot impacts
IMPLAI` (Ill~ipact analysis for PLANmng}~s ane widely used input-output madel used across the
nahon to assess the econoituc impacts of prograrns, pohcies and proaects IMPLAN was or~gmally
developed by the U.S. Forest Service using data from the Bureau of Economic Anatysis and the Bureau of
Labor Staushcs 1 It is used far the przpararion of econormc impact analyses by many pubhc and private
agencies inclucUng the Cal~forma Department of Finance Thz U S Farest Serv~ce regularly uses
FMPLAN to estimate the ~canomic impacts of pro~ects under the Service's ~unscUcnon Local~y, rt has
been used, for example, to est~mate the ecanom~c ~mpacts of a ma~or hospual campus r~canstruc~ion plan,'-
a professional ~iockey and basketball stadium propos2d for a site ad~acent to the Convenuon Center m the
Los Angzles Cenrral Busmess Dystrict,3 a plan to add 10 tmllion square feet of new office and other
commercial d~~elopment around Union Stauon,' and Umversal Studios' proposal to ~ncrease the mtensity
of dzvzlopment at Umversal City, home of Uruversal Studio HoIlywood, CityWalk and the world
headquarters of Un~versai's film and televis~on product~on facihues 5
~:Viuviesota TVIPLAN Group, Il1PL~l"Professaonal, Socral.~cco:tnu~ag & Impaet ~?nalysrs Sofheare, 1996
` Hamtltan, Rabtnoti2tz & Alschuler_ Inc _ Esnnaates of the Economic and Tar Reti~enue Intpacts of the Satttf
Johr7's Hea~th Center and the Healtir Cente~~'s Campz~s _l~astet~ Pla~2_ Noti~embzr 1%_ 199'
' Pnce-V4'aterhot~.,e, Economic a~ad Frscal Impart:~nalysrs for tlte Proposed Los ~l rigeles.~rena, prepared
tor the Commun~t~~ Rede~-elopmznt Agenc~.• of the Cit~- of Los Angzles. Qctober 1496
~` Hamilton, Rabmo~~itz & Alschuler. Inc ,~17e E»rplovment, Hortsing mid Populatton Impacts of the
Alameda Drsrrrct Plan_ 1995 Tlus Report ~s a Techmcal Appendi~ to the pro~ect~s Final En~°ironmental Impact Report_
«•hich ~~~as cemfiad br thz Los Angeles Cit~• Council m 1996
~ Hamilton> Rabmo~~RZ & Alschuler, Ine , The Eeonamtc and Feseal hnpacts of the ~~~uLersa! Cat~. Spectfic
Plan_ Draft_ December 1996 Data from ihts anal~~ sis ~t'as also used m HR&A~ s anal~~ szs of the emplo~~nent, housing.
population and pubiic schools unpacts of the pro~ect. ~~~hich are mcluded a~ Techtuca] Appendice• to the pro~ect's Dratt
EIR not~~ ~n publ~c re~'~e~~'
Hantilton. Ra6enov¢tz c~ ~3dschuler, Inc Page I
The IMPLAN model ~s similar to AIMS II, another popular ~nput-output modzl de~elaped by the
U S Bureau of Economic Analysis, m terms of its basic structure, ava~lab~lity at the county scale of
geograph_y,6 and data sources The principal difference is that IMPLAN is a mjcrocomputer based model~
that allows the analyst to generate mare detaaled gro~ect-spzcific impact analyses, mcluding esumates of
direct, ind-rect and mduced impacts, and to mod~fy default data derived from nat~onal rela~onsh~ps if morz
spec~fic local data are available Eshmates of employment impacts are der~ved by entering a measure of
new economic act~vity, called "final demand," ~nto the appropriate IMPLAN industry sectors IMPLAN
then traces the effect af that new econom~c act~viry through every other secwr of the economy In the case
of new household spenduig, IMPLAN allacates personal consumpt~on expenditures to mdustry sectors
consist~nt with na,~onal personaI consumpt~on expendlture patterns deri~ed from annual spending suroeys,
and uses one of three income-level specific dts~ibut~on patterns (~ e, low-, iruddle- anc~ }ugh-incorne}
The 528 industry sectors m the IMPLAN model, like the nanonal knput-output rnodel on wluch rt~s based,
are composites of Standard Industria~ Classificat~ons (SIC), the nac~on's offic~al system for class~fy~ng
busmesses by their act~v~ty ar product
IMPLAN measures three categones of econom~c ~mpact, ~i•lvch together capture the complete
`-multrplier effect ~ of ne~- economic actn~in- m an areas, snch as ne«• spendmg b~• upper-mcome households
«~ho occupti- ne~~~ market rate n~ulti-familt~ de~~elo~ment pro1ects m Santa Momca These ltnpact categones
are as follo~-~s
D~rect Impacts These mclude all ~obs, earrungs (i e, wages and benefits) and total
economic output (a local version of the gross dom~st~c product) created directly from naw
household sp~nding for goods and ser~j~ces, wluch econom~sts refer to as "final dzmand "
Indi.rect Im~acts Indirect impacts arz creatzd by bus~ness purchases of goorls and
services that are used as inputs to meet final demand Ihese mclude, for example, ~obs
and earnmgs associated w~th the producuon of g~ods sold at reta~l
Induced Impc~cts Indueed impacts are ereated by d~rect and indireet employee spending
for a variztyo uf household goods and services These ~mpacts, including strll other ~obs,
ear~ungs and econoiruc output, will most likely occur near the homes af the direct and
~ndirect employzes These impacts are assoc~ated with a wide var~ety of canvemence
goods (e g, banks and supermarket~), carnpar~son shoppmg goods {e g, car dzalers,
household appliances and furnjture stores) and sero~ces
° Ven~ recenth~, LVIPLAN countr modets ~~ere madifiad to pernut anal}~sis tor areas compnsed of postal np
codes Eeonomic analt~~sis belo~~- the scale of the count~ can mtroduce djstort~ons, ho~+'e~~er, that must be ~~en~ carzfulh•
considered m the analrs~s HAc~,A bel~ei~es that Los Angeles Counh- is the appropr~ate scal~ ot geograph~; for tl~e
analrs~s m tlus Report
See generalls. iVl~nnesota IiVIPL_Al~ Group, Inc _ I.•IIPL~\'Professronul. Socra! ~ccounting and lmpact
9tta~ysis Softuare, 1996
Hanriltot~, Rabtnavi~ c~r.~lschuler, Ir~c Page 2
APPENDIX D
Total Employment Impacts Generated By Household Consumption Expenditures
for Four Prototypical Market Rate MUlts-Family Develapments
in the City of Sa~ta Mo~ica
Han2tlton, Rabenovrtz &.~Ischttler. Inc
EMPLOYMENT IfiAPqCTS OF AROTOTYPE #1 [,4~T. - LOWER COST AREA)
7990 Census IMPLAN Gumulative
SIG Secto- industry O~recC IndlrecY' Induced' Totat' Parcent Parcent
841 454 ~atmg 8 Dnnlang 51 64 2 25 18 45 72 39 11 4"/ 11 496
982 455 Misoeilaneous Retad 30 45 0 49 1~ 24 42 ~8 6 696 18 0%
820 49fl Ooctors ancE Derrt~s[s 26 81 0 UO 9 34 36 ~5 5 7% 23 7%
Sxx 447 Wholesale Trade 15 84 5 94 7 9U 28 68 4 7% 28 496
831 992 Hospitals 18 71 0 00 8 07 26 78 4 296 32 6%
600 449 Generel Merchandise Staes ~ 6 64 0 24 5 69 22 6t 3 6% 36 t%
811 450 Footl Stores 14 95 0 35 6 06 2'I 36 3 4% 39 596
812 921 451 Automppve pealers 8, Senrioe Sialions 13 34 0 36 5 05 1 B 75 2 S% 42 4%
810 4BB Amusement and Recreatan Sennces, N E C 14 1 B 0 08 3 63 14 87 2 3% 44 896
850 496 Colleges, Un~versdies, Sehools 9 70 0 72 3 12 13 55 21 % 46 9%
761 525 DomesUc 5emcea 9 49 0 00 3 31 12 80 2 U% 48 9%
823 452 Apparel & Accessary Slorea S 57 0 O6 3 02 1 ~ 65 ~ 8°k 50 8%
712 4b2 Real Estate 2 84 5 22 3 57 1 ~ 63 1 8°~ 52 69b
731 474 Personnel 5upply 5erwces 0 65 7 84 3 O6 11 54 1 8% 54 495
700 701 45fi Banking 6 15 ~ 41 2 92 10 49 1 6% 56195
831 453 Fumdure & Home Fumishings Slores 7 5B 0 D8 2 55 10 21 1 6~ 57 795
71 1 459 Insurance Carr~ers 7 DB 0 47 2 36 9 89 1 6% 59 290
842 495 Elementary and Secondary Schools 7 29 0 UO 1 89 918 1 4°~ 60 7%
871 54U Sociak Semces, N E C 6 90 0 U7 2 i5 9 ~2 ~ 4°/a 621°%
772 780 46fi Besuly and Baiber Shaps 5 53 7 D7 2 43 9 04 1 4% 63 5%
762 463 Hotels and Lodging Plaoes 4 98 ~ 79 2 ~6 8 93 t 4% 64 9%
702 457 Credit Agenaes 3 25 3 22 2 25 8 72 ~t 4% 66 3~0
840 493 Other Medical and H~I[h Sernces 5 34 0 91 2 3U 8 56 1 396 67 6Yo
751 479 Automobile Repau and Services 5 38 0 57 'I 97 7 91 'l 2% 68 94e
771 464 Laundry, Cleaning and 5hce Repair 3 85 1 60 ~ 87 7 32 'f 2~0 70 O~o
632 491 Nur~ng and Protectrve Care 3 62 0 DO 3 65 7 27 1 1% li 2%
641 494 Legal Sernces 3 03 2 04 2 OB 7 15 ~ ~ 96 72 3%
673 504 Labar and C~wc OrganizaLons 5 38 0 01 1 75 7 14 1 1% 73 44b
560 591 592 A48 Building Matenals & Gardening 5 30 0 02 1 69 7 01 i 196 7d 5%
410 41 1 435 Motw Freight Transport and Warehousmg 2 5'1 2 37 1 72 6 60 1 0% 75 6%
870 501 Res~dential Care 4 95 0 00 1 53 6 47 1 0% 76 6~0
BO 56 lulaintenance and Repair Dther ~ac~l~taes 0 00 4 6~ 1 65 6 25 1 0% 77 6%
741 470 Other BuStness SeMCes 0 40 3 86 1 52 5 SO ~ 9% 79 546
71 1 460 Insurance Agents and Brokers 6 00 4 11 1 29 5 40 0 8% 79 3%
690 507 Accounting, Aud~ting and BooMceeping 0 i4 3 59 ~ 33 5 06 0 8% 80 1%
662 499 Chiltl Day Care SeN~ces 3 53 0 00 1 07 4 60 0 7% 80 995
722 472 Serv~tes To 9uildmgs 0 91 2 35 1 22 4 49 0 746 81 644
BBO 497 Other Eciucatio~al Servioes 3 15 Q 13 1 04 d 32 0 796 82 2:6
732 475 Computer and Data ProcessEng Sernces 0 t7 2 89 1 09 4 15 ^ 7% 62 94fo
412 573 U S Postal Sernce 0 89 2 74 1 05 4 U6 ^ B% 83 546
672 502 Other Nonprofd Organizations 2 95 0 07 0 54 3 B6 0 fi% 84 246
892 508 Management and Cansulting Services 0 ~0 2 88 1 OB 3 94 0 6:6 84 846
441 442 447 Commurncat3ons, Except Radio and N 1 90 0 91 1 70 3 90 0 6% B5 4%
610 489 Membership Sports and Recreation Clubs 2 76 0 7i] Q 94 3 79 0 6% 86 096
Bo 55 Mamtenance and Repair, Resedent~al 0 00 2 77 6 91 3 61 0 6% B6 646
791 468 M~scellaneous Personal Serv~ces 2 62 0 02 U 87 3 51 0 6°k B7 1 Sb
740 476 Detectrve and Protectrve Sennces 0 95 1 46 Q 85 3 27 0 5% 87 6%
71 O 45$ Seeurrty antl Commadiry Brnkers 1't8 1 09 6 88 3 i 6 0 5% B8 146
151 124 Apparei Made From Purchased Materials 2 21 U 08 6 78 3 QB 0 5% 88 644
s2~ o~,mmy o 0o a oa o oa a no 0 0~ ~ an a°~
528 Irwentory VaEUatia~ Ad~ustment 0 00 U 00 0 00 0 aU 0 U°~ 1 ~0 046
• Number of Jobs Ganerated by $252,79B,000 in PCE
Rescaled to Prolotype 1=$252 798 in PCE
377 89 9a 61 ~ 67 32 635 B2 100 9%
fl38 609 017 Ofi4
SaMa_Nexlp~otnl x1s page 1 HR&A InC 612188
EMPLOYMENT IMPACTS QF PRQTOTYPE !t~ (APT - HIGHER COST AREA)
1990 C~nsus fMpLAN Cumulatlv~
SIG $ec6or Industry Direc~ IndirccN Induced• Total` Percent PerceM
641 454 EaUng 8 ~nnking 64 51 281 2302 90 34 11 496 11 4%
fi82 455 MiseHlaneaus Retad 38 00 0 61 14 03 52 64 6 696 18 D%
82(} 490 ~octors and penp5ls 33 46 0 0~ 11 G5 d511 5 796 23 7%
5~oc 447 Wholesala Tratle 19 76 7 42 9 85 37 03 4 7% 28 496
831 492 Ht~xtals 23 35 D 00 70 08 33 42 4 296 32 6%
600 449 Genera4 Merchendise 3lores 20 82 0 30 710 28 72 3 646 361 %
6i 1 45D Food Stues 16 65 0 44 7 56 26 65 3 4% 3S 5%
612 621 451 Automobve ~eaalers 8 Serwce ~ahons 16 66 D 45 6 30 23 39 2996 42 4%
S10 488 Amusemen~ antl RscreaUon Services N E C 13 93 0 90 4 53 18 56 23% 44 8%
854 496 Colleges UmvaersNes, Schools 1211 0 90 3 90 18 91 21 % 46 8%
761 525 ~omesGC Sernces 11 B4 0 00 413 15 97 2 4% 4B 996
623 452 Apparal & Accessory 3tares 7 0 70 D D8 3 76 14 54 1 8% SD 8%
712 462 Real Estate 3 55 6 51 4 46 14 52 9 895 52 656
731 474 Personnel Supply Services 0 81 9 78 3 62 14 4(3 1 846 54 4%
700 701 d5fi Banbnp 7 67 1 76 3 65 13 09 1 6% 56 7%
631 453 Fumdure & Home Fumishings Smres 9 46 D 10 319 12 75 1 fi% 57 7%
711 459 Insuranoe Camers 8 81 0 59 2 94 12 34 4 fi% 59 2%
8d2 495 NemeMary and Seeondary Schools 9 09 0 DO 2 36 19 45 i 446 B0 7%
871 50D Svciak Sernces IV E C B 61 D 08 2 68 11 38 1 4% fi2 7%
772 780 46b Beauty and BarGer Shops 6 S1 1 34 3 ~3 11 ~B 1 4% p 5%
762 463 Hotels and Lodgmg Places 6 22 2 23 2 69 11 14 1 446 64 9%
7D2 457 Credd Aqenqas 4 OB 4 01 2 B7 1p 88 1 4% BB 3%
840 493 Otl~er Medical and Neallh Sernces 6 67 7 14 2 87 10 68 f 396 67 fi%
751 479 Automobde Repair and 3annees 6 71 0 71 2 45 9 87 t 2% 68 9%
771 464 Laundry Clearnng and Shoe Repair 4 80 2 DO 2 34 9 14 t 2% 70 ~%
832 491 Nursinp and Protecpve Care 4 52 D DO 6 55 9 O7 7 746 71 24G
&t7 494 Lega~ Services 3 79 2 55 2 59 8 92 7 1% 72 396
873 504 Labor and Cmc Orgamzations 6 71 fl D7 2 78 8 90 1 196 73 496
580 581 582 448 Bwldmg Matenals & Gardening 6 61 D 03 2 iD 8 74 7 7% 74 5%
41p 411 435 Mo6or FreigM Transport and Warehausing 3 13 2 96 2 15 8 23 1 0% 75 696
876 501 Reso~npal Care 6 17 U 06 1 97 B UB 1 0% 76 696
6Q 56 Maintenanca and Repair Other Facdilies 0 00 5 75 2 D6 7 81 1 U% 77 646
7a1 470 Other Buaness Services 0 50 A 84 1 89 7 24 0 9% 78 5%
711 46U Insurance Agents and Brokers 0 00 5 13 1 61 6 73 D 8% 79 396
890 507 Aeeour~5ng AudRing and Bookkeepmg 0 18 4 48 1 65 fi 32 0 8% 80 ~%
862 499 Chdd Day Care Ser+nces 4 41 fl p6 1 33 5 74 0 7% 80 9%
722 472 Services To Bui4dvngs 1 t4 2 94 7 52 5 60 0 7°6 81 646
864 497 Qther EducaGOnal Sernces 3 93 0 16 1 30 5 39 0 7% 82 296
732 475 Computer antl ~ata Processmg Services 0 21 3 61 1 36 5 16 0 7% 82 994
412 513 U 5 Postal Service 1 41 2 66 1 37 5 Q9 0 fi% 83 5%
872 502 Other NonpraTd Qr~artczatrons 3 68 D OS 1 17 4 S4 0 6% 84 246
892 508 Management and Cor~ulung Ser~nces 0 00 3 59 1 32 4 91 0 6% 84 B%
441 442 4A1 CommunicaWns Excapt Radio and TV 2 37 1 13 1 37 4 87 0 6% 85 446
810 489 Membership Spor~ and Recr~tion Clubs 344 0 12 i 17 d 74 0 6% 86 0%
60 55 MairKanance and Repair, Res~dendal 0 06 3 38 1 13 d 51 0 6% 86 696
79l 468 Miscellaneous Persansl Sernces 3 27 0 03 1 08 4 38 0 646 87 1%
740 476 De[ecllve end Pratectnre Services 1 18 1 84 7 O6 4 68 0 5% 87 646
710 458 Securrty and Commoady Brokers 7 47 1 36 1 1 D 3 94 0 5% 881%
t51 124 Apparel Made From Purohased Materials 275 0 1D 0 97 3 82 0 5% 88 696
527 Dummy 6 06 0 00 0 OD U 00 0 ~96 100 0%
528 Inverdury ValuaOOn Ad~usUnen[ 0 OU 0 00 0 00 0 40 0 0°.6 100 p'i6
'Numher of Jobs Generated hy $371 472,000 m PC~ 477 57 17 3 07 208 SD 793 43
Rasca3ed to Pfototype 2= 5371,472 m PCE 0 47 U 1 t 6 21 6 79
SaMoNexlprato26 xls Psee 2 HR&A, Ine 612198
EMPLOYMENT IMPACTS OF PROTOTYPE #3 ( GONDd - LOWER COST AREA)
1496 Cenus IMPLAN
SIC 8ectar Industr~t
CUAIU{BLVR
Direc[' Indireci' Indutetl' Tofal• Percent PereeM
641 45a Eaung 8 bnnwnp 5979 2 8~ 21 34 83 73 11 496 17 4R6
682 455 Miscellaneaus 32etad 35 22 0 57 13 00 48 79 6 6% 18 0%
820 490 Doctors and penrsts 31 01 0 00 10 80 41 81 5 796 23 7%
5~or 447 W hdesale Trada 18 32 8 87 9 13 34 33 4 796 28 4%
831 48~ Hosprtals 21 64 0 00 9 34 30 98 4 296 32 B%
BDO 449 Genenl Merohand~se 9toros 18 3Q 0 28 8 58 2815 9 896 361%
611 a50 Faod s[ares i 7 28 0 41 7 01 24 70 3 4% 39 5%
612 621 457 AutomoWe Dwlers & Servxs Sht~ons ~ 5 43 0 4~ 5 84 Z1 88 2 9% 42 4%
810 488 Amusement and Recmaupn Semces N E C 12 91 0 09 4 20 ~7 20 2 396 44 B%
850 498 Colleges Un~versmes,Schools 1171 08a 3Bi ~587 24% 468%
761 525 pomesnc Semces 10 98 0 00 3 83 14 80 2 0% 48 8%
823 452 Apparel & Accessary S[ores 8 82 0 07 3 49 Y 3 48 1 8% 50 8%
712 462 Real Estate 3 28 8 04 4 13 13 45 1 896 52 B%
731 474 Peraonnel5upp1y5emoea D75 906 354 1335 1896 544%
700 7D1 d58 BAnlung 711 1&1 338 1213 1 89fi 561%
831 453 FumRure & Home Fumishugs 5tores 8 76 0 70 2 95 11 81 1 896 57 7%
7~1 458 InsurencaCamers $77 054 273 1749 16% 592%
842 485 Eleme~ry and Secondary Schools 843 0 00 219 ~0 81 1 496 80 7%
877 500 Sacial SerNCes, N E C 7 98 0 OH 2 48 10 55 1 496 621%
772 78D 469 geaErty and Baiber Shops 8 4Q 1 24 2 8~ ~ 0 45 1 4% 63 5%
762 493 Hotels and Lodgmp Places 5 78 2 07 2 49 '10 33 1 496 84 8%
702 457 GredM1 Agencies 3 7B 3 72 2 80 90 OB 1 496 66 3%
840 483 Other Med~cal and Hesltl~ Serv~ces 818 1 OB 2 68 9 90 1 3% 87 8%
751 17B AutemoMie Repair and Semoes 8 22 0 BB 2 27 915 1 296 88 8%
777 4B4 Laundry Cleanfng snd Shos Repair 4 45 1 SB 217 8 47 1 296 70 0%
832 481 Nursug and ProtecNve Care 418 0 UO 4 22 8 41 1 196 71 2%
841 48A Legal Services 3 51 2 36 2 40 8 27 1 196 72 3%
873 5pA La6or and Ghc Organ¢ahons 8 22 0 01 2 02 8 25 1 196 73 4%
580 581 582 448 Buddmg Materqls 8 Gardemng 8 13 0 U3 1 95 8 10 1 1% 74 5%
410 411 435 Motar Fre~pM TranspoR and Wamhousinp 2 90 27A 1 98 7 83 1 096 75 6%
870 507 Res~den[ul Gate 5 72 0 00 1 77 7 49 1 0% 76 8%
80 56 Maintenance and Repa~r pther Faal~pes D 00 5 32 1 9~ 7 23 1 09fe 77 6%
741 470 Other Business Servicec D 47 4 49 1 75 8 71 0 99fe 78 5%
711 480 Inwrance Agenta pnd Brokers 0 00 4 75 1 49 6 24 0 8% 79 3%
890 507 Accounting qud~4ng and Bookkeepinp 0 77 4 76 1 53 5 85 0 896 BD 196
862 499 Chdd Day Cara Services 4 D8 0 00 1 23 5 32 0 796 BD 8%
772 472 SeMCes Ta Bw~dmps 7 06 2 72 1 41 519 0 796 Bt 8%
880 497 pther Educa[wnal Sernces 3 84 0 15 1 20 4 98 0 796 62 296
732 475 Computer snd Data Processmp Services 0 1 B 3 35 1 28 4 80 0 796 82 8%
412 543 U 5 Pastal 5emce 1 63 2 47 1 22 4 72 O B% 83 5%
972 50~ ptherNonprol~tOrganizahons 341 OOH 109 458 0695 642%
~2 508 Management and Consukiap Semces p 00 3 33 1 22 4 55 0 8% 84 B%
d41 442 441 Communica6ons £xcapt Radio and N 2 2L1 1 05 1 27 4 52 6 696 BS A%
870 489 Membersh~p Spor~ and Recr~tion CF~6s 3 79 01~ 1 OB 4 38 6 696 B6 096
80 55 MamtenanceandRapav Residentia[ 000 313 105 418 06% B68%
781 488 Miscellaneous Personal Services 303 0 U3 1 0~ 4 OB 0 B% 871%
7A0 478 Detective aM ProtecVVe Services 7 10 1 71 0 98 3 78 0 596 87 896
770 d58 Secunry and Camrnodity Brokers 1 38 1 26 1 02 3 85 0 596 88196
151 124 ApparelMadeFromPurchasedMa~eriais 256 008 090 354 0596 88896
528 fnvenMry Valuadon Ad~ustrnent 0 00 0(70 0 00 0 00 0 0% 1 ~0 096
•Numberd.fobsGenerated by5292388000inPCE 43707 ~048Q 79353 73538
Rescaled Eo Prototype 3= 5292,388 m PCE 0 44 010 018 0 74
SaMo_Nex~prolo3 bs PaQe 3 HRSA Inc W?!98
EMPLdYMENT fMPACTS OF PROTdTYPE #4 ~G4ND0 - HIGHER COST AREA)
1990 Csnsus IMPEAN Camuiatlve
SIG Sector Industry DEracC fndlracC` Induced` Total' PerceM Porcent
64~ 454 Ea6ng B ~nnking 76 53 3 33 27 3~ 907 18 11 496 11 446
6B2 455 lNiscellaneous Retal 4S 48 0 73 16 64 62 45 6 6% 18 U%
82Q 490 Dactors and ~Sts 39 70 0 0~ 13 B2 53 52 5 7% 23 7%
5~oc 447 Wholesale Trade 23 45 8 80 11 69 43 94 4 7% 28 4°k
$31 492 HospAals 27 70 0 00 11 96 39 6fi 4 2°10 32 fi%
600 449 General Merohandise Stores 24 70 0 35 ~ 42 33 48 3 696 38 196
611 450 Food Stares 22 73 0 52 8 97 31 62 3 496 39 5%
6i2 621 451 Automatrve ~lers 8 Service Stst~ons 99 75 0 53 7 49 27 75 2 995 42 4%
810 488 AmvsemeM and Recr~bon Sennces, iV E C 16 53 0 12 5 37 22 02 2 3% 44 B%
850 4S6 Colleges, Unwers~t~es. Schaals '14 36 1 07 4 62 20 06 2 14k 46 9~a
761 525 Domesfic Seniices 14 05 0 00 4 90 1 S 95 2 Q% A8 9%
623 452 Apparel & Aceessory Stores 12 69 0 3 0 4 47 ~ 7 25 ~ 8% 5a 8%
792 4fi2 Real Estate 4 2i 7 73 5 29 17 22 1 8°~ 52 6%
731 474 Persannel Supply Sernces 0 96 11 6D A 53 17 09 9 B% 54 4%
700 701 45fi Bsnlang 911 2 09 4 33 15 53 1 fi% 56 1%
631 453 Furniture & Hane Fumishings S6ores 'I'1 22 0 72 3 7B 15 12 1 fi9b 57 7%
771 458 Insurance Camers 1 p 45 0 7U 3 49 14 64 1 5% 59 2%
842 495 E4ementary and Secondary Schools 1 ~ 79 U 00 2 84 13 59 7 494 60 7°,~0
871 504 Sotia! Sernces, N E C 10 21 0 t0 3 te ~3 50 1 49b 62 196
772 780 466 Seauty and Barber Shops 8 19 ~ 59 3 64 '13 38 l 4% 63 5%
762 4fi3 Hotels and Lodging Places 7 38 2 65 3 ~9 13 22 1 496 649%
702 457 Credd Agencies 4 B2 4 i6 3 33 12 91 1 4% 66 39b
840 493 Dther Medicai and HeaRh Sennces 7 91 1 35 3 40 12 fi7 1 3% 67 6%
751 479 Automohale Repair and Services 7 56 0 84 2 91 11 71 1 2% 68 9%
771 464 Laundry, Cleaning antl Shoe Repair 5 70 2 38 2 77 1fl Bq 1 296 70 096
832 491 Nursmg and Protect~ve Care 5 36 0 QO 5 4p 1fl 77 1 1% 7~ 246
841 494 Legal Semces 4 49 3 02 3 D7 10 59 1 ~ 96 72 395
873 5U4 Labor and Ciw~ Organ¢ations 7 96 0 07 2 59 'Ifl 56 1 1% 73 446
580 581 582 44B Budd~ng Matenals & Gardenmg 7 84 0 03 2 50 1fl 37 1 1% 74 596
416 411 435 Mptor Freight Transpod and Warehausing 3 7~ 3 59 2 55 9 76 1 0% 75 695
870 SD9 Residential Car~ 7 32 Q~0 2 26 8 58 1 D96 76 6%
60 56 Maintenance and Repav Other Facflrcies o oa S 82 2 44 9 26 1 0% 77 6%
741 470 O~er Busmess Sennces ~ 6~ 5 74 ~ z4 8 5S 0 9°k 78 5%
7~ ~ 4fi0 Insurance Ager~ and Brokers 0 00 fi 08 ~ 9'I 7 99 U 8% 79 3%
890 507 Accoun~mg, qud~ting artd Boaklceeptng 0 21 5 32 1 96 7 49 0 8°k SO 1%
862 499 Child Day Care Servioes 5 23 0 00 1 58 6 81 0 7% 80 9%
722 472 Servioes To Buddings 1 35 3 A8 1 81 B 64 0 746 B1 6%
86Q 497 Other Educational Sernces 4 66 0 19 1 5d 6 39 0 796 82 2%
732 475 Computer and Data Processrng Serwces 0 25 4 28 1 61 6 94 0 7% B2 945
412 513 U S Postal Sernce t 32 3 i 6 1 56 6 04 0 636 83 5%
872 502 Other Nonprofi( Organizations 4 37 0 10 1 39 5 86 0 6% B4 2%
892 508 Management and Consulting Sernces 0 00 4 26 1 56 5 83 0 696 84 8%
441 442 4A1 Commun~cations, Except Rad~o and TV 2 81 1 35 1 62 5 79 D 64k 85 446
810 489 Membership Sports and Recreat~on Clubs 4 OB D 15 1 39 5 62 0 64b 86 0%
60 55 Maintenance and Repair, Res~dential 0 00 4 01 'I 34 5 35 0 6% 86 6°h
79~ 468 Miscellaneous Persanal Serv~ces 3 88 0 d3 1 2S 5 2fl 0 6% 87 1%
740 476 pe~ettNe and pratecUve Sennces 'I 40 2 18 1 26 4$S 0 5% B7 6%
7'10 458 SecurAy and Cammodity Brokers 1 74 1 62 1 31 4 67 0 5% 88 1%
151 124 Apparel Made From purchased Matenals 3 27 0 ~ 2 7 15 4 54 0 5% 88 B%
527 Dummy 0 OD 0 00 0 00 0 00 0 0% 1Up 036
526 lnventory Valuation Ad~usEmenl 0 00 0 00 0 00 0 00 0 09U 1U0 096
' Num6er of Jbbs Generated $y $374,277,Oa0 irt PCE
Resr.aled to Prototype 4= 5374.277 m PCE
559 48 934 94 247 73 84f 35 10Q 0%
056 013
U 25 0 94
SaMa_Neodprotn4xls Page 4 FiRSA Inc 6f2f8b