HomeMy WebLinkAbout1977-05-03; City Council; 3069-3; ECONOMIC IMPACT REPORT LAKE CALAVERA HILLS MASTER PLANTnStial:
1) e CITY Jl uAt?15t311D ____ ______ __ <
AGliiOA i3ii.L NO, ___-_I_ 3) Lf I___ - w __ ---_ *3 --
May 3, 1977 - - _____---__-- I, A 1 E. :
D E P :'i P,-il4 E I\! T : I_
S:1 B J E C I- :
city Mgr. 7
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PLANNING
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ECONOMIC IMPACT REPORT
LAKE CALAVERA HILLS MASTER PLAN
___II_ -------------- -__ _I -__ _---___I __--___- --- ?TAT1:14Ek r Ut THt IlAl TCR ___ -I__-
The City Council approved a Master Plan for the Lake Calavera Hills project on March
1974 (Resolution No. 3407). The Planning Department recently received an applicatio
from Lake Calavera Hills to amad the Master Plan to bring it into conformance with
the recent amendments to the Planned Cmunity Zone. Also received was authorizatio
to request proposals for the performance of the required Land Use and Public Facilit
Economic Impact &port.
Three firms responded to the Request for Proposal:
- Ashley Economics, Inc. - LRvander,-Partridge and Anderson, Inc. - McDonald & Grefe, Inc.
One firm, Gruen, Gruen and Associates, did not respond to the Request for Proposal.
A staff screening cormittee has reviewed the three proposals and recmends the firm
Levander, Partridge and Anderson. This firm's proposal provides a somewhat differen
analysis of sales tax revenues and service levels than the other two proposals. Sin
the other two approaches are king applied to the La Costa and Carlsbad Oaks -Master
Plans, the City will have the ability to cOmpare this third analytical technique wit
the previous two.
EXHIBITS
Resolution NO. 5~60
Resolution No. 526/
FECOMMENIlATIoN
If the City Council accepts staff's reconanendation of the firm LRvander, Partridge
and Anderson, it is reccarrmended that the Council approve the attached contracts
with the applicant and the consultant, and authorize the Mayor to execute them by
adopting Resolutions 5U L fi and s@ 6 /
(See Page 2 for Council action)
FORM PLANNING 73
A * -2- 0 1b I
AGENDA BILL NO. 3069 - Supplement #3 May 3, 1977
Council action
5-3-77 Resolution #5060 was adopted, approving agreement between City and Lake Calavera Hills for services to provide an Economic Impact Report.
Resolution 85061 was adopted, approving agreement between and Levander, Partridge and Anderson, Inc. for consulting to provide an Economic Impact Report - re: Lake Calavera Master P1 an.
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RESOLUTION NO 5060
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CARLSBAD, CALIFORNIA APPROVING
AN AGREEMENT BETWEEN THE CITY OF CARLSBAD
AND LAKE CALAVERA HILLS FOR THE PROVISION
AND COMPENSATION OF SERVICES TO PROVIDE AN
ECONOMIC IMPACT REPORT ON THE LAKE CALAVERA
HILLS MASTER PLAN.
The City Council of the City of Carlsbad, California does
hereby resolve as follows:
1. That this certain agreeinent between the City of Carls
and Lake Calavera Hills for the provision and compensation of
sulting services to provide a land use and public facilities
Economic Impact Report on the Lake Calavera Hills Master Plan,
copy of which is attached hereto marked Exhibit "A" and made E
part hereof, is hereby approved.
2, That the Mayor of -the City of Carlsbad is hereby aut1
rized and directed to execute said agreement for and on behali
c
the City of Carlsbad.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
City Council of the City of Carlsbad, California held on the
lrrl day of May , 1977 by the following vote, to wit:
I
AYES :
NOES: None
ABSENT: None
Councilmen Frazee, Lewis, Packard, Skotnicki an Councilwoman Cas1 er
(SEAL)
JsebuiuLLuii LYU. ---I e 0 (with applicant) 4.
* AGREEMENT *
THIS AGREEMENT is made this 3rd day of May I
19 I between the CITY OF CARLSBAD, a municipal corporation
of the State of California, hereinafter referred to as CITY,
and LAKE CALAVERA HILLS herein after referred to as APPLICANT,
RECITALS
WHEREAS, the Applicant has filed with the City a request
for approval of a proposed project identified as The Lake
Calavera Hills Master Development Plan; and
WHEREAS, paragraph 2B of Section 21.38.060 of Chapter 21.
of Title 21 requires the preparation of a Land Use and Public
Facilities Economic Impact ?.eport prior to consideration of tF
project; and
WHEREAS, the City has determined that it must engage the
c. services of a qualified consultant to perform the necessary wc
in the preparation of said Land Use and Public Facilities Ecor
Impact Report for the proposed project;
NOW THEREFORE, in consideration of the covenants and con-
ditions hereinafter contained, it is agreed as follows:
1. The City will engage the firm of Levander, Partridge
and Anderson, Inc, hereinafter referred to as the
"Consultant" to perform the necessary work in the
preparation of Land Use and Public Facilities Economi
Impact Report for that area more particularly depict€
upon a pla-L map attached hereto marked Exhibit "A" ar
incorporated herein by reference.
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2. It is understood-that preparation of the Land Use and
Public Facilities Economic Impact Report shall conforn
to the Proposal attached hereto as Exhibit I'B", and
may require:
(a) Collection of data;
(b) Analysis of data;
(c) Written reports; and
(dl Such other work as may be necessary to properly
evaluate the Land Use and Public Facilities Econc
Impacts of the proposed project.
3. The Applicant shall pay to the City the actual cost
incurred by the Consultant in preparing said report;
.. that such costs shall be based on the costs set forth
in Exhibit "B". 'The Applicant has advanced the sum
of $18,400 as payment on account for the cost of pre-
paring said report;'that in the event it appears., as
the work progresses, that said sum will not be suffic
the City will notify the Applicant. No further work I
be performed by the Consultant incurring an obligatic
beyond the amount advanced without an appropriate ame
ment to this Agreement. If the actual cost of prepar
the report is less than Applicant's advance, any surp
will be refunded to Applicant by City.
4. It is understood that the Consultant shall be an in-
dependent contractor of the City; that the Applicant
agrees to permit the Consultant to enter upon his pro
erty and to perform and work thereon as the Consultan
deems necessary to complete the Land Use and Public
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Facilities Economic Impact Report, It; is agreed that
the Applicant at no timeqill interfere with the Con-
sultant in the performance of such work or attempt tc
influence such Consultant during the course of his
investigation and report.
I
IN WITNESS WHEREOF, the parties hereto have executed this
agreement on the day and year first above written.
CITY OF CARLSBAD, a Municipal
Corporation of the State of
California.
ATTEST :
BY
k
LAKE CALAVERA HILLS
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*_
I
BY /s,’
/ 1 APPROVED AS TO FORN:
J-3 p-+$+&9u/jA,
IN EMT-?F. BIONDO, 4 .
City Attorney
03
\dPPI./ & Agreement Exhibi.t c1
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SAN DlEGO COUN-TY
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RESOLUTIOPPNO. 5061
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CARLSETID, CALIFORNIA, APFROVING
AN AGREEXENT BZTWEEN THE CITY OF CARLSBAD
AND LEVANDER, PARTRIDGE AND ANDERSON, INC-
FOR CONSULTIIJG SERVICES TO PROVIDE AN
ECONOMIC ILbIFACT REPORT ON THE LAKE CALAVERA
HILLS MASTER PLAN. -
The City Council of the City of Carlsbad, California, doe!:
hereby resolve as follows:
1. That that certain agreement between the City of Carls2
and Levarider, Partridge and Andersonl Inc. for consulting serT
to provide a land use and public facilities Economic Impact Rc
on the Lake Calavera Hills Master Plan, a copy of which is ati
hereto marked Exhibit “A” ad, made a part hereof, is hereby
approved e
2. That the Mayor of the City of Carlsbad is hereby authc
rized and directed to execute said agreement for and on behall
the City of Carlsbad.
\
PASSED, APPROVED AND ADOPTED at a regular meeting of the
City Council of the City of Carlsbad, California, held on the
3rd day of Ma.y , 1977 by the following vote, to wit: j
-
AYES : Councilmen Frazee, Lewis, Packard, Skotnicki anc
NOES : None
ABSENT: None
Councilwoman Casler
/ gddc 29p-
ROBERT C. FRAZEW Mayor
ATTEST :
(with consulta v AGREEMENT - 0
-..
THIS AGREEMENT is made this 3rd day of May I
19 , between the CITY OF CARLSBAD, a municipal corporation
of the State of California, hereinafter referred to as CITY,
and LEVANDER, PARTRIDGE AND ANDERSON, INC, hereinafter referre
to as CONSULTANT.
RECITALS:
WHEREAS, the City has entered into an agreement with LAKE
CALAVERq HILLS, hereinafter called the "Applicant" , wherein th
City agrees to have prepared a Land Use and Public Facility
Economic Impact Report for the proposed project identified as
LAKE CALP-VERA HILLS Master Development Plan, which lies east o
El Camino Real between Palomar Airport Road and State Highway
and more precisely shown on the plat marked Exhibit 'A", attac
hereto and nade a part hereof; and
WHEREAS, the Consultant- has the qualifications to prepare
\
the Economic Impact Report; and
WHEREAS, the Consultant represents that neither he nor an
member of his staff has performed any work on the proposed pro
has no understanding with the applicant or any expectation of
working for the applicant in the future on said project and ha
not been employed by the applicant upon any project within twc
years last past; and
WHEREAS, it is understood that the Consultant shall be an
independent contractor of the City;
NOW, THEREFORE, in consideration of their mutal covenants
and conditions, the parties hereto agree as follows:
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(1) DUTIES --- OF THE CONSULTANT: L- Consultant shall prepare a
Land Use and Public Facility Economic Impact Report for
the subject project in accord with paragraph 2B of Sectio
21.38.060 of Chapter 21.38 of Title 21 of the Carlsbad
Municipal Code. In carrying out this obligation the
Consultant's duties shall include the following:
(a) The Consultant shall (1) collect all required data;
(2) Make all required analyses: (3) appear and be
prepared to answer questions and present testimony
on the Land Use and Public Facility Economic Impact
Report at at least one public hearing each before th
Planning Commission and the City Council prior to
acceptance of the report; (4) make all reports nec-
essary to comply with the requirements of this secti
Before preparing the final report, the Consultant sh
submit ten copies of a preliminary report to tee
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Planning Director for staff review.
(b) Consultant shall prepare a final report in complianc
with the Work Program marked Exhibit "Brr, attached h
and made a part hereof. The Consultant shall submit
to City thirty-five copies plus a reproducible nastf
of the final report to the City.
(2) DUTIES OF THE CITY
(a) The City will make payment to the Consultant a:
provided for in this agreement.
The City will make available to the Consultant
document, studies, or other information in its
possession related to the proposed project.
(b)
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e 0 (c) The City will review all Preliminary Materials pre-
sented by the consultant promptly upon receipt and
make comments to the consultant thereon.
(3) TERMINATION OF AGREEMENT
The City may terminate this agreement at any time by
giving written notice to the Consultant of such terminati
and specifying the effective date thereof, at least
fifteen days before the effective date of such terminatic
In that event, all finished or unfinished documents and
other materials prepared pursuant to this agreement shall
at the option of the City, become its property.
(4) RELEASE OF INFORMATION BY CONSULTANT
Any reports, information or other ?ata, prepared or
assembled by the Consultant under this agreemert shall
not be made available to any individual or organization
by the Consultant without the prior written approval of
the City. i.
(5) OWNERSHIP, PUBLICATION REPRODUCTION AN13 USE OF THE
REPORT AND OTHER I\IA'I'ERIAL
All documents and materials prepared pursuant to this
agreement are the property of the City. The City shall
have the unrestricted authority to publish, disclose,
distribute and otherwise use, in whole or in part, any
reports, data, or other materials prepared under this
agreement.
(6) PAYMENT
The Consultant will be paid a maximum of $18,400 dollars
for all work necessary to carry out the requirements of
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this agreement. Actual payment shall be based on the
cost of the report based on the costs as set forth in
Exhibit "B". Charges shall be billed on a monthly basis
on or before the 15th day of each calendar month following
any month in which Consultant performs services. Invoices
shall contain the following: (1) Each item of direct
salary costs showing the number of hours worked by each
person for whom a charge is made, together with the nature
of the work performed, (2) each item of direct nonsalary
costs, (3) an itemization of any miscellaneous consulting
services rendered containing the data set forth in (1) and
(2) above. Invoices which are not disputed in writing by
v the City and whom are more than 530 days past due shall be
subject to interest charges at the rate of seven percent I:
annum.
(7) TIME OF COMPLETION
\
Time is of the essence in carrying out the terms of this
agreement. Tasks 1-6 as described in Exhibit "B" shall
be conipleted in no more than eleven (11) weeks after writ
authorization by the City to commence work.
(8) LIMITS OF THE OBLIGATION
The limits of the obligation of the City under this agree
is in the sum of $18,400 which amount is estimated to be
sufficient to compensate the Consultant for all services
formed hereunder during the terms of this agreement. In
event at any time it appears to the Consultant that said
sum may not be sufficient, he shall immediately so notify
the Planning Director. He will not perform any work or i
any obligation beyond said sum of $18,400 without appropr
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amendment to this agreement.
(9) HOLD HARP4LESS - -
The Consultant will idernnify the City against and hold
it harmless from all and any cost, expense, or liability
for damages on account of injury or death to persons or
damage to property resulting from or arising out of or
in any way connected with the performance by Consultant
of this agreement, including the defense of any action
arising therefrom. Consultant will reimburse the City
for all costs, expenses and losses incurred by it in con-
sequent of any claims, demands and causes of action which
may be brought against it by a person arising out of the
, performance by Consultant of this agreement.
(10) INDEPENDENT CONTRACTOR
Consultant in accordance with his status as an independen
contractor, covenants and agrees that he will conduct
himsel€ consistent with such status, that he will neither
hold hinself out as nor claim to be an officer or employe
of the City by reason hereof, and that he will not by
reason hereof, make any claim, demand, or application to
or for any right or privilege applicable to an officer or
employee of the City including, but not limited to, workm
compensation coverage, unemployment insurance benefits,
social security coverage, unemployment insurance benefits
or retirement membership credit.
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(11) ASSIGNMENT OF CONTRACT -
Consultant shall not assign this contract or any part the
or monies due or to become due thereunder without the pri
written consent of the City.
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0 (12) SUBCONTRACTING
If the Consultant shall subcontract any of the work to be
performed under this contract by Consultant , the Consulta
shall be fully responsible to the City for the acts and
omissions of its subcontractor and of the persons either
directly or indirectly employed by its subcontractor, as
it is for the acts and omissions of persons directly empl
by it. Nothing contained in this contract shall create a
contractual relationship between any subcontractor of Con
sultant and the City. The Consultant shall bind every su
contractor and every subcontractor of a subcontractor by
the terms of this contract applicable to its work unless
specifically noted to the contrary in the subcontract in
question approved in vriting by the City.
45
(13) PROHIBTTED IETEREST
No official of the City who is authorized in such capacit
and on behalf of the City to negotiate, make, accept or
approve, or to take part in negotiating, making, acceptin
or approving any architectural, engineering, inspection,
construction, or material supply contract or any subcontr
in connection with the construction of the project, shall
become directly or indirectly interested personally in th
contract or in any part thereof. No officer, employee,
4
architect, attorney, engineer or inspector of or for the
City who is authorized in such executive, supervisory or
other similar functions in connection with the performanc
- of this contrazt shall become directly or indirectly in-
terested personally in this contract or any part thereof.
(14) VERBAL AGREEMENT OR CONVERSATION
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Description of 2equest:d g F &&7m ?&4J /$2gttm !d f%.LE:_--- A :dzlC&dLGd-L-H! Zg4( ____I___ .Ad a ress or Location 07 Rcquest:Eksi & pK~ e,,&~y,@ ~@'j!,.,&~3Z-~. &-X /&ME PJ&/EE&*.-ESZd.Z3J /-kl y 7g fLd!-.&Od~L/~4ZLlZP- l? P P 1 1 c i' 't 'i : ---~~~-~---~~~~~~~.~~.~~~~--~----
Ejw-. 01" Arcll.,sLc-.a[& -a___ CC3_L- --______ ____I- ---- L-1--..------ tjrief -Legal : -- ---
A~BT~~~~~~ ;IS$ page; vdemo~ ['am1 : __--- V~~XIDUJ - . -
Existing Zone: ______..-.- 1-
Scllool Djstr1ct: ag'L2fid~ /JdjF,fiO -
\dater- Sani tation31 stric :&~JD; r~j7-y -
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G e n e r a 1 F 1 a II I- a II d '&F-DTs c r i pti~GT;~?~~~~~- ~~~~~~-~g?,_&-&??~~
Acres LIqQ.0 -.-.-- No. of Lots: t?n/K; DU'~3-33-7~ ,DU/Acre .3,.4
Iiithin Coast Plan Area:
3ck. .. PToposcd Zone: ___ IC~ _.___. cl"f/J,uc&p, 1 --.-...
....
, Coast Permi.t Arca:do
0 Exhibit 'B' 0
Work Program
4
1. SCOPE OF CONSULTANT SERVICES
The Consultant shall provide professional services nec- essary for the completion of the Land Use and the Public Faciliti
Economic Impact Analysis of the Lake Calavera Hills Master Plan a
described in Tasks 1-6 of Consultant's Proposal of March 25, 1977 and more particularly as follows:
TASK I - LAND USE ANALYSIS
The evaluation of proposed land uses and formulation of developme
forcasts will represent approximately 25% of the overall work eff
and will entail the following basic steps:
A) Evaluate Historical Developnent Activity
To determine trends in population and development growth. Incluc
o Fundamental growth. Historical rate of population and hoL
hold growth within the Carlsbad/North County Area.
o Development I__- characteristics. --- Housing values, unit charact
istics, sales rates, resident characteristics, (origin, a<
income, etc.), commercial square footage, etc.
o Other new communities. Eistorical development rates and 1
use mix at selected new.communities in Southern Californiz
\
E. Review Blaster Plan Proposed Uses and the Region's Land Use
To evaluate Lake Calavera Hills' proposed inventory in relation t
the competitive supply of developable land. Particular focus on
master planned new communities active in the market area. To dei
the specific land allocations, densities, housing types, and mar) programs anticipated in the master plan.
C. Forecast Regional and Lake Calavera Hills Population
o Establish regional market area population forecasts based projections by the CPO, San Diego County Planning Departmc
and any City projections, adjusted as appropriate to refh
most recent historical experience.
o Estimate attainable penetration rates of this market area
growth potential by Lake Calavera Hills, given anticipate(
promotion and development strategy.
p Forecast the rste of dwelling unit development and househc
and population growth at Lake Calavera Hills.
D. Forecasts Other Uses
Demand for commercial development will accrue largely from p'
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0 e ulation growth within the community and will be forecast as
rates for all non-residential uses will be forecast based on
appropriate support ratios.
such. Possibl;3 secondary support from surrounding developrner
E. Forecast Specific Development Factors
The overall growth forecasts will be refined to express specific
categories of development. Forecasts will, as a minimum, define
following level of detail for each year:
o Total permanent and second home population.
o Nurnber and average value of single family homes, townhousc
condominiums, and apartments.
o Acres utilized for basic housing types.
o School enrollment for K-6, 7-9, and 10-12 grades.
o Total retail sales generated by residents.
o Acres, building square feet, and valuation of commercial
retail, office, hotel/resort/commercial recreation, and
public open space, and other uses of significance.
F. ELtahlish Ranges of Absorption and Value
Confidence intervals will be established in terms of at least twc
basic variables-- a maximum and minimum absorption rate anticipa
and a maximum and minimum rate of commercial development. The m<
imum estimate will be such that, in the Consultant's judgment, t
will be a 20% chance that the actual development rate will exceec
this estimate. Similarly, the minimum estimate will be such tha
in the Consultant's judgement there is a 20% probability that ac
development will fall below the estimate.
TASK 2 - ANALYSIS OF COST REVENUE FACTORS
These factors will cover the principal operating costs, capital 1
and revenues of the agencies under consideration, which include
Cj.ty, the Carlsbad Unified School District, and the Carlsbad Mun
Water District. Other agencies or subdivisions of functions may
evaluated if found to be advisable once the research is underway
All'alysis of service costs will be based on a dual approach-first
from direct estimation through analysis of City of Carlsbad depa
mental budgets, operating data, interviews with department heads and engineering estimates. Secondly, a comparable approach will
applied, drawing on factors developed in the Consultant's work f
other cities, and from comparing typical services costs for othe
cities throughout California.
A) Operating Costs
A first element of this analysis will be to analyze the structur
each governmental jurisdiction and identify and define the basic
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categories of services and costs to be examined. For the City, t
Consultant will cover its major service functions, including: PC
protection, fire protection, library, parks and recreation, strec
and administration. Within each of these service departments, tf Consultant will determine specifically how internal operations ar
affected by new growth (either residential or commercial). Basec
his own experience and also from discussions from management per.
the Consultant will carefully identify those service functions ar
thus service costs which are most closely related to new resident
and commercial development. In the area of school analysis, the
Consultant will evaluate principally the teaching vs. administrat funtions. It will not be within scope of this analysis to reviev
school budgets from a detailed grade by grade or funtion by funcl
basis.
Cost analysis will consider service levels--current service leve:
will be evaluated and required minimum service levels will be deJ
The Consultant will evaluate data for other cities as prepared bl
the state controller, correlating budget data with size, density,
age, residential income, and population, to determine the most ay
ble ranges of value for Carlsbad. Also, he will review data fror
national governmental census for average costs, and current budgc
of ten to twenty "comparable" cities will he studitzd in greater (
to gain services. After analysis from both the departmental ana:
and comparable city approach, the Consultant will then make compz
isons of result and make final judgement regarding proper servicc
levels and cost factors. If discrepancies are significant betwee the two approaches, the Consultant will then undertake additiona:
research to reconcile these variations. At the conclusion of th.
work element, the Consultant will prepare definitive estimates oj
these cost factors, apply each departmental cost to appropriate
development units or combination of units.
E) Capital Costs
These costs will apply to the jurisdictions under study, but gre;
importance and emphasis will be given to city streets, school fa(
and utility facilities. While capital cost data for other citie!
be reviewed, the greatest emphasis will be placed on preparing spt
budgets for various capital items, working closely with departmei
heads. Capital costs will be estimated in a two-staged process.
the need for specific capital facilities will be related to popu
and/or development growth, and the required major facilities schc
over time. Then, the cost of the specific facilities will be esi
mated, drawing upon city departments expertise, or estimation fa( prepared by other governmental agencies. In this analysis the Cc sultant will clearly identify those capital costs which are assuI
directly by the developers as opposed to the City. Thus, develo]
supplied capital facilities will not be "double counted'' in the (
budget.
C) Revenues
For analysis of city revenues, the Consultant will review all so1
with emphasis on major items:
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o Property Taxes
o Sales Taxes
o State Subventions (gas taxes, cigarette taxes, etc.)
o Use Charges
o Development related fees
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o Other Fees and Licenses
o Revenue Sharing
o CD Block Grants -
Each revenue item will be expressed in terms of appropriate deve
ment units. For property taxes, values will be based on current
(and possible prospective) property tax rates, applied to estima
of new development values from Task 1. An important factor to bc
evaluated will be the extent to which assessor practice conforms
the statutory 25 percent assessed valuation factor. To this end
the Consultant will obtain data on 40 to 50 properties in the Grc
Carlsbad area, and compare recent sales prices with "then curren
assessment values- From this, a judgment regarding the practica of the 25 percent factor will be made.
For school finances, the impact of the SB 90 State Aid formula w
be evaluated.
Sales Taxes estimates will include two components: the taxable :
generated by new population at Lake Calavera Hills, and the-perct
of this total to be realized at retail stores within retail stort
within the City limits. In addition, the effects of new corrmerc
uses within the community which may draw a percentage of their si
from outside the city will be taken into account.
Development-related fees will be related directly to new construc
while revenue sharing, block grants, and certain other items wil
approximated as being proportional to population.
TASK 3 - ASSUMPTIONS AND ISSUEG
This work task is the definition and evaluation of issues and a1
native assumptions underlying the cost revenue analysis, and wil
accomplished jointly with city staff. This task will be underta'
in two stages: first, the basic issues will be identified prior
undertaking the evaluation of individual departmental cost and r(
factors. Subsequently, some alternative assumptions will be tes
and finalized for the final cost revenue conclusions. These ass'
tions will include the following:
A) Allocation of Indirect Costs
B) Governmental Organization and Tax Structure
C) Inflation D) Plan Alternatives
E) Quality of Services
F) Rate of Development
.4
0 e TASK 4 - COST REVENUE COMPUTATION '.- -
Based on inputs from Tasks 1 and 2 and reflecting the appropriatc
assumptions as outlined in Task 3, @z Consultant will prepare a
25-year forecasts of annual service costs, capital costs, and re.
venues accruing to each governmental jurisdiction. Separate fort
casts will be prepared reflecting maximum, expected, and minimum
development rates.
TASK 5 - REFINEMENT OF FACTORS AND CONCLUSIONS
After an initial set of projections has been prepared, the Consu'
results will be reviewed and evaluated with city staff. Additioi
research tasks and refinements to assumptions and methodology, a!
appropriate, will be defined and undertaken. The final series o
projections will then be prepared.
TASK 6 - DOCUMENTATION
The final documentation will include the following:
1. The data base, assumptions, and methodology
fully documented, both to enable City staff
to fully evaluate the results of the study,
and also to enable maximum application of
this work to future cost-revenue studies of
other areas.
..
2. A technical appendix with computational work-
sheets, factor tables, and full instructions
to enable city staff to prepare additional iterations with very limited consultant
assistance. L
3. A full bibliography.
4. A clear summary of the broad economic base of the North County, the limitations of the
methodologies employed, the key issues to be
resolved by the Planning Commission/City
Council, and the basic conclusions and/or
recommendations of the study.
REVIEW
Formal review meetings between the Consultant and the City shall
occur following completion of Tasks 1,2,4 and 5.
2 . COMPENSATION :
Fees for consulting services provided in paragraph 1 above shall
determined on the basis of the professional service rates listed
below, and by the direzt nonsalary costs as hereinafter defined,
except that the total fee for consulting services shall not excec $18,400.
a. Professional services shall be compensated at applicable hou~
professional rates according to the following schedule:
.5
.1 - c e * Principals $40.00
Associates $20.00
b. Direct nonsalary costs shal.1 include the following:
Services d%rectly applicable to the work such as computer rental and programming costs associated with analysis for
the project; printing and other reproducing costs associated
with the final report; miscellaneous photocopying; the use
of any subcontractor; identifiable communication expense
such as long distance telephone, telegraph, cable, express
charges and postage other' than for general correspondence:
living and traveling expenses of employees when away from
home offices on business connected with the work, except
for automobile travel- which shall be at the rate of 15 cents
per mile.
ACM: ar
4/26/77
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RESOLUTIOIPNO. 5061
A RESOLUTION OF THE CITY COUNCIL OF TIIE
CJTY OF CARLSBAD, CALIFORNIA, APPROVING
AN AGREE:-IENT BETWEEN THE CITY OF CARLSBAD
AND LEVIiNDER, PARTRIDGE AND ANDERSON, INC- ,
mLLs HAST~ER PLAN.
FOR COY'SULTING SERVICES TO E'ROVIDE AN
ECONOI4IC I:,IPACT REPORT ON TIIE LAKE CALAVERA
The City Council of the City of Carlsbad, California, dc
hereby resolve as follows:
1. That that certain ayreernent between the City of Carl
and Lcvander, Partridcje and Anderson, Inc. for consulting se
to provide a land use and public facilities Economic Impact
on the Lake Caiavera Hills Master Plan, a copy of which is a
hereto marked Exhibit "A" Lnd made a part hereof, is hereby
approved.
2. That the Mayor of the City of Carlsbaci is hereby aut
rized and directed to execute said agreement for and on beha
the City of Carlsbad.
\
PASSED, APPROVED AND ADOPTED at a regular meeting of the
City Council of the City of Carlsbad, California, held on th
3rd day of May , 1977 by the following vote, to wit
AYES: Councilmen Frazee, Lewis, Packard, Skotnicki a
NOES : None
None ABSENT:
Counci lwornan Cas? er
ATTEST:
(with consult2 0 -- 7% G RE CI.1 EN T e*
--
TIJIS AC;I~EEIJEIJ~~' is made t-his 3rd day of May I
19 , bet;.:cen thcl CITY OF CARLtSBAD, a municipal corporation -
of the State of C;djfol-nia, krcinafter referred to ns CITY,
alld J2EVfiNDr$R, ppA~~fJ'I:IDGE AND ASDERSON, INC I hereinafter ref erre
to as CONSULTANT.
RECITALS :
\;IIER!':AS, the City has entered into an agreement with LAKE
CALAVERA 1-11~~s I I~crcinafter called the "Applicant", wherein th
City agrees to hdvr? prepared a Land Use and Public Facility
Economic Impact Rel'ort for the proposed project identified as
LAKE CPLAVERA HJLL!; Master Development Plan, which lies east o
El Carnino l?eal heCween Palomar Airport Road and State Highway
and more precisely shown on the plat marked Exhibit "A", attacl
hereto and made a part hereof; and
WHEREAS, the Consultant has the qualifizations to prepare
\
the Economic Impact Report; and
WHEREAS, the Consultant represents that neither he nor an]
member of his staff has performed any work on the proposed pro
has no understanding with the applicant or any expectation of
working for the applicant in the fu-zure on said project and ha:
not been employed by the applicant upon any project within two
years last past; and
WHEREAS, it is understood that the Consultant shall be an
independent contractor of the City;
NOW, THEREF@=, in consideration of their mutal covenants
and conditions, the parties hereto agree as follows:
.1
e '.
.__.._
e
(1) DUTIES 01.' 'l'JI1~ COYSUL~I'Al4T: Consultant shall prepare a _..._ -. --
Land Use ;~~id Public Facility Economic Impact Report for
the subject project in accord with paragraph 2B of Sect:
21.38.060 of Chapter 21.38 of Title 21 of the Carlsbad
Municipal Code. In carrying out this obligation the
Consultant's duties shall include the following:
(a) The Consultant shall (1) collect all required data;
(2) >lake a1'1 required analyses; (3) appear and be
preylared to answer questions and present testimony
on tlie Land Use and Public Facility Economic Impact
Report at at least one public hearing each before t
planning Conmission and the City Council prior to
acceptance of the report; (4) make all reports nec-
essary to comply with the requirements of this sect
Before preparing the final report, the Consultant 5
submit ten copies-of a preliminary report to tGe
Planning Director for staff review.
._
(b) Consultant shall prepare a final report in compliar
with the Work Program marked Exhibit "B", attached
and made a part hereof. The Consultant shall submi
to City thirty-five copies plus a reproducible mast
of the final report to the City.
(2) DUTIES OF THE CITY -
(a) The City will make payment to the Consultant a
provided for in this agreement.
The City will make available to the Consultant
document, studies, or.other information in its
possession related to the proposed project.
(13)
.2
(c) T&ity will review all Prel a inary Platcrials prc
scnted by the ionsultant promptly upon receipt and
make comments to the consultant thereon,
(3) TERMINATION OF AGREElvIENT
The City rray tcrrninate this agreement at any time by
giving written notice to the Consultant of such termina
and specifying the effective date thereof, at least
fifteen days before the effective date of such terminat
In that event, all finished or unfinished documents and
other materials prepared pursuant to this agreement sha
at the option of the City, become its property.
(4) RELEASE OF 1K;FOX.LGTICN BY COSSULTA?<T
Any reports, infornztion or other Zata, prepared or
assembled by the Consultant under this agreemefit shall
not be made available to any individual or organization
by the Consultant without the prior written approval of
the City.
*.
\
(5) O\~’ERSHIP, PUBLICATION REPRODUCTION AWD USE OF THE
REPORT AND OTHER i*LTZi?IAL
All documents and materials prepared pursuant to this
agreement are the property of the City. The City shall
have the unrestricted authority to publish, disclose,
distribute and otherwise use, in whole or in part, any
reports, data, or other materials prepared under this
agreement.
(6) PAYMENT
The Consultant will be paid a maximum of $18,400 dollar:
for all work necessary to carry, out the requirements of
.3
thi-s agreement. e Actual payment sh 9 1 be based on the
cost of the report hsed on the costs as set forth in
Exhibit "B". Charcjes shall be hilled on a inonthly hasi
on or before the 15th day of ccich calendar month follow
any month in which Consultant performs services. Invoi
shall contain the following: (1) Each i.tcm of direct
salary costs sliowiny the number of hours worked by each
person for whom a charge is made, together with the nat
of the work performed, (2) each item of direct nonsalar
costs, (3) an itemization of any miscellaneous consulti
services rendered containing the data set forth in (1)
(2) above. Invoices which are not disputed in writing
the City and whom are more than 90 days past due shall
subject to interest charges at the rate of seven percen
annum.
(7.) TIME OF COMPLETION -
\
Time is of the essence in carrying out the terms of thi
agreement. Tasks 1-6 as described in Exhibit "B" shall
be completed in no more than eleven (11) weeks after wr
authorization by the City to commence work.
(8) LIMITS OF THE OBLIGATION
The limits of the obligation of the City under this agr,
is in the sum of $18,400 which amount is estimated to b
sufficient to compensate the Consultant for all service
formed hereunder during the terms of this agreement. I
event at any time it appears to the Consultant that sai
sum may not be sufficient, he shall immediately so noti
the Planning Director. He will not perform any work or
any obligation beyond said sum of $18,400 without appro
.4
0 a zlnendmcnt to this agreement.
(9) .. HOLD _____ II&R!4LL!SS
The Consul-tant will idepnify the City against and hold
it harmless from all and any cost, expense, or liability
for damyes on account of injury or death to persons or
damage to property resulting from or arising out of or
in any way connected with the performance by Consultant
of this agreement, including the defense of any action
arising therefrom. Consultant will re imhurse the City
for all costs, expenses and losses incurred by it in con-
sequent of any claims, demands and causes of action whicr
may be brought against it by a person arising out of the
. perrormance by Consultant of this agreement.
(10) INDEPENDENT COI<TX4CTOF: -
Consultant in accor2mce with his status as an indepen2er
contractor, covenants and agrees that he will conduct L
himself consistent with such status, that he will neithe:
hold himself out as nor claim to be an officer or employe
of the City by reason hereof, and that he will not by
reason hereof, make any claim, denand, or application to
or for any right or privilege applicable to an officer or
employee of the City including, but not limited to, workn
compensation coverage, unemployment insurance benefits,
social security coverage, unemployment insurance benefit5
or retirement membership credit.
(11) ASSIGNMENT OF CONTRACT
Consultant shall not assign this contract or any part the
or monies due or to become due thereunder without the pr:
written consent of the City.
.5
(1%) Si':iCO?Z'TRii em e ___ _.._____ ~ ....--
. xf the Consultant sliciI$ subcontract any of khe viol-k to lx
performed under this contract by Consultant, the consul 1:;
shall be fully respoiir;ible to the City for the acts and
omissions of its subc:oiitractor and of the persons either
directly or indirect.1.y employed by its subcontractor, as
it is for the acts and omissions of persons directly ernp1
by it. Nothing contained in this contract shall create i
contractual relationship between any subcontractor of Cor
sultant and the city. The Consultant shall bind every SL
contractor and every subcontractor of a subcontractor by
the terms of this contract applicable to its work unless
s.pecificaliy noted to the contrary in the subcontract in
question approved in writing by the City.
+$j
(13) PROHIBITED INTESST
No official of the City_ 1t7ho is authorized- in such capacit
'-. and on behalf of the City to negotiate, make, zccept or
approve, or to take part in negotiating, riaking, acceptir
or approving any architectural, engineering, inspection,
construction, or xatcrial supply contract or any subcontr
in connection with the construction of the project, shall
become directly or indirectly interested pers-onally in tY
contract or in any part thereof. No officer, employee,
architect, attorney, engineer or inspector of or for the
City who is authorized in such executive, supervisory or
other similar functions in connection with the performanc
- of this contract :;hall become directly or indirectly in-
terested personal lY ill this contract or any part thereof *
(14) VERBAL AGREEMENT ~~~C~3NVERSATION
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l<o verba~grccrcent or convpr-sationath any offj ccr,
agent or employee of the City, either 3efGrC, c7,uring
or after the executj.cn of this contract, shall affect
or modify any of the tcrins or ohligations herein con-
tained, nor such verbal agrcercnt or conversation cntitlc
the Consultant to clny additional p~zymciit whatsoever undei
the terms of this contract,
IN FJITNESS WIIEREOF, the parties hereto have executed thi:
agreement on the day and year first above written.
CITY OF CARLS3AD, a Municipal
Corporation oE the State of
Cali fornia
YAdC Jj%B!+G?? d
ByP ROBER? %. FXAZEE, Ma&r
ATTEST:
f
.<??.!&P4~Y I. AFGAB-~T E. ADXG &LdLL ,( City Clerk <
NO& 4 GARDINER, Deputy City Clerk
LEVANDER, PARTRID’G ti. ANDERSON, CJiLAydh*L Y I i”
7 (ec &+
APPROVED AS TO FORM: - _---- c
// ’ 7*L
B10ND6iR-
9s VINCENT F. 44
City Attorney
.7
e Exhibit 'B' e-
!4ork Program -
4
_I__
J . !;COPE OF CONSULTANT SZRVICES -__ ___-
The Consultant shall provj de professional servj-ces nec
( :;r3,1f y for the completion of the LGnd Use and the Public Facilitj
j;f ~J~C,I~I~ c Jmpact Analysis of the Lake Calavera Hills Master Plan 2
[lr.;;(;r.ibed in Tasks 1-6 of Cc2sultant's Proposal of March 25, 197;
a,i'l Illore particularly as follows:
rp/qfiK I - LAND USE ANALYSIS -
TI,(: cvaluation of proposed land uses and formulation of developmt
fc,j ~:asts will represent approximately 25% of the overall work efj
aI,tl will entail the following basic steps:
A) Evaluate Historical Development Activity
rro r!ctermine trends in population and development growth. Incluc
o Fundamental growth. Historical rate of population and hoi
hold growth within the Carlsbad/North County Area. ._
o Development characteristics. _____ Housing values, unit characl
istics, sales rates, resident characteristics, (origin, ac
income, etc.), cor:xrcial square footage, etc.
o Other new communities. Historical development rates and 1
use mix at selected ncw corrminities in Southern Californit
\
B. Review Master Plan Proposed Uses and the Region's Lznd Use
To $valuate Lake Calavera Hills' proposed inventory in relation 1
the competitive supply of developable land. Particular focus on
master planned new communities active in the market area. To de:
the specific land allocations, densities, housing types, and marl
programs anticipated in tne master plan.
c. Forecast Regional and Lake Calavera Hills Population
o Establish regional market area population forecasts based
projections by the CPO, San Diego County Planning Departmi
and any City projections, adjusted as appropriate to refli
most recent historical. experience.
o Estimate attainable penetration rates of this market area
growth potential by Lake Calavera Hills, given anticipate1
promotion and development strategy.
o Forecast the rFte of dwelling unit development and househi
and population growth at Lake Calavera Hills.
I). Forecasts Other Uses
Demand for comtercial development will accrue largely from pi
1
ulation cjzrowt 9 I within the corrxiunity an de ill he forecast as
:;IiCh. Possi.li1.e secondary s\:Llport fizorn surrounding devel op,n:c
rates for a3.1 non-rcciiecntia1 uses will be forecast based on
appropriate su'pport ratios.
E. Forecast ______ Specific Developincnt Factors .~
rrht! ovcrall growth forecasts will be refined to express specific
C;II ccjories of development. Forecasts will, as a minimum, define
fol.lowiny level of detail for each year:
o Total permanent and second home population.
o Number and average value of single family homes, townhous
condominiums, and apartments.
o Acres utilized for basic housing types.
o School enrollment for K-6, 7-9, and 10-12 grades.
o Total retail sales generated by residents.
o Acres, building square feet, and valuation of commercial
retail, office, hotel/resort/commercial recreation, and
public open space, and other uses of significance.
F. Establish Ranges of A5sorpticn and Value
Confidence intervals will be established in terms of at least t\\
basic variables-- a maximum and minimum absorption xate anticip;
imum estimate will be such that, in the Consultant's judgmept, 1
will be a 20% chance that the actEal development rate will excec
this estimate. Similarly, the minimum estimate will be such thi
in the Consultant's judgement there is a 20% probability that a(
development will fall below the estimate.
and a maximum and mininum ra.te of commercial development. The I
TASK 2 - ANALYSIS OF COST REVENUE FACTORS _.
These factors will cover the principal operating costs, capital
and revenues of the agencies under consideration, which include City, the Carlsbad Unified School District, and the Carlsbad Mu:
Water District. Other agencies or subdivisions of functions ma:
evaluated if found to be advisable once the research is underwa:
Analysis of service costs will be based on a dual approach-firs
from direct estimation through analysis of City of Carlsbad dep mental budgets,'operating data, interviews with department head
and engineering estimates. Secondly, a comparable approach wil
applied, drawing on factors developed in the Consultant's work
other cities, and from comparing typical services costs for 0th
cities throughout California.
. .A) Operating Costs
A first element of this analysis will be to analyze the structu
each governmental jurisdiction and identify and define the basi
0 0. c,;? cqories of servicps and cos1 *: to be examined. For the City,
~or-1~;111 tant will cover it-s ;-c~j~)~ c ti?-vi ce functions, incliiding: i
1,roi ection, fire protcction, 111Jrdry, parks and recreation, si rc
iil1d ,dminj stration. I.Jithin C:~I(,I~ of these service departments, i
C(,nsuItant will determine spr-ci f ically hox internal operations c
affected by new grot.;th (eitI1c-r residential or co~nercial) . Ea:;<
his ovln experience and also f r (1111 discussions from management per {he Consultant tiill carefully i ticntify those service functions c
and commercial developnent. 111 the area of school analysis, thc
Consultant will evaluate prill/* i i7ally the teaching VS. administr;
funtions. It will not be p~i~11in scope of this analysis to revic
school budgets from a detailcf! grade by grade or funtion by func
basis.
Cost analysis will consider 52i-rvice levels--current service levc
will be evaluated and r-quir,ptI minimum service levels will be de
The Consultant will evaluate ,!,ita for other cities as prepared E:
the state controller, correln'ing budget data with size, densit1
age, residential income, and ;,lipulation, to determine the most z
ble ranges of value for carls;,,td. Also, he vi11 review data frc
national governmental census :or average costs, and current bud?
of ten to twenty *'co~parablc" c:ities will be studied in greater
to gain services. After ana]jl:;is from both the departmental an2
and comparable city ap_nro,l.ch, rhe Consultant will then nake corn1 isons of result and na:;e ~ir.~.J judgement regairding proper servic
levels and cost factors. if ~3lscrepancies are significant becwc
the two approaches, the cc:-:;l::i-ant will then undertake addition2
research to reconcile c:-.~:;~\ -:kriations. At the conclusion of tY
work element, the Copsu?:.,::: ;:5 11 prepare definitive estimates c
these cost factors, appl;: l.L.c::-- de2artmental cost to approprlate
development units or CG; :-::I. '-Lon of units.
B) Capital Costs
These costs will apply t;, f!-.t: jurisdictions under study, but grc
importance and emphasis :<!I? 23 given to city streets, school fz
and utility facilities. t..i~'!2 capital cost data for other citie
be reviewed, the greatest t.: :,!-.zsis will be placed on preparing SF
budgets for various capit11 't:erns, working closely with departme heads. Capital costs wi!l I ii estimated in a two-staged process.
the need for specific cn:%i'-\il Eacilities will be related to pop^
and/or development growth, *tl:L: the required major facilities scb
over time. Then, the ccl-f i': the specific facilities will be en
mated, drawing upon tit). *!'! .i:-tments expertise, or estimation fa
prepared by other goveri; *I)' :& agencies. In this analysis the C sultant will clearly idc:l* rf5' those capital costs which are assL
directly by the develop'; *"' apposed to the City. Thus, develc
supplied capital facilit:l'' '* 111 not be "double counted" in the
budget.
C) Revenues
For analysis of city rev
with emphasis on major ii''
1-hiis service costs :,;hich jrc jiliilit ClOSCfY related to new residei
..
.* .
- the Consultant will review all sc ,.I L \I<+ I I
t
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0 o Property Taxes
o S;ilcs Taxs
o State Subventions (gas taxes , cigarette taxes, etc. )
o Use Charges
o Dcvelopmcnt related fees
o Other Fees and Licenses
o Revenue Sharing
o CD Block Grants
1Gich revenue item will be expressed in terms of appropriate devc
mcnt units. For property taxes, values will be based on currenl
(and possible prospective) property tax rates, applied to estinc
of new development values from Task 1. An important factor to k
cvaluated will be the extent to which assessor practice conforms
the statutory 25 percent assessed valuation factor. To this end
the Consultant will obtain data on 40 to 50 properties in the GI
c'irlshad-area, and compare recent sales prices with "then currer
a:;sessment values. From this, a judgrnent regarding the practica
of the 25 percent factor icill be made.
F'or school finances, the impact of the SB 90 State Aid formula h
he evaluated.
Sales Taxes estimates will Inciude two components: the taxable
generated by new population at Lake Calavera Hills, and the'perc
of this total to be realized at retail stores within retail stor
v.ithin the City limits. In addition, the effects of new commerc
uses within the conmunity which may draw a percentage of their c
from outside the city will be taken into account.
Development-related fees will be related directly to new constrL
while revenue sharing, block grants, and certain other items wi3
approximated as being proportional to population.
TASK 3 - ASSUMPTIONS AND ISSUES
This work task is the definition and evaluation of issues and a1
native assumptions underlying the cost revenue analysis, and wil
accomplished jointly with city staff. This task will be underta
in two stages: first, the basic issues will be identified prior
cndertaking the evaluation of individual departmental cost and r
factors. Subsequently, some alternative assumptions will be tes
2nd finalized for the final cost revenue conclusions. These ass
tions will include the following:
A) Allocation of Indirect Costs
C) Inflation
D) Plan Alternatives
E;) Quality of Services
F) Rate of Development
I3) Governmental Organization and Tax Structure
d
-____-- TASK 4 _______ - COST Xi3 dm UE COIIPUTATTON -- 0
RCic;cd Oil illputs from 'Tasks 1 and 2 (2nd reflecting the appropriate
.ir;su:nptions as outlined in Task 3, -c>:z Consultant will prepare a
25-year forecasts of annual service costs, capital costs, and re-
venues accruing to each governmental jurisdiction. Separate for<
casts will be prepared ref lcctj ng n~xirnmi, expected , and minimum
dcvclopinent rates.
-r
TASK 5 - REFINEI4ENT OF FACTORS AND CONCLUSIONS
After an initial set of projections has been prepared, the Consu:
results will be reviewed and evaluated with city staff. Additior
research tasks and refinements to assumptions and methodology, a!
projections will then be prepared.
TASK 6 - DOCUMENTATION
appropriate, will be defined and undertaken, The final series oj
The final documentation will include the following:
1. The data base, assumptions, and methodology
fully documented, both to enable City staff
to fully evaluate the results of the study,
and also to enable maximum application of
this work to future cost-revenue studies of
other areas.
._
2. A technical a??enCix with computational work-
sheets, factor tables, and full instructions
to enable city staff to prepare additional
assistance. iterations with very limited consultant <
3. A full bibliography.
4. A clear sun-mary of the broad economic base of
the North Coanty, the limitations of the
methodologies employed, the key issues to be
resolved by the Planning Commission/City
Council, and the basic conclusions and/or
recommendations of the study. c
REVIEW
Formal review meetings between the Consultant and the City shall
occur following completion of Tasks 1,2,4 and 5.
2. COMPENSATION:
Fees for consulting services provided in paragraph 1 above shall
determined on the basis of the professional service rates listed
below, and by the direst nonsalary costs as hereinafter defined,
except that the total fee for consulting services shall not excee
$18,400.
a. Professional services shall be compensated at applicable how
professional rates according to the following schedule:
.5
0 Principals $40.00 e
Associal cs $20.00
h. Direct nonsalary costs shall include the following:
Services directly applicable to the work such as computer
rental and programming costs tissoci ated with analysis for
the project; printing and other reproducing costs associated
with the final report; miscellaneous photocopying; the use
such as long distance telephone, teleyraph, cable, express
charges and postage other than for general correspondence;
living and traveling expenses of employees when away from
home offices on business connected with the work, except
for automobile travel which shall be at the rate of 15 cents per mile.
of any subcontractor; identifiable coxminication expense
ACM:ar
4/26/77
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-,
c.
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