HomeMy WebLinkAbout1980-04-15; City Council; 6227; AGREEMENT FOR PROVISION OF CARRILLO RANCH ECONOMIC AND FISCAL ANALYSIS\ l
i\GENDA
CITY OF CARLSBAD
INITIAL
Dept. Hd.
DATE: APRIL 15, 1980 C ty, ___________ ..;..._ ________________ _ L
Atty. VF/3
DEPARTMENT: ___ P_LA_f_m_I_N_G _______________ C ty. Mgr .,0 __ ,...._-..,,..~----
(1.; 2J
SUBJECT:
AGREEMENT FOR PROVISION OF CARRILLO RANCH ECONOMIC AND FISCAL ANALYSIS
STATEMENT OF THE MATTER
A Master Plan for the Carrillo Ranch area was adopted in 1972. The Master Plan became
non-conforming when the Planned Community (P-C) zone was redrafted in .1973. The
Carlsbad Planning Moratorium was amended last year to allow for the processing of the
city's non-conforming Master Plans. As a result, the owners of the Carrillo Ranch
property are in the process of .su9mitting a plan which conforms to city standards.
It was determined by staff that such a submittal would require preparation of an
economic and fiscal analysis report.
In January of 1980, staff distributed Requests for Proposals (RFP'S) seeking a
consultant to prepare said analysis for this property. By the deadline period of
February 18, 1980, the Planning Department had received the following bids:
The Newport Economics Group
Economic Research Associates
Levander Company
$18,500
$20,000
$24,000 -$28,000
Staff reviewed each of the proposals and determined that all the consultants had
excellent qualifications for the preparation of economic impact reports. Because
of a lower bid, staff is prepared to recommend Newport Economics Group.
EXHIBITS
Resolution No. f.JJJSI , approving an agreement with Daon Southwest
Resolution No. (nlS~, approving an agreement with the Newport Economics Group.
RECOMMENDATION
Staff recommends that the City Council adopt the attached resolutions authorizing
the Mayor to enter into agreements with the consulting firm of the Newport Economics
Group for the preparation of an economic and fiscal analysis fo~ the proposed
Rancho Carrillo Master Plan Revision, and DAON Southwest, for provision of payment
for consultant costs incurred in preparation of the economic and fiscal analysis
report for the Rancho Carrillo Master Plan Revision.
Council Action:
4-15-80 Council a~opted Resolution 6151, approving an agreement with Daon Southwest;
and adopted Resolution 6152, approving an agreement with the Newport Economics Group. · '
(
f
_,.\(11'" ,,
\· .. j_
2
3
4
5
6
RESOLUTION N0. __ 6_1~_1_
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CARLSBAD, CALIFORNIA, APPROVING
AN AGREEMENT BETWEEN THE CITY OF CARLSBAD
AND DAON SOUTHWEST FOR THE PAYMENT OF
CONSULTANT COSTS INCURRED FROM SERVICES
INCLUDING THE PREPARATION OF AN ECONOMIC
AND FISCAL ANALYSIS OF THE RANCHO CARRILLO
· MASTER PLAN REVISION.
7 The City Council of the City of Carlsbad, California, does
8 hereby resolve as follows:
9 1. That certain agreement between the City of Carlsbad
10 and Daon Southwest for the payment of consultant costs incurred
11 from services involving the preparation of an economic and fiscal
12 analysis of the Rancho Carrillo Master Plan, a copy of which is
13 attached hereto marked Exhibit "l" ~nd made a part thereof, is
14 hereby approved.
15 2. That the Mayor of.the City of Carlsbad is hereby
16 authorized and directed to execute said agreement for and on
17 behalf of the City of Carlsbad.
18 PASSED, APPROVED AND ADOPTED at a regular meeting of the
19 City Council of the City of Carlsbad, California, held on the
20
21
· 22
23
24
25
26
27
28
15th day of __ A~p_r~i_l ___ ·, 1980, by the following vote, to wit:
AYES:
NOES:
Councilmen Packatd, Lewis, Anear and Councilwomen Casler and
Kulchin
None
ABSENT: None
-RONALD C. PACKARD, Mayor
ATTEST:
(SEAL)
( (
L,
AGREEMENT
THIS AGREEMENT is made this day of -----------'
1980, between the CITY OF CARLSBAD, a municipal corporation of
the State of _California, hereinafter referred to as CITY, and
DAON Southwest hereinafter referred to as APPLICANT~
RECITALS:
WHEREAS, The Applicant has filed with the City a request
for approval of a proposed project identified as the Rancho
Carrillo Master Plan, and
WHEREAS, The City has determined that its 6urrent staff
. lacks the expertis~ to perform the research and analysis
involved with the pr,eparation of an economic and fiscal
analy~is report for the said project; and
WHEREAS, the City has determined that to proceed with the·
processing of the proposed Rancho Carrillo Master Plan it will
be necessary to hire a consultant to provide the city with the
economic and fiscal analysis which is required as part of the
Master Plan.
NOW, THEREFORE, in consideration of the covenants and
conditions hereinafter contained, it is agreed as follows:
1. The City will engage a consultant to perform the
necessary work in the preparation of an economic
EXHIBIT "l" to Resolution No. 6151
( (
and fiscal analysis report for that area more
particularly depicted upon a site map attached
hereto marked Exhibit "A" and incorporated herein
by reference.
2. It is understood that the Consultant services shall
conform to the Proposal attached hereto as Exhibit 11B11
and incorporated herein by reference, and may require:
(a) Research and Analysis;
(b) Communication with the city staff;
(c) Written reports; and
(d) Such other data as may be necessary to properly
evaluate the proposed project.
3. The Applicant shall pay to the City the actual cost
incurred by the Consultant in completing said dutie?,
that such costs shall be based on the costs set forth
in Exhibit 11 B". The Applicant will advance the sum
of $18,500 as payment on account for the cost Consul-
tant service. In the event it appears, as the work
progresses, that said sum will not be sufficient,
the City will notify the Applicant.
No further work will be performed by the Consultant
incurring an obiigation beyond the amount advanced
without an appropriate amendment.to this Agreement.
If the actual cost of preparing the report is less
than the Applicant's advance, any surplus will be
refunded to Applicant by City.
-2-
l ,
( (
4. It is understood that the Consultarit shall be an
independent contractor of the City; that the Appli-
cant agrees to permit the Consultant to enter up~n
his property and to perform all work -thereon as the
Consultant deems necessary to complete th~ said ser-
vices. It is agreed that the Applicant at no time
will interfere with the Consultant in the performance
of such work or attempt to influence such Consultant
during the course of his investigation and report.
-3-
( (
IN WITNESS WHEREOF, the parties-hereto have executed
this agreement on the day and year first above written.
ATTEST:
Al? R~TO FORM:
/ I ,'
Assistant City Attorney
CITY OF CARLSBAD, a Municipal
Corporation of the State of
California
APPLICANT:
By ----------------,
-4-
' . ( (
OCEANSIDE p.Oll, _,_E __
VISTA
llMl1 .L__ .. r··
· ' 1. rniao1_L ·---·--, COUNTY] I
"'rn::t; J < ·f;~;ytM,~J{I ---r -·_ ,t._:;.=---'-
··-----
E-a<H\'3\T A
4o A~rc.c.t\\c.."' t
A Pl.ANN[O cm11.◄UNrTY nv: CAnLSOAO. CALIFOnNIA
1l£ WOODWARD COMf-'l\l~l[S, TI!(' MEISTtn COMPANY,-t-lC. & OAON SOUTHWEST
SAN
MARCOS
~~ TI-E . \-\~ R.Af\J\Jf\G . C'OCB\rrrn
RANCHO CARRILLO
ECONOMIC AND FISCAL IMPACT
ANALYSIS
A RESEARCH PROPOSAL
FEBRUARY 1980
Prepared for:
CITY OF CARLSBAD
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
Prepared by:
· ·THE NEWPORT ECONOMICS GROUP
500 NEWPORT CENTER DRIVE, SUITE 350
Nl;WP0RT BEACH, CA 92660
(714) 640-0755
(
E -·n V · {'1 ~ Iv[ I 7 lJ1\ XH\~lT B ~ tlJ !ii _j_ i ~ LJ
-lo A~r«.e.Mt-hf -FEB 15 1980
CITY Or CARLSBAD
Pl~nning Ct~:1.r::rnent
February 14, 1980
Mr. James C. Hagaman
Planning Director
City of Carlsbad
1200 Elm Avenue
(
Carlsbad, California 92008
Dear Mr. Hagaman:
Enclosed is our proposal for the Rancho Carrillo Economic and Fiscal
Impact Report. The scope of the study and ·the methodology parallel
the Carlsbad Oaks study \'le performed in 1977.
We look forward to discussing this proposal with you in detail.
Sincerely,a
jj.'; .. 1 :'It"'~ .v 't . !~-J /.l l /' -~ .,~ .. ·. (t,~l,-/.//. • ..... ,,;c,;·'..'~•---....,
Roberu--' J. Dunnam
President
RJD/mb
Enclosure
-1(,00 IX)V[ smrn SUITr 3:>0. Nrwl'orn R[ACH. CA 92660. (714) 8510892
(
TABLE OF CONTENTS .
INTRODUCTION .......... . ••
PROPOSED WORK PROGRAM:
Phase I -Economic Impact Analysis.
Phase II -Municipal Economic ·Impact Analysis .
TIME SCHEDULE AND ESTIMATED COSTS
CLIENTS FOR SIMILAR STUilIES
(
. . . l
5
8
. . • . • . . l 3
. . . . • . • • 14
I
I . I :
( (
rr~TRODUCTION
The primary object·ives of the requested analysis are to test the economic
and fiscal feasibility of a .Master Plan for Rancho Carrillo. Additiohally,
.the study methodology for this report will provide a methodology and data
base v,h·ich will be applicable to similar community analysis.
The Newport Economics Group has, during the past 8 years, conducted 60
studies related to this type of feasibility analysis for the public and
private sector. To provide the type of meaningful results desired, there
are a number of key requirements essential for the study. Examples include
the following:
A. Economic Analysi~
1. A Sophisticated Land Use Forecast
In the dynamics of the urban growth scenarios 0,7 Southern California,
meaningful ~and use forecasts are particularly important. All else-
being equal, it is apparent that the accuracy will fluctuate in an
inverse ratio to the time span covered. However, it is important
to establish ranges of probable activity wherein one may set confi-
dence limits as to the actual occurrences. The key issue 0111, of
course, be the rates of absorption for various land use categories
on the property. For each, a most probable absorption must be ac-
companied by a meaningful range indicating the scope of possibility
under varying economic conditions.
2. The Implications of Error
·Following the determination of high and low sets of probable activity,
it is particularly important-to unders~and implications to the public
facility fea$ibility should variations in the absorption rates occur.
·'
( (
· In other 1vords the 11 what if11 question series must be ana·lyzed in
relation to the effect on the decision-makin9 process for the City
of Carl s bad .
3; The Importance of Land Use Balance
Assuming the probability of varying absorption rates, the second
. major concept relates to the reasonableness and econonrlc balance
of the end product. A number of tests relative to economic com-
patibility should be applied carefully.
4. The Synthesis of Theoretical Demand Versus Actual Absorption
The land use forecast must c~refully relate the elements of potential,
theoretica·1 demand to determine potential land uses under varying sets
of circumstances versus a detailed analysis of all actual absorption
for land uses throughout the region. Those elements relative to long
term trends, cyclical forces, irregular influences and --often of
great importance --the intangible element of the public's attitude
must be considered.
5. The Importance of Market Strategi
A key element in overall absorption relates to the developer 1s market
strategy. The goals to be utilized, the scope of effort to achieve
those goals, the degree of aggressiveness and :the level of sophistica-
. tion can all be key elements in determining the final outcome.
B. Fiscal Analysis
l. The Strategic Importance of Cost Allocation Methodology
One of the most important and often the most problematical elements
of a fiscal impact study .relates to cost allocation. Generally, the
issues of revenue assignment are clear cut. _The question of costs
can be a different matter. Typically, municipal accounting systems
do not provide the level of detail required to accurately assign costs
to relatively small units of the city. Special district :da~a may_ be
similar. It is particularly important to consult extensively with
. .
(
city staff, to outline clearly the alternative methodologies
available and to insure agreement on the part of all persons in-
volved relative to the system to be used.
2. The Marginal Cost Concept
The most commonplace methodology for fiscal impact studies assigns
prevailing average costs to ex"isting sectors of the community as
well as planned, new areas. Often, the economies or diseconomies
of scale tend to create a significant gap between prevailing average
costs and true marginal costs. During ·the past few years, municipal
costs have ris.en substantially more than in proportion to the rate
of growth of many cities involved. Inflation and upgraded services
are two key elements which have brought this about. Therefore, it
is particularly important to-disaggregate budgeted cost increases to
· thoroughly understand the probable real costs of serving added areas
throughout a community.
3. Sales Tax Allocation Methodology
While most revenues may be assigned without difficulty to appropriate
land uses, the sales tax poses a question of philosophy. Typically,
such revenues are assigned to the commercial sector --a system which
does not allow for adjustment in the event of added residential develop-
ment without added commercial. Similarly, if all such revenues are
assigned to the residential sector, the addition of new commercial
-could not be accounted for in the revenue model. On the basis of long
experience, TNG believes that 'the origin of the funds should dictate
~he placement of credit. That is, sales tax revenuei derived from
expenditures of city residents should be assigned back to their sector.
Revenues spent by visitors, tourists or any other non-_residents should
·be assigned to the commercial sector. By this methodology, the system
will allow for increases in any sector of the economy without dis-
tortion.
/ ( (
4. The Cost Versus Qua1ity of Available Service~
It is mandatory to initially estab"lish a cost of existing services
in relation to their relative level of quality. A realistic appraisal
must be made to determine whethe_r prevailing costs are appropriat~
for the assignment to new, developing areas. Considerations may relate
to comparisons v-1ith comparable communities, discussions with staff,
planning commission or city council, or comparison with a set of
traditionally desired standards. I
....
(
PROPOSED WORK PROGRAM
The following paragraphs will provide a brief outline of the key
elements involved in the requested work program.
PHASE I ~ ECONOMIC IMPACT REPORT
The initial phase of the study will involv8 an analysis and projection
of the economic impact of the property on the local and regional housing.
markets. Based on the projected jemand, supply, market strategy and other
key factors, an annualized absorption for the specified land uses will be
determined.
-A. Housing
l, Demand -An analysis and projection of population/households, age,
sex factors, income, elT'ployrnent, propensity to purchase versus rent
and rela·ted fcicte-rs in the North County arc:a and the Rancho Carrillo
sector. Of particular importance will be market segmentation ·
relative to th;~ demand for primary housing, second homes, resort
housing and retirement units. The end product of this analysis
will be schedules indicating probable absorption by type, density,
occupancy status, general size and related factors.
2. Supply~ An Analysis of present and probable future projects similar
and/or competitive in scope to the proj~ct. Detailed analyses will
be made of location, probable offering, timing, price rnnges and
related.
3. Market Strategy -An analysis of the probable corporate goals,
-degree of aggressiveness, strength of merchandising, degree of
sophistication and o~her factors which will determine probable
relative strength in the marketplace for Rancho Carrillo .
(
4.· Conclusion -A series of projections for the project in terms of
ranges under varying alternative assumptions as to the absorption
rates for each type of planned housing project throughout the
development. Again, it is important to emphasize the use of the
most prob able projection versus the cbnc~ivable highs and lows
which could occur under varying economic conditions.
B. · Cormnercial Facilities
l. Demand -An analysis and projection of all economic elements
relative to the demand for commercial space .including retail,
restaurants, service facilities. and general purpose or medical/
dental office space. Indicators to be examined would include
resident and visitor purchasing power, projected distribution of
retail/service expenditures, office-related employment expansion
and other factors. The end product of this phase of the study
would be an annualized schedule of demand for space in each of
the relevant commercial categories.
2. Supply -An analysis o* the present and anticipated future
supply of competitive facilities in terms of location, land use
mix, evident strength and impact on the property.
3 •. Market Strategl -A determination of the apparent strategy to be
utilized by Rancho Carrillo management to merchandise ccmmercial
facilities. The aggressiveness and degree of sophistication in-
volved will have a critical impact on the potential absorption
of these land uses.
•·◄. Conclusion -Based on the foregoing sets of studies, a schedule of
probable absorption for each of the proposed commercial land uses at
Rancho Carrillo would be prepared with a most probable level versus . -the potential highs and lows .
-6-
(
·· C. · Recreational Facilities
l. Demand An analysis and projection of economic factors pertinent
to the demand for p·1 anned recreational fad l i ti es. Key factors
will concern projected participation rates among residents in
addition to the potential for non-resident patronage (as deemed
desirable). (A determinant only if non-~esident participation is
planned.)
2. Supply~ Analysis of the present and anticipated future supply
of competitive facilities in terms of lpcation, market strength,
land available and total impact on the property.
3. Market Strategy -Planned operating methods, whether by the
community associatfon, private group, semi-private or other
should be consi,dered.
4. Conclusion~ Based on the foregoing sets of studies, recommen-
dations as to the appropriate mix of recreational facilities would
be made -including phasing and land requirements.
<
(
· Pl-lASE II ~ MUNICIPAL. ECONOMIC IMPACT ANJ\LYSIS
This phase of th2 study will analyze in detail the economic and fiscal
impact of the plan. First, will be considered the service levels and
costs) followed by capital expenditu_re requirements and revenues.
A. Service Requirements/Costs
l. Quantitative Factors -The initial phase of this section of the
report will involve an analysis of the physical requirements for
service to the new area and the cost levels involved, as follows:
a. Trend Analysis -The municipal and various special district ·
budgets will be analyzed over time to determine appropriate
per unit (per acre/per d1velling unit) costs for varying
sectors of the planned new area. As mentioned, it will be
particularly important to differentiate the elements of cost
increases as to real marginal costs, inflation, upgrading
of services and related factors.
b. Consultation with Agency Staff -It will be mandatory to
consult at length with each operating de;)artment of the
City and the special districts relative to service require-
ments and costs for Rancho Carrillo, As indicated, municipal
accounting systems generally do not allow precise cost break-
' downs in terms of varying land uses. Therefore, it is
necessary to obtain additional data as to operations. For
example, many police and fire departments have computerized
Tesponse data which indicates their exact workload, the
location, the type of land use involved and the cost involved.
From this information, realistic estimates can be made for
servicing expanded areas of the City.
c. Rancho Carrillo ai a Unique Sector -A significant amount of
the analysis of service levels and respective costs will relate
to the manner in which Rancho Carrillo may be differentiated
from the balance of Carlsbad. A careful review of the existing
-8-
I l I ! .
[
l I i '.,
. I
( ., .
I
municipal budget wou·ld al'lov; general estimate_s of unit costs for
serving the var_y·Jng types of land uses in the City. However, there
may well be significant changes in these elements relative to
planned new areas.
d. Variations in Service Requirements -As outlined. under the land
use analysis, consideration must be given to the implications of
varying service requirements related to conceivable variations in
the r~te of absorption of land uses. While the most probable
rates of use may be considered, it will be particularly important
to consider the necessary reactions to market activities 111hich
either speed up or slow down development of the project. Bond
financing requirements, for example, can be a critical considera-
tion with respect to timihg.
e. Services to be Covered -The analysis will consider all services . -
. now made available by the City and the s·pecial districts. Addition-
ally, consideration may .well be given to added facilities and/or
servi_ces which the City and/or agencies may now be considering. Con-
sultation with staff will determine those areas which should be
added to the existing spectrum.
2. Qualitative Factors
This phase of the study will consider the existing quality level of
, services to provide a comparison with prevail~ng per unit costs.
a. Present Standards -A comprehensive analysis of present service
standards throughout the City and the special districts.
b. Comparison of Service Levels -An analysis of those prevailing in
relation to comparable Southern California communities to identify
similarities and/or major differentials.
c. Municipal/Agency Policies -A review of all studies, documents,
policies and proposals for changes in service levels and/or upgraded
services throughout the community.
d. Discus'.;ions l'iith Staff -An exploration with municipal/agency
staff relative to desired changes and the incorporation of
such changes in the study.
e. Specif"ic Services for Rancho Carrillo -An analys·is of con-
ceivable changes/revisi6ns in service level standards which
would be particularly applicable to the property.
f. Determ"ination of Service Level Requirements -A study to
determine ~vhether existing services should be applied or to
what extent new service levels and their corresporiding costs
will be applicable. Of particular importance in this phase
of the study will be consideration of the implications in-
volved in c~anged and/or upgraded service levels for Rancho
Carrillo.
B. Projected Capital Facility Expenditures
This phase of the report will consider the capital requirements and
their respective costs ~s·f61lows:
. 1. Capital Requirements -An analysis and projection of all municipal·
and special district physical requirements through build-out of
Rancho Carrillo. Covered in the analysis will be items as police/
fire substations, parks, streets, utility systems, schools,
libraries and any other pertinent_investments in the community
infrastructure.
2. ·Responsible Party -An analysis of each expenditure in terms of
the parties to construct and to fund the project. On-site re-
quirements wil 1 be generally those of the developers, though
special water/sewer system or other items may require agency
investment agreements, shared costs and related factors.
3. Public Agency Financin[ -For those investments to be prqvided by
public agencies, an analysis of the most appropriate financing
vehicles must be considered to include bonding, special assessment
~istricts, tax rates or other factors. Consideration must, in
-addition, be given to.the potential for participation by other
agencies in terms of grants or loans including the federal govern-
ment, th·e state of the County of Sc1n Diego.
' '
(
4. Cost Allocation -There may well be circumstances where financial
responsilYility for particu·lar investments must be shared among
Rancho Carrillo and other areas. An analysis will be made of
alternat·ive allocation schemes to identify the most appropriate
for each particular investment.
C. Municipal Revenues
This phase of the report will consist of an analysis and projection of
revenues to accrue to the mun·icipal ity and the special districts
from the existing and proposed sections of Rancho Carrillo'as fol-
·l ov1s:
l. Revenues per Unit -A determination of the most appropriate per
dwelling unit and/or per acre revenues to be derived from each
budgeted item. Revenues as property and sales tax may be pre-
cisely ~etermined for each individual project. However, a
number of other revenues must utilize the per .unit averages in
the absence of specific data.
2. Sales Tax Allocation -A~ mentioned, the philosophy utilized in
the allocation of sales tax revenues will materially affect the·
apparent f·iscal impact of individual residential or commercial
developments. The key factors in this a.lloca.tion should be the
ori_g_in of the funds which produce the tax revenues.
D. Cost/Revenue Projections
Based on the .foregoing sets of analysis, the cost/revenue balance
for each phase of the proposed project will be prepared. While the
·precise format may be determined at a later date, HJG has found that
determination of the cost/revenue balance at five year intervals and
most importantly --upon completion of all improvements is the most
meaningful .
_,,_
( ,r
i
The fina·1 report w"ill provide a documented summary of all assumptfons,
calculations and conclusions. Of particular importance will be the
p_olicy questions concernfog the project to be resolved by the planning
commission and the city council.
In addition, the report will provide a written methcidology on the land
use and fiscal impact analysis to allov1 staff the opportunity to provide
necessar_y revisions in the report at a later date and to allow use of
the economic/fiscal models for other community development plans.
-12-
.• I ! I
(
' )
TIME SCHEDULE AND ESTIMATE COSTS
Time Schedule
The report can be completed within a 12 week time frame, Only in
the event of prolonged delays, requested revision in the report or
the requirement for extensive revisions in the land use plan to
provide acceptable marketability, would the time frame exceed this
period.
Budget Requirements
The economic and fiscal impact studies would be performed for a
maximum budget of $18,500, Precise costs will be contingent upon
a number of factors as the availability of data and the number of
public presentations required.
--13-
(
CLIENTS FOR SIMILAR STUDIES
l ~ City of Nev-1port Beach -fiscal impact analys-is system, contact
Bob Lenard (640~2218)
2. City of Palm Springs -fiscal impact analysis system, contact
Murrell Crump --now with City of.:. Palm Desert (346-0611)
3. San Antonio Chamber of Commerce fiscal impact analysis system,·
contact Kathy Obriotti (512/227-8181).
4. The Irvine Company~ numerous marketing·and fiscal impact
studies, contact Earl Timmons ( 644-3011 )
5. The Lusk Company -numerous marketing and fiscal impact studies,
contact Don Steffensen (557-8220)
Studies now underway include a major economic impact analysis and
projection for the city of Indio.
,
. i
( (
1600 oovr. sm1.u su,rr 320, NLWr(WT IJf /\CH. CA 92MO , (714) 1\51-0892
( (
T11E NETIPOR:/.1 ECONOMICS GROUP
QUALIFICATIONS AND EXPERIENCE
The Newport Economics_ Group., Inc . ., formed in 1971.,_ is a professional.
research cmd consul-ting firm offering se1?vices in the fieZ.ds of general.
economic analysis on a nat{onaZ. and 1?egionaZ. basis.,· market research.,
deveZ-opment planning., financial anaZ.ysis., and fiscal-impact studies.
During the firm's fi_rst 8 years of operation., 350 studies have been
compZ.eted for over 100 clients in 12 states from Florida to Hawaii.
PrinaipaZ.s of the firm m?e abZ.e to offer the w.ique combination of
extensive backg1?ounds in government and private industry combined with
management experience in nati<?nal corporations. The Newport Economics
Group., Inc. is firmZ.y committed to the goal-of providing clients with
the economic tooZ.s and strategies that wiZZ. lead to the complet1:on of
successful projects.
,( (
TllE NETvPORT ECONOMICS GROUP
REPRESENTATIVE CLIENTS
Business Firms
Alnerican National Housing, Newport Beach
Anaheim H1: Zls, Inc., Anaheim
AJ?osa DeveZopment and Management, Inc., Newpor-t Beach
Avco Community Developers, Inc., San Diego
The Berghee1? Compcviy, Santa Ana
Bixby Ranch Company, Los Angeles
Brelaca, Inc., Irvine
Donald L. B1?en Co . ., Los Angeles
Chevron Land and Development Co., San Francisco
Cold;,;ell Banker Management Corporation, Newport Beach
Covington Bros. Construction Co., Fullerton
Curci-Turner Company, Newport Beach
Daon Development Go1-poration, Newpo1?t Beach
Deane Development Company, Newport Beach
Desert Inn Motels, Lancaster ·
_Walt Disney rlorld, Orlando., Flo1?ida
P~sher -Land Co17Poration, Fresno
Freres Jacque Restaurant Co . ., Inc., Neiuport Beach
Joe E.-Fritz & Co., Albuquerque., New Mex·ico
Fujita-U.S.A . ., Santa Monica
Genstar Development, Inc., San Francisco
Gfeller Development Corrrpany, Inc., ·Irvine
Great Lakes Properties, Inc., Torrance
E. W. Hahn, Inc . ., Los Angeles
The Irvine Company, Newport Beach
KAcor Realty, Oak.land
Kaufman and B1?oad, Inc., I1~ine
Land Resov..rces, Inc., New York City
Leadership llow;ing Systems, Inc., San Diego
The Lusk Company, Nmuport Beach
The Tvilliam Lyon Co., Ne1upor•t Beach
Maui Land and Pineapple Co., Maui, Hawaii
The McCarthy Company, lmaheim ·
MCK Development., Inc., Lomas San.ta Fe
Mission Viejo Company, Miss1'.on Viejo
The Ne1upm•t Dcn>e Zopment Co . ., Newport Beach
Nissan. Motor CoFpora-f;ion in U.S. A . ., Loa Angeles
Nu-1-le:;t Developmenl; Corp., NcwpoP~ Beach
. ' ..
) '
/ (
Business Fi.nns
( Continued)
Oak Industries., San Diego
Pa1~7wenter Corpo1ution.., San:ta Ana
(
The Prudential Insurance Co. of Amer·foa., Nel,)port Beach
Rancho MatiZija., Ojai
Reserve Oil Company., Apple Valley
Saffell & McAdam" Irvine
San Diego Pacific Land Co . ., San Diego
Sea:rs., Roebuck & Co . ., A lluvribra
C. J. Segerstrom & Sons., Costs Mesa
Sequoia Pacific -A Southern Pacific Company., Santa Ana
Shaw & Talbot., Newport Beach
Sproul Enterpr-fses, Albuquerque, Nel,) Mexico
TechbiZt Construction Corp . ., San Diego
Ticor Properties, Inc . ., Santa Ana
Toyota Motor Sales -U.S.A . ., Inc.
Vanguard Bui lde1~s., San Dimas
Walker & Lee Real Estate, Santa Ana
Robert P. TlaY'lT'ington Co .. ., Inc . ., Irvine
Ileatherfield Homes., Tustin
University of CaliforniaJ Berk e ley
University of California, Irvine
Research Fir-ms
(
Stanford Research Institute, Menlo Park
Public Agencies/As s ociations
Aliso Waste Water Management Agency, Laguna Beach
Audubon Soci e ty, Miami, Florida
California Builders Council, Sacramento
City of Boca Raton, Florida
City of Ca1° ls bad, California
·city of Lakewood, Cal-ifo1'm:a
City of Newport Beach, California
City of Palm Springs, Californi a
City of Santa Fe Springs, California
City of Stanton, California
Greater San Antonio Chamber of Commerae, Texas
Los Angeles World Trade Center
Orange County Environmental Management Agency
Orange County Fair Board
Orlando Central Business District, Florida
San Bernardino County Fair Board
State of California Division of ~airs and Expositions
(
SERVICES OF'Ji'ERF:D
REGIONAL ECONOMIC ANALYSIS
Studies of national/regional economic criteria to provide
guidelines for regional bu siness planning, long-range land
use planning and urban growth policy~ -Major studies include:
0 The Florida Regional Economy, Boca Raton-
@ The Irvine Ranch Long Range Potential, Irvine
e Kapalua Resort, Maui, Hawaii
G Recession Irr_1pact/Re'a l P1?ope'r'ty Investments., Phoenix
REGIONAL MARKET ANALYSIS
_Analysis and projection of market support for specific areas
cove1•ing consumer p1?oduct/ service distribution and/ or capital
investment. Major studies include:
0 · CadiZ. lac Auto Distribution, Sou.thern California
a Casino/Gaming Activity., Nevada
0 Horseracing/Pa~imutuel .Wage~ing, California
0 Jet Boat Market, California
8 Retail Merchandise Demand Analysis, Orange County
COMMUNITY DEVELOPMENT PLANNING
Studies related to general economic and market support cri-
teria pe~tinent to comm~nity planning with respect to the
optimum mix and absorption of Zand uses by type, the most
advantageous residential densities and relative locations
throughout the community, the essential recreational and
environmental features in addition to all commercial/service
facilities. Major studies include: .
D City of Boca ·Raton, Florida ,
0 Irvine-By-The-Sea, Newport/Laguna
• Scripps Ranch, San Diego
..... Thibodo Ranch, San Diego
0 West Ranch, Houston
(
PROFESS.TONAL SERVICE FIRM ASSOC.l/JTIONS
(Projects completed on a client or joint venture basis)
PZanning, Architectural & Engineering
Balle1J/McFaJ."Z-and., Planners & Architects., .Irvine
Robert Bein., f17illiam Frost & Associates., Newport Beach
Boyle Engineering., Santa Ana
Hart., Krivatsky & StulJee., San Francisco
Haworth., Carroll & Anderson., San Juan Capistr•ano
Jennings-Halderrman-l!ood Engineers:. Santa Ana
David Klages and Associates:. Newpo:r-t Beach
I.add., Kelsey & vloodard, Newport Beach
Langdon & Wilson., Architects., Newport Beach
Ed Lohrbach., AIA., Neu1port Beach
Desmond Muirhead., Inc . ., Newport Beach
Dale Naegle & Associates., La Jolla
Peter Ostrander & Susu Kishiyarna Architects., Irvine
Wm. L. Pereira Associates -Planners., Architects.,
Engineers., Neu.1po1?t Beach
Phill1:ps., B1YD1.dt & Reddick., NeL.,port Beach
The Planning Center, Newport Beach
Jack G. Raub Co . ., Nel.Jport Beach
Richardson-Nagy-Martin., Newport Beach
Rick Engineering., San Diego
Alan Voorhees Associates, Newport Beach
J. L. Webb Planning, Newport Beach
flestec Ser-vices, Inc., Tustin
1vilsey & Ham, Los Angeles ·
LalJ Finns
Frates, Floyd, Pearson; Steward., Proenza & Richman., ft1iami
Fulop, Rolston, Burns & McKitt1°ick, Los Angeles
Luce, For'i.,Jar•d, lla.miZton & Scripps., San Diego
O'Melveny & Myers, Los Angeles
Paul, Hastings., Jcmofsky & T✓alker, Los Angeles·
Slzenas, Robbirw, Shenas and 8hco.J, San Diego
Wa:r>e, Fletcher & E'reiden.rich, Pa~o AUo
( SERVICES OFFERED (
' NEW DEVELOPMENT PROJECT PLANNING
Detalled stud-ies for individual-p11 ojects in the land develop-.
ment field including subdivisions, shopping centers, office
buildings, industrial parks and related. Market suppo11 t data
.covers anticipated sales/absorption; ~rice/rent ranges3 square
footage, price per square foot, Zand use mix and r~lated fac-
tors. Major studies include:
Q Irvine Regional Center, Irvine
o Newport Center, Newport Beach
o Reeves Ranch, San Clemente·
G University City Centerj San Diego
o Village of Woodbridge, Ir~ine
REDEVELOPMENT PROJECT PLANNING
Analyses of redevelopment potential related to market support,
land assemblage/value and financial feasibility. Major studies
include:
0 Central Bu.·!iness Di•strict, Orlando
o Central Business District, Phoenix
o Lido Peninsula, Newport Beach
o McCullough Properties, Houston
o Pacific Ocean Park., Santa Monica
HOUSING NEEDS/HOUSING ASSISTANCE PROGRAMS
Performance of housing inventory studies to determine availa-
bility., price range and structural conditio~. Demand analysis
concentrating on ability to pay versus rent/housing payment
Zeve ls, the needs of la.1.1 ger families and the elderly. Prepara-
tion of liouaing Assistance Plan data for HCD fund applications.
Maj or studies include: •
D City ~f Lakewood
• City of Santa Fe Springs
'.
,.
( (
SERVICES OFFERED
COMMERCIAL-INDUSTR.fAL SITE LOCATION
An~lyses of alternative locations for industrial and office spac~
users covering general economic climate, labor demand/supply, wage
rates, transpo1?tation, climate and re lated factors.. Maj oi' studies
include:
e Industrial Location Criteria, Irvin~ Industrial
Complex, Irvine
Q Industrial Development-Potential, Palomar Airport,
Carlsbad
9 Comparative Wage Rates, Orange County
HOTEL-RESORT PLANNING
Analysis of mm?ke t support and economic feasibility for commerc1:al
and resort hotel operations. Major studieE' include:
0 Costa Smeralda, Sa1 .. dinia
~ Irvine-by-the-Sea, Newport/Laguna
6 .Kapalua Resort, Maui, Hawaii
o Las Vegas Hotel-Casino, Nevada
0 Walt Disney World, Orlando, Florida
-ECONOMIC IMPACT ANALYSIS
The effect on population, employment, income, expenditures and
·investment resulting from new community developments as new in-
·-dus trial p Zan ts, commercial projects, recreation, educational
facilities and residential developments .. Major studies include:
I Irvine Industrial Complex
O University of Califo2•nia, Irvine
I Newport Center, Newport Beach
~ Rancho Bernardo, S~n Diego
·-,-··
I '
(
,·
SERVICES OFFERED
FISCAL IMPACT ANALYSIS
Via computer systems., the fiscal impact-of new development on
the gove11 ning agencies/school· distric·t is performed. Highly
detailed cost/revenue studies indicate anticipated net defi-
cits or net bene fits 11 esulting from Zand development alterna-
· tives. Major studies include:
0 Bixby Properties., Long Beach
@ City of Boca Raton.,· Florida-( Growth Management)
Q City of Newport Beach., California (F-z:scal Impact
Analysis System)
IP Foothills Property.,· Palo Alto
O University of Californi~, Irvine
FINANCIAL ANALYS'IS
Via computer systems., income and cash flow statements outline
initial investment, loan disbursements, operating revenues/
cos ts and related c1•i teria. Major studies include:
0 ADMA Co., Inc. Properties, San.Diego
B Holstein Properties~ El Toro
D Kapalua Resort, Maui, Hawaii
I Sequoia Pacific Properties, _Santa Ana
,
I
·\
I !
.'l'HE NEl✓PORT ECONOMICS GROUP
(,fAJOR HOUSING J.1/lRKET STUDIE:S (
0 Chevron Properties, Bakersfield -Demand/Absorption Study.
G Chevron Properties, Carpenteria -Condominiwn Study.
0 City of Boca Ra·ton, Florida -Gr(!Wth Mcmagement.
G City of Lakewood -Housing Inventory.
G City of Orlando, FZo11 ida -CED Redevelopment.
0 City of San-ta Fe Springs -Resident Survey.
0 County of 011ange -Housing Element.
8 Domingv.ez Rcmch, Santa Ana Canyon -Demand Analysis for Attached and
Detached Units.
Gl Irvine Ranch -Series of Market Analyses for aU Housing Types.
9 Kapalv.a Resort, Maui, HCll..Jaii -Condominiwn Study.
9 K:r>aemer Ranch, Santa _Ana Canyon -Condominium Study.
· 8 Lido Peninsula, Newport Be~ch -Redevelopment Study.
9 Lusk Properties, Carlsbad _:. Condominium-and Mobile Home Park Study.
e Mammoth, California -Resort/Condominium Study.
G MCI( Properties, Perris Lake,· California -Apa11tment/NobiZe Home
Park Study.
G Mission HiZls Ranch, San Juan Capistrano
Pricing Study.
0 Nohl Ranch, Orange -Condominium Study.
Demand/Absorption/
0 Penasquitos Ranch, San Diego -Series of Hous1:ng Market Studies.
·c, Reeves Ranch, San Clemente -Demand Analysis for Attaclied and
Deta.ched Uni ts.
& Scripps Ranch, El Toro -Sf3ries of Studies.
8 Thibodo Ranch, San Diego Housing Market Analysis.
0 University City, San Diego -Series of Housing Market Studies.
I Univernity of California, Irvine -Campus Impact on · 11ousing
Demand.
0 l{hiting Ranch, EZ Toro -!lousing Market lmaZysis.
l .
ARIZONA
Coforado R-z:ver
Phoenix
Scottsd,ale
· Tuc:son
· CAIJFORNIA
Ande·.t1son
Apple Valley
Arcadia
Bake1•sfie ld
Bermv.da Dunes
Can.yon La)w
Cai•lsbad
Cathedral City
Chico
· Chfno. ·
Colton
Corona
Costa Mesa
Cupertino
El Monte
EZ To1?0
Fountain VaZ.Zey
Ful.le1?ton
Garden Grove
Hemet
Hwitington Beach
Inglewood
Indian Tie Z Zs
Indio
Irvine
La Jolla
La.gwia Beach
La.kel.Jood
Lancaster
Long Beach
Los A Zami tos
Los Angeles
Ojai
(
THE' NEYPORT ECONOMICS GROUP
PROJBCT LOCATIONS
CALIFORNIA (Cont.)
Mammoth
Mission V-iejo
Modesto .
Newpo1?t Beach
Ontario
Palm Dese1?t
Palm Springs
Perris Lake
Palo Alto
Palomar Airport
Rancho Bernardo
Rancho Cucamonga
Rancho Mirage
Rancho Renasquitos
Red BZuj'f.
· Redding
·Riverside
San Bernm'dino
. San Clemente
San Diego.
San Francisco
. San Jose
-San Juan Capistrano
Santa Ana
Santa Bai•bara
Santa Clara
Santa Fe Springs
Santa Monica
Stanton
Stockton
Sunnyvale
Torrance
Ventura
Victorvi l Ze
Vista
Watson.vi l Ze
· Westminster
COLORADO
DemJer
Steamboat Sp1oings
(
FLORIDA
Boca Raton
01•lando
Sarasota
Tampa
HATIAII
KapaZua, Maui
IDAHO
Sun Valley
ILLINOIS
Chiaago
·NEVEDA
Lake Tahoe
Las VegaB
Pyramid Lake
Reno
NEfv lifEXICO
A Zbuquerque
OKLAHOMA
Tulsa
TEXAS
Clear Lake
DaZZas
Houston
San Antonio
IvASllINGTON
SeattZe
l{AS!IINGTON,_
City
D. C.
( (
\' , ..
SENIOR STAFF RESUMES
. ,.
,,\ 1 .
'""' ROBERT J~ DUNHAM
( / I
PRESIDENT
Robert Dunham id the President of The Newpor~ Economics Group
and has direct responsihi lity. for_ all corporate ope1•ations.
His ex~erience in economic a~alysis and market research spans
twenty years.
Major projects he hds directed include (1) a series of eco-
nomic and fiscal impact analyses fo1? private sector urban
developments., city/county governments and the University of
California., ( 2) market support studies for many commercial.,
industrial., and residential land development projects nation-
wide., (3) hotel-resort feasibility studies in Arizona., Cali-
fornia., Hawaii and Nevada., and (4) Marina operation analyses
in Newport Harbor and the Colorado River .
. Prior to jo~ning The Newport Economics Group., Mr. Dunham
was · Manager of Economi•c Research for The Irvine Company. In
that capacity., he directed economic resea~ch and market plan-
ning for nezu urban develop men ts including housing., office
buildings~ hoteZsj all types of retail/service facilities.,
and industria_l parks. Maj or individual proj eats inc Zude New-
port Center., The Irvine Reiional Center., and The Irvine Coastal
Sector.
Before relocating to Southe1?n California., Mr. Dunham was Senior
Economist for the Del E. Webb Corporation headquartered in
-Phoenix; Arizona. He conducted economic and market research
studies in the wes·tern states and Cintral America covering a
number of major retirement com~unities., shopping centers., hotels .. . . ana gam~ng cas~nos.
As an economist fo1~ the Arizona Employment Security Commission.,
-he performed labor market studies, plant location analyses and
wage surveys for major employers.
Mr. Dunham is a graduate of the University of Arizona with a
Bachelor of Science degree in Business Administration. He also
completed substantial iraduate work in Economics at Arizona
$tate University.
Mr. Dunham -Z:s actively associated with the National Association of Business Economists.
(
FREDRICK H. GOOD VICE PRESIDENT
Fred Good serves as Vice President of The Newport Economics
Group with program manag~ment· respon~iliilities ~n urban devel-
opment projects and major investment atialyses. His rese~rch
and management experience covers virtually all phases of de-
velopment; residential, commercial, and industrial plant lo-
qation studies. ·
Key developments in which he has been involved include Broad~
way Plaza -a multi-use development in the Los Angeles CBD,
the Pacific Trade Center...; a high-rise office complex in Hano""
Zulu, high-rise condominiums for Twentieth Centu1?y Fox., Cen-
tury City and marina developments at Dana Point, The Channel
Is lands and Cos ta Sme1?a lda, Sardinia.
Present assignments include analyses of development potential
and disposition of properties in the San Pedro/iong Beach sec~
tor for the Community Redevelopment Agency in Los Angeles,
Mr. Good's prior experience includes the position of Vice
President, U1-.ban studies for Economic 'Research Associates in
Los Angeles where he directed numerous market support and
economic feasibility stidies for government and private in-
dus t1•y.
For the Los Angeles CRA., Mr. Good was instrumental ~n devel~
oping specific plans for the Beacon Street Project on the
San Pedro Waterfront, For the Los Angeles Harbor Department)
he c6mpleted a comprehensive multiple use economic and finan-
cial development plan for San Pedro 1s Main Channel [,lest Banki
Mr. Good initiated i;he economic revitalization plan for the
City of South Pasadena (now underway); assisted in the hous~
ing and commercial aspects 6f Pasadena's redevelopment; and
evaluated the short and long term implications ·of the bond-
ing program for the Urban Renewal Project at Redondo Beach's
King Harbor Marina.
Previously., he was Senior Economist for SRI In te·rna tiona Z in
Menlo Park. Assignments covered a broad range of real estate
and industrial projects. Mr. Good managed the economids de~
partment of the Eu1?opean Office· of SRI for an extende8 period.
He is a Berekely gr~duate and received ~n MBA from ~he Graduate
School of Business at Stanford. He ia a member of Lambda Al-
pha, the International Honorary Land Economics Fraternity and
the WcstePn Economics Asoociatio~.
(
,,\SANGER C. HEDRICK JR. SENIOR ASSOCIATE (. ... ·v•
Sandy Hedrick is a Senio1• Associate 1i,ith 12 years expe1•ience
in the field of economic analysis related to real estate de-
velopment and land use decision making. His expertise encom-
passes a wide range of public and private real estate projects,
including recreation oriented development, residential devel-
opment, commercial p~ojects, socio-economic.impact and cost/
benefit analyses.
Recent Newport Economics studies directed by Mr. Hedrick in-
clude a re-development project analyses in Long Beach, a 1000
acre custom home project in Ojai and a variety of Zand use
studies. in Lancaster.
Prior to joining Newport Economics, Mr. Hedrick was a Vice
President of Development Economics, Inc. ( 19 71-19 7 5) and a
.Senior Associate with Econo~ics Research Associates in Los
Angeles for five years.
In rec1•eation economics, Mr. Hedrick has evaluated the econom-
ic feasibility of an 1,100 acre resort development at Steam-
boat Springs, Co Zo::.·ado, theme re creation parks near Denver,
Colorado and Detroit, Michigan, resort-oriented condominiums,
private and public marina development and recreation vehicle
parks.
In housing analysis, Mr. Hedrick has conducted market and fea-
sibility studies for residential projects ranging from small
single-family tracts and apartment projects to large master-
planned community developments.
Commercial studies have included numerous market analyses,
feasibility and planning studies for shopping centers, ranging
from small neighbo1?hood centers to majo1? regional shopping
centers. He recently completed the market and feasibility
analysis for a major theme specialty retail center in Denver,
Col6rado. He participated in the feasibility analysis for the
Broadway Plaza Center in downtown Los Angeles.
Jifr>. Hedrick. holds an M.B.A. from U.S.C. and a B.A. in e·conomics
from Stanford Univers_ity.
JAMES P. REGAN SENIOR ASSOCIATE
(
M1>; Regan has managemeri-t responsibility for a broad
range of economic studies with specialization in resort
development and urban studies. His consulting experiince
spans twelve years with projects completed throughout
many of the m2jor ~etropolitan areas in thd United States,
Mexico, Central America and the Mediterranean.
He recently completed a series of housing market analyses
for the Orange County Housing Element. The emphasis was
on effect1:ve versus non-effective demand and alteniative
housing program strategies.
Previously, Jim Regan was a Vice President -Real Estate
Pr1ograms fo1~ Economics Research Associates in Los Angeles.
In that capacity, he directed a number of major community
analysis programs. Locally, these included economic and
fiscal impact studies of the Coyote Hills development in
Fullerton, portions of the City of Orange master plan;
the Broad~ay Plaza p~oject in Los Angeles and Westlake
Village. Additionally, he has perfdrmed similar studies
in Atlanta, Dallas, Denver and Philadelphia.
His resort ~xperience includes a number vf developments
for FONATUR (tourism development agency) in Mexico,
Manzani Z Zo, Puerto Val Zar-ta and Acapulco. Hotel and
Pelated reiort activity feasibility studies have been
conducted throughout the United States covering ski re-
sorts in the Rocky Mountain area, hotel/golf/tennis re-
sorts in Palm Springs and retirement/resort communities
in San Diego.
Mr. Regan holds a B.S. in chemistry from Marquette Univer-
sity and an M. B. A. -Finance f1?om the rla1~ton G1~aduate School
at the University of PennysyZvania. Hi is a member of the
.American Land Development Association and a member of the
AIA Regional Urban Design Assistance Team.
''.
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
RESOLUTION NO. 6152
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CARLSBAD, CALIFORNIA, APPROVING AN AGREE-
MENT BETWEEN 'I'HE CITY OF CARLSBAD AND THE NEWPORT
ECONOMICS GROUP FOR CONSULTING SERVICES INVOLVING
THE PREPARATION OF AN ECONOMIC AND FISCAL ANALYSIS
FOR THE RANCHO CARRILLO MASTER PLAN REVISION.
The City Council of the City of Carlsbad, California, does
hereby resolve as follows:
1. That certain agreement between the City of Carlsbad
and 'l'he Newport Economics Group for the preparation of an •
Economic and fiscal analysis of the proposed Rancho Carrillo
Master Plan, attached hereto and marked Exhibit "l", and
incorporated herein by reference, is her~by approved.
2. That the Mayor of the City of Carlsbad is hereby
authorized and directed to execute said agreement for and on
behalf of the City of Carlsbad.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
_ City Council of the City of Carlsbad held on the 15th day of
17
April , 1980, by the following vote, to wit:
..
18
19
20
21
22
23
24
25
26
AYES: Councilmen Packard, Anear, Lewis and Councilwomen Casler and
Kulchin
NOES: None
ABSENT: None
ATTEST:
27 ALETHA L. RAU'l'ENKRANZ,
CITY OF CARLSBAD
28 /Ill
RONALD C. PACKARD, Mayor
CITY OF CARLSBAD
\.,
( (
AGREEMENT
THIS AGREEMEN'r is made this day of ---
1980, between the CITY OF CARLSBAD, a rnunicipa~ corporation
of the State of California, hereinafter referred to.as CITY,
and The Newport economics Group hereinafter referred to as
CONSULTANT.
RECITALS:
WHEREAS, th~ City has entered into an agreement with
DAON Southwest, hereinafter called the ·"Applicant", wherein
the Applicant agrees to allocate funds to the City for the
provision of a Consultant to prepare the proposed project
identified as an economic and fiscal analysis for the pro-
posed Rancho Carrillo Master Plan whose boundaries are shown
on the plat marked Exhibit "A",· attached hereto and made a
part hereof; and
WHEREAS, the Consultant has the qualifications to moni-
tor and process the said economic and fiscal analysis, and
EXHIBIT "I " TO RESOLUTION NO. 6152 ·
.,
,i
( (
WHEREAS, The Consultant represents that neither he nor
any member of his staff has performed any_ work on the proposed
project as a private consultant and has no understanding
witl_l the Applicant or any expectation of working for the
Applicant in the future on said project and has 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, THEREFORE, in consideration of their mutual conven-
ants and conditions, the parties hereto agree as follows:
(1) DUTIES OF THE CONSULTANT: Consultant shall prepare
the economic and fiscal analysis as directed by
the Planning Director. Consultant shall be working
for· the City only and all consultant findings will
be made to the City planning staff and not directly
to the Applicant. In carrying out this obligation
the Consultant 1 s duties shall include the following:
(a) The Consultant shall complete the economic and
fiscal analysis within ten (10) weeks of
contract execution.
(b) Consultant analysis shall conform to the proposal
attached as Exhibit B, and·incorporated herein
by reference.
(c) Consultant shall meet with the Planning Director
or his designated staff as required during the
-2-
( (
execution of the contract.
(d) The Consultant shall meet with the various
City departmenta as may·be necessary to com-
plete the analysis.
(e) Consultant shall be prepared to attend up to
four (4) public hearings and shall answer any
questions thit may arise with regard to the
economic and fiscal analysis.
(f) The Consultant shall prepare the final economic
and fiscal ·analysis report after approval by the
City Council.
{g) The Consultant shall meet' the time lines out-
lined in Section 7 of this agreement.
(h) The Consultant shall file a conflict of interest
statement with the City Clerk's Office. {Cate-
gories A, C, and E).
(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
any document, studies; or other· information
in its possession related to the proposed
project.
(c) . The City will review the Consultant's comments
on the proposed economic and fiscal analysis
-3-
(d)
( (
within twelve (12) working days of their
receipt.
City staff will meet with the Consultant as
may be required by the Planning Director.
(3) TERMINATION OF AGREEMENT
The City may terminate this Agreement at any time
by giving written notice to the Consultant of such
termination and specifying ·the effective date
thereof, at least fifteen (15) days before the
effectiye date of such termination. In that
event, all fini~hed or unfinished documents and
other materials prepared pursuant to this Agreement
shall, at the option of the City, become its
proper!::y.
(4) RELEASE OF INFORMATION BY CONSULTANT
Any reports, information or other data, prepared
or assembled 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, REPRODUCT.ION AND USE OF
FISCAL REPORTS .AND OTHER MATERIAL
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.
-4-.
( (
(6) PAYMENT
The Consultant will be paid a maximum of $18,560.00
dollars for all work necessary to carry out the
requirements of this agreement. -Actual payment
shall be based on the cost of the report based on
the costs as set forth in Exhibit "B". The Consul-
tant shall be paid sixty percent (60%) of the com-
pensable services completed within fifteen days
after receipt of the invoice for the completion of
the preliminary economic and fiscal analysis report.
The Consultant shall be paid the thirty percent (30%)
of the contract price within fifteen days after the
receipt of the invoice for the final Economic and
Fiscal Analysis. The final ten percent (10%) of the
contract will be paid to the Consultant within thirty
(30} days of City Council acceptance of the Economic
and Fiscal Analysis of the Rancho Carrillo Master Plan.
(7) TIME OF COMPLETION
Time is of the essence in carrying out the terms of
this Agreement. The Consultant ·shall be -responsible
for the following completion dates:
(a) Ten (10) copies of a preliminary economic and
,
fiscal analysis report shall be submitted to the
city within (6) weeks of the execution of this
contract.
-5-
(b) Thirty (30) copies of the final economic and
fiscal analysis report shall be submitted by the
Consultant within ten (10) weeks of the execution
of this contract. The Consultant will be allowed
additional days as are necessary to compensate for
days lost due to City or Applicant actions or inter-
actions which affect the Consultant's progress.
(8) LIMITS OF THE OBLIGATION
The limits of the obligation of the City under this
Agreement is in the sum of $18,500.00 which amount
is estimated .to be sufficient to compensate the
Consultant for 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 of
$18,500.00 without appropriate amendment to this
Agreement.
(9) HOLD HARMLESS
The Consultant will indemnify 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 per-
formance by Consultant of this Agreement, including
-6-
(
the defense of any action arising therefrom. Con-
sultant will reimburse the City for all costs, expen-
ses and loases incurred by it in consequent 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) MAINTAIN INSURANCE
Consultant shall, at all times that this Agreement
is in effect or the premises are occupied by Con-
sultant, cause to be maintained in force and effect,
qn insurance policy or policies which will insure
and indemnify both City and Consultant against
liability or financial loss resulting from injuries
occurring to persons or property in or about the
p~emises or occurring as a result of any acts or
activity of consultant. The liability under such
insurance 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, and shall·be
noncancelable, except on ten days' written notice to
City. Such policy shall name City as co-insured and
a copy of such policy shall be filed with the Plan-
ning_ Department.
-7-
i
f
' f r l
! ! I I
I t
I l 1 '. i !
I 1 · I •
I:
I
(
(11) INDEPENDENT CONTRACTOR
Consultant in accordance with his status as an
independent contractor, convenants and agrees that
he will conduct himself consistent with such status,
that he will neither hold himself out as nor claim
to be an officer or employee of the City 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, workmen's compensation coverage,
unemployment insurance benefits, social security
coverage, or retirement membership• credit.
(12) ASSIGNMENT OF CONTRACT
Consultant shall not assign this contract or any
part thereof or any monies due or to become due
thereunder without the prior written consent of
the City.
(13) SUBCONTRACTING
If the Consultant shall subcontract any of the work
to be performed under this contract by Consultant,
the Consultant 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 employed by it.
-8-
Nothing contained in this contract shall create
any contractural relationship between any subcon-
tractor or Consultant and the City. The Consultant
shall bind every subcontractor and every subcon-
tractor 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 writing by the City.
'(14) PROHIBITED INTEREST
No official of the City who is authorized in such
papacity and on behalf of the City to negotiate,
make, accept or approve, or to take part in nego-
tiating, making, accepting or approving any
architectural, engineering, inspection, construction,
6r material supply contract or any subcontract in
connection with the construction of the project,
shall become directly or indirectly interested per-
sonally in this 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 the City to ·exercise
any executive, supervisory or other similar functions
in connection with the performance of this contract
shall become directly or indirectly interested per-
son~lly in this contract or any part thereof.
-9-
'{.
(15) VERBAL AGREEMENT OR CONVERSATION
No verbal agreement or conversation with any
officer, agent or employee of the City, either
before, during or after the execution of this
contract, shall affect or modify any 0£ the
terms or obligations herein contained, nor
such verbal agreement or ·conversation entitle
the Consultant to any additional payment what-
soever under the terms of this contract.
IN WITNESS WHERKOF, The parties hereto have executed
this Agreement on the day an~ year first above written.
ATTEST:
Attorney
CITY OF CARLSBAD, a Municipal
Corporation of the State of
California
By
(
\.· I
OCEANSIDE
VISTA
L\1,111 · .. L .r··
-;•·-:•· ..
'ii(;, ) 1, "'""1,;'a;,:iii_,;c,c;-;;i
~-{, ~L<}~i!~t~c--+~·.,.,1..1 ..;;--------
f><.h,b,t A
fo A13,-e.c..fV\c.V'\-\
.. ..,,,,,. ..
•.· -:-..
A Ir-. • _.c-.-,._•.....,,
rr/:>o
'\ ... >
,2 , ,~ I .,, ·o .
··7g !7 ,·
A PLANN[O COMMUNITY DY: CAnLS0AO, CALlrOnNIA ne· WOOOWAnD COMA\Nl[S, TIE' MEl:JTCR COMPANY; NC. & OAON SOUTHWEST
rn
SAN
MARCOS
E')(.H\e,li B
-\-0 A~c~Q..f'f\t-W\+
RANCHO CARRILLO
ECONOMIC AND FISCAL IMPACT
ANALYSIS
A RESEARCH PROPOSAL
FEBRUARY 1980
Preparea for:
CITY OF CARLSBAD
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
\
Prepared by:
THE NE~PORT ECONOMICS GROUP
500 . NEWPORT CENTER DRIVE, SUITE 350
NEWPORT .BEACH, CA 92660
(714) 640-0755
,
FEB 1 5 1~180
CITY Of CARLSB!-\D
Pl&tinlng Dc.;;:irtment ·
(
r ebrua ry 14, 1980
~ Mr. James C. Hagaman
Planning Director
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92068
Dear Mr. Hagaman:
(
Enclosed is our proposal for the Rancho Carrillo Economic rind Fiscal
Impact Report. The scope of the· study and the methodology parallel
the Carlsbad Oaks study we performed in 1977.
We look forward to discussing this proposal with you in detail.
Sincerely,/)
dttf~jJ.._ Roberti,,,·J. Dunham
President
RJO/mb
Enclosure
1600 DOVE smm sum ~?.O. N[Wl'Ol?l nr ACH. CA Q2660. (7·1'1) ll51 -0692
I (
TABLE OF CONTENTS
INTRODUCTION
PROPOSED WORK PROGRAM:
Phase I -Economic Impact Analysis. . " . . .
Phase II -Municipal E~onomic Impact Analysis .
/ \
. . . . . l
5
8
TIME SCHEDULE AND ESTIMATED COSTS . . . . . . . . . . 13 . .
CLIENTS FOR SIMILAR STUDIES . 14
i I
I
!
I I i
'
,. (
INTRODUCTION
The primary objectives of the requested analysis are to test the economic
and fiscal feasibility of a Master Plan for Rancho Carrillo. Additionally,
.the study methodology for this report will provide a methodology and data
base v-lh'ich vrill be applicable to similar community analysis.
The Newport Economic~ Group has, during the past 8 years, conducted 60
studies related to this type of feasibility ana\ysis for the publk and
private sector. To provide the type of meaningful results desired, there
are a number of key requ:irements essential for the study. Examples include
the fol"lowing:
A. Economic Analysis
l. A Sophisticated Land Use Forecast
In the · dynanrics of che urban growth scenarios of Southern California,
meaningful land use forecasts are particularly important. All else
being equal, it is apparent that the accuracy will fluctuate in an
inverse ratio to the time span covered. However, it is important
to establish ranges of probable activity wherein one may set confi-
dence limits as to the actual occ~rren~es. The key issue will, of
course, be the rates of absorption for various land use categories
on the property. For each, a most probable absorption must be ac-
companied by a meaningful range indicating the scope of possibility
under varying economic conditions.
2. The Implications of Error.
·Following the determination of high and low sets of probable activity,
it is particularly important-to understand implications to the public
facility feasibility should variations in the absorption rates occur.
. ( (
In other words the 11 what if" question series must be analyzed in
relation to the effect on the decision-making process for the City
of Carlsbad.
3. The Importance of Land Use Balance
Assuming the probabil ·j t_v of varying absorption rates, the second
major concept relates to the reasonableness and economic balance
of the end product. A number of tests relative to economic com-
patibility should be applied carefully.
4. The Synthesis of Theoreticat Demand Versus Actual Absorption
The land use forecast must carefully relate the elements of potential,
theoretical demand to determine potential land uses under varying sets
of circumstances versus a detailed analysis of all actual absorption
for land uses throughout the region. Those elements relative to long
_term trends·, cyclical forces, irregular influences and --often of
great importance --the intangible element·of the public's attitude
must be considered.
5. The Importance of Market Strategy
A key element in overall absorption relates to the developer's market
strategy. the goals to be utilized, the scope of effort to achieve
those goals, the degree of aggressiveness and the level of sophistica-
tion can all be key elements in determining the final outcome.
8. Fi~cal Analysis
1. The Strategic Importance of Cost Allocation Methodology
One of the most important and often the most problematical elements
of a fiscal impact study relates to cost allocation. Geneially, the
issues of revenue assignm~nt are clear cut. The question of costs
can be a different matter. Typically, municipal accounting systems
do not provide the level of detail required to accurately assign costs
to relatively small units of the city. Special district ·data may _ be
similar.· It is· particularly important to consult extensively with
i
(
city staff, to outline clearly the alternat·ive methodologies
available and to insure agreement on the part of all persons .in-
volved relative to the system to be used.
2 .. The Marginal Cost Concept
The most conmonplace methodology for fiscal impact studies assigns
prevail ·j ng average costs to existing sectors of the cornmuni ty as
well as planned, new areas. Often, the economies or diseconomies
of scale tend to create a significant gap between prev~iling average
costs and true marginal costi. During ·the past few jears, municipal
costs have risen substantially more than in proportion to the rate
of growth of many cities involved. Inflation and upgraded services
are hm key elements which have brought this about. Therefore, it
is particularly important to.disaggregate budgeted cost increases to
thoroughly understand the probable real costs of serving added areas
throughout a community.
3. Sales Tax Allocation Methodology
While most revenues may be assigned without difficulty to appropriate
-land uses, the sales tax poses a question of philosophy. Typically,
such revenues are assigned to the crnmnercial sector~-a system which
does not allow for adjustment in the event of added residential develop-
ment \•rithout added commercial. Similarly, if all such revenues are
assigned to the residential sector, the addition of new commercial
could not be accounted for in the revenue model. On the basis of long
experience, TNG believes that the origin of the funds should dictate
the placement of credit. That is, sales tax revenues derived from
expenditures of city residents should be assigned back to their sector.
Revenues spent by visitors, tourists or any other non-residents should
be assigned to the commerc~al sector. By this methodology, the system
will allow for increases in any sector of the economy without.dis-
tortion.
(
4. ~rhe Cost VC-:)~g_t~~li~y of Available Serv·iccs
It ·is mandatory to fo·itially establish a cost of existing services
in relatjon to their relative level of quality. A realistic appraisal
must be made to determine wheth~r prevailing _costs are appropriate
for the assignment to nevi, developing ar2as. Considerat'ions may relate
to comparisons with comparable communities, discussions with staff,
planning commission or city council, or compar-ison vrith a set of
traditionally desired standards.
-4-
'
PROPOSED WORK PROGRAM
The following paragraphs will provide a brief outline of the key
elements i nvo·1 ved "in the requested work program ..
PHASE I,.. ECONOMIC IMPACT REPORT
The initial phase of the study will involv8 an analysis and projection
of the economic i~pact of the property on the local and regional housing
markets. Based on the projected jemand, supp·ly > market strategy and other
key factors, an annualized absorption for the specified land uses will be
determined.
A. Housing
1. Demand -An analysis and projection of population/households, age,
sex factors, income, eIT'pl oymcnt, propensity to purchase versus rent
and related factcrs in the North County area and the Rancho Carri l°J o
sector. Of pa~ticular importance will be market segmentation
relative to thr~ demand for primary housing, second homes, resort
housing and r,~tirement units. The end product of this analysis
will be schedules indicating probable absorption by type, density,
occupancy status, general size and related factors.
2. Supply -An Analysis of present and probable future projects similar
and/or competitive in scope to the project. Detailed analyses will
be made of location, probable offering, timing, price rrlnges and
related.
3. Market Strategy -An analysis of the probable corporate goals,
degree of aggressiveness, strength of merchandising, degree of
1 sophistication and o~her factors which will determine probable
relative strength in the marketplace for Rancho Carrillo.
( (
4. Conclusion -A series of projections for the project in terms of
ranges under varying a lterna ti ve assumptfons as to the absorption
rates for each type of p"lanned housing project throughout the
,development. Again, it is important to emphasize the use of the
most probable projection versus the concEivable highs and lows
which could occur und2r varying economic conditions.
B .. Commercial Facilities
1. Demand -An analysis and projection of all economic elements
. relative to the demand fof commerci~l space .including retail,
restaurants, service facilities and general purpose or medical/
dental office space. Indicators to be examined would include
resident and visitor purchasing power, projected distribution of
retail/service expen.ditures, office-related employment expansion
and other factors. The end product of this phase of the study
would be an annualized schedule of demaod for space in each of
the relevant commercial categories.
2. Supply -An analysis of the present.and anticipated future
supply of competitive facilities in terms of location, land use
mix, evident strength and impact on the property.
3. Market Strategy -A determination of the apparent strategy to be
utilized by Rancho Carrillo management to merchandise ccmmercial
facilities. The aggressiveness and degree of sophistication in-
volved will have a critical impact on the potential absorption
of these land uses.
4. Conclusion -Based on the foregoing sets of studies, a schedule of
probable absorption for each of the proposed commercial land uses at
Rancho Carrillo would be prepared with a most probable level versus
the potential highs an~ lows.
-6-
( (
•• C. Ro.crea'ci onu ·1 Faci ·1 i ti es
l. Demand An analysis and projection of economic factors pertinent
to the demand for planned recrea tfona 1 facilities. Key factors
will concern projected participation rates among residents in
add ·i tion to the potenti a 1 for non--res i dent patronage ( as deenied
desirable). (A determinant only if non-resideni parti~ipation is
planned.)
2. Sup2.1l ,, Ana·lysis of the present and anticipated future supply
of competitive facilities in terms of location, market strength,
land available and total impact on the property.
3. Mark.et. Strategy,._ Planned operating methods, whether by the
community association, private group, semi-private or other
should be considered.
4. Conclusion ... Based on the foregoing sets of studies, recommen-
dations as to the appropriate mix of re~reational facilities would
be.made -including ph~•sing and land requirements.
(
PHASE II ~ MUNICIPAL ECONOMIC IMPACT ANALYSIS ., ------------------'-"--'--
This phase of the study will analyze in detail the economic and fiscal
1mpact of the plan. First, will be considered the service levels and
costs, followed by capital expendit~re requirements and revenues.
A. Service Requirements/Costs
l. Quantitative Factors -The initial phase of this section of the
report wil"I ·involve an analysis of the physical requirements for
service to the new area and the cost levels involved, as follows:
a. Trend Analysis -The municipal and various special distr"ict ·
budgets will be analyzed over time to determine appropriate
per unit {per acre/per dwell·ing unit) costs for varying
sectors of the planned new area. As mentioned, it will be
particularly important to different"iate the elements of cost
increases as to real marginal costs, inflation, upgrading
of services and related factors.
b. Consultation \'lith Agency Staff ~ It will be mandatory to
· consult at ~ength wit~ each operating department of the
City and the special districts relative to service require-
ments and costs for Rancho Carrillo. As indicated, municipal
. accounting systems generally do not allow precise cost break-
downs in terms of varying land uses. Therefore, it is
necessary to obtain additional data as to operations. For
example, many police and f'ire departments have computerized
response data which indicates their exact workload, the
locat"ion, the type of land use involved and the cost involved.·
From this information, real is tic estimates can be made for
servicing expanded area·s of the City.
c. Rancho Carrillo as·a Unique Sector -·A significant amount of
the analysis of service levels and respective costs will relate
to the manner in which Rancho Carrillo may be differentiated
, . from the balance of Carlsbad.· A careful review of the existing
(
municipal budget would allow general estimates of unit costs for
serving the varying types of land uses in the C-jty, However, there
muy well be sign"ificant cha,nges in these-elements relative to
planned new areas.
d. Variations in Service Requirements -As outlined under the land
use analysis, consideration ~ust be given to the implications of
vary"ing service requirements related to conceivable vari ations in
the rate of absorption of land uses. While the most probable
rates of use may be considered, it will be particularly important
to consider the necessary reactions to market act·ivHies which
either speed up or slow down development of the project. Bond
fi~ancing requirements) for example, can be a critical considera-
tion with respect to timing,
e. Services to be Covered -The analysis will consider all services
110\'I made available by the City and the ~pecial distr-Jcts. Addition-
ally, consideration may well be given to added facilities and/or
sei~vices which the City and/or agencies may now be considering. Con-
sultation vlith staff will determine those areas which shou·ld be
added to the existing spectrum.
2. Qualitative Factors
This phase of the study will consider the existing quality level of
.services to provide a comparison with prevailing per unit costs.
a. Present Standards -A comprehensive analysis of present service
standards throughout the City and the special districts.
b. Comparison of Service Levels -An analysis of those prevailing in
relation to comparable Southern California communities to ·identify
similarities and/or ma~or differentials.
c. Municipal/Agency Policies -A review of all studies, documents,
policies and proposals for changes in service levels and/or upgraded
services throughout the community.
-9-
I
l
d. Discussions ~·lith Staff~ An expioration with mun·iC'ipa·1;a~1ency
staff relative to desired changes and the incorporation of
such changes in the study.
e. Specific Services for Rancho Carrillo -An analysis of con-
ceivable changes/revisicins in service level standards which
would be particularly applicable to the property.
f. Determinatior:i_:.__of Serv·ice Level Requirements -· A study to
determine whether existing services should be applied or to
what extent new service levels and their corresponding costs
will be applicable. Of particular importance in this phase
of the study will be consideration of the i~plications in-
volved in changed and/or upgraded service levels for Rancho
Carrillo.
B. Projected Capital Facility Expenditures
This phase of the report will consid~r the.capital requirements and
their respective costs as·f6llows:
1. Capital Requirements -An an~lysis· and projection of all municipal
and special d·istr'ict physical requirements through build-out of
Rancho Carrillo. Covered in the analysis will be items as police/
fire substations, parks, streets, utility systems, schools,
libraries and any other pertinent investments in the community
infrastructure.
2. Responsible Party -An analysis of each expenditure in terms of
the parties to construct a·nd to fund the project. On-site re-
quirements will be gener~lly those of the developers, though
special water/sewer system or other items may .require agency
investment agreements, shared costs and related factors.
3. Public Agency Financing_ -For those investments to .be provided by ,
public agencies, an analysis of the most appropriate financing
vehicles must be considered to include bonding, special assessment
districts·, tax rates or other factors. Consideration must, in
addition, be given to the potential for participation by other
agencies in terms of grants or loans including the federal govern-
ment, the state of the County of San Di_ego.
., 4. Cost Allocation -There may well be circumstances where financial
respons·ibility for particular investments must be shared among
Rancho Carrillo and other areas. An analysis will be made of
alternative allocation scheDJes to identify the most appropriate
for each parti cu"Jar investment.
C. Municipal Revenues
This phase of the report will consist of an analysis and projection of
revenues to accrue to the rnun"icipality and the special districts
from the existing and proposed sections of Rancho Carrillo as fol-
. ·lows:
l. Revenues per Uni_!_ -A determination of the most appropriate per
dwelling unit aHd/or per acre revenues to be derived from each
budgeted item. Revenues as property and sales tax may be pre-
cisely determined for each individual project. However, a
number of other revenues must utilize the per unit averages in
the absence of specific data.
2. Sales Tax Allocation~ Ai mentioned, the philos6phy utilized in
the allocation of sales tax revenues will materially affect the
apparent fiscal impact of individual residential or comi11ercial
developments. The key factors in this allocation should be the
prigin of the funds which produce the tax revenues.
D. Cost/Revenue Projections
Based on the foregoing sets of analysis, the cost/revenue balance
for each phase of the proposed project will be prepared. While the
precise format may be determined at a· later date, TWG has found that
determination of the cost/revenue balante at five year intervals and
most importantly --· upon completion of all improvements ·js the most
meaningful.
-11 -
. / (
Tlie finul report wi"ll provide a documented summary of all assumptions,
calculations and conclusions. Of particular· ·importance will be the
po"licy questions concei~ning the project to be resolved by the planning
commission and the city council.
In addition, the report will provide a written methodology on the land
use and fiscal impact analysis to allow staff the opportunity to provide
necessary revisions in the report at a later date and to al1ow use of
the economic/fiscal models for other community development plans.
-12-
TIME SCHEDULE AND ESTIMATE CO STS
T-ime Schedule
The report can be completed within a 12 week time frame. Only in
the event .of prolonged delays, requested revision in the report or
the requirement for extens·ive revisions in the land use plan to
provide acceptable marketability, would the time frame exceed this
period.
~udget Requirements
The economic and fi sea 1 impact studies vwul d be performed for a
maximum budget of $18,500, Precise costs will be contingent upon
a number of factors as the availability of data and the number of
public presentations required.
-13-
I I
I
. ' !
. ( / \
CLIEN1·s FOR SIMILAR STUDIES
1. City of Newport Beach ,, fisca.l impact analysis. system, contact
Bob Lenard (640-2218)
2. City of Palm Springs -fiscal impact analysis system, contact
Murrell Crump now with City of .. Palm Desert (346.-0611)
3, San Antonio Chamber of Corrunerce -fiscal impact analysis system,
contact Kathy Obriotti (512/227-8181)
4. The Irv·i ne Company -numerous.marketing and fi sc;.il impact
studies, contact Earl Timmons-(644-3011)
5. The Lusk Company -numerous marketing and fiscal impact studies,
contact Don Steffensen (557-8220)
Studies now underway include a major economic impact analysis and
projection for the city of Indio.
(
V'(':1 7;{;'~ \'.'d'"-~:'.Y, /\ V(•~r:j~ ,,o-,,, F ''1l l1 J.'f tl ill~ }, '\)! J..:,~.,J lJ i..J /~-1-~ t{.4J f.-2 t~ L
1600 CXM smm SUIT[ 3;,o. MWl'OfH llf'/\CI I. Cl\ 9261.0 · (71'1) /l!",19692
l J.
(
THE NEWPORT ECONOMICS GROUP
QUALIFICATIONS AND EXPERIENCE
The Newport Economics-G1?oup., Inc . ., formed in 19?.1.,_ is a professional
research and cm~suUing firm offe1?ing services in the fields of general
economic analysis on a national and regionq,l basis.,· rnax>ket reseaPch.,
development pZ.anning_, financial anaZysis., and fiscal impact studies.
lJuY'ing the firm's first; 8 yeax>s of operaUon., 350 studies have been
completed for over 100 clients 1.-n 12 st((-tes from Florida to Hawa1:i.
Principals of the firm are able to offe1? the unique combination of
extensive backgrounds in government and private industry combined mth
management experienee in nati.onal corporations. The Ne1,;port Economics
Group., Inc. is finuly committed to the goal of providing clients u>ith
the economf,c tools and strategies that wiU lead to the completion of
successful projects.
.( (
THE NET✓PORT ECONOMICS GROUP
RBPRESENTA'l.'IVE CLIEN:L'S
Business Firms
American Na·Honal Housing., Newport Beach
Anaheim Hills., Inc . ., Anaheim
A.J.,osa Deve lopment and Management., In.c . ., Neivport Beach
Avco Community Developers., Inc., San Diego
The Be1?gheer Company, Santa Ana
Bixby Ranch Company_, Los Ange les
Brelacc., Ine . ., Irvine
Donald L. Bren Co . ., Los Angeles
Chev1?on Land and Development Co . ., San Francisco
· ColdJ.,;eU Banker' Management Corp01?ation., Neu:rport Beach
Covington Bros. Constr,uction Co . ., FuUerton
CuJ.?ci-Turne1? Company., Newport Beach
Daon Deve lopment Corporation, Newport Beach
Deane Development Company, Newpo1?t Beach
Desert I1m Motels, Lancaster
Walt Disney World., Orlando, Florida
F1:sher Land Corrporation, Fresno
Freres Jacque _ Restau:rant Co . ., Inc., Newporl; Beach
Joe E •. Fritz & Co . ., Albuquerque, New Mexico
Fuj_ita-U.S.A., Santa Monica
Gensta:r Development, Inc., San Francisco
GfeUe1? Development Company., Inc., Irvine
Great Lakes Properties, Inc • ., Torrance
E. W. Hahn, Inc., Los Angeles
The .[1?vine Company, Newport Beach
KAcor Realty, ·Oakland
Kaufman and Broad, Inc., Irvine
Land Resources, Inc., New York City
Leadership Housing Systems, Inc., San Diego
The Lu8k Company, NelJ)port Beach
The William Lyon Co., Newport Beach
Maui Land and Pineapple Co., Maui, Hawaii
The McCaFthy Company, Anaheim ·
MCK Development, Ine., Lomas Santa Fe
Mission Vif3jO Company, Mission Viejo
The Ncwpor't Development Co., Nez,,port Beach
Niscan Mof;o1• C0Ipo1°at?:on in U.S.A., !,as Angeles
Nu-West Development Corp., NeiJport Beach
,·
(
Business F1:rms.
(Continued)
Oak Indust1?ies:, San Diego
Pa1?lwenter Corporation., Santa Ana
'lrhe PruderrUal Insurance Co. of Amer1:c_a., Newp01?t Beach
Rancho Mah:l-L,ia., Ojai
Reserve Oil Compcm.y., Apple Valley
SaffeZ.Z & McAdam, IT'lJine
San Diego Pacific Land Co . ., San Diego
Sem?s., Roebuck & Co . ., Alhambra
C. J. Sege1?strom & Sons, Costs Mesa
Sequoia Pacific -A Southern Pacific Company, Santa Ana
ShOu) & Talbot., Neu}port Beach
Sp1?ouZ Enterprises, Albuquerque, New Mexico
Techbilt Construction Gorp., San Diego
Ticor Properties, Inc . ., Santa Ana
Toyota Motor Sales -U.S.A., Inc.
Vanguard Bui Zders, San Dimas
Walker & Lee Real Estate, Santa Ana
Robert P. Tlarmington · ·co . ., Inc . ., Irvine
Weatherfie ld Homes., Tustin
Uni 1) er s if; ·i es
University of Cali forn.1.:a, Berkeley
University of California, Irvine ·
Research Pirms
Stanford Research Institute, Menlo Park
Public Aaencies/Associations
Aliso Waste Water Management Agency, Laguna Beach
Audubon Society, Miami, Florida
California Builders Council, Sacramento
City of Boca Raton, Florida
City of Carlsbad, California
City of Lake1iJood" California
City of Newport Beach, California
City of Palm Springs, California
City of Santa Fe Springs, California
City of Stanton, California
Greater San A;·.tonio CIJ.ambe1? of Comme1?ce, Texas
Los Angeles World Trade Center
Orange County Environmental Management Agency
Orange County Fair Board
· ~rlando Central Business Dist~ict, Florida
San Bernardino County Fair Board
State of California Division of Fairs and Expositions
(
SERV.ICES OFFE'RED
REGIONAL ECONOMIC ANALYSIS
St~dies of national/regional economic _criteria to provide
guidelines for regional business planning, long-1?ange land
use planning and urban growth policy. Major studies include:
@ The Florida Regional Economy, Boca Raton
8 1'he Irvin e Ranch Long Range Poten-/;iaZ, Irvine
@ Kapalua Resort, Maui, Hawaii
tj Recession I1~pact/ReaZ Property Investments, Phoenix
REGIONAL MARKET ANALYSIS
. Analysis and projection of market support for specific areas
covering consumer p1?oduct/se1?vice distribution and/or capital
investment. Major studies include:
· 0 Cadillac Auto Distribution, So~thern California
~ Casino/Gaming Activity, Nevada
0 Ho1>serC:,cing/Parimutuel Wagering, Ca"lifor•nia
0 Jet Boat Market, California
O Retail Merchandise Demand Analysis, Orange County
COMMUNITY DEVELOPMENT PLANNING
Studies related to general economic and market support cr~-
teria pertinent to community planning with respect to the
optimum mix and absorption of land uses by type, the most
advantageous residential densities and relative locations
throughout the community, the essential recreational and
environmental features in addition to all commercial/service
facilities. Major studies include:
0 City of Boca Raton, Florida
9 . Irvine-By-The-Sea, Newpor>t/Laguna
• Scripps Ranch, San Diego
_··.o Thibodo Ranch, San Diego
' West Ranch, Houston
·••,
( I l
PROFESSIONAL SERVICE FIRM ASSOCIATIONS I (Projects completed on a client or joint venture basis)
Planning, Architectux>al & Engineering
BaZZew/McPa2?Zand., Planners & Arcl11:tects., Irvine
Robe2?t Bein., William Fros·{; & Associates:. Newport Beach
Boyle Engineering., Santa Ana ·
Hart, Krivatd<y & Stubee, San Francisco
Haworth., Carroll & Anderson., San ,Juan Capistrano
Jennings--Haldernzan-Hood Enginee1?s., Santa Ana
David Klages and Associates., Newport Beach
Ladd., Kelsey & vloodard., Newport Beach
Langdon & Tvilson, Architects., Newpprt Beach
Ed Loh1?bach., AIA., Nev.Jport Beach
Desmond Muirhead., Inc . ., ·N~wport Beach
Dale Naegle & Associates., La JolZa-
Pete1? Ostrande1? & Susu Kishiyama A1?chitects., Irvine
Wm. L. Pereira Associate·s -Planners, Architects,
Engineers., Newport Beach
Phillips, Brandt & Reddickj Newport Beach
The Planning Center., Newport Beach
Jack G. Raub Co . ., Newport Beqch
Richardson-Nagy-Martin., Newport Beach
Rick Engineering., San Diego
·Alan Voorhees Associates., Newport Beach
J. L. Webb Planning., Newport Beach
Westec Services., Inc . ., Tustin
Wilsey & llam., Los Ange"les ·
LatJJ Firms
Frates, Floyd, Pearson., · Steward, Proenza & Richman, Miami
Fulop., Rolston, Burns & McKittrick, Los Angeles
Luce., Forward., Hamilton & Scripps, San Diego
O'Melveny & MyeY•s, Los Angeles
Paul., Hastin.gr;, Janofsky & Tvalker., Los Angeles
Shenas, Robbins, Shenas and ShaJ, San Diego
Ware, Fletcher & Freidenrich, Pal~ Alto
(
SERVICES OFFERED
NEW D~VELOPMENT PROJECT PLANNING
betailed studies for individual projects in the Zand develop-
ment field including subdivisions, shopping centers, office
buildings, industrial parks and related. Market support data
covers anticipated sales/abs9rption, price/rent ranges, square
footage, p1•ice per square foot, Zand use mix and related fac-
tors. Major studies include:
o Irvine Regional Center, Irvine
G Newport _Center, Newport Beach
e Reeves Ranch, San Clemente
o University City Center, San Diego
o Village of Woodbridge, Irvine
REDEVELOPMENT PROJECT PLANNING
Analyses of redevelopment potential related to market support,
Zand assemblage/value and financial feasibility. Major studies
include:
G Central Business District, Orlando
o Central Business District, Phoenix
o Lido Peninsula, Newport Beach
e Mc Cul laugh Properties, Hous·ton
o Pacific Ocean Park, Santa Monica
HOUSING NEEDS/HOUSING ASSISTANCE PROGRAMS
Performance of housing inventory studies to determine availa-
bility, price range and stiuctural condition. Demand analysis
concentrating on ability to pay versus.rent/housing payment
levels, the needs of larger families and the elderly. Prepara-
tion of lfousing Assisl;ance Plan data for HCD fund applications.
Major studies include:
o City of Lakewood
• City of Santa Fe Springs
SERVICES OFFERED
COMMERCIAL-INDUS'J.'RIAL SITE LOG_AJ'.TON
Analyses of alternative locations for industrial and office spac~
users covering general economic climate, labor demand/supply, wage
rates, transportation, climate and related factors. Major studies
·include:
~ Industrial Location Criteria, Irvin~ Industrial
Comp Zex, Ii•vine
0 Industrial Development Potential, Palomar Airport,
Carlsbad
~ Comparative Wage Ra~es, Orange County
HOTEL~RESORT PLANNING
Analysis of market support and economic feasibility for commer>cial
and reso~t hotel op~rations~ Major studies include:
O Costa SmeraZda, Sardinia
, Irvine-by-the-Sea, Newport/Laguna
e KapaZua Resort, Maui, Hawaii
0 Las Vegas Hotel-Casino, Nevada
~-Walt Disney World, Orlando, Florida
ECONOMIC IMPACT ANALYSIS
The effect on population, employment, income, expenditures and
investment resulting from new community developments as new in-
dustrial plants, commerdiaZ projects, r~creation, educational
facilities and residential developments. Major studies include:
I Irvine Industrial Complex
6 University of C_aZifornia, Irvine
I Newport Center~ Newport Beach.
I Rancho Bernardo, San Diego
I (
'·' SERVICES OFFERED
F.TSCAL IMPACT ANAL.YSIS
Via computer systems, the fiscal impact of new development on
the governing agencies/school· district is performed. Highly
detailed cost/revenue studies indicate anticipated net defi-
cits or net benefits resulting from Zand development alterna-
tives. Major studi e s include:
0 Bixby Properties, Long .Beach
6 City of Boca Raton, Florida (G~owth Management)
0 City of Newport Beach, _California (Fiscal Impact
Analysis System)
O Foothills PropertyJ Palo Alto
~ University of California, Irvine
FINANCIAL ANALYSIS
Via comp~ter systems, income and cash flow statements outline
initial investment, loan disbursements, operating revenues/
costs and related c~iteria. Major studies include:
0 A.DMA Co., Inc. Properties, San Diego
O Holstein Properties~ EZ Toro
I Xapalua Resort, Maui, Hawaii
e Sequoia Pacific Properties, Santa Ana
l ,
( · -,rJE NE/lPOR1' ECONOMICS GROUP
MAJOR HOUSING 'MARKET STUDIE'8
0 Chevron Prope1?ties., Bakersfield -Demand/Absorption Study.
O. Chevron Prope1?ties., CaPpenteria -Conclominiwn Study.·
0 City of Boca Raton., Florida -Gro_wth Management.
8 City of Lal<ewood -Housing Inventory.
8 · City of Orlando., Florida -CBD RedeveZopment.
0 City of Santa Fe Springs -Resident Survey.
0 County of Orange -Housing Element.
0 Dominguez Ranch., Santa Ana Canyon -Demand Analysis for Attached and
Detached Units.
B I1>vine Ranch -Serie~ of Market Analyses for all Housing Types.
· Q Kapalua Resort., Maui., Hawaii -· Condominium Study.
0 KX'aemer Ranch., Santa Ana Canyon -Condom1.:nium Study.
8 Liclo Peninsula., Newport Be'ach --Rede Ve Zopment Study.
C Lv.sk P1°operties., Carlsbad -Condominium and Mobile Home Park Study.
· 8 Mammot;h., California -Resorit/Conclominium S·tudy.
$ MCK P1°oper•ties., Pe1?ris Lake, California Apartment/Mobile Home
· Park Study.
8 Mission Hills Ranch., San Juan Capistrano Demand/Absorption/
Pricing Study.
0 Nohl Ranch, Orange -Condominium Study.
G Penasquitos Ranch., San Diego -Series.of Housing Market Studies.
8 Reeves Ranch., San Clemente -Demand Analysis for At=tached and
Detached Units.
·o Scripps Ranch, El Toro -Series of Studies.
0 Thibodo Ranch, San Diego Housing Market Analysis.
0 University City, San Diego -Series of Housing Market Studies.
0 University of California~ Irvine -Campus _ Impact on · Housing
Demand. · ·
U Whiting Ranch; EZ Toro -Housing Mar•ket AnaZynis.
/JRIZONA
CoZoPado River
'Phoenix
· Sco·ttsdale
Tucson
CALIFORNIA
Anderson
Apple VaUey
Arcadia
Bake1°s.fie ld
Bermuda Dunes
Canyon Lake
Carlsbad
Cathedral City
"Chico
Chi1io . ·
Colton
Corona
Costa Mesa
Cupertino
EZ Monte
· E,'7, Toro
Fountain VaZ Zey
Fullerton
. Garden G1?ove ·
Hemet
Huntington Beach
Inglewood
· India.11. Tv'e l ls
Indio
I1?vine
La JoUa
Laguna Beach
Lakewood
Lancaster
Long Beach
Los Alamitos
Los Angeles
Ojai
THE NEWPORT ECONOMI6S GROUP
PROJECT LOCATIONS
CALIFORNIA (Cont.)
Mcoronoth
Jlrission Viejo
Modesto
Newport Beach
Ontario
Palm Desert
Palm Springs
Perris Lake
Palo Alto
PaZoma1? Airport
Rancho BernaJ?do
Rancho Cucamonga
Rancho Mirage
Rancho·R~nasquitos
Red Bluff
· Redding
Riverside
San Berna1?dino
San Clemente
San Diego
San Francisco·
.San Jose
• San Juan Ca-pis t1?ano
Santa Ana
Santa Barbara
Santa Clara
Santa Fe Springs
Santa Monica
Stanton
Stockton
Sunnyvale
Torrance
Ventura
Victo1?vi Z le
Vista
Watsonvi Z le
Westmvn..c;ter
COLORADO
Denver
Stearrihoat Springs
FLORIDA
Boca Raton·
Orlando
Sarasota
• Tainpa
HAT-IAII
KapaZua., Maui
IDAHO
Sun VaZZey
ILLINOIS
Chicago
NEVEDA
Lake Tahoe
Las Vegas
Pyramid La.ke
Reno
NEW MEXICO
Albuquerque
OKLAHOMA
Tulsa
TEXAS
Clear Lake City
DaZZas
Houston
San Antonio , .
WASHINGTON
Seattle
Wl18!JINGTONl D. C.
u
SENIOR STAFF RESUMES
( . (
('
ROBERT J. DUNHAM PRESIDEN1'
Robert Dunham ii the President of The N~wport Economics G~oup
and has direct responsibility for _all corporate operations.
His experience ~n economic a~alysis and market research spans
twenty yem?s.
Major projects he has di11ected include (1) a series of eco-
nomic and fiscal impact andlyses for private sector urban
developments, city/county governments and the University of
California, ( 2) ma21ket support studies for many commercial,
industrial, and residential land development projects nation-
wide, (3) hotel-resort feasibility studies in Arizona, Cali-
fo11nia, Hawaii and Nevada, and ( 4) Marina operation analyses
in Newport Harbor and the ·colorado River.
Prior to joining The Newport Economics Group, Mr. Dunham
_u>as Manager of Economic Research "for The Irvine Company. In
that capacity, he directed economic research and market plan-
ning for new urban deve l.opmen ts inc lud'ing housing, office
buildings, hotels, all types of 11 etail/service facilities,
and industrial parks. Major individual projects include New-.
port .Center, The Irvine Regional Center, and The Irvine Coastal
Sector.
Before relocating to Southern California., M11 • Dunham was Senior
Ecoriomist for the Del E. Webb Corporation headquartered in
Phoenix, Arizona. He conducted economic and market research
_studies in the western states and Cintral America covering a
number of major retirement com~unities~ shopping centers, hotels ... . . , ana gam~ng cas~nos~
~s an economist for the Arizona Employment Security Commission.,
he performed labor market studies, plant location analyses and
u>age surveys for major employers.
Mr. Dunham is a graduate of the University of Arizona with a
Bachelor of Science deg:r•ce in Business Administration. He also
completed substantial graduate work in Economics at Arizona
State University.
Mr. Dunham is actively associated with the National Association
of Business Economists.
(,•.
FREDRICK fl. GOOD VICE,' PRESIDEN'P
Fred Good serves as Vice President of ~he Newport Economics
G~oup with program manag~ment· responsibilities in urban devel-
opment p1,ojects and major investment a~alyses. His research
·and management experience covers virtually al·l phases of de-
velopment; residential, commercial, and industrial. plant lo-
cation studies. ·
Key developments in which he has been involved include Broad-
way Plaza -a multi-use development in the Los Angeles CBD~
the Pacific Trade Center -a high-rise office complex in Hono~
Zulu, high-rise condominiums for Twentieth Century Fox, Cen-
tury City and marina developments at Dana Point, The Channel
Islands and Costa Smeralda, Sardinia.
Present assignments include analyses of development potential
and disposition of properties in the $an Pedro/L~ng Beach sec~
tor for the Community Redevelopment Agency in Los Angeles.
Mr. Good's prior experience includes the position of Vice
President, Urban studies for Economic Research Associates 1,n
Los Angeles where he dir~cted numerous market support and
economi~ feasi~ility studies for government and private in-
dustry.
For the Los Angeles CRA, Mr, Good was instrumental in devel~
oping specific plans for the Beacon Street Project on the
San Pedro fvaterfront, For the Los Angeles Harbor Deparitment)
he completed a comprehensive multiple use economic and finan-
cial development plan fori San Pedro's Main Channel West Bank,
Mr. Good initiated the economic revitalization plan for the
City of South Pasadena (now.underway); assisted in the housk
ing and commercial aspects of Pasadena. rs redevelopment; and
~baZuated the short and long term implications ·of the bond-
ing program for the Urban Renewal Project at Redondo Beach's
King Harbor Marina .
. Previously, he was Senior Economist for SRI In te·rna t-f,ona Z in
Menlo Park. Assignmentd covered a broad range of real estate
and industrial projects. Mr. Good managed the economics de~
partment of the European Office-of SRI for an extendea period.
He in a Bereke Zy graduate and received an MBA from .the Graduate
School of Business at Stanford. lie is a member of Lambda Al~
pha, the International Honorary Land Economics Fraternity and
the Western Economics Association,
·f 1/,
EANcin C. HEDRICK JR. SE'NIOR AS80CLATE
('
Sandy Hedrick is a Senior Associate with 12 years e:r;perience
in the field of economic analysis related to real estate ·de-
velopment and land use decision making. His ~xpertise encom-
passes a wide range of public and private real estate projects.,
including recreation oriented development., resid~ntial devel-
opment., comme1"cial projects, socio-economic. impact and cos ti
benefit analyses.
Recent Newport Economics studies directed by Mr. Hedrick ~n-
clude a re-development project analyses in Long B~ach, a 1000
a~re custom home project in Ojai and a variety of Zand use
studies. in Lancaster.
Prio1• to joining Newport E(!onomics., Mr. Hedrick was a Vice
President o.f Development Economics, Inc. (19?1-19?5) and a
Senior Associate i,ith Economics Research Associates in Los
Angeles for five years.
In recreation economics, Mr. Hedrick has evaluated the econom-
ic feasibility of an 1,100 acre resort development at Steam-
boat Springs., Colorado., theme recreation parks near Denver.,
Colorado and Detroit., Michigan, res~rt-oriented condominiums.,
private and public marina development and recreation vehicle
parks.
In housing analysis., Mr. Hedrick has conducted market and fea-
sibility studies for residential projects ranging from small
single-family tracts and apartment projects to large master-
planned community developments.
Commercial studies have inclu4ed numerous market analyses,
feasibility and planning studies for shopping centers, ranging
from small neighbo1?hood cente11 s to major 11 egional shopping
centers. He recently completed the m~rket and feasibility
analysis for a major ·theme specialty retail center in Denver,
Colorado. He participated in the feasibility analysis for the
Broadway Plaza Center in downtown Los Angeles.
Mr. Hedrick holds an M.B.A. from U.S.C. and a B.A.
from Stanford University.
in e·conomics
JAME.'J P. REGAN C ( SENIOR ASSOCIATE
Mr; Regan has m~nagement responsibility for a broad
range of economic studies with specialization in resort
development and urban studies. His consulting experience
spans twelve years with projects completed.throughout
many of the major metropolitan a1?eas in the United States,
Mexico, Central America and the Mediterranean~ ·
He recently completed a series of housing market analyses
for the Orange County Housing Element. The emphasis was
on effective versus non-~ffective demand and alternative
housing program strategies.
Previously,· Jim Regan was a Vice President -Real Estate
Programs for Economics Research Associates in Los Angeles.
In that capacity, he directed a number of major community
analysis programs. ·Loadlly, these included economic and
fiscal impact studies of the Coyote Hills development in
Fullerton) po1?tions of the c{ty_ of Orange master plan,
the Broadway Plaza project in Los Angeles and Westlake
Village. Additionally, he has performed similar studi~s
in Atlantd, Dallas, Denver and Philadelphia.
, .
His res02?t experience includes a number of developments
for FONATUR (tourism development agency) in Mexico,
Manzani l lo, Pue1?to Vallarta and Acapu lea. Hate l and
related resort activity feasibility studies have been
conducted throughout the United States covering ski re-
sorts in the Rocky Mountain area, hotel/golf/tennis re-
sorts in Palm Springs and retirement/resort communities
in San Diego.
Mr. Regan holds a B.S. in chemistry from Marquette Univer-
sity and an M. B. A. -Finance· fPom the Warton Graduate School
pt the University of Pennysylvania. ·ne is a member of the
American Land Development Associatioij and a member of the
AIA Regional Urban Design Assistance Team.
i
i !
i -
.,
Apri 1 8, 1980
Mr. James C. Hagaman
Planning Director
City of· Carlsbad
1200 Elm Avenue
Carlsbad, California' 92008
Dear Mr. Hagaman:
Per our discussions with Mr. Charles Grimm, we are prepared
to amend our proposal for the Economic and Fiscal Impact
Report.
We will amend it to read that completion will be done within
10 weeks rather than the original 12 weeks stated.
If you ·have any questions please feel free to call me.
Sincerely,
Robert J. Dunham
President
RJD/drc
cc: Mr. Charles Grimm
crrY o;:: c.\:~~ss.:: .. :)
r-:z.;1;,t;13 ~:~:::~-~:~-;~.:;·i~
1600 D01/E srnrn: SUiTE 320. NE\i':f'ORr BE/1CI-I. Ci\ ?2..'·,z,O -( / k;) S'i·I-C,392