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, ~elopment Agency · City or San Bernardino
~Norda "D" S1nel, Faaidal'loar .s..~..... t'.Ilr-t. 112418
(714) 384-5081 PAX (714) 888-9413
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NOVEMBER 14, 1990
MT. VERNON CORRIDOR RFQ FOR REDEVELOPMENT SERVICES
SynODsis of Previous Commission/Council/Committee Action:
On August 10, 1990, the Redevelopment Committe' authorized staff to issue a
Request for Qualifications (RFQ) for professional redevelopment consultant
services for the Mt. Vernon Corridor, from 4th Street to 9th Street.
Recommended Motion:
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3.
(COMMUNITY DEVELOPMENT aMlISSION)
That the Community Development Commission grant conceptual approval
of the preparation of a SpeCific Plan f9r Mt. Vernon Avenue from 4th
Street to 9th Street.
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Authorize staff to initiate an economic feasibility study under
existing real estate economist contracts.
Instruct staff to ilegotlate i"lJ recommend contracts with three
consultants to provide for: '
a); developer consultation services:
b>' a specific plan; and
c). environmental review
Respectfully Submitted,
tve Di rector
Project: MTV
Budget Authority: To be requested
Commission Notes:
Hard: 1
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Agenda of: 11-19-90
Item No. ~
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STAFF tEPORT
BACKGROUND
On August 10, 1990, the Agency Issued a Request for Qualifications (RFQ) for
professional redevelopment consultant services. The RFQ requested consulting
services In order to InItIate a specIfIc plan for the Mt. Vernon COrridor,
from 4th Street to 9th Street. AddItIonally, the consultant's capabilitIes
were to Include redevelopment expertise, such as developer consultations and
negotiatIons for the acquisition and dIsposition of real property, relocation,
demolition, and economic analysis. After much consideration, It was
determined that four areas need to be addressed: market feasIbility,
developer consultations, the specific plan and environmental documentatIon.
The followIng Is a brIef summary of those areas:
Market Feaslbllltv
"The purpose of this task Is to provide an economic analysis to assist In the
" selectIon and evaluation of land use alternatives. The task, which wIll begin
Immediately, Involves conducting a focused analysis of economIc practIcality,
Infrastructure fInancInG, and market demand In order to determine whether the
proposed speCific plan wIll be economIcally feasible.
Develooer COnsultatIons
This task occurs sImultaneously wIth the market evaluatIon. Its purpose Is to
allow the consultant to revIew proposed development projects wIthIn the
project area and assIst both the agency and developers to ensure consIstency
between those projects and the objectives of the "theme area. As approprIate,
the consultant wIll also assist staff with the creatlon"and Implementation of.
. a relocatIon plan and establish a plan of action" for demolition activitIes.
SDeclflc Plan.
As set out In the work program, thIs phase Is determIned by the results of the
market evaluation and wIll not begIn until the market study Is completed. The
purpose of this task Is to establish specIfic standards and requirements for"
use, site design and architectural desIgn. . In adopting a specIfic plan, It h
understood that the plan preparatIon could be costly and time consumIng.
However, a"~peclflc plan can save money by precisely correlatIng land uses
with supporting Infrastructure, and by helping developers and local government
avoid InefficIent over or underslzlng of streets, sewers, water lInes, and
related utIlities. .
Although the Agency would InItially absorb the cost of plan preparation, the
City has the optIon of chargIng developers a fee to cover the costs of.
preparing, adopting and admInistering the plan. ThIs Includes offsettIng the
costs of the EnvIronmental Impact Report. The City may.charge a SpecifIc Plan
fee to anyone seeking approval of a development project requIring consistency
with the SpecIfic Plan. The fee Is prorated based on the estimated relatIve
benefIt that the developer derIves from the SpeCific Plan.
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Environmental Documentation
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As a rrtlon of ~he dev~IODer consul~atlon phase runs slmultaneouslv with t~
market evaluatton. It Is sU~Qe~ted lh,t lh economic consultant assist with
the selection of the redevelopment ~onsu.tan~. The selection process will
entall review of the proposals and conductIng Interviews to evaluate and
gather additional Information from the candidates. The successful candidate'
w111 work together wlththe econOml5t to ensure compliance with the goals and'
. Objectives of the theme area.
Implementation of the spetlflc plan phase Is contingent upon the flndlnqs of
the.market feaslbllltv study. Should theflnd.lngs Indicate a Specific Plan 15
warranted, the selection of a planning speCialist and environmental firm Is
recommended. The selection process would be similar to that of the
redevelopment consultant.
Fifteen companies responded to the RFQ. Four applicants compiled consultant
teams In order to accompll.sh the tasks outlined In the RFQ, whl1e the
remaining consultants responded In their areas of expertise. The criteria
used to evaluate the proposals was based on the firm's experience, years of
service, .slze of firm, speCific field experience and the qualifications of the
personnel.. The following consultants and/or teams are recommended for further
consideration: .
a) Urban Futures: Inc.
Linscott, Law & Greenspan
CM Engineering
Alfred Gobar Associates
Pacific Relocation.
b) The Arroyo Group
Hatelson, Levander and Whitney
Greer and Company
Saul and Associates
c) Turrlnl & Brink
HBS/Lowry
Gast & Hillmer
.Mlchael Brandman & Associates
Bascmaclyan - Darnell. Inc.
David Taussig & Associates
Port & Flor
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d)
The PlannInG Center.
Research Network
'. Iel.ley Horn' AssocIates
PacIfIc RelocatIon
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The attached pre1tlllnar,y BUdget Illustrates. cost estlmat,sfor the
proposed project. .
RecOlllllendatlon
Based upon the foregolng,stlff recOlllllends adoptIon of the fOrlll!lOtlons.
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MARKET FEASIBILITY STUDY
HORK PROGRAM
STUDY AREA:
Along Mt. Vernon Avenue, between 4th -Street and-9th Street.
STUDY PERIOD: 3 months
BUDGET :
Amount to be determined thrQugh negotiation. Factors to
be considered In negotiation Include work products, time
frame, and ancillary services.
GOAL:
To debrmlne the feasibility of establishing and _
developing a project theme for the economic and social
development of the Mt. Vernon COrridor between 4th and 9th
Streets.
STUDY OBJECTIVES
Determine whether area demographics (population size, Income,
ethnlclty and growth projections thereof) provide a sufficient
base of support to Initiate the above project.
Determine the types of businesses that can be supported by
market area demographics.
· Determine geographic boundaries of the project's market area.
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· Assess competition within market area and Its affect on the
project.
· Determine levels and types of business failures within project
area and reasons for same.
SPECIFIC ACTIONS
· Using census data (Including special census) as departure
- points, develop prOjection on market base for the project area.
· Validate projections through survey, Interviews and detailed
study of the area.
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· Develop In sufficient detail for market1ng purposes the make-up
and characteristics of the project's trade area.
· Conduct Intercept Interviews In three outlyIng cities In
project's market area to substantiate -market support for the
project (one of the three cities should approximate the project
area In population mix).
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Conduct intercept interviews within project area to
substantiate support for the project.
InClude in intervIew and survey Instruments questions relatIng
to the types of product and servIces most appropriate for
project area.
· Make specIfIc suggestIons regardIng the reasons for certaIn
busIness failures and success.
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· Study relevant data to determine purchasing trends within
project area.
· Develop market data In suffIcient detaIl and approprIate format
from whIch fInancIal projections for specIfic projects wIthIn
project area can be developed. .
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DEVELOPER CONSULTATION
WORK PROGRAM
PROJECT AREA:
Along Mt. Vernon Avenue, between 4th Street and 9th
. Street.
. PROJECT PERIOD:
Approxtmate to 7St butld~ut.
BUDGET:
Amount to be determtned.
GOALS
1. To attract development projects to project area.
2. To ensure conststency of spectftc projects wtth overall project
theme. .
3. To determtne vtabtltty of project both tn terms of ftnanctng
and long term operattons.
4. To shepherd spectftc development projects through the Ctty's
development process.
WORK PLAN
· Study data provtded by economtc consultant to understand market
support, market area, types of bustnesses for attraction, and
competition within market area.
<To be tntttated In month 2 of market feaslbtllty study>.
· Create 'speclflc program of development that documents spectflc
theme requtrements and objectives.
· Develop comprehensive marketing plan for promoting project area
.and attracting development prospects.
· Develop promottonal campaign and materials conststent with
markettng program.
· Revtew development projects for consistency with theme, and
approprtate development codes.
· Review project's financial statements, tncludtng proforma
projecttons to determtne feastbtllty of project, and.to
determine conststency with market feaslbtltty.
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· 'Provtde staff wtth approprtate analysts of project for
ftnanctng purposes.
· Ensure that project ts responstve to all of the ctty's
development requtrements.
· Conduct QIlgolng analysts of project to determtne feast.btltty,
tnlttate correcttve acttons where approprtate, and ensure the
tntegrltyof the project tn terms of overall theme and Ctty's
resources.
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MT. VERNON CORRIDOR SPECIFIC PLAN
HaRK PROGRAM OUTLINE
I.
INTRODUCTION
Pursuant to POlicy 1.24.35 (pg 1-87) and Implementation Measure 11.4 (pg
1-119) of the General Plan Land Use Element, the City of San Bernardino
has Initiated a specific plan for an area known as the Mt. Vernon
Corridor. The project area (see Figure I) extends generally from 4th
Street on the south JO 9th Street on the north ~nd Includes all parcels
fronting along Mt. Vernon Avenue. Also Included are portions of Fifth
Street east and west of Mt. Vernon Avenue.
Adoption of a specific plan by ordinance will require a General Plan
amendment which will be completed by City staff. In addition, the
. specific plan wlll:requlre environmental review and documentation. This
area Is a portion of a larger redevelopment project ad9pted In June,
1990, which lists this specific plan as a priority.
II. PROJECT SCOPE
The Specific Plan shall be prepared In accordance with the requirements
of Cal'fornla Government COde, Including but not limited to Sections
5450-65457.
The project will be composed of seven phases:
Phase 1. Market evaluation/developer consultations.
Phase 2. Inventory and analysis of Project Area.
Phase 3. formulation of goals and objectives.
.Phase 4. Develop and evaluate alternative plans.
Pha1e 5. Select preferred land use alternatives and prepare
Specific Plan.
Phase 6. Environmental review.
Phase 7. Public hearings and adoption.
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PHASE 1: MARKET EVALUATION/DEVELOPER CONSULTATIONS
Task 1. Market EvaluatIon.
The purpose of thIs task'ls to provIde an economIc analysIs to
assIst In the selectIon and evaluation of land use alternatIves
In Phase 3. The task Involves conductIng a market evaluatIon
wIthIn the project area to document current lease and land
rates, occupancy characterIstics and historIc absorption of
commercial and other land uses. Based upon' the market
evaluatIon, the consultant shall estImate the type, amount and
phasIng of commercial and other land uses to help formulate the
three alternatIve land use concepts.
Task 2. Developer consultatIons.
This task occurs sImultaneously wIth the Market Evaluatloo.
Its purpose Is to allow the ,consultant to revIew proposed
development projects wIthIn the Project Area and assist both
the Agen~y and developers to ensure consIstency between those
projects'and the objectIves of the SpecIfIc Plan.
(Phase 2 shall not proceed untIl the Market EvaluatIon has been completed and
wIll depend heavlly on Its fIndIngs). , .
PHASE 2: INVENTORY AND ANALYSIS OF PROJECT AREA
The consultant shall conduct a parcel-specIfic Inventory of
exIstIng condItIons and Infrastructure withIn the project area
and develop base maps.
PHASE 3: FORMULATION OF ISSUES. GOALS AND OBJECTIVES
The Consultant shall generate a serIes of Issues, goals and
ObjectIves related to ultImate development of the SpecIfIc Plan
Area, whIch must be consistent wIth the General Plan and the
Redevelopment Plan. These wIll provIde a basis for land use,
technIcal and design standards and the ImplementatIon program.
PHASE 4: DEVELOP AND EVALUATE ALTERNATIVE PLANS
The consultant shall formulate three (3) graphIc alternatIve
land use concepts; whIch the City wIll evaluate to select a
preferred land use plan. SelectIon of the preferred plan wIll
be based on the followIng consIderatIons:
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a. AblUty to Implement the Nt. Vernon Corridor Redevelopment
Plan. -
b. Consistency with all elements of the City's General Plan.
c. Consistency with findings of the market evaluation.
d. Overall efficiency, desirability, aesthetics and
environmental Impacts.
e. Physical characteristics such as existing uses,
circulation, structural condition, ownership patterns, etc.
f. Overall cost of Implementation.
PHASE 5: SELECT PREFERRED LAND UiE ALTERNATIVES AND PREPARE SPECIFIC PLAN
Task 1. Select preferred alternative.
The Consultant shall assist the City Planning Commission and
City Council In the selection of a preferred- land use
alternative plan.
Prepare draft SpeCific Plan.
Task 2.
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The Consultant shall- be responsible for preparing a draft
document, which must address, but not be limited to, the
following Issues:
1. Land Uses
2. Subarea Designations
3. Economic Development
4. Technical Standards
5. Design Guidelines
6. Streetscape Concepts
7. Public Improvements/Infrastructure
8. Implementation
Task 3. Coordination with environmental doculIH!nts.
The Consultant shall coordinate all aspects of the draft
SpeCific Plan to ensure consistency with the environmental
assessment to be prepared by others.
PHASE 6: ENVIRONMENTAL REVIEW
Task 1.
Scoplng meeting.
The consultant shall coordinate a scoplng meeting to be held In
the project area for the purpose of soliciting comments and
concerns to be addressed In the EIR from area residents,
businessmen and property owners.
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Task 2. Notice of PreparatIon.
The consultant shall prepare and dIstrIbute a NotIce of
Preparation for the envIronmental document usIng a maIlIng lIst
to be establIshed by the CIty.
Task 3. Draft Environmental Impact Report (EIR).
The consultant shall prepare a draft EIR pursuant to all
requirements of the CalifornIa EnvIronmental Quality Act (CEQA)
and which addresses. but is not lImited to all of the Issues
raIsed In the scoplng meetIng and the InitIal study prepared by
CIty staff.
Task 4. NotIce of Completion.
The consultant shall prepare and publish a NotIce of completIon
for the envIronmental document to begIn the 45 day pUblic
review period. .
Task 5. Response ,to comments.
The consultant shall prepare approprIate responses to all
comments submItted to the CIty durIng the 45 day publIc revIew
perIod of the envIronmental document.
Task 6. FInal EnvIronmental Impact Report (EIR>'.
Upon.certlflcation of the fInal EIR by the Mayor and Common
COuncIl. the consultant shall combIne Into one document the
draft EIR and the comments and responses. makIng revisIons to
the orIginal text of the draft EIR as necessary to incorporate
such responses.
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PHASE 7: PUBLIC HEARINGS AND PREPARATION OF FINAL SPECIFIC PLAN
Task 1. The COnsultant shall assist the City PlannIng CommIssion and,'
CIty COuncIl In the adoption of the SpecIfIc Plan.
Task 2. Preparation of Final Specific Plan.
The consultant will be responsible for preparation of any
revisions as a result of revIew and consideration of the
document. An original of the fInal plan shall be submItted to
the Planning Division for revIew and approval prior to
termination of the project.
III. PROJECT TIME FRAME
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It is antIcIpated that completion of the entire plan wIll occur within a
12 month time frame.
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Mt, Vernon Corridor
Specific Plan
Proposed Budget
12/90-03/91 Market Feasibility Study $ 25,000 - 30,000
01/91-02192 Developer COnsultations 40,000 - 60,000
03/91-12/91 Specific Plan 120,000 - 150,000
04/91-10/91 Environmental Impact Report 50,000 - 75,000
TOTAL $235 000 - 315 000
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