HomeMy WebLinkAboutEIR 93-02; Green Valley; Environmental Impact Report (EIR) (81).- RCU BY:XEROX TELECUPIER 701P) ;11-18-93 3:25PM ; 619 234 3022+ 6194380894; # 3
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1NDEPENDENT REVIEW OF GREEN VALLEY MARKET SUPPORT
AND LAND USE JUSTIFICATION
The purpQse of the scape of work is to have an independent review and evaluation
of the report entitled; "Market Support for Proposed Green Valley Subregional Retail Center"
dated January 11, 1993. The report was prepared in response to the Carlsbad PC zoning
requirement that requires "Justification for the proportions of the various land uses based an
the projected population and acceptable marketing and planning techniques". The evaluation
wilf determine the reaswableness af the underlying assumptions and estimates of future retail
sPace demand, +4 new gr additional market study is not desired.
1. Jdentification and.. Ennawent of Q& ified Cd nsultant to ,C?. nduct . Evaluation.
Using the attached list (to be orgvided alan~ with resumes) of qualified consultants,
the City will enqase one to work with City staff to review and evaluate the market
suooort report, At the initiation of this nrOw$$ the City wilt contact Pat Murphy of the
Citv of Encinitas to determine if qny consultant listed would be seen as lacking the
qualifications tQ perform the work.
The City will select the consultant, agree upon a compenSfition, and the applicant will
denPsit fn~nev iqto the Green Vgllqy processha account to pay for the consultant's
services.
2. Kick-off Meetinq
A kick-off meeting will be held to initiate the wwk effort, Attepdees are exoected tQ
be the Carlsbad Planning Director, City of Encinitas Planning Director. Citv staff. the
consultant and the P&D staff responsible for ure~aring the original report, The wrwse
of the kick-off meeting will Re to brief the Citv and the consultant on the scooa of the
market support report, the data sources. undsrlvincr assumptions and other background
material.
3. Consultant Review and Evaluation
sased VDO~ the fdlgwinq SCOR~ of work the cmsultant will menare a letter to the City
outlining their findings and COnChlSiQllS. The consultant raview will focus on
determining the reascvablenass Pf the;
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8.
b,
c.
Sources Pf data utilized in the analysis
Estimates gf future retail space demand
LoBic underlyinfi the support achievable at the proposed Green Valley site.
Uoon review 9f the letter by City staff a concluding meeting will be held to clarify or
answer any final uuestions.
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Douglas Ford
Douglas Ford and Associates
3427 Bumann Road
Encinitas. CA 92024
(6 1 9) 759-0339
(61 9) 769-1 807 FAX)
Rick Beam
Riok Boom e( CQ,
361 7 E. Thousand Oaks Bgulevard, Suite 21 6
Westlake Village, CA 9 1362
(805) 374-9537
(805) 374-9637 (FAX)
6194380894; # 5
PRGE.O05/Y19
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DOUGMS FORO & ASSOCIATES
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PHGE,006/019
DOUGLAS POW AESOCXA'PES (DVA) is a real estate and financial gsrvices consulting firm, specializing in,analysis and implemenLation of public/gr$vate sector projects, The firm has: offices ir, Encinitas califoxpia, and since 1989 hae provided a range of project feasibiiiry,
real estate cconqrnics, public finance, fiscal rmpsct and land use consulting aervicee to both public and private clients. These eerv~ce6 include feasibility and market studies, tracsaction snd "deai structure" analysis, infrastrucruue financing programs, rede-feloprnent project adoption an@ fiscal consultant studies and site development strategies. ,DFA grQvi&!s capabilities in computer finarxial modelLing, develcpmenr ..,
nf project cash flows, fiscal impact sLudies, and evaluation of alternative Sinancinq strwtureg for public an6 TLmi7Jate sector cliencE,
PFA SpeCJalizes in evaluating and imp1ernen:kq complex projects working with cities and their redevelopment agencies. The firm focuses cn structuring approaches which jointly meet thE needs GE public agencies and private develgperq, and result ir, project implementaLioE, The effectivenegg QE PFA's work in facllitacinq silccessful public/private projects is a result pf the firm's focus on provj.c2irq consultinq services tP a balance of both public aqenciee an6 private clients. This apprPach allows A xea$istic underscanding of the reyuiremencs aEd resources vf kQth participnnrs it. joint projects.
DOUGLAS FORP W ASSQCXATES recent public/privace enqaqemects include:
Financial, analysis and im?lernentarion of Empire Center Redevelopment pzoject fpr the C$ty of Fontana, ColiEornia. EFA wss reraiaed tc evaluate project feasibility, :he need for develcper assistance and to cievabap a program for financing prw;'ect lu:~lemer,~a~im., CornpleLed
activities include 65C,OOO SF Palm Ccurt Frornctioml Center {Zkea), $45 Million infrastructure CFD {Mello-Roos) and Sales Tax Revenue Bond Issue ICOPS), Palm Court South {6;0,000 SF) is acw under cevel'opment.
Feasibility anaLy~Ss snd deveioper assistaxe determination for Plaza bas Glgriaa Shoppins Center far the City of Colton, California. Profect includes rehskilitation pf 18C,OOO SF exiscinc shoppiriq center, incouporacion QE new Commercial CornpgxriL and "crnaclon ci parkirp diatrict nnd CFP,
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Financial analysis, evaluation and implemehtatinn of the Sierra Carridor, Yurupa Hilla (Seutbridge) and Pwthwmt Industrial Redevelqxnent Project8 (SWIP) for the City/RDA of Fsntana, DFA has served as ongoing financial and fiscal omsultant to the City/RI)A since
1989 anci has conUUCt@d project feasibility scudies, determication of required levels of developer assistance, tax increment verification and projsccion, riscal LmQaCt analysis, infrastructure financing assign anti hdti provided economic analysis in Litigation support. Projects have included over $125 million in tax allocaCiaE and revenue band financing$
for ~qilrple~wl arofeccs ,
Provision of financial pxisultinr; services tc the CI~~/RDA QE ~a Wubra in evaluating and inipLementing a range of development progosails tnrougnout the City. Pr~jeczs have included analysis of project
feasibility and determining appropriaLe developer assistance in new housing construckion, neighborhood retdil centers and financing strategies fox rehabilitation of a major regional mall,
preparation of the PacilitieB Fj-nancing Plan for Zone 5, Cerlsbad,
Lomercial uBe8, b'acLl&tLes Financing Program FrOVidR6 For implementation ot all zone requirements negotiated with the Cit,y,
including street widening, parks construction an6 participation in rinancing 0% 1-5 rrceway interchange. DFA served as lead c~nsultant and
ProjeCt manager.
EstabLiehed economic development program for City of Rdrris and negotZatbU development of Spectrum Center, Pergis PlqZa and Perris Marketplaae retail commercial projects, New developments total one million aquare feet and include development of ILerym's, Wal -Mart,
K-Mart and Home Depot sites. FinanCin for pro2ects includes R9A t,iix increment, tarmation or Community Faci 9 ities Dlstrizts and use of limited saAes tax reimburaemmta,
ilifornia. Zone 5 contains the City's 1,50.0 axes of industrial and
Brovision' of financial consalting and managErnenz services tc the Newporr.
Corridor LanBownars in formation of a financing st rategy and Riverside county CFD 88-5 for 5ChOOlS, roadway and parks ixprovements in souchern Riverside County (Menifeel . Project includes 3, SO9 residential dwtnliing
un-1~3 and LLV commercial acres, with required ptrblic €inaxing totalling
$35 mil&iQn. CFD for County public facilities, elementary schools and high schouls is in formation. Landowners group I
DFA serves as project manager for
Formation of the City Centre Parking Facility CFD for the city cf Burbank, CaLiforhia. Project includes financing of downtown public
-9acfal taxes paid by surrounding businesses. CF3 special tsx Structure
be^ LU p~~vlciu conr;ingenr; assessment6 tor Xedevelopmsnt Ager?cy cwned
;ropesty and taxes varyinq by buA1dou: demity.
- ?,rking facility, sec.ured by a combinatioc of public agency funds an2
A2
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DOWG~S BOW AND ASSOCIATES has a subetantial list sf professional references. Representative recent Clients and references include;
Union Pacific Realty Yamoukh Group Chevron Land and Development watt Induetries First city Properties Kaufman and Broad Bedford Properties H.F.AhmanscJn
d'
The founding Principal of DFA is DQuglas Ford. Prior to fornifng DFA, Mr. Ford was Director of Development Services for Kenneth Levantha1 & company, CPA, Mr. Ford initiated and developed that firm's prqctice of
real esc;a.ce and financial services tor public aqencies and for aevelopera entering into partnership ventures with public entities. his work ~.ncLuded anaiysis of redevelopment, entitlement and land use --issue8, project feasibility atudies, Mell~-Rous/Assessment District Iormulacfun, afrordabre housing programs and structurinq neqotiatims fur and wich public agencies.
Mr. Ford has extensive experience in the public sector, having served from 1980 to 1987 a8 both the General Manager of the City of LOB Angelea
comnuaity nwelopment Department and Municipal Finance Agency, Mr, Fcrrd also 8erved as the Director of the Rouafng and Redevelopment Authority (RRA) in st. Paul, Minnesota and was the Redevelopment Director of the
city of xtlqLeww# (California).
Mr. Ford holds an MBA'fxorn the University of California (Esrkeley), a BA in Economics from Chremont McKenaa College and was in the P~ct;~ral s;cudierj rwagram ~n city Planning at Massachusettg Znetitute af
~WZWiQlOgY IMIT)
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.. . .. . ... . ... - ..... -
Cities 1 RDA'g
$an Piogo
Fmtana
Porris
Burbank
Temecula
Novato
Sanger Cotton
La Habra
AI hambfa
d'
Toyota USA "vie Depot
ChevrQn Land and Development
Union Pacific Red Estate Bod#grd Properties
Yarmaut h Investments
Atlas HQtefs
Tchanu ProRertieS H, p, ~trvngirsQn
First City Properties
Fieldstone bmPAnies
Watt Industries Bren Company
Kaufman and Broad
- .. .
Mr. Christer Weatman
Planning Department
City of Carlsbad
2075 Las Palmas Drive Carlsbad, CA 92008
Dear Ms. Westman:
We have reviewed your request for ser; I I :--ling independent review of the data sources, dernxd e@: rr; t underlying support
for the document titled "Market Suppo~ L I ' '1 >Sed Green Valley
Subregional Retail Center,I' prepdA-ed Pj* - ! t ;'r-!hnclJgies. It is
our understanding that the scope of the 11 ?-FA evaluation is limited to the items outlined in t-he "FF -8 :Ted tri us. F
DOUGLAS FORD AND ASSOCIATES (DFAf prcp~ies :.:I (:*(:;-qLete the scope of work outlined in the RFP for a fixed !.t: .? :,.fi $.?'ci', 30. This fee includes attendance at the two meetir_,:; i:~:iki:~+d In the RFP work sc0p.z. DFA Will prepare a letter repgzt KC t bL+ i7ity ten (10) days from receipt of authorization to prccF-.+I;, wi':lq. this assignment.
We believe this project is well sLitec', r,; the facue of DFA services and look forward to working with you. Tf any additional information
if desired, please contact us.
Sincerely ,
Principal
c DATE: November 24, 1993
TO: PLANNING DIRECTOR
FROM: Associate Planner
RE: GREENVALLEYMARKETSURVEY
Pat Murphy has reviewed the proposal and has agreed to the consultants proposed with
the addition of TED KREINES. He noted that JUN ONAKA worked for P&D from '83 -'91,
but he has also done recent work for the City of Carlsbad.
I would suggest that we choose a local consultant for the sake of quick response and their
availability should meetings be required.
Attached is the FAX cover that I sent to Pat Murphy and notes from my conversation with
him.
Let me know if you want me to proceed by calling any of these guys to get a cost from
them and if they are available.
Associate Planner