HomeMy WebLinkAbout1980-04-15; City Council; Resolution 6152*l 4
,< 2
3
4
5
6
7
e
9
1c
11
12
12
14
1:
1(
1';
1E
1:
2c
21
2:
2:
24
2:
2(
2';
2€
RESOLUTION NO. 6152
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING AN AGREE- MENT BETWEEN THE CITY OF CARLSBAD AND THE NEWPORT ECONOMICS GROUP FOR CONSULTING SERVICES INVOLVING THE PREPARATION OF AN ECONOMIC AND FISCAL ANALYSIS FOR THE RANCHO CARRILLO J%ASTER 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 The 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 hereby 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
lpril , 1980, by the following vote, to wit:
AYES:
NOES: None
Councilmen Packard, Anear, Lewis and Councilwomen Casler and Kulchin
ABSENT: None
RONALD C. PACKARD, Mayor
CITY OF CARLSBAD
ATTEST :
2 @QA2dA/X/NI ALETEA L. RAUTENKRANZ, City Clerk ]
CITY OF CARLSBAD
////
d-
t 'a
AGREE?4IENT .- I
THIS AGREEMENT is nade this day of I
1980, between the CITY OF CARLSBAD, a municipal. corporation
and The Newport economics Group-hereinafter referred to as
CONSULTANT.
RECITALS :
WHEREAS, the 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 Plaster 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 9'1 TO RESOLUTION NO. ~153
c 25
?
<+
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
with 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, TKEREFOEZE, in consideration of their mutual conven-
ants and conditions, the parties hereto agree as fol1ov.l~:
(1) DUTIES OF THE CONSULTANT: Con-sultant shall prepare
. the econonic and fiscal analysis as directed by
.the Flanning 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 carryinq out this oSligation
the Consultant s duties shall include the following:
The Consultant shall complete the economic and
fiscal analysis within ten (10) weeks of
contract execution.
Consultans analysis shall conform to the proposal
attached as Exhibit B, and incorporated.,herein
by reference.
Consultant shall meet with the Planning Director
or his designated staff as required during.the
-2-
.* .
e
execution of the contract;
The Consultant shall meet with the various
City departmenta as may be necessary to com-
plete the analysis.
Consultant shall be prepared to attend up to
four (4) public hearings and shall answer any
questions that may arise with regard to the
economic and fiscal analysis.
The Consultant shall prepare the final economic
and fiscal analysis report after approval by the
City Couficil.
The Consultant shall meet the time lines out-
lined in Section 7 of this agreement.
The Consultant shall file a conflict of interest
statement with the City Clerk's Office,
gories A, C, and E).
(Cate-
DUTIES OF THE CITY
(a) The City will make payment to the Consultant
as provided for in this agreement.
The City will make available to the Consultant
any document, studies, or other information
in its possession related.to the proposed
(b)
project.
The City will review the Consultant's com.ents
on the proposed economic and fiscal analysis
(c)
within twelve (12) worl:i.ng c?,ays of their
receipt
(d) City staff will meet with the Consultant as
rnay be required by the Planning Director.
(3) TEPJ1IP;IATION OF AGREE?,IENT
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
effective date of such termination. In that
event, all finished or unfinished documents anc?
.other materials prepared pursuant to this I?-greement
shall, at the optioln of the City, become its
property.
(4) RELEASE OF INFOFJ,'ATION 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
(5)
written approval of the City.
OKNERSHIP , PUBLICATION, REPRODUCTION AND USE OF
FISCAL REPORTS AND OTHER P'iATERIAL
All document's and materials prepared pursuant to
this agreement are the property of the City.
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.
The
0 a
* (6) PAYMENT
The Consultant will be paid a maximum of $18,500.00
dollars for all work necessary to carry out the
requirements of this agreement. Actual payment
shall be based on the cost of tb.e 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 I 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 analy'sis 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.
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.
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.
In the event
(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 0; 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,.
sultant will reimburse the City for a11 costs, expen-
ses and losses incurred by it in consequent of,any
Con-
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,
an 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
premises or occurring as a result of any acts or
activity of consultant.
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.
a copy of such policy shall be filed with the Plan-
The liability under such
Such policy shall name City as co-insured and
ning Department.
(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 1
employed by its subcontractor, as it is for the acts
and omissions of persons directly employed by it.
,
-8-
...4
Nothing contained in this contract shall create
any contractural relationship between any subcon-
tractor or Consultant and th-e 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
capacity 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,
or 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.
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-
sonally in this contract or any part thereof.
No
-9-
0
<. ~
(15) VERBAL I 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 of the
tksms or obligations herein contained,
such verbal agreement or conversation entitle
the Consultant to any additional payment what-
soever under the terms of this contract.
nor
IN WITNESS WHEREOF, The parties hereto have executed
this Agreement on the day and year first above written.
CITY OF CARLSBAD, a Municipal
Corporation of the State of
California
ATTEST :
BY .
City Attorney
.”+
..
.L . .- .
RA ICHO c RR L 0
ECONOMIC AND FISCAL IMPACT
ANALYSIS
A RESEARCH PROPOSAL’
FEBRUARY 1980
Prepared for:
CITY OF CARLSBAD
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
.-
\.
Prepared by:
THE NElJPORT ECONOMICS GROUP
500 NEWPORT CENTER DRIVE, SUITE 350
NEWPORT BEACH, CA 92660
(71 4) 640-0755 ~y~~:~nq-J &hl
FE6 15 1980
emcnt
*
.2 .
February 74, 1980
- Mr. James C. Hagaman -
Planning Director City of Carl sbsd .1200 Elm Avenue Carlsbad, Ca7 i forni a 92008
Dear Mr. tiagaman:
Enclosed is our proposdl for the. Rancho Carrillo Economic and Fiscal Impact Report. the Carlsbad Oaks study we performed in 1977. The scope of the' study and the methodology parallel .
We look forward to discussing this proposal with you in detail,
. Sincerely,
Presidcnt
Enclosure
. i
TABLE OF CONTENTS
. INTRODUCTION ............................ 1
PROPOSED NORK PROGRAM:
Phase I - Economic Impact Analysis. 5
Phase I1 - lYiunicipal Economic Impact Analysis ......... 8
..............
TIME SCHECIULE AND ESTIVATED COSTS ................. 13
CLIENTS FOR SIMILAR STUDIES ................... 14
.. ..
..
i
,
i
..
J - INTRODUCTION
The primary objectives of the requested analysis are lo test the economic
and fiscal Feasibility of a Master Plan for Rancho Carrillo.
the study methodology for this report will provide a methodology and data
base which will be applicable to similar comxnunity analysis.
Additionally,
.
The l1e;rpor-t Ecoilomics Group has, during the past 8 years, conducted 60
studies related to this type of feasibility analysis for the public and
private sector.
are a nunlber of key requirements essential for the study.
the following:
1
To provide the typ2 of meaningful results desired, there
Examples include
A. Econonic Analysis
I. A Sophistjcated Land Use Forecast -
2.
.* In the dynamics of the urban growth scenarios 0-7 Southern California,
meaningful land use forecasts are particularly important.
being equal, it is apparent that the accuracy will fluctuate in an
inverse ratio to the time span covered.
to establish ranges of probable activity wherein one may set confi-
dence limits as to the actual occurrences. 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 rceaningful range indicating the scope of possibility
ut?der varying economic conditions.
The Implications of Error.
Following the determination of high and low sets of probable activity,
it is particularly important to understand imp1 ications to the pub1 ic
facility feasibility should variations in the absorption rates occur.
All else.
However, it is important
>
3.
4.
5.
B.
1.
In other words the "what if" question series niust be analyzed in
relat'on to the effect on the decision-making process for the City
of Carlsbad.
-_- The Jinpcwtance of Land Use Balance -
Assuming the probabi 1 ity of varyi ng absorption rates, the second
major concept re?ates to the reasonableness and economic balance
of the end product. A number of tests relative to ecdnoinic com-
patibility should be applied carefully.
'The Synthesis of I Theoretical Demand Versus -- Actual Absorption-
The land use fcrecast must carefully relate the elenients of potential,
theoretical dewand to determine potential land uses under varying sets
of circumstances sersus a detai 1 ed analysis of all actual absorption
for land uses throughout the region.
term trends, cyclical forces, irregular inf!uencos and -- often of
grzat importance -- the intanyibl e el ement.'of the public's attitude
must be considered.
The Importance of Market Strategy
A key element in overall absorption relates to the developer's market
strategy.
those goals, the degree of aggressiveness afid the level of sophistica-
tion can all be key elements in determining the final outcome.
Those elements relative to long
The goals to be utilized, the scope of effort to achieve
-.-- Fiscal Analysis
The Strategic Importance of Cost A1 location Methodology
One of the most Smportant and often the most problematical elements
of a fiscal impact study relates to cost allocation.
issues of revenue assignm6nt are clear cut.
can be a different niatter.
do nat provide the level of detail required to accurately assign costs
to relatively small units of the city.
similar.
Generally, the
The question of costs
Typically, inunicipal accounting systems
Special district .data may- be
It is particularly important to consult extensively with
city staff, to outlinc clearly the alternative methodologies
ava-i’lable and to insure agreement on the part of all persons in-
volved relative to the system to be used.
2. ‘The l’iarg-inal Cost Concept
The most COJiiVOl-iplaCe methodology for fiscal impact studies assigns
prevai 1 i ng average costs to exi sting sectors of the corrununi ty as
well as planned, new areas. Often, the cconom.ies or diseconomies
of scale tend to create a significant gap between prevailing average
costs arid true marginal costs. During the .past few years, niunicipal
costs have risen substantiafly more than in proportion to the rate
of growth of many cities involved.
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 cormunity.
Inflation and upgraded services
3. Sales Tax A1 1 ocation Kethodol ogy-
While most revenues may be assjgned without difficulty to appropriate
land uses, the sales tax poses a question of philosophy.
such revenues are assigned to the comcrcial sector -- a system which
does not allow for adjustment in the event of added residential develop-
ment without added comercial. Similarly, if all such revenues are
assigned to the residential sector, the addition of new commercial
Typically,
could not be accounted for in the revenue model.
experience, TNG believes that the origin of the funds should dictate
the placement of credit.
expenditures of city residents should be. assigned back to their sector.
Revenues spent by visitors, tourists or any other non-residents should
be assigncd to the coinmercial sector. By this methodology, the system
will allow for increases in any sector of the economy without dis-
tortion.
On the basis of long
That is, sales tax revenues derived from
0
c
4. The Cost Versus Quality of Available Serv-iJes _r_
It is mandatory to -init,ially establish a cost of existing services
in relation to their relative level of quality. A realistic appraisal
must bc made to determjne whethhcr prevai 7 ing costs are appropriate
for the assignment to neer, developing areas.
to coniparisons wi th comparabf e comnuni tics
Considerations may relate
discussions with staff,
planning coxmission or city council, or comparison with a set of
traditional ly desi red standards.
,
PROPOSED WORK PK0GRAt.J
The foflowing paragraphs ws’ll provid.2 a brief outline of the key
el einents involved in the requested work program.
PHASE X - ECONO!4IC IflPACT REPORT --I
The initial phase of the study will involve an analysis and projection
of the economic impact of the properly on the local and regional housing
markets.
key factors, an annualized absorption for the specified land LIS~S will be
determined .
Based on the projected jeniand, supply, market strategy and other
A. Housing
?-
3.
Demand - An analysis and projection of. population/households
sex factors, inconie, errploymznt, propensity tc purchase versus rent
and related factcrs In the North County area and the Rancho Carrillo
sector. Of particular importance wi 11 be market segmentation
relative to thz demand for primary housing, secofid homes, resort
houslng and retirement units.
will be schedules indicating probable absorption by type, density,
occupaixy status, general size and related factors,
Supply - An Analysis of present and probable future projects similar
and/or competitive in scope to the project.
be made of location, probable offering, timing, price rdnges and
re7 atcd.
age,
The end product of this analysis
Detailed analyses will
Market Strategy - An analysis of the probable corporate goals,
degree of aggressiveness, strength of merchandising, degree of
sophistication and other factors which will determine probable
relatiye strength in the marketplace for Rancho Carrillo.
e 0
*
4. _I__- Conclusion - R scrics of projections for the project in terms of
ranges under varying a1 ternative assumptions as to the zbsorption
rates for each type of planned housing project throughout the
development.
most prohabl - e projection versus the --- conceivable highs and lows
which coul d occur under varyi ng econoini c condi ti ons .
, ;,
,
Again, it is important to emphasize the use of the
t B. Commercial Facilities .. 1. Demand - An analysis and projection of all economic elements
relative to the demand for commercial space .including retail,
restaurants, service Faci 7 i ti es 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 covmrcial categories.
2. Supply - An ana:ysis of the present and ant-icipated future
supply of compptitive facilities in terms of location, land use
mix, evident strength and impact on the property.
3. MatAket Strateqy a..- - A determination of the apparent strategy to be
uti1 ized by Rancho Carril lo management to merchandise ccmmercial
facil i tics. The aggressiveness and’ degree of sophistication in-
volved wSll 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 comniercial land uses at
Rancho Carrillo would be prepared with a most probable level versus
the potential highs ana lows.
.% c.
1. Demand - An analysis and projection of economic factors pertinent
to the demand for pl ann& recreational faci 1 i ties . Key factors
will concern projected participation rates among residents in
addi tion to the potential for non-resident patronage (as deeinecl
desii-able).
planned. )
Supply - Analysis of the present and anticipated future supply
of competitive Facilities in ternis of lpcation, market strength,
lznd available and tctal impact on the property.
Market Strategy - Planned operating methods, whether by the
community association, private grosp, semi-private or other
should be considered,
Cclncfusion - Based on the foregoing sets of studies, reconimen-
dations as to the -appropriate mix of recreational faci 1 i ti es woul d
be made - including phasing and land requirements.
(A determinant only if non-resident participation is
2.
3.
..
4.
\
This phase of the study will analyze in detail the economic and fiscal
iinpact of the plan.
costs, foll owed by capital expenditure requirements and revenues.
A. Service RequirementsJCosts __
First, will be considered the service levels and
1. Quantitative Factors - The initial phase of this section of the
report will involve an analysis or' 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 anaJyzed over time to determine appropriate
per unit (per acre/pcr dwelling 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 rea7 marginal costs, inflation, upgrading
of services and related factors.
Consultation with Agency Staff - It will be mandatory to
consult at l,ength with each operating de2artment of the
City and the special districts relative to service require-
b.
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
exampl e, many pol i ce and f i re departments have computerized
response 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.
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 Raticho Carrillo may be differentiated
from the balance of Car'lsbad. A careful review of the existing
c,
4
d.
e.
..
niunici pal budget vroul d a1 9 ow gener41 estimates of unj t costs for
seyvlng the iqrylng types of :and uses in the City. However, ther
may we11 he significant changes in these elements relative to
planried new ilreas.
Variations in Service Requirements - As outlined under the land
use analysis, consideration must be given to the implications of
vary'ing service requirements related to conceivable variations in
the rate of absorption of land uses.
rates of use may be considered, it yill be particularly important
While the most probable
to consider the necessary reactions to market activities which
either speed up or slow down developxent of the project. Bond
financing requirements
tion with respect to timing,
Services to be Covered - The analysis will cons-ider - all services
now made available by the City and the special distrjcts. Addition-
ally, consideration may well be given to added facilities and/or
services which the City and/or agencies may now be considering.
sultation with staff will deteymine those areas which should be
added to the existing spectrum.
for example, can be a critical considera-
Con,-
2. Qualitative Factors
This phase of the study will consider the existing quality level of
services to provide a comparison with prcvailjng per unit costs.
a. Present Standards - A comprehensive analysis of present service
standards throughout the City and the special districts.
Coinparison of Service Levels - An analysis of those prevailing in
relation to coinparabl e Southern California communi tics to identify
similarities and/or major differentials.
b.
c. Municipal/Aqcncy Policies - A review of a71 studies, docunwnts,
policies and proposals for changes in service levels and/or upgraded
services throughout the community.
-9-
*.
d. _._____I__ Discussions with Staff - An exploration with municipal/agency
staff relative to desired changes and the incorporation of
such changes in the study.
*.
e. Specific Services for .- Rancho Carrillo - An analysis of con-
ceivablc changeslrevisions in service 1 ever standards which
would be particularly applicable to the property.
f. Determination --__ of Service Level RequSrements - A study to
determine whether existing services should be applied or to
what extent new service levels and their corresponding CGS~S
will be applicable. Of particular importance in this phase
of the study will be consideration of the implications in-
volved in changed and/or upgraded service levels for Rancho
Carrillo.
B. Projected Capital Facil i ty Expenditures
This phase of the report will consider the capital requirements 2nd
their respective costs as follows:
7. Capital Requircments - An analysis and projection of all municipal
and special distr-izt physical requireiiients through build-out of
Rancho Carrillo. Covered in the analysis will be items as police/
fire substations, parks , streets, uti1 i ty 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 will 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 P,gency Financiig_ - For those investnients to be provided by
pub1 ic 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 grints or loans including the federal govern-
ment, the-state of the County of San Dicgo.
> 4. Cost Allocation .- - There may well be circumstances where financial
respons5hil ity for particular investments must be shared among
Rancho Carrillo and other areas.
a1 ternatl’ve allocation schemes to identify the most appropriate
for each particular i nvestment .
An analysis will be made of
C. Municipal Revenues -
This phase of the report will consist of an analysis and projection of
revenues to accrue to the municipality and the special districts
from the existing and proposed sections of Rancho Carrillo as fo?-
a1 ows :
1.
2.
Revenuesper 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 determined for each individual project. However, a
number cf other revenues must utilize the per unit averages in
the absence of specific data.
Sales Tax Allocation - As mentioned, the philosophy utilized in
the allocation of sales tax revenues wil materially affect the‘
apparent fiscal impact of indivi’dual res dential or commercial
developinents. The key factors in this a location should be the
origin of the funds which produce the tax revenues.
D.- Cost/Revsnue Projections
Based on the foregoing sets of analysis, the cost/revenue balance
for each phase of the proposed project will be prepared.
precise format may be determined at a later date, TWG has found that
determination of the cost/revenue balance at five year intervals and --
most importantly -- upon completion of all improvernents -is the most
meaningful.
While the
The final report will provide a documented summary of all assumptions,
ca’l cuf ati ons and concl usions . Of pal-ticul ar importance wi 17 be the
policy quest-ions concerning the project to be resolved by the planning
coinmission and the city council.
In addition, the report will provide a written methodology on the land
use and fiscal irnpact analysis to allow staff the opportunity to provide
necessary revisions in the report at a later date and to allow use of
the economic/fiscal models for other community developnierit plans.
-1 2-
TIME SCHEDULE AND ESTIMATE COSTS
I
Time Schedul e
The report can be completed withir! a 12 week time frame,
the went 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
Only in
i \
period.
wet Requirements ..
The econonic and fiscal impact studies would be performed for a
inaximum budget of $78,500. Precise costs will be contingent upon
a number of factors as the availability of data and the number of
public presentations required.
-1 3-
1
- CLIENTS FOR SIMILAR STUDIES
' .' -
7. City of Newport Beach .. fisca.1 impact analysis system, contact
Bob Lcnard (64 0-22'1 8)
2. City of Palm Springs - fiscal impact analysis system, contact
Murre11 Crurnp - now with City of Palm Gesert (346-0611)
I
3, San Antonjo Chamber of Commerce - fiscal impact analysis system,
contact Kathy Obrjotti (512/227-8181).
4. The Irvine Company - numerous.marketing and fiscal impact
studies, contact Earl Timriions (644-301 1 )
5. The Lusk Company - numerous marketing and fiscal .impact studies,
contact Don Steff ensen (557-8220)
Studies now underway include a major economic impact analysis and
projection for the city of Indio.
.
THE NEWPORT ECONOMICS. GROUP
Q U A L I FI C A T IO N S A N D EX PE XI EN C E
The I?eqort Economics Group, Inc., formed i51 1971,. is a professional
research and consulting firm offering services in the fields of general
economic analysis on a national and regional basis, market research,
development planning, financial analysis, and fiscal impact studies.
lh&ag the firm’s first 8 years of operationJ 350 studies have been
completed for over 100 clients in 12 states from Florida to Hawaii.
Principals of the firm are able to offer the unique combination of
extens<ve backgrounds in govement and private im’ustry combined with
mmxqel7i:ent expefience in national corporations. The Neqort Ecormnics
Group, Inc. is fimly comztfed to the goal of providing clients with
the economic tools and strategies that will Zead to the completion of
suecessfuZ projects.
,
YIlE h’ENPORT ECOBOMICS GROUP
REi022ESE PJTA TI VE CL IEA’SZ’S
Business Firms
/tmc?riccm ?$at iona Z Ho us i q, Nctqor t Beach
Anaheim fii ZZs, Inc., Anaheim
krosa Ea‘e bpme.rzt’ and Management, Inc., Ncwport Beach Avco Comiuizity DeueZopcrs, Im., San Diego
i172e Berghecr Coripany, Saxta Ana
Bizby ,Panch Company, Los AngeZes BreZaccr, Im., Irvine ’
DonuZd L. Bren Co., Los AngeZes
Chevron Land and Owe Zopment Co. , Sm Francisco
CoZdwe Z 7, Banker Management Corporation, Newport Beach
CovingLon Bros. Construction Co, , EtdZerton
C”urci-Tuiener Company, JTcwpor-i; Beach
Dam Deve Zopment Corporation, New port Beach
Deane Deve Zopment Company, Newport Be&& Desert Inn Mote Zs, Lancaster
VaZt Esney VorZd, 02?Zando, FZorida
Fisher Land Corporation, Fresno
Frepes Jacque Restaurant Co., Inc., Neuport Beach Joe E. Fritz & Co., AZbzquerqu-=, New Hezico
Fw-ita-U. S. A., Santa Monica
Genstm Development, Inc., San Francisco GfeZZer Dcve Zopment Company, Inc., Irvine
Great Lakes Properties, Inc., Torrance .
E. W. liahn, Inc., Los AngeZes
The .Tiwine Company, Newport Beach KAcor ReaZty , Oak Zand
Kaufman and Broad, Inc., Irvine
Land Resources, Inc., Iiew Yor?c City
Leadership flousing Systems, Inc., Sa2 Diego
me Luck Couipany, Net@o?t Beach The WiZZiam Lyon Co., Newport- Beach
Maui Tknd arzd PincappZe Co., Maui, Hawaii
The Me Car-t lz y Company, Anahc im
MCK Dcvk lopent, Inc. , Lomas Santa I;%
Mission Viejo Company, Mission Viejo .
The Ncwport Devclopment Co. , Newport Beach
Nissan Mot-or C0upoi.a t ion in U. S. A ., Los Anp Zes Nu-West DevcZoprncnt Corp., Nmport Beach
. . --.
Rancho Idatfliia, Ojai
Reseme Oil Compnny, Apple Valley
Safj'e l 2 & b'cildm, Imine an Diego Paci fie Land Co. , San Diego
SeCu?s, Roebuck & Co.
C. J. Segerstrom I: Sons, Costs Mesa .
Sequoia Pacific - A Sozlilzem Pacific Company, Santa Ana
Shaw & Talbot, Newport Beach Sproui! EizterpPises, Albuquerque, New Mexico
A Zlumbra
TechbiZt Construction Carp., San Diego Ticor Properties, Inc., Saizta Ana Toyota Motor Sales - U.S.A., Inc.
Vanguard Bui ;Sdcrs, San Emas
Walker & Lze Real Estate, Smta Ana
Robe?& P. Vannington. Co..,. Inc., Imine
Weatherfield liomes, Tustzn
Uni v e T s i t y of Ca 7, i for ni a , Bc r7c e 1 e y
I University of California, Irvine
Resenrcjz Firms I
Stanford Research Institute, Menlo Park
Pu b 7,; e A 9 e n c i e s /A s s o e i a t ZOXS *
AZiso Waste Water Managenent Ageney, Laguna Beach
Axdubon Society, Idiami, FZorida
CaZifornia Bxi lders Council, Sacramento
City of Zoea Raton, Florida
City of Carlsbad, California City of Lakewood, California
City of lieuport Beach, California City of Palm Springs, CaZifornia
City of Santn Fe Springs, California
City of Stanton, California
Greater San Antonio Chamber of Commer.Za, Texas
Los AngeZes World Trade Center
Orange County EnvZronmental Nanagement Agency
Oraizge County Fair Board
' Orlando Central BiLsiness District, Florida
San bernardino County Fair Board State of California Division of Fairs and Expositions
.
RE C IO N.4 L I? CO ?? 0341 C A N/I. L; YS I S
Stztdies of nationaZ/regionaZ economic criteria to provide
guide Zines for regkona I business pZanning, long-range land use planning and urban grouth policy. - Major studies incZude:
-
8 Phe Florida Regional Economy, Boca Ra$oiz
0 The Irvine Ranch Long Range Potential, Irvine
8 Kapa 2 ua Resort, Maui, Hawaii
8 Recession Impact/Real Property Investments, Phoensx
REGIONAL MARKET ANALYSIS
Analysis and projection of market support for specific areas
covering consumer productPservice distribution and/or capital investment. Najor studies include:
@ CadiZlac Auto Distribution; Southern California
0 Casino/Gaming Activity, Nevada
0 Horserac~ng/Parimutue 2 Wagering, Cati fornia
0 Jet Boat Market, California
. Q Retail Merchandise Demand Analysis, Orange County
COMEfUh~ITY DEVELOPMENT PLANiYING
Studies related to general economic and market support cri-
teria pertinent to community pZanning with respect to the
optimum mix and absorption of Zand uses by type, the most advan t ag eo us r e s i dent i a 1 den s i t i e s an d re Z a t i ve I. o ea ti ons
throughout the community, the essentiaZ recreational and environmental features in addition to a22 commarcial/service
facilities. Mcjor studies incZude:
8 City of Boca‘Ratoh, Florida
8 Irvine-By-The-Sea, Newport/Laguna
@ Scripps. Ranch, Sun Diego
‘..e Thibodo Ranch, San Dicgo
@ * West Ranch, Ilouston
i PROFESS.~OlllA L SERVICE PIRN ASSOCIATIONS
(Projects completed on a cZieizt or joint venture basis)
BaZZm/IdcFcu~Zan& Planners & Architects, Imine
Robert Bein, b?il limn Frost & Associates, Newport Beach Boyle Engineerirq, Saxta Ana
Hart, &vatsky R Stdee, San Francisco fimorth, Carro 2 Z & Anderson, San Jvm Capis tra7w
Jennings-liaZ~Y~~nan-Hood Engineers, Santa Ana
Dauid KZages and Associates, Newport Beach
kdd, KeZsey & Voodard, IJeqort Beach
Lungdm & Mi Zsun, Arehitects, Newport Beach Ed Lolirbach, MA, . NeGport Bzach
Desmond I&h+ead, Inc., Newport Beach
DzZe NaegZe & Associates, La JoZZa
Peter Ostranhr & Susu Kishiyma Architects, Imine
Fh. L. Pe1.e.ii-a Associates - PZanners, Architects,
Phi Z Zips, 8randt & Redclick; Newport Beac h
!?he PZanning Center, I?ewport Beach
Engineers, Neqort Beach '
Jack G. Rad Co., I?ewport Beach Richardson-~~agy-~'artin, h7ewport Beach
Rick Engineeri-ng, Sun Diego
Alan Voorhees Associates, hlewport Beach
J. L. Webb PZanizing, Akwport Beach Westec Services, he., !&.&in
-WiZsey & €lam, Los AngeZes
Lm Firms
&Utes, Floyd, Pearson, 'Steward, Proenza & Richvan, Mi&
FuZop, Rolston, Bu-ws & Meliittrick, Los AngcZcs Luce, Fomard, IianriZton & Scspps, San Diego
O'Ne Zveny & Myers, Los Angc Zes
Paul, Jastings, Jan0 fsky R Walker, Los AngeZes
flienus, Robbins, Shenas and Shm, San Dieyo Ware, PZetchsr & Frcidenrich, PaZo Alto
,
. L.
0. * ' * SERVICES OFFERED
NE w DE PEL o PME M T PROJECT PL A .r~ N I NC: -
DeCaiZed studies for individua2 projects in the Zand develop- ment fieZd including subdivisions, shopping centers, office
buitdings, industria2 palnks clnd reZated. Market- suppork data
covers anticipated sales/absorption, price/rent ranges, square .
footage, price pep square foot, Zand use mix and related fac- tors. Majoio studies inc Zude:
0 Irvine RegionaZ Cenker, lirrvine
8 I7ewyort Centez?, Iiewport Beach
Q Reeves Ranch, San Clemente
@ University City Cent-er, Sun Diego
Village of Woodbridge, Irvine
\
KED E VEL 0 PME N T PR 0 JE C?' PL A A' NI N G
Analyses of redevelopment potential re2atec
Zazd assembZage/vnZue and financial feasibility. incZude:
to market support, Maior studies
8 Central Bus?:ness District, Orlando
Q1 Central Business District, .Phoenix
8 Lido Peninsula, Newport Beach
0 McCuZlough Properties, Houston
@ Pacific Ocean Park, Santa Monica
HOUSING I?EBDS/HOUSING ASSISTANCE PROGRAMS
Performance of housing inventory studies to determine availa-
bility, price range and structural condition.
concentrating on ability to pay versus rent/housing payment
ZeveZs, the needs of larger families and the elderly. Prepara- tion of Iiousing Assistance PZan data for HCD fund applications.
Major studies include:
Demand anaZysis
o city of Lakewood
8 City oY'Santa Fe Springs
f i 0
,L t
t I i I
SERVICES OFJ'1S~SE'D
-_11
CO MMER C TA L - J I$ D U ST R IA I; S II'E L 0 -- C A T IO If -
Analyses of altzrnatiue locutions for industrial and office spaee
users covering general economic climate, Zabor demand/supply, wage rates, transportation, climate and related factors. Major studies include:
d Industrial Location Criteria, Irvine Industrial j
L t Complex, Irvine
B Industrial DeveZopment Potential, Palomar Airport,
Carlsbad
Q Comparative Wage Rates, Orange County
ROTEL- l7BSORT PLA llJNING
Analysis of market support and economic feasibility for comme.rcia2
and resort hotel operations. Major studie*? inc Zude:
' 6$ Costa Smeralda, Sardinia
0 IrvZne-by-the-Sea, Newport/Laguna
8 KapaZua Resort, Maui, Hawaii
- 6 Las Vegas Rotel-Casino, Nevada
0 Wa2t Disney PorZd, Orlando, Florida
ECONOJ.1'1(7 IMPACT ANALYSIS
.The effect on population, employment, income, expenditures and
' investment resulking from nev community developments as neu in-
dustria2 plants, commerdial projects, recreation,
facilities and residential developments.. Major studies include:
educational
8 Irvine Industrial CompZex
d University of CaZifornia, Irvine
0 Newport Center, Newport Beach
Q Rancho Bernurdo, Sun Dicgo
I
FISCAL IMPA CT ANALYSIS
Via computer sy the governing a detailed cost/r
cits or net- ben tives. Major s
sterns, the fiscal impact of new development on
gcncics/school district ?:s performed. Highly evenue studies indicaie anticipated net defi-
efits rcsul-tixg from land development alterna- tudies incZv.de.-
@ Bizby Properties, Long Beach
@ City of Boca Raton, Florida (Growth Management)
6 City of Rewport Beach, California (Fiscal Impact
Annlysls System)
43 FoothilZs Property, PaZo Alto
0 University of California, Irvine
FIN A)? c I A L A NA L YS r s --
Via computer systems, income and cash flow statements outline
initial investment, loan disbxrsements, operating revenues/. costs and reZ.ated criteria. Major studies include:
0 ADMA Co., Inc. Properties, Sun D<egc
i3 RoZstein Properties, El Tor0
~ 0 KapaZtra Resort, Maui, Hawaii
0 Sequoia Pucific Properties, ,$anta Ana
.
@ Chevron Properties, Bakersfield - Dmand/Absorption Study.
8. &evrai Properties, Caxpcmteriu - Concbminiurn Study.
8 City of Boca Raton, Florida - Growth lilanagement.
8 City of Lakewood - Rousing Inventory.
8 City of Orlando, Florida - BD Redeve~opment.
8 City of Santa Fe Springs - Resident Survey.
8 County of Orange - Housing Element.
L
0 Domingvzz Ranch, Santa Ana Canyon - Demand Analysis for Attached and Detached Units.
IrtFine Rmch - Series of Market Analyses for all Housing Types.
0 KapaZua Resort, Maui, Hawaii - Condominim Study.
8 Kraemer Rmch, Santa Ana Canyon - Condominim Study.
0 Lido Peninszda, Newport BGach - Redevelopment Stub.
6 Lvsk Pi.operties, Carlsbad - Condominim and Mobile Home Park stu&8
@ Elanunoth, Cali fomia - Resort/Condominim Study.
6 EICK Pmperties, Perris Lake, Cali fomia - Apartment/Mobile Home Park Study.
@ Mission Hills Ranch, San Juan Capistrano - Demand/Absorption/ Pricing Stu&.
0 NohZ Ranch, Orange - Condominium Study.
@ Penasquitos Ranch, San Diego - Series of Housing Market Studies.
% Reeves Ranch, Smz C'lementc - Demand Analysis for Attached and
Detached U?aits.
@ Scripps Ranch, EZ Toro - Ser&s of Studies.
@ Thibodo Ranch, San Diego - Rousing Market AnaZysis.
0 Unimrsit-y CCty, San Diego - Series of Housing Market Studies.
.
0 University of CaZifomia, Irving - Campus Impact on Housing Danm d.
@ Whiting Ranch, EZ Tor0 - Housing Market AnnZycis.
/~?IZOT?A L
Colorndo River Phoenix
Seo t t sda Ze
ii'zrcson
Anderson
AppZe Valley
Arcadia
Bakers fie Zd Bel.muda Dilxcs
Canyon Lake
CarZsbad Cathedral City
Chic0 'chino <
CoZton Corom
Costa Mesa Cupertino
EZ Idonte
E2 TOTO
Fountain Valley FuZZerton
Garden Grove Hemet Huntington Beach Ing Zew ood India2 J?e Z Zs
Indio
Irving
La JoZla Lagw Beach
Lakcwood Lancoster Long Beach
Los AZamitos
2;os Ange Zes
Ojai
0
"0th Yfssion Vie jo
Mod~~st-0
Ne upor t Beach
Ontaryio Palm Desert Palm Springs
Perp-ls kke
Palo Alto
PaZomar Airport
Ranch Bernardo
Pancbo Cucamonga Raxcho f4irage
Rancho Renasquitos Red Bluff
Redding Riverside
San Bemardino
San CZemente
San Diego'
San Francisco
San Jose
San Jum Capis trano
Santa Ana Santa Barbara Santa CZara Sunta Fe SpKngs . Santa Monica
Stan ton
Stoc kton Sunny vale
Torrance
Vent-ura Victorvi 2 le Vis ta
Watsonvi 2 Ze Westmkter
PRO JECI' LOCAITIONS
Lknvcr
Stearnboat Springs
i 1 -1
FLORIDA
Bo ea Rat on
Or Zando
Sarasota
Twa
I
EIAWAII
KapaZuu, Maui
IDAHO
Sun VaZZey
L7aicago
NEWDA
Lake Tahoe
Las Vegas aramid Lake Reno
NEW I&XICO
Albuquerque
oKL/woM/1
Tulsa
TEXAS
Char Lake City Dal Zas
Ilouston San Antonio
WASHINGTON ..
Seat t Ze
* WASIIINGTON, D.C.
t
SENIOR STAFF RESUI"1ES
Robert Dunham is the President of The Newport Economics Group
and has direct responsibility for a2Z- corporate operations.
is experience in economic uxialysis and market research spans
twenty years.
Major projects ha has directed include (11 a series of ccu- nomic and fiscaZ impact analyses for private sector urban
deve Zopments, city/county governments and the University of California, (2) market support studies for many eommercial,
CndustriaZ, and residentiaZ land development projects nation- wide, (31 hotel-resort feasibility studies in Arizona, CaZi-
fornia, Hawaii and Nevada, and (4) Marina operation analyses in mewport Harbor and the Colorado River.
Prior to joining The Newport Econom-lcs Group, Mr. Dunham
was Manager of Economic Research for The Irvine Company. In
that capacity, he directed economic research and market plan- ning for new urban deve Zopments inctuding housing, office
buildings, hotets, aZZ types of retail/service facilities, and izdustriai! parks. Major individual projeets include Plew-
port Center, The Irvine Regional Center, and The Irvine Coastal Sector.
Before re locating to Southern California, Mr. Dunham uus Senior
Economist for tho Del E. hrebb Corporation headquartered in Phoenix, Arizona. He conducted economic and market research
si5udies in the western states and.Centra1 Amer<ca covering a number of mazer retirement comnuncties, shopping centers, ho-te2s
ana'gaming casinos.
As an economist for the Arizona Employment Secur<ty Commtssion, he performed ZaBor 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 Businesg Administration. He also
completed subs tantia2 graduate work in Economics at Arizona
State University.
Mr. Dunham is activety associated with the NationaZ Association
of Business EconomCsts.
.* -.-.
*. d
PR EDH I C K H . G 0 OD - VICE PRESIDEMY
Fred Good serves as Viee President of The Newport Economics Group with program management rcspons ibilities in urban devel-
opment- projects and major investment analyses. Iiis research and munagemen5 ezperience covers virtually all phases of de-
velopment-; residential, commercial, and industrial plant lo- cation studies.
Key developmexts in whic7z 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-
lulu, high-rise condominiums for Twentieth Century FOX, Cen- tmy City and marina developments at Dana Point, The Chunnel
Islands and Costa Sinera Zda, Sardinia,
Present assignments include analyses of development potential! and disposition of properties in the San Pedro/Long Beach see- tor for the Commxnity RedeveZopment Agency in Los AngeZes,
MP. Good's prior experience includes the position of Vice
President, Urban Stzidies for Economic Research Associates in Los Angcles where he directed numerous market support and
economic feasibili.Ly studies for government and pr$pate in-
dus try.
For the 50s Angeles CRA. Mr. Good was instrumental in devet-
oping specific plans for the Beacon Street Project on the
- Sun Pedro Waterfront, For the Los Angeles Harbor Department,
he completed a comprehensive mu2tipl.e use economic and finan-
cial development plan for San Pedro's Main Channel West Bank,
Mr. Good initiated fhe economic revitalization plcln for the City of Soxth Pasadena (now underway); assisted in the housc ing-and commercial aspects of Pasadcna Is redevelopment; and
evaluated the short and long term implications of the bond-
King Barbor Marina. . ing program for the Urban Renewal Pi7oject at fiedondo Beach's
,Previously, he was Senior Economist for SRI Internc tionaZ Cn
MenZo Park. Assignments covered a broa'd range of i?caZ estate and iirdustria2 projects. Mr. Good managed the econom-Cccs de-
' partment of the European Office of SRI for an extended period.
He <s a BcrekcZy graduate and received an MBA from the Graduake ScliooZ of Busincss at Stanford. lie is a member of Lambda AZ-
pha, the Intcrnational Honorary Land Economics Fraternity and the We s tern Ec o nomi c s A s s o c i a ti o n ,
SElJIOR ASSOCIATE
Sandy liedrick is n Senior Associate with 22 years experience in the field of economic analysis related to real estate de- valopinent and land use decis<on making. Iiis expertise encom-
passes a vide range of public and private real estate projects, inc luding recreation oriented deve Zopment, residential deve l-
benefit aizalyses.
Recent IJewport Economics studies directed by Mr. Iiedrick in- cZude a re-development proiect analyses in Long Beach, a 1000
acre custom home project- in 0iai and a variety of land use
s-tudies in Lancaste?.
i j
opment, comme.rcial projects , socio-economic impact und cost/ !
Prior to jof?iing Newport Economics, Mr. Hedrick was a Vice
President o$ Development Economics, Inc. (1971-1975) and a Senior Associate with Economics Research Associates in Los Angeles for JiZic years.
In jQzc2ieation economics, Mr. Hedrick hbs evaluated the econom-
ic feasibility of an 3,100 acre resort development at Steam-
boat Springs, Colo:.ado, theme recreation parks near Denver, Colorado and Detroit, Michigan, resort-oriented condominiums,
pr+vate and public maiqina development and recreation vekicle parks.
. In housing analysis, Mr. Bedrick has conducted market and fea-
sibitity studies for residential projects ranging from small single- family -t.racts and apartment projects to large master-
planned community developments.
CommsrcCaZ st-%dies have included numerous market analyses, feasibility and planning studies for shopping centers, rang-lng
from small neighborhood centers to major regional shopping
centers. He recentZy completed the market and feasibility analysis for a major theme specialty retail center in Denvcr, CoZorado. Broadway Plaza Center in downtown Los RngeZes.
Mr. Ncdrick hoZds an M.B.A. from U.S.C. and a B.A. in economics from Stanford University.
Ne participated in the feasibility analysis for the
0 JAMES Y. KEGA N SEN I OR A $30 CIA YE e
Mr. Regan has management responsibility for a broad range of economic studics with specialization in resort
development and urban studies. His consulting expeTQience spans twelve years with projects completed throughout
many of the major metropolitan areas in the United States, Mexico, Central Amcpica and the Mediterranean.
He recently completed a serCes of housing market analyses
for the Orange County Housing E2ement. The emphasis was on effective versus non-effective demand and alternative
housing program strategies.
Previously, Jim Regan #as a Vice President - Real Zstate Programs for Eeonomics Research Associates in Los Angeles.
In that capacity,’he directed a number of major community analysis programs. LocaZly, these included economic and
fiscal irripact studies of the Coyote Hills development in
Fullerton, portions of the City of Orange master plan, the Broadway Plaza project in Los Angeles and Westlake
ViZZage. Addikionally, he has performed similar stzldies
in Atlanta, Dallas, 2enver and Philadelphia.
His reso2.t experience includes a number Df devezopments
for FONATUR (tourism development agency) in Mexico, . ManzaniZZo, Puerto Va2larta and Acapulco. Hotel and PeZated resort activity feasibility studies have been conducted throughout the United States covering ski re-
sorts in the Rocky Mozcntain area, hoteZ/goZf/tennis re- sorts i7i Palm Springs and retiremznt/resort communities in Sun Diego.
Mr. Regan hoZds a B.S. in chemistry from Marquette Univer-
sCty and an M.B.A.-Finance from the Warton Graduate School at* the University of Pennysylvania. He is a member of the
American Land Development Association and a member of the
AIA Regional Urban Design Assistance Team.
I i
i -I