HomeMy WebLinkAboutItem B - Consideration of Consultant Services, Dissolution of Redevelopment AgencyAGENDA REPORT
DATE: May 28, 2002
TO: Chairperson and Members of the Redevelopment Agency
THRU: John B. Bahorski, Executive Director
FROM: Lee Whittenberg, Director of Development Services
ti o2' B oy N9
e
SUBJECT: CONSIDERATION OF CONSULTANT SERVICES -
DISSOLUTION OF REDEVELOPMENT AGENCY
SUMMARY OF REQUEST:
If Agency determines to proceed with consideration of dissolution, select preferred firm
and authorize the Executive Director to negotiate and execute the contract in accordance
with the proposal of the selected consultant; adopt Resolution No. , A Resolution
of the Redevelopment Agency of the City of Seal Beach Authorizing Budget Amendment
Number 28 for the 2001 -2002 Fiscal Year.
BACKGROUND:
On April 22, 2002, the Agency directed staff to request proposals for potential dissolution
of the Redevelopment Agency.
On April 23 and 25, 2002 the Director of Development Services distributed several letter
requests for proposal to evaluate the benefits and detriments of the dissolution of the
Redevelopment Agency. The requested scope of services was to include the process,
financial impacts, and other issues of concern regarding the potential dissolution of the
Agency.
Excerpts of the California Redevelopment Law are provided as Attachment 1 that directly
relates to the contemplated action of the Agency.
The Davis Company submitted a letter response indicating "we think that unless the City
is willing to assume the financial obligations of the agency as set forth in Health & Safety
Code Section 33141 and the housing obligations stated in Section 33333.8(a) the study
you requested is not needed and therefore not recommended." A copy of the Davis
Company letter is provided as Attachment 2.
C:Wy Docmnem TDADIsw1uWn of AS=y.RDA Smfr ReportAoccLW.05 -23 -02
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P— DAAgenda Item i J A o'
�IN I
Consideration of Consultant Services —
Dissolution of Redevelopment Agency
Redevelopment Agency Staff Report
May 18, 2002
The following firms responded to the targeted RFP (See Attachments 3 and 4, respectively, -
for a copy of the complete proposal), with proposed budget noted in parenthesis:
• Keyser Marston Associates, Inc. ($ 14,000.00)
• A. C. Lazzaretto & Associates ($ 25,000.00)
Interviews were held with the two responding firms on May 21, 2002. Based on those
interviews staff has requested submission of letter proposals from each firm reducing the
scope of work in the initial stage to an evaluation of potential fiscal impacts to the Agency
and/or City relating to:
❑ Projected loss of tax increment revenues to the Agency.
❑ Identify outstanding Agency obligations.
❑ Identify how the outstanding Agency obligations are to be funded.
❑ Determine how unspent bond proceeds can be spent.
❑ Determine how existing excess surplus housing penalties can be funded.
❑ Disposition of existing properties owned or leased by Redevelopment Agency.
Both firms have submitted letter proposals for the above- indicated scope of work and
those are provided with the initial proposals for the information of the Agency Board
members. The revised scope of work budgets set forth in the letter proposals are:
❑ Keyser Marston Associates, Inc. ($ 11,500.00, first phase: $20,500 total)
❑ A. C. Lazzaretto & Associates ($ 17,500.00, first phase)
In the opinion of the interview board, either of the responding firms can prepare the
requested analysis regarding potential dissolution of the Agency.
If the Agency determines to proceed with consideration of dissolution, the Agency should
determine which firm would be appropriate to provide the requested analysis for future
Agency consideration, and authorize the Executive Director to negotiate and execute the
contract in accordance with the proposal of the selected consultant. Representatives of
both firms are present and available to respond to questions of the Agency.
Requested Budeet Amendment:
If the Agency determines to proceed with consideration of dissolution it will be necessary
for the Agency to authorize a budget amendment for the unanticipated consultant
expense. Funds are available in the Redevelopment Agency Fund Balance, Account
Number 063 - 000 -30420 and will be spent out of the Redevelopment Agency contract
professional services account. Staff has prepared the appropriate resolution and it is
provided as Attachment 6. The resolution has been prepared to reflect the maximum
proposal amount under consideration, assuming the Agency determines to proceed to the
stage of formal public hearings and dissolution of the Redevelopment Agency.
FISCAL IMPACT:
Dissolution of Avemy. MA Stnff Repon 2
Consideration of Consultant Services —
Dissolution of Redevelopment Agency
Redevelopment Agency Staff Report
May 28, 2002
The proposed study would determine if adverse impacts to the City General Fund would
be created if the Agency were to be dissolved.
RECOMMENDATION:
If Agency determines to proceed with consideration of dissolution, select preferred firm
and authorize the Executive Director to negotiate and execute the contract in accordance
with the proposal of the selected consultant; adopt Resolution No. , A Resolution
of the Redevelopment Agency of the City of Seal Beach Authorizing Budget Amendment
Number 28 for the 2001 -2002 Fiscal Year.
� Whittenberg
Director of Development Servic®
Attachments: (6)
NOTED AND APPROVED:
Attachment 1:
Health and Safety Code — Applicable Sections
Attachment 2:
Dissolution of Redevelopment Agency, The Davis
Company, letter dated May 15, 2002
Attachment 3:
Letter Proposal dated May 22, 2002 and Proposal for
Dissolution Services, Keyser Marston Associates, Inc.,
dated May 2002
Attachment 4:
Letter Proposal dated May 23, 2002 and Evaluation of
Proposed Redevelopment Agency Dissolution, A. C.
Lazzaretto & Associates, dated May 10, 2002
Attachment 5:
Request for Proposal re: Dissolution of Redevelopment
Agency, City letter dated April 25, 2002
Attachment 6:
Resolution No. A Resolution of the
Redevelopment Agency of the City of Seal Beach
Authorizing Budget Amendment. Number 28 for the 2001-
2002 Fiscal Year
Dissolution ofAgency.RDA sluff Rent
Consideration of Consultant Services —
Dissolution of Redevelopment Agency
Redevelopment Agency Staff Report
May 28, 1001
ATTACHMENT 1
HEALTH AND SAFETY CODE - APPLICABLE SECTIONS
§ 33141. Upon the motion of the legislative body or upon recommendation of the
agency, the legislative body of the community may, by ordinance, order
the deactivation of an agency by declaring that there is no need for an
agency to function in the community, if the agency has no outstanding
bonded indebtedness, no other unpaid loans, indebtedness, or advances,
and no legally binding contractual obligations with persons or entities
other than the community, unless the community assumes the bonded
indebtedness, unpaid loans, indebtedness, and advances, and legally
binding contractual obligations. A legislative body shall not adopt an
ordinance declaring that there is no need for the agency, if in one or more
project areas, the agency has not complied with subdivision (a) of Section
33333.8. An ordinance of a legislative body declaring there is no need for
an agency to function in the community shall be subject to referendum as
prescribed by law for the ordinances of the legislative body.
§ 33333.8. (a) Every redevelopment agency shall comply with and fulfill its
obligations with regard to the provision of affordable housing as required
by this part prior to the time limit on the effectiveness of the
redevelopment plan established pursuant to Sections 33333.2 and 33333.6.
A legislative body shall not adopt an ordinance terminating a
redevelopment project area if the agency has not complied with
subdivision (a) of Section 33413 with respect to replacement housing,
subdivision (b) of Section 33413 with respect to agency developed
housing and project area housing, and Section 33333.12 with respect to
excess surplus funds.
(b) If, on the date of the time limit on the effectiveness of the
redevelopment plan, a redevelopment agency has not complied with
subdivision (a), the time limit on the effectiveness of the redevelopment
plan shall be suspended and the agency shall use all tax increment funds
that we not pledged to repay indebtedness to comply with subdivision (a).
If, on the date of the time limit on the repayment of indebtedness, the
agency has not complied with subdivision (a), the time limit on the
repayment of indebtedness shall be suspended and the agency shall receive
and use tax increment funds to comply with subdivision (a).
Dissolution of A,ea,; RDA Staff Report
Consideration of Consultant Services —
Dissolution of Redevelopment Agency
Redevelopment Agency Staff Report
May 28, 2002
(c) If, on the date of the time limit on the repayment of indebtedness,
the agency has complied with its obligations under subdivision (a) and has
moneys remaining in the Low and Moderate Income Housing Fund, the
agency shall transfer the remaining moneys to a low and moderate income
housing fund for a different project area within the agency's jurisdiction, if
one exists, or if a different project area does not exist, the agency shall
either transfer the remaining moneys to a special fund of the community or
to the community or county housing authority. The community or county
housing authority to which the remaining moneys are transferred shall
utilize the moneys for the purposes of, and subject to the same restrictions
that are applicable to, the redevelopment agency under this part.
(d) If a redevelopment plan provides a limit on the total amount of tax
increment funds that may be received by a redevelopment agency for any
project area, and if that limit is reached prior to the agency complying with
its obligations pursuant to subdivision (a), that limit is suspended and the
agency shall receive and use tax increment funds until the agency has fully
complied with its obligations.
(e) If an agency fails to comply with its obligations pursuant to this
section, any person may seek judicial relief. The court shall require the
agency to take all steps necessary to comply with those obligations,
including as necessary the adoption of ordinances, to incur debt, to obtain
tax increments, to expend tax increments, and to enter into contracts as
necessary to meet its housing obligations under this part.
a • • s
Dissolution of Agency. MA Staff Report
Consideration of Consultant Services -
Dissolution of Redevelopment Agency
Redevelopment Agency StaffRepon
May 28, 2002
ATTACHMENT 2
DISSOLUTION OF REDEVELOPMENT
AGENCY, THE DAVIS COMPANY, LETTER
DATED MAY 15, 2002
Dissolution of Agency.RDA Stuff Report
D��S
The Davis Co■pany
My "AEL Lois ■
CffY OF SEAL BEACH
l.a.. D. W nunns
MAY 2 0 2002
May 15, 2002
DEPARTMENT OF
Mr. Lee Whittenberg
DEVELOPMENT SEfl AdES
Director of Development Services
City of Seal Beach
211 Eighth Street
Seal Beach, CA 90740 -6379
DISSOLUTION OF REDEVELOPMENT AGENCY
Dear Lee:
Regarding the dissolution of the Redevelopment Agency we have reviewed the applicable statutes
which are summarized below as well w the Implementation Plan and other materials which were sent
to W.
Agencv Dissolution/Deactivation
Article 4 of the Redevelopment Law (Health and Safety Code sections 33140 et seq.) sets forth the
procedure for dissolving and deactivating a redevelopment agency. In order to deactivate the agency,
(a) the legislative body most adopt an ordinance making certain findings regarding the
redevelopment agency; and (b) the agency must have complied with Health and Safety Code section
33333.8(a).
1. Adoption of Ordinance with Findings The Agency must assemble evidence
sufficient to support the findings that must be made prior to deactivating the agency, as set forth in
Health and Safety Code Section 33141, namely that:
1. there is no need for the agency to function in the community;
2. the agency has no outstanding bonded indebtedness, or unpaid loans, indebtedness, or advances;
3. the agency has no legally binding contractual obligations with persons or entities other than the
community.
As an alternative to the findings set forth above, the agency may deactivate itself if the city agrees to
assume all outstanding bonded indebtedness unpaid loans indebtedness and advances and all
legally binding contractual obligations
2. Compliance with Section 33333 82a1. Pursuant to Section 33333,8(a), every
redevelopment agency must comply with and fulfill its obligations with respect to the provision of
affordable housing prior to the expiration of the redevelopment plan. Further, an agency may not
terminate a project area or deactivate the agency unless the agency has fully complied with Section
33413 with respect to replacement housing, and agency developed housing and project area housing;
and with Section 33334.12 with respect to excess surplus funds.
■
DOCS00895566v1Q9999.0000
1601 Response Road, Suite 380, Sacramento, CA 95815 916.567.9510 TEL. 916.567.9540 ens
11150 Santa Monica Blvd., Suite 200, Los Angeles, CA 90025 310.473.1457 TEL. 310.473.3962 ens
Redevelooment Plan Termination
Before terminating the redevelopment plan, it will be necessary to carefully examine the
project implementation documents to ensure that no outstanding debts are impaired. If there is my
outstanding debt, the Agency will need to review the agreements accompanying the debt to
determine whether there is airy implied or express covenant to keep the project intact, and to continue
receiving tax increment. There may also be statutory requirements regarding outstanding debt,
although there do not appear to be any provisions in the redevelopment law which specifically tell
agencies how to treat outstanding indebtedness upon the termination of an active redevelopment
plan; however, in the present case, we assume that along with the concurrent agency deactivation, the
city would assume the debt of the redevelopment project after the project is terminated.
While the Redevelopment Law does not specifically describe procedure for terminating a
redevelopment plan, it does set forth procedures for amendment of redevelopment plans. One
procedure may be used for the modification of a redevelopment plan which would change the
boundaries of the project area to exclude land from the project area (Health and Safety Code Section
33450 et seq. ). Arguably, the termination of a redevelopment plan is the equivalent of deleting all of
the territory from a redevelopment project, so the Redevelopment Agency would anticipate utilizing
this procedure for the plan termination.
The "Report to City Council" which is required for plan adoptions must also be prepared for
the plan amendment and made available to the public prior to the public hearing (Health and Safety
Code Section 33457.1). This report includes a wide range of information, including an
environmental analysis, fiscal analysis, and other date with respect to the impacts of the proposed
plan amendment.
The plan amendment must adopted by ordinance of the City Council (Health and Safety Code
Section 33450) which contains the applicable findings required for plan adoption ordinances (Health
and Safety Code Section 33457.1), and must be transmitted to the County Auditor, County Assessor,
affected taxing agencies, and the State Board of Equalization (Health and Safety Code Section
33457). The ordinance should contain the City Council's findings as to why the redevelopment
project is no longer necessary, and should specifically direct how any outstanding indebtedness will
be assumed
Conclusions
Having reviewed the Implementation Plan and the associated documents we think that unless the city
is willing to assume the financial obligations of the agency as set forth in Health & Safety Code
Section 33141 and the housing obligations stated in Section 33333.8(a) the study you requested is not
needed and therefore not recommended. Should you decide that you want to consider the impact of
these requirements further we would be pleased to submit a proposal for such services to you.
Sincerely,
James D. Williams
Consideration of Consultant Services —
Dissolution of Redevelopment Agency
Redevelopment Agency StafiReport
Mav 18, 2002
ATTACHMENT 3
LETTER PROPOSAL DATED MAY 22, 2002
AND PROPOSAL FOR DISSOLUTION
SERVICES, KEYSER MARSTON
ASSOCIATES, INC., DATED MAY 2002
Dissolution o[Agmy.RDA Staff Report
KEYSER MARSTON ASSOCIATES
500 SOUTH GRAND AVENUE, SUITE 1480
LOS ANGELES, CALIFORNIA 90071
PNONE: 2131622 -8095
PAR: 2131622 -5204
May 22, 2002
Mr. Lee Whittenberg
Director of Development Services
City of Seal Beach
211 Eighth Street
Seal Beach, California 90740 -6379
Re: Supplemental Proposal
Dear Mr. Whittenberg:
CITY OF SEAL BEACH
IN
MAY 2OUZ
DEPARTMENTOF
DEVELOPMENT SERVICES
ADY60es M:
REAL ESTATE
PRO a Vetovx.NT
AEEOEUAELE HOUSING
ECONOMIC DEVELOPMENT
FISCAL IMPACT
INFRASTRUCTURE FINANCE
VALUATION AEG
LITIGATION SUPPORT
Lor Angtles
Calvin F. Hollis, II
Kemleen H. Head
James A. Rabe
Paul C. Anderson
Gregory D. Soo -Hoo
San Diego
Gerald M. Trimble
Paul C. Marra
SAN FAANCRCO
A. terry Keyser
Timothy C. Kelly
Kate Earle Frank
Robert 1, Wetmore
Debbie M. Kern
We appreciated the opportunity to meet you and the interview panel yesterday and found it
beneficial to have you clarify the City's request for proposals. Pursuant to your request and
based upon the additional scope of services requested by the City, Keyser Marston
Associates, Inc. (KMA) and Murphy & Davis LLP (M &D) are providing for your review this
Supplement Proposal to our original May 10, 2002 proposal for the dissolution of the
redevelopment agency.
As described below, our team proposes to provide a Phase 1 scope of services outlined in this
Supplemental Proposal for a total cost of $11,500. If the Council decides to move forward with
the termination of the redevelopment projects and dissolution of the Agency (referred to as
Phase 2), these additional services would be the same as those defined in our original scope
of services dated May 10, 2002. The exception would be the exclusion of Task 2, Financial
Feasibility Analysis that is now being incorporated in the supplemental work scope described
below. In addition, M &D would be reviewing the documents and conclusions contained in this
Phase 1 Supplemental Scope that will reduce review and consultation time for the Task 4,
Report to the City Council outlined in the May 10 proposal.
In total, the budget from the original May 10 proposal would be reduced from $8,000 for KMA
to $4,500, and for M& D from $6,000 to $4,500. The combined total for both scopes of work
(Phase 1 and Phase 2) would be $20,500 as summarized below:
PAJ)Z5013XMAPA.gbtl
98800 000 002
Mr. Lee Whittenberg
City of Seal Beach
May 22, 2002
Page 2
Supplemental Work Scope (Phase 1 Services)
KMA and M &D will provide the following Phase 1 scope of services as requested by the City:
1. Prepare a Tax Increment Revenue Projection
KMA would conduct a review and analysis of the Agency's two Redevelopment Plans,
the Implementation Plan and the Agency's audited financial statements for the most
recent fiscal year to analyze the effect of the termination of the Redevelopment Plans.
KMA. will identify potential tax increment that would not be accrued if the Plans were
terminated. This would include identifying future tax increment that would accrue to the
City and other taxing agencies in the absence of the redevelopment projects. The tax
increment revenue projection will incorporate assumed future year valuation increases
due to new development or property transfers of ownership (if specifically identified by
City staff), as well as consideration of plan limitations set forth under existing
Redevelopment Law. The projected tax increment revenues will also identify the
amount of Housing Set Aside funds that would not accrue under such a scenario.
2. Identify Outstanding Agency Obligations
KMA and M &D will review existing Agency obligations and contracts, including bonded
indebtedness obligations or repayment of any other financing mechanisms that may be
incurred within the Project Area. City staff must provide all background information
related to such obligations, including such documentation as the Agency's CIP and
annual budgets, audited financial statements, statements of indebtedness, bond debt
service payment schedules, owner participation agreements or development and
disposition agreements, etc. in which tax increment revenues are obligated.
3. Identify How the Outstanding Agency Obligations will be Funded
Upon such review under Task 2 above, KMA and M &D will stale how such outstanding
Agency obligations will need to be funded from existing Agency and /or City resources.
PA0205013XMA:PA:gW
99900.000 002
KMA
M &D
Total
Phase 1 — Supplemental Proposal
$7,000
$4,500
$11,500
Phase 2 — Termination of Projects and Agency
(May 10, 2002 proposal, as modified to remove Task 2)
$4,500
$4,500
$9,000
Total Budget
$11,500
$9,000
$20,500
Supplemental Work Scope (Phase 1 Services)
KMA and M &D will provide the following Phase 1 scope of services as requested by the City:
1. Prepare a Tax Increment Revenue Projection
KMA would conduct a review and analysis of the Agency's two Redevelopment Plans,
the Implementation Plan and the Agency's audited financial statements for the most
recent fiscal year to analyze the effect of the termination of the Redevelopment Plans.
KMA. will identify potential tax increment that would not be accrued if the Plans were
terminated. This would include identifying future tax increment that would accrue to the
City and other taxing agencies in the absence of the redevelopment projects. The tax
increment revenue projection will incorporate assumed future year valuation increases
due to new development or property transfers of ownership (if specifically identified by
City staff), as well as consideration of plan limitations set forth under existing
Redevelopment Law. The projected tax increment revenues will also identify the
amount of Housing Set Aside funds that would not accrue under such a scenario.
2. Identify Outstanding Agency Obligations
KMA and M &D will review existing Agency obligations and contracts, including bonded
indebtedness obligations or repayment of any other financing mechanisms that may be
incurred within the Project Area. City staff must provide all background information
related to such obligations, including such documentation as the Agency's CIP and
annual budgets, audited financial statements, statements of indebtedness, bond debt
service payment schedules, owner participation agreements or development and
disposition agreements, etc. in which tax increment revenues are obligated.
3. Identify How the Outstanding Agency Obligations will be Funded
Upon such review under Task 2 above, KMA and M &D will stale how such outstanding
Agency obligations will need to be funded from existing Agency and /or City resources.
PA0205013XMA:PA:gW
99900.000 002
Mr. Lee Whittenberg May 22, 2002
City of Seal Beach Page 3
4. Describe How the Unspent Bond Proceeds can be Spent
M &D will review bond resolutions and provide a description of limitations imposed upon
the $2.3 million in unspent tax- exempt net bond proceeds currently on deposit with the
Agency.
5. Describe How Existing Housing Penalties can be Funded
City staff has indicated that there is a $600,000 affordable housing penalty imposed
upon the Agency. KMA & M &D will state how this obligation will need to be funded
from existing Agency and /or City resources.
6. Disposition of Existing Agency -Owned Properties
M &D will state what will be required to dispose of existing Agency -owned properties if
the Projects are terminated and the Agency is dissolved. Specific properties will be
provided by City staff.
Deliverables
KMA and M &D will require a minimum of four (4) weeks to complete the memorandum of
conclusion related to the scope of services outlined above, the timing of which will commence at
such time that all of the required background documentation is provided to KMA and M &D by the
City staff and a signed authorization to proceed letter is transmitted by the City, whichever is later.
Fee Amount (Phase 1)
KMA and M &D propose to complete the Phase 1 tasks outlined above for a fixed -fee of
$11,500, including expenses. This includes a budget of $7,000 for KMA and $4,500 for M &D.
The fee amount includes attendance at two (2) meetings: (a) a first meeting with City/Agency
staff to review the process and obtain background information, and (b) a second meeting to
present the conclusions of the speck items noted in the scope of services above.
Additional Services
Any additional research, document review, analysis or meeting time not included in the scope
of services outlined above, will be billed as Additional Services at the hourly rates listed below.
PA020W11KMA:PA'.gW
88800 000.002
Mr. Lee Whittenberg
City of Seal Beach
KEYSER MARSTON ASSOCIATES, INC.
HOURLY FEE SCHEDULE
May 22, 2002
Page 4
Directly related job expenses not included in the above rates are: auto mileage, air fares, hotels and
motels, meals, car rentals, taxies, telephone calls, delivery, electronic data processing, graphics and
printing. Directly related job expenses will be billed at 110% of cost.
Monthly billings for staff time and expenses incurred during the period will be payable within thirty (30)
days of invoice date. A charge of I% per month will be added to all past due accounts.
. Rates for individuals in these categories will be increased by 50% for time spent in court testimony.
MURPHY & DAVIS, LLP
HOURLY FEE SCHEDULE
Attorneys........................................................................... ..............................$ 175.00
Paralegals............................................................. ............................... $75.00- $95.00
Extraordinary expenses, such as courier services and express mail, are separately itemized and billed.
Routine expenses, such as long distance telephone calls, copying, postage, etc., are not separately
itemized but are covered by a two percent (2 %) administrative charge added to each billing.
PA02 13KMAPA:9W
99900.000 002
2002
A. JERRY KEYSER' ..................................................
............................... $ 210.00
MANAGING PRINCIPALS' .........................................
............................... $ 200.00
PRINCIPALS' .............................................................
............................... $185.00
MANAGERS' ..............................................................
............................... $155.00
SENIOR ASSOCIATES ..............................................
............................... $140.00
ASSOCIATES.............................................................
............................... $120.00
SENIOR ANALYSTS ...................................................
............................... $105.00
ANALYSTS..................................................................
..............................$ 90.00
TECHNICALSTAFF ....................................................
..............................$ 72.50
ADMINISTRATIVE STAFF ...........................................
..............................$ 57.50
Directly related job expenses not included in the above rates are: auto mileage, air fares, hotels and
motels, meals, car rentals, taxies, telephone calls, delivery, electronic data processing, graphics and
printing. Directly related job expenses will be billed at 110% of cost.
Monthly billings for staff time and expenses incurred during the period will be payable within thirty (30)
days of invoice date. A charge of I% per month will be added to all past due accounts.
. Rates for individuals in these categories will be increased by 50% for time spent in court testimony.
MURPHY & DAVIS, LLP
HOURLY FEE SCHEDULE
Attorneys........................................................................... ..............................$ 175.00
Paralegals............................................................. ............................... $75.00- $95.00
Extraordinary expenses, such as courier services and express mail, are separately itemized and billed.
Routine expenses, such as long distance telephone calls, copying, postage, etc., are not separately
itemized but are covered by a two percent (2 %) administrative charge added to each billing.
PA02 13KMAPA:9W
99900.000 002
Mr. Lee Whittenberg
City of Seal Beach
May 22, 2002
Page 5
As stated in our original proposal, our team will work with City staff to ensure the process will
proceed in a timely manner. We appreciate the opportunity to submit this Supplemental
Proposal and areavailable to answer any questions you may have regarding the scope of
services outlined'hereln:
Sincerely,
WSEOR RSTON ASSO CIATES, INC.
o
Principal
PM45013.KMAPA gbd
9 %00.000 002
MURPHY & DAVIS, LLP
C. Nicole Murphy
Attorney at Law
K E Y S ER M A R S T O N ASSOCIATES INC.
AnvrsaenN:
- 500 SOUTH 6MN0 AVENUE, SUITS IISO
REAL ESTATE
REDEVELOPMENT
LOS AND.LEE, CALIPORNIA 90071
AAOEDAELE HOUEMO
li% NS: 2131622-8095
ECONOMIC DEVELOPMENT
FAX : 2131622-5204
FIECAL IMPACT
INPEASTEUCTURE FINANCE
VALUATION No
LRIGATION SOPPOAT
'
Loa A.'slaa
May 10, 2002 -
Calvin E. Hollis, 11
Kaable.n H. Hutl
].mo A. Rabe
PEW C. AEdenan
Gregory D. Seo -Hoe
Mr. Lee Whittenberg
Director of Development Services
San Di"o
Ge1.1d M. Ta;mnl.
City of Seal Beach
Rnb." J. W'.S.
211 Eight Street
FEW C. M. ".
Seal Beach, California 90740 -6379
SAM FA,4 0
A. Jerry Keyser
Tlmowy C. Keay
Re: Proposal Services for Dissolution of Redevelopment Agency
Kate E.rle Funk
Debbie M. Kern
Dear Mr. Whittenberg:
Keyser Marston Associates, Inc. (KMA) and Murphy & Davis, LLP (M &D)
are pleased to submit
this team proposal to provide services to the City of Seal Beach. The proposed scope of
services provides for feasibility impact analysis and 'full" services
to assist the City in
terminating the City's two redevelopment projects and dissolving the
City's Redevelopment
Agency.
Our team will work closely with staff to ensure the process will proceed in a timely manner,
which we anticipate to be completed in three months. We appreciate the opportunity to submit
this proposal and hope to work with the City.
Feel free to call us with any questions or comments at (213) 622 -8095.
Sincerely,
KEYSER MARS�TOON ASSOCIATES, INC.
P . Anderson
nc coal
CITY OF SEAL BEACH
MAY 1 s 2002
DEPARTMENT OF
pEVELOPMENT SERVICES
PA020603381M:PAae
9EEW.p33.�yytOg2
MURPHY && DDAVVIS,`LLP
C. Nicole Murphy
Attorney at Law
TABLE OF CONTENTS
I.
QUALIFICATIONS AND EXPERIENCE ............................................. ...........................::.1
A.
KEYSER MARSTON ASSOCIATES ................................... ...............................
1
B.
MURPHY & DAVIS, LLP ..................................................... ...............................
2
II.
SCOPE OF SERVICES ...................................................................... ..............................4
A.
BENEFIT /DETRIMENTFEASIBILTIYANALYSIS OF TERMINATIONAND
DISSOLUTION...................................................................................... ...............................
4
Task 1 — Blight Analysis - KMA ......................................................... ...............................
4
Task 2 — Financial Feasibility Analysis - KMA .................................... ...............................
5
B.
DOCUMENT PREPARATION AND REVIEW ..................... ...............................
5
Task 1— Schedule of Actions - M& D .................................................. ...............................
5
Task 2 — Resolutions, Notices, Ordinance, and Responses to Written Objections — M &D
andKM A ............................................................................. ...............................
5
Task 3 — Mailing Notices and Labels - KMA ....................................... ...............................
6
Task 4 — Report to City Council - KMA ............................................... ...............................
6
C.
MEETING ATTENDANCE ................................................... ..............................6
III.
SCHEDULE ....................................................................................... ..............................7
IV.
BUDGET .............................................. ...
e
Agency Dissolution Services
Proposal
City of Seal Beach Page 1
QUALIFICATIONS AND EXPERIENCE
A. KEYSER MARSTON ASSOCIATES
Keyser Marston Associates, Inc. (KMA) is a full service real estate financial,
redevelopment and economic consulting firm specializing in real estate advisory and
evaluation services, redevelopment services, and financial analyses. KMA has been
serving public agencies and private clients for over 25 years and has one of the largest
real estate and redevelopment advisory practices on the West Coast. The majority of
KMA assignments involve long- standing client relationships with city and county
governments, including many of California's largest redevelopment agencies.
KMA's services fall within the following general areas:
• Real Estate Redevelopment
• Economic Development Infrastructure Finance
• Affordable Housing Fiscal Impact
• Valuation & Litigation Support
Since 19 * 73, KMA has been providing redevelopment plan adoption, economid and real
estate cnsulting assistance to cities and redevelopment agencies throughout California.
The increased complexities of redevelopment and publidprivate real estate transactions
demands strong technical skills in real estate, economics, redevelopment implementation
and public finance. The firm uniquely possesses this combination of skills.
We believe that our firm is uniquely qualified to assist the City of Sacramento through
bringing state -of- the -art knowledge concerning project implementation and real estate
development into the process. Some of the reasons include:
Over 20 years experience in assisting all levels of public sector clients throughout the
State in redevelopment project implementation services, public financing, real estate
market and evaluation services, and developer selection and negotiation.
A unique integration of real estate expertise, redevelopment practice, and a strong
public finance background, resulting in fiscal and economic analyses appropriate for
redevelopment plan feasibility studies, implementation, fiscal consultant due diligence
analysis, and affordable housing financial services.
Commitment of principals who are recognized leaders in redevelopment throughout
California. The philosophy and structure of our firm results in clients having maximum
direct contact with principals.
Agency Dissolution Services Proposal
City of Seal Beach
Page 1
KMA's ability to be cost effective for our clients given our ability to provide
comprehensive services relating to market and financial feasibility, economic analysis,
direct implementation experience and public finance without the need for multiple
consultants.
The increased complexities of redevelopment and real estate transactions demand a
strong technical understanding of real estate, redevelopment finance and a keen
understanding of California Community Redevelopment Law. The fine possesses this
unique combination of skills. The combined knowledge and expertise in these areas has
resulted in KMA's ability to provide services, which not only comply with the current
policies and practices pertaining to redevelopment, but also are based on a fundamental
understanding of real estate markets, valuations and financing.
B. MURPHY & DAVIS, LLP
Murphy & Davis, LLP (M &D) was established in 1999 to provide legal services to public
and private clients in the greater Sacramento area and throughout the State of
California. Building on years of experience in Sacramento area law firms and local
government, the partners of Murphy & Davis, LLP provide their clients the benefits of
seasoned expertise and a thorough understanding of their practice areas. As a small
firm, they are able to provide such expertise with a level of responsiveness and flexibility
that is uncommon in larger firms.
The attorneys at M &D are active in their respective professional associations and trade
groups, and contribute as speakers and officers, or publish in trade journals and legal
publications.
M &D represents redevelopment agencies in both northern and southern California. The
practice of one of the firm's partners, C. Nicole Murphy, is focused in redevelopment
and related fields such as affordable housing, CECA, eminent domain, general
municipal and local agency law, and residential and commercial real estate
development. Before founding the firm in 1999, C. Nicole Murphy worked in
redevelopment for over 20 years, first at the Sacramento law firm of McDonough,
Holland and Allen, and then in the Law Offices of C. Nicole Murphy.
Ms. Murphy's background and experience covers virtually all aspects of redevelopment
and related activities, beginning with the creation of redevelopment agencies and the
adoption, amendment, or merger of redevelopment projects. The breadth and depth of
Ms. Murphy's experience allows her to be sufficiently responsive to provide daily advice
and opinions concerning procedural and substantive activities, including Brown Act and
Public Records Act issues affecting the daily operation of agencies. Ms. Murphy has
successfully assisted in the implementation of hundreds of redevelopment projects and
programs from the negotiation and preparation of acquisition and disposition
agreements with owners and developers for housing, retail, office and industrial
Agency Dissolution Services Proposal
City of Seal Beach Page 2
developments (both new construction and rehabilitation projects, and ranging from a
single housing unit to major catalyst projects) to workouts and enforcement for troubled
projects. Ms. Murphy is also experienced in litigation involving the validity of
redevelopment plans, project activities and environmental determinations; condemnation
actions; and assessment district foreclosure proceedings. Representative
redevelopment clients include Cupertino, Folsom, Hawthorne, Sacramento and San
Pablo.
Agency Dissolution Services Proposal
City of Seal Beach Page 3
it. SCOPE OF SERVICES
Keyser Marston Associates, Inc. (KMA) and Murphy & Davis, LLP (M &D) propose to provide
redevelopment plan services to the City of Seal Beach to identify the financial impacts and
affects on the remaining blighting. conditions (if any) resulting from the termination of the City's
two redevelopment projects-and dissolution of the City's Redevelopment Agency. Assuming
the City determines to proceed with the termination of the redevelopment projects and
dissolution of the Agency, KMA and M &D will also provide the documentation and assist the
City in the legal process related to these actions. KMA and M &D have worked successfully
together in the past on redevelopment plan adoptions and amendments, and as such can
provide the City with well- integrated documents within a timely manner.
The California Community Redevelopment Law does not contain specific procedures for the
early termination of a redevelopment plan, but does contain procedures for amending a
redevelopment plan. The early termination of a redevelopment plan is akin to an amendment
shortening the life of the plan
M &D would be responsible for the overall coordination of the study and termination /dissolution
process including preparing and monitoring a schedule of actions, reviewing the report
accompanying the proposed termination of the projects and preparing resolutions and
ordinances . required in connection with terminating the redevelopment projects and dissolving
the Agency. KMA would analyze the financial impacts of terminating the redevelopment
projects including addressing remaining blight.
A. BENEFIT/ DETRIMENT FEASIBILTIY ANALYSIS OF TERMINATION AND
DISSOLUTION
Task 1 — Blight Analysis - KMA
Based upon the findings in the Implementation Plan and discussions with Agency staff
KMA will prepare a description of the remaining blighting conditions in the Project Areas
and how these remaining blighting conditions are anticipated to be alleviated following
the termination of the redevelopment projects the existing implementation plan. This
analysis will be presented to staff at the completion of the feasibility analysis. Assuming
that the Council determines to proceed with the termination of the Redevelopment Plans
and dissolution of the Agency, this analysis will be incorporated into a report to be
considered by the Agency and Council in connection with their actions.
Agency Dissolution Services Proposal
City of Seal Beach Page 4
Task 2 — Financial Feasibility Analysis - KMA
KMA would conduct a review and analysis of the Agency's two Redevelopment Plans,
the Implementation Plan and the Agency's audited financial statements for the most
recent fiscal year to analyze the effect of the termination of the Redevelopment Plans.
KMA will identify potential tax increment that would not be accrued if the Plans were
terminated. This would include identifying future taxes that would accrue to the City in
the absence of the redevelopment projects. The tax increment revenue projection will
incorporate assumed future year valuation increases due to new development or
property transfers of ownership specifically identified by Agency staff, as well as
consideration of plan limitations set forth under existing Redevelopment Law. The
projected tax increment revenues will also be subject to set asides for Low and
Moderate Income Housing and allocations to affected taxing entities.
KMA would also identify remaining obligations and contracts. This may include
repayment of bonded indebtedness or repayment of any other financing mechanisms
that may be incurred within the Project Area. Agency staff must provide all background
information related to such obligations, including such documentation as the Agency's
CIP and annual budgets, audited financial statements, statements of indebtedness,
bond debt service payment schedules, owner participation agreements or development
and disposition agreements, etc. in which tax increment revenues are obligated.
B. DOCUMENT PREPARATION AND REVIEW
Task 1 — Schedule of Actions - M &D
M &D will prepare a schedule of actions identifying all activities required by law leading to
the termination of the Redevelopment Plans and the dissolution of the Agency. The
schedule lists actions, responsible parties, scheduled dates and documents to be
prepared. This includes schedule updates as necessary.
Task 2 — Resolutions, Notices, Ordinance, and Responses to Written Objections —
M &D and KMA
M &D would prepare all required resolutions and ordinances, together with affidavits of
mailing and a procedural outline for the conduct of joint and concurrent public hearings
to consider termination of the Plans. M &D will prepare these documents for staff's use.
Together M &D and KMA will prepare responses to written objections to the proposed
terminations of the Plans and dissolution of the Agency (if any).
Agency Dissolution Services Proposal
City of Seal Beach Page 5
Task 3 — Mailing Notices and Labels - KMA
KMA will prepare required public notices and provide Agency staff with mailing labels for
mailing public notices to property owners, taxing agencies and others, as appropriate, to
be noted of the termination of the redevelopment plans and dissolution of the Agency.
Using the County Assessor data for the Project Areas, KMA will prepare mailing labels
and the associated list to be used for the distribution of the joint public hearing notice for
owners. Existing Agency occupant lists or Assessor site addresses will be used for the
occupant mailing list. For staffs reference and use, KMA will also provide staff with a
hard copy of the list of taxing agencies, owners and occupants and an electronic file.
Task 4 — Report to City Council - KMA
KMA would prepare a report of the Agency to the City Council describing the reasons for
terminating the Redevelopment Plans and dissolving the Agency, as well as information
and analysis necessary to support determinations by the City Council that the conditions
precedent to termination of the Plans and dissolution of the Agency have been satisfied
(i.e., no outstanding indebtedness or contractual obligations, completion of all required
affordable housing activities). M &D will consult with KMA concerning the preparation of
the report, including review of background materials and review of a draft of the report,
as appropriate.
C. MEETING ATTENDANCE
Both KMA and M &D would attend an initial meeting withCity /Agency staff to review the
process and obtain background information and materials and would attend the joint and
concurrent public hearings.
Agency Dissolution Services Proposal
City of Seal Beach Page 6
III. SCHEDULE
It is anticipated that the process could be accomplished within a three -month time period:. -
Month 1 would involve the initial meeting with staff, review and analysis of background
information and materials, and preparation of the feasibility analyses and report of the
Agency to the City Council.
• Month 2 would involve actions of the Planning Commission (reporting on the proposed
Plan terminations), Agency and City Council (approving/receiving the Agency's report
and setting joint and concurrent public hearings to consider the Plan terminations).
• Month 3 would involve noticing and conducting the joint and concurrent public hearings,
and the final actions on the ordinances terminating the Plans and dissolving the Agency.
Agency Dissolution Services Proposal
City of Seal Beach Page 7
IV. BUDGET
KMA and M &D propose to complete the tasks outlined in Section I for a fixed fee of $14,000,
including expenses. This includes a budget of $8,000 for KMA and $6,000 for M &D. Additional
services beyond those identified in the scope would be billed at the hourly rates listed below.
KEYSER MARSTON ASSOCIATES, INC.
HOURLY FEE SCHEDULE
A. JERRY KEYSER' .................................
MANAGING PRINCIPALS * ........................
PRINCIPALS' ............. ...............................
MANAGERS' .............. ...............................
SENIOR ASSOCIATES ..............................
ASSOCIATES ............. ...............................
SENIOR ANALYSTS ... ...............................
ANALYSTS................. ...............................
TECHNICAL STAFF .... ...............................
ADMINISTRATIVE STAFF .........................
2002
Directly related job expenses not included in the above rates are: auto mileage, air fares, hotels and
motels, meals, car rentals, taxies, telephone calls, delivery, electronic data processing, graphics and
printing. Directly related job expenses will be billed at 110% of cost.
Monthly billings for staff time and expenses incurred during the period will be payable within thirty (30)
days of invoice date. A charge of 1 % per month will be added to all past due accounts.
. Rates for individuals in these categories will be increased by 50% for time spent in court testimony.
MURPHY & DAVIS, LLP
HOURLY FEE SCHEDULE
Attorneys........................................................................... ..............................$ 175.00
Paralegals............................................................. ............................... $75.00- $ 95.00
Extraordinary expenses, such as courier services and express mail, are separately itemized and billed.
Routine expenses, such as long distance telephone calls, copying, postage, etc., are not separately
itemized but are covered by a two percent (2 %) administrative charge added to each billing.
Agency Dissolution Services Proposal
City of Seal Beach Page 8
KEYSER MARSTON EXPERIENCE
A complete description of KMA's experience is provided on the following pages. The
clients and project descriptions illustrate the range of projects of completed throughout
California.
Agency Dissolution Services Proposal
City of Seal Beach Page 9
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COMPREHENSIVE PROJECT LIST
City of Hawthorne, Hawthorne Redevelopment Agency Plan Amendment
Evaluation. KMA was called upon by the Agency's special legal counsel to provide an
evaluation of economic blight in the wake of a ruling by the Superior Court in San
Bernardino County that the blight analysis prepared by an earlier consultant to the Agency
was defective, resulting in invalidation of an amendment to the Redevelopment Plan
(Centinela Valley Union High School District, at al., vs. Community Redevelopment -
Agency of the City of Hawthorne, at al).
2. City of San Diego, Centre City Development Corporation, Merged/Expanded
Redevelopment Project. KMA assisted the CCDC in the two-year plan amendment
adoption process for a merged /expanded Centre City Redevelopment Project. Adopted in
April 1992, the +1,500 -acre project encompasses virtually all of downtown San Diego,
including three existing project areas. KMA's role in the plan adoption process included
preparation of market demand and land use absorption forecasts for office, hotel, retail,
and multi- family; detailed analysis of economic blight conditions in the expansion area; and
participation in fiscal review with affected local taxing agencies. The plan amendment and
merger was adopted in April 1992.
3. City of San Diego, San Diego Redevelopment Agency, City Heights Project
Adoption. KMA worked closely with the Redevelopment Agency of the City of San
Diego to adopt a redevelopment plan for the 2,062 -acre City Heights project. KMA
prepared fiscal impact analysis for the affected local taxing agencies and responded to
the agencies' impact statements and comments on the Draft EIR. KMA also
participated closely in fiscal review and assisted the Agency in negotiations with the
taxing agencies. The redevelopment plan was adopted in April 1992.
4. City of Stockton, Stockton Redevelopment Agency, Eastland Plaza Feasibility
Study. KMA evaluated the feasibility of adopting a redevelopment plan for a depressed
area east of downtown Stockton. The area was proposed for development of a large
supermarket anchored retail center. KMA's assignment was to define the market context
for revitalization of the surrounding area's run-down housing stock, which was negatively
impacted by adjacent industrial uses. The redevelopment plan was adopted in 1990.
5. City of South San Francisco, South San Francisco Redevelopment Agency, El
Camino Corridor. KMA was the lead consultant in providing full plan adoption services.
Key in the blight determination was the effect of irregular, shallow, and narrow parcel
configurations had on development opportunities. Additionally, market analysis
techniques were employed to establish the range of land uses to be permitted . under the
redevelopment plan. The redevelopment plan was adopted in 1993.
6. City of Los Angeles, Los Angeles Community Redevelopment Agency, Crenshaw
CD -8, Broadway- Manchester, CD -9 Corridors, Watts Corridor, Mid City,
Western /Slauson, Wilshire Center /Koreatown, Westlake Recovery Redevelopment
Plan Adoption Economic Blight Assessments for Civil Disturbance Disaster
Projects. KMA was retained to provide support to LACRA staff in plan adoption of a
Agency Dissolution Services Proposal
City of Seal Beach Page 10
major amendment to an existing redevelopment plan and adoption of eight new projects in
central and south - central Los Angeles. KMA prepared the economic blight analysis,
documenting high levels of vacancy, high crime rates, stagnant property values, and the
general economic decline in the area. KMA also advised Agency staff in matters
pertaining to the impacts of AB 1290 on plan adoption procedures and documents, the
Agency's earthquake recovery projects, and other matters. The redevelopment plans
were adopted in 1995 and 1996.
City of Santa Rosa, Santa Rosa Redevelopment Agency, Railroad Square
Redevelopment Feasibility Analysis. KMA conducted a feasibility analysis for the use of
redevelopment within an old industrial area near the Railroad Square commercial district of
Santa Rosa. The area under study consisted of an old railroad station, brick warehouses
in need of structural upgrades, property contaminated with hazardous wastes from past
uses, inadequate infrastructure, and older residential pockets. The key question was
whether sufficient increment would be generated to substantially contribute to solving the
problems in the area, particularly in light of the AB 1290 mandatory tax - sharing schedule.
The results of the survey indicated that the project was not financially feasible and was not
pursued.
a. City of Los Angeles, Redevelopment Agency of the City of Los Angeles, Assess-
ment of Barriers to Earthquake Recovery. KMA assessed the potential economic
barriers to a general economic recovery within the San Fernando Valley and Hollywood
areas following the Northridge earthquake. The study included information regarding the
general state of the local economy prior to and since the earthquake, existing market
trends within the affected areas, and specific economic problems that emerged as a direct
result of the earthquake. This information was compiled to assist the LACRA in focusing
their efforts to stimulate reconstruction in heavily impacted areas, including the ultimate
adoption of five recovery projects in January 1995.
9. Sacramento Housing and Redevelopment Agency, Mather Air Force Base. KMA
acted as lead consultant to the Sacramento Redevelopment Agency to undertake
redevelopment of their Mather Air Force Base site, as proposed under special legislative
authorization. Specific responsibilities include an analysis of economic blighting conditions
in the proposed project area, financial feasibility analysis and coordination of document
preparation by the plan adoption team of consultants. The redevelopment plan was
adopted in 1995.
10. City of Oakland, Oakland Redevelopment Agency, Coliseum Redevelopment
Project. KMA lead a large -scale effort to define and quantify the blighting conditions for
a +6,000 -acre Project in a mixed -use area of Oakland. Analysis included physical and
economic blight, utilizing geographic information system graphics to demonstrate the
incidence and prevalence of blight. KMA also analyzed the financial feasibility of the
Redevelopment Plan. The Project was adopted in August 1995.
11. City of Fresno, Fresno Redevelopment Agency, Roeding Business Park
Redevelopment Project. KMA was lead consultant assisting and advising in the
adoption of the Redevelopment Plan for the Roeding Business Park Redevelopment
Project. The Project Area includes a large underutilized area (1,200 acres) which has
long been designated as a light industrial area of the City. Responsibilities included
Agency Dissolution Services Proposal
City of Seal Beach Page 11
overall coordination, scheduling and management of adoption activities, preparation of
required reports including preliminary report and report to city council, review of
documents, and consultations with taxing entities. The redevelopment plan was adopted
in July 1996.
12. City of San Diego /Southeastern Economic Development Corporation, Central
Imperial Amendment No. 2. KMA assisted in an amendment to the Central Imperial
Redevelopment Plan. The amendment proposed to add territory to an existing
redevelopment project with the objective of facilitating development of underutilized land
for neighborhood - serving commercial uses to benefit a large undeserved community.
KMA's role involved a market assessment for commercial uses, scheduling adoption
activities, conducting physical and economic blight studies, preparing tax increment
projections, conducting the financial feasibility analysis, and advising on project area
committee expansion. The plan amendment was adopted in November 2000.
13. City of Fresno, Fresno Redevelopment Agency, Redevelopment Plan Adoption
and Merger (Merger #1 and Merger #2). KMA assisted the City of Fresno with the
adoption of two new redevelopment plans and the merger of 10 existing redevelopment
projects into two separated merged project areas. Redevelopment efforts are intended
to assist the City with plans to achieve revitalization of the downtown area and position it
as a vital regional center serving both Fresno and the San Joaquin Valley. Merger #1
was adopted in 1998 and Merger #2 was adopted in 1999.
14. City of Oxnard, Oxnard Community Development Commission, Historic
Enhancement and Revitalization of Oxnard (HERO) Redevelopment Project. KMA
assisted the City of Oxnard with adoption of a 2,400 -acre redevelopment project that
encompasses much of the older commercial and industrial areas of the City. The
objective of the redevelopment project is to facilitate the revitalization of key commercial
corridors and older industrial areas suffering from incompatible adjacent uses and
economic decline. KMA prepared the economic and physical blight analysis, the
Preliminary Report, the Report to Council, and provided scheduling, project coordination
and consultation to the agency on issues related to project feasibility and implementation.
The redevelopment plan was adopted in 1996.
15. City of San Francisco, San Francisco Redevelopment Agency, Transbay
Redevelopment Project. In an assignment for the Agency, KMA worked on the
adoption of the proposed Transbay Redevelopment Project in downtown San Francisco.
Consultation services included review of blight issues impacting the Transbay area,
preparation of a Blight Report, analysis of the private sector economics for the Concept
Plan, and evaluation of the proposed project's financial feasibility. Plan adoption is
pending.
16. City of Novato, Novato Redevelopment Agency, Hamilton Army Airfield. KMA's
experience in affordable housing strategies and military base conversion and disposition
- played a key role in the conveyance process of 1,500 homes on the Hamilton Army
Airfield from military to civilian use, KMA's role continued into the adoption of a
redevelopment plan for the Airfield. While the reuse of the historic military installation
presented the City with opportunities, existing facilities were obsolete and has limited
reuse potential. The base infrastructure didn't comply with city requirements or typical
Agency Dissolution Services Proposal
City of Seal Beach Page 12
urban standards. KMA was able to assist the City in developing a financially feasible
redevelopment plan while guiding the City through the redevelopment adoption process
under the military conversion chapter of the California Redevelopment Law. The
redevelopment plan was adopted in March 1998.
17. City of Citrus Heights, Community Redevelopment Agency Commenced Corridor
Redevelopment Project. KMA assisted in adoption of the City's commercial corridors
as a redevelopment project area. The Project Area contained approximately 557 acres
and included commercial, residential and light industrial uses. Following incorporation in
1997, the City had assumed responsibility of providing basic government services to the
community. Due to the City's relatively low portion of the basic one - dollar tax rate (less
than 10 percent), the City relied heavily on its main revenue source, sales tax revenue to
support service costs. This revenue source had declined in resent years and was
threatening the City's economic health and development. Because of the City's
significant reliance on sales tax revenue and challenges to the City's existing
commercial infrastructure from existing and proposed malls, it was critical to the City's
long -term financial health that the existing revenue from commercial development be
preserved and enhanced. The redevelopment plan was adopted in June 1998.
18. City of Commerce, Commerce Community Development Commission, Project No.
4. The Commerce Community Development Commission selected KMA to conduct a
series of studies to examine the possibility of establishing a fourth redevelopment
project to continue Commerce's strong redevelopment efforts aimed at converting old
manufacturing facilities into modern industrial sites. KMA conducted a market
assessment examining the greater Los Angeles industrial region. The assessment of
the local market included a rental survey and examination of industrial building inventory
by classification and quality. KMA conducted a financial feasibility analysis and blight
survey and presented staff with a boundary recommendation. Following the conclusion
of the feasibility study, KMA assisted the Commission with the adoption project including
preparing the major documents including, Preliminary Report and Report to Council, and
assisting in project management. The redevelopment plan was adopted in July 1998.
19. City of San Francisco, San Francisco Redevelopment Agency, South Bayshore
Redevelopment Plan Feasibility Study. Keyser Marston assessed the feasibility of
adopting a redevelopment project area in the South Bayshore area of San Francisco.
The study included documenting physical and economic blight conditions,
recommending project area boundaries, developing a multi -year financial model for the
project, preparing an implementation plan and documentation and plans necessary for
adoption of the project area. The plan adoption is still pending.
20. City of San Francisco, San Francisco Redevelopment Agency, Bayview /Hunters
Point Redevelopment Plan Amendment. KMA assisted the Agency with assessing
the feasibility of the proposed Bayview /Hunters Point Amendment. In coordination with
.-
the Agency, KMA conducted a large -scale effort to define, quantify, and document
economic blight conditions for a 2,538 -acre residential, commercial, and industrial area
in San Francisco. In addition, Keyser Marston prepared the tax increment projections
and analyzed the financial feasibility of the proposed plan. The plan amendment is
pending.
Agency Dissolution Services Proposal
City of Seal Beach Page 13
21. City of San Jose, San Jose Redevelopment Agency, Civic Plaza Redevelopment
Project. KMA assisted the San Jose Redevelopment Agency with the adoption of a
redevelopment plan encompassing a seven -block area with the downtown area selected
as the location for the return of the City's civic center to the downtown core as a catalyst
to downtown revitalization within a blighted area. KMA analyzed project area physical
and economic conditions and the financial feasibility of establishing a redevelopment
plan. KMA's plan adoption services included preparation of the Preliminary Report,
coordination of the overall adoption process, scheduling, assistance with Project Area
Committee formation, and support to Agency staff. The redevelopment plan was
adopted in June of 1999.
22. City of Los Angeles, Redevelopment Agency of the City of Los Angeles, Northeast
San Fernando Valley Redevelopment Project. KMA assisted the Agency with
preparation of the blight analysis for the 6,700 -acre redevelopment project which largely
overlays the existing Pacoima/Panorama City Earthquake Disaster Assistance Project.
The purpose of the Project was to assist the City in revitalizing major commercial
corridors and redeveloping underutilized industrial areas of the San Fernando Valley.
KMA also conducted the blight field survey, prepared and managed the project area
database, and preparing the Preliminary Report. KMA's work was completed in October
1999. Due to a lack of political support, the adoption of the redevelopment plan was not
pursued.
23. City of Indio, Indio Redevelopment Agency, Redevelopment Plan Adoption and
Merger. KMA assisted the City of Indio with the merger of two existing redevelopment
projects within the City and the addition of over 2,800 acres to create a merged project
area. The merged redevelopment project will assist the City in achieving its goal of
supporting the development of new industrial and commercial businesses, creating jobs,
and alleviating stagnant business conditions within City boundaries. KMA's services
included performing an initial feasibility study to evaluate whether the territory to be
added would meet the blight and urbanization requirements in the redevelopment law.
Subsequent services included project coordination, scheduling, preparation of all key
documents (redevelopment plan, preliminary report and report to city council), blight
analysis for both the added area and the existing projects, and preparation and
coordination of the EIR. The amendments were adopted in November 1999.
24. City of Sacramento, Sacramento Housing and Redevelopment Agency, Northgate
Feasibility Study. KMA completed an economic feasibility study to assist the Agency in
determining whether or not to move forward with a plan adoption. The area being
considered includes commercial corridors primarily developed with strip center uses and
adjacent residential areas. A key factor in the analysis was the potential development that
could be generated from a vacant area that would provide the revenues to rehabilitate the
larger project area. KMA prepared a tax increment projection based upon historic
assessed value growth trends and anticipated development projects. The potential
projects included auto mall, retail power center and light industrial development. The
Agency is in the process of adopting the redevelopment plan.
Agency Dissolution Services Proposal
City of Seal Beach Page 14
25. City of Santa Rosa, Santa Rosa Redevelopment Agency, Southwest
Redevelopment Project. KMA assisted the Santa Rosa Redevelopment Agency with
the adoption of the Southwest Redevelopment Project. The Southwest Project Area
consisted of two noncontiguous areas totaling approximately 2,006 acres of primary
residential uses with a corridor of commercial uses and a few pockets of industrial.
development. In an attempt to move forward with revitalization of the Southwest Area,
the City and County agreed to work cooperatively in a joint redevelopment project to
bring about a comprehensive redevelopment plan for Southwest Area.
In addition to preparing the major documents supporting the blight and financial
feasibility findings, KMA worked extensively with Agency staff in the community
participation process. Community outreach meetings were held before the adoption
process was formally started. Also, the Agency formed a Project Area Committee. KMA
prepare the materials necessary to form the PAC as well as conducted the PAC
election. The Project was adopted in June 2000.
26. City of Cupertino, Cupertino Redevelopment Agency, Repositioning of the Vallco
Fashion Park. KMA assisted the City of Cupertino in the adoption of a redevelopment
project to revitalize the 1.4 million square foot Vallco Fashion Park. KMA prepared the
blight and financial analysis to determine the eligibility and financial benefit of including
the mall in a redevelopment project.
The 22- year -old mall for the most part has become functionally obsolete. The mall
began to decline in 1996 with the dosing of the Emporium department store, one of the
mall's three anchors. Following the departure of the Emporium the vacancy rate of the
mall climbed to 25% while retail sales declined by 20 %. This is a particular problem for
the City of Cupertino because the Valloo Fashion Park has historically generated 30% of
the City's total retail sales tax.
Redevelopment is being considered as the gap financing source to insure that the mall
we be renovated in a comprehensive manner that will not only stop retail sales leakage
but will again establish Valloo as a competitive first class mall. The redevelopment plan
was adopted in July 2000.
27. City of Sacramento, Sacramento Housing and Redevelopment Agency, McClellan
Air Force Base. KMA was retained by the Sacramento Housing and Redevelopment
Agency to evaluate the feasibility of establishing a redevelopment project at the
McClellan Air Force Base and the adjacent Waft Avenue commercial corridor. Key
issues considered included whether the commercial corridor should be included in the
redevelopment project and the impact of its inclusion on the plan adoption procedural
requirements and schedule. KMA conducted a windshield survey of the base and the
commercial corridor, analyzed the pros and cons of including the commercial corridor,
prepared tax increment and possessory interests projections, and a preliminary
- assessment of the economic incentives that could be offered to private development
teams redeveloping the military base. KMA also projected time frames and preliminary
schedules for adoption of the redevelopment project under different scenarios. At the
conclusion of the feasibility phase, the Agency decided to proceed with the Plan
adoption. KMA prepared the key documents in the adoption process including the
Agency Dissolution Services Proposal
City of Seal Beach Page 15
Preliminary Report and Report to Council. The redevelopment plan was adopted in
November 2000.
28. City of Long Beach, Long Beach Redevelopment Agency, Re- Adoption of the
Central Long Beach Redevelopment Project. KMA assisted the Long Beach
Redevelopment Agency in readopting the Central Redevelopment Project. The Project
was originally adopted in 1993 as a "disaster project" following the civil disturbances in
April and May of 1992. Due to numerous assessment appeals the total assessed value
of the Project declined below the base year value and was not anticipated to generate
tax increment in the reasonable future. For this reason, the Agency rescinded the
original adoption ordinance and readopted the Project. KMA prepared the Preliminary
Report reaffirming the prevalence of blighting conditions in the 2,600 acre Project Area
and identified a financially feasible project based on future tax increment. KMA also
prepared the Report to City Council for the readoption of the proposed Project. The
Plan was readopted in December 2000.
29. City of San Jose, San Jose Redevelopment Agency, Business Clusters Project.
KMA was asked by the San Jose Redevelopment Agency examining the feasibility and
latter to project plan adoption services to establishing a non -tax increment
redevelopment project area incorporating seven non - contiguous shopping centers
located throughout the City of San Jose. These older neighborhood centers have
experienced a decline in retail activity, with private sector attempts to revitalize these
areas proven to be unsuccessful. It is the Agency's intent to revitalize the shopping
centers with redevelopment programs such as facade improvements and landscaping.
No residential uses were included within the seven dusters. It was found that six of the
seven retail clusters met the legal test of a blighted area. The San Jose Retail Clusters
Blight Assessment was presented to the Agency in July 1998. In August 1998, the
Agency requested the plan adoption services to assist with the proposed adoption of the
Retail Clusters Redevelopment Project. The redevelopment plan was adopted in March
2001.
30. City of San Jose, San Jose Redevelopment Agency, Eminent Domain
Amendments for West San Carlos and The Alameda Redevelopment Projects.
Keyser Marston assisted the Redevelopment Agency prepared key components of the
Report to City Council in support of the amendments to extend eminent domain in the
West San Carlos and The Alameda Redevelopment Projects. This included describing
the need for extension of the eminent domain authority and impacts on residents within
and adjoining the Project Areas.
The West San Carlos Street and the Alameda Redevelopment Plans were both adopted
on March 5, 1991. The Redevelopment Agency's eminent domain was currently set to
expire on July 1, 2001. The Agency amended the Redevelopment Plan to extend
eminent domain authority for 10 -years to coincide with the durations of the plans.
Both the West San Carlos Street and the Alameda Projects can be characterized as
strip commercial corridors encompassing approximately 108 and 51 acres respectively.
Both project areas included some residential units interspersed among the commercial
businesses and additionally a few units above the ground floor retail. However, the
Agency did not have or propose to adopt eminent domain authority over residential uses
so there was no requirement to form a Project Area Committee (PAC). The reasons for
extension of the amendment domain authority was to provide the Agency with the ability
Agency Dissolution Services Proposal
City of Seal Beach Page 16
to assembly small parcels to create sites large enough to meet contemporary business
needs. The amendments were adopted in June 2001.
31. City of Healdsburg, Community Redevelopment Agency of the City of Healdsburg,
Amendment No. 2 to the Sotoyome Community Development Project Area. KMA
assisted in the adoption of an amendment to the Sotoyome Community Development
Plan. The 1,432 acre Project Area included the downtown area. The purpose of the
amendment was to amend and increase the tax increment limit for the Development
Plan from $100 million to $307 million for the Project Area, amend and increase the
bonded indebtness limit from $50 million to $100 million, and extend the time limit to
incur debt from 2011 to 2014. KMA also assisted the Agency in developing an updated
project and programs list to address the changing needs of the community. KMA's role
in the adoption of the amendment included the preparation of the adoption schedule
activities, the physical and economic blight analysis, the financial feasibility, the
Amended Development Plan, the Preliminary Report, and the Report to the City Council.
The plan amendment was adopted in July 2001.
32. City of Arcadia, Arcadia Redevelopment Agency, Amendment No. 5 to the Central
Redevelopment Project KMA assisted the City of Arcadia with an amendment to the
existing Central Redevelopment Plan to add 75 acres of territory. The area to be added,
generally know as the South Arcadia Business District, is an older commercial corridor
along the southern edge of the City. Originally developed in the 1950's, business
activity had declined in South Arcadia, in part, due to the small lot sizes, and age and
substandard design of the buildings. The goal of the City is to implement
redevelopment programs that had been successful used in the City's downtown area in
South Arcadia commercial area. Programs contemplated for the Amendment Area
include-key public improvements, commercial rehabilitation program and business
attraction and retention programs to assist property owners and local businesses in
improving the area's image, physical condition, and economic conditions. The Plan
Amendment was adopted in July of 2001.
33. City of Novato, Novato Redevelopment Agency, Second Amendment to the
Hamilton Field Redevelopment Project. The Agency requested KMA to assist in the
adoption of an amendment to the 371 acre original project area of the Hamilton Field
Redevelopment Project. The purpose of the amendment was to amend and increase
the tax increment limit for the original project area from $137 million to $400 million and
amend and increase the bonded indebtness limit from $101.8 million to $120 million.
KMA's role in the adoption of the amendment included the preparation of the adoption
schedule activities, the physical and economic blight analysis, the financial feasibility,
the Amended Redevelopment Plan, the Preliminary Report, the Report to the City
Council, and responses to written objections. The plan amendment was adopted in
December 2001.
34. County of Monterey, Monterey County Redevelopment Agency, Adoption of the
Fort Ord Redevelopment Project KMA was retained by Monterey County to assist with
the adoption of a redevelopment plan for the portions of the former Fort Ord that are
under the County's jurisdiction (and not within the limits of any incorporated Cities in
- Monterey County). The Project Area is comprised of approximately 19,300 acres and is
largely undeveloped. Major portions of the Project Area were used by the Army for live -
fire training exercises and are contaminated with unexploded ordnance. KMA's role was
to prepare key documents, prepare an analysis of the physical and economic blighting
conditions present on the former military base, and analyze the financial feasibility of the
proposed Redevelopment Plan. While general conditions on the base had been
Agency Dissolution Services Proposal
City of Seal Beach Page 17
analyzed during the preparation of the Reuse Plan, data on specific conditions in the
County portion of Fort Ord was limited. In addition, due to the present limited available
of water resources, the extent of potential future development is uncertain, thus making
the analysis of future revenues and expenditures more complicated. Through field
surveys, document review, and careful coordination with the Fort Ord Reuse Authority-,
other consultants, and County staff, KMA was able to document existing conditions and
project future development scenarios that allowed analysis of the feasibility of the
project. The Redevelopment Plan was adopted in February 2002.
35. City of Boise, Capital City Development Commission, Adoption of the Gateway
East Urban Renewal Project. Keyser Marston prepared an eligibility report for the
proposed Gateway East Urban Renewal Project for the Capital City Development
Corporation pursuant to Chapter 20 Urban Renewal Law of the Title 50 Municipal
Corporations of the Idaho Statues. The purpose of the report is to provide support that
the Project Area is "deteriorated" or "deteriorating" which is one of the required findings
that the City Council must make before further consideration to approve an Urban
Renewal Plan. The 1,070 Project Area is located within both the City of Boise and Ada
County unincorporated territory. The City Council is interested in redeveloping the
Project Area to facilitate the development of light industrial, research and development,
technology and manufacturing uses, as well as related commercial uses and to create
an attractive identifiable entry point to the City. A lack of adequate access was the
primary factor inhibiting redevelopment and development of the area which is blighting
condition under Idaho Urban Renewal law. The project is currently in the adoption
process with project approval anticipated by the end of 2002 or beginning of 2003.
36. City of Henderson, Henderson Redevelopment Agency, Amendment to.Project
Area No. 1. KMA is assisting the Landwell Corporation and the City of Henderson in
adding certain underutilized land owned by the corporation totaling approximately 2,500
acres to the existing Henderson Redevelopment Area. The U.S. Government during
World War II developed the BMI facility for the processing of magnesium used in the
U.S. military arsenal. Following the end of World War II the U.S.. Government sold the
facilities to the private sector. Much of the underutilized land includes extensive
evaporation ponds covering over 1,000 acres, which are no longer used.
Landwell is looking to the redevelopment agency for assistance in consolidating and
relocating the ponds so that the site can be developed in a manner consistent with the
City's long -term goals for residential, commercial and public uses. KMA's role has been
threefold; 1) to prepare financial projections on tax increment revenues which could be
generated from the project; 2) to prepare an existing conditions report (blight analysis)
on the proposed added area; and 3) to act as a liaison between Landwell and the City in
discussing the benefits of the project and plan amendment procedures. Plan
amendment adoption is anticipated for fall 2001.
Agency Dissolution Services Proposal
City of Seal Beach Page al
KEYSER MARSTON REFERENCES
San Jose Redevelopment Agency
Ms. Susan Shick
Executive Director
50 West San Fernando Street
Suite 1100
San Jose, California 95113
(408) 277 -4744
City of Santa Rosa
Mr. Stephen Burke
Executive Director
90 Santa Rosa Avenue
Santa Rose, California 95404
(707) 543 -3300
Long Beach Redevelopment Agency
Mr. Otis Ginoza
Redevelopment Administrator
Long Beach Redevelopment Agency
333 West Ocean Boulevard, Third Floor
Long Beach, California 90802
(565) 570 -5093
McDonough, Holland & Allen
Dave Beatty, Esq.
555 Capitol Mall, Suite 950
Sacramento, California 95814
(916) 444 -3900
Kane, Ballmer & Berkman
Murray D. Kane, Esq.
515 South Figueroa St. Suite 1850
Los Angels, CA 90071-3301
(213) 617 -0480
Agency Dissolution Services Proposal
City of Seal Beach Page 19
KMA Team Members
A unique strength of KMA is the depth, continuity and availability of our principals. The firm's
principals bring years of practical experience in working with business and government, and
provide convenient and personal service to our clients.
KMA has offices in San Francisco, Los Angeles, and San Diego with a staff of over 40
employees. While each principal has a broad background in all aspects of real estate
consulting, each has a specific area of expertise related to their education, experience, and
interest.
The following KMA staff members will provide the services required under this assignment.
More detailed resumes for each staff member are also included in the proposal.
Mr. Paul Anderson will oversee the blight assessment and document preparation services
services. Mr. Anderson manages KMA's plan adoption services. Mr. Anderson has been
active in the redevelopment field for fifteen years and has been involved in the preparation and
adoption of numerous redevelopment plans, amendments, feasibility studies and
implementation plans for cities throughout California.
Mr. Greg Soo-Ho o will prepare the financial feasibility analysis including tax increment
projection and identification of remaining obligations. Mr. Soo-Hoo is a Principal with the Los
Angeles office and provides project management for the fiscal and financial consulting
assignments. He has over fifteen years of experience in redevelopment and public finance.
Mr. Soo -Hoo is experienced in the preparation of tax increment revenue and cash now analyses
and has participated as financial consultant in the preparation of tax increment revenue and
cash flow analyses for nearly 40 bond issues totaling nearly $900 million. He has assisted
redevelopment agencies in providing technical assessed valuation analyses, the preparation of
tax increment revenue projections for a variety of redevelopment project areas and the State
reporting requirements for redevelopment agencies. He previously worked for five years as
budget and fiscal analyst in the County's Chief Administrative Office and provides familiarity
with key County staff and knowledge of County systems.
Agency Dissolution Services
Proposal
City of Seal Beach Page 20
KEYSER M ARSTON ASSOCIATES INC.
PAULANDERSON
Mr. Andcroon is a principal at
Keyser Marston Assodates' Los
Angeles office. Prior to joining
KMA, Mr. Anderson managed
plan adoption services at Katz
Hollis. Mr. Anderson has over 15
years of experience in
redevelopment, land use planning
and urban design.
Key Role
Oversees KMA's redevelopment
eBart in Southern California. His
background in planning and urban
design provides specialized
insights into the redevelopment
adoption process.
Specialization
Redevelopment Specialist
Mr. Anderson has extensive
experience in managing and
directing redevelopment plan
adoptions and amendments
throughout California. He is
experienced in all aspects of plan
adoption services and providing a
full range of plan adoption
services, as well as preparing
technical documents, providing
ongoing staff support to clients,
working with community groups
and the formation of Project Area
Committees (PACs).
Mr. Anderson has assisted in the
adoption and amendment of broad
range of large complex projects
including the adoption of the
12,000 -acre North Long Beach
Redevelopment Project and the
merger of seven redevelopment
projects in the City of Seaside. He
has assisted in the adoption of
many small and specialized
projects including the Olivehurst
Community Plan in Yuba County
and the Flood Control Disaster
Project for the City of Roseville.
Mr. Anderson's work experience in
advance ptanning for the City of
Manhattan Beach, redevelopment
plan adoption for the Los Angeles
Community Redevelopment
Agency, and urban design for a
private sector design firm in San
Francisco makes him uniquely
qualified to assist cities in their
redevelopment efforts.
Professional Credentials
Mr. Anderson received his
bachelors degree in architecture
from the University of Southern
Califomia and is a member of the
American Planning Association.
KEYSER M ARSTON ASSOCIATES INC.
GREGORY D. SOO -HOO
Mr. So Hco is a principal in Keyser
Marston Associates' Los Angeles
office. Mr. So Hoo joined KMA in
1991 and has over 17 years of
experience as a consultant to
California redevelopment agencies.
Key Role
Mr. Soo-Hoo has managed
redevelopment tax increment
services for KMA clients. These
services include long range
projections of redevelopment
Project area taxable values and tax
revenues, estimation of
assessment appeal valuation and
tax refund impacts, preparation of
agency financial reports and
redevelopment plan adoption and
plan amendment financial
feasibility studies. Mr. So Hoo is
also experienced with local
government Mane having worked
with the Los Angeles County Chief
Administrative Office as a
redevelopment and budget analyst
for six years.
Fiscal Consultant
Mr. Soo-Hoo has been a fiscal
consultant assisting redevelopment
agencies in the issuance of tax
allocation financings totaling nearly
$2 billion. He has managed a wide
range of fiscal consulting services
including the verification of
redevelopment project area
taxable values, review of historic
valuation patterns, Identification of
major property owners,
determination of assessment
appeal impacts, and the projection
of current and future year tax
increment revenue Flow. Mr. Soo.
Hoc, has also assisted bond
underwriting teams in the
preparation and review of bond
offering documents and has been
an active participant in
presentations to bond insurance
and bond rating agencies,
Financial Feasibility Studies
Mr. Soo-Hoo specializes in the
preparation of financial and
economic feasibility analyses
required for the adoption or
amendment of redevelopment
project areas. The analyses
typically consist of a multi -year
comparison of tax increment and
other revenue resources vis -a -vis
anticipated capital improvement
and redevelopment program costs.
Economic feasibility models have
been incorporated in all plan
adoption or plan amendment
Reports to Council prepared by
IWA. On -going cash flow services
have been provided to the various
redevelopment agencies, including
Brea, Long Beach and Glendale.
Assessed Valuation Services
The assessed valuation services
Mr. So Hco has provided to cities
and redevelopment
agencies include review of
assessment appeal flings arid an
estimation of fiscal impacts to local
taxing entities, parcel by parcel
verification of base year and
current year assessed values and
the identification of misallocation of
annual tax revenues. The
assessment appeal analyses have
also been supplemented with
estimations of site - specific values
to project the likelihood of future
reductions in assessed values due
to appeals.
Financial Reporting
Mr. Soo-Hoo has assisted
agencies in the preparation of
annual disclosure reports required
to bond rating agencies on agency
valuation impacts and changes.
Mr. Soo-Hoo has also assisted
redevelopment agencies with
compliance reports required under
State law.
Professional Credentials
Mr. Soo-Hoo has conducted
Redevelopment Institute financial
training courses sponsored by the
California Redevelopment
Association.
He is a graduate cum laude of the
University of Southern California
and holds a masters degree in
public administration, with a
specialization in public finance.
MURPHY & DAVIS, LLP, REPRESENTATIVE EXPERIENCE AND REFERENCES
Representative projects over the past eight years have included the following:
• Two amendments to increase time limits, increase tax increment rap, extend
eminent domain and update land uses in Sacramento (Oak Park and Del Paso
Heights).
Contact: Dan Moellenberndt
Sacramento Housing & Redevelopment Agency
(916) 440 -1399
• An amendment to delete territory in Sacramento (Sacramento Army Depot).
.Contact: Amy Marshall
Sacramento Housing & Redevelopment Agency
(916) 440 -1399
• The adoption (pending) of a new redevelopment project area in Sacramento
(Northgate Boulevard).
Contact: Kelly Korver
Sacramento Housing & Redevelopment Agency
(916) 440 -1399
• The adoption of a new 7,000 -acre project area in Long Beach.
Contact: Otis Ginoza
Redevelopment Administrator
Long Beach Redevelopment Agency
(565) 570 -5093
• An amendment to increase time limits, increase the tax increment cap and
merge projects in San Mateo.
Contact: Diana Whitecar
Economic Development and Business Assistance
Manager
City of San Mateo
(650) 522 -7242
Agency Dissolution Services Proposal
City of Seal Beach Page 21
An amendment to extend the time limit on the use of eminent domain in
Hawthorne.
Contact: Michael Goodson
Planning Director
City of Hawthorne
(310) 970 -7939
The adoption of a new project area for the revitalization of an aging regional
shopping center in Cupertino.
Contact: Steve Piasecki
Community Development Director
City of Cupertino
(408) 777 -3236
Agency Dissolution Services Proposal
City of Seal Beach Page 22
C. NICOLE MURPHY
MURPHY & DAVIS, LLP
300 Capitol Mall, Suite 1110
Sacramento, California 95614
www.m - mlaw.com
Facsimile (916) 446.6489 Telephone (916) 446. 6462E -Mail cnmurphy @m- mlaw.com
PROFESSIONAL EMPLOYMENT
June 1999
Partner, Murphy & Davis, LLP,
to Present:
Sacramento, California
March 1997
Principal, Law Offices of C. Nicole Murphy,
to June 1999:
Sacramento, California
August 1993 to
Attorney, McDonough, Holland & Allen,
March 1997:
Sacramento, California
May 1978 to
Legal Analyst, McDonough, Holland & Allen,
August 1993:
Sacramento, California
PROFESSIONAL EXPERIENCE
Ms. Murphy's redevelopment background and experience extends over 20 years and
includes: (a) the creation of numerous redevelopment agencies; (b) the adoption,
amendment and merger of innumerable redevelopment plans; (c) the negotiation and
preparation of owner participation agreements, disposition and development agreements,
and documents and agreements related thereto, for all types of projects (commercial,
residential, industrial); (d) the preparation, adoption and amendment of implementation
plans; (e) the preparation and /or review of loan agreements and other financing
documents; (f) the review and analysis of environmental documents for various
redevelopment activities; (g) the preparation and /or review of affordable housing plans,
projects and programs, including replacement and inclusionary housing plans, for -sale
and rental housing development project agreements, and downpayment assistance and
other subsidy programs; and (h) litigation concerning the validity of redevelopment
projects, tax increment financing, affordable housing requirements and other issues
related to project implementation. Current redevelopment clients include the Cupertino,
Folsom, Hawthorne, Rocklin, Sacramento, San Mateo and San Pablo Redevelopment
Agencies.
Representative projects within the last several years have included the following:
Adoption of a redevelopment plan and negotiation /preparation of an owner
participation agreement for the rehabilitation and upgrade of an outdated regional
shopping center;
• Negotiation and preparation of multiple disposition and development agreements for
a mixed -use project including retail, public and residential uses;
C. Nicole Murphy
Page 2
Negotiation and preparation of a disposition and development agreement for a 70-
room hotel with a potential 30 -room second phase;
Consultation and advice concerning relocation and replacement housing issues
related to the acquisition and development of various projects;
Negotiation and preparation of disposition and development agreements for a major
hotel and commercial project involving two separate developers in a joint
development project and including major public facilities (parking, plaza, etc.);
Negotiation and preparation of a number of acquisition agreements for both
"opportunity" and development - necessary acquisitions, including acquisition of a
mobilehome park;
Consultation and advice concerning low and moderate income housing issues,
including the preparation of documents to establish and implement loan programs
and the negotiation and preparation of a disposition and development agreement
and related covenants for a low and moderate income housing project;
Consultation and advice concerning owner participation issues and the preparation
of owner participation agreements for the expansion of two commercial
developments;
The adoption of a new 7,000 -acre redevelopment project area;
Various redevelopment plan amendments to add new territory, increase time limits,
increase the tax increment cap, merge projects, extend eminent domain and update
land uses.
In addition to representing redevelopment agencies, Ms. Murphy has advised numerous
cities and private developers on a variety of public law matters, including: (a) general plan
amendments; (b) condemnation; (c) land use litigation; (d) the preparation of public works
contracts and statutory development agreements; (e) assessment district delinquency
collections, including judicial foreclosure actions; and (f) opinions and advice on CEQA,
employment, Brown Act, Political Reform Act, land use, relocation and other issues.
Ms. Murphy has also participated as a speaker at seminars and conferences of the
California Redevelopment Association and the League of California Cities on various
topics, including "Tax- Sharing Agreements /Mandatory Payments to Taxing Entities"
(California Redevelopment Association, Financial Management Seminar),
"Redevelopment Update Briefing" (League of California Cities, City Manager's
Conference), "Plan Adoption Best Practices" (California Redevelopment Association,
Legal Issues Symposium) and "Critical Elements of the DDA/OPA" (California
Redevelopment Association, Redevelopment Institute).
PROFESSIONAL EDUCATION
Juris Doctor, 1993
McGeorge School of Law, Sacramento, California
C. Nicole Murphy
PROFESSIONAL AFFILIATIONS
Member, State Bar of California
Member, American Bar Association
Member, Sacramento County Bar Association
Member, California Redevelopment Association
Page 3
Consideration of Consultant Services -
Dissolution of Redevelopment Agency
Redevelopment Agency Staff Report
May 28, 1001
ATTACHMENT 4
LETTER PROPOSAL DATED MAY 23, 2002
AND EVALUATION OF PROPOSED
REDEVELOPMENT AGENCY
DISSOLUTION, A. C. LAZZARETTO &
ASSOCIATES, DATED MAY 10, 2002
Dus.lutm ofA,.,.WA Swff Rc A
Fnom: Donne Lnnreao To: Lee Miillmong
9
A.C. Lazzaretto
& Associates
Dominic D. Lazzaretto
A ...... I,
Add....
Po L3073
Sabank, CA 91504
Tel
�n 0)5694526
Fa:
(819)5547099
mall.
dom @0000 rem
Date: SCIM002 Time a42:30 AM Page 2of5
May 23, 2002
VIA FACSIMILE
Lee Whittenberg
Director Development Services
City of Seal Beach
211 Eighth Street
Seal Beach, California 90740 -6379
Subject: Addendum to Proposal for Consulting Services — Dissolution of The Seal
Beach Redevelopment Agency
Dear Mr. Whiumberg,
It was a pleasure to meet you and the City staff on Tuesday. Per your request, please find
below an addendum to our proposal to provide consulting services to Vow organization. I
believe that the enclosed scope of work and revised cost estimate will better match the project
specifics we discussed at our meeting.
Scope of Work
The following section will identify the specific tasks that will be completed throughout this
project. Costs for the project are described under Price Proposal in the section that follows
this. It is our understanding that this project would not include the actual dissolution action;
rather, it would be an assessment, report, and recommendation onthe impacts and issues that
would arise should the Redevelopment Agency cease operations.
The list below is merely provided as a framework for the evaluation of progress on this
project. The proposed outline of services has been prepared in abroad fashion in orderto give
the Agency as much flexibility as possible. Many of these tasks — while generally organized
in the order that they will be completed —will be conducted simultaneously and incorporated
into other actions. The tasks that have specifically been identified at this time are as follows:
From Leonine L ararete To Lee Wtinenberg Date: 5R3R002 Time 9:4:30 AM Page 3 of 5
Lee Whittenberg
City of Seal Beach
May 23, 2002
Page 2 of 4
of Work
f Kick -Off Meetings: A series of meetings between team members and City /Agency staff to discuss
project specifies goals, and familiarize ourselves with program cbleel:ves_
Creation of Project Schedule: Based or, *he infornat on gatrered at :-e k,ck -o' meerr,gs a prclec:
2 schecule will be created whim identifies key target caves a ^.d oro ect — iiesto -es Tr s will be updated
regularly as the project evolves
Document Review: In Initial stages of the project A C Lazaretto & Associates wiill . gather pertinent
documents from the Redevelopment Agency including the adopted Redevelopment Plans and any
associated amendments, Implementation Plans annual budgets disposition and development
' 3 agreements, pass - through agreements land use covenants, and staff reports for project- related 1
activities. We will review these documents to assess the impact of and identify any roadblocks to
dissolution of the Agency and to get a better feel for the goals and objectives of each project area
-These documents will also assist in the Tore detailed analyses that will follow.
Legal Issues Identification: With the assistance of your Agency attorney, we will conduct a thorough
review of court rulings and legal requirements concerning the dissolution of a redevelopment agency.
4 California Redevelopment Law has recently been updated to require additional conditions prior to
closing redevelopment projects and this analysis will ensure that the requirements and the process of
dissolution are clearly understood.
Tax Increment Projections /Fiscal Analysis: Through a review of recenttax�incremenl history and
I. an analysis of project area budgets and financial statements. we will establish detailed tax increment
projections and assess the fiscal impact of closing the project areas and terminating the
5 Redevelopment Agency. This step will include analysis of tax Increment that would be passed
through to the Low and Moderate Income Housing Fund as well as to affected taxing entities. In
'addition, the fiscal analysis will - provide an assessment of the net Income and expenditures of City
funds upon termination of the Agency to ensure that the Gty would remalt�sGally sotvelgshould this
action proceed° e
Identification & Payment of Outstanding Obligations: Through the review of adopted disposition
and development agreements, existing bonded indebtedness, loans, and pass - through agreements,
6 we will identify any obligations that would continue upon the closing of the Agency. In addition, we will
propose a method for financing such outstanding obligations in order to assess the impact on the
City's other resources, including the General Fund.
Disposition of Unspent Bond Proceeds. It is our understanding that the Agency has approximately
y $2.3 million In bond proceeds available from a refinancing in 2000 Through your bond cocnsel, we
y}ill_review fhe details of the bond prospectus and identify on or more appropriate mat hod a of
„fiisposing ofthe. funds ^s
Affordable Mousing Requirements: Recent changes to the Redevelopment Law now require certain
housing requirements be met prior to declaring that no further need for redevelopment exists. We will
assess past affordable housing development in the project areas as well as in the City as a whole to
B determine these requirements have been met. Should additional affordable housing production be
needed, we will detail the type and number of units needed prior to dissolving the Agency. In addition.
we will assess the income and expenditures of the Agency's Housing Fund to determine if an "excess
surplus" situation exists, and if so, will identify a method for expending the funds appropriately.
Fmm. pomme Lamrello To', Lee Milli pale: 51 M002 Time 9.42:30 AM Page d of 5
Lee Whittenberg
City of Seal Reach
May 23, 2002
Pace 3 of 4
'Disposal of Agency Property: It is our understanding that the Agency holds title to ce"un property
9 in the Project Areas We will review the terms of these acquisitions and identify a means of disposing
of the property upon the cessation of the Agency. In addition, we will assess whether the title could
appropriately be transferred to the City
Method of Dissolution: Through a review of the California Redevelopment Law, we will assess the
10 steps involved in dissolving the Redevelopment Agency and provide a framework for the proper
method or ceasing operations. This will include a detailed description of the notices required, the
ordinances that must be adopted and the findings that are necessary prior to Agency Dissolution.
Report of Findings & Recommendation: Based on the information gathered in the previous steps
' and the results of the various analyses, A . Lazzaretto & Associates will prepare: a preliminary report
11 of findings and make recommendations on future actions,. The key facet of this report will include the
analysis of the overall fiscal impact of terminating the Redevelopment Agency. It is expected that City
star ill review and comment on the draft document prior to the finalization of the report. We would
expect the document to be finalized after twp graft versions
Presentation of Findings: As part of the completion of this project, we will present our findings and
12 recommendations to the City Council /Redevelopment Agency. This can simply be in the form of
distributing the final version of our report, but we would also anticipate a PowerPoint presentation at a
public meeting of the bodies.
Consultant Oversight It is expected that we would need to work with Agency legal and bond counsel
and no subcohsultants would be required for this project; ,. however , should the scope of work change
13 from that identified above, additional support may be required. -A C Ler<aretto E Associates, acting
as lead consultant on the project, will interface win, and coordinate work assignments for, any
subconsultants brought In at that time
Status Reports: In addition to updating t ^.e orcect schedule regularly, we will provide periodic verbal
14 and written status reports to City staff to ensure that all team members are comfortable with the
process as well as the progress of the project. These would be in the form of personal meetings,
smalls, letters, and telephone conversations.
Meeting Attendance: Members of A C Lazzaretto & Associates will attend up to two neetings of the
15 Agency:Board /City Council, as requested or appropriate, to answer questions and provide updates.
Any additional meetings, would be billed at our normal hourly rates
Associated Duties: In addition to those tasks Identified above, we will provide all services related to
16 the analysis of Redevelopment Agency dissolution and general assistance as requested. Generally
speaking, these items will be included in the "not -to- exceed" figure identified below; however those
tasks requested which are outside of this Scope of Work will be billed at regular hourly rates.
Shouldthe Agency be interested in moving forward with the dissolution of the Agencyupon completion ofthis phase ofthe
project, A.C. Lamaretlo & Associates would be happy to provide the necessary services — generally the remaining items
identified in our original Proposal for Services — at that time under separate agreement.
From Dominic Lamreae To: Lee WfGae berg Dale: 54DiQ002 Time: 9:62:30 Rd Page 5 o/5
Lee Whiffenberg
City of Seal Beach
May 23, 2002
Pace 4 of 4
Price Proposal
In order to complete this project, we propose that an actual time and materials agreement be established, based on the
standard hourly billing rates identified below, with a "not -to- exceed" figure set at $17,500. This limit would include any
costs associated with the Agency's bond counsel reviewing the outstanding indebtedness up to $2,500. In addition to the
established figure, it is expected that Seal Beach would provide reimbursement for expenses incurred in direct association
with the completion of this project. Such expenses would include duplication fees, photo processing fees, and the cost of
gathering property and sales tax data from independent sources, if necessary. Travel to and from meetings would not be
charged to the City.
Hourly Billing Rates
A.C. Laaaretto & Associates
Summary of Qualifications
Our firm has been quite successful in the past in providing services for a wide range of redevelopment projects, including
agency formation, project area adoptions, amendments, and mergers, and the whole gambit of implementation. Wbilewe
have not worked on a project specifically dealing with agency dissolution, we feel that the depth of our experience in the
field of redevelopment and our familiarity with the law will enable us to successfully complete the tasks required for this
project. We also feel that we have assembled a project team that is unsurpassed in ability and experience, while still
providing a proposal that reduces overall costs to your agency.
Thank you for providing us with the opportunity to propose on this exciting project. We look forwardto seeing you at the
Council Meeting on May 28a'. If you have any questions, or require any additional information, please call either Andy
Lamicreno or myself at (818) 569 -4526.
Cordially,
Dominic Lazz3�s
Associate
Principal
$135.00
Senior Associate
$9500 1.
Assoc ate
$75 00
Senor Analyst
555.00
Protect A -ayst
Sc5 co
Secretarial & Clerical
524.50.
Summary of Qualifications
Our firm has been quite successful in the past in providing services for a wide range of redevelopment projects, including
agency formation, project area adoptions, amendments, and mergers, and the whole gambit of implementation. Wbilewe
have not worked on a project specifically dealing with agency dissolution, we feel that the depth of our experience in the
field of redevelopment and our familiarity with the law will enable us to successfully complete the tasks required for this
project. We also feel that we have assembled a project team that is unsurpassed in ability and experience, while still
providing a proposal that reduces overall costs to your agency.
Thank you for providing us with the opportunity to propose on this exciting project. We look forwardto seeing you at the
Council Meeting on May 28a'. If you have any questions, or require any additional information, please call either Andy
Lamicreno or myself at (818) 569 -4526.
Cordially,
Dominic Lazz3�s
Associate
Proposal for Consulting Services
Evaluation of Proposed Redevelopment
Agency Dissolution
Seal Beach Redevelopment Agency
Prepared:
May 10, 2002
A.C. Lazzaretto & Associates
P.O. Box 3073
Burbank, CA 91504
Tel: (818) 569 -4526
Fax: (818) 558 -7088
Email: acl @acla==n
ww acla=.com
3!_T A.C. Lazzaretto & Associates
Table of Contents
1. INTRODUCTION
2
2. DESCRIPTION OF RELATED EXPERIENCE
4
3. GENERAL STATEMENT OF SERVICES AND QUALIFICATIONS
7
Philosophy
7
Benefits to the Client
7
Competitive Strengths
Collaborative Expertise
8
g
Services
8
4. IDENTIFICATION OF PROJECT PARTICIPANTS & STAFF RESUMES
10
Assignment of Duties
l0
5. REFERENCES
14
6. SCOPE OF WORK
15
Project Timeline
17
7. LEGAL STIPULATIONS
18
Insurance Coverage
1S
Non - Discrimination
18
Independent Contractor Status
18
S. PRICE PROPOSAL
19
9. ATTACHMENT 1 - BAUER ENVIRONMENTAL SERVICES
20
May 10, 2002 Page i
A.C. Lazzaretto & Associates
1. Introduction
Legal Name of Firm:
A.C. Lazzaretto & Associates
Address:
P.O. Box 3073
Year Established:
Burbank, CA 91504
Telephone:
(818) 569 -4526
Facsimile:
(818) 558 -7088
Email:
acl@aclazz.com
Website Address:
www.aclazz.corn
Type of Firm:
Sole Proprietorship
State of Incorporation:
California
Year Established:
1985
Key Personnel: Andrew C. Lazzaretto, Principal
The firm of A.C. Lazzaretto & Associates, a full - service management and local government
consulting firm, has extensive experience in all phases of redevelopment and economic
development. We have assisted communities throughout southern California with
redevelopment project area adopt ions, mergers, and amendments, including the Cities of La
Habra, West Covina, Santa Fe Springs, Paramount, Artesia, and South El Monte. In addition, we
have recent experience in critically analyzing redevelopment projects in the Cities of Los
Angeles, Arcadia, and Diamond Bar, wherein our fain reviewed project proposals and evaluated
the fiscal and political merits of moving forward.
In addition to many project area adoptions, mergers, and amendments, we have performed tax
increment projections, housing studies, property acquisition and relocation coordination, housing
set -aside projects, feasibility assessments, and environmental management duties. While the
dissolution of a redevelopment project is a highly unusual action, our experience in working with
a diversity of projects will provide a strong background into the needs of the Seal Beach
Redevelopment Agency. Finally, because we are a modest sized firm, we are able to be
extremely responsive to any challenges that could occur during the course of a project and you
are ensured that the company Principal will actively participate throughout the entire process.
We would be able to initiate the project immediately and would expect that the project would be
completed in approximately three (3) months. It is our understanding that this project would not
include the actual dissolution action; rather, it would be an assessment, report, and
recommendation on the impacts and issues that would arise should the Redevelopment Agency
cease operations. Throughout every phase of the project, our firm would provide draft
documents and regular updates to ensure that the staff remained informed and had an opportunity
to provide significant input into the ultimate conclusions and recommendations.
May 10, 2002 Page 2
A.C. Lazzaretto & Associates
In addition to the members of A.C. Lazzaretto & Associates who will work on this project, it is
anticipated that Sandra Bauer of Bauer Environmental Services would complete an
environmental review to ensure compliance with the California Environmental Quality Act
(CEQA). We have worked with this firm in the past, which has demonstrated a strong
understanding of environmental issues and has a familiarity of working with local and statewide
public agencies. A complete description of the tasks each firm will perform along with a
description of their capabilities is included later in this document. -
The following pages more specifically identify our proposal for this project, including complete
descriptions of the scope of work, project timelines, associated project experiences, resumes for
key team members, references, and hourly billing rates. For more information on the capabilities
of A.C. Lazzaretto & Associates, please visit our website at www.aclazzcom.
May 10, 2002 Page 3
A.C. Lazzaretto & Associates
2. Description of Related Experience
The section below identifies the four most recent and related projects in which A.C. Lazzaretto
& Associates has participated, all of which happen to be ongoing projects. A listing of additional
project experience is fisted later in this document. In each of these projects, A.C. Lazzaretto &
Associates was responsible for all document creation, coordination of subconsultants, and all
consultations with governmental agencies and taxing entities, community organizations, and the
public. While the projects listed below do not specifically match the requirements of this
project, they will nevertheless provide a basis for being able to understand the key issues of the
proposed action.
Paramount Project Area Merger. A.C. Lazzaretto & Associates is currently assisting the
Paramount Redevelopment Agency with an amendment and merger of its three existing
redevelopment project areas. With the recent changes to the California Redevelopment Law, our
firm has been charged with reviewing the modifications to the law and making recommendations
on the fiscal impacts of those changes. Such reviews have included an analysis of the adopted
and amended redevelopment plans, a review of legal opinions and court rulings, and creation of
financial projections based on one or more proposed alternatives.
Chinatown Redevelopment Project: Our firm has been retained by the County of Los Angeles
Chief Administrative Office to review the proposed First Amendment to the Chinatown
Redevelopment Project in the City of Los Angeles. A key function of this project includes a
critical analysis of the benefits and drawbacks of continuing redevelopment in the project area.
As such, exhaustive document review was necessary, financial analyses and cash flow
projections were created, and a brief blight assessment was undertaken
Santa Fe Springs Project Area Amendment & Legal Reviews: A.C. Lazzaretto & Associates
is currently assisting the City of Santa Fe Springs Community Development Commission with a
review of its existing redevelopment projects to assess the benefits of amending the time limits to
meet current laws. In addition, due to the recent Santa Ana Unified School District Decision, we
have prepared a detailed analysis of the financial and legal impacts that the legal ruling would
have on the City's finances. As with the other projects listed above, we have conducted a
thorough review of the pertinent issues, prepared financial projections, and identified major and
minor impacts that would result from taking various actions.
Diamond Bar Project Review: The City of Diamond Bar has previously considered the
adoption of a redevelopment project in their City, but the action was challenged by members of
the community. The City has now hired our firm to review specific, smaller areas of the City to
determine the viability of adopting a more refined project area. This analysis has required not
only a blight assessment to determine feasibility, but also an analysis of the political and
economic impacts of adopting a redevelopment project in an area of heightened scrutiny. While
this project is at the opposite end of the spectrum of dissolving a redevelopment agency, many of
the analyses are similar, including: affordable housing production requirements, long -term debt
analyses, cash flow projections, and cost -benefit assessments.
May 10, 2002 Page 4
A.C. Lazzaretto & Associates
A.C. Lazzaretto & Associates has provided project management and consulting services for
numerous clients for over sixteen years. The following is a sampling of projects conducted by
the firm.
Project Area Formations, Mercers, & Amendments
City ojLa Mirada:
Amendment No. 2 to the Industrial - Commercial Redevelopment Project Area
City of BelYlower:
Redevelopment Project Area No. 1
City of Paramount.
Redevelopment Project Area No. 2
Redevelopment Project Area No. 3
Paramount Consolidated Project Area
City ojLa Habra:
Delta One Redevelopment Project Area
Alpha Four Redevelopment Project Area
La Habra Consolidated Redevelopment Project
City of South El Monte:
Redevelopment Project Area No. 1
Redevelopment Project Area No. 2
City of Santa Fe Springs:
Amendment No. III to the Amended Consolidated Redevelopment Project Area
Washington Boulevard Redevelopment Project Area
Amendment No. 1 to the Washington Boulevard Redevelopment Project
City of Artesia:
Redevelopment Project Area No. 1
City of Arcadia
South Arcadia Redevelopment Project
May 10, 2002 Page 5
A.C.Lazzaretto & Associates
The following section briefly describes the current project client list of A.C. Lazzaretto &
Associates and a brief identification of the type of work conducted.
Current Proiect List
Agency Project(s)
City of Diamond Bar Project Area Location Assessment
City of Santa Fe Springs
County of Los Angeles
Irwindale Redevelopment Agency
Paramount Redevelopment Agency
Santa Fe Springs Community
Development Commission
West Covina Redevelopment Agency
Environmental Management Services
Superfund Redevelopment Project
Review of the LAX Master Plan EIS /EIR
Assessment of the Proposed Chinatown
Project Area Amendment
Project Area Administration &
Implementation
Adoption of the Paramount Consolidated
Project
Redevelopment Project Implementation
Project Area EIR Update
Project Area Administration &
Implementation
May 10, 2002 Page 6
A.C. Lazzaretto & Associates
3. General Statement of Services and Qualifications
Background
A.C. Lazzaretto & Associates is a highly respected professional research & management
consulting firm specializing in servicing municipal agencies. Our expertise includes:
➢ Blight Analyses & Project Area Adoptions, Mergers, & Amendments
➢ Negotiating Owner Participation & Disposition & Development Agreements
➢ Grants Applications and Administration
➢ The Use of Housing Set -Aside Funds
➢ Implementation Plans Under AB 1290
Executive Recruitment & Temporary Managerial Staffing
The firm was founded in 1985 by Andrew C. Lazzaretto, Jr., who has more than 37 years of
general administration & redevelopment management experience. Prior to founding the
company, Mr. Lazzaretto held a number of senior management positions with several California
municipalities. Foremost is his experience as City Manager & Executive Director for the Cities
of Burbank, Alhambra, Pomona, Stanton, & Walnut.
Mr. Lazzaretto is a Corporate Member of the International City & County Management
Association & a member of the American Society of Public Administration, Urban Land
Institute, Western Governmental Research Association, & the Academy of Political Science.
Mr. Lazzaretto has published many insightful articles addressing a wide range of issues; has
often been quoted in local & regional newspapers, journals, & magazines regarding his
perceptive opinions on current topics; & has made public presentations to many groups,
including the League of California Cities, the California Contract Cities Association, & the
California Redevelopment Association.
Philosophy
Our guiding philosophy is to develop a close working relationship with each client, their staff, &
other specialists; & to provide authoritative analysis & carefully considered recommendations
throughout all phases of the project. Quality work & excellent relationships with our clients are
our primary goals.
Benefits to the Client
A.C. Lazzaretto & Associates has a commitment to provide high quality redevelopment &
management consulting services for all aspects of municipal government. We utilize our diverse
May 10, 2002 Page 7
A.C. Lazzaretto & Associates
experience in public administration to serve our clientele with accurate & reliable guidance,
information, project management, & implementation. Working with A.C. Lazzaretto &
Associates provides several key benefits otherwise unavailable to the client. These benefits
include:
• Each Project Guaranteed To Be Done On Time & To The Letter Of The Law
• Work Completed In An Efficient, Cost Effective Manner
• Reduced Confrontation With the Public Through Personal Consultation
• Our Technical Expertise Enables Clients To Focus On Project Goals
• Project Members Are Provided With Detailed Schedules To Outline Project Procedures
• Our Staff Will Attend Public Hearings To Justify Actions & Clarify Laws
➢ Staff Informed & Updated Of Progress Regularly
Competitive Strengths
A.C. Lazzaretto & Associates is unique in that the company principal is personally involved in
each project. The professional staff is thoroughly trained to ensure consistency, accuracy, &
reliability in the quality of report & document preparation. We have assisted a broad variety of
clients with an equally broad range of projects, giving us the capability of being very responsive
& extremely reliable. A.C. Lazzaretto & Associates has created an atmosphere of professional
expertise that has generated repeat assignments from over 90% of its clientele.
Our extensive management experience, ongoing commitment to keeping abreast of current
changes in the law & our knowledge of economic & development trends in the industry are
utilized to best serve the specific needs of each client.
All staff members are computer literate & have an advanced working knowledge of the latest
versions of the most popular software applications. In addition, A.C. Lazzaretto & Associates
has a presence on the Internet & is well versed on its capabilities & associated functions.
Collaborative Expertise
The firm has established working relationships with the following professionals to add to its
overall strength: environmental & hazardous waste remediation consultants; relocation
negotiation experts; attorneys; engineering, planning, & financial firms; oil well abandonment &
utility relocation contractors; & county & state officials.
Services
A.C. Lazzaretto & Associates offers a variety of professional services spanning the full cycle of
project planning, development, & implementation in both redevelopment & general municipal
management. We present timely & thorough communication of findings & recommendations,
either verbally, or in a written format suitable for use by the client. On those projects that must
May 10, 2002 Page 8
A.C. Lazzaretto & Associates
conform to the California State Redevelopment Act, all documents are written to comply with
the Health & Safety Code, Section 33000, ET sEQ. The specific services offered by the firm
include:
Redevelopment Proiect Formation, Mercer, & Amendment
Blight Studies
Feasibility Analyses
Tax Increment Projections & Audits
Public Information .& Hearing Proceedings
Public Presentations
Follow -up Documentation
Taxing Entity Consultation
Project Implementation, ManasemenA & Administration
Economic Development
Public Safety Service Analyses
Developer Negotiations
Profonna Analyses
Affordable Housing Studies & Projects
Property Acquisition & Relocation Coordination
Environmental Management
Used Oil Recycling & Source Reduction (AB 939) Compliance
Grant Application, Administration, & Management
Executive Recruitment
May 10, 2002 Page 9
A.C. Lazzaretto & Associates
4. Identification of Project Participants & Staff Resumes
The following pages contain the resumes of the professional members of the staff of
A.C. Lazzaretto & Associates that will participate in this project. Each person listed has attained
a college degree and each has a Masters degree in Political Science, Organizational
Development, or Public Administration. In addition to attending institutions of higher learning,
all of the staff members have extensive practical experience working with both public & private
corporations.
Assignment of Duties
For this project, Dominic Lazzaretto, Associate, will be the Project Manager, providing the day -
to -day responsibilities, including meeting attendance, report and document generation, and
financial projections. Andrew Lazzaretto, the company Principal, will provide oversight, direct
support, and assistance where appropriate. This combination affords the City the opportunity to
have the depth of knowledge of the company Principal, when necessary, while keeping costs
reasonable. Both Dominic and Andrew have participated in all of the project area adoption
actions described above and both have a deep understanding of the tasks that will be required to
complete this project. Andrew Lazzaretto will attend all public meetings to provide the insight
that can only be provided by a person with over 37 years of redevelopment experience.
Bauer Environmental Services will be responsible for the environmental review of the project
areas and the proposed action Sandra Bauer, the firm Principal, will conduct the necessary
reviews and attend all relevant meetings. A full description of their qualifications is included as
Attachment 1 to this proposal.
May 10, 2002 Page 10
A.C.Lazzaretto & Associates
Andrew C. Lazzaretto, Jr.
Principal
Experience Mr. Lazsaretto has in excess of 37 years of professional experience in
public & private administration, redevelopment, & ;economic
development. His background includes management & administration of
projects involving economic development, community redevelopment,
general management, economic analysis, environmental management, &
public finance.
Prior to establishing the consulting firm specializing in services to
municipalities & redevelopment agencies, Mr. Lazzaretto served as City
Manager & Executive Director of Redevelopment for the Cities of
Burbank, Alhambra, Stanton, Pomona, & Walnut. He also held
administrative positions in the Cities of Montebello & Lynwood. Under
his direction industrial parks were developed, downtown areas were
revitalized & redeveloped, & major public & private improvements were
planned & implemented. In the course of bringing these changes about,
Mr. Lazzaretto helped place over $200 million in public financing,
primarily using Tax Increment Financing.
Responding to the dynamics of a changing society, Mr. Lazzaretto has
guided the firm into important new activities. Recently, he has become
actively involved in the formation & administration of publicly assisted
housing projects utilizing Tax Increment Housing Set -Aside Funds.
Providing first time Low- & Moderate - Income families with the
opportunity of purchasing homes has been one of his most rewarding
experiences.
In addition to these redevelopment-oriented activities, W. Lazzaretto has
also become very involved in the field of Environmental Management.
While assisting various client cities he has developed Source Reduction &
Recycling Elements, Household Hazardous Waste Elements, Nondisposal
Facility Elements & other strategies in response to AB 939; reviewed &
critiqued environmental site assessments & remediation plans; provided
economic & environmental review & analysis for the development of a
3,000 tons per day Materials Recovery Facility (MRF); monitored &
analyzed the citing & expansion of a major regional sanitary landfill;
made presentations to the State Regional Water Quality Control Board,
the Department of Toxic Control Substances, the Department of Health
Services, the County Local Task Force, & the Waste Management
Commission; administered & supervised the clean -up of contaminated
properties; & developed a working knowledge of Federal & California
May 10, 2002 Page 11
yA.C.Lazzaretto & Associates
environmental laws & regulations, & the California Environmental
Quality Act (CEQA).
Mr. Lazzaretto is currently serving as Redevelopment Consultant to the
Cities of Santa Fe Springs, Irwindale, and West Covina.
Education Master of Science
California State University, Los Angeles, California
Organization & Management & Personnel
Bachelor of Arts
St. Mary's College of California, Moraga, California
Political Science & Public Administration
Member International City Management Association
American Society for Public Administration
Urban Lard Institute
Western Governmental Research Association
The Academy of Political Science
May 10, 2002 Page 12
I= L A.C.Lazzaretto & Associates
i Dominic D. Lazzaretto
Associate
Experience Dominic Lazzaretto has assumed redevelopment related responsibilities in
preparing Implementation Plans under AB 1290 for the Cities of Santa Fe
Springs, Perris, La Habra, La Palma, Montebello, Bellflower, Vista, &
San Juan Capistrano; assisting in the formation & amendment of project
areas in the Cities of Paramount, La Habra, Santa Fe Springs, & Artesia;
& expediting the Section 108 loan & EDI Grant application process for
the Cities of Norwalk & Pico Rivera. Mr. Lazzaretto has also reviewed
Disposition & Development documents for the City of Pico Rivera &
created Property Disposition Reports for the Cities of Norwalk & Fresno.
In addition to assisting with redevelopment activities, Dominic has
managed projects dealing with various municipal functions, including the
research & implementation of the Safety Service Contracts in the Cities of
Santa Fe Springs, Whittier, La Mirada, La Habra Heights, & Rancho
Cucamonga; working with Joint Powers Authorities, the Cities of
Bellflower, & Santa Fe Springs in applying for & managing Recycling
Grants; & assisting with the background investigation process for
potential management personnel in the City of Arcadia. He has also been
a key member of the team that revised Southern California Edison's
Electric & Magnetic Fields Design Guidelines.
Prior to joining the firm in 1994, Mr. Lazzaretto held several positions
within the hospitality industry, where he worked directly with
corporations of all sizes & a number of local, state, & federal agencies.
The professional expertise that Dominic brings to the firm includes project
research & development, financial modeling, public outreach, &
feasibility assessments. He has an excellent understanding of the
California Redevelopment Law, as revised by AB1290, & a working
knowledge of CEQA & NEPA requirements.
Education Master of Public Administration
Cahfornia State University, Long Beach, California
Public Policy & Administration
Bachelor of Science
with Honors & High Distinction
Pennsylvania State University, University Park, Pennsylvania
Hotel, Restaurant, & Institutional Management
Member Municipal Management Assistants of Southern California
California Redevelopment Association
May 10, 2002 Page 13
A.C. Lazzaretto & Associates
5. References
The following references represent a list of persons who employed or worked with A.C.
Lamretto & Associates on Project Area adoption, merger, or amendment projects.
Additionally, several of the contacts listed below have employed our fum for redevelopment
implementation projects.
Mr. Fred Latham, City Manager
City of Santa Fe Springs
11710 Telegraph Road, Santa Fe Springs, CA 90670
(562) 868 -0511
Amendment No. III to the Consolidated Redevelopment Project Area & Amendment No. 1 to the
Washington Blvd. Project Area
Mr. Tom Monk, City Manager &
Executive Director of the Redevelopment Agency
City of La Habra
201 E. La Habra Blvd., La Habra, CA 90631
(562) 905 -9700
Delta 1, Alpha 4, & Consolidated Project Areas
Ms. Lari Sheehan, Assistant Administration Officer
Los Angeles County CAD's Office
Kenneth Hahn Hall of Administration, 500 W. Temple, Room 723, Los Angeles, CA 90012
(213) 974 -1174
Chinatown Redevelopment Project & LAX Master Plan EIR/EIS Review
Mr. William Holt, Executive Director
California Joint Powers Insurance Authority
4952 La Palma Ave., La Palma, CA 90623
(562) 402 -6372
Redevelopment Project Areas No. 2 & 3 (in Paramount)
Mr. Tom Parrington, Attorney at Law
Tompkins & Parrington
P.O. Box 589, Alhambra, CA 91802 -0589
(626) 289 -3727
Various Project Area Adoptions
May 10, 2002 Page 14
A.C. Lazzaretto & Associates
6. Scope of Work
The following section will identify the specific tasks that will be completed throughout this
project. Costs for the project are described under Price Proposal on Page 19. It is our
understanding that this project would not include the actual dissolution action; rather, it would be
an assessment, report, and recommendation on the impacts and issues that would arise should the
Redevelopment Agency cease operations.
The list below is merely provided as a framework for the evaluation of progress on this project.
The proposed outline of services has been prepared in a broad fashion in order to give the
Agency as much flexibility as possible. Many of these tasks — while generally organized in the
order that they will be completed — will be conducted simultaneously and incorporated into other
actions. The tasks that have specifically been identified at this time are as follows:
of Work
t Kick-Off Meetings: A series of meetings between team members and City staff to discuss
project specifics, identify goals, and familiarize ourselves with program objectives.
Creation of Project Schedule: Based on legal requirements and information gathered at
the kick-0ff meetings, a project schedule will be created which identifies target dates. This
2 schedule will contain any pertinent code references and will be updated regularly as the
project evolves. Once complete, the Schedule will provide a history of the actions taken
and have references to any resolution numbers and Ordinances that are adopted as part of
this project.
Document Review: In initial stages of the project, A.C. l a„are0o & Associates will gather
pertinent documents from the Redevelopment Agency including the adopted
Redevelopment Plans and any associated amendments, Implementation Plans, annual
y budgets, disposition and development agreements, pass - through agreements, land use
covenants, and staff reports for project - related activities. We will review these documents
to identify any roadblocks to dissolution of the Agency and to get a better feel for the goals
and objectives of each project area. These documents will also assist in the more detailed
analyses that will follow.
Legal Issues Identification: With the assistance of your Agency attorney, we will conduct
a thorough review of court rulings and legal requirements concerning the dissolution of a
4 redevelopment agency. California Redevelopment Law has recently been updated to
require additional conditions prior to dosing redevelopment projects and this analysis will
ensure that the requirements and the process of dissolution are clearly understood.
Blight Analysis: This will be a general physical analysis of the project areas to identify
current conditions. Photos will be taken to support findings. In addition, property tax, crime
6 data, vacancy rates, and other available financial information will be reviewed to identify
the economic conditions of the project areas. The essential question to be answered in
this step will be the goals and objectives of the redevelopment agency been satisfied
such that dissolution would be justified?
May 10, 2002 Page 15
A.C.Lazzaretto & Associates
Task Description of Action
Tax Increment Projections /Fiscal Analysis: Through a review of recent tax increment
history and an analysis of project area budgets and financial statements, we will establish
detailed tax increment projections and assess the fiscal impact of dosing the project areas
and terminating the Redevelopment Agency. This step will aim include an analysis of tax
6 increment that would be passed through to the Low and Moderate Income Housing Fund
as wall as to affected taxing entities. In addition, the fiscal analysis wit review any long-
term debt (bonds, loans, etc.) that is outstanding to ensure that they can be retired prior to
dissolution of the Agency and a review of Agency assets will be conducted to identify
whether they need to be disposed of prior to dissolution or if they can be transferred to the
city.
Affordable Housing Production Requirements: Recent changes to the redevelopment
law now require certain housing requirements be met prior to declaring that no further need
T for redevelopment exists. We will assess past affordable housing development in the
project areas as well as in the City as a whole to determine if these requirements have
been met. Should additional affordable housing production be needed, we will detail the
type and number of units needed prior to dissolving the Agency.
Taxing Agency Consultation: While it is expected that the taxing entities affected by the
redevelopment project areas would welcome the termination of the projects, we will offer
8 consultation to these agencies to ascertain their position on the proposed action. Any
letters of support received by taxing entities would be helpful if challenges to the dissolution
were made later.
Project Area Committee Consultation: Should then: be one or more project area
committees in the existing project areas, we will review their by -laws to ensure that they
would not affect the dissolution process. In addition, we will meet with the PAC to review
9 the method of dissolution and the reasons for conducting such an action. Their input and
approval would be sought. As with the taxing agency oonsuhation, this step would not be
integral to a dissolution action, but would serve to support any future actions taken by the
Agency.
Public Outreach: We would recommend holding at least one public information session
during this process to allow the public a method of addressing concerns and asking
questions prior to moving forward with dissolution. This would help to identify any major
10 concerns that would arise out of considering dissolution. If the action were seen by the
public as being controversial, we would recommend increasing the number of public
information meetings. Finally, we would also offer consultation to any active community
organizations in the project areas.
Environmental Review: This will be the primary task of Bauer Environmental Services. A
review of the adopted Environmental Impact Reports as well as any subsequent, relevant
it documents will be conducted to ensure that all CEOA requirements have been met by the
Agency. That is, the review will assess .whether all mitigation measures have been
properly adopted and ail environmental impacts have been minimized to the extent
possible prior to the dosing of the redevelopment projects.
Report of Findings & Recommendation: Based on the information gathered in the
previous steps and the results of the various analyses, A.C. Lazzaretto & Associates will
12 prepare a preliminary report of findings and make recommendations on future actions. It is
expected that City staff will review and comment on the draft document pdor to the
finalization of the report. We would expect the document to be finalized after two draft
versions.
May 10, 2002 Page 16
A.C. Lazzaretto & Associates
Presentation of Findings: As part of the completion of this project, we will present our
13 findings and recommendations to the City CoundllRedevelopment Agency. This can
simply be in the forth of distributing the final version of our report, but we would also
anticipate a PowerPoint presentation at a public meeting of the bodies.
Consultant Oversight: A.C. Lazzaretto & Associates, acting as lead consultant on the
14 project, will Interface with, and coordinate work assignments for, Bauer Environmental
Services and any other subconsultants brought in to assist on this project.
Status Reports: In addition to updating the project schedule regularly, we will provide
15 periodic verbal and written status reports to City staff to ensure that all team members are
comfortable with the process as well as the progress of the pmjed.
Meeting Attendance: Members of A.C. Lazzaretto & Associates will be in attendance up
1s to two meetings of the Agency Board, as requested or appropriate, to answer questions,
provide updates, and to ensure that any legal requirements are met. Any additional
meetings would be billed at our normal hourly rates.
Associated Duties: In addition to those tasks identified above, we will provide all services
related to the analysis of Redevelopment Agency dissolution and general assistance as
17 requested. Generally speaking, these items will be included in the 'not- to-exceed' figure
Identified below; however those tasks requested which are outside of this Scope of Work
will be billed at regular hourly rates.
Project Timeline
It is expected that the analysis should be completed in 90 days from the initiation of the project,
with our preliminary report of findings coming after 60 days. As stated in the Scope of Work, a
specific project timeline and schedule will be established at the initial stages of the project.
May 10, 2002 Page 17
A.C. Lazzaretto & Associates
7. Legal Stipulations
A.C. Lazzaretto & Associates agrees to comply with all federal, state, and local laws,
regulations, and guidelines associated with the completion of this project. Specifically, we agree
to the terns listed below.
Insurance Coverage
Upon commencing the work, we will provide Certificates of Insurance and Endorsements for the
following coverages. Your City /Agency will be added as an additional insured on our policies:
➢ Worker's Compensation covering all persons who may be employed directly or indirectly in
carrying out the work program as outlined;
• General Liability and Property Damage Insurance to protect against claims and liabilities
from personal injury, death, or property damage arising from study activities, providing
protection of at least $1,000,000 for bodily injury or death to any one accident or occurrence
and at least $1,000,000 for property damages; and
• Automobile liability insurance in an amount not less than $500,000 combined single limit per
accident for bodily injury and property damages covering owned, non - owned, and hired
vehicles.
At this time, it is not possible of A.C. Lazzaretto & Associates to obtain professional liability
insurance, typically referred to as errors and omissions coverage. This type of insurance
coverage is not available in our industry for the type of work our firm does. At such time that
insurance companies are willing to write policies for management consulting, we would
purchase the insurance.
Non - Discrimination
A.C. Lazzaretto & Associates hereby agrees not to discriminate on the grounds of race, religion,
color, sex, age, national origin, or handicap in the completion of this project.
Independent Contractor Status
A.C. Lazzaretto & Associates understands that all services performed under this project shall be
performed as an independent contractor and not as an agent of your agency. Your agency shall
not be considered the employer, co- employer, or joint employer ot; or with the officers,
employees, or agents of A.C. Lazzaretto & Associates. Our firm shall have the sole control,
supervision, direction, and responsibility for deciding the manner and means of providing the
services, except as outlined in the contract and its attachments or exhibits.
May 10, 2002 Page 18
A.C. Lazzaretto & Associates
8. Price Proposal
We propose that an hourly rate be charged based on our standard billing rates identified below,
with a negotiated "not -to- exceed" figure established. In addition to the established figure, it is
expected that Seal Beach would provide reimbursement for expenses incurred in direct
association with the completion of this project. Such expenses would include duplication fees,
mailing of notices, photo processing fees, and the cost of gathering property and sales tax data
from independent sources. Travel to and from meetings would not be charged to the City.
Hourly Billing Rates
A.C. Lazitaretto & Associates
The table below identifies the total expected cost for the Project including the fees for
subconsultants. Reimbursable expenses and tasks completed outside the identified Scope of
Services would be in addition to the "not -to- exceed" figure set for this Project.
Total Anticipated Fee
Evaluation of the Proposed Dissolution
Of the Seal Beach Redevelopment A enc
A.C. Lazzarettc & Associates $20,500
Bauer Environmental Services $4,500
Total $25,000
Reproducfon. blueprinting, messenger service and other direct expenses will 6e
charged at cost. A subconsultant management charge of fifteen (i5 %) percent
will be added to the direct cost of all subconsultant services to provide for the
cost of administration, subconsultant consultation, and insurance.
__ �. __
May 10, 2002 Page 19
Principal
$135.00
Senior Associate
$95.00
Associate
$75.00
Senior Analyst
$55.00
Project Analyst
$45.00
Secretarial & Clerical
$24.50
The table below identifies the total expected cost for the Project including the fees for
subconsultants. Reimbursable expenses and tasks completed outside the identified Scope of
Services would be in addition to the "not -to- exceed" figure set for this Project.
Total Anticipated Fee
Evaluation of the Proposed Dissolution
Of the Seal Beach Redevelopment A enc
A.C. Lazzarettc & Associates $20,500
Bauer Environmental Services $4,500
Total $25,000
Reproducfon. blueprinting, messenger service and other direct expenses will 6e
charged at cost. A subconsultant management charge of fifteen (i5 %) percent
will be added to the direct cost of all subconsultant services to provide for the
cost of administration, subconsultant consultation, and insurance.
__ �. __
May 10, 2002 Page 19
A.C. Lazzaretto & Associates
9. Attachment 1- Bauer Environmental Services
Statement of Qualifications
May 10, 2002 Page 20
QUALIFICATIONS STATEMENT
Bauer Planning and Environmental Services, Incorporated (BPES) provides
environmental, demographic and planning services to public agency and private sector
clients with a major emphasis on environmental issues associated with water supply,
wastewater treatment, reclaimed water, Best Management Practices programs, and
Watershed studies. BPES clients include California water and wastewater agencies, which
represent the primary professional orientation of the firm, as well as cities, engineering
companies, private landowners, citrus producers, and the sand and gravel industry. As a
small business, BPES is committed to personal service, high quality products, close
communication, and enduring client relationships. The firm is based in Tustin, California.
Ms. Bauer's background includes Master's and Bachelor's Degrees from University of
California at Irvine in environmental studies, and 25 years of professional environmental
consulting experience. In 1982, Ms. Bauer co- founded Michael Brandman Associates, a
major California environmental consulting organization, and served as a partner of that
firm until establishing BPES in March of 1988. Ms. Bauer is past Treasurer of the
statewide Association of Environmental Professionals, served as a member of the National
Water Research Institute Task Force, acted as Secretary of the Malibu Creek Watershed
Natural Resource Plan Executive Committee, and is past President of the Los Alisos
Water District Board of Directors, on which she served between 1984 and 1995. She has
been guest speaker at a variety of educational institutions and conferences.
Ms. Bauer's resume, including information regarding educational background, professional
history and affiliations, and publications, is provided on the following page. A summary of
the specific areas of environmental expertise and services offered by BPES is included on
the page thereafter, followed by client references. A summary of BPES project experience
(including general environmental consulting, demographic analyses, and studies of water,
reclaimed water and watershed issues) is presented as the final component of this
qualifications statement.
Bauer Planning and Environmental Services, Inc.
15901 Red Hill Avenue • Suite 210 Tustin, California 92780 • Tel 714.258.8055 FAX 714.258.7755
bauer7 @eanhlink.net
Consideration of Consultant Services -
Dissolution of RedevelopmentAgency
Redevelopment Agency Staff Report
May 18, 2001
ATTACHMENT 5
REQUEST FOR PROPOSAL RE:
DISSOLUTION OF REDEVELOPMENT
AGENCY, CITY LETTER DATED APRIL 25,
2002
Dissolution ofApmy.RDA Stun' Report
April 25, 2002 FILE COPY
A. C. Lazzaretto & Associates
Attn: Andrew Lazzaretto
P.O. Box 3073
Burbank, CA 91504
Dear Mr. Lazzaretto
SUBJECT: CITY OF SEAL BEACH - PROPOSAL RE:
DISSOLUTION OF REDEVELOPMENT AGENCY
The Redevelopment Agency of the City of Seal Beach has requested staff to have an
evaluation prepared of the benefits and detriments of the dissolution of the
Redevelopment Agency. The City Manager/Executive Director has requested that
various firms prepare proposals for Agency consideration of a cost proposal for a study of
the process, financial impacts, and other issues of concern regarding a potential
dissolution of the Redevelopment Agency of the City of Seal Beach. In accordance with
this direction from the City Manager/Executive Director, I am including two documents
for your reference in preparing the proposal, which will include:
❑ scope of work
• time schedule
• fees
• capabilities to perform requested services
• proposed sub - consultants and capabilities.
The following documents are provided for your use in preparing the proposal:
❑ 2000 -2005 AB 1290 Implementation Plan, April 2002
❑ Financial Statement, June 30, 2001
The City Manager/Executive Director is hopeful of presenting a recommendation to the
Agency on Tuesday,. May 28, 2002. In order to evaluate the proposals and conduct
interviews with the responding firms, please submit 10 copies of your proposal to my
office by 5:00 PM, Monday, May 13, 2002. Interviews would be conducted the week of
May 20, 2002.
C.Wy DwuMC=%DADbsnlu1i0n of Agency RFP - Lazaretto Lettecdoc %M04 -25 -02
Transmittal Letter to Lazzaretto & Associates re:
Proposal for Potential Dissolution of the
Redevelopment Agency ofthe City of Seal Beach
April 25, 1002
Please contact my office at your earliest convenience if you require additional
information or have questions regarding the enclosed documents. I can be reached at.
(562) 431 -2527, extension 313, or by e-mail at lwhittenberg @ci.seal - beach.ca.us.
Sincerely,
ee WhittG enber %g�L %G�
Lor of Development Services
Enclosures: (2)
Enclosure 1: "2000 -2005 Seal Beach Redevelopment Implementation Plan ",
adopted by the Seal Beach Redevelopment Agency April 22, 2002
Enclosure 2: Seal Beach Redevelopment Agency Financial Statements, June 30,
2001
cc: City Manager (w /o enclosures)
Dissolution of Agency RFP - Lava fto Letter 2