HomeMy WebLinkAbout8.2 Dublin Blvd Eastern Extension 00;
't CITY OF DUBLIN
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 28, 1989
SUBJECT Easterly Extension of Dublin Boulevard - Dougherty
Road to Southern Pacific Railroad Corridor
(Report by City Manager Richard Ambrose)
EXHIBITS ATTACHED 1 ) Proposal to Prepare Preliminary Redevelopment
Feasibility Study from Economic and Planning
Systems dated August, 1989
2) Adopted Plan Lines for Dublin Boulevard Extension
and Connector Street to Scarlett Court
RECOMMENDATION 1 ) Authorize City Manager to execute an agreement with
Economic Planning and Systems to undertake a
Preliminary Redevelopment Feasibility Study not to
exceed $8, 750
2 ) Authorize a budget transfer from the Contingent
Reserve to the City Managers Budget in the amount
of $8, 750 .
FINANCIAL STATEMENT: Estimated Study cost $8, 750 . A Budget transfer will
be necessary.
DESCRIPTION On February 22, 1988, the City Council considered a
request from John P. Moore of J. Patrick Land Company to investigate the
possibility of using an assessment district to extend Dublin Boulevard from
Dougherty Road to the Southern Pacific Railroad corridor. The City Council
approved the request and authorized Staff to proceed with preliminary
assessment district engineering.
On April 25, 1988, the City Council adopted Ordinance No. 12-88 which
established right-of-way lines for the extension of Dublin Boulevard between
Dougherty Road and the Southern Pacific Railroad Right-of-Way and for a
street connecting the Dublin Boulevard Extension with Scarlett Court. As
part of that meeting, the City Engineer presented a preliminary estimated
cost of $8, 200, 000 for acquiring property, relocating businesses, designing
and constructing roadway improvements.
Since April, 1988, the Public Works Director and City Attorney have worked
with Mr. Moore in developing some assessment district alternative concepts.
As a result of those discussions, a concept was developed which included the
following elements :
1 . An assessment district should be formed which includes approximately
50 + acres . Properties included within the district would be those
properties which would directly benefit from the new roadway
improvements .
2 . The improvements as proposed, are oversized beyond those circulation
improvements needed by the property owners within the Dougherty Road/
Scarlett Court area.
3 . An integrated financing district would be formed which would require
eastern Dublin property owners to contribute their proportionate share
of the Dublin Boulevard extension improvement costs. These
contributions would be paid only at such time that property owners had
received a land use approval from the City.
4 . The property owners within the Dougherty Road/Scarlett Court assessment
district would initially carry 100% of the improvement costs and would
be reimbursed when east Dublin property owners received land use
approvals .
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�. COPIES TO: John Moore
ITEM NO.
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AGENDA STATEMENT: Easterly Extension of Dublin Boulevard
Page 2
Mr. Moore agreed to discuss this concept with those affected property owners
to determine if a majority of the property owners would be willing to
participate in an assessment district as described above. As a result of
Mr. Moore' s discussions with these property owners, he concluded that an
insufficient number of property owners would be willing to participate in an
assessment district as proposed for the following reasons:
1 . Property owners were concerned that they might be required to pay a
disproportionate share of the roadway improvement costs.
2 . Property owners did not feel they could afford to front the entire cost
of the district for an undetermined period of time.
3 . What guarantee did property owners within the proposed assessment
district have that east Dublin property owners would receive land use
approvals and reimburse local property owner for the oversized portion
of the improvements.
Since it is unlikely that a local assessment district could be formed to
initially fund 100% of the costs of the easterly extension of Dublin
Boulevard, it is apparent that the : City must pursue other financing
alternatives, if the extension of Dublin Boulevard is to be accomplished in
the near future. Staff has met with representatives from the City
Attorney' s Office to review financing alternatives and concluded that the
City should consider exploring Redevelopment as a means of financing the
oversized share of the cost of improvements .
Attached to this report is a proposal by Economic and Planning Systems to
undertake a Preliminary Redevelopment Feasibility Study for the City. The
Consultant' s proposal would define redevelopment area boundaries, forecast
tax increment revenues, and evaluate financing alternatives to accomplish
the City' s objectives.
It is Staff' s recommendation that the City Council authorize the City
Manager to execute an agreement with Economic Planning Systems to undertake
a Preliminary Redevelopment Feasibility Study at a cost not to exceed
$8, 750 .
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WORK SCOPE
UNDERSTANDING OF THE STUDY
The area of primary interest in this study(the study area)is comprised of about 80 acres
located east of the Dougherty Road/Dublin Boulevard intersection. The area is developed in
a variety of light industrial, retail and automotive uses,including some low intensity and
marginal uses. About 15 acres of the area is vacant,but the vacant land currently has very
poor accessibility.
One of the property owners in the study area has been seeking to establish an assessment
district to finance the extension of Dublin Boulevard eastward through the area. Extending
the arterial would open up the vacant property and allow for fuller utilization or redevelop-
ment of some parcels that are already developed.
The extension of Dublin Boulevard would also provide substantial benefits for properties
east of the study area. Through a land swap involving Alameda County,the U.S.Army and
the East Bay Regional Parks District,the County acquired a developable property with
freeway frontage which would be accessed by the extension. As part of the swap,the City of
Dublin received a 12-acre right-of-way for the further easterly extension of Dublin Boule-
vard. The extension of Dublin Boulevard would provide arterial access to the substantial
development planned for the East Dublin area,and would meet the requirement for a paral-
lel route that is a condition for construction of the Hacienda interchange.
Because the East Dublin area would benefit from the extension,it is appropriate the study
area shoulder only a portion of the cost of extending the road.The City has not been success-
ful in establishing the assessment district to date.
The purpose of this study is to provide a preliminary indication as to whether redevelop-
ment is feasible and if it is a potentially viable solution to funding the needed improvements.
Once tax increment potential has been forecasted,it will be possible to evaluate financing
alternatives that incorporate tax increment funds in combination with other funding sources.
Ultimately,the financing plan may incorporate tax increments assessments,land dedica-
tions,and short term financing from public and/or private parties.
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WORK PROGRAM
Our work program will consist of three principal tasks: l)define the prospective redevelop-
ment area,2) forecast tax increments;and 3) evaluate financing alternatives. Each of the op-
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tasks is described in more detail below.
TASK 1: DEFINE AREA BOUNDARIES
The legal basis for establishing a redevelopment area,as well as,the configuration of the
mun
area,depend on the blight findings that are required by California Comity Redevelo
ment Law. p-
The State Legislature has declared that:
(...)A blighted area is one which is characterized by one or more of those con-
ditions set forth in Sections 33031 or 33032,causing a reduction of,or lack of,
_ proper utilization of the area to such an extent that it constitutes a serious
physical,social, or economic burden on the community which cannot rea-
sonably be expected to be reversed or alleviated by private enterprise acting
L alone(California Community Redevelopment Law,Section 33030).
Using these blight definitions as a guide,we will work closely with City staff and interested
property owners,as appropriate, to identify a prospective redevelopment area that appears
likely to meet the tests for blight as well as other statutory requirements.
At this point in the process,we do not propose to document blighting conditions in detail If
the City elects to pursue adoption of a redevelopment plan,it will be necessary to compile
such documentation as part of the adoption process.
TASK 2: FORECAST TAX INCREMENT REVENUES
_ Economic and Planning Systems will modify its tax increment model to develop forecasts for
the prospective redevelopment area. The tax increment model simulates three different com-
ponents of assessed value (AV) growth in the project area:
• the maximum two percent annual AV increase permitted by the State Constitution
since the passage of"Proposition 13';
• AV added by reassessments at the time properties are resold or upgraded;and,
• AV added by new development which can reasonably be expected to occur in the
project area during the project implementation period.
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We will collect assessed value information on the area to estimate base year assessed value
by parcel. In order to meet the short time frame of this study,we will need assistance from
the City in compiling the assessed value of parcels in the area. We also will collect from the
City and property owners information on any new development projects that may occur
within the area.
These data,together with assumptions on property turnover,rents,appreciati on,inflation
and other data,will be input into the model,which will then be used to produce year-by-
year forecasts of tax increment revenues. The resulting forecasts and the underlying data
and assumptions will be summarized in a technical memorandum to the City.
TASK 3: EVALUATE FINANCING ALTERNATIVES
Utilizing the forecasts of tax increment revenues,together with any information on assess-
ments that has already been developed,we will work with staff and interested property
owners to evaluate financing alternatives that incorporate tax increment financing. We will
look to the City Attorney to provide input on the legal aspects of financing alternatives.
This task will assess the need for short term interim financing,evaluate ways to utilize tax
increments in combination with an Integrated Financing District or other reimbursement
arrangements,and identify any other financing arrangements that may be workable.
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SCHEDULE AND BUDGET
We recognize that time is of the essence in the completion of this study. We will make every
effort to complete the tax increment forecasts within three weeks of receiving authorization
to proceed. We then will work with the City and interested property owners to evaluate
financing alternatives in a timely fashion.
A frequent source of delay in completing the tax increment forecasts is acquiring the
assessed value data for parcels in the subarea. We ask that the City assist us by providing
the assessed value data or, at the least, giving us a complete listing of the parcels in the area.
The cost of EPS staff time is based on the amount of time actually spent on the study,billed
at standard hourly rates. Expenses,such as for copying,delivery,and mileage,are billed to
you at their cost to us;invoices are submitted monthly and are payable upon receipt.
The estimated costs of the study effort,by task,are summarized below.
TASK COSTS
TASK 1: DEFINE AREA BOUNDAIU-ES $1,500
TASK 2: FORECAST TAX INCREMENT REVENUES 3,750
TASK 3: EVALUATE FINANCING ALTERNATIVES 3,500
TOTAL $8,750
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ECONOMIC AND PLANNING SYSTEMS
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STATEMENT OF QUALIFICATIONS
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ABOUT ECONOMIC AND PLANNING SYSTEMS
Economic and Planning Systems is a land economics consulting firm experienced in the full
spectrum of services related to land use planning,real estate feasibility analysis,fiscal impact
analysis, public finance, and government organization. The firm was founded in 1983 and
currently employs a diverse group of professional staff members including specialists in land
use planning,real estate,public finance,survey research,and computer applications.
During the past five years EPS has served over 100 public and private-sector clients in Cali-
_ forma and other western states. Clients have included cities,counties,special districts,prop-
erty owners,developers,asset managers,and land-use attorneys.
Specific areas of consulting expertise and experience include:
• Real Estate Market and Financial Feasibility Analysis
• Fiscal and Economic Impact Analysis
• Public Finance
• Land Use Planning
• Government Organization
• Financial Negotiations
• Revitalization and Redevelopment
• Survey Research
The firm excels in its ability to synthesize its areas of expertise into concise analyses that dis-
close risks and impacts, support decision-making, and provide solutions to problems associ-
ated with land use planning and development. The firm's expertise in advanced computer
data bases and modeling supports its ability to analyze complex problems and clearly
` identify alternative solutions.
The professional staff of Economic and Planning Systems possess a broad range of experi-
ence in all aspects of land economics,public finance and planning. Each of the firm's princi-
pals has over ten years of professional experience providing consulting services to public
and private-sector clients. The firm is organized to allow strategic application of each mem-
ber's specific areas of expertise to meet clients'needs in a timely and cost-effective manner.
AREAS OF EXPERTISE
The creative combination of skills drawn from its areas of expertise allows Economic and
- Planning Systems to effectively support decision-making and problem-solving for both pub-
lic and private sector clients. The capabilities of Economic and Planning Systems in each of
these areas of expertise is described briefly below.
Real Estate Market and Financial
Feasibility Analysis
Economic and Planning Systems utilizes real estate market and financial feasibility analysis
in a wide variety of applications, including development project programming, project
feasibility analysis, formulation of strategies,for property disposition,downtown revitaliza-
tion and redevelopment, specific and general land use planning, and economic analysis of
impact fees and other public finance options.
The firm's market analysis efforts range from simple evaluation of existing market informa-
tion to detailed market forecasts that utilize consumer surveys and other primary research.
Its proprietary computer cash flow models are capable of estimating financial returns and
project feasibility under a broad range of project,financing,and disposition alternatives.
Fiscal and Economic Impact Analysis
Economic and Planning Systems' fiscal impact studies forecast local government costs and
revenues that result from development projects or local government actions. Its economic
impact studies forecast broader socio-economic variables such as employment,income,retail
sales,property values,regional dollar-flow,and industry sales.
The firm's fiscal and economic impact studies are designed to quantify and disclose potential
impacts and identify practical mitigation measures that address these potential impacts. Fis-
cal and economic impact studies are typically completed within the context of land use plan
evaluations,financing studies,financial negotiations,and environmental impact reports.
Public Finance
Economic and Planning Systems provides a range of services related to the financing of
infrastructure and capital improvements associated with land development. These services
include: forecasting demand to assist in project design,sizing and timing, forecasting poten-
tial revenues; allocating capital costs among participating properties; analyzing the distribu-
tion of financial burden; assessing the impacts of capital financing alternatives on project
feasibility and public agency budgets; participating in public finance negotiations and draft-
ing of development agreements; formulating fee ordinances; and preparing financing plans
that make creative use of applicable finance mechanisms.
Government Organization
Economic and Planning Systems combines its expertise in fiscal analysis,public finance,and
land use planning with a thorough knowledge of local government operations to evaluate
the feasibility and impacts associated with changes in government organization, such as
annexations,municipal incorporations,and special district formation.
Economic and Planning Systems typically prepares detailed budgets for the jurisdiction in
question to test alternative organizational options and growth projections. The firm's princi-
pals actively participate in the inter-governmental negotiations to assist in the creation of
new jurisdictions.
Land Use Planning
Economic and Planning Systems combines a thorough working knowledge of land use plan-
ning and regulation practices with its economic analysis expertise in its contribution to Gen-
eral and Specific Plan programs. The firm's roles in land use planning programs typically
include economic and demographic forecasts; market inputs to plan formulation; develop-
went of land use information systems for analyzing project alternatives; land use policy
development; fiscal and financial evaluation of plan alternatives; development and evalua-
lion of open space and agricultural preservation strategies; and formulation of implementa-
tion programs.
The firm stresses rigorous quantitative analysis and the development of policies and pro-
grams that assure economically and fiscally sound land use plans.
Financial Negotiations
Balancing the public fiscal and environmental benefits of a real estate project with its private
financial feasibility often requires negotiations between agencies providing public services
and the proponents of the real estate project Economic and Planning Systems provides
strategic planning and technical support for such negotiations, utilizing its expertise in
development economics, fiscal analysis, and capital improvement financing to facilitate
agreements such as CEQA mitigation measures,development agreements,tax-sharing agree-
ments and financing plans.
The firm's reputation for objective analysis and its understanding and working experience
with public and private-sector clients allows the firm to be successful in representing either
the public or private side during such negotiations.
Urban Revitalization and Redevelopment
The revitalization of declining downtown areas requires the strategic combination of market-
ing,business development,and the amelioration of physical and market constraints to create
a vital mix of business, civic, and pedestrian activity. Utilizing market research, real estate
feasibility analysis and organizational evaluation techniques, Economic and Planning Sys-
tems takes a lead role in working with urban designers, transportation planners, and other
professionals to assist local agencies in formulating effective revitalization strategies.
The firm also serves as a financial consultant to redevelopment agencies, assisting in the
creation of new agencies, formulation of redevelopment plans and financing programs, and
negotiation of tax increment sharing agreements.
Survey Research
EPS conducts survey research as a component of market studies and other applications,
including public finance studies, land use policy analysis and litigation support. Survey
efforts range from simple structured interviews designed to provide cost-effective, system-
atic collection of information to formal random sample surveys designed to support expert
witness testimony and to withstand rigorous legal scrutiny.
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ECONOMIC AND PLANNING SYSTEMS
PROJECT EXPERIENCE
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REVITALIZATION AND REDEVELOPMENT
Downtown Revitalization Strategy
City of Pleasanton,California
Conducted a comprehensive economic and marketing analysis of downtown Pleasanton and
formulated strategies to revitalize downtown commercial activity. Analyzed trends in
downtown commercial activity based on a detailed inventory and historical analysis of busi-
ness mix; explored consumer motivations toward downtown through shopper and
household surveys; evaluated business prospects through interviews with merchants and
property owners;projected market potential of various types of goods and services;analyzed
the real estate financial feasibility of private redevelopment; and formulated a program of
improvements and marketing strategies to improve the downtown market conditions.
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Downtown Revitalization Study
Walnut Creek,California
Led joint economic and urban design study to identify revitalization strategies for
Downtown Walnut Creek. Surveyed merchants, property owners,shoppers and households
to determine perceptions of and attitudes towards the Downtown area. Compiled a compre-
hensive inventory of Downtown business activity and market conditions. Evaluated retail
market support and tenant mix of Downtown retail in context of surrounding commercial
activities, including a major regional shopping facilities. Conducted series of town meetings
to obtain input from citizens and other constituent groups in formulation of plan. Recom-
mended a strategy to enhance the image and identity of Downtown and to forge a stronger
link to the regional market while enhancing the role of the Downtown as a center of com-
munity activity. Recommended specific steps to establish organizational framework and
program activities including retail management, aesthetic improvements and key retail
development.
Belmont Downtown Revitalization Study
Belmont,California
Addressed the need to invigorate the commercial activities of downtown Belmont. The anal-
ysis included the identification of community objectives, an assessment of retail conditions
in the trade area for the Downtown, analysis of opportunities and constraints for retail and
office uses,and recommendation of alternative revitalization strategies.
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Redevelopment Financial Negotiations
Novato, California
Working for the Novato Redevelopment Agency, EPS conducted a variety of financial
analyses and assisted in negotiations with the project developer and taxing agencies as part
of the adoption process for the Hamilton Air Base project. EPS developed a real estate finan-
cial feasibility model of the Hamilton project to simulate the financial returns of the project
EPS also analyzed the ability of the project to support assessments and other financing
mechanisms. These analyses were used to identify the level of tax increment subsidy needed
and to negotiate a corresponding tax sharing agreement with the County and an Owner Par-
ticipation Agreement with the developer.
Redevelopment Feasibility Analysis
Roseville,CA
Prepared a feasibility analysis and Report''to Council for a proposed redevelopment plan
which included an auto mall, a regional shopping center and downtown revitalization
efforts. Analyzed auto mall feasibility issues in relation to the economic conditions and
blighting influences in the proposed redevelopment area. Evaluated the financial require-
ments of preparing the regional mall site for development. Incorporated these analyses
along with strategies to revitalize downtown into a formal report documenting the rationale
for redevelopment, strategies to accomplish the purposes of the plan and the financial
feasibility of the plan.
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REAL ESTATE MARKET ANALYSIS AND FEASIBILITY ANALYSIS
Comparative Demographic and Market Analysis
Tri-Valley Area of Alameda and Contra Costa Counties
Analyzed the demographic, labor force and housing trends underlying the demand for office
and commercial space in the City of Pleasanton, and in eastern Contra Costa and Alameda
Counties. Constructed comparative assessment of the locational advantages of these areas
for office users for presentation to prospective tenants and land purchasers in Hacienda Busi-
ness Park
Central Contra Costa County Office Market Analysis
Pleasant Hill,California
Forecasted the market for office uses in the Central Contra Costa County area,and analyzed
the competitive position of an office site in the Pleasant Hill BART station area. The report
was used as part of a package to secure a joint venture partner for developing the site.
Industrial Property Disposition Study
Concord,California
Evaluated disposition options for a large industrial site in eastern Contra Costa County and
recommended a strategy that optimized the objectives of the property owner. Evaluated
regulatory and site constraints and identified candidate uses; projected the demand for
alternative industrial uses; analyzed existing and future competitive supply; evaluated
alternative entitlement options and marketing strategies; projected rents, absorption and
residual land value under alternative development/disposition plans; and recommended a
disposition program.
Residential Market Analysis
Tri-Valley Area of Alameda and Contra Costa Counties
Authored an in-depth study of the markets for and rental housing in the southern portion of
the I-680 corridor, including Pleasanton and San Ramon. The study forecasted the demand
for housing generated by economic growth in the Tri-Valley and in employment centers else-
where in the region. Market segmentation, consumer preferences and competitive supply
were analyzed, under-served market niches were identified and the absorption of specific
housing types in particular price ranges was estimated.
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! FISCAL IMPACT ANALYSIS
' Albany Waterfront Plan
Albany,California
Prepared a fiscal and economic impact analysis of a development plan for the.Albany Water-
front area. The proposed project included 2,000,000 square feet of office space, 165,000
square feet of retail uses, 980 residential units, and 1,000 rooms in three hotels. Project
Alternatives included 4 lower densities of development with park uses and one higher
density alternative. The analysis examines existing market conditions and presents findings
regarding market absorption for the various proposed uses. Fiscal and economic analyses
were used to determine the impacts of the project and alternatives upon the City of Albany.
Oakhurst Country Club
Clayton, California
Evaluated the fiscal impacts of a proposed residential/commercial/golf course project as
part of the project EIR. The impact analysis included evaluation of fiscal impacts on land-
owners, future residents, and existing public agencies serving the area. Detailed mitigation
measures were developed that provided a means by which the project could finance major
onsite and offsite capital improvements.
Hillsdale-Meadows Specific Plan EIR
San Mateo,California
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Estimated the fiscal impact on the City of three potential development alternatives for the
Specific Plan area, which includes Bay Meadows racetrack and Hillsdale Shopping Center
property. Identified the development alternative that generated the most surplus operating
revenue and recommended a financing strategy to fund over$20 million in required trans-
portation improvements.
Mission Bay Project
San Francisco,California
Preparing a comprehensive fiscal impact analysis for a large mixed use development. The
proposed project includes 4.2 million square feet of office space, 2.8 million square feet of
research and development space and nearly 8,000 residential units to be built over a 25 year
period. The analysis included preparation of a 25 year forecast of City costs and public
revenues. This information served the negotiation of a Development Agreement as well as
providing public disclosure of the fiscal costs and benefits of the Mission Bay Project.
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PUBLIC FINANCE
Contra Costa County General Plan Review
Contra Costa County,California
Participating on the team that is revising the Contra Costa County General Plan. Specific
responsibilities include development of a computerized land use data base being used to
drive a County-wide transportation model, fiscal and financial evaluation of land use
alternatives, preparation of a Community Facilities Element which includes recommenda-
tions regarding how required improvements should be financed. The financing analysis
includes consideration of how funds from a 1/2 cent sales tax override would contribute to
overall transportation system improvement financing.
Transportation Impact Fee Ordinance
Orinda,California
Prepared a study that led to the creation of a Transportation Impact Fee ordinance. The
Study included evaluation of needed transportation and parking improvements,a forecast of
commercial and residential development, estimation of potential fee revenues,an evaluation
of potential economic impacts of fees,and preparation of a draft ordinance.
Transportation Improvement Financing Plan
Danville,California
Prepared an evaluation of financing strategies for major transportation improvements in
downtown Danville. The evaluation included a ten-year projection of commercial floor-
space, identification and quantification of available financing mechanisms, and recom-
mendation of a financing plan. The recommended financing plan included creation of a
transportation improvement fee to be levied upon new commercial development.
Mission Bay Financing Plan
San Francisco,California
Preparing a financing plan for the Mission Bay project,a large mixed use project. The project
requires over $200 million of improvements including alterations to an interstate freeway,
basic infrastructure improvements, transit facilities, new open space and parks, and com-
munity facilities. The project also includes a program to provide a large number of affor-
dable housing units. The financing plan includes an assessment of the project's ability to pay
for needed improvements, selection and prioritization of improvements and the recom-
mendation of specific funding and financing mechanisms.
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LAND USE PLANNING
' Danville General Plan
Danville,California
Prepared a new General Plan for Danville, a recently incorporated town in the San Ramon
Valley of Contra Costa County. The effort included land use research,policy development
creation of an implementation program,and production of a General Plan document.
_ Sonoma County General Plan Update
Sonoma County,California
Provided an evaluation of population and employment trends in Sonoma County as part of
an update of the county's General Plan originally adopted in 1977. The effort included a
1972 to 1982 population and employment trends analysis and projections through the year
2000. The impact of emerging high technology industries was specifically addressed along
with commuting trends both within the county and to jobs in adjacent counties.
Old Blackhawk Road Specific Plan
Danville,California
Prepared a Specific Plan for a small residential area within the Sycamore Valley area of Dan-
ville. The Specific Plan involved establishing development standards and design guidelines
for an area that is expected to be converted from a rural residential area to a more densely
developed residential neighborhood in keeping with surrounding development.
North Natomas Agricultural Land Preservation Strategy
Sacramento, California
As part of planning for a large new urban area north of Sacramento,prepared a strategy for
preserving agricultural land on the periphery of the developing area. The strategy recom-
mended adoption of preservation policies in the General Plan,creation of special zoning dis-
tricts, and the establishment of a fee benefit area to purchase of development rights from
surrounding farmland.
Jobs/Housing Forecasts
Walnut Creek,California
At the subregional level, prepared comparative forecasts of the relationship between future
employment growth, housing supply and labor force availability in the commute sheds serv-
ing Walnut Creek and five other major Bay Area employment centers. At the local level,
projected the occupational make-up, income distribution and housing demand of Walnut
Creek's future labor force, and compared housing demand to projected supply by price
category. Both forecasts were used to evaluate alternative land use policies as part of the
City's General Plan update.
GOVERNMENT ORGANIZATION
Windsor Incorporation Feasibility Study
Sonoma County,California
As part of an evaluation of incorporating a growing urban community,a financial feasibility
analysis was conducted. The analysis began with a report that identified possible "fatal
-- flaws" that would make incorporation infeasible. No such flaws were identified,and hence,
a complete feasibility study was conducted. The incorporation effort is proceeding.
Templeton Incorporation Study
San Luis Obispo County
Prepared a feasibility analysis of incorporating a small rural community. The analysis
evaluated the feasibility of incorporation under several boundary alternatives and growth
rates. A detailed public services and financing plan was prepared for all municipal services
and capital improvements required. The feasibility analysis included the creation of a five
year municipal budget projection for the new town. The initial feasibility analysis served in
the negotiations between the incorporation proponents and the County.
Danville Sphere of Influence Study
Danville,California
The study addressed public service issues within the Town of Danville and in a large
adjacent unincorporated area to the east where substantial development is expected to occur
over the next twenty years.
Aptos Incorporation Feasibility Study
Santa Cruz,California _
Prepared an incorporation feasibility analysis for an existing, stable residential community.
A detailed public services and financing plan was prepared for the limited municipal ser-
vices required by the new city. The feasibility analysis included the creation of a ten year
municipal budget projection for the new city. The feasibility analysis served in public rela-
tions efforts of the incorporation proponents and in negotiations with the County.
FINANCIAL NEGOTIATIONS
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Mission Bay Project
- San Francisco,California
Preparing a comprehensive economic analysis of a large mixed use development project as a
part of the City's Development Agreement negotiating team. The project includes 4.2 million
square feet of office space, 2.8 million square feet of research and development space and
nearly 8,000 residential units and will be built over a 25 year period. The economic analysis
_ includes assessment of the project's economic impacts, fiscal impacts, and creation of a
capital improvement financing plan. The Development Agreement will incorporate a
specific financing plan which will assure the required infrastructure and community
facilities without creating an undue financial burden upon the project or the City.
Tassajara Area Annexations
Danville,California
Prepared a comprehensive fiscal analysis of several large projects. This information aided
preparation of annexation application. The annexation involved the negotiation of a Master
Property Tax Sharing Agreement with the County. Working directly with the County, the
fiscal model was used to evaluate tax sharing alternatives leading to an equitable agreement.
The model was also used during negotiation of a Development Agreement between the
Town and the project proponents and the creation of a joint Powers Agreement between
affected jurisdictions enabling the sharing of project exactions,assessments,and fees.
School Finance Analysis
Pleasanton,California
Authored two reports analyzing the facility needs of the Amador-Pleasanton joint School
district and proposing alternative capital financing programs. The proposed programs
involved an innovative "endowment fund" approach that utilized revenues from surplus
property disposition, Proposition 4 override funds and other sources in addition to fees to
meet school funding needs. Participated in subsequent negotiations with the district on
school impact fees,which resulted in a modified fee schedule acceptable to both parties.
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�• SURVEY RESEARCH
i Danville Parks Users Survey
Danville, California
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Designed, tabulated,and analyzed a survey of Danville citizens concerning park use,desired
park improvements, and financing mechanisms. The survey results indicated resident's
preference for specific proposed park and recreation improvements and also resident's will-
ingness to pay for these improvements with bond payments and/or new taxes.
Danville Downtown Survey
Danville,California
Tabulated and analyzed a survey of Danville citizens concerning the revitalization of the
downtown area. The results assisted the Town in establishing land use policies and
priorities for its downtown area, identifying target businesses,and determining the potential
role of the downtown given the regional retail and commercial service competition through-
out the San Ramon Valley.
Lake Comanche Recreation Market Study
Sierra Nevada Foothills, California
Conducted an on-site user survey of visitors to Lake Comanche. The survey results sup-
ported demand analysis for the existing and proposed recreational facilities and services pro-
posed at the Lake. The survey identified user characteristics,recreational patterns,and pref-
erences for facilities provided at the Lake.
Survey of Thrift Depositors
Salt Lake City,Utah -
A survey was conducted to support expert witness testimony in a class action suit.
Questionnaire design was done to the specifications of litigators. Random samples were
i taken from a specially designed data base of the target population. Telephone interviewers
were trained specifically for the job and surveyed households throughout the United States.
Survey results were analyzed to exacting specifications to withstand legal scrutiny.
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