Impact Analysis: The Atlanta Braves new Stadium Project. March A Cushman & Wakefield Research Publication

Transcription

1 Impact : The new Stadium Project A Cushman & Wakefield Research Publication March

2 Executive Summary The new baseball stadium project will dramatically transform the Cumberland/Galleria area of Northwest Atlanta. The club s announcement in November 2013 was a surprise to fans the purchase of land in Cobb County was one of the most closely held real estate secrets in the city. Cushman & Wakefield represented the seller in this historic transaction, and we have since developed this overview of the new home of the Braves. The goal is to help our clients learn more about this exciting new public/private development and more importantly, what it means for businesses in the surrounding area and throughout metro Atlanta. Cobb County s share of the estimated $672 million project budget is 45%, or $300 million. Much of this cost will be covered by the existing tax base and assessments in place for commercial property owners located in the existing Cumberland Community Improvement District. These landlords are already paying an additional 5 mills to fund infrastructure improvements in the Cumberland/Galleria area. A new assessment of an additional 3 mills is being proposed over the next 30 years to cover the county s $150 million bond. If approved, this Cumberland Special District II assessment will result in a slight increase in operating expenses for property owners and their tenants. The amount of the increase will vary, based on the individual building. Age, occupancy, and rental rates, as well as the property s current assessed tax value, will be used to calculate the new tax rate. As a result, older, less-occupied buildings will be assessed a lower rate than newer, well-occupied properties. This increase, which could range between $0.10 and $0.20 per square foot, will be passed on by property owners to tenants leasing space in their buildings as part of their annual operating expenses. As shown later in our report, a 15,000-square-foot tenant in a newer building could be required to pay an additional $3,150 each year. While this increase in itself may or may not seem significant, the increased costs will be balanced by a major increase in area amenities, transportation improvements, and customer traffic. Businesses now operating in the area will need to weigh the pros and cons of the new Braves development to determine if remaining in place makes sense for their company. Businesses currently located in other parts of metro Atlanta may decide that the new stadium area is where they need to be. A significant portion of the new tax revenues will go toward mass transit and infrastructure improvements meant to decrease traffic concerns in the area surrounding the new stadium. There are several roadway improvements already planned for the area, and a proposed Bus Rapid Transit system could be a cost-effective way to tie the Cumberland/Galleria area to the new stadium, as well as to metro Atlanta s MARTA rail system. With this report, we recommend that all metro Atlanta companies gain an understanding of the new Braves development from a financial, transportation, and amenity perspective. As Atlanta s leading commercial real estate advisor for both occupiers and investors, we can help you determine how the new stadium and adjacent mixed-use components will impact your business. new Stadium Development by the numbers $672 million total project budget 55/45 percentage of total budget, to be split between the Braves ($372 million) and Cobb Co. taxpayers ($300 million) 82 acres total size of Braves new stadium development site 41,000 seats total new seating capacity (approximately 10,000 fewer seats than Turner Field) $6 million estimated annual tax revenues to be generated by the new Braves stadium 2017 season projected opening for the new stadium and first phase of the mixed-use components (retail, hotel, residential, and office) 2

3 Project Overview Development Summary The Braves lease at Turner Field, which is owned by the City of Atlanta, Fulton County, and the Atlanta-Fulton County Recreation Authority, ends at the conclusion of the 2016 season In January 2014, the Braves purchased a 57-acre site at the northwest intersection of Interstates 75 and 285 in the Cumberland/Galleria area of Northwest Atlanta in Cobb County the Braves are under contract to acquire an additional 25 acres, which will result in a total site size of 82 acres The development will be anchored by a state-of-the-art professional baseball stadium with seating for 41,000 fans (less than Turner Field s seating capacity of 50,096) The new stadium will be surrounded by complementary mixed-use development designed to enhance the fan experience and provide a year-round draw: Restaurants Shopping Hotel rooms Residential units Office space All components of the new Braves development will feature a pedestrian-friendly, streetoriented design and abundant green spaces Except for Cobb County s right to conduct a limited number of special events, the Atlanta Braves have exclusive rights to use and operate the Stadium and permit third parties to do the same For nearly 50 years, the Braves have called Atlanta home. They have begun the process to build a new stadium with hopes that the Braves will open the doors to a new world-class ballpark by Opening Day 2017, and will begin the latest chapter in their history. Their new home will feature entertainment options, green space and a place to go 365 days a year. Though they will be in a new ballpark, they will continue to be your Atlanta Braves. BUCKHEAD 85 MIDTOWN / DOWNTOWN 75 COBB GALLERIA CUMBERLAND MALL 285 BRAVES STADIUM FAN ENTERTAINMENT DISTRICT COBB PKWY 3

4 Project Overview Development highlights Ownership Total Budget Design & Construction Management Architect Developer Completion Date Public/private partnership between the and Cobb County, Georgia $672 million: $372 million from the $300 million from Cobb County Populous, a leading global sports architectural firm TBD, field now narrowed to two candidates Opening Day 2017 for Phase I No one in the country has ever built a brand new sports facility and created this kind of development at the same time. We believe this is the best example of a private-public partnership. Braves executive Braves Mike Local Plant Development Timing Phase I: 41,000-seat stadium Parking structures & lots Mixed-use components comprising between 700,000 and 1,000,000 square feet: Retail & restaurants Hotel (number of rooms TBD) Phase II (to be built above Phase I components): Office space Residential units (number of units TBD) Public = 45% $300 MILLION private = 55% $372 MILLION 4

5 Project Overview 75 New Braves Development Sites Purchased or Currently Under Contract for Purchase Cobb County s Proposed Cumberland Special District II Assessment Zone Source:, Cobb County (zone boundaries approximate) powers FERRY RD WINDY HILL RD WINDY RIDGE PKWY INTERSTATE NORTH PKWY COBB PKWY SPRING RD AKERS MILL RD CUMBERLAND BLVD HILL PKWY SPRING ATLANTA RD PACES FERRY RD 7. Parking Deck 285 5

6 Economic IMpact & Taxes Revenue Generation The new stadium and surrounding mixed-use developments are projected to generate substantial positive economic value for Cobb County through the generation of sales and property tax revenues: Total annual property tax revenue of more than $6.0 million More than $3.0 million each year generated for the Cobb County public school system The Cumberland Community Improvement District, formed in 1988 to help fund necessary infrastructure improvements through a special tax on commercial property owners, expects to generate more than $800,000 annually in revenues that will be used to maintain and improve the area around the Braves project The proposed Cumberland Special District II assessment zone will generate an additional $480,000 each year to help pay for Cobb County s share of total project costs JOb creation More than 5,200 jobs are expected to be created during the construction of the stadium and adjacent mixed-use components More than 1,600 new ballpark-related jobs will be added to Cobb County s workforce, resulting in annual earnings to the county of more than $6.2 million Visitor spending is expected to create an additional 800+ new jobs, which will generate $8.9 million in additional payroll for Cobb County Tax Implications for Area Businesses Commercial property owners with assets in the Cumberland Community Improvement District are already paying a 5 mill property tax to fund transportation improvements Cobb County is developing a special ad valorem assessment district (the Cumberland Special District II) that will assess an additional 3 mill for real estate and an ad valorem personal property: This additional tax to support the Braves project will be calculated from current assessed property values A newer, fully occupied office tower would have a higher assessment rate than an older, less occupied business park project funding details Upfront Contribution $280 million Annual Contributions Rent $3.0 million Naming Rights $1.5 million Revenue $1.5 million Parking Revenue $0.1 million Advertising Revenue $6.1 million ANNUAL TOTAL Cobb County Transportation $14 million Contribution Cumberland CID $10 million Contribution Annual Contributions Existing Hotel/Motel Tax $0.9 million Reallocation of Existing Revenues $8.7 million Rental Car Tax $0.4 million Cumberland Special District II Tax $5.2 million Cumberland District Circulator Fee $2.7 million ANNUAL TOTAL $17.9 million Note: The above local contributions do not include anticipated tax revenues from the planned Braves-owned mixed-use development surrounding the stadium Example: A 400,000-square-foot, Class A office $0.56 $0.56 tower located in the new assessment district that is 90% occupied with full-service rents incr ease incr $0.21 ease $0.21 of $23.00 per square foot and an assessed value of $70 million would see an increase in per-square-foot operating expenses of $0.21. A tenant in the building leasing 15,000 square feet would then be required to pay an additional $3,150 in annual operating expenses. $0.35 $0.35 $0.35 $ mill 5 mill 5 mill + additional 53 mill + additional 3 mill Landlords for properties within the Cumberland Special District II will pass along the additional assessment to their tenants in the form of an increased operating expense This additional 3 mill assessment will cover a $150 million bond over a 30-year period, expected to generate $5.1 million annually to be used for Cobb County s share of the total project costs 6

7 Transportation Cobb officials are working with the County Department of Transportation and the Georgia DOT to improve and enhance access points to the new Braves development. The new site already offers improved ingress/egress with 14 points of access, compared to Turner Field s more limited access a key component of the Braves decision to relocate to a location more central to their existing fan base. Current Access Points East: Terrell Mill Road, Windy Hill Road, Windy Ridge Parkway, I-285 North: West: Powers Ferry Road, I-75, Cobb Parkway Windy Hill Road, Spring Road, I-285, Spring Hill Parkway, Cumberland Parkway South: Cobb Parkway, I-75 Expected Traffic on Game Days Thanks to the ability to offer an enhanced Braves experience to fans, arrival times are expected to be earlier and departure times later than currently seen at Turner Field An average of 10,000 cars are expected for each game the new Braves development will include parking capacity for 6,000+ spaces (more than currently available at Turner Field) Public Transportation Improvements Cobb Community Transit (CCT) currently serves the area with five bus routes anchored by the Cumberland Transfer Center and connecting to MARTA s Arts Center Station Proposed plans include Bus Rapid Transit (BRT), which is comprised of rubberwheeled passenger cars running on a fixed guideway with rider platforms (similar to the system that connects concourses at Atlanta Hartsfield-Jackson International Airport) The BRT system, with federal dollars and support, could connect the Braves development with the Kennesaw State University / Town Center district to the north and to MARTA and the rest of the metro area on the south The timeline for an initial phase of a BRT system is at least five years away Surrounding commercial developments will provide additional parking capacity and provide access to the stadium using pedestrian walkways and shuttle/trolley service Transportation enhancements The following improvements are already planned or proposed for the area around the new Braves development: Potential Windy Ridge Parkway connector Windy Hill funded by the 2011 SPLOST, this project will expand the roadway from Cobb Parkway to I-75, adding an extra traffic lane, a raised and landscaped median, upgraded traffic signals, and new pedestrian improvements, as well as new lanes/turn lanes Cobb Parkway/I-285 Diverging Diamond Interchange expected to open in early 2017 Cobb Parkway/Cumberland/Spring Split Diamond Interchange I-285 Access to Circle 75 Parkway Roundabout Cobb Parkway improvements from Windy Ridge Parkway to North 120 loop (GDOT lead) 7

8 For more information Cushman & Wakefield is known around the world as the industry s thought leader when it comes to commercial real estate trend analysis. Through the delivery of timely, accurate, and high-quality research reports on occupancy statistics, market analysis, and business issues of the day, we assist our clients in making real estate decisions that support their financial goals, align real estate with overall business objectives, and enhance their competitive position. In addition to producing reports such as global market rankings and local quarterly statistical updates available on a regular basis, Cushman & Wakefield also provides customized studies to meet specific information needs of owners, occupiers and investors. For more information about this report or about our Atlanta research capabilities, please contact: Logan Menne Manager - Research logan.menne@cushwake.com Sara Barnes Senior Analyst - Research sara.barnes@cushwake.com Corporate Background Founded in 1917 in New York City, Cushman & Wakefield is the world s largest privately-held commercial real estate services firm. With more than 15,000 employees in 253 offices located in the world s top business centers, Cushman & Wakefield advises and represents clients on all aspects of property occupancy and investment. Offering a fully-integrated global platform, the firm s comprehensive menu of services include: Investor Services Agency leasing and marketing Property management Project management Capital Markets Investment sales and acquisitions Debt, equity & structured finance Investment banking Leasing Tenant representation Transaction consulting Corporate Occupier Services Facilities management Portfolio administration Valuation & Advisory Cushman & Wakefield is also an industry knowledge leader, providing market research and reports that assist our clients in making property decisions that meet their objectives and enhance their competitive position. For more information, visit cushmanwakefield.com/ knowledge This report has been prepared solely for information purposes. It does not purport to be a complete description of the markets or developments contained in this material. The information on which this report is based has been obtained from sources we believe to be reliable, but we have not independently verified such information and we do not guarantee that the information is accurate or complete. Published by Corporate Communications Cushman & Wakefield, Inc. All rights reserved. The firm s Atlanta office was established in 1977 and has consistently been ranked among the city s top brokerage firms and property managers. Cushman & Wakefield currently is home to an Atlanta team of nearly 300 employees and oversees a portfolio of office buildings and industrial facilities totaling more than 20 million square feet. Cushman & Wakefield of Georgia, Inc. 55 Ivan Allen Jr. Boulevard, Suite 700 Atlanta, Georgia (404) cushmanwakefield.com 8