HomeMy WebLinkAboutR04-RDA Item
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Redevelopment Agency . City of San Bernardino
.~NClI'lh"D" SInet, FounbFJoor . SIIlBemIIIIiDo, CaliComia 92418
(714) 384-~1 FAX (714) 888-9413
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AUGUST 10, 1990
REQUESTS FOR QUALIFICATIONS FOR FINANCIAL
AND ECONOMIC ANALYSIS
Synopsis of Previous Commission/Council/Committee Action:
04-02-90 Community Development Commission received and filed the First
Agreement with Hood-Husing and Associates for financial services.
04-09-90 Community Development Commission received and filed the Second
Agreement with Hood-Husing and Associates for financial services.
06-04-90 Community Development Commission adopted a Resolution authorizing
the Agency to continue expenditures at the 1989-90 level.
07-02-90 Community Development Commission approved an increase to the
Agency's Budget in the amount of $30,000.
07-02-90 Community Development Commission approved Amendments to the First
and Second Agreement with Hood-Husing and Associates.
Recommended Motion:
(COMMUNITY DEVELOPMENT COMMISSION)
Move to approve the attached agreements with Hood-Husing and
Associates, The Natelson Company, Inc, and Agajanian and Associates
for financial/economic consulting services.
Respectfully Submitted,
Supporting data attached: Yes
Funding requirements: $60.000
Commission Notes:
Hard: All
Project: All.
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Agenda of: ~. st 20.
Item No.: ---,
1990
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S T A F F R E P 0 R T
On April 2, 1990, the Community Development Commission approved the First
Agreement with Hood-Huslng and Associates to assist the Agency with the
maximization of yields the Agency can earn on its Investment portfolio by
undertaking a review of the cost, risk and rate of return from alternate
Investment strategies available consistent with the Agency's existing
Investment policies, and the firm was directed to maximize the leverage which
that portfolio gives the Agency In obtaining loanable funds from the banking
community.. The First Agreement was for a sum not to exceed $15,000, to be
billed at the rate of $125 per hour, plus reasonable expenses incurred by the
firm.
On April 9, 1990, the Commission approved the Second Agreement with
Hood-Huslng and Associates to assist the Agency and the Community Development
Department formulate a package on the Orangewood Estates and to assist the
developer of the Hestslde Shopping Center secure an anchor tenant. The Second
Agreement Is not to exceed $15,000.
On July 2, 1990, the Commission approved Amendments to the First and Second
Agreements with Hood-Husing and Associates increasing the First Agreement by
$4,000 and the Second Agreement by $8,000, for a total of $42,000 for both
Agreements.
On June 4, 1990, the Commission adopted a Resolution authorizing the Agency to
continue expenditures past July I, 1990 at the 1989-90 funding level. Funding
for Budget Line Item #6600, Financ1al Planning Consultants was, at that time,
at the level of $30,000. On July 2, 1990, the Commission approved an increase
to the Line Item 1n the amount of $30,000 for a total of $60,000 to provide
funding for the Amendments and for future work programs.
Because of the ongo1ng needs of the Agency for financial and econom1c
analysis, on June 13, 1990 Requests for Qualifications were sent to eleven
firms for the purpose of entering 1nto Agreements with qualified f1rms to
provide the Agency with consulting services on an as needed basis up to the
budgeted amount of $60,000 for Fiscal Year 1990-91. These Requests for
Qualifications were to be received by the Agency no later than July 6, 1990.
Out of the eleven firms, three firms submitted their Qualifications to the
Agency for review. These three firms are: Hood-Husing and Associates; The
Natelson Company, Inc.; and Agajanlan and Associates.
Based upon revIew of the qualifications of the three firms, staff Is
recommending that Agreements be entered Into with Hood-Husing and Associates,
The Natelson Company, Inc., and Agajanlan and Associates for
financial/economic consulting servIces.
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S T A F F R E P 0 R T
Currently, the Agency has an existing Agreement with The Natelson Company,
Inc. for real estate/economic consulting services. The firm has experience
with the City of Los Angeles, the County of Los Angeles, the City of Signal
Hill, the County of Monterey, the City of San Juan Capistrano and the City of
Santa Monica on various developments. Their work experience Includes:
negotiating business terms; reviewing developer qualifications and pro-formas;
serving as project managers; projecting developer and Redevelopment Agency
revenues; establishing Asset Management Program; providing economic studies
leading to the establishment of a Redevelopment Agency; market feasibility
studies; and they have worked on an affordable housing evaluation model.
Hood-Huslng and Associates have been used by the Agency for financial/economic
consulting services. Their work experience Includes: developing and
negotiating loan packages; analyzing real estate transactions and development
agreements; negotiating lines of credit for the Agency; analyzing revenue
sources; providing financial and economic market analysis for a variety of
residential, commercial and Industrial projects; and analyzing programs
utilizing the Agency's Low/Mod Housing Fund.
Agajanlan and Associates has experience with the Redevelopment Agencies In the
Cities of Lancaster, Los Angeles, Loma Linda, Buena Park, Halnut,
Hestmlnlster, Manteca and Monterey Park. Their work experience Includes:
pro-forma analysis; cash flow analysis; low/mod housing financing; economic
revitalization studies; development agreements and negotiations; analysis of
developer qualifications; and a wide variety of economic studies, economic
planning and economic advisory services.
The total amount of funds available to be spent for financial consulting
services will be controlled by the Agency's budget (current total amount for
financial services Is $60,000>.
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AGREEMENT FOR PROFESSIONAL SERVICES
Agreement No.
THIS AGREEMENT made and entered into this ____ day of ,
1990, by and between the COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF
SAN BERNARDINO. on behalf of the REDEVELOPMENT AGENCY OF THE CITY OF SAN
BERNARDINO, a public agency, ("Agency"), and WOOD-HUSING AND ASSOCIATES
("Consultant");
RECITAL
1. Purpose
The purpose of this Agreement is to allow the Agency to procure the
service of an experienced professional firm to assist the
Redevelopment Agency with financial/economic consulting services.
TERMS AND CONDITIONS
2. Mission
Agency hereby retains Consultant for the provision of services
described in Attachment I. Consultant hereby accepts such
responsibility as described herein.
3. Terms
This Agreement shall commence as of the day and year first above
shown and shall remain in full force and effect for the period of
one year unless sooner terminated as provided herein. The Executive
Director of the Agency or his or her designee Is authorized to
extend this Agreement for up to one year as long as budgeted funds
are approved and as long as the Extension Is upon the same terms and
conditions as specified herein.
4. Consultant Responsibilities
Upon the request of Agency's Executive Director or his or her
designee, Consultant shall complete the work program described In
Attachment I. Consultant commits the principal personnel listed
below to the prOject for Its duration:
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John E. Hus I ng
Gene Hood
5. Reolacement of Named Personnel
It has been determined that the Indlvldual(s) named In this
Agreement are necessary for the successful performance of this
Agreement. No diversion or replacement of these Indlvldual(s) shall
be made by Consultant without written consent of the Agency. The
Agency may ratify, In writing, within ten (10) days of said
diversion or replacement and such ratification shall constitute the
consent of Agency required by this clause. If Agency falls to
respond to Consultant within ten (10) days of notification by
Consultant, said personnel diversion or replacement shall be deemed
approved.
6. Release of News Information
No news release, Including photographs, pUblic announcements or
confirmation of same, of any part of the subject matter of this
Agreement or any phase of any program hereunder shall be made
without prior written approval of Agency's Executive Director or his
or her designee.
7. Confidentiality of Reoorts
Consultant shall keep confidential all reports, Information and data
received, prepared or assembled pursuant to performance hereunder
and that Agency designates as confidential. Such Information shall
not be made available to any person, firm, corporation or entity
without the prior written consent of Agency.
8. Comoensatlon
During the term of thIs Agreement, Agency shall pay Consultant, on a
hourly basis In accordance with the schedule described In Attachment
I. Said compensation shall be considered full and complete
reimbursement for all of Consultant's costs associated with the
services provided hereunder.
Consultant shall be paid In accordance with Agency's standard
accounts payable system. Invoices submitted by the Consultant shall
be detailed as to the nature of the work performed and the hours
expended on such work, and all reasonable expenses Incurred by the
Consultant shall be documented. Invoices shall be approved by
Agency's Executive Director or his or her designee.
The Agency will compensate the Consultant at the rate of $125.00 per
hour, plus documented reasonable and normal expenses.
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9. RIQht to AudIt
Agency or any of Its duly authorIzed representatIves shall have
access to any books, documents, papers and records of Consultant
and/or Its subcontractors whIch are pertInent to the specIfIc
program hereunder for the purpose of makIng an audIt, an
examInatIon, excerpts and transcrIptIons. All books, records and
supportIng detaIl shall be retaIned for a perIod of fIve (5) years
after the expIratIon of the term of thIs Agreement, or any extensIon
thereof, or for any longer perIod of tIme as requIred by law.
10. AudIt ExceDtlons
Consultant agrees that In the event the program establIshed
hereunder Is subjected to audIt exceptIons by appropriate audit
agencies, It shall be responsible for complyIng wIth such exceptIons
and payIng Agency the full amount of liability resulting from such
audIt exceptIons.
11. Agency SUDDort
Agency shall provIde Consultant with any plans, publIcatIons,
reports, statIstics, records or other data or Information pertInent
to the services to be provIded hereunder which are reasonably
avaIlable to Agency.
12. IndeDendent Contractor
Consultant shall perform the servIces as contaIned herein as an
Independent contractor and shall not be considered an employee of
Agency or under Agency supervIsIon or control. This Agreement Is by
and between Consultant and Agency, and Is not Intended, and shall
not be construed, to create the relatIonship of agent, servant,
employee, partnership, joInt venture, or assocIatIon, between Agency
and Consultant.
13. ConflIct of Interest
Consultant represents, warrants and agrees that It does not
presently have, nor wIll It acquIre durIng the term of thIs
Agreement, any Interest direct or Indirect, by contract, employment
or otherwIse. or as a partner, joInt venturer or shareholder (other
than as a shareholder holding a one percent (11) or less Interest In
publIcly traded companIes) or affIlIate with any busIness or
business entity that has entered Into any contract, subcontract or
arrangement with Agency. Upon executIon of thIs Agreement and
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during Its term, as appropriate, Consultant shall upon written
request, disclose In writing to Agency any other contractual or
employment arrangement from which It receives compensation.
Consultant agrees not to accept any employment during the term of
this Agreement by any other person, business or corporation which
employment will or may likely develop a conflict of Interest between
Agency's Interests and the Interests of third parties.
.14. Successor and Asslqnment
The services as contained herein are to be rendered by Consultant
whose name Is as appears first above written and said Consultant
shall not assign nor transfer any Interest In this Agreement without
the prior written consent of Agency.
15. Indemnification
Consultant agrees to Indemnify, defend (upon request by Agency) and
save harmless Agency, Its agents, officers and employees from and
against any and all liability, expense, Including defense costs and
legal fees, and claims for damages of any nature whatsoever,
Including, but not limited to, bodily Injury, death, personal Injury
or property damage arising from or connected with Consultant's
negligent operations, or Its services hereunder, Including any
workers' compensation suit, liability or expense, arising from or
connected with the services performed by or on behalf of Consultant
by any person pursuant to this Agreement.
16. Insurance
Without limiting Consultant's Indemnification of Agency, Consultant
shall provide and maintain at Its own expense during the term of
this Agreement the following program(s) of Insurance covering Its
operation hereunder. Such Insurance shall be provided by Insurer(s)
satisfactory to Agency and evidence of such programs satisfactory to
Agency shall be delivered to the Executive Director of Agency or his
or her designee within ten (10) days of the effective date of this
Agreement.
General Liability: A program Including, but not limited to,
comprehensive general liability Including automoblle coverage
with a combined single limit of not less than $500,000.00 per
occurrence. Such Insurance shall name Agency and the City of
San Bernardino as additionally Insured.
Workers' Comoensatlon: A program Including workers'
compensation Insurance, where necessary, with statutory limits.
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Failure on the part of Consultant to procure or maintain required
Insurance shall constitute a material breach of this Agreement upon
which Agency may Immediately terminate this Agreement.
17. Compliance with Laws
The parties agree to be bound by applicable federal, state and local
laws, regulations and directives as they pertain to the performance
of this Agreement.
18. Non-Discrimination
In the fulfillment of the program established under this Agreement,
either as to employment, upgrading, demotion, transfer, recruitment
or recruitment advertising, layoff or termination, rates of payor
other terms of compensation, selection for training, including
apprenticeship or participation in the program or the receiving of
any benefits under the program, Consultant agrees not to
discriminate nor to allow any subcontractor to discriminate on the
basis of race, color, creed, religion, natural origin, ancestry,
sex, marital status or physical handicap.
19. Severability
In the event that any provision herein contained is held to be
Invalid, void or Illegal by any court of competent jurisdiction, the
same shall be deemed severable from the remainder of this Agreement
and shall in no way affect, Impair or Invalidate any other provision
contained herein. If any such provision shall be deemed Invalid due
to Its scope or breadth, such provision shall be deemed valid to the
extent of the scope or breadth permitted by law.
20. Interpretation
No provision of this Agreement is to be interpreted for or against
either party because that party or that party's legal representative
drafted such provision, but this Agreement is to be construed as if
It were drafted by both parties hereto.
21. Entire AQreement
This Agreement supersedes any and all other agreements, either oral
or in writing, between the parties hereto with respect to the
retention of Consultant by Agency and contains all the covenants and
agreements between the parties with respect to such retention.
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22. Waiver
No breach of any provision hereof can be waived unless In writing.
Waiver of anyone breach of any provision shall not be deemed to be
a waiver of any other breach of the same or any other provision
hereof.
23. Contract Evaluation and Review
The ongoing assessment and monitoring of this Agreement Is the
responsibility of Agency's Executive Director or his or her designee.
24. Termination
This Agreement may be terminated by either party by giving written
notice at least five (5) days prior to the effective termination
date In the written notice.
25. Notice
Notices, herein shall be presented In person or by certified or
registered U. S. mall, as follows:
To Consultant:
Hood-Huslng and Associates
1180 East Ninth Street, Suite A-6
San Bernardino, California 92410
Robert J. Temple, Executive Director
Redevelopment Agency of the City of
San Bernardino
300 North "0" Street, Fourth Floor
San Bernardino, California 92418
Nothing In this paragraph shall be construed to prevent the giving
of notice by personal service.
To Agency:
26. Entire Aqreement
This Agreement with attachments constitutes the entire understanding
and agreement of the parties.
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IN WITNESS WHEREOF, the partIes hereto have caused thIs Agreement to
be executed as of the day and year fIrst above shown.
Approved as to form and
legal content:
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Age Counsel
Approved as to program:
REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
1241A
COMMUNITY DEVELOPMENT COMMISSION OF
THE CITY OF SAN BERNARDINO. on behalf
of the REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
By:
Robert J. Temple, ExecutIve DIrector
CONSULTANT
By:
TItle:
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WCDD'
HUSlNG
& ASSOCIATES
1180 Eu& Snh SInd. Suite A-6
SIn Ilemantino, CA 92410
(714)112-2485
FAX (1I4)311.(lO!l5
June 25, 1990
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Hr. Robert TelllPle, Acting Director
San Be~ardino Redevelopment Agency
300 North "D" Street
San Bernardino, CA 9241S
Dear Hr. Temple:
This letter is the response of Wood-Hu.ing & Associates
to your June 13, 1990 Reczuest for Qualifications-
Pinancial/Economic Analysis.
* General Qualif1cati~
Wood-Husing & Associate. has two senior partners:
Eugene H. Wood and John E. Husing. Each works at
U25 per hour plus expens.sapprovedby their clients.
They are available for work on virtually a 24 hour
basis.
Eugene H. Wood is a former senior bank administrator,
with 25 years of experience. with Security Pacific
National Bank. In that capacity he negotiated loan
agreements of every type, having unlimited authority
to take credit recommendation. to the bank's loan
coaittee.
In addition, Wood is the former president and
executive director of the National Orange Show, a
capacity from which be beaded tbe widely bearlded
up-grading and expansion of tbat organization's
facilities.
Finally Wood has a vast amount of experience with
tbe development of the San Bernardino economy having
served as a Director of Inland Action, President of
the San Ilernardino Area Chamber of Commerce, elected
truste.e and vice chairman . of the San Bernardino
Community College Board of Trustees, pre.ident of
First Pund, member of the Norton Air Force Base Reuse
Committee and appointed Member of the Governor's
Mojave County Committee.
Wood hold. a Master'. Degree in Banking from Southern
Methodist University.
Attachment I
WffiD--
. HUSlNG
& AssocIATES
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John E. HUdng is .n econom18t with M.A. and Ph.D.
degre.s from CI.remont Gr.du.t. School. H. 18 .
former 17 ye.r ,ssoci.te profe..or of economic. from
Sall Bernardino Valleyeoll.g. and currently. contr.ct
instructor in econ01llics.t California Stat. Uni-
verdty at San Bernardino. At SBVC he .erved .s
ch.irm.n of the dividon of bU.ine.s and economics.
Hu.ing 18. the editor and writer of the Inl.nd Empire
Ecollomic Council Quart.rlYEconolllic aeport. Through
th.t public.tion he h... written extendv.ly on
Subjects ranging fro. the imp.ct of the Horton Air
Force 8... pha.eout, the ~P.ct of the new AOHD
relJUl.tion.~ .nd the h.alth of Inland Empire COII-
mercial an~ r..id.nti.l real e.t.t. mark.t.. In
addition, as Hrt of that work he ke.p. a det.iled
d.t. ba.. on economie indic.tor. .ffecting the S.n
B.rn.rdino .r.a.
Hudng h.. an ext.ndve understanding of the San
Bernardino are. haVing conducted eConomic r.search
for the San Berllardino Chamber of Commerc., the County
of San Bern.rdino, and the City of S.n Bern.rdino.
Husing is . form.r ..nior aid. to ..v.r.l "'mber. of
the C.lifornia Legislatur. including the As.embly
Spe.ker.
* Anal".. real ..tate tranaactiOlUl and various
develollll8Dt agre&Mnt. froll an econOll1c and
finaac1al per.pecti.., incl~g the ability to
develop and Ilegotiate 10811 pactageS both with
developers and with finaac1al inatitutions.
Wood-Husing h.s succ...fully a..i.t.d the S.n Ber-
n.rdino aedevelopment Agency in analyzing the
agreement. betwe.n D\lkes-Duke. .nd the RDA, .nd
recommending chang.s in the .greement which .sd.ted
the dev.lop.r and the Agency in r.aching .n .gr.....nt
benefici.l to both parties.
Further Wood-Husinghas been succes.ful in Obtaining
a credit offer for RDA froll Well. F.rgo Bank at
extremely favorable rat.s.
These effort. w.re possible because of Wood's
understanding. of the nuances of bank thi11Jcing and
policies, and an how to structure loan package.. They
were further possible because of Husing's .nalytic
Attachment I
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HUSlNG
&. ASsocIATES
1180 EosI NinlbSalol, Suite A-tI
SlIllc- .Iii...CA924ID
(714)112-2485
FAX (714)3I1-GD!15
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skilla in taking data, from Ag.ncy r.cords and
d.v.lopment agr..m.nts, and cl.arly articulating
tb.ir m.aning and bow tb.y suPPOrt tb. goals of the
Ag.ncy, Wells Fargo and Duk.s-Duk.s.
· .ADaly.. ~ .ecure fiDaDcial resource to Met the
Af8Dcy" il88ds .-ad objective.,..ucb .., n.gotiating
liDes .of Cred1tlPld 1011D8. ADalts. other Z'8V8DUtl
resourc.s .a"a11o.l,. to t!a. A,.ct iDcludiDg laDd
01.. proc.e4a, cleveloper coatributio.. ad grat.
Vitia the objective of ..intaiDiDg the _.t.... yi.ld
for th. agency.
Wood-Rusing beli.v.s tbat our work on the Duk,s-Duk.s
proj.ct and the W'lls Fargo line bav. d.monstrated
our und.rstanding tbat tb. 1U)A is an ag.ncy whicb
must Ut. its .carc. financial r.sourc.s in a way tbat
wUlllaxilllia. its yi.lds ad thus tbe financial power
of tbe public's mOD'y und.r its jurisdiction. We
furth.r believe w. demonstrat.d tbis und.rstanding
in our work ift advisihg tb. ag.ncy on. strat.gi.s to
follow witb its inv.ttm.nt portfolio.
The fact tbat tbe RDA made a $300,000 profit on land
wbich it owned, as a result of our efforts, is one
sign of this und.rstanding. Anotb.r was tb. use of
tb. ag.ncy's inv.stm.nt portfolio as a lure to tb.
banking community to giv. it an unr.strict.d cr.dit
lin. at an inter.st rat. below the prim. rat. of
int.r.st. .
We beli.v. our combin.d und.rstanding of banking
t,chniqu.s, our contacts in the financial industry
and our ability to handle sOphisticat.d .conomic
. analysis will continu. to allow us to assist the RDA
in prop.rly structuring its financial d.alings.
· Provide fiDaDcial and ecODOllic urket analysis for
a wide "aried of r.sidential, cOllB8rCial and
industrial project..
A good d.al of the mostsophisUcated appli.d .conomic
r.search being don. on the San B.rnardino ar.a has
be.n publisb.d by John Rusing. Huch of this work is
in the public domain through the Inland Empire
Economic Council Quart.rly Iconomic Report. Two such
reports writt.n by him in 1990 w.r.: Th. Inland
Empir. Resid.ntial Mark.t, is it h.althy? And, The
Inland Empir. Commercial Market, is it h.althy?
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HOSING
& AS50CIATES
1180 Eat :\1IIbSUoel, SuiIe A-6
SIn Ilemonlino, CA 92.110
(714) 812-2485
FAX (714)381.(1095
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In addition, Bu.ing ha. writt.n private studi.s for
cli.nta, includiDg the BDl.. A C... iD point is the
r.cently compl.tedanaly.i. of the forc.. aff.cting
reSid.ntial housing On the W..tBid. of the City of
8an BernardiDo.
Wood'. background a. a banter allow. him to quiCkly
r.viewany dev.loper'. propo.al and a.c.rtain its
credit worthine.s and lik.lihood of .ucc....
· baluat. prognu uUlbing tile Agney'. 201 Low/Mod
Bouain9l'UDd to UIIUt'e -wi.. efficiency in creating
houIIug in accorclanc. with California law.
Th. Duk.s-Duk.. proj.ct was an example of the work
Wood-RuBin9 can accompli.h in t.rm. of maximizing
the .ffici.ncy with Which the 1t])A use. its .carce
fundsin ..eting i*s LowlHod goal. und.r the law.
This wort yielded the agency a bottom liDe profit on
its land, ga". it Cl0ma8"ial yield. on its funds,
and made the project prOfitable to t~e d.veloper.
John Rusing h.s been conducting r....rch on the m.rket
forces affecting hou.ing in the 8an Bern.rdino area
with an .ye toward incre..e. the likelihood that 20'
.et a.ide fund. c.nbe l.ver.ged to combat the decay
.affectinlJ much of the citY'shouBing .tock. 80me of
that work was recently u.ed by RDA as p.rt of its
bid to encouralJ.' American Saving B.nt to t.t. . Blot
in the new West.id. Shopping Cent.r.
· ADaly.e develcr..nt proposals and IIodeI progrus
to saUsfy the develoPer's and the AlltlDCy's
~ts.
Wood-RuBing has done a .ub.t.nti.l amount of work
with private clients d.v.loping pro forma. to justify
the economic. of project.. As. result we under.t.nd
what to lOOk for in terms of the v.lidity of the
.ssumptions a developer is using to ju.tify . project,
and how .ccur.t.ly their pro form. models are put
togeth.r.
Further, as Wood worked .. . banker for many years,
he r.cognizes quiCkly whether. project has the safety
m.rgins built into it that would jUstify the RDA
proceeding to a..ist in the funding of it.
At.t.At!hm~n~ T
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HOSING
&. A5SOC1A1ES
1180 East s.... SaeeI, Salte ,,-15.
5IIlBen..di....c:..\9UJli
(71.)112-2415
FAX (71~3Il.Q5
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As Wood and Buaing have spent dot of tiM working
both in the private sector and on public policy
..atten, we are :to a position to advise the llDA both
narrowly OD the profitability of a project or broadly
in terms of ita validity in accomplishing public
purpose..
* ...t. with and,/or IIake pre.utatiou before
appropriate groUJ>>. or a_cte. incluc!insr the ColI-
lNIlit!' Develollll8Dt Ccl-fs81ou and the Re4eveloll..nt
Ccl i tt...
In the past 25 years Wood and Busing have appeared
before, written reports for and testified before
public bodies on hundreds of occasions. The clarity
of oUr work in this reoard bas been commented upon
favorably on numerous occasions.
ElJop... ~
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Eugene B. Wood
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Attachment I
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AGREEMENT FOR PROFESSIONAL SERVICES
Agreement No.
THIS AGREEMENT made and entered Into thIs ____ day of ,
1990, by and between the COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF
SAN BERNARDINO, on behalf of the REDEVELOPMENT AGENCY OF THE CITY OF SAN
BERNARDINO, a publlc agency, ("Agency"), and THE NATElSON COMPANY, INC.
("Consultant") :
RECITAL
1. PurDose
The purpose of thIs Agreement Is to allow the Agency to procure the
servIce of an experIenced professIonal fIrm to assIst the
Redevelopment Agency wIth fInancIal/economIc consultIng servIces.
TERMS AND CONDITIONS
2. MIssIon
Agency hereby retaIns Consultant for the provIsIon of servIces
descrIbed In Attachment I. Consultant hereby accepts such
responsIbIlIty as descrIbed hereIn.
3. Terms
ThIs Agreement shall commence as of the day and year fIrst above
shown and shall remaIn In full force and effect for the perIod of
one year unless sooner termInated as provIded hereIn. The ExecutIve
DIrector of the Agency or hIs or her desIgnee Is authorIzed to
extend thIs Agreement for up to one year as long as bUdgeted funds
are approved and as long as the ExtensIon Is upon the same terms and
condItIons as specIfIed hereIn.
4. Consultant ResDonslbl1ltles
Upon the request of Agency's ExecutIve DIrector or hIs or her
desIgnee, Consultant shall complete the work program descrIbed In
Attachment I. Consultant commIts the prIncIpal personnel lIsted
below to the project for Its duratIon:
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Jay H. Natelson
Anita Kramer
Frank F. Tap 11 n
5. Reolacement of Named Personnel
It has been determined that the Indlvldual(s) named In this
Agreement are necessary for the successful performance of this
Agre~ment. No diversion or replacement of these Indlvldual(s) shall
be made by Consultant without written consent of the Agency. The
Agency may ratify, In writing, within ten (10) days of said
diversion or replacement and such ratification shall constltute the
consent of Agency required by this clause. If Agency falls to
respond to Consultant within ten (10) days of notification by
Consultant, said personnel diversion or replacement shall be deemed
approved.
6. Release of News Information
No news release, I ncl udl ng photographs, publl c announ.cements or
confirmation of same, of any part of the subject matter of this
Agreement or any phase of any program hereunder shall be made
without prior written approval of Agency's Executive Director or his
or her designee.
7. Confidentiality of Reoorts
Consultant shall keep confidential all reports, Information and data
received, prepared or assembled pursuant to performance hereunder
and that Agency designates as confidentIal. Such Information shall
not be made avaIlable to any person, fIrm, corporatIon or entIty
without the prior wrItten consent of Agency.
8. Comoensatlon
DurIng the term of this Agreement, Agency shall pay Consultant, on a
hourly basis In accordance with the schedule described In Attachment
I. Said compensation shall be consIdered full and complete
reImbursement for all of Consultant's costs assocIated with the
services provided hereunder.
Consultant shall be paid In accordance with Agency's standard
accounts payable system. Invoices submItted by the Consultant shall
be detaIled as to the nature of the work performed and the hours
expended on such work, and all reasonable expenses Incurred by the
Consultant shall be documented. InvoIces shall be approved by
Agency's ExecutIve DIrector or hIs or her designee.
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9. Riqht to Audit
Agency or any of its duly authorized representatives shall have
access to any books, documents, papers and records of Consultant
and/or Its subcontractors which are pertinent to the specific
program hereunder for the purpose of making an audit, an
examination, excerpts and transcriptions. All books, records and
supporting detail shall be retained for a period of five (5) years
after the expiration of the term of this Agreement, or any extension
thereof, or for any longer period of time as required by law.
10. Audit Exceptions
Consultant agrees that in the event the program established
hereunder is subjected to audit exceptions by appropriate audit .
agencies, It shall be responsible for complying with such exceptions
and paying Agency the full amount of liability resulting from such
audit exceptions.
11. Aqency Support
Agency shall provide Consultant with any plans, publications,
reports, statistics, records or other data or information pertinent
to the services to be provided hereunder which are reasonably
available to Agency.
12. Independent Contractor
Consultant shall perform the services as contained herein as an
independent contractor and shall not be considered an employee of
Agency or under Agency supervision or control. This Agreement is by
and between Consultant and Agency, and is not Intended, and shall
not be construed, to create the relationship of agent, servant,
employee, partnership, joint venture, or association, between Agency
and Consultant.
13. Conflict of Interest
Consultant represents, warrants and agrees that it does not
presently have, nor will it acquire during the term of this
Agreement, any interest direct or indirect, by contract, employment
or otherwise, or as a partner, joint venturer or shareholder (other
than as a shareholder holding a one percent (It) or less interest in
publicly traded companies) or affiliate with any business or
business entity that has entered into any contract, subcontract or
arrangement with Agency. Upon execution of this Agreement and
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during Its term, as appropriate, Consultant shall upon written
request, disclose In writing to Agency any other contractual or
employment arrangement from which It receives compensation.
Consultant agrees not to accept any employment during the term of
this Agreement by any other person, business or corporation which
employment will or may likely develop a conflict of Interest between
Agency's Interests and the Interests of third parties.
14. Successor and AssIQnment
The services as contained herein are to be rendered by Consultant
whose name Is as appears first above written and said Consultant
shall not assign nor transfer any Interest In this Agreement without
the prior written consent of Agency.
15. Indemnification
Consultant agrees to indemnify, defend (upon request by Agency) and
save harmless Agency, its agents, officers and employees from and
against any and all liability, expense, including defense costs and
legal fees, and claims for damages of any nature whatsoever,
Including, but not limited to, bodily Injury, death, personal Injury
or property damage arising from or connected with Consultant's
negligent operations, or its services hereunder, including any
workers' compensation suit, liability or expense, arising from or
connected with the services performed by or on behalf of Consultant
by any person pursuant to this Agreement.
16. Insurance
Without limiting Consultant's indemnification of Agency, Consultant
shall provide and maintain at its own expense during the term of
this Agreement the following program(s) of Insurance coverlng Its
operation hereunder. Such Insurance shall be provided by insurer(s)
satisfactory to Agency and evidence of such programs satisfactory to
Agency shall be delivered to the Executive Director of Agency or his
or her designee within ten (10) days of the effective date of this
Agreement.
General Liability: A program Including, but not limited to,
comprehenslve general liability Including automobile coverage
with a combined single llmlt of not less than $500,000.00 per
occurrence. Such Insurance shall name Agency and the City of
San Bernardlno as additionally insured.
Workers' Compensation: A program lncludlng workers'
compensation Insurance, where necessary, with statutory limits.
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Failure on the part of Consultant to procure or maintain required
Insurance shall constitute a material breach of this Agreement upon
which Agency may Immediately terminate this Agreement.
17. Compliance with Laws
The parties agree to be bound by applicable federal, state and local
laws, regulations and directives as they pertain to the performance
of this Agreement.
18. Non-Discrimination
In the fulfillment of the program established under this Agreement,
either as to employment, upgrading, demotion, transfer, recruitment
or recruitment advertising, layoff or termination, rates of payor
other terms of compensation, selection for training, Including
apprenticeship or participation In the program or the receiving of
any benefits under the program, Consultant agrees not to
discriminate nor to allow any subcontractor to discriminate on the
basis of race, color, creed, religion, natural origin, ancestry,
sex, marital status or physical handicap.
19. Severability
In the event that any provision herein contained Is held to be
Invalid, void or Illegal by any court of competent jurisdiction, the
same shall be deemed severable from the remainder of this Agreement
and shall In no way affect, Impair or Invalidate any other provision
contained herein. If any such provision shall be deemed Invalid due
to Its scope or breadth, such provision shall be deemed valid to the
extent of the scope or breadth permitted by law.
20. Interpretation
No provision of this Agreement Is to be Interpreted for or against
either party because that party or that party's legal representative
drafted such provision, but this Agreement Is to be construed as If
It were drafted by both parties hereto.
21. Entire Agreement
This Agreement supersedes any and all other agreements, either oral
or In writing, between the parties hereto with respect to the
retention of Consultant by Agency and contains all the covenants and
agreements between the parties with respect to such retention.
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22. Waiver
No breach of any provision hereof can be waived unless In writing.
Waiver of anyone breach of any provision shall not be deemed to be
a waiver of any other breach of the same or any other provision
hereof.
23. Contract Evaluation and Review
The ongoing assessment and monitoring of this Agreement Is the
responsibility of Agency's Executive Director or his or her designee.
24. Termination
This Agreement may be terminated by either party by giving written
notice at least five (5) days prior to the effective termination
date In the written notice.
25. Notice
Notices, herein shall be presented In person or by certified or
registered U. S. mall, as follows:
To Consultant:
The Natelson Company, Inc.
10960 Wilshire Boulevard, Suite 222
Los Angeles, California 90024
Robert J. Temple, Executive Director
Redevelopment Agency of the City of
San Bernardino
300 North "0" Street, Fourth Floor
San Bernardino. California 92418
Nothing In this paragraph shall be construed to prevent the giving
of notice by personal service.
To Agency:
26. Entire Agreement
This Agreement with attachments constitutes the entire understanding
and agreement of the parties.
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IN WITNESS WHEREOF, the partIes hereto have caused thIs Agreement to
be executed as of the day and year fIrst above shown.
Approved as to form and
legal content:
By: /2.M~~ )
7 ~A9;~ounsel
Approved as to program:
REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
By:~,~q,~-{l,Y
DIY slon Mana er ~? ...
124lA
COMMUNITY DEVELOPMENT COMMISSION OF
THE CITY OF SAN BERNARDINO, on behalf
of the REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
By:
Robert J. Temple, ExecutIve DIrector
CONSULTANT
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PRESENTATION OF QUALIFICATIONS
FINANCIAL/ECONOMIC ANALYSIS
. July 6, 1990
Prepared by:
The Natellon Company, Inc.
10960 Wilshire Boulnard, Suite 222
Los Anaele., CalifornIa 90024
(213) 478-5016
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THE N~LSON CO\J\PNW INC.
10Bll0 WILSHIRE BOULEVARO. SUITE 222. LOS ANGELES. CAlIFORNIA 8Oll24 213/478-5016
July 6, 1990
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Redevelopment Aaency of
the City of San Bernardino
300 North "00 Street, Fourth Floor
San Bernardino, CIIIifornia 92418
Attention: Barbara Lindseth, Accountina Manaaer
SUBJECT: PRESENTATION OF QUALIFICATIONS, FINANCIAL/ECONOMIC
ANALYSIS
Dear Sin/Mesdames:
The Natelson Company, Inc. (TNCI) is pleased to submit its qualifications to provide
economic consultina services to the Redevelopment Aaency or the City of San
Bernardino per its Request for Qualifications letter of June 13, 1990. We have re-
viewed the list of activities whk;h wiD likely be required of the real estate consultant,
and feel that our firm has superior qualifications in these areas as represented by our
backaround and experience on comparable projects.
A aeneral brochure which describes the firm's diverse ranae of real estate consultina
activities has been included as part of this presentation of qualifications. More
specific responses to issues raised in your letter are presented below.
PERSONNEL
The followina personnel would be available to work on the Financial/Economic
Analysis consultina assianments for the City of San Bernardino.
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Jav W. Natelson. Mr. Natelson would serve as the firm's Project Director for the
Financial/Economic Analysis consultina activities with the Redevelopment Aaency.
Mr. Natelson has an extensivebackaround in the firm's consultina assianments in the
San Bernardino/ Rivenide area. He also directs the firm's on-aoina real estate
advisory services to the Los Anaeles Community Redevelopment Aaency, the Los
Anaeles County Asset Manaaement Proaram and the United States Postal Service.
Recent TNCI projects under his direction include land disposition and development
strateay analyses for both the University of California, Riverside and Loma Linda
University as related to each institution's surplus land holdinas, and the economic and
fiscal elements of the new San Bernardino General Plan.
ECONOMIC. SOCIAL ANO FISCAL ANALYSIS
Attachment I
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Barbara Lindseth
July 6,1990
Pale 2.
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He has recently completed two ordinance impact evaluation analyses for the Los
Anleles City Planninl Department and LACRA, evaJuatinl - throulh a computerized
simulation model - the economic fel!Sibility of development under proposed open
space, heilht and density restrictions contained in the ordinance. A third similar
analysis had just ~n requested by the Mayor's Office in Los Anleles to clarify
another proposed ordinance's economic and financial implications.
Mr. Natelson currently'is under contract with the San Bernardino Redevelopment
Alency to provide Real Estate/Economic Consultinl Services.
Anita Kramer. Ms. Kramer is a Senior Associate in TNCI, and has worked toaether
with Mr. Natelson on the firm's recent assianments in the San Bernardino area. Ms.
Kramer has an excellent backlrou!ld in the evaluation of the market potential for
major projects as well a in the review of their potential developmental and f"1SC81
im.,.cts. She developed one ofthehousinl ordinance evaluation models prepared for
the City of Los An$eles Plannlnl Department, as well a a market and financial
feasibility mixed-use analysis 'for a Santa Clarita commercial development. She would
serve as a Senior Real Estate COnsultant on this assilnment.
Frank F. TaoUn. Mr. Taplin has a stronl bacqround in the areas of financial analysis,
and developer nelotiations. He recendy completed an analysis of the City of
Lawndale's financial interest in the South Bay Galleria ShoPpinl Center leadinl to a
sale of that asset; - he also provided financial assistance to the City of Silnal Hill in its
nelotiations with auto dealers for the new automobile center. Mr. Taplin's current
projects involve analyzinl a development stratelY for the University of California
Riverside's 840-acre Moreno Valley property, and evaluatinl the development -
potential for downtown Ontario as part of a Specific Plan prOlram.
HOURLY BILLING RATES
The hourly billinl rates for TNCI personnel are a follows:
Principals
Senior Associates
Associates
Research Analysts
Clerical
51S0
59S
57S - 590
540 - 56S
53S
AVAILABILITY/CAPABILITY TO PERFORM IN SHORT-TIME FRAMES
The firm has an outstandinl record of success in maintaininl the flexibility necessary
to meet the chanlinl needs of public alencies over an extended period of time in
comprehensive and cost-effective fahion. As evidence of this success the firm
currently ha a number of on-Ioinl consultinl relationships with public clients which
are renewed annually or on a project-by-project basis. These relationships include:
Attachment I
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Barban Lindseth
July 6, 1990
Page 3.
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. Los Angeles City Planning Depanment
. Los Angeles County Chief Administntive Office
. City of Los Angeles Community Redevelopment Agency
. Rapid Tnnsit District of Southern California
. City of Signal Hill
. United States Postal Service
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References provided in the aenenl brochure can speak funher to the firm's ability to
perform under severe time constnints.
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EXAMPLES OF COMPARABLE ASSIGNMENTS
Current and recently-performed studies which are companble in scope and chancter
to the services identified in the RFQ are as follows:
Study Name
CiII11
City of
Los Angeles
Building Permit
Allocation
System Study
Fint and Broadway
Development Prognm
County of
Los Angeles
EI Pueblo Development
Prognm
County of
Los Angeles
Automobile Center
City of
Signal Hill
Pitchess Industrial
Park
County of
Los Angeles
Senne of Services
Developed a computer-based model which
measures impact of building permit
allocation alternatives in City of Los Angeles
-- pan of growth management prognm
related to limits on City sewer capacity.
Developer selection/negotiation process.
Reviewed developer qualifications and
business terms of proposals. Negotiated
business terms of lease.
Projection of project revenues; developer
negotiations; monitoring of local economic
environment.
Projection of developer and Redevelopment
Agency revenues; developer negotiations;
review of developer pro-formas.
Serve as County's project manager on 200-
acre industrial park development program.
Provide consultant coordination regarding
entitlement issues; developer negotiations;
review of project pro-formas.
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Barbara Lindseth
July 6, 1990
Page 4.
Olive View Business
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Asset Management
Program
Redevelopment Program
Analysis
Affordable Housing
Evaluation Model
Residential Development
Bonus Ordinance Analysis
Commercial Density Bonus/
Affordable On-Site Housing
Analysis
County of
Los Angeles
County of
Monterey
City of San
Juan
Capistrano
Los Angeles
Community
Redevelopment
Agency
Los Angeles
City Planning
Department
City of Santa
Monica
Planning
Department
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Prepared market and financial park
projections; prepared the RFP for mailing to
developers; will serve as project managers
during developer selection and entitlement
phases.
Performed study to determine surplus lands
suitable for inclusions in asset management
program and procedures necessary to
establish such a program in Monterey
County. .
Provided economic studies leading to
establishment of Redevelopment Agency;
reviewed developer proposals and assisted in
developer negotiations.
Simulation model developed to measure
impact on affordable housing stock from
imposition of height and open-space
ordinance.
Evaluation model measuring the degree of
"incentive" actually involved in proposed
ordinance requiring major "affordable"
housing componenL
Analysis of amount of affordable
housing/community meeting space which
could be justified on basis of commercial
space density bonus provided for in proposed
ordinance.
Additional information regarding these assignments as well as project contacts may be
found in the General Brochure.
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We appreciate the opportunity to offer our consulting services to the Redevelopment
Agency of the City of San Bernardino and wish to express our sincere interest in
performing as your real estate consultants. If selected we will make every personal and
professional commitment to ensure an informative and useful set of products in a
timely fashion. We look forward to hearing from you regarding this important matter
in the near future.
..~
Very truly yours,
A TELSON COMPANY, INC.
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BACK ROUND AND QUALIFICATIONS
OF-
THE NATELSON COMPANY,INC.
Attachment I
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QUALIFICATIONS AND EXPERIENCE OF
THE NATELSON COMPANY INC.
The NatelsoD Compaay, lae. (TNO) is a real estate economic and financial consulting
firm which provides consulting services to both public and private clients in the
following basic areas:
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Market feasibility studies;
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. Financial feasibility and income projection analyses;
. Development strategy and disposition analysis; and
. Fiscal impact assessment.
The founder of the firm, Jay W. Natelson, has over 25 years of real estate consulting
experience in the Southern California area. . The firm is dedicated to the principle of
direct involvement of the senior staff in all pbases of the work effort, utilizing the
efficiencies inllerent in modern technoloay to provide timely, accurate consulting
assistance to the firm's clients. Renecting tllis capability the firm operates ten 1ligh
speed computen for financial analysis and data base evaluation.
TNCI maintains a highly qualified staff of senior professionals to assist the principals
in the conduct of each assignment. The company also regularly participates on multi-
disciplinary consultina teams, both as a prime and a subcontractor.
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Sophisticated analytical techniques are balanced with seasoned judament as TNCI
strives to produce analyses of the hiahest technical quality without advocatina its own
or anyone else's opinions. Imaginative problem identification and study plan
formulation are applied to each assianment. The final products are structured to assist
the client make realistic decisions and achieve practical results in the shortest possible
time. This results are communicated throuah a variety of media tailored specifically to
their intended audience.
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The firm currently has 17 full- and part-time personnel at two offices located in Los
Anaeles and Honolulu. Its headquarters facility is located at:
10960 Wilshire Boulnant, Suite 222
Westwood Vl11a.e
Los An.eles, California 90024
(213) 47a-5016
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SELECTED PROJECT EXPERIENCE
RELATED TO URBAN DEVELOPMENT ISSUES
The Natelson Company, Inc. have performed the foOowing assignments which give an
indication of the range and depth of the firm's experience.
URBAN DEVELOPMENT EVALUATION
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First and Broadwa" DeyeloD.ent Prallr..! 'DeveloDfr Seler.lon Protei. and
~aH Nlilllotlatlons. Serve as economic advisors to the Los Angeles County
Chief Administrative Office on this program to select a developer for a 606,000
square foot office building to be located on the Civic .center Mall. Tasks include
market and rJDlJlcial projections for the project, developer screening and lease
evaluation/negotiations.
.
1:1 Puehlo DeveloDDlent PI'OIrUIft Fln.nrl.1 and u.sl.. AdrisorY Semeel..
County 01 Los AUllles. Served as economic advisors to the Community
Development Commission of the County of Los Angeles on the EI Pueblo
program. Tasks have included the development of computer models to evaluate
the financial performance of the program from both the County's and the
developer's perspectives and to measure the fiscal impact on affected public
agencies.
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Fontana Red.velonDleD. Pl'O!'ram. City of FeDta.a. Served as market and
financial consultants to the City of Fontana in the evaluation of proposed
Galleria Fontana sub-regional Shopping center. Performed market studies of
proposed facility, then develOped computer program to assist the City in
determination of financial feasibility and potential return from alternative forms
of land disposition and f"Jnancing.
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Pronertv Dllbolltlon. and LeallnR AdylsorY Semres. Countv 0' San Dlno..
Served as property advisor to the County of San Diego on a number of inIportant
projects. Assignments included highest-and-best use studies, parking lot
location studies, development review evaluations (for the County Administrative
Center site), and sround leasins evaluations for public lands.
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Land BlIInk Svstem lor Cltv 01 Los Anlleles. Investigated potential for the
crestion of a land bank system in the City of Los Anseles derived from existins
inventory of surplus public laRds. Reviewed candidate listing of over 60,000
parcels to determine whether there existed development opportunities sufficient
to warrant establishment of the program; also examined legal mechanisms
necessary to inIplement such activity.
. F1~stone flant Aroulsltlon. South Gate. Provided expen assistance to the City
of South Gate in negotiating the acquisition of this plant by Hon Industries.
Assistance involved evaluating the development opponunities presented by the
facility, projecting the financial return achievable by the developer, and
determining the public subsidy required in the form of a UDAG grant.
Attachment I
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San Benardlaa. Call1ornla: Indultrlal Park Feulbllltv An.lval.
The coasultant was retained by Westway Investment, Inc., to conduct a compreheasive
_ket feasibility study for the development of an industrial park in the City of San
Bernardino, California. The scope of the study effort included field research of
competitive projects, site investigatioas, park demand/absorption projectioas, plus
ncommended rent schedules and sales prices.
Sail Benardlno County", Callfonla! I..os Sernnol Community N.,ed. AlIHlment
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As part of a detailed community needs analysis for one of San Bernardino County's
unincorporated areas, the firm undertook an ecollOlllic assessment of housing, social
and capi.-I-improvements necessary to revitalize the area. The research involved a
detailed market and statistical analysis of the community to determine supply and
demand facton, and develop a realistic development and rehabilitation program.
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Saln Bertlardlno... Cantora..: UnDer Santa Ana Rlftr Herre.tlonal Demand ADalval.
This analysis involved determination of current and f\lture projected recreational
demand On USFS recreational lands by use category through the year 2050 with and
without coasideration of a proposed f100d control project. Existing and projected
demand patteras, regional growth characteristics, and a user/day valuation
methodololywere developed and evaluated for the program.
San Be....nllno County. California: Vidal Nurlear Generatlnlt' Station
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The coasultant provided socioeconomic data, impact information, and analyses on
coastruction and operation of a desert-sited HTGR for inclusion in an Environmental
Impact Report-being prepared for submission to the U.s. Atomic Energy Commission
by Southern California Edison. The consultant was required to satisfy AEC
rll4..irements and format (USAEC Regulatory Guide 4.2).
Specific inputs included site-specific to regional demographic and land use data
projections; economic and social effects of plant construction and operation; and
visual, social, and economic effects of proposed traasmission lines. Special emphasis
was placed on geographical distribution of anticipated temporary (COllStruction) and
permanent population in the region, and the ability of the affected areas to absorb it.
City of Sa. Bernardino. Canfornla: General Plan Undate
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Economic and fiscal impact components were completed for the City of San
Bernardino General Plan Update. Tasks completed included: I) documentation of
existing economic conditions including the retail, office, industrial, residential, and
hotel/motel markets; 2) projection so growth within these markets through the year
2010 in terms of building square footage; 3) projectiollS of acreage absorption through
the year 2010; and 4) a fiscal impact analysis of three land use alternatives. In
addition, policy formulation and program recommendations for economic development
were developed within the context of the preferred Alternative.
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. Erollomlr De.,loDment 'roR"''' Imnlellleatatlqn Study_ Rlyenlde.
C.J1101'11Ia. The ~nsultant worked with the Rivenide County Office of
Economic Development to establish an evaluation and prioritization methodology
together with an implementation workbook for use in the evaluation of proposals
brought to the County as candidates for funding under its new Economic
Development Fund. The procedures emphasized (J) uniformity and fairness in
application, and (2) maximization of economic benefit given limited availability
of funding.
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Do.Blown Revitalization Study. OIIItarlo. A comprehensive market, economic
and financial analysis was completed for the city's Redevelopment Agency to
assess the potential for revitalizing aiid upgrading the downtown commercial
core area. Concentrating on.Euclid Avenue, the analysis included assessment of
area-wide market supPOrt bases for commercial, industrial and residential land
uses, projected absorption rates for each use by square footage, and
establishment of time frames for development. Development concepts were
presented in the form of prototypical projects and subjected to financial testing.
Benefits and costs were delineated together witb fiscal impacts of the program
on tbe City.
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Metre Ran Prater' 'rGHrIY Eyaluatlonl.. Lal An.eln OD.. PrOperty valuation
and right-of-way acquisition analyses were completed in tbe Los Angeles
downtown area as part of a preliminary appraisal program for the SCRTO. The
f"mtthird of the route was covered in the analysis.
MARKET RESEARCH AND RECOMMENDATIONS
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'.clne Center Market Feasibility Studies.. Lei AIIIlalel.. CalifornIa..
Served Acquest (formerly IHR America) as economic consultants in tbe
evaluation "f the market potentials for mixed use development on lands located
on 2nd Street in the Los Angeles Downtown Area westerly of tbe Harbor
Freeway. Under consideration include office; botel; retail; and residential
activities.
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L11l&:oln-Falr Oaks Rnltallzatlon Studv. Study involved an analysis of the
market potential for a ratige of commercial and industrial uses in the Lincoln-
Fair Oaks triangle and the Lincoln Boulevard Corridor in the City of Pasadena.
Uses wbicb were investigated include: hotel/motel; retail; office; automotive;
and light industrial/ware- h(lusing. As part of the analysis extensive surveys
were conducted of local businesses to determine their land use requirements and
willingness to relocate within the corridor.
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Riehel' and Best Us. Studies lor Three Pronertlet... '.1... Duen.. C.llfomla.
Three hiahest and best use studies were performed for a private client. The
. three properties were at, or near, major thorougb-fares and markets analyzed
included regional and local-serving retail, office, apartment, condominium, and
hotel. In addition to documenting existing and projected market conditions,
current government regulations, ordinances and policies were assessed. A pro-
forma cash flow for the life of the selected use was developed based on
projected market facton and client financial requirements. The three properties
were then prioritized in terms of timing of development.
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. Whole..le Produre Market Ae"It.llutlon Study.. La. AII..tela Completed the
basic economic and rinancial feasibility evaluation of revitalization options for
the wholesale produce market under an Economic Development Administration
Technical Assistance Grant. The analysis involved intensive analysis of all
aspectS of the economics of produce market operations. It also required a
comprehensive evaluation of existinS leases, projected lease terms and
conditions, and stratesies to lntesrate tenant capabilities with project 1_
requirements.
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Bellnow_r Downfown Site .Analvlla. Bellflower. Study involved a detailed
market evaluation for the revilalization of a full block in the Bellflower Central
Business District. Land uses considered in the analysis were retail, office and
other commercial activities, includins the potential for rehabilitation of an
existins theatre for commercial recreation and specialty IhoppinS Ules. Financial
projections were also developed for the site,includins a developer's pro- forma
analysis and an estimate of potential tax increment from the project.
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Feaslbllltv Study tor Snare MUleum and Srl.are Ce.t~r. La_DOe.
California. A study was completed for the City of Lompoc to determine the
feasibility of establishioS a Space Museum and Science Center on properties
adjacent to Vanden burs Air Force Base ~- the site of tbe western spaceport for
shuttle Iauncbes. The study involved a nationwide comparative evaluation of
similar facilities; tbeir histories, srowth profiles, and current operatinSltatul.
The output of the study included recommendations as to fundamental feasibility,
recommended phllins of development, operatins manasement structure and
financial plan, marketins recommendations, and prosram implementation.
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Burha.1e eBn and Olive Trla.srle Market Analysll. Burhank. A Dumber of
market studies were performed for the City of Burbank between 1979 and 1983
in support of this comn.dnity's redevelopment activities. For the CBD, market
analyses were conducted to validate the demand for a major IhoppinS center and
to evaluate the re-use potentials for the existing mall. In the Olive Triansle,
attention was directed toward the creation of a media center and understandins
tbe dynamics of current market potentials for ofrlce, retail, restaurant and
entenainment- related uses.
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HeIPlo.a' ShDDDlnR Center Feasibility Studies 'or Enell' W... ash." Jar...
Conducted numerous resional shoppinS center market feasibility and economic
impact studies for the Ernest W. Hahn Company, includinS analyses for the
followins existins or proposed centers; Mariners Island, San Mateo; North
County Fair, Escondido; Puente Hills Malls - adjacent land use, City of Industry;
Kelso - adjacent land use, Kelso, Wllhinston; proposed Sierra Vista resional
center, Clovis, California; and proposed resional center, Santee, California.
. Peter'. LandlnR SaKI.'tv ~@nfer. Hunt'D..on HarbQur. Provided market
analysis for proposed specialty retail development located on Pacific Coast
HiShway in Hunlinston Harbour. Currently servins II advisor to the developer
with respect to maximizing markel position and future return from existins
center.
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. Reeenllals.anre Stud" far Two ProDertlH_ Rancho ,...,.... Callf.mla.
Rec:onnnaissance studies were lIndenaken tor a private client in order to
understand the potential impacts on the two parcels from proposed chanSe5 in
the City General Plan and Zonins Ordinance. 'tuks undertaken Include
evaluation of site physical and environment features; review of current and
prol:lOSed General Plan and Zonlns suidellnes; identification of current
development opportunities for the sites, and; preliminary determination of
current land values for this property bISed upon values obtained for comparable
properties and available sales data and current listinas.
REGIONAL SHOPPING CENTER DEVELOPMENT
" Snedrum Center. 1~lne. Callfo.,.la. Performed market research and concept
development for the Spectrum, The Irvine Company's proposed 1,400,000%
SQuare foot resional shoppina center lOcated in the "solden triansle" at the
intersection of the San Dieao, Santa Ana and Lasuna Canyon Freeways.
Projected sales volumes for proposed Macy's Department Store at the site.
" Grand CanvC/n Mall. TelJlDe. Arizona. Performed market evaluation and
financial feuibility studies for a "Super-resional" shoppinS center to serve the
soutbern Phoenix metropolitan area. Studies area examlnins the appropriate
scale for development wbi~h could ranae u large IS a "West Edmonton Man"
type development. Analyies are also beina performed with respect to the most
appropriate location.
" Off. Price Mall. HawaII real. HawaII. Conducted market evaluation for
proposed sllb-regional"orf-price" mall to be located in Hawaii Kai, Oahu.
Studies completed for KAcor, 1985.
" VI~alla Center LMatlon Studv. VI..lla. California. Currently asa!sting the City
of Visalia in determinina the market feasibiilty of a proposed reaional shopping
center In the City of VisaliB. In addition to the market analysis the study is
examining the optimum location for tbe center, considerins both private
developer requirements and public sector impacts in tbe evaluative process.
. North Countv F.Ir. Escondldo..CalJfo"!la. Performed market research,
economic evaluation and fiscal impact evaluation for this successful reaional
sbopping center. Studies included a detailed evaluation of center's impact on
existing downtown merchants and regional shopping centers. Center was
recently opened at its location in Kit Carson Park, Soutb Escondido.
. Clovis Revlonal Center. Clovll.Ca..tora'a. Performed market research,
economic impact analysis and fiscal impact evaluation for proposed reaional
sbopping center. Study performed IS part of Environmental Impact Report.
Extensive analyses were conducted to evaluate the impact of the proposed center
upon Clovis and Fresno Central Business Districts and other regional sbopping
centers within the market area. Project currently under construction.
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. La Jolla vmau. Saa DleRo. Ca'"orala. Performed ecoaomic impact evaluation
of proposed ceater oa merchant base in the community of La Jolla. Center has
been constructed and is in operation.
. Mariner's Island. Saa Mateo. Callfo.nla. Conducted extensive evaluation of
market potential for proposed regional center, particularly focusing upon
whether market existed to support this center without great impact upoa existing
Hillsdale ceater and San Mateo CBD. Ceater has been developed and
performing successfully.
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. Piau Camlna Real Ex.anllon. Carl.had.. Call1ol'lll_. Performed economic
impact evaluation and fiscal impact studies for proposed second phase of Plaza
Camino Real. Study also examined the probable growth inCluding impacts of the
program. The expansion, including two full-line department stores, has been
completed and the cellter is performing successfully.
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. Slml ShonDI.. Center. SIll'I. Callforala. Performed market feasibility studies
for proposed center in the City of Simi. Analysis of existing and potential
competition revealed that development of proposed "The Oaks" realonal center
would make this program infeasible. Program did not proceed as The Oaks
center was developed first in a superior location.
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. Onard Down'awa and Freeway Lor.tlon.. Oxnard.. C.llfomla. Performed
several market studies evaluation market potential for new resionalshopping
center facilities in the Oxnard area. Studies indicated that CBD could not
support each development, and that in the long term the U.s. 101 Freeway would
probably be the optimal location for development of such a facility.
FINANCIAL ANALYSIS OF PROJECT-RELATED COSTS AND REVENUES
. Sa. Juan Cablsfrano RedeveloDlftent ProRI'IIID.. San Jua. C..ls'nno.. Provided
initial projections of redevelppment program activity costs and revenues which
led to the establishment of the redevelopmeat area's boundaries and the basic
tax-sharing agreements with Orange County and special districts. Currently
developing a detailed financing plan for the agency which provided mechanisms
for implementation.
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. Pro led Delnhl. South Cate. Prepared 40+ alternative cash now projections for
proposed high rise office development in the City of South Gate. Computer
program was designed which provided detailed estimates of: development
program phasing; annual development costs; financing requirements; annual
private sector and public sector shares of program revenues; agency tax
increments; and hotel and sales tax revenues. The analysis was utili:red in the
agency's negotiations with the developer over the various elements in the
development agreement.
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· EM.omlC! aad Flst.II.Dart A,aIYSH lor 'nine Center and Ne...rf Cent.,
EXDa,,"lqD. 'nl", ComDilllv.Performed economic and fiscal impact studies for
these two major centen for the Irvine CompaJly as part of their submissions for
leneral plan amendlllents to the cities of Irvine and Newport Belch. IrviDe
center study focused around pwinl of proposed relional shoppllll center and
lenertition of sales and property taxes for the City; Newport center expansion
focused in the Interactive benefits between office, hotel and exlstilll rellonal
center uses In the leneratlon of municipal revenues.
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Patine Federal Headauarten/Sunerhlork Retail Bey_toblD.ala Colt. M....
Over the past four yesn co~ultinl assistance has been provided for Pacute
Federal $avinp in its developinent Ictivities within the downtown Costa Mesa
Redevelopment Area. Computerized cash flow analyses were desilned to test
alternative ph..inl for Pacific Federal's headquarteR office complex. In
addition, market and financial feasibility studies were conducted for the
companion project, .. multi-use "Superblock" retail commercial complex.
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North CIty Welt mOre Park. s..n Dlello. Provided computer-pnerated,
financial feasibility evaluation of alternative buildinl concepts for major office
complex in northern area of San DieIO. Over 30 different alternatives were
tested, leadinl to the selection of the most viable concept and Pwinlschedule
for the development.
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Multi-Modal Tn._bArta.lon Center.. Sant. Ana.. Performed series of market
and financial studies for $6.5 lIlillion multi-model transportation center
currently under construction in the City of Santa Ana. Primary purpose of the
study was to determine a market base for commercial activities which could
offset the cost of the center's operation. Detailed financial studies were
conducted In order to test alternative use conflaurations and public sector
financial requirements. Consultant also served as leasinl advisl.Jr to the proaram.
LQNG-TERM GROUND LEASE NEGOTIATIONS
. Unlt~d St. tel Pos.al Service Lea.e NeRot'atlanSenlte... California' Arizona..
Provide on-Ioinlleasehold evaluations and nelotiatlons for around and
developed property lease renewals and new leases for USPS properties
throulhout California and Arizona. Services Include lease nelotiatiOD, sale YI.
lease evaluation, tenant neaotlations, and compensation claim evaluations.
Recently retained to serve as expert witness for litilation related to lease
payment questions pertaininl to special district assessments on several California
properties.
. SCRTD Headou.rten Studv~ Los AnsrelHa Assessed alternative opportunities
for the development of a new headquarten facility in downtown Los Anleles.
Choices involved remaininl at existlnllocation, movinl to a new location, or
developing a new facility intelrated with bus operations. An extensive
reconnaissance was conducted in the CBD to identify leasinl opportunities for
SCRTD. -
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. Pro_sed Bullork'. ~D.rtm~.t ~tore. Sallta B.rha.... Assisted the Santa
Barbara Redevelopment Aaency in evaluatina the lease income attributable to
proposed development of Bull(lCk's Department Store as part of downtown
revitalization proiram. Revenues included base rent as well as projected overage
rent and parkina income. Proaram was found to be economically viable though
it was rejected by the voten in a recent election.
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Torr.n~e A'mort Sit. Ground Le..e. Tornnre. Assisted developer in estimating
alternative lease income potentials to the City of Torrance under proposed
development configuration and a ranae of percentaae leases for office, retail,
hotel, restaurant, and parkina land uses. Projections submitted as part of lease-
bid packaae to the City of Torrance.
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Rollin. Hills Pia., ,Gm.ad u.... Tarnnr,. Provided leuinl advisory
assistance to the City of Torrance in its DeBotiation of a new around lease for a
2D-acre site. The new lease was required by the lessor as a prerequisite to his
undertaking the cost of substantial improvements to an .,ina shoppinl center.
The analysis determilled a mechanism to establish a fair means for increasinl
rents to realistic levels while conslderina at the same time a basis for equitable
returns to both developer and the city landowner.
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LAX North Side DeweloDment Arel!. Westrhester. Retained by the City of Los
Anaeles Department of Airports to llrepare hiahest and best _mnlRcial
feasibility analysis toaether With an EIR for 2ao acres of land located adjacent to
the North Runway of Los Anaeles International Airport. Study documents
included a market feasibility report, a plannina concept analysis, a market
analysis for the adjacent Westchester CBD, an EIR, and a detailed analysis of the
leasina potentials for the property. The leasina document identified around
lease terms, phasina and potential revenues obtainable from the proaram.
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SELECTED PROFESSIONAL REFERENCES
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Mr. Orel Haller
Technical Rep.
U.s. Bureau of Reclamation
Enlineerlnl A Research Center
P.O. Box 25007
Bldl. 67, Code D-811
Denver Federal Center
Denver, CO 80225-0007
(303) 969-7240
Mr. Brad Crow
Senior Operations
Research Analysis
Department of City PIannlnI
Room 50S
City Hall
200 N. Sprlnl Street
Los Able1es, CA 90012-4801
(213) 485-3869
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Mr. William Knler
Assistant Administrative Officer
County of Los Anleles Chief
Administrative Office
Hall of Administration
SOO West Temple, Room 726
Los Anleles, California 90012
(213) 974-1301
Mr. Vince Maclonkl
Manaler, Real Estate
Los Anleles Facility
Service Office
USPS, Western Reaion -
3000 Ocean Park Blvd.
Suite 200 1
Santa Monica, CA 904OS-3026
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Ms. Marllyn Lurie
Assistant Director
Industrial and Commercial
Development Division
Community Development
21S West SIxth Street
Los Anleles, California 90014
(213) 48S-S72S
Mr. Vince Bautista
Principal Planner
City of San Bernardino
Redevelopment Aleney
P1anninl Department
300 North D Street, 3rd Floor
San Bernardino, CA 92418
(714) 384-S077
Ms. Ann Siracusa
Principal Planner
Department of City Planninl
Los Anleles
200 North Sprinl Street, Room SSO
City Hall
Los Anleles, California 90012
(213) 485-3472
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CLIENTS
Oients served by the Principals or The Natelson Company, Inc. include the following:
Prl...te Seetor
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Albuquerque Center, Inc.
Amfac Property Redevelopment Corp., Hawaii
Archiplan
ARC<>
Bank of America
BRW. Inc.
Burlinlton Northern Industries
Ca1~k Development
ne Campbell Estate. Hawaii
Carson Estate Company
Chevron Land and Development Company
Daniel. Mann, Johnson cl Mendenhall
EDAW, Inc.
Ernest W. Hahn, Inc.
Federated Department Stores
GLS Building Corporation
Hemute Corporation
lIoliday InJIs or America
Kaiser Development Company
Lawrence cl Shaw
Maluire(l'homu Partners
Albert C. Martin Associates
Moore. Ruble. Yudell
Newman Properties
Pardee Construction Company
Parker Ranch/Richard Smart Trust
Pearson and Wuesthorf, A.I.A.
ne Planninl Group
Portman Properties
PrudentiallDSurance Company
Public Storlie, Inc.
Rancho Escondido, Inc. (Mobil Development Corp.)
Rod GUDD cl Associates, Inc.
Shapelllndustries, Inc.
Sinclair Unlimited, Inc.
Southern California Edison Company
Sudberry Properties, Inc.
Summa Corporation
ne Arroyo Group
Turnmar Development Company
W. Wolf Properties, Inc.
Watt Industries
Winthrop Financial Company, Inc.
Wrather Corporation
Oients (Continued)
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Clients (Continued)
Public: Sedor
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Banninl, City of
Beaumont, City of
Bell Gardens, City of
Casa Gnode, Arizona, City of
Centinela Valley Hilh School District
Chandler, Arizona, City of
.f'Iaastaff, Arizona, City of
Fontana Redevelopment Alency, City of
Fountain Valley, City of
Glendale, City of (Arizona)
Lompoc, City of
Lonl Beach HoUSinl Authority, City of
Los Anleles ColllDlunity Development Commission, County of
Los Anseles Community Redevelopment Aleney, City of
Los Anleles Department of Airports, City of
Los AnleJes.Dep8rtment of County Enlineer-Facilities, County of
Los Anleles Mayor's Office of Economic Development. City of
Los Anleles Port District, City of
Moreno Valley, City of
Ontario, City of
Oxnard, City of
Pasadena Commllnity Redevelopment Alency, City of
Phoenix Union Hiah School District
Phoenix, Arizona, City of
Port Hueneme, City of
Santa Barbara, City of
San Buenavenwn, City of
San Dieao Economic Development Division, City of
San Dieao County Park and Recreation Department
San Juan Capistnno, City of
Santa Monica. City of
Scottsdale, Arizona, City of
Simi Valley, City of
South Gate Redevelopment Alency, City of
Sollthern California Association of Governments (SCAG)
Southern California Rapid Tnnsit District
Tolleson, Arizona, City of
U.s. Army Corps of Enlineen
U.s. Navy
United States Department of the Interior, Bureau of Indian Affain
United States Department of the Interior, Bureau of Land Manalement
United States Department of the Interior, Bureau of Reclamation
United States Department of the Interior, Office of the Secretary
United States Forest Service
United States Postal Service, Western Relion
Whittier, City of
Winslow, Arizona, City of
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JAY W. NATELSON
Prlaelp.1
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Mr. N.telson founded the firm in 1974 after eleven years experience with the real
estate COIISultinl division. of Booz, Allen and Hamilton. His 27 years' experience in
economic consultlna and development activities have concentrated on implementation
prolrams, orlanizatiQnal structures anel financial planninl for development projects of
corporate, private and public clientele throulhout the United States and Latin
America. His professional experience includes commercial/industrial development,
tourism and recreational facilities, enel1y-orientedprojects, traJISpOrtation economics,
new community development, fiscal evaluations, ad numerous studies for cities
throulhout the Southwest, for the Department of the Interior, the U.s. Army Corps of
Enlineers ad the U.s. Postal Service.
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He has been particularly active in economic development studies for communities in
California and Arizona durinl the past two years, includinl comprehensive economic
development stratelies and specif'IC urban revitalization proaramminl. Rational,
controlled Irowth prOlrams within practical fisca1 constraints were stressed in these
analyses, with the lOll beinl the establishment ot a balanced local economy that would
support community socioeconomic needs while mailltaininl f'uc:alatability. Economic
development studies conducted for the cities of Los Anaeles, S8JI Bernardino and
Ontario, California apecifically addressed the isaUes Or balancinl accelerated residential
lrowth with suitable commercial.and industrial development in order to broaden the
tax base sufficiently to support the public service needs of'the community with a
reasonable tax strUcture. EconOmic Development Elements to the General Plans of S8JI
Bernardino, Ontario, Fontana, Solvanl and S8JI CIe,mente also addressed these issues.
These and related studies for Chandler, Phoenix IJId F1aptaff, Arizona also addressed
the question of shiftinl activity centers ill the community, involvinl Iocational criteria
for new commercial and industrial uses 8JId reuse/revitalization questions for existinl
or older downtown areas.
.Mr. Natelson serves as lease evaluation and nelotiation contractor for the U.s. Postal
Service, Western Reaion, in which capacity he neaotiates ad prepares a variety of
lease alreements on an onloinl basis for Postal Service properties in California and
Arizona. He has served as an expert witness before California relulatory alencies ad
the U.s. Tax Court, and currently is an expert witness for the Arizona Attorney
General's Office and the Arizona Department of Transportation on property
condemnation matten.
Mr. Natelson received his bachelor's delree cum laude from Princeton University and
a master's delree in Business Administration from the Stanford University Graduate
School of Business. His master's prolram emphasized marketinl and finance, ad
~cluded extensive study in the areas of statistical ad financial analysis utilizinl
applied computer techniques. He served three years as a U.s. Navy Air Intellilence
Officer in the air arm of the Sixth Fleet prior to completinl his master'a delree.
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ANITA KRAMER
SeDlor Auoclate
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Ms. Kramer performs economic and financial analyses for both private and public
clients involved in development and land use strategies. This work emphasizes linking
market findings to financial options through spreadsheet modeling, appraisals, market
research and impact analyses.
Ms. Kramer's assignments have recently incl\lded: a market feasibility and conceptual
development study for a spaCe museum in Lompoc, California; market feasibility
studies (or a regional mall in the Santa Clarita Valley, California, and a super-regional
mall in Mesa, Arizona; IlIId analysis of the lease revenue potential for Los Angeles
International Airport Northside Development. As Project Manaier for the LAX
project, Ms. Kramer developed a model to test the optimum lease arrangement for
each Of nine major parcels, with the possibility of seven different uses and a leasing
period of 60 years. Her assignments have also included a financial analysis for a 580
acre business park at Sky Harbor Airport in Phoenix, Arizona; highest and best use
studies for commercial land throughout Southern California and Arizona; market and
financial feasibility studies for residential developments in Southern California and
Arizona; a market feasibility study for all amusement park in central Arizona; an asset
management progrJIII for a private university in Riverside County; industrial and
commercial appraisals (or the United 'States Postal Service; development o( innovative
investment strategies for ,the Summa Corporation; projection o( final sales prices for
residential units in an unproven Ventura County, California, market area; and
reconnaissance studies to determine the impact of proposed dowo-zoning on major
commercial parcels in Rancho Mirage, California.
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Ms. Kramer hu extensive experience in downtown and central city redevelopment
programs inCluding evaluation of redevelopment potential along Vermont Boulevard,
EXpOSition Park area, and the Figuerna corridor in Los Angeles; the Barrio Logan
industrial area in San Diego; Wuhington Boulevard in Santa Fe Springs, California;
and downtown Chandler, Arizona. She hu also evaluated the direction of major
industries in Los Angeles and the Phoenix area and developed detailed programs to
recruit new and retain existing businesses and industries.
Prior to joining The Natelson Company, Inc., Ms. Kramer wu a Program Manager
with the POlicy Analysis and Research Section of the Executive Ofiace of Communities
and Development for the State of Musachusetts. Her work there provided
considerable experience in fiscal impact analysis, fiscal forecuting, financial analysis
and community development. She also gained extensive knowledge of survey research
techniques, quantitive analysis, and policy development through employment at the
Planning Office of the University of Massachusetts.
Ms. Kramer hu extensive knowledge of Symphony, SPSS and BASIC, and has used
numerous packaged programs in the conduct of her statistical analysis.
Ms. Kramer holds a muter's in City and Regional Planning from Harvard University
where she specialized in Housing and Community Development. She received her B.A.
cum laude in Economics and Urban Studies from the University of Rochester.
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FRANK F. TAPLIN
Auoclate
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Mr. Taplin's diverse skills come from a background in both commercial development
and real estate consultiq, .. well .. practical real estate-oriented professional training.
Prior to TNCI,Mr. Taplin worked !II an Assistant Project Manager for a developer of
mixed-use urban centers ulldertalten.. public/private joint ventures. In this role Mr.
Taplin helped structure complex rmancing strategies that are characteristic of
redevelopment projects.
At TNCI Mr. Taplin's ,...ig"muts bave included negotiations between cities and
developen, project financial anaI~is, and a range of rJScal impact analysis and
participated in the negotiations for the buyout of a publicly-held interest in the South
Bay GaUeria regional mall by the developer, Forest City Enterprises, which was
successfully executed; He also _ been eDIIged in negotiating land lease agreements
on bebalf of the City of Signal Hill for retailaad auto dealers developments in the
City'S redevelopment ares. For the University of California, Rivenide, Mr. Taplin has
e".mined development options on its MoreDO Fiald Station from a market feasibility
and rmancial return standpoint, and recoQUilended strategies to optimize the
UnivenitY's long-tenD development and rmancial objectives. For a nearby project site
in Moreno Valley identified .. the Oleander area, Mr. Taplin determined market
potentials. rllClll impacts and a MeDo- Ross fiDIDCmg strategy to hnplement the
Oleander Industrial Specific Plan. In a similar Clpacity he has advised Monterey
County on the short- and long-term financial implications of an office development
and leasing proposal presented by a developer.
Mr. Taplin's market studies bave included serving on the consultant team .. the
project economist for the center City West DeveloPlDent Program, and eteort which
.viii lead to a specific plan for the area immediately west of the Harbor Freeway in the
center City of Los Angel... As part of this analysis Mr. Taplin prepared baseline
forecasts of office, hotel, retaila.ad tesidentialspaee to guide the master plan process,
then developed a model to fund the infrastructure necessary to support the anticipated
35 minion square feet of new construction.
Mr. Taplin is also engaged in market analysis and development recommendations for
two specific plans in the City of ontario aimed at revitalizing its doWDtoWD core. He
h.. completed rllClll impact analysis for projects in the City of Rancho Cucamonga
and in Riverside County.
Mr. Taplin received a Master's Degree in Real Estate Development from the
Massachusetts' Institute of Technology. He studied.. an undergraduate at Princeton
University where he received an A.B. in Architecture.
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Attachment I
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AGAJ ANIAN
&f ASSOCIATES August 1, 1990
Ms. Barbara Lindseth
Accounting Manager
San Bernardino Redevelopment Agency
300 North "D" Street, Fourth Floor
San Bernardino, CA 92418
Re: Agreement for Professional Services
Development Economic Dear Ms. Lindseth'.
(if Planning Consultants
We are pleased that the Redevelopment Agency stalI bas selected
AGAJANIAN & Asaociates to recommend to the Community Development
Commission as CinanciaVeconomic consultants to the Agency. I have signed
your prepared agreement and am returning it as you requested.
Please contact me directly if you should have any comments, questions or
concerns regarding the firm.
enclosure
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AGREEMENT FOR PROFESSIONAL SERVICES
Agreement No.
THIS AGREEMENT made and entered Into this day of .
1990, by and between the COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF
SAN BERNARDINO. on behalf of the REDEVELOPMENT AGENCY OF THE CITY OF SAN
BERNARDINO, a publl c agency. ("Agency"), and AGAJANIAN AND ASSOCIATES
("Consultant"):
RECITAL
1. PurDose
The purpose of this Agreement Is to allow the Agency to procure the
service of an experienced professional firm to assist the
Redevelopment Agency with financial/economic consulting services.
TERMS AND CONDITIONS
2. Mission
Agency hereby retains Consultant for the provision of services
described In Attachment I. Consultant hereby accepts such
responslbnltyas described herein.
3. Terms
This Agreement sha 11 commence as of the day and year fl rst above
shown and shall remain In full force and effect for the period of
one year unless sooner terminated as provided herein. The Executive
Director of the Agency or his or her designee Is authorized to
extend this Agreement for up to one year as long as budgeted funds
are approved and as long as the Extension Is upon the same terms and
conditions as specified herein.
4. Consultant ResDonslbl11tles
Upon the request of Agency's Executive Director or his or her
designee, Consultant shall complete the work program described In
Attachment I. Consultant commits the principal personnel listed
below to the project for Its duration:
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Shant Agajanlan
Christine Ketz
Elizabeth Williams
5. ReDlacement of Named Personnel
It has been determined that the Indlvldual(s) named In this
Agreement are necessary for the successful performance of this
Agreement. No diversion or replacement of these Indlvldual(s) shall
be made by Consultant without written consent of the Agency. The
Agency may ratify, In writing, within ten (10) days of said
diversIon or replacement and such ratificatIon shall constitute the
consent of Agency required by thIs clause. If Agency falls to
respond to Consultant within ten (10) days of notification by
Consultant. said personnel diversion or replacement shall be deemed
approved.
6. Release of News Information
No news release, IncludIng photographs, public announcements or
confirmation of same, of any part of the subject matter of this
Agreement or any phase of any program hereunder shall be made
without prior written approval of Agency's Executive DIrector or his
or her designee.
7. Confidential It v of ReDorts
Consultant shall keep confidential all reports, InformatIon and data
received, prepared or assembled pursuant to performance hereunder
and that Agency designates as confIdential. Such Information shall
not be made avaIlable to any person, fIrm, corporatIon or entIty
wIthout the prior written consent of Agency.
8. ComDensatlon
DurIng the term of this Agreement, Agency shall pay Consultant, on a
hourly basIs In accordance wIth the schedule descrIbed In Attachment
I. Said compensatIon shall be considered full and complete
reimbursement for all of Consultant's costs associated wIth the
servIces provided hereunder.
Consultant shall be paId In accordance wIth Agency's standard
accounts payable system. InvoIces submitted by the Consultant shall
be detaIled as to the nature of the work performed and the hours
expended on such work, and all reasonable expenses Incurred by the
Consultant shall be documented. InvoIces shall be approved by
Agency's Executive Director or hIs or her desIgnee.
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9. Rlqht to Audit
Agency or any of Its duly authorized representatives shall have
access to any books, documents, papers and records of Consultant
and/or Its subcontractors which are pertinent to the specific
program hereunder for the purpose of making an audit, an
examination, excerpts and transcriptions. All books, records and
supporting detail shall be retained for a period of five (5) years
after the expiration of the term of this Agreement, or any extension
thereof, or for any longer period of time as required by law.
10. Audit Exceptions
Consultant agrees that In the event the program established
hereunder Is subjected to audit exceptions by appropriate audit
agencies, It shall be responsible for complying with such exceptions
and paying Agency the full amount of liability resulting from such
audit exceptions.
11. Aqency Support
Agency shall provide Consultant with any plans, publications,
reports, statistics, records or other data or Information pertinent
to the services to be provided hereunder which are reasonably
available to Agency.
12. Independent Contractor
Consultant shall perform the services as contained herein as an
Independent contractor and shall not be considered an employee of
Agency or under Agency supervision or control. ThIs Agreement Is by
and between Consultant and Agency, and Is not Intended, and shall
not be construed, to create the relationship of agent, servant,
employee, partnership, joint venture, or association, between Agency
ar.d Consultant.
13.
Conflict of Interest
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Consultant represents, warrants and agrees that It does not
presently have, nor will It acquire during the term of this
Agreement, any Interest direct or Indirect, by contract, employment
or otherwise, or as a partner, joint venturer or shareholder (other
than as a shareholder holding a one percent (l~) or less Interest In
publicly traded companies) or affiliate with any business or
business entity that has entered Into any contract, subcontract or
arrangement with Agency. Upon execution of this Agreement and
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during Its term, as appropriate, Consultant shall upon written
request, disclose In writing to Agency any other contractual or
employment arrangement from which It receives compensation.
Consultant agrees not to accept any employment during the term of
this Agreement by any other person, business or corporation which
employment will or may likely develop a conflict of Interest between
Agency's Interests and the Interests of third parties.
14. Successor and AssIQnment
The services as contained herein are to be rendered by Consultant
whose name Is as appears first above written and said Consultant
shall not assign nor transfer any Interest In this Agreement without
the prior written consent .of Agency.
15. Indemnification
Consultant agrees to Indemnify, defend (upon request by Agency) and
save harmless Agency, Its agents, officers and employees from and
against any and all liability, expense, Including defense costs and
legal fees, and claims for damages of any nature whatsoever,
Including, but not limited to, bodily Injury, death, personal Injury
or property damage arising from or connected with Consultant's
negligent operations, or Its services hereunder, Including any
workers' compensation suit, liability or expense, arising from or
connected with the services performed by or on behalf of Consultant
by any person pursuant to this Agreement.
16. Insurance
Without limiting Consultant's Indemnification of Agency, Consultant
shall provide and maintain at Its own expense during the term of
this Agreement the following program(s) of Insurance covering Its
operation hereunder. Such Insurance shall be provided by Insurer(s)
satisfactory to Agency and evidence of such programs satisfactory to
Agency shall be delivered to the Executive Director of Agency or his
or her designee within ten (10) days of the effective date of this
Agreement.
General Llabllltv: A program Including, but not limited to,
comprehensive general liability Including automobile coverage
with a combined single limit of not less than $500,000.00 per
occurrence. Such Insurance shall name Agency and the City of
San Bernardino as additionally Insured.
Workers' ComDensatlon: A program Including workers'
compensation Insurance, where necessary, with statutory limits.
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Failure on the part of Consultant to procure or maintain required
Insurance shall constitute a material breach of this Agreement upon
which Agency may Immediately terminate this Agreement.
17. ComDllance with Laws
The parties agree to be bound by applicable federal, state and local
laws, regulations and directives as they pertain to the performance
of this Agreement.
18. Non-Discrimination
In the fulfillment of the program established under this Agreement,
either as to employment, upgrading, demotion, transfer, recruitment
or recruitment advertising, layoff or termination, rates of payor
other terms of compensation, selection for training, Including
apprenticeship or participation In the program or the receiving of
any benefits Lnder the program, Consultant agrees not to
discriminate nor to allow any subcontractor to discriminate on the
basis of. race, color, creed, religion, natural origin, ancestry,
sex, marital status or physical handicap.
19. Severability
In the event that any provision herein contained Is held to be
Invalid, void or Illegal by any court of competent jurisdiction, the
same shall be deemed severable from the remainder of this Agreement
and shall In no way affect, Impair or Invalidate any other provision
contained herein. If any such provision shall be deemed Invalid due
to Its scope or breadth, such provision shall be deemed valid to the
extent of the scope or breadth permitted by law.
20. InterDretatlon
No provision of this Agreement Is to be Interpreted for or against
either party because that party or that party's legal representative
drafted such provision, but this Agreement Is to be construed as If
It were drafted by both parties hereto.
21. Entire Agreement
This Agreement supersedes any and all other agreements, either oral
or In writing, between the parties hereto with respect to the
retention of Consultant by Agency and contains all the covenants and
agreements between the parties with respect to such retention.
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22. Waiver
No breach of any provlsl~n hereof can be waived unless In writing.
Waiver of anyone breach of any provIsion shall not be deemed to be
a waiver of any other breach of the same or any other provision
hereof.
23. Contract Evaluation and Review
The ongoing assessment and monitoring of thIs Agreement Is the
responsibilIty of Agency's Executive Director or his or her designee.
24. Termination
This Agreement may be terminated by either party by giving written
notice at least five (5) days prior to the effective termination
date In the written notice.
25. Notice
Notlces,.hereln shall .be presented In.person or by certified or
registered U. S. mall, as follows:
To Consultant:
Agajanlan and Associates
800 Newport Center Drive, Suite 475
Newport Beach, California 92660
Robert J. Temple, Executive Director
Redevelopment Agency of the CIty of
San Bernardino
300 North "0" Street, Fourth Floor
San Bernardino. California 92418
Nothing In this paragraph shall be construed to prevent the giving
of notice by personal service.
To Agency:
26. EntIre Agreement
This Agreement with attachments constitutes the entire understanding
and agreement of the parties.
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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be executed as of the day and year first above shown.
COMMUNITY DEVELOPMENT COMMISSION OF
THE CITY OF SAN BERNARDINO, on behalf
of the REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
By:
Robert J. Temple, Executive Director
TI
OtJ.)I~t='12 /~fLYA?A1
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Approved as to form and
legal content:
BY:;2,~ )
7 ..... AgenCounsel
Approved as to program:
REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
By: ~ I,rur< ~ ~_l '7-/
Ivlslon Manager / '7
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Robert 1. Temple
Executiw Director
RedeveIopmeDt AFDCY
City of San Benwdino
300 North "D" Street, Fourth Floor
San Bernardino, CA 92418
Re: Request for Qualiticatlons
Dear Mr. Temple:
AGAJANIAN
ell' ASSOCIATES luly 5, 1990
Developmeat ECODomic
"PlInDiDc Coaaultanls
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800 Newpon Ceo'" Dri..
SWtem
Newpon IIeacb. C\ 92660
f71<164~
FAXf7I<l64CH1668
lam pleued to lubmit III)' firm'l quallfilll'tIons to provide 6nandaIIeconomic
8Il8Iysia to tl1e Redevelopment AFDCY in reaponse to )'011I' lUDe 13, 1990
Requeat for Ql/al;rlCltlons. 1bia letter of preaelltatlon Ia foIIowecI by a
detailed ltatemeot of quali6catioGa of the firm IDd the atafl' ae1ec:ted to
provide aervicea.
MAla p~larly well qualified to ae~ )'Our aJODCY'I finaMal and
ec:ooomic 8Il8Iysia needs becauae of the firm'l aperieoce, penoDDelIDd
approac:h. Central to any .consideration of quallhtions fa a firm'l
demonstrated ability to IUCCClllfully meet the aJODCY'I aeeda. MA baa
. demonstrated that it can clelMrprompt, accurate, reliable and coat effective
analyaea to JeCboelopment ageocia with the fol1owiog uaigmnentl:
1. Redevelopment Agency. City of Lancaster
A&A is currently undcr contract to provide ongoing fina""ial and
economic analyaea. Auignmenll to date cover pro forma, 33433, and
development agrcemenll for.Iow/mod bouaing, a community commcrciaI
center, loduatrial aite 1Dd. ofIicc projccll. MA baa created a
. computerized modcl to provide consiatcnt caab/fIow, profitability and
agency impaet information for redevelopment project anaIyaia.
2. Community Redevelopmcnt Agency . City of Loa Angelea
A&A baa bad a contlnuoua contract to provide ongoma 6naoclal and
economic analyaea OYer the palt three,em. Mp"nepta included
Iow/mod bouaing financing, economic revitalization Itudica, pro forma
analysis, developmcnt agreemcnts/ncgotiatlons, and many other
assignmcnll. -
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3. RedcYeJopment Agency - Cty of Loma Linda
A&A baa provided finlDCiallJld CCODOmic .IDII)U on a broad ranae of
project reviewlincludingauto dealcDhipl, a blomednl iDduatrial part, IJId
a hoteL A&A bas also. uaJated the apacy to review IJId MUlte
developers' qllAlihtioqa. In Mdltion, A&Abas IIDdertabn a complete
.ite MUltion and development .tudy Cor aU.qency project area and the
city u a whole.
4. RedcYeJopment Agency . Cty of BIICIII Part
A&A provided project reviews Cor auto dealcDhip IJId milled use projects.
In addition, ~ c:oiIlp~teda .......""'l'daJ corrldot reuse study bued upon
. an Cllienaive market IDII)U IJId MUltion of fin.n~ic beuefita
to the aFJICY and the city.
1beae _pia of c:urrentor' reoent work do not cover aimlJar aail"menta
A&A baa Undertaken Cor reclew:Iopaaent aaencb In the cities of WaIout,
Westmlnfater, Mantecaand Monterey Park. Tbeae IllliI"-oIlta, IJId others,
are deacribed more fully In the. "Experience" section of the Statement of
Qualifications. .
In addition to the experience that A&A bas had with redeYcJopment agencies,
the firm hu aIIocolldueted market, ffpaociaJ and economic .tudies for other
Inland Empirecommunitiea inclUdIng Rancho noel''''''''P, Fontana, Grand
Terrace, ChIno and Non:o, This IoIUd Empire e..,-ieuc:e eoabJea A&A to
provide the agency with kDowIedae of localized market and development
conditiOns and trends.
A&A penonneJ are highly capable IJId .uited to provide ti...1IdaJ and
economic aervic:ea to the San BemardIno RecIeveJopment Agency because of
their ability to pruvidellUll'ket anaIyaia,finlndal anaIyaia and economic
aoa1ylea for real estate transactions. A&A.d is capable of providing in
house computer modeling, presentation materlaJa and .d training. The
resumes of the A&A ataft' ..lpeeI for the proposal are Jiated In the
"PersonneJ" section of the Statement of Qv.lifil'~tiona.
The approach taken by A&A bas proved moat helpful Cor recbeJopment
aaendea because of the personal inYOhement of the principal on aU
..ignmenta. The principal Is able to bring the beuefit of 17 ,.,.. of
experience to qulcldy uaeas the issues, problema and options available to the
agency for prompt, accurite and COlt etl'ectMl conaultatioo. More
importantly, the principal is always aware of the status of each project Ulldet
review and fa able to otTer findinp, guidance and recommendations in a
knowledgeable and .upportable mlDller. The principal Yo'Ould be uaisted on
2
Attachment I
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tbia assIl"~t by a SenIor Analyst IDd a Software Development S~I'-t
IS well IS other profeulonalawith apeclaltiea that CID be utilized on an IS
needed bulL 1b/a approach IlICIIII prompt, rtIiabJe IDd COIIIiateDt aervke to
the redC\'dopmeDt agency that it cannot euIIy obtain Ciom larger eompetitive
firIIII.
In aulDDlll)', AAA Is hiJhIy qualified to provide analyIea (market, 6D1acial,
cconolllic) and idvlaory IeMc:ea (negodatioDa, prnentatioDa, mocIeliD,
IOftware) on an onaoin, basil for the foUowlna rellODl:
1. AAA bas demollltratecl experience with I'CCIewIopment agenda.
2. AAA bas aperienc:e with raidential, commen:iaI, industrial and mixed use
projecta.
3. A&A bas current work experlenc:e in the Inland Empire.
4. AAA hIS knowledgeable and aperienced ltaft
S. AAA ctemen a broad raDJe of analyaea and aervicca with a ~ of
conaistency and respollliveneu not easily obtained Ciom larger fInna.
U the firm'a quali6catioJll appear auitable for your agency'a needI, A&A Is
prepared to diacUla how we may be of JRlitelt. _istance to )'011 and the
a,ency.
Please contact me directly for a prompt respolllC to any """'.......ta, queationa
or conc:erna you may bave about the firm or thia Statement of Qualificatiolll.
Sincerely,
ant A,ajanian, Ph.D., AICP
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AGAJANIAN & ASSOCIATES
Development Economic & Planning Consultants
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STATEMENT OF
QUALIFICATIONS
8lIO Newport Center DriYe, Suite 475
Newport Beach, CA 92660
(714) 64Q.0664 FAX (714) 640-0668
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ADOVI'1BB FIRM
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AGAJANIAN & Auoclatea (AAA) provIcIea profeaionll ewDolHlllc raearch,
planDial aDd ecMsoIy conaultlnllel'Vlcea to dieJllI rapoaalble for the
de\dopment, ~pment aDd manaaement of urban III'eII aDd ailel.
AGAJANIAN & AIIociatea ...11 public aDd private leCtOr clieDlI by
providinl ecouomlclaformation, IIlalyIiI, optioQa, evaluation,and pIaDa to
addrea lpecilic development problema, objec:tMa aDd opportunities.
AGAJANIAN & AaIociatea ofi'en c:IIcnlla broad ranae of ec:oaomic raean:h
ltu~ nemllryto better ~taDd the potentiaJa, Ifmltations, aDd
implications of area aDd aite ~t. TheIe Itvdlet CID be prepared for
commerclaI, indUltrial,reaidentialor IlIilied land use development.
AGAJANIAN & Aaaoc:latea r-li:-in the application of economic
raearcb to evaluate, formulate and plan for -the cbdopmeDt and
redevelopment of ateaa and aites. TheIe ec:()nomic p1anninl aervIcea are moat
frequentlyprovicled to community cIeveIopment departments, redevelopment
aaencJea, and Jaraer de\dopen IeCtinI deveIopiaent entit1ements and/or
appl'OYlla.
. AGAJANIAN & Associatea was founded In February 1987 by Shant
Apjanian, Ph.D.. to ...t In the. equitable, ~tJIclMt and eft'ec:the
manaaement of urban devdopment. IUI the principal purpcu of AAA to
provide objective, appropriate and timely profeaaIonaI uaiatance to c:IIcnll who
can benefit from land development economic:, r'_nnl"l and advisory servicea.
AGAJANIAN & Aaaoc:latea is COIIIIIIitted to servinl our c:IIcnllln a apec:ial,
penonallzed manner that only a Imaller alzed firm CID beat pnMde. AAA
clients receive the. direct IlM)lYement of the principal tbrouJhout all
lIIipllWttl. 'Ibla lDY01vcment cnaUlel that the c:IIcnll needs are clearly
undentood, the raearcb is tarpted, and the raults are accurate and useful
AGAJANIAN & Assadatea' c:IIcnll CID therefore expect to rcceive blJb
quality economic n:aean:b. eft'ec:the economic planninl aDd lnaiahtful advice
from A&A. . Put, present and contlnuinl c:IIcnll belle\'O that their
development planninl declaiona bawl been improved with early aDd full
conaideration of the economic llpec:ta of area aDd aite ~ment and
red~t.
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L1SI' OP SEllVICElS OFJIERED
JUonnnm'" Stl"'fea
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Areawide Pia!;aI Impactl/Mitiption
Proj!:Ct FIIC8I Impactl/Mitlptlon
.~ AbIorptlon Projections
M,atbt AnalylalBvaluation
Project PClIIIbilitylPro Forma .
Infrastructure Fin.nclpg
Development Impact Pees
Reereatlon and Open Space Fin.nclng
AnncxationJlDcorporation
Development Opportunities and Constraints
Bconomic:/Blllineu Conditions
Development Po\k:y Analyses
Bconomk Research
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ElI...-amic p1Rnn"'g
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Areawide Bconomk Deve10pment
Corridor Revita1ization
Downtown Revita1ization
Targeted Site/Area Deve10pment
InCrutructure Fmancing
Municipal Budgetlng/F'mancing
Redevc10pment Plans
J:kxlIKwn'" AdviIory Scrvk:a
avatuation of Redevelopment Project PeasJbllity
Evaluation of Devc10per Qualiticationl
Evaluation of Devc10pment Agreements
Evaluation of Infrastructure Financing PropoIa\I
Evaluation of Deve10pment Projeetlons/Forecasts
Attachment I
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EXPERIENCE AND CAPABIUl'IIlS
AGAJANIAN " AIIociateJ (A.tA) l1li proven aperieuce in IUCCCIIfuIIy
comPIetb1a eiloIIODIlc ~ pIlo_I".adldviloly IClYice -I"........ts for
commlUlitydewllopmelltclepartlileatl,~~.deveIopenand
other.ts. 'IbeIe compleJed ltudieI, pIIDI and opiDioaI bave demoDItrated
that A.tA. II capable of cteIiYerlna ClIljecthe,. appropriate and timeJy
profeilioDal ....tance to client. tbroupout SoutherD -California..
The firm II orp"," to provldc blabIY atteDtM, capable ad COlt eft'ec:tive
COIII!lItin. aervlcea by 1IIlItertakfD. 0DIy thole -tr,,"tI wbicb can clearly
benefit. &om UIe direct and actM plrticfpatioD of the priDcipaL At. the
principal of AVo. Dr. Agajanfan II able. to offer clients the kDowIedF and
~ piDed from over 17 yem of pl.....ln.. reaean:h and economic
CODI!lItina. .
The principal. lllilted by ~ profeilioDall and ~.Ihts whole
capabilitiea are available to provide reacarc:h, analytic and computer IOftware
IUpPort on an u needed baaia. .The experienC:e and capabilitiel of the
principal and the IUPportinJ ltall of usodatea are detaDed on their reaumea.
In additiOn to the peraoDDd, A.tA l1li a broad range of capabilitiel which
enable the. firm to produce quality rcpOa~preieDtatiODl and IOftware. AJi.A
opetItea an fntearated word procasfD.. &rapbicladlpR'adl_t computer
ay&tem to produce cailt-eft'ectiYe rePoru and related documents. AJi.A II aIIO
capable of deliP. apecialized analytic IOftware packap for clients with
ltaff trainln. and IUpportin. documentation.
AJi.A aIIO mafDtainlan extenIive Iibraay of economic ltatiltica and literature
from a broad array ofaovemment and private IOun:eL 'IbiI fn.bouIe reaean:h
capability tiIIUreI that the IDOIt current and rcleYant information, ideal and
methodI rcprdfn. the clientl' reaean:h needI can be qulct1y lem.cd and
applied.
In combination, the A&A peraonnel, computer I)'Stem and Iibraay provide a
1O\Ind.bula to e(fectIveIy reapond to clients' needI on both a one-time and
continUOUl baIiL 1bIs demoDltrated ability of the firm to de1iver biJb quality
aervlcea on time and on budaet II evidence that the Orm baa both the
experience and capabilitiea to addreal development iaIUea for public and
private leCtor clients. .
Attachment I
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P/Sf AND CURRENT a.mN'I'S
AGAJANIAN &: Aaoclatea bas. aucceufully completed III8IlJ eccmomic
. raean:b, pIaDnin. and advlaory usIl"'~1I forcitiea, IelIeveIopmeDt ~
and cIevcIopen throupout Southern California, iDcIucUna:
Ctica
.auno*
. Dana Point
. u.JI("uter *
. Manteca *
. Palm Desert
. Rancho Curaman..
. San Dieao
. Vernon
. Olula VIsta
. Grand Ternce
. La Quinta *
. Norco
. Port HPeDeIIIe
.. · Rancbo Miraae
. Santa Paula
. VICtorvi11e *
bd~-eIopmeDt ~
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. Buena Park *
. Loma Linda *
. Los An.eIca *
. Walnut
.Lanc:aater*
. Lon. Beach *
. Monterey Park
. Weslminlater
DcvcIopc;n
. AMCOR Properties
. Buildin. IndUltry Association *
. CalMat
. D &: D Development *
. Lewia Homes of California *
· AnaeJca Holllin. CoDcepIl *
. CaIifomia Mart
. Caner Companies
. Kaufman and Broad
. PreaIey of Southern California
AGAJANIAN &: AIaociatea' c1ienll Identified with an uteriak ba\'e felt that
the ranae of available A&A Iervicea met other necda u weIJ and retained
A&A for multiple usianmeoll or.on ao onaoin. buis.
Attachment I
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C1IENT REFBRBNCBS
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Mr. Steven Dukett, Alaistant Executive Director
'''''\allter ~t Agency
City or , "'!IeP"ter .
44933 North Peru Awnue
,...-tel, CA 93534
(805) 723-6128
Mr. Rlct Gomez, Director
CoDllDunity Development Department
City of RaIJcho alr.moo..
9320~ Road
Rancho Cuc:amonp, CA 91729
(714) 989-1851
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Mr. Joe Olaon, Vice President
Lewis Hamea
1156 N. Mountain Awnue
Upland, CA 91785
(714) 985-0971
MI. Linda Holmes, City Manager
City or Walnut
21201 La Puente Road
Walnut, CA 91789
(714) 595-7543
Mr. Vera Lawson, Executive Director
J ...~ter Economic Development Corporation
104 But Awnue K-4, Suite A
Lanc:uter, CA 93535
(80S) 945-2741
Mr. Bob Fazio, Senior City Planner
Plannina DivIsion
Community RedeYelopment Aaenc:J or Loa Angelea
3S4 Sprina Street, Suite 600
Loa Angeles, CA 90013
(213) 977-2618
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Attachment I
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RATES
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AGAJANIAN & AAoclatea II CODUDitted to providina eftlcieot 8Dd cost-
effective profea1onallel'Yicea. Our charp are 011 . time 8Dd CXpemel buia,
1IDIeu otherwiIe atated.
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Labor 01arp
PriDcipal ................................... SllO/llour
Software ~pment Sri_list .................. S75/Hour
Senior Analyst ................................ $7S/IIour
Analyst . ... ......... ... ....... .............. S5.5/Hour
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SecretaJy .................................... Wlllour
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Expcnac Qwgca
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All direct project related eapeaael will be cbarpd. Direct ""I-'vICI CXMlI'
tnMl, pbollC Calls, JXlltagc, duplication, matcriall, lubcoDlultaDta, 8Dd related
costa, II needed.
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Attachment I
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Experience
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DBVELOPMBNT PBASIBIUI'Y EXPBRIBNCB
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In addition to the Ipeci6c projecta lilted OD the fol1owlDJ job dacriptioDa,
AGAJANIAN .t AIIocia~ baapinecl flIlteDIM &a-tiIe in the Il-f'u!
conduct of ~tproject &~ty Itudlea for private deveIopen,
~t aJCDCiea and mUDic:ipaUtieL
Dr. ApjaDIaD baa manapd many developmeat feIIlblIity Itudlea coverin&
indUltrial, commerc:laf, rilc:reaticmal and, rM~tf.al1and UIeI. Amona thole
projecta wbIc:h beat~t bia expetIeDce, IkiIII and iIIIIJbt for tbia atudy
are the foIIowift,ltudlea completed within the pIIt 5 )UIL
· RedowJopment project feuJ"bDity atudia for a reaJoaaI apeciaIty retail
center and commUlilty retail center In the efhft''''IIIy dMno City of Monleley
Park, CaIifomia.
· Redevelopment feasibility atudia for the ~hft""'lly dMno commUDity of
San Yaidro In the City of San DIeao. California.
· Market aDd financial fCllll'bl'Jity analyaia for hotel projecta duouJbout
CaIifomia aDd the Weat ~t Includina San DieJO CBD, Loa Anplea CBD,
Mlt IkIe of Loa AnJCIea, CoacbeUa Valley, Oxnard, Lon, Beach aDd other
lite&.
· Market and financial analysis of inclUltrial pub c:overIn, Incubator,
rescan:h and, cIevcIopmcnt, medical teclmoJoaiea, manufacturln, and other
industrial UIC typea In Loa AnJdca, San BcnwdIno, Rhenide and San Diego
CountieL
· Numeroua market and 6nRIlclal8DJ\ylel for oftice cIevcIopmcnllln Santi
Monica, Loa Angelea, Lon, Bearb, San DleJO, Oxnard, Palm Desert and
other Southern CaUfomia 1ocationa.
'Ibcse, and other atudiea completed by Dr. Apjanian liated In the our
q"a1ificationa pactaae. reflect the critical capabDitlea of 1eadmhip,
manaaement and InIipt that AAA can brlna to' cbdopmeDt feasibDity
atudiea.
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Attachment I
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MARXBT ANALYSES EXPBRIENCB
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In addition to the apecifIc Itudlea Jilted on the foJIowIna job deIcrlptioIII,
AGAJANIAN &: AAodatel hu pined e:IteIlIMClIlpOrieDlle ill the JUCCellfuI
, conduct of ~tI related to the CY8IuatIoo of abort aDd Jona term
market """'"",,. Cor raicJentlal, -"""'CIalaDd lDduatriallancl UIClI.
A&A hu conducted DumeroUS market III8Iyaa for private ICCtor deYeIopera,
mUDicipalltia aDd rediM:1opment ........ . 'I'baC III8Iyaa haw ccwered
retail -tell, IDduatriaIUIea, boteIa, ofIIca. U&Je family aDd multi-family
raicJential uses, COIIImerdal recreatioaal, lI'ecJir.to~ aDd mixed use projects.
A&A fa currently UIldertaklna or hu recently completed market III8Iyaa for
the fol1owlna aalp.......g:
· A market anaIyaia Cor an CllIdusive raort lumry boteIloc:ated in La Quints,
CA, for . private aector de\doper and IyDdicator.
· A market anaIyaia for abort and mid term d......nd for apec:ialty retalI,
colDlllunity retail, commerdal recreational and clatination boteI usa in
Walnut, CA.
· A market demand study for Jona term commerdaI and lDdustrial
development ill I........ter. CA to auJde land use and economic development
p1annina.
· An extensive residential market analysis t'oreclll't1"1.maJe-famiIy aDd multi-
family unit .bsorptioD by product type ill the rapidly cIeveIopIna north
Fontana, CA area for . consortium of land 0WDerI and men:bant deveIopm.
· An, industrial market analysis for light lDdustriaJ, warehousina and
diltnbutiOll, and lllCUbator uses ill CUno, CA (1990).
· A market CY8Iu.tion for. realow maJIlocated in Manteca, CA (1989).
· CommcrclaI corridor market demand studies ill the cities of LoI AnaeJeI
(I989),Norco (1989). Rancho Miraae (1989), Grand Terrace (1989), Santa
Paula (1989). Buena Park (1988), Rancho Cooamoup (1988) and Loma
Linda (1988).
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BCX>NOMlC DBVBLOPMENT EXPERIBNCB
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In IdditloD to the aped6c Itucllel Jilted on the following job dacrIptIonJ,
AGAJANJAN. A. Aaodlta bu pined atemiw experieDce In the JUCCeltful
COQduct of _IJI'lIiimtl .-ted to the IdeAdIicatlon, CYIluation and
formulation of ec:oneHDfc development ItrateJia Cor cilia and redevelopment
agencieJ throughout Southern California.
Dr. . Apjanian bu IDIDIJCClIIIID)' ellOiiODIlc ~. t JtudieJ lncIudina
bl:ith areawide and ~ level COlD.. men:lal and. .lndUl UJtriaI development,
revitalllatlnn, and ~ ~ie- 'IbeIe ltudia focuJ primIriIy upon
the formulation ofclevelopmeDt ItrateJia which . are market aupportabJe,
economically Celiible. &caUy~6ci1ll1. and Implementable. AlDona the
projlCti which liat represent au. aperience, JtIIIJ IDCl inJi&htl are the
followingltucllel cum:ntly uncIerwa)' or completed In the pall two,.ra: .
· Preparation of an EconomIc Development ~~ Cor the Oty of
UDalSter General Plan. 1hla lain combination with Jong r8DJC infI'IItructure
financing and municipal budgeting anaIyJiI.
· Formulation of a ItratelY for !Jowntown revitalllation and city wlcIe
commcrcial/indUltrial deveIopmCnt for the City of Santa Paula.
· Formulation of an updatedEconomlc DcveIopment Plan ro.,~"I on rctaD,
medical, deJtination botel IDCl eDtert8ln........~ development Cor the City of
Rancho MiraJe.
· Formulation of an EconomIc Development Plan to dlrcc:t land dcwIopment
thrOugh bw1dout for the City of Lome Linda. Tbilltudy focUJed upon rctaD,
educational, biomedical and corporate office land IIIClI.
· Formulation of . computerized long range economic development
foreea,t1ng tool UJed by the City of Palm Desert to quicIdy .... economic,
employment, 1iIcaI. and redevelopment agency impactJ ullOCiated with
available IoDg term land use cboiceI.
TbeIe, and other .-ted ItucIleI completed by Dr. Apjanlan Jilted In thiI
QllAlifIMtloDl package, reflect the crIdca1 capabDilia of Jeaclenhip, anaIyJiJ
and iDIlght that A A A can brlna to the conduct of economic devdopment
1tudieJ.
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Attachment I
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AREAWlDB FISCAL IMPACI' ANALYSIS BXPBRIBNCB
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In additloa tQ the lpedfic ltudica . lilted 011 the foIIowiD& job deac:riptiolll,
AGAJANIAN. $.ocialel baa piiIed fIlCteIIIhe aperieDce in the 111CCe1.fu1
cOnduct of -iJr~1I retated tQ the eatimatkm of Del fiacaI Imp"- of
areawide development UpoD tlIxiDa jurfadlctiona.. .
A . A baa cOnducted DUDleroUl fiacaI impact IDIIyaeaCor mUDic:ipalitiea,
~t *~ and devdopen. Tbeae Itudiea have covered
m:urrlDa COItI and ;evenUCl, one-time COItIIIId reveDUCI, abort and long
tenD pcrioda, IIId NlideDtiaI, Ilnm..-.:ial1Dd IncIuatrlaIIand UICL
· Currently UDdertaklng a IoDI-term fiacaI ~ IDat,aiI for the General
Plan Update In ~aty of '.O""'1ter, CaIifoiDla. A blahJy Oc:dble 6acaI
impact ~ II beinJ prepared to .....mi_ . range of land 1IIC and
developml'Dt optiona Including long term ...~tIon, powth IIWlIgemeDt and
land 1IIC balance Itrategies.
· Currently undertaking. a ltudy tQ identify the. 6acaI Impactl of market
.Iupportable "(!,.......~aIland UICI in Wab1ut, CaIifomIa. 1bIa anaJ,aIa wDI
identify thole c:ommerdal UICI which wDI optimize the City'11ong term fiac:al
perfOI'DlR'"'''' A aimiIar ItUdy wu recently completed (1988) for the aty of
Buena Part, Ca1ifomia. .
· Recently completed (1989) . 6acaIlmpact IDa1yaia tQ eatimate the fiac:al
Impactl of Deeded capital improvementl fnduced by Jona-term deve10pment
In the Cty of Vic:torviIJe, CaIifomIa. The iDaIyaIa mea1ed future budget
ahortfa1Js and iec:olDlDCl\ded meIDI tQ mitipte them.
· Recently completed (1987) a fiac:allmpact moc1el tQ eatimate long-tenD
fiac:al Impactl for the rapidly growing raort community of Palm Deaert,
CaIifomIa. 1bIa moc1el ~ hiJbly fIcxa'ble to permit . broad range of
deveIopmeDt and mUDiclpal aervicea a1temathea to be ~ A 1pecia1
graphic rI'port enabled Cty decIsiIon matera to participate directly in the
planning procelL
· Recently completed (1989) 8 fiacal impact IDat,aiI of warehouse
development in CUno, California. .
.. Recently completed fiac:al impact reportl for lpedfic plan-areaa located In
Fontana (1989), CUno (1989) and Long Beach (1988).
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AFFORDABLB HOUSING 1MPACl' ANALYSIS
Oient
Location
Servicea
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Contact
Community RecIeveIopment ApJ;y of Loa Anaelel
aty of Loa An'"
. Affordable HouaInl Financial AnaIyIla
Evaluation of IndUltry Im~.
Policy IIId Development implicatioaa
ApjlDlln " AIIociates (AIt.A) WII reqllClted to unc:Jertate . boUIin&
flnandalanalyala to ISICIS ~ coDSeq~ euaclated witb dlMlli"l the term
of Iow/moderate ~. reQt and occupancy ieItrictioaa. 'lbia ..w,m WII
DeCielIlary to IUide afIordable 1loI-. public policy toward retention of
1ow/lnQderatc bousInl unill duoupout the aty by ~ OCCI"'~
reatrictioJla on participatlnl projec:ll from 30 yem to 60 JeIII.
The lllipmcnt required that iDtcrvicwII be conducted with partidpatlnl not-
for-profit houalna orpnlzatlona, for-profit deveIopera, private leCtor lIIOl1pac
bdctI, aDd .lipprallcn familiar with Iow/moderatc Income boUIin& martell
aDd OJODOlll;" to ISICIS the flniDrlll,opcrational IIId bo-lr"eu Impacll
lIIoclated with the propolCd poIi4:y cbqe.
In addition, an indcpcndcnt flnaadal anaIyala WII conducted on ICIected
participatlnl projcl:lI to clctermlne the likely Impacll upon the 0WDC1'I with
reprd to tax beJielits and net project yleId.
Ancvaluation _ conducted to cIctcrmInc the Impact of the ~~
c:hanf' upou the ilMmtol)' of Iow/modcnte boUIin& within the City aJ
by this policy c:hanae. .
This analysis concluded that Iow/moderate iDcomc boUlfn& ilMmtol)' can be
enlarged with Uttle Impact by extcDdinl ClCCUpIDCy requiremenll on current
projects from 30 )"ClII' to 60 )"ClII' terms.
Perla Eaton, Director of Houainl .
Community ~pmCDt Aaem:y of Loa AnpIes
354 S. SpriDl Street, Suite 800
Loa Anaeles. California 90013
(213) 977.1822
Att.ae:hment I
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COMMUNll'Y ECONOMIC 1MPACl' BVALUAll0N
Location
Servica
Dacription
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Community ~t Ap1I;y of LoI An'"
Hoover ~t Project Area
EconomIc ''''p-t Evlluation
CoIIIIDCrCiaI RevItalization AnaIyais
~t Propam p-m'=lldationa
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AOAJANIAN .t Aaodatel (A.tA) . requate!l to provide tecbabl
uais~ for the eY8Iuation of ~ impact8 lIIOdated with the
cbe1op.-.tof a neipborhood aboppinJ center located at the corner of
AdamI Boulevard and VerJIlOIlt Ams1le. 'Ibis eY8IuatioD W8I aeaaltive and
CODtroverIial aiDCll the project inw1Yed the potentl8l remov8I of two hiatoric8I
residential units to accommodate the propoIelI ClClIIIJIIeld8I project.
The asipment required that a IOUDd study de8ip be formulated to fully
IISICII the impict8 of the propoaed project upon three key economic impact8
upon the community. These ec:o""",if! impact8 induded the foUowin&:
1. Neipborbood . Development: Historic preservatkm, bolllin.lIV8iI8biIity,
housing COlts, IOCiaI servic:ea, 8hoppinJ opportunity, ICCeII and COIt8, and Ioc8I
emp10ymenL
2. CoIlllllCldal Revitalization: Ret8il 88IeI, ret8iI at81-lmhm'=llts, and
entrepreneuri81 opportunItia.
3. Property 0WDer Benefits: Ra~nti8l Propmtl valua and ilia, and
commercial property values, rents and Illes.
The findings from the ItUdy enabled the Agency to proceed with a broader
undelltanding of the economic impact8 of the propoaed Hlmmerclal project
upon the community.
Bob Fazio, Senior aty Planner
CommunityRede\'Clopment AFnCY of LoI Angela
354 South Sprin. Street, Suite 700
LoI Angela, CA 90013
(213) 977-2618
Attachment 1
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ECONOMIC DBVELOPMBNT PLAN UPDATB
Cient
Location
Servk:ea
Dacription
Cient
Contact
RcdeveIopmeat Apl:y of Rancho Miraae
RlIDdIo Mirap, California
, Economic DeveIopmeIIt Planning
, ketal!, Hotel and ~ Market AnaIyIca
~ ..~ feasibility AnalyIia
Public Policy and ~ Impact AnaIyIiI
AG AJ, ANIAN&, Aaocia, ',' tea (AAA)WUrequeatedtocteandaubltantially
apand the econoadc deveJopmen~ program \IICd to the activities of the
City'1 recfewIopment apnc:y.The lIIIipmentwu an portaDt addition to the
colllDlunity becaUle it lOupt to reline theredevelopmeDt goaIa and objectiva
of the AfPII:y ~teDt With the rapid chauga in raident .piratioaa and
development pattenll in this exclllliw cIaert reaort city.
The assil".......t required that in addition to the update of the ori&inal plan
IUbatantial new areal of redeYeIopment activitiea be ap:ored indudin& the
, promotion of medical and medically rdated usa, hip ead man and
leltaurant IIMiI, deatinatlon reaorthotela, and a clelip center to 1OOO....nodate
clelip profeuioDaIa, plleriel, and ahowrooma.
More importantly, the lSIipment included the formulation and preparation
of Ipel:ifIc market iupportable, f1nanc:ial1y bible, and IiIc:aIJy beneficial
~ment projeI:tI integrated Within a c:Iear and detailed economic:
development ItratelY for the City. .
The analyIaundertaken and projramI formulated for this -il".......t Mrc
I~ cIeIiped to integrate ,With tecCntly ~ urban deaip and
circulation pllpl for the City. The rccommendatioDl of the E~'"
Development Plan update baw been adopted and project implementation
activities initiated.
Stephen A. Birbect, AaiataDt City Manager for Economic Development
Department of Community Development
69-82S Highway 111 -
Rancho Mirage, California 92770
(619) 324-4511 .
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MANumnmt BOULBVARD RBUSB snJDY
Cicnt
Location
Servicea
Dcacription
Cient
Contact
Community ~ment AFf1Ii?/ of Buena Park
Buena Park, CIIlfomla
Corridor Reule Strate&Y Formulation
Commercial Market AnaIyaiI ,
Site AnaIyaiI
FIICII Optimization Analysis ,
AGAJANIAN & AslOdlltCll (A&A) WIll requeated to undertUe a !ltudy to
cloIcIy ~...l.... die commerdal IeUIe options 1YlliIabIe. Cor the ~
, commcreilllltrip and recollUllelld a recbdopment PIOJI'IDI wbicb YIOUId add
tax revenues to the City'1 general fund.
The lIIignment required that a, complete :'=::lr be fiIIt conducted to
document current ..n, quality and ... of improvements, pan:eI
size confi&urationa, land coat ancI rentlllratea,and plana of current ft\III-.da1
operttorl for future imprOvements and prodUClliDea. Concurrently, a t.aarket
analysis WIll undertaken for retail uaea luitable for location by a major
freeway.
An intenaive options ana1ysis WIll conducted to identify tboae market
,IUpportable ~-fCiaI uaea wbic:h could 1) IIIOIt benefit from this high
vilibility location, 2) be developed on the available aita, 3) beat support the
existing viable uaea, and 4) generate the greatCllt allIea tax revenues to the
City.
Four separate IeUIe OptiODl were tClIted and presented to the AFf1Ii?/ Board.
The reuse option promoting new C!Il allIea Cacilities, apecialty retail uaea,
community bipway retail uaea and community entert-ln--nt uaea WII
~ected for imp1ementation aince it provic:Ied Cor local neecIa, optiml......
revenues to the City, and had the IeaIt cIeveIopmentlll risk.
James De Stefano, Director of Development Servicea
City of Buena Park
66SO Beach Boulevard
Buena Park, California 90620
(714) 521.9900
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OOMMERaAL DBVELOPMBNTSTRATBGY
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Contact
Walnut lmprch'emeDt Aacm:y
Walnut, California
Economic Development Plannln,
Conunen:lal Market Analyaia
Site Evaluation
FlIcaIlmpact AnaIyaia
AGAJANIAN &; Associates (A&A) WII requeatecI to Itudy, analyze and
formulate an ec:onomic development ltrltegyto ltImulate COIIIIIIeII:IaI
cbelopmeot COr .elected aites Ia thecfty. ,The mateI)' identi6ecl target
commen:lal ~ UlICI for priority lites blIIed upon IclClIl deIireI, lite potential,
market potentla~ project feaaibillty and community beDefitl.
,The ltudy documented the competitive ICttin,la the IUbreJion by --mlni'l'
1oc:iItional, dcmopaphic; cc:onomic and dcveJopmcnt fIcton which could
promote or retard commen:lal clcwIopment fa the city. Each of the
CCimmen:lal lites lnthe city' WIS' cvaluated with rep to location, Iizc,
owncnhip, land value, current UIe, .neriaI frontaF and dcveIopmcDt statui.
, From this anaIyIia of competitive .ettinJ and aite charIcteriItb an cvaluation
of development opportunities and conatrllnll were prepared for cadl aite.
A market anaIyIia W8I undertaken to estimate short and Ion. term -mcrclal
demand for the Iita. Demand estimates were prepared for community and
Ipccialty retail UICI, commercial recreational UICI, hotel and visitor related
UlCl,and regional showroom UICI. '
An anaIyIia of community bcncfill cIolIeJy ",mined employment JClIICI'IItin.
potential and flacaJ implCll for cadl COIIIIIICrdal use. A priority Jilt of
commercial UlICI and lita W8I formulated bIIecI upon aite potentl.l, market
fcaaibillty and community benefit facton.
Linda Holma, Cty Manapr
Cty of Walnut
2120 La Puente Road
Walnut, CA 91789
(714) 59S-7S43
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LOMA LINDA BCX>NOMIC DBVELOPMBNT PROGRAM
RedeveIopmeot Agency of Loma lJDda
Loma 1Jnda, California
Economic Bale ADaJ,aIa
~ IacI~ RealdeDtiaI Marbt ADaJ,aIa
De\oeIopmeDt Strale&Y Formulation
Peau'bWty ADaIJsIaIDd Implementa~ Programml"l
AGA1ANIAN 4: Aaoclates (A.tA) wu requatod to ~ a in-depth
atudy to ideDtlry, apec:UY ad formt!fate Integrated implementation InitiatMla
to stlmulate bellc6clal IUd ~ devdopment within the City. Empbaail wu
placed upon feulbIe projects that could be Initiated by the Redevelopment
Agency in both CIliIting IUd new project areas.
The ...1J1'~qt requ. ired. the comm\lllity's development aoaIa IDd objectives
be lden~ a comprebenaiw Jilt of avaiJable lites 6e prepared, major
deYelopment opportunities IUd COIlItraiDlI be established, market supportable
.Iaud use dew:lopmeut be estinuited, IUd . redew:Iopment raourcea be
identified. From tbfa background information economic deYeJopment IUd
redevelopment options were fotmulated and analyzed.
With atenliw analysis of community desires, market poteJltial, IDd 10caI
needs IUd 10caI reIOl!fCeI, a propam wu. formulated to encouraae the
deve\opmeDt of t) .medicaDy related uses around the ...n.t!1lJ IIOIpitaI, 2) a
high tedlnolOlY bioinedical industrial part In a new redevelopment area, 3)
10caIIy supportable retail uses, IUd 4) high quality bomea. Local infrastructure
dew:Jopmeut wu aIao incorporated Into the development program.
The recommeuded program baa beeu used to guide ad direct implementation
activities by both the City IUd ill Redevelopmeut Agency.
Cient
Contact
Robert Mitchell, Executive Director
Loma Linda Redevelopmeut Agency
t 1128 Anderson Street
Loma Linda, California 92354-2883
(714) 796-2531
At:t:aehmPcnt T
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REDBVBLOPMBNT AREA EXPANSION STUDY
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LocatioD
SeMc:ca
DeIcription
Cient
Contact
Community RecIewlJopment Aaem:y of LaI J...".'-
Hoover RecIewlJopment Project Area
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Preparation IIId Defense of Findl...
AGAJANIAN ct Aaociatei (ActA) WII rcqueated to IUiIt ill the CormuJation
oC a atudy to ~lIIloe the need Cor the Fd'th A-nl'ment e.llpIIIIioa to the
HOlMr ~tPl'OjeI:t Area. 1heltudyaoupt todetermiDewbetber
OCOQOmic bllpt could be dimina~by ItimulatiD."""'-...:ial JeVltalization
ill the lreawltb a propoaednelpborboocl ahoppln. center. ActA WII Jiven
the raponaibDItyto direct tbe Itlldy, make a ckltenniDation of Deed, prepare
the flndl... IIId defend the IiDdinp at public M-tI'lJ' IIId beuInp.
1bia ...lp'~t rcqllired that a lOund IIId JepIIy ~ J'lltina,le be
Cormulated due to active community iIwolwment IIId concern reprdiDJ the
dlreetlon and outcome of &be 6udinp. Aa:ordiDaIY, I detalled and
COlDprehenalve atudy WII deaiJDed upon which to bile the flndl"" lnc:ludlng
I aocio-economic II'1IJysia, commercial nwtel anaIyaia, trade area anaIyaia, and
an evaluation of Ioc:aI development c:onditioDl and trenda.
The Itully concluded tbat I tbe project area "'q)"lIIlon WIllie( m ary ill order
to lIttract and lICCOIIlllIOdate a prOpoaed commerdal nel&hborboocl abopping
center, It WII rOlllld thai the center could iDduce commen:iaI revltaIlzatloo
withiD the lagging commercialltrip by filling UDJDet DClClCIa IIId "'q)"ndl'1J the
trade area, thereby eJlminatiDg JocaI economic blipt conditiolll.
Baaed upon tbae findings the Aaem:y decided to proc:eed witb the public
review and hearlna p1'OCeII neeelSllry to implement the propoaed project.
Bob Fazio, Senior Cty PIanDer
Community RecIewlJopment AfFDCY oC LaI AnaeJea
354 Soutb Spring Street, Suite 700
LaI AngeJea, CA 90013
(213) 977-2618
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srm DEVELOPMENT omaNS
Eucalyptusll'.in'llll Park
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Olent
Location
Servicea
Delc:ription
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Community DeveIopmeat Department
Olino, CIJiforala
Economic Trcada IIId Coaditlou
Commen:iII 8D!I. Jaduatrill AhIorptioa Forec:aItI
Development Option ForllluJa.tion IIId Evaluation
AGAJANIAN & Aaoclatcl (AllA) wu requested to J'I~e IIId evaluate
a ranae of market iUpportabJe llOQ.reaicleatial laud UIeI Cor pouible
developmeat Wkhio a 430 llcrelpecUjc plaa recJeveIopmeDt project area. 'lbiI
ltudy wu daiped to provide directioD for the form.-I-tjoo of lpecific plan
optioJll.
The usipftleJlt required that demoarapbic, economic IIId emp\oymeDt, and
developmeat treDdI for ~merdaI and iDdUltrill UIeI be aaaIyzed and
evaluated. The Ipec:i6c c:qmpetidve opportuaitielllld cimltralatl at the lite
were aIIO evaluated. 'lbiI information wu uaed to forecat laud UIe abIorptloa
at the lite Cor a ~ of aon.raideDtiallaud UIeI ~ office, regioDal
retail, auto dealenflipa, bv-l... part, raearch and deveIopmeat, light
iDdUltri81111d warebouIin, UIeI.
The market IUpportable UIeI were comblaed to form deveJopmeat optioDl Cor
the lite and evaluated with reprd to their market, fiIcaI and emp10ymeat
impllcatloal. 'IbeIe optioaa prmnted coordinated market lupportable
development ptoJl'lllll Cor abort term, moderate term and loa, term pl_lIlli"J.
The optioDl were reviewed aDd COIIIidered by the Cty CouadIla order to
form a deIired cIeYeJopmeat ptopam from IIIIODI the three market
lupportable IpecifIc plan development 8lterDatMlL
Cicnt
Contact
Melanie MuIIiI, Aaoclate Planner
Community Development Department
Cty of CIiDo
13220 Central Aveaue
Chiao, CA 91790
(714) 627.7577
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LONG RANGE fISCAL IMPACl'MODEL
Cient
Location
Services
Cty of Palm Daert
CoacHIla Valley, CaIifomia
Fiacal aDd PlamliDa AnaIJIla
RedcveIopmeDt ~ Projecdoas
Computer Simulation Modelina
Dacription
AGAJANIAN .t hIoclala (A.tA~ requeated to prepare a fiIcal impact
model capable of pmyldinalOUild performaDce plOjectioDI b aU dty
operatioDI over a 20 year pia"""" future. .
A linp limulatioa model was deaiped which.permlttcd dty Itaff to atimate
aad ....phlc:aDy repraeD. . t the Cty aad RedcveIopmeDt AJ.erM;y budget impacll
b Ill)' particular cIeveIopiDcDt sceurio. Impacll of altciaadw deveIopmeat
ac:eaarlaI could then be compired aDd evaJuated.
1be uaiJlUDCDt required formulatioa of computer IOftware ~ to
coasider a raaae of ~mic c:haracteristllll, Iaad IIICI, public aervlce
ItandardI, deveJopmeatpblliDa and redeveIopIDeDt iJM)hemeat optioas that
could be apec:ified aad .uy input IDto the IlIOdeI. The model would then
estimate public aervlocaad tidJitiDeedl, capital aDd recurrlaJ COla, boadiD.a
requiremclla aad lilnia, dty aad aJCDCy reveauea aad related fi"....,;.1 aad
plamliDa facton lDIli1ally be 20 year period.
Thil model produced both CODCiae lummaries aad dear ....pbic I" JI catadoas
of the dty'l aadapC:Y'1 fiaancIaI bealtb aad performaDce b IIICl by Cty
CouDCilmembera, Commiaioaen, Iloarda aDd ltaft 1be fuIJy documeated
limulatioa model II now used .. a Plaamina tool to pIaa b abort aad Ioaa
term dty budaet, capital project aDd RedcveIopmeDt Aaeac:y actMda aad
effortl.
Cieat
Coatact
Kirby Warner, DiJector of Ecoaomic ~t
Cty of Palm Daert
'73-510 Fred Warma Drive
Palm Daert, CA 92260
(619) 346-0611
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ECONOMIC DEVELOPMENT BVALtJAll0N
Cient
Location
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Delcription
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Contact
Cty of Santa Paula
Santa Paula, Cllifornia
~... mt Opportunities and CoaItraintl
Econollllc Development Optlona
RecommendecI Adiona
AGAJANIAN A Aao4:iatea (ActA) wu requested to pnwIde both a direction
and related. actions which could bat .timulate ec:oaomic zevitalization ad
fiacaI.tability lor * Cty of Santa PaulL '1be Cty n~ ~ decllUCb advice . part
of a JI'OWinI concern to add'teu local development problema with *
formation of a RcdeYelopment Agerx:y. .
The llllip'.......t required that economic ad deYcIopment conditlona ad
treDda weie both analyzed and evaluated aIonl with * III ,......t of
problem area. ~town retail ~f~ .lrf~t retalI Jeab&e, IlmItatlona
from growth ratrictloill and ethlf""'lly separated INIiDm community were
among the major problema adclressecl by this IIIlp'........t.
Baled upon * Cty" devcIopment opportunitielad.COIIItrainta, a number
of optioaI were formulated to atlmulate economic revitalizatioa. 1bae optIona
covered the andual. transition of the Downtown to a _tor attractina
.pedalty reta1I diatrlc:t; development of community ahoppina centers;
formation of locaIattraCtioDl, muaeulIII, and events; and uae of uncIerutilizecl
Ooodplain for fee aenerating recreational activities.
The available optioaa were evaluated for their economic cIeveIopmeDt and
fiacaI impact implicatiOnL A coordinated set of actIona for both the Cty and
the t-_f~. COIIUII1Inity were prepared and. UIecI by the Cty to initiate
economic development activities in conjunction with the formation of the
Redevelopment Af.ency.
Bob Livingston, Cty Manaler
Cty of Santa Paula
970 Ventura Street
Santa Paula, CA 93060
(80S) 525-3344
Attachment I
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TRAFFIC MI'l1GA110N FEElS
Location
Servicea
Dcacription
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Contact
Community RedeYeIopmcnt Apt:y of Loa An'"
Greater Downtown Loa An'" Ala
Prepare TrIfIic Mitiptlon Fee Structure
Analyze J;)cyeJoper FiI!-ndJIlmpacts
Aueu CompetitlYe Market Impactl
Agajanlan. AIIIodatca (MA) was requeated to 1JIIdenake an mcnsiveltudy
to eatabJiah Traftk: Mitigation Feel for ot1ice development ill downtown Loa
Angeles. The ltudy IOUpt to formulate a developer foe ItructuIe whlcb Vt'O!IId
be of IUfficlent Iize toofliet the traftic related Iinpaetl created by DeW ot1ice
. and retail cIevelopmellt but Dot too 0Der0lII to reatrain the pace of
development
Initially, a traffic J!dtiption fee (TMF) wasltructured baed upon an earlier
Itudywbich quantif.ied the type, COlt and amount of tra81c CODtIOlltratqy
I)ptlona 8Y8lIable to the AgenCy lt1cIucling peripheral partina ItructureI, lhutt1e
aervlcea, traftIc: control bardware, roadway lmprovemcntL The TMF _
Itructured ill aIterIIatM fOriIla to reflect Apt:y policy optlona including
dift'ering fee retea (omce, retail), payment lCIiedulel, and caahfcreditJin-Jieu
optiolll.
MA prepared a financial model to teat the TMF impactl upon the typical
development projectI to IIIeII the magnitude of the foe upon a projectI rent,
development CCl$tI, land c:oat and marketability. MA aIao conducted a I1181'ket
analysil of the competitlYe land COllI and \eaIe retea betwccn the downtown
Loa Angelea oft'lce and retail llilrbtand other compet\tlYe ot1ice nodea
throughout the Loa Ange\el and Orange County area. Tbeae anaIysea revealed
the degree of burden that new devcIopment projectl could bear within
downtown Loa Ange\el without lufferlng finllnclal or competitlYe market
diladvantage.
Steve Andrewl, Direc:tor of Tranaportation Planning
CommunllJ Redevelopment Agency of Loa Angelea
354 S. Spring Street, Suite 800
Loa Angelea, California 90013
(213) 977-1728 .
Attachment I
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Personnel
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RPSUMB
SHANT AGAJANIAN, Ph.D., PRINarAL
Education
Pb.D. in Urban I~ plAnnl1\&
UDivenity of Wi -MIdlIon
Mutcn of Urban P1Anni""
ClliComiI PolytecJmlc UDivenity It Pomonl
Becbdor of Arta in ED,ISh, .
CIIifornla State UDivenity It LoI.4ykl
AAodate of Arta in Architel:t1ue,
East LoI AD,. CdJege
Professional Exnerience
FebruIry 1987 to praent
PriDdpII, AGAJANIAN &; AsaoriIteI
Development Bconomlc IDd Pllllnina OmsultIDtI
Newport Belch, Cllifomil
Auaust 1984 to February 1987
AJsoclIte-in-Cwp of the So. CIlIf. ReJioa
Wmwna-Kuebelbedt &; "ACldItea, IDe.
ReI! Ballte MIrket IDd Fialnc:ill OmsultIDtI
IrviIle, CaIifomiI
FaI11986 IDd FaI1198S
On F~ty of GrIdUlte Sc:bool of MlDlaement
UDM:nity of CI1ifomil, Imae
June 1983 to July 1984
AlsistlDt Professor, Busiaea 'yminkt,ntioa
UDM:nity of WIIC:Oasin, Milwaukee
September 1979 to May 1983 .
DoctonJ Student
UDivenity of WiIc:oasin, MIdisoa
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Attachment I
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RIlSUMB
SHANT ACWANIAN, Ph.D. (CllIIIIiDucd)
November 1975 to September 1979
'I'raDIportation PWmer .
D.- Co~.1 pl.nni'IJ rn...miainn
MacliaoD, in .
July 1974 to October 1975
. PIaJmln. ProjocU CoordlnItor
TemScaD, IDe.
Eureb, CaIifomia
AUJUlt 1972 to JUDe 1974
RqioaaI PIIDner
Southern CaIifoml. Association of Govemmeatl
LoI AaJClel, Califomil
Professional Particlnatlon
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Dr. ApjlDllD partlcipatca l!l both the profeuioDal IDCI IlClldemlc: ICCtOII.
hldemically, be contlnuea to p\lbllsb u rcaearch, lecture, review ac:boIIr1y
papen (or rcfeteed puma1l, IDd review boOb lor 1CI'''em1c: jouma1s.
ProfeaioDa1ly, Dr. ApjlDlan participatCI in activitiCI for the UrbID LaIId
IDatitute, AmericID PIaJmln. Auod.tion IDCI reIIted profeaioDaI
ol'JllliZltloDl. III lIdditicm. he hu IeMld II ID apert witDeu for rca1 callie
economic: topiCl, IeMld on blue ribbon comm~ reviewln. cconomIc: IDCI
IInd plIDDIDJ projects, and participated em pIIIC1a deaIln. with urbIDlInd
economics.
-Professional Af6Jiatigns
UrbIn LInd IDstitute
American IDatitute of Certified P1anncra (A.LCP.)
AmerIcan P1Innin. Aaaocl.tion
Community RccbeIof.:.t A,CIlCiCI Association
CaIifomil AaIoc:. for Economic: Development
Attachment I
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RESUME
SBANT AOAJANIAN, Pb.D. (ro./llllon>
Publications
"Retail Ceuter RevitaJlzation AaaIyIiI," California Planner. (SeptcmlJec 1987).
'TraIIICcr of ~t Rip.. (TDR): Update on Qmeept, Application
and Valuation," ~ (July 1987). .'
"Ecoaomic BIle AnaIyIiI: Prilaei on Qmeept IDd Tedmlque," CIIUhni.
Planner. (April 1987). .
"F"1ICaI AnaIyIiI: Development planm'll TooJ," California Planner. (JOII8I)'
1987).
"Highest andBcat UIe AnalJaia," California Planner. (November 1986).
"F"lICaIlmpact Ana1ysls," California Planner. (October 1986).
"Market AnaIysiI: UIe in the Specific Plan Proceu," California Planner.
(September 1986).
"Anatomy of 0 InDoYative RcdevdopmeDt Project, "Commllnity
Redeve100ment ~ AunM"tiOn News1etter. (June 1986).
Book Review, Journal of the Americ:an P.annim! Au""/,tion. (Sllmllll!r,I98S).
"Urban LoJic," IsthmUl. (NOYeIIIber 1984)-
"An EvaJuadon of Urban Recovery StrateJiea," 0ceui0naI Paper No. 6,
Univeraity of WiIcoIIIin -Madison, (1983)
"Studio App1icatlODJ of Video for Environmental Dalpen," hntl.....oe
Architecture. (May 1981).
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RESUME
aDUS'l1NB &a"l;c.. SENIOR ANAL'YS'I'
Education
MaWr Degree, Bt-Vlll. .Adm1n/moatlon
UaMraity of Tmmllllee
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Mater'a Dearec. Community Development
UaMraity of LouiIvlJIe
Bfchelor'l Depee
B100mIburJ UDivenlty
Professional J:!a,.e,'-""
AuJUSt 1987 to Pracnt
Principal
QIriI Ketz and .o\Aociatcl
PIanDiD. CoIIIultantl
Manhattan Beach, CaIlfornia
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December 1984 to AuJUSt 1987
Scolor AnaIyIt
Cordoba OHporatlon
Loa AaaeJa, Califomia
May 15181 to November 1983
Market Raeucb Analyat
ICaiIer Pcrmancatc
Loa AaaeJea, California
May 1979 to May 1980
Office OperatloDl Manager
U.s. Ceaaua Bureau
NubviI1e, Tcaneuee
Jaaual)' 1970 to May 1979
~ of Current "anni",
LouisviIJe .t Jefferson County Plannil'l. Conll'liui()u
Louiavil1e, JCeatucky
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RESUME
aDUSTINB mrz (CllIIdiaued)
Professional Particlnation
AI the PriDcipII of Chris ICetz and Auoeia&cl, Ma. ICetz pIOYidea IUb-
c:onauItaDt ICIVicca toApj~ .t """CIa. ill the area of ec:oaomic:,
market IIId feUibIity ~ With cwer 18 FIll of ~ aID urban
and, ,ero,~, lanDer, Ma. ICetz baa conducted DIIIDeIOUI ltI"'leI in thae
InlII. $be with AAA to proricIe qual/11M and "f!irieDt economic and
pllDDiDa aailtllDCCl on ID as ileelled basia.
Professional Affiliations
American P'...nl"l AJIocjatioa
Who.. Who ill American WOIIlCD
AasociatioD of &vironmental ProCessionals
Attachment I
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lU3SUMB
ELlZABB'IB WIlUAMS, SOFIWARB DBVBLOPMBNT
Education
California Tnehi", Credenlial
. - Caremont Graduate Scbool
Bachelor of Ana Dearee in SocioJo&y
Pitzer Co1Ieae
Asaodate Dearee in Data Pmi:n,inl
Madison Area TecbDicaI CoUcae
Professional F.lq)erience
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July 1989 to Present
Almato, Software Development
AGAJANIAN" Aaodatea
DeYeIopment Economic and Planni", CoDIultantl
CoIta Mal, California
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June 1987 to June 1989
SeIIior ProJranuner/Analyst
Co1dweU 'Rlonb>.f - Resldenlial Group
LaJUDI HilIi, CaUfornia .
November 1984 to June 1987
ProJl'lDlDlCr/Analyst
AVCO F'mancia1 Services
Imne, CaUfornia
December 1976 to November 1984
Proanm Assistant - Human Raoun:ea
State Department of Public IIIItruction
Madison, Wi""01lsin
September 1969 to July 1974
Elementary ScbooI Teacber
Chino UDitied School District
auno, California
Attachment I
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RESUMB
EIJ7.ABBI1I WIWAMS (ClllIIIiDucd)
PmCealonal PartJefnAtlnn
Ma. WiIIlama pI9YIdca two .pec:i.Ii~ JII'"f-""aaI IerVic:ea. Her
p~ .,.. .....IIJCI """'-""I IklIIa caable her to cffectively
and etDcieD . deIIp aaiIonid coaiP'l~ ~refor.Jl(lCific applicatiolll. Ma.
WiIIlama hllllWl raoun:e IlIIDqemeQt and t...,.ht"l RiUa CDlbIe her to create
II1d cqaduct tile ti'Iioln& DeCellII)' to uaethe cIeveIoped computer aoflware.
Her receat ~11i!:O. in jJrepariD. IOftware for a utioDll real atate
brotcraF CClIJICUtioD and i aatioDll fillNlriel corpoIItioD pI9YIdca a aound
besia to help pnwIde real eatele, fitl,neieland ecoDOIIIic modcliD. to AAA
dieutl.
ProFessional Affiliations
I.'
Data Proreotio. Mallapment Aaodatkm
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Attachment I