HomeMy WebLinkAboutItem 8.3 Redev Feas Req (2)
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CITY CLERK
File # D~~[Q]-[g][Q]
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: January 19, 1999
SUBJECT:
Redevelopment Feasibility Request for Qualifications/Proposal
(RFQ/P)
(Report Prepared by: Greg Reuel, Economic Development Director)
ATTACHMENTS:
1) Request for Qualifications/Proposals
RECOMMENDATION: / 1)
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Receive Staff Report.
Identify areas to be studied in the feasibility analysis.
Direct Staff to include Council selected project areas in
RFQ/P and distribute to qualified consultants.
FINANCIAL STATEMENT:
$25,000 is budgeted in FY 1998-99 for a Redevelopment Feasibility
Study.
DESCRIPTION: One of the recommendations of the Downtown Study Task Force
presented to the City Council at its January 5, 1999, meeting was securing the services of a consultant to
perform a feasibility study on the merits of adopting a redevelopment plan and starting a redevelopment
. agency in Dublin. Undertaking this redevelopment feasibility study was identified as a high priority
objective of the Council in 1998.
BACKGROUND:
Redevelopment is the primary tool used by cities and counties in California to revitalize deteriorating and
blighted areas of neighborhoods and business districts. Utilized by over two-thirds of the cities and one-
third of the counties in the state, redevelopment has grown to be the largest locally controlled and locally-
funded economic development and revitalization program in the United States.
In every community, the California Community Redevelopment Law (CRL) has established a
redevelopment agency. However, redevelopment agencies are not empowered to act until the local
legislative body (either a city councilor board of supervisors) passes an ordinance that declares that there
is a need for such an agency. In order to help the City Council validate the need for a redevelopment
agency in Dublin, the City is soliciting the professional help of a consultant to analyze the feasibility of
adopting a redevelopment plan for specific areas within the City.
The purpose of a redevelopment agency is to remove physical and economic blight from a community in
defined project areas. Project areas need not be contiguous. A redevelopment project area is the specific
area of the community in which an agency is authorized to use its powers. The primary criteria under the
law that would allow Dublin to start an agency and designate redevelopment project areas is blight.
. Blight is a legal term that encompasses a number of conditions. A finding of blight in a project area is not
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only a prerequisite required for the adoption of a redevelopment project area, but it is what a
redevelopment agency must spend its money to resolve. Under the redevelopment law, blight includes:
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. Buildings that are unsafe or unhealthy for occupancy caused by code violations, dilapidation,
defective design, faulty utilities, etc; .
. Factors that prevent or substantially hinder the economically viable use of buildings or lots, caused by
substandard design, inadequate size, lack of parking, etc.;
. Incompatible uses that prevent economic development;
. Subdivided lots of irregular form and shape and inadequate size for proper usefulness that are in
multiple ownership (postage stamp lots);
. Depreciated or stagnant property values or impaired investments, including properties that contain
hazardous wastes;
· Abnormally high business vacancies, abnormally low lease rates, high turnover rates, abandoned
buildings, or excessive vacant lots within an area developed for urban use and served by utilities;
. Lack of necessary commercial facilities that are normally found in neighborhoods, including grocery
stores, drug stores, banks, etc.;
. Residential overcrowding or an excess of bars, liquor stores, or other businesses that cater exclusively
to adults, which has led to problems of health and welfare;
. High crime rate that constitutes a serious tlu-eat to public safety and welfare; and
Without a predominance of blighting conditions such as those listed above, a redevelopment project area
cannot be established.
AREAS TO BE EVALUATED:
In order to focus the consultants efforts, it is important for the City Council to identify those areas of the .
City which it would like to see improved and, therefore, merit evaluation by the consultant.
For the budget proposed, it is estimated that the consultant could evaluate up to six areas. The Downtown
Study Task Force recommended that the City Council evaluate the area around the future West BART
Station to assess whether redevelopment would be a feasible tool to improve this area.
PROCESS:
The consultant would analyze each of the Council-chosen study areas to determine which areas are
technically qualified for development, as defined by California Redevelopment Law. This would include
both a field study and a blight study by the consultant. From the technical analysis, the study areas that
qualify under California Redevelopment Law would be brought back to the Council in the form of an
initial finding report with a boundary map completed on each study area.
The next proposed phase of the process would include a study session with the Council, Planning
Commission, Staff and Consultant to create a vision of development that is desired for each of the
qualified study areas. The consultant would then perform a financial feasibility study of the qualified
study areas based on the development vision derived from the vision study session. Results of the
financial feasibility analysis would be brought back to the Council in a final report.
Concurrent with the financial feasibility analysis, the consultant will facilitate two (2) town hall meetings .
and distribute a newsletter to the community eXplaining redevelopment and soliciting input. Information
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gleaned from these public outreach efforts will help the City determine the feasibility of adopting a
redevelopment plan and specific recommendations for the plan.
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Final results of the redevelopment feasibility study will be presented to the Planning Commission and
City Council for review.
FINANCIAL ANALYSIS:
Staff believes that the services outlined above and in the RFQ/P can be accomplished by the funds that
were allocated in the 1998-99 FY Budget. If the Council wants additional services to be included in the
RFPIQ or more than six projects areas analyzed by the consultant, it will probably require additional
fundi?g outside of the budgeted amount of$25,000.
Should the Council decide to proceed with the adoption of a redevelopment plan and the creation of a city
redevelopment agency, the costs to implement the writing and adoption of a redevelopment plan and
agency would be brought back to the City Council.
RECOMMENDATIONS:
Identify potential redevelopment study areas that will be studied in the feasibility analysis and direct Staff
to distribute Request for Qualification/Proposal (Attachment # 1) with Council-chosen study areas as part
of the RFQ/P.
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REQUEST FOR QUALIFICATIONS/PROPOSALS
REDEVELOPMENT FEASIBILITY STUDY
FOR
CITY OF DUBLIN
Submittal Deadline 3:00 p.m. Monday, February 8, 1999
The City of Dublin ("City") requests Qualifications/Proposals from qualified and
experienced firms ("Consultant") with proven experience in redevelopment feasibility
analysis and redevelopment law for the purpose of preparing a redevelopment feasibility
study for the City.
Scope of Work
The City Council has directed Staff to hire a Consultant to help determine whether the
adoption of a redevelopment plan is legally, politically and financially practicable.
Generally, the Consultant will be responsible for completing all field work, data
gathering, and presentation of finding to the Planning Commission and City Council.
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Specifically, the Consultant will be responsible for completing:
I. Field Survey Analysis - Consultant will be responsible for the field survey of the
potential study areas identified by the City Council ( See attachment # 1). Field
survey should include an analysis of physical conditions of buildings in study areas,
any zoning issues and land compatibility issues with neighboring areas.
2. Blight Analysis - Consultant shall be responsible to apply the California
Redevelopment Law definition of blight in the analysis of the study areas specified in
# 1 above. This would include both a physical conditions analysis and an economic .
analysis of the potential study areas.
3. Initial Finding Report - Consultant shall make an initial finding report to the City
Council as to study areas from # 1 above that are qualified under California
Redevelopment Law to be adopted into a redevelopment plan. Consultant shall
provide a boundary map of qualified study areas as part of the Initial Finding Report.
4. Vision Study Session - Consultant will facilitate \h day study session with City
Council, Planning Commission and City Staff to define a vision for qualified study
areas and define the scope of development desired for each qualified study area.
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5. Financial Feasibility Analysis - Consultant shall analyze the financial feasibility of
each qualified study area using development data generated from the group Vision
Study Session. The financial feasibility analysis shall present projections of tax
revenues for each qualified study area and estimated development costs.
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ATTACHMENT 1
6. Public Outreach to Assess Political Feasibility - The Consultant shall be
responsible for a newsletter to the community explaining redevelopment and
conducting (2) three hour town hall meetings to solicit community input.
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7. Feasibility Analysis Report and Presentation - After concluding each of the
analyses listed above, the Consultant shall prepare a final feasibility report and make
presentations to both the Planning Commission and City Council.
Submittal Requirements
All responders to this Request for Qualification/Proposal must submit the following
information:
1. Brief statement of qualifications (three pages maximum), including resumes.
2. Four (4) references (name of contact person, address, telephone number) from cities
or redevelopment agencies with whom you have provided consulting assistance. With
each reference, briefly describe the scope of services provided.
3. Name and qualifications of all proposed sub-contractors that might be needed for this
study, including references and contact information.
4. Full list of services proposed under this RFQ/P, including any services not listed by
the City in this RFQ/P, which the Consultant feels necessary to complete the
objective ofthe City in producing a redevelopment feasibility study.
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5. Schedule of actions necessary to complete the Agency's objective.
6. A full description of fees proposed for performing all the services in number 4 under
Submittal Requirements. Consultant shall provide a breakdown of fees associated
with the eight areas of service listed in the RFQ/P.
Other Information
1. The City reserves the right to accept or reject any or all proposals, and to reject as
unresponsive, any proposal not containing all of the information requested in these
specifications.
2. The City reserves the right to amend any aspect of the RFP process.
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3. Only those individuals invited to submit proposals will be considered and each
individual will be evaluated upon:
a. Individual qualifications.
b. Experience with similar projects
c. General accessibility and availability
d. The responsiveness of the proposal to the City's specifications.
e. Cost.
4. Staff may, or may not, choose to interview Consultants, depending upon the number
and quality of proposals received. Contract award is anticipated no later than March
2, 1999.
5. Each individual submitting a proposal agrees to undertake the service if selected, and
will not withdraw its proposal for a period of forty-five (45) days after the submittal
date of February 8,1999.
6. The City is not liable for any cost incurred by any individual in the preparation of its
proposal.
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7. If the results of the Initial findings Report (scope of services # 3) reveal no qualified
study areas in Dublin or if the Council does not want to proceed with a further
analysis of areas identified in the Initial Finding Report, then the Consultant shall be
paid for services rendered to date with no further liability to the City.
8. Proposals must be delivered by 3:00 p.m., on Monday, February 8, 1999 to:
City of Dublin
100 Civic Plaza Drive
Dublin, California 94568
Attn: Greg Reuel, Economic Development Director
8. Five (5) copies of the proposal must be submitted
Any questions concerning the information contained in this Request for
Qualification/Proposal may be directed to Greg Reuel, Economic Development Director
at (925) 833-6650.
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