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HomeMy WebLinkAbout1986-06-17; City Council; 8563-1; AGREEMENT FOR THE PREPARATION OF A FISCAL ANALYSIS OF THE GENERAL PLAN FOR THE CITY OF CARLSBADw AB#~.TG~-~ c MTG. 6/17/86 z DEPT. PLN 0 a, TITLE: AGREEMENT FOR THE PREPARATION OF DEI CIT CIT A FISCAL ANALYSIS OF THE GENERAL PLAN FOR THE CITY OF CARLSBAD r 0 -* rl 0 0 2 M 2 $ M $4 PI bD 0 A M g (d 5 $. 3 z M 2 2 (I] : :: z z a 9 m 5 % . (I] ' a, a, W.G o 5% u" 2 2 0 g a A 0 z 3 0 0 F: w w a. -4 (I] 52l I dG .d .rl CIT~F CARLSBAD - AGEND~ILL 57 RECOMMENDED ACTION: ADOPT Resolution No. &./(a I , authorizing the Mayor to exe an agreement with Criterion ncorporated to prepare a Fiscal Analysis of the General Plan for the City of Carlsbad. ITEM EXPLANATION One of the recommendations which resulted from the Citizens Committee Reveiw of the Land Use Element was to prepare a Fi Analysis of the City's General Plan. This Fiscal Analysis w ultimately be used to evaluate the economic impact of residential, commercial and industrial land uses on the City tax base and public facilities. In accordance, with this Citizen's Committee recommendation, April 1, 1986, City Council authorized staff to send out req for proposals to five consulting firms to prepare a fiscal analysis of the City's General Plan (see attached Agenda Bil 8563). Criterion Incorporated, CIC Research and Community Systems Associates responded to the City's request for proposal. A selection committee consisting of Michael Holzmiller and Christopher De Cerbo from the Planning Department, Jim Ellio the Finance Department and Ray Pachett of the City Manager's Office independently reviewed each of the three proposals. May 23, 1986 the selection committee conducted oral intervie the three consultants. The selection Committee unanimously agreed that the proposal and interview of Criterion Incorpor was considerably better than the other two consultants. Criterion Incorporated's proposal and interview contained mu more detail, and responded specifically to the scope of work identified in the request for proposal. In terms of each of consultants professional capabilities, their committment of from key personnel, overall understanding of the study and methodology for accomplishing the study, Criterion Incorpora excelled in all areas. Although the Criterion Incorporated proposal cost was the mo expensive of the three, $48,500 compared with $19,090 for Community Systems Associates and $30,300 for CIC Research, t selection committee believes that. this cost if justifiable b upon the extensive work program and end products that will result. Criterion Incorporated also proposes to complete th study in eight (8) weeks compared to fourteen (14) weeks for Community Systems Associates and thirteen (13) weeks for CIC Research. e a \' f, Page Two of Agenda Bill No. JfiLy[ Because of the above stated reasons, staff recommends Criter Incorporated for the preparation of a Fiscal Anaylsis for th City of Carlsbad's General Plan. The cost of the proposed w is $48,500. FISCAL IMPACT A budget appropriation of $48,500 is requested for funding o this study. Funds are available but would have to be transferred from the City's contingency account. Approval o this transfer by Council is necessary. E X HI B ITS 1) City Council Resolution No. 8616 2) Agreement with Criterion Incorporated 3) Criterion Incorporated's Proposal 4) Agenda Bill 8563 i’ ’x 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 e 0 RESOLUTION NO. 8616 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF Cl CALIFORNIA, APPROVING AN AGREEMENT BETWEEN THE CI1 CARLSBAD AND CRITERION INCORPORATED FOR THE PREPAF A FISCAL ANALYSIS OF THE GENERAL PLAN FOR THE CIT’ CAR LSBA D. The City Council of the City of Carlsbad, Califorr hereby resolve as follows: 1) That certain agreeme MARY H. CASLtR, Mayor ATTEST: RAUTENKRANZ, City Clerk 1 * 0 0 \' AGREEMENT THIS AGREEMENT is made this - day of , 1986, between the CITY OF CARLSBAi), a municipal corporation of the State of California, hereinafter referred to as CITY, and CRITERION INCORPORATED hereinafter referred to as CONSULTANT. R E C ITA LS WHEREAS, the CITY, has entered into an agreement with CRITERION INCORPORATED hereinafter called the CONSULTANT, wher the CITY agrees to prepare a Fiscal Analysis of the General P1 for the City of Carlsbad. WHEREAS, the CONSULTANT has the qualifications to pre pare the required Fiscal Analysis of the General Plan for the City of Carlsbad; and WHEREAS, it is understood that the CONSULTANT shall bl an independent contractor of the CITY; NOW, THEREFORE, in consideration of their mutual cove nants and conditions, the parties hereto agree as follows: (1) DUTIES OF THE CONSULTANT CONSULTANT shall prepare a Fiscal Analysis of the General Plan for the City of Carlsbad in accordance with the requt for proposal prepared by the City of Carlsbad on April 10 1986. In carrying out this obligation the CONSULTANT'S duties shall include the following: (a) The CONSULTANT shall (1) evaluate the likely fisc future (costs and revenues) for the City over thr buildout of the existing General Plan by considering the currently adopted land uses and pending Citizen's Committee recommendations; (2) review existing relationships between residential 7 0 0 \b commercial, industrial and open space land uses i order to evaluate the fiscal balance; (3) make recommendations so that the City can establish a proper balance between land uses at full buildout on a city-wide basis and by quadrant if the existing land use plan is not deemed fiscally adequate; (4) examine and evaluate the relationsh between commercial and industrial land uses in adjoining jurisdictions and their fiscal impact o the City; (5) evaluate and project the future cos and the revenue sources needed for the City operations, public facilities and the maintenance of same at full buildout of the City; (6) evaluat and make a recommendation on the need and methodology for the City to have an ongoing procedure to review tne economic impact of individual development projects; (7) appear and bl prepared to answer questions and prepare testimon, on the final City of Carlsbad General Plan Fiscal Analysis at all public hearings before the Planni Commission and the City Council prior to the certification of the report; (8) make all reports necessary to comply with the requirements of this section. Before preparing the final report, the CONSULTANT Shall submit five copies of a draft -2- i e 0 I< report to the Planning Director for staff review, The consultant shall revise the draft report as requested by staff. (b) CONSULTANT shall prepare a draft report in compl, ance with tne Work Program contained in Attachmei "A" on file at the Planning Department. (unless otherwise stated in this agreement), attached hereto and made a part thereof and witn applicabl CITY ordinances. The CONSULTANT shall submit to CITY twenty five copies (in 3 ring binders) plus reproducible master of the final Fiscal Analysis the General Plan for the City of Carlsbad. (c) CONSULTANT shall also respond to matters raised i the public hearings. (2) DUTIES OF THE CITY (a) The CITY will make payment to the CONSULTANT as provided for in this agreement. (b) The CITY will make available to the CONSULTANT at- document, studies, or other information in its possession re1 ated to the proposed project. (c) The CITY will review the Draft Report presented t the CONSULTANT within fourteen working days of their receipt and make written comments to the CONSULTANT within that time period. -3- r . 0 e It (3) TERMINATION OF AGREEMENT The CITY may terminate this agreement at any time by givir written notice to the CONSULTANT of such termination and specifying the effective date thereof, at least fifteen di prior to the effective date of the termination. In event termination all finished or unfinished documents and other materials prepared pursuant to this agreement shall becomt its property. Upon termination for reasons other than breach of this agreement CITY shall pay CONSULTANT the reasonable value of the services completed to the date of notice of termination. (4) RELEASE OF INFORMATION BY CONSULTANT Any reports, information or other data, prepared or assem. bled by the CONSULTANT under this agreement shall not be made available to any individual or organization by the CONSULTANT without the prior written approval of the CITY. (5) OWNERSHIP, PUBLICATION, REPRODUCTION AND USE OF THE FISCA ANALYSIS OF THE GENERAL PLAN FOR THE CITY OF CARLSBAD AND OTHER MATERIALS All documents and materials prepared pursuant to this agrl ment are the property of the CITY. The CITY Shall have t unrestricted authority to publish, disclose, distribute a otherwise use, in whole or in part, any reports, data, or other materials prepared under this agreement. -4- * 5 0 0 1, (6) PAYMENT The CONSULTANT will be paid a maximum of $48,500.00 dollar for all work necessary to carry out the requirements of tl agreement. Actual payment shall be based on the cost of 1 report based on the costs as set forth in Attachment ''A" ( file at the Planning Department. The CONSULTANT shall bt paid seventy-five percent of the compensable services completed within 15 days after receipt of his invoice for the completion of the draft Fiscal Analysis of the Genera' Plan for the City of Carlsbad in accordance with Paragrapl above. The final twenty-five percent will be paid not to exceed the maximum amount provided in this agreement with. thirty days after receipt of invoice, to be submitted aftc the certification of the final Fiscal Analysis of the General Plan for the City of Carlsbad. (7) TIME OF COMPLETION Time is of the essence in carrying out the terms of this agreement. The CONSULTANT shall submit to the CITY five copies of the Fiscal Analysis of the General Plan for the City of Carlsbad within eight weeks of the signing of thi agreement by all concerned parties. The consultant shall submit to the CITY twenty-five copies of the final Fiscal Analysis of the General Plan for the City of Carlsbad wit ten working days of the completed staff review of the Dra Fiscal Analysis of the General Plan for the City of Carlsbad. -5- t , 0 e 7< (8) LIMITS OF THE OBLIGATION The limits of the obligation of the CITY under this agreement is in the sum of $48,500.00 which amount is estimated to be sufficient to compensate the consultant fa all services performed hereunder during the terms of this agreement. In the 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 incur any obligation beyond said sum f $48,500.00 without appropriate amendment to this agreemen' (9) CHANGES IN WORK If, in the course of this contract, changes seem merited the CONSULTANT or the CITY and informal consultations indicate that a change in the conditions of the contract warranted, the CONSULTANT or the CITY may request a chang in the contract. Such changes Shall be processed by the CITY in the following manner. A letter outlining the required changes Shall be forwarded to the CITY or CONSULTANT to inform them of the proposed changes along w a statement of estimated changes in charges or time schedule. After reaching mutual agreement on the proposi a supplemental agreement Shall be prepared by the CITY ar approved by the City Manager. Such supplemental agreemer shall not render ineffective or invalid unaffected portic of the agreement. Changes requiring immediate action by -6- t * a I\ CONSULTANT or the CITY Shall be ordered by the Planning Director, who will inform a principal of the CONSULTANT'S firm of the necessity of such action and follow up With a supplemental agreement covering such work. The lump sum amounts detailed in this agreement shall be adjusted for changes, either additive or deductive, in th scope of work. (10) HOLD HARMLESS The CONSULTANT will indemnify the CITY against and hold i harmless from all and any cost, expense, or liability for damages on account of injury or death to persons or damag to property resulting from or arising out of or in any wa connected with the performance by consultant of this agre ment, including the defense of any action arising therefr CONSULTANT will reimburse the CITY for all costs, expense and losses incurred by it in consequence of any claims, d mands and causes of action Which may be brought against i by a person arising out of the performance by CONSULTANT this agreement. (11) MAINTAIN INSURANCE CONSULTANT Shall, at all times that this agreement is in effect or the premises are occupied by CONSULTANT, cause be maintained in force and effect an insurance policy or policies which will insure and indemnify both CITY and CONSULTANT against liability or financial loss resulting - 7- i e e ti from injuries occurring to persons or property in or about the premises or occurring as a result of any acts or activity of CONSULTANT. The liability under such insuranc policy Shall be not less than $100,000 for any one person injured or $300,000 for any one accident and $50,000 for property damage. The policy shall be written by a responsible company or companies to be approved by CITY, a shall be noncancelable except on ten days' written notice CITY. Such policy shall name CITY as co-insured and a cop of such policy shall be filed with the CITY. (12) INDEPENDENT CONTRACTOR CONSULTANT in accordance With his status as an independent contractor, covenants and agrees that he will conduct him- self consistent with such status, that he will neither 1701 himself out as nor claim to be an officer or employee of t CITY by reason hereof, and that he will not by reason hereof, make any claim, demand, or application to or for 2 right or privilege applicable to an officer or employee of the CITY including, but not limited to, workmen's compense tion coverage, unemployment insurance benefits, social se- curity coverage, or retirement membership credit. (13) ASSIGNMENT OF CONTRACT CONSULTANT Shall not assign this contract or any part they of or any monies due or to become due thereunder without 1 prior written consent of the CITY. - 8- * e a 1, 14) SUBCONTRACTING If the CONSULTANT shall subcontract any of the work to be performed under this contract by CONSULTANT, the CONSULTAN 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 i is for the acts and omissions of persons directly employed by it. Nothing contained in this contract shall create an contractual relationship between any subcontractor of CONSULTANT and the CITY. The CONSULTANT shall bind every subcontractor and every subcontractor of a subcontractor b their terms of this contract applicable to its work unless specifically noted to the contrary in the subcontract in question approved in writing by the CITY. (15) PROHIBITED INTEREST No official of the CITY who is authorized in such capacitj on behalf of the CITY to negotiate, make, accept or approv or to take part in negotiating, making, accepting or approving any architectural, engineering, inspection, construction, or materi a1 supply contract or subcontract i connection with the construction of the project, shall become directly or indirectly interested personally in thi contract or in any part thereof. No officer, employee, architect, attorney, engineer or inspector of or for the CITY Who is authorized in such capacity and on behalf of 1 -9- , e e 3\ CITY to exercise any executive, supervisory or other simil functions in connection With the performance of this contract shall become directly or indirectly interested personally in this contract or any part thereof. (16) VERBAL AGREEMENT OR CONVERSATION No verbal agreement or conversation with any officer, agen or employee of the CITY, either before, during or after th execution of this contract, shall affect or modify any of the terms or obligations herein contained, nor such verbal agreement or conversation entitle the CONSULTANT to any additional payment whatsoever under the terms of this contract. 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 BY MARY CASLER, Mayor BY CONSULTANT ATTEST: ALETHA RAUTENKRANZ, City Clerk APPROVED AS TO FORM: VINCENT F. BIONDO, JR. City Attorney -10- 3 I 6 0 PHEOWiL To PREpARe A FISCAL ANALYSIS OF THE GENERAL PLAN FOR THE CITY OF CARISBAD I I I I I I Prepared by: Criterion Incorporated 11100 Roselle Street San Diego, CA 92121 (619) 455-0162 I*.'' 6 0 I CRITERION INCORPORATED Other Off ices I 11 100 Roselle Street 0 Son Diego California 92121 0 (619) 055-0162 Corporate Office Mexico City .Mexico Dallas Texas April 24, 1986 I I I I I I 1 I '1 I 4 I I I I Mr. Michael J. Holzmiller Planning Director City of Carlsbad 1200 Elm Avenue Carlsbad, CA 92008-1989 Dear Mr. Holzmiller: Criterion Incorporated is pleased to submit this proposal to provide a fiscal analysis of the city of Carlsbad General Plan. Criterion Incorporated will assume responsibility for the project and would be the prime consultant to the city. We propose to subcontract with Mr. Kenneth D. Fabricatore to draw on his substantial expertise which is relevant to certain aspects of the study. Kenneth and Robert Snodgrass from Criterion both have recent relevant experience working for the City on other projects and can perform with the utmost proficiency. Under this arrangement we can produce the fiscal analysis in two months and insure a meaningful high quality report. The fee for our proposed services will not exceed $48,500.00. (A breakdown of cost is provided in another section on this proposal). Richard D. Emmerson of Criterion Incorporated is authorized to bind the firm to a contractual agreement with the City of Carlsbad. We are confident that our level of expertise in fiscal analysis and knowledge of Carlsbad will be of great benefit to the City in this important assignment. We look forward to working with you on this interesting project. Sincerely, f2Pg? / Richard D. Emmerson, PH.D Senior Vice President Criterion Incorporated I Wah ut. " e 0 i I I I I 1 I I I 1 1 I I i I I I I TABLE OF CONTENTS Introduction. 1 9 Technical Approach and Capabilities 11 ProjectSchedule. ..................... -11 ........................ Proposed Study Program .................... ............. Relevant Project Experience ................. 1f Percent Contributed By Staff ................. 31 Project Team Qualifications 21 ................. 1- \ ’ e 0 I I I I I I 1 4 1 u ‘I I a I I I I I 1-1- Criterion Incorporated and Kenneth D. Fabricatore have over tht years been involved with a number of fiscal studies in San Diegc County. As a team we feel our abilities to produce a usefu: product are unsurpassed. Our recent experience in Carlsbad adds to our awareness ani sensitivity of important factors unique to your city, whicl further enhance our abilities for this project. Our study will also draw on the vast resources of Criterio Incorporated which is recognized locally and nationally as primary source for economic and demographic information an advanced analytical services. The proposed study program which follows, addresses tasks whic we will undertake in the preparation of the fiscal analysis. subsequent section describes our technical approach an analytical capabilities. 1 . I " @ e 1 I PrnmSED STUDY PRcxaAn 1 I 1 I I I I Criterion Incorporated with the assistance of Kenneth Fabricatore, Economic Consultant, proposes to conduct a thorough, innovative, and informative fiscal impact analysis of the City of Carlsbad's General Plan, as outlined in the tasks below; Task 1: c& L I We will collect, assemble, and organize pertinent background information including: public facility and service level standards, budget data, existing land use inventory, current demographic profile, City's General Plan, adopted ordinances, draft public facilities and services element, Citizens Committee recommendations, and property tax distribution by tax rate area in Carlsbad and its quadrants. A key part of this task will be documentation of all the City's public facility and service level standards, such as 1.35 officers per 1,000 population and 2 acres of community parks per 1,000 population. These standards will be applied to growth parameters of the General Plan alternatives to form the basis for estimating city expenditures attendant to growth and c?evelopment. In addition, we will confer with appropriate City staff and officials to obtain further guidance on the scope of work and issuedproblems to be addressed in cur study. t I I I I 1 2 I 8 0 '. m. I II I 1 Task 2: - We will document and obtain City staff concurrence c major assumptions that will be used in the fiscal analysi These assumptions will relate to future economic condition: revenue structure, tax and fee rates, building-to-land ratio housing prices, property values per square foot, averac household size and other factors which will have a significa; bearing on revenue and expenditure forecasts. The basis for these assumptions will be explained a submitted to the City staff (together with the results of Task f o r review and approval . Task 3: Future Grmtb h Dmr-+ Pm A thorough assessment of the dollar impacts of futu development on Carlsbad will require more detailed informati than is contained in the General Plan. Therefore, we wi translate the land use designations contained in the General PI alternatives into more specific growth and developme parameters, which in turn will serve as the basis for ma precise cost-revenue forecasts. These parameters will pertain full buildout of the General Plan alternatives and will inch the following: 4 a. - - the ultimate population level of Carlsbad, including its sphere of influence, and t distribution of population among the City's quadrant 3 , v 0 b. -Dw - number of housing units 1 type, density, and quadrant. I. c. Amount of 0 - - square feet of commercial, office, industrial, and institution buildings and number of hotel/motel rooms. d. -0- - amount of land likely to be held public vs. private ownership ,including considerati of open space/recreation uses and tax-exempt priva ownership of property. The above growth and development parameters togeth with major study assumptions (Task 2) will be specified writing, explained, and submitted to the City staff for revit and approval. In this way, subsequent study findings will bett coincide with local development characteristics and the Ci staff's knowledge and view of Carlsbad's future developme pattern and intensity. Task 4: w .. 3 m m Working with the City's Research 6 Analysis Division, will identify the public facilities required to serve the citl ultimate population and development under the General P1 options. It should be understood that this task will re heavily on the assistance of City staff and existing planni documents, including the public facilities portion of the Grow Management Program and the Public Facilities Management Systc m m * Q 4 J* ,' q 0 J 1 1 The additional cost of providing capital improvements over the buildout period will be presented for each land use alternative and for each quadrant. Costs will be indicated for each facility type, including sewer, water, drainage, circulation, parks, fire, police, library, and general government. 3 I; Task 5: )by - This task will estimate the effect of future development on the City's -annual operating budget, including police and firc protection, parks and recreation, street maintenance, libraries water and sewer service, general government, and other cit] programs that are significantly impacted by growth and develop. ment . I I I I I a a I n 5 1 A very useful component of this task will be ai allocation of city operating costs by land use--residential commercial, industrial, and open space. The delineation o service costs by land use, when compared to the revenu allocations (Task 61, will enable the City to identify the ne fiscal impact associated with each type of land use. In turn this information could be used by city planners win determinin the land use balance that would be most fiscally viable i individual development proposals and in subsequent General Pla updates. 1 I The primary basis for the expenditure forecasts will t current service level standards and the estimated cost of mair taining these standards in view of anticipated development unde II the General Plan. I. ,I W 0 I I I II I I u 1 I I 4 P Task6: 1 bv - - The impact of General Plan buildout on City operating revenues will be estimated for the property tax, sales tax, transient occupancy tax, franchise fees, licenses and permits, state subventions (e.g., gas tax and motor vehicle license fees), and other growth-related revenue sources. Revenues to be derived from the City's Public Facilities Fee will also be estimated and compared to public facility costs. Like the expenditure analysis, projected revenues will be allocated to land uses and quadrant to enable an identification of the varying fiscal impacts attributable to the location and type of development. I I In the process of estimating revenue amounts, Carlsbad's future tax base will be projected as wel1,including the market value of property, retail sales volume, and hotel/motel income. Furthermore, the revenue forecasts will be predicted on anticipated population and employment growth, the intensity of development, public and tax-exempt property ownership, and potential "fiscal flows" across ad joining jurisdictions. I I The "fiscal flows" portion of the analysis will identify the extent to which Carlsbad residents may shop in nearby jurisdictions and vice versa. The potential for Carlsbad to capture a greater share of retail sales, property value, and employment growth by modifying the planned location of commercial and industrial uses will be evaluated as well. The commercial I 1 6 * I" w e I I spatial analysis --- the location of residents and traffic patterns versus the locat ion of existing and planned commercial sites --- should be.extremely useful to the City in siting future commercial facilities, especially community shopping centers, travel-related services, and auto centers. Task 7: =Fiscal- of fi I I I For the existing General Plan and pending update, estimated City expenditures will be compared to projected revenues to expose the net fiscal impact of each land use alternative. Differences in fiscal effects between the two alternatives will be explained in terms of land use balance and the location of planned residential, commercial, industrial development and open space. This comparative assessment will be accomplished with respect to both the City's capital improvements program and annual operating budget. Not only will the comparison be made with regard to aggregate expenditures and revenues, but the impact of the General Plan options on individual city services ad revenues will be evaluated as well. This approach will help to identify potential service delivery problems by individual service or facility type and will help to indicate specific revenue sources/fees that might need to be increased to provide adequate funding in the future. Task 8: - a - @ne- Based on the findings of the above tasks, we will prepare recommendations for a fiscally viable General Plan for Carlsbad. I I I I I 1 I 1 I 1 8 I; 1 7 I* .' w m I I I I I I These recommendations will go beyond a determination of which of the two General Plan options is more desirable from a fiscal standpoint. They will also identify changes that possibly have not yet been formally considered by the City. The recommenda- tions that we will formulate will be aimed at maximizing the City's long-term financial health and will pertain to the following: - Changes ict; land use and General Plan designations that would provide for an adequate revenue and economic base for Carlsbad in view of future public service and I fl/ I facility demands. I - Changes in the planned location of land used that would enable Carlsbad to capture optimal shares of retail sales, property tax base, and employment in North County. - Possible modifications of residential densities to minimize negative fiscal effects associated with housing developments. I 1 I I I 1 I 3 3 8 - means to offset potential service delivery problems. Possible increase in fees and service charges as 1. %' w 0 I 1 - New methods and techniques for financing services and facilities needed. as .the result of growth and I development. 8 - The level of Public Facility Fees required to pay for needed capital improvements over the period of General Plan buildout. I I II I II I m I R I .. Task 9: -Lm AnalvSis This task will document the inherent limitations of fiscal impact analysis in view of future uncertainties, possible margin or error, and reliance on assumptions. We believe this task is important because the state-of-the-art of fiscal analysis has not yet advanced to the point that allows for anything close to full reliance on the projections. This is especially true when the planning horizon exceeds several years. City staff, policy makers, and citizens of Carlsbad should be made aware of these shortcomings so that fiscal analysis can be placed in a proper perspective. Moreover, fiscal impact is only one of several important impacts that should be considered in judging the merits of land use plans and development. The environmental, social, physical, and aesthetic effects of growth are certain11 other important considerat ions. I 'I I 9 n 1. *’ w 1 1 I I 1 I I I 3 ‘1 1 I I a I n 10 .. Task 10: 1 The study will assess the need for a procedure to reviev the impacts of specific development projects. The methodolog] for this procedure will be apparent in the study program. Ij implemented, the methodology will enable a manual reviei procedure which can be computerized at a later date if deemec necessary by the city. Task 11: m We will prepare a fiscal impact analysis report whicl fully documents and explains the results of the above tasks. 1 draft report will first be prepared for the City staffs reviei and approval. A final report (incorporating desired changes will then be submitted to the City. I: m I. *' w 0 3 U I I 1 1 I 1 I TECBNICU APPROACH OF CAPABILITIES 3 Criterion has developed a sophisticated approach to fisca analysis which lends itself well to the Carlsbad situation. The components of this approach include: economic ar demographic forecasting tools, a computer generated model whic permits simulation of the relationships between fiscal variable and multipliers for revenues and costs. I Utilization of this approach is beneficial in two way First, it will indicate the level of sensitivity of the generi plan in relation to likely future economic conditions. This wi enable the city to make appropriate adjustments in land uses order to strike a balance which will lead to the best fisc, scenario. A second benefit of the approach is that it wi establish a straightforward methodology for on going review individual projects to determine if they are compatible with t overall goals of the general plan. This methodology will perm a manual review procedure that would be compatible with futu automation if deemed appropriate by the city. I I a The following example serves to demonstrate the types questions which are confronted by the approach and the level of logic and capabilities employed to answer the a I questions for the city. I II 11 u* I' v e 1 I I I I I I 1 1 I I 4- I 12 A substantial portion of revenues are generated from retail sales tax. To accurately project the impact of these revenues, z distinction must be made between new sales and a redistributior of sales within the Carlsbad City limits. Two related issuer concern geographic location of retail outlets within the citj limits and potential competitive retail outside the city, whicl could draw sales away. 1 Criterion approaches these issues in the following manner First, the impact of different levels of retail are considered A new neighborhood shopping center, for example, usually causes q redistribution of sales rather than spawning new sales and ne1 revenues. On the contrary community or regional centers dc generate new sales and revenue for the city. I The amount of new revenue generated from one of these large retail centers is dependent on the spatial relationship betwee consumers and suppliers. The "friction of distance effect states that consumers are more likely to travel short distance than long distances to competing facilities. Criterion's mode analyzes this effect by assigning expenditures within geographic, area such as a census tract, to real or hypothetica retail facilities. To illustrate: in diagram A on the next pag a house is situated within Carlsbad city limits an equal distanc from a community retail center in Carlsbad and one in Oceansidc The fiscal model would distribute retail expenditures made b this household 50 percent to the Carlsbad Center and 50 percen to the Oceanside Center. I 1 I P * I, 1. * I I I I I !B 3 1 I I 4 I I I I 1 I I DIAGRAM A CARLSBAO . . W e I1 I i In diagram B which follows8 a hypothetical third store is added within the Carlsbad City limits. This has the effect of causing a three way distribution of retail expenditures. Hence, two thirds rather than one half of the potential retail expenditures would be retained within the city limits. I i i This approach not only answers questions of quantity of retail land uses needed to achieve a fiscal balance but, also how the location of retail land uses impacts revenues and costs. The city may find that alternative locations for certain uses provide a more competitive environment with neighboring areas and thereby limit escape of revenue sources. I I I I I Other components of Criterion's fiscal analysis approach draw on similar tools and techniques to assess complex fiscal issues. The results will offer the most accurate estimate of existing and future costs and revenues based on adapted land uses and citizen committee recommendations. 1 1 1 I I I I 13 0 ,. DIAGRAM B I I I I I 1 CARLSBAO I I I I I I . . W e .* us ' I I I I I I 1 1 1 4 4 1 1 PRUJECT SCHEWJLE I I 14 a 0 ‘t I’ I I I I I 1 I II g 1 II a a I m m a Project SchedPle and Cost Breakdown Estimatc Tnsk Weeks 123456Z28 1. Background information and 2. study assumptions 3. Future growth and development parameters 4. Public facility requirements and outlays 5. Public service expenditure by land use and quadrant 6. Operating and capital improvement revenues by land use and quadrant 7. Net fiscal impacts of 8. Recommendations for a 9. Limitations of fiscal 10. Ongoing fiscal impact 11. Preparation of fiscal impact consultation with City Staff ------ >: : . . : $ Sr000.0I . >: 1,000.0~ >: 2,000 .o ----- .. .. .. --------- . :: --------- >: : 3,000 -0 >: 5,000.0 ----------------- :: >: 9,ooo.a ---------------_- .. >: 8,000 .a general plan alternatives ..................... I fiscally viable general plan ..................... >: 7,000 .( impacts analysis ..................... >: . 1 ,000.( >: : 0. 1,000.( analysis capability ..................... analysis report ............................. >: 6.500J $48,500 .( 15 0 0 *, I 1 I I I I I I I I RElrEvANT PIEDJBCP EXPERIRCE 1 t I I E t I 16 0 e *, I” 1 I I tRewrt: I I I tv of - I I I F- I Relevant Project Experience Conqleted by Criterion Incorporated f. CltV of cm This project examined the market viability and fiscal impacts of a 1300 acre mixed use development located North of the Batiquitos Lagoon. Proposed uses included a Resort Hotel, 18 Hole Golf Course, Commercialr and attached and detached Housing. This study assessed the market feasibility and fiscal impact of a 168-acre planned community in Carlsbad. The study identified the development potential of the proposed project and the ability to markets to support its major land use elements. These major uses included residential, commercial, research and development facilities, a hotel and executive conference center, and a graduate university. This project creates a model which can assess the fiscal impact of development of any parcel under single ownership. It considers phasing over time and both direct and indirect impacts for development. Client was City of Escondido. t ty West UQaCt study The North City West Impact Study was an analysis of the impact of a proposed 14,000 home residential development in the adjacent community San Dieguito. The analysis involved a detailed assessment of public facility costs for fire services, libraries, beaches, parks, water, sewer, and police. The client was County of San Diego. I I I I I V-P Eaal - This study assessed the fiscal consequences of a proposal mixed use development in Downtown Del Mar, California. of Co- Ne& Criterion completed an analysis of commercial land needs for specified areas in San Diego. This study resulted in recommended changes to the City’s Zoning Ordinance which were subsequently adopted by City Council. Client was the City of San Diego. I 17 * 'x II' ' t t t t P w 1 m 1 a company. P 1 c t 9r This analysis focused On market potential for a ten-acre site located in El Cajon. Potential uses identified were hotel, retail and restaurant. The analysis resulted in the client obtaining rezoning from the City of El Cajon. Client was Shabib Halabu Realty. Area Pro?=- SYS+rn This computer based system produces projections of public school children by grade level, for each elementary, junior high, and high school attendance area in the school district. In additior to the tabular data produced by the model, the system contains e computer graphics component to display, in map form, the projection assumptions and results. Client was San Diego Unifiel School District. This project involved a detailed assessment of present and futurl market conditions for high-rise off ice development in downtowi San Diego. Client was Great American Development Corporation. 3 e- This study determined the highest and best use for a sixty acr commercial development east of Del Mar. Potential uses includin office, retail and lodging were analyzed. Client was The Baldwi Criterion analyzed the fiscal impacts of incorporation for three community area in North San Diego County. Criterion' staff also participated as expert witnesses at hearings relate pertaining to incorporation. * 18 m e '\ m* II II II REPRESENTATIVE PROJECTS COMPLETED BY KENNGTH D. FABRICATORE F-S - 1s of the wv of -0's General Plan cr Evaluated the cost-revenue effects of two General Pla alternatives: existing land use element and proposed Growt Management Program. Fiscal impacts were estimated by type c land use within three planning tiers in the city: urbanize( planned urbanizing, and future urbanizing area. As a comparatil study, the analysis concluded that the proposed Growth Managemer Program would be far more advantageous from a fiscal standpoir than the existing General Plan. The study was conducted by M Fabricatore when he was employed by the City of San Diego as Supervising Economist in the Financial Management Department. of K-n, Citv m Prepared cost/revenue impact study for this proposed 500-acrt residential development located largely within the sphere-of influence of the City of Carlsbad. Identified the effects c inter-agency property tax transfers pusuant to City-County Mastc Property Tax Agreement. Client was Michael Brandman Associates, who performed the work for the City of Carlsbad. F- and Fiscal -of Otm ... Analyzed the feasibility and fiscal impact of capital improvemei financing for this 20,000-acre proposed community in southern Si Diego. The study described in detail the full array of possib: financing methods and recommended the most viable set c financing options in consideration of taxpayer equit! legalities, and funding potential of each method. TI recommended program incorporated extensive use of speciz assessment district bond financing for sewers, water project! and roads. m m I h P- m m m 19 Client was the County of San Diego. m Forecasted the public cost/revenue impacts of this proposed 95( acre commercial and industrial development and identified tl effects of inter-agency property tax transfers related t annexation of the property to the City of Vista. Client was C Engineering Associates . @ W 'i II' * Assisted in the development of a public facility financing pla and cost/revenue analysis for a proposed 5,000 acre new communit within the City of San Diego. The recommended financing pla included financing techniques of special assessment districts facility benefit assessments, developer contributions, an private provision services. CLient was Signal Landmark, Inc. U a 1 M 1 m a 20 a I 1. I' ' 1 1 I I II I 8 I I 1 1 I I I I I 1 PRmECT !mAu 1 QIlALIPICA'TIONS 21 e 0 ,% 1%. 1 I I MPERIENCE I 1 1 1 1 1 1 I 1 1 I 1 I 22 KENNETH D. FABRICATORE - Economic Consultant (1986 - Present) - Director of Economic Services, SourcePoint (1984 - 1986) - Financial Consultant, Kenneth D. Fabricatore & Associate: -Director of Economic and Fiscal Services, consulting firm ol - Municipal Finance Specialist, San Diego Association oi - Supervisor of Economic Research & Analysis, Financial (1975 - 1976) - Senior Administrative Analyst, Financial Management Department (1972 - 1974) - Economic Instructor, National University, (1977 - Present) (1982 - 1983) Phil1 ips- Brand t-Reddick (1 981) Governments (1977 - 1980) Management Department, City of San Diego City of San Diego 0- Mr. Fabricatore recently started again his own consultin: business, specializing in fiscal impact analysis, research, an( development feasibility analysis. His current clients includc public agencies, and other consulting firms. Mr. Fabricatore was previously SourcePoint's Director of Economic Services and provides market research and financial plannin5 services to a wide range of private clients and public agencies Prior to joining SourcePoint, he provided the same types oi services as an independent economic consultant. As previous Director of economic Services with the consultin5 firm of Phillips-Brandt-Reddick, Mr. Fabricatore was responsibh for fiscal impact assessments, and development of financing plan! and marketing studies for development projects. He also reviewec state-of-the-art developments in fiscal impact assessment, cost- benefit studies and municipal finance programs and applied ther as appropriate to PBR projects. When employed with the San Diego Association of Governments, Mr Fabricatore served as Municipal Finance Specialist in support ol the agency's programs in economic development, capital facilit! financing, transportationrhousing and land use. In this role Mr. Fabricatore prepared economic/f iscal impact evaluations OJ alternative regional growth policies and provided technica: assistance to local agencies in the areas of developmenl financing, economic development and growth management. 1 I 1. ' " e w 1 I I I I 1 i I 4 I q I I I I 1 I prior to SANDAG, he was employed by the City of San Diego. His responsibilities included program budgeting, long-range financial planning, and budget preparation for the Police and General Service Departments. as supervisor of Economic Research 6 Analysis, he also assisted the Planning Department in preparinc the City's Growth Management Strategy. Economics Instructor as National university in San Diego for thc past nine years. EDUCATION In addition to the above experience, Mr. Fabricatore has been ai B.A. Economics, University of California, San Diego (1971) Advancement to Candidacy (M.A. Economics, 27 of 30 units completed, San Diego State University) a 23 a m 1- ' " I 1 I I I 3 13 4 I 1 I I RCBERTW. SNOIZRASS EDUCATION BOA. , Political Science, Colorab state University, 1974 MOA., Public Administration and Land Use Planning, Colorado State University, 1977 PROFESSIWU HIS'lQH 1982 - Present: Planning Consultant, Criterion Incorporated 1984 - Present: Project Director, Criterion National Corporation 1980 - 1982: Planning Consul tat, The Lincoln Company, WIN er 1977 - 1980: Analyst, CIA Consulting Corporation, San Francisco 1974 - 1977: Graduate Research and Teaching Assistant, Colorado State University, Ft. Collins, COO RELEVANT EXPERIENCE Mr. Snodgrass has worked in a number of locales on a broad range of projects. Through the years he has developed substantial expertise in real estate market analysis and land use planning. Locally, Mr. Snodgrass' work on such projects as North City West and Downtown San Diego Office Development has had a major positive impact on successful project concepts His knowledge of land use planning issues and demographic and economic trends adds to his ability to produce comprehensive and realistic assessments of market conditions and project viability. HlBLIQ4TICNS P r "Achieving Urban Water Conservation: Testing Community Acceptance", RePort &grnbeL A-030 0 CQLP, [1977]. United States Department of the Interior, Office of Water Research and Technology. f I m 24 I,'" 0 0 1 I I I I I 1 I I I I I 7 7 1 1 DR. RICHARD De EMMERSON I EDUCATION B.A., Economics, Humbolt State College, 1967. M,A,, ph.D., Economics, University of California, Economics, Humbolt State College. 1968. Santa Barbara, 1971. PROFESSIONAL HISTORY I 1979-present: Senior Vice President, Criterion, Inc. 1971-present: Assistant Professor of Economics and Lecturer, University of California, San Diego. President, Econometric Research Associates Analysis. 1974-1978: 1973-present: Board of Directors, Institute for Policy RELEVANT EXPERIENCE Since 1971, Dr. Emmerson has coupled his consulting work with teaching economics at the University of California at San Diego. Prior to joining Criterion, he served as President of an economics research firm for four years. In addition to his academic endeavors, Dr. Emmerson has been involved heavily in numerous regional economic analyses anc impact studies. He has been jointly responsible for the development and implementation of a detailed economic anc demographic approach to regional modeling. This approach has been applied to the San Diego economy and is currently being developed for several other regions. The resulting models have been used successfully for both forecasting purposes and for conducting numerous regional impact studies. Serving as an economic consultant in San Diego since 1973, Dr. Emmerson has directed many studies of the local economy. These studies, prepared for both government agencies and private clients, include an economic impact analysis system developed for San Diego County, economic analysis of the City Of San Diego's Growth Management Plan, an analysis of alternative uses of surplus public land, several market studies for proposed developments, and a fiscal analysis of North City West's impact on surrounding unincorporated areas. 25 w 1% ' " I I I 1 I I 3 II m II 1 a I 1 111 a 31 ichard D. Emerson Resume Dr. Emmerson has extensive experience in public financial planning- including the development of a public facilities financing plan for North City West and the Los Anqeles development monitoring system. Dr. Emmerson also has directed several national studies, including a large-scale effort to model the demand for and supply of housing and mortgage credit, which was used to explain sub-regional urban/rural differences ir housing and mortgage markets. Dr. Emmerson has participated in the economic aspects of man] regulatory and legal matters. Much of his work in the pasi few years has concerned public utility regulation an( associated economic issues. Dr. Emrnerson's experience ii providing expert services in litigation has included wrongfu. death, personal injury, slander, marital dissolution, breacl of contract, antitrust, real estate, land use, and employmen< and labor issues, Dr. Emmerson's work in the telecommunications area ha included assessing the degree of competition in competi tiv markets within telecommunications, evaluating costing ani pricing procedures and presenting expert testimony. In addition, Dr. Emmerson has presented seminars on th microeconomic principles underlying the costing and pricin of terminal equipment as well as seminars relating to th application of economic principles to local measured servic and local network services. He has also provide consultation and developed procedures relating to th appropriate principles of cost analysis as they apply to manufacturer of telecommunications products. a 26 0 W I" JERRY SCHLESINGER I 1 I I I I 1 I I I ! I I i, i I 1 EDUCATION B.A. , M.L.A., Histor-y, University of Pennsylvania, 1971 Computer-Aided Land Resources Planning, University of Illinois at Urbana-Champaign, 1975 PROFESSIONAL HISTORY 1981 - present: Staff Vice President, Economic and Demo- graphic Services, Criterion Incorporated 1979 - 1981: Senior Planner, San Diego Association of Governments (SANDAG), San Diego, California 1976 - 1979: Head, Planning Information Assistance Section, South Dakota State Planning Bureau, South Dakota Landscape Architecture, Urbana, Illinois 1975 - 1976: Lecturer/Research Associate, Department of RELEVANT EXPERIENCE Mr. Schlesinger currently manages Criterion's Demographic and Geographic consulting activities. This includes planning information systems, school district facilities management, crime analysis systems, emergency 9-1-1 activities, and other local government consulting services. Projects he has recently been involved with include: San Diego Unified School District Master Plan, FAMIS system for the City of Oceanside, development of monitoring system for LOs Angeles County, Houston area E-9-1-1 system, Norwalk Sheriff's station crime analysis system, and Orange County housing information system. Since joining Criterion Incorporated, Mr. Schlesinger has been responsible for developing Criterion's Demographic and Geographic Information and Computer Graphic Systems, and for project management. Directly supervised projects have in- cluded: student enrollment forecast for several school districts in California, transportation modelling, demo- graphic and economic analysis, and a nation-wide computer graphic system for the Bell Telephone Company, He has also developed an interactive computer graphics system for air- port noise impact analysis, I 27 m W 1, ' I I 1 1 d E 1 I I m I >c h le s i nge r Resume Page 2 Mr. Schlesinger's ten years' experience with information systems covers a wide range of fields. He has had exper- ience on numerous computer systems including: IBM, CDC, BURROUGH, CYBER, DEC, PRIME, UNIVAC, and several micro- computers. He is fluent in many computer programming languages and operating systems including: FORTRAN, FORTRAN 77, PASCAL, UCSD PASCAL, BASIC, ALGOL, IBM JCL and command procedures PRIMOS, VMS, UCSD P System, and CP/M. In the 1976-1979 period, he was responsible for the development of a land resources, economic, and social analy- sis information system for the State of South Dakota. The primary components of the system were an econometric and population projection model, and a detailed land use and natural resource data base for the state. He assisted the governor in matters regarding automated information systems, and was designated by the governor to coordinate NASA's Landsat technology transfer efforts in the state. At the San Diego Association of Governments (SANDAG), Mr. Schlesinger coordinated the Local Technical Assistance Pro- gram, a program aimed at applying existing computer models and data bases to local planning and management problems. Typical applications included: transportation planning, solid waste management, water quality analysis, specialized population and employment projections, locational analysis, While at the University of Illinois, he participated in the development of the Illinois Natural Areas Information sys- tem, the implementation of "WILLIS" (Western Illinois Land Use Information System), and the application of "dynamic programming" techniques to flood plain management. The latter project was part of a National Science Foundation Grant. II and public facilities management. 28 I” m W DEBORAH J. RACKERBY I I I I I 3 1 1 I I 1 I I a EDUCATION I B.A., Economics, University of California San Diego, 1983 PROFESSIONAL HISTORY 1985 - Present: Senior Analyst, Criterion Incorporated I 1984 - 1985: Analyst, Criterion Incorporated 1981 - 1983: Research Assistant, Criterion Incorpo- rated Assistant Computer Operator and Clerk, Naval Ship Weapon System Engineering Stat ion 1980 - 1981: I RELEVANT EXPERIENCE: Ms. Rackerby has more than two years experience in computer modeling and statistical analysis. Currently she is involved in designing a computer model for generating long and short term school enrollment forecasts. She is also involved in the development of a fiscal impact model for the City of Escondido and has assisted in a feasibility study for a proposed university. These projects have required the ability to perform detailed data analysis and researchr conduct interviews with local officials and prepare intermediate and final reports. Her work in Title VI1 litigation analysis has included assessing and preparing data bases, statistical analysis and evaluation, and preparing court exhibits and reports. She has provided technical and analytical assistance in the areas of demographics and economics, designed graphics for reports and presentations, and composed computer-generated maps for a major telecommunications service provider as well as for private industry. In the past, Ms. Rackerby assisted in the maintenance of four computer systems and maintained records of classif id government materials. She is familiar with a wide range of computer software including word processing, statistical packages, computer cartography and data base management, and made extensive use of micro and mini computers. I 29 m W I" I I I I I I I I I 1 I I I I I I 1 Percent Contributed By Staff Project Director 30% And Liason With The City On Fiscal Impact Methods and Issues Robert W. Snodgrass Kenneth Fabricatore Primary Consultant 30% Oversee - Project 20% Richard D. ErmnerSOn Design, Methodology Review Interim And Final Results Data Analysis Jerry Schlesinger Oversee - Criterion 10% Deborah J. Rackerby Data Analysis 10% I 30 . 2 0 4 d 0 2 3 0 0 5 CI~F CARLSBAD - AGEN~BILL AB# r5 -L3 TITLE AUTHORIZATION TO REQUEST PROPOSALS TO DEP ClTl MTG. 4/1/_86 . PREPARE A FISCAL ANALYSIS OF THE GENERAL PLAN. DEPT.-- cin RECOMMENDED ACTlON: AUTHORIZE staff to send out Reauest for Proposals to five consulting firms to prepare a fiscal analysis of the City's ( Plan. ITEM EXPLANATION One of the recommendations which resulted from the Citizens Committee Review of the Land Use Element was to prepare a fi analysis (Economic Impact Report) of the City's General Plan addition, last October Council Member Pettine requested the Council to consider the economic impact of residential, comm and industrial land uses on the City's tax base and public facilities (copy of memo attached). Staff has prepared a Request for Proposal and is forwarding the City Council for review and authorization to send it to consultant firms. Once the proposals are received they will reviewed by a selection committee consisting of a representa from the Planning Department, Finance Department and City Ma Office. This selection committee will then make a recommend to the City Council for hiring a consultant to proceed with analysis. FISCAL IMPACT None at this time. When staff returns with a recommendation hiring a consultant, the cost of the study will be known. A other programs resulting from the Citizens Committee and inv consultants, funds would have to be transferred from the Cit contingency account . EXHIBITS 1. Request for Proposal 2. List of Consultants 3. Memorandum from Council Member Pettine dated 10/28/85 m 0 DEVELOPMENTAL 1200 EL& SERVl CES CARLSBAD, ( (619) 4 LAND USE PLANNING OFFICE Citp of CarIsba'b SUBJECT: REQUEST FOR PROPOSAL FOR TEE PREPARATION OF A FISCAL ANALYSIS OF THE GENERAL PLAN FOR THE CITY OF CARLSBAI PROJECT DESCRIPTIOB: Carlsbad is a rapidly growing city with a population of 45, As shown on Figure 1, Carlsbad is located on the northern CI of San Diego County, thirty miles north of downtown San Di It is bordered on the north by the City of Oceanside, by V and San Marcos to the east, and the townships of Leucadia Olivenhain to the south. Carlsbad has a well bala combination of industrial, commercial and residen development, including a large regional shopping center, an a retail center with several dealerships, a large industrial p a regional airport, and is divided into four quadrants. Figure 2.) The city contains three lagoons, exten agricultural areas and large tracts of undeveloped land. A 35% of the land area is presently developed. The total are approximately 37 square miles, with about seven square mile county islands. These islands are within the City's spher influence and could be annexed. The City is currently in the process of updating the Land Element of its General Plan in accordance with recommendations of a 25 member' Citizens Committee which appointed by the City Council in January 1985 to review the Use Element of the General Plan. In association with this Use Element update, the City also wants to evaluate the fi future that is likely to result from decisions regarding the uses contained in the General Plan. j w e Page Two March 20, 1986 AVAILABLE IlrlPORHATIOB Information pertinent to the scope of services will be made available to the consultant. This information shall include the City's General Plan, demographic profile and an inventory of land uses, recently adopted ordinances which could affect the General Plan, and pending Citizens Committee recommendations. SCOPE OF COBSULTABT SERVICES The consultant shall prepare a fiscal analysis of the City of Carlsbad's General Plan. In preparing a proposal, the consultant should address and agree to the following: 1) To provide a General Plan fiscal analysis within two (2) to four (4) months from entering into an agreement with the City. 2) The fiscal analysis shall examine the likely fiscal future (costs and revenues) for the City over the buildout of the existing General Plan by considerinq the currently adopted land uses and pending Citizens Committee recommendations. 3) The analysis shall review existing relationships between residential, commercial, industrial, and open space land uses in order to evaluate the fiscal balance. Tf land uses are not adequate, then the Consultant should make recommendations so that the City can establish a proper balance between land uses at full buildout, on a city- wide basis and by quadrant. 4) The analysis shall examine and evaluate the relationshiD between commercial and industrial land uses in adjoining jurisdictions and their fiscal impact on the City. 5) The analysis shall evaluate and project the future revenue sources needed for City operations, public facilities and the maintenance of same at full buildout of the City. 6) The analysis shall evaluate and make a recommendation on the need for the City to have an ongoinq procedure to review the economic impact of individual development projects. e 0 Page Three- March 20, 1986 7) 8) To attend two to four public hearings and To provide twenty-five copies of the General Plan fi analysis (including one reproducible copy) . presentations as may be necessary as determine1 staff . PBRSOBBBL, QUALIPICATIOES ABD REFEREIOCES Please submit, with your proposal, a list of the persons actu< carrying out the project along with the percentage of completed project that each person will contribute. AUTHORIXATIOE The proposal and bid shall be signed by an official authorizec bind the proposer for a minimum of 90 days and shall conta statement that all work will be performed at a "not-to-excc contract price, which will become fixed upon completiol contract negotiations. "Not-to-exceed" costs shall includc individual breakdown of costs. EVALUATIOE CRITERIA Criteria for proposal acceptance: Primary regard will be g to the technical competence and creative ability of consultant as demonstrated in the proposal. The City rese the right to reject any or all proposals if they inappropriate or inadequate. Evaluation shall be based on staff analysis of the propo submitted. The evaluation shall consider the experience of firm and its staff, proposal study program, proposed comple. schedule, availability to work with City staff and 0' information which may be considered significant. Interviews a selection committee may be required. Final consul. selection will be made by the City Council. COETRACT DATE It is anticipated that a selection will be made and a cont prepared within four weeks following receipt of proposals. 6 e 0 Page Four March 20, 1986 ADDIrIOBAL IHPOBWATIOB This request for proposal does not commit the City to award a contract, to any costs incurred in the preparation of the proposal to this request, or to procure a contract for services or supplies. The City reserves the right to accept or reject any or all proposals received as a result of this request, to negotiate with any qualified source, or to cancel in part, or in its entirety, this request for proposals if it is in the best interest of the City to do so. Should your firm wish to submit a proposal, please indicate your intention to o so in written/oral form. Final proposals are due on April ky. If you have any questions or require additional inf rmation please contact Christopher De Cerbo at (619) 438-5591. CITY OF CARLSBAD s MICHAEL J. HOLZMILLER Planning Director MJH:CDD:ad Attachments b e 0 FIGU cM(s % '*.."... .-. ,",.X Prmk- * , e e FIGURE 2 I \ \ ! \ CITY OF CARLSBAD ' QUADRANT MAP 9 L 0 e REQUEST FOR PROPOSAL FOR PREPARATION OF A FISCAL ANRLYSIS OF THE GENERAL PLAN FOR THE CITY OF CARLSBAD Consultants Receivinq RFP COMMUNITY SYSTEMS ASSOCIATES, INC. c/o Marshall B. Krupp 203 South Brea Boulevard Brea, CA 92621 LAVENTHOL SI HORWATH c/o Howard S. Sibelman 101 W. Broadway, Suite 1300 San Diego, CA 92101 CIC RESEARCH, INC. c/o Mr. Gordon Kubota 1215 Cushman Avenue San Diego, CA 92110 CRITERION INCORPORATED c/o Richard D. Emerson 11100 Roselle Street San Diego, CA 92121 S OU RC EPO INT c/o Bob Parrott Security Pacific Plaza, Suite 524 1200 3rd Avenue San Diego, CA 92101 * L b m e \' October 28, 1985 b TO: MAYOR.AND CITY COUNCIL FROM: Council Member Mark Pettine ECONOMIC PLANNING PROGRAM The economic health of our city is just as important as its environmental health. upon the environmental impacts of our land use decisions we . must also focus upon the economic impacts of these same decisions. Presently the city has a healthy tax base. This tax revenue is used in part to pay for city operatiozts as well as to construct, improve and maintain the city's public facilities, The main sources of this revenue include property and sales tax, as well as the public facilities fees and interest collected from the above, The revenue produced by these sources may not always be available, For example, when the city reaches buildout the public facility fees will not be collected, This issue has been raised by the Chamber of Commerce in its June I, 1984 report on Tourism, Additionally, competing commercial development outside of the city may diminish our sales tax revenue, should know whether the remainder of the tax base will make up for these reductions. At the'present time the city does not have a readily available source of economic information to address these issues. Therefore I would like to propose an Economic Planning Program which would: 1. Evaluate the economic impact of residential development upon the city's tax base and upon public facilities. Evaluate contributions to the city's tax base by existing and future commercial and industrial development and projections for same, While it is essential that we focus i When and if these contingencies occur the city 2. , L II) * \ c .* b . .b myor and City COud October 28, 1985 Page 2 3. Evaluate 'tag and future commercial and industri8velopm-t outside of the city and its Ct upon the city's tax base. Evaluate Project the future revenues needed fitY operations, public facilities, and the =enance of same. 4. To facilitate thcll I Suggest that the city either designata e%istir;Y Personnel for this function, hire a econdc p1-r QS an alternative obtain the services of an eac consulting firm. Respec dryr /kc MARK v. PETTINE council Member cc: City Maage $ (3c.=== P/ &- '96 46-- A&rd(jz=- /Ld!!--@