HomeMy WebLinkAboutCC 14 PETERS CYN S.P. 02-06-84CONSENT CALENDAR
NO. 14
2-6-84
AGENOA Ill~:
FIRST AIMENDI~NT TO JOINT STUDY AGREEMENT - PETERS CANYON SPECIFIC
PLAN AND ERST llJSTIN SPECIFIC PLAN CONSULTING AGREEMENT: STANLEY R.
NOFFNRN ASSOCIATES
BACKGROUND:
These agre~ents cover the substitution of Stanley R. Hoffman
Associates in place of David Strong & Associates.
RECOMME NDAT I ON:
Authorize the Ma~or and City Clerk to execute subject agreements.
DATE:
1/23/84
Inter-Corn
FROH:
SUBJECT:
~GHT, ASSOCIATE PLANNER
jAMEs G. ROURKE, CITY ATTORNEY
EAST TUSTIN SPECIFIC PLAN CONSULTING AGREEMENT:
STANLEY R. HOFFMAN ASSOCIATES
Enclosed is the original and two copies of the First Amendment to
Joint Study Agreement, Peters Canyon'Specific Plan, which has
been executed by The Irvine Company. This Amendment covers the
substitution of Stanley R. Hoffman Associates in place of David
Strong & Associates. Please have these executed on behalf of the
City and return one executed copy to t~is office in order that we
may furnish it to The Irvine Company. One of the other copies
will be for your office and one should be given to Mary Wynn.
JGR:se~D:l/24/84(67)'
*2/6/84
Enclosures
W. Huston
D. Lamm
M. Wynn
DATE:
/3 /84
lnte -Com
TO:
FROM:
SUBJECT:
~,4~kRy WYNN, CITY CLERK
JAMES G. ROURKE, CITY ATTORNEY
EAST TUSTIN SPECIFIC PLAN: FISCAL CONSULTANT
Enclosed are three copies of the agreement between the city and
Stanley R. Hoffman Associates, Fiscal Consultant, each of which
have been executed by Mr. Hoffman. Please have these executed on
behalf of the City and return two copies to this office, the
other copy being for the City's files.
JGR:se:D:l/31/84(18)
'2/14/84
Enclosure
cc: E. Knight
D. Lamm
W. Huston
FIRST AMENDMENT TO JOINT STUDY AGREEMENT
PETERS CANYON SPECIFIC PLAN
THIS FIRST AMENDMENT TO THE JOINT STUDY AGREEMENT,
PETERS CANYON SPECIFIC PLAN is made and entered into as of
, 198 , by and betwen the CITY OF TUSTIN, a
municipal corporation within the County of Orange, State of
California (the "City"), and THE IRVINE COMPANY, a Michigan
corporation (the "Company").
RECITALS
A. The City and the Company have entered into that
certain Joint Study Agreement, Peters Canyon Specific Plan dated
August 23, 1983 (the "AGreement") regarding the City's employment
of certain consultants to assist in preparation of the Peters
Canyon Specific Plan.
B. Pursuant to Paragraph 3 of the AGreement, the City
may discharge a consultant and a replacement consultant may be
employed upon the written agreement of the City and the Company.
C. The City has discharged Strong Associates and
· David Strong and now wishes to employ Stanley Hoffman and
Associates 'and Stanley Hoffman as consultants under the
AGreement.
D. The Company and the City wish to enter this
Agreement to confirm the employment of Stanley Hoffman and
Associates and Stanley Hoffman and to amend the Agreement in
certain respects related to that employment.
AGREEMENT
NOW, THEREFORE, IN CONSIDERATION of the above recitals
and the covenants and conditions contained herein, the City and
the Company hereby agree as follows:
1. Employment of Replacement Consultant. Pursuant 'to
Paragraph 3 of the AGreement, the parties hereto agree that
Stanley Hoffman and Associates and Stanley Hoffman (the "Replace-
ment Consultants") shall be employed by the City pursuant to that
certain AGreement between the City and the Replacement
Consultants which is attached hereto as Exhibit 1. The City and
the Company acknowledge and agree that the Replacement
Consultants shall be employed for the purpose of participatinG in
the preparation of the Peters Canyon Specific Plan and such
employment shall be subject to the conditions to employment of
"Consultants" as provided in the AGreement as hereinafter
amended.
2. Amendment of AGreement. The Agreement is hereby
amended as follows:
(a) Employment Agreement. Ail reference to
Strong Associates and David Strong and to Exhibit "E" to the
Agreement is hereby deleted and reference to Stanley Hoffman and
Associates and Stanley Hoffman and to Exhibit 1 attached hereto
are hereby inserted in replacement thereof as though fully set
forth in the Agreement and incorporated therein by this
reference. Exhibit 1 attached hereto shall be in the place and
stead of Exhibit "E" attached to the Joint Study Agreement,
Peters Canyon Specific Plan and shall become the new Exhibit "E"
to the Joint Study Agreement, Peters Canyon Specific Plan.
(b) Amendment of Reimbursement Schedule. The
parties acknowledge that employment of the Replacement
Consultants has caused an increase of $12,998 in the consulting
fees to be reimbursed to City by the Company. To acknowledge
such increase and to provide for reimbursement thereof, Paragraph
3 of the Agreement shall be amended to read, in its entirety, as
follows:
"3. Company shall reimburse City for all of
the fees and costs of the planning services
described in the Planning Agreements. Company
shall deliver to City for deposit with the City
Treasurer Two Hundred Fifty-Seven Thousand Nine
Hundred Fifty-Six Dollars ($257,956.00) in monthly
installments with the first installment to be paid
forthwith upon execution of this Agreement bY both
pa~ties and the subsequent installments to be paid
to the City at thirty (30) day intervals there-
after as follows:
Payment No.
Amount of Payment
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
$ 23,000.00
23,000.00
23,000.00
26,000.00
26,000.00
26,000.00
26,000.00
12.000.00
12,000.00
12,000.00
6,000.00
6,000.00
6,000.00
6,000.00
18,956.00
$257,956.00
City agrees that the total liability of the
Company which may arise from this Agreement shall
not exceed Two Hundred Fifty-Seven Thousand Nine
Hundred Fifty-Six Dollars ($257,956.00). Company
shall not be obligated to pay for any increase in
the scope of planning services described in the
Planning Agreements for the lands described in
those agreements, unless the increase in the scope
of work is approved by Company in writing, in
'advance. If City in its judgment determines that
any one or more of the Consultants is not
fulfilling its contractual obligations, City may
take any and all actions it deems appropriate to
insure performance by any of the Consultants,
including discharge of any one or more of the
Consultants. In the event that City in the
exercise of its reasonable judgment determines
that a Consultant may withhold payment to the
Consultant and in such event City shall advise
Company of such fact and the aforesaid payments to
be.made by Company shall be deferred in an amount
commensurate with the withheld payment or
payments. The employment of any replacement
Consultants shall be upon written agreement
between City and Company."
3. Full Force and Effect. The parties acknowledge
and agree that the Agreement, as hereby amended, remains in full
force and efect in accordance with its terms.
IN WITNESS W~EREOF, the parties hereto have executed
this Agreement as of the date first above written.
CITY OF TUSTIN,
a municipal corporation
ATTEST:
By
Mary Wynn, City Clerk
APP~~RM:
THE IRVINE COMPANY,
a Michigan corporation
By
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE )
On this day of , 198 ,
before me, , the undersigned
Notary Public, personally appeared RONALD HOESTEREY personally
known to me, or proved to me on the basis of satisfactory
evidence, to be the pereson who executed the within instrument as
Mayor, and MARY WYNN personally known to me, or proved to me on
the basis of satisfactory evidence, as City Clerk, on behalf of
the City of Tustin, and acknowledged.to me that the City of
Tustin executed it.
WITNESS my hand and official seal.
Notary Public in and for
the State of California
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE )
On this /~ day of ~' , 198~~,
before me, ~g,~----~.~.{;~...~.~j~ ,, th~e~und.ersigned Notary
Public, pers~ai~y appeared --~~3~~3 ,
personally known to me, or proved to me on the basis of
satisfactory evidence, ~to be the person who executed the within
instrument as ~/~~~ on behalf of The Irvine
Company, a Michigan corporation, and acknowledged to me that said
corporation executed it.
WITNESS my hand and official seal.
N~tary Public in and for
the State of California
JGR:cjs:D:12/29/83(45)
· ~ OFFICIAL SEAL
" JANEAN D, McCRUM
'" ~.~¢ NOTARY PUBLIC · c,AL)FQRNIA
q PRINCIPAL OFFicE IN
ORANGE COUNTY
MY COMMISSION EXPIRES OCT. lB, 1984
EXHIBIT 1
AGREEMENT
EAST TUSTIN SPECIFIC PLAN
FISCAL CONSULTANT
THIS AGREEMENT is made and entered into this day of
1983, by and between CITY OF TUSTIN, a municipal corporation
(hereinafter referred to as "City") and STANLEY R. HOFFMAN ASSOCIATES
and STANLEY R. HOFFMAN, 11661 San Vicente Boulevard, suite 203, Los
Angeles, California 90049 (hereinafter referred to as "Fiscal
Consultant").
WI TNE S SETH
WHEREAS, City desires to employ a consultant to furnish the necessary
fiscal analysis for the development and preparation of the EAST TUSTIN
SPECIFIC PLAN in City of Tustin, which shall hereinafter be referred
to as the "Project", and
WHEREAS, Fiscal Consultant has indicated its willingness to furnish
said Project services to the City; and
WHEREAS, Fiscal Consultant has submitted to City a proposal.dated
February 22, 1983, and an amended proposal dated October 7, 1983,
copies of which are attached hereto marked Exhibit "A" and are by this
reference incorporated herein as though set forth in full hereat (the
"Proposal"); and
WHEREAS, Fiscal Consultant will retain Angus' McDonald & Associates as a'
subconsultant for specified tasks delineated hereinafter;
NOW, THEREFORE, City agrees to employ and does hereby employ Fiscal
Consultant to provide fiscal analysis for the Project and City and
Fiscal Consultant, for the consideration hereinafter set forth, agree
as follows:
A. Scope of Fiscal Co.eultant's' Services
1. Fiscal Consultant agrees to prepare and furnish City, following
receipt of written authority to proceed, fiscal analysis for Project.
These services shall include all of the services to be performed in
the manner described in the proposal and shall include, but not be
limited to, the following=.
Task 1. Description of Alternative Development Plans
Alternative plans for development of the specific plan area will be
quantified in terms of variables required for estimation of City costs
and revenues.
Subtasks:
1.1. Specify staging of land uses'for each development alternative,
including annual cumulative acreages of residential, commercial,
industrial, public park and other uses.
1.2. Specify annual levels of population and housing by subarea for
each alternative development plan.
1.3. Estimate annual numbers of commercial and industrial businesses
and employees by subarea for each alternative development plan.
1.4. Specify staging of circulation improvements, including street
lengths by type of street, length and type of medians and
parkways, number of street trees and traffic signals.
1.5. Identify public facility infrastructure requirements, phasing and
costs.
Task i Product:
o Description of alternative development plans in terms of variables
affecting City costs and revenues
Task 2. Development and Implementation of Methodology for Estimating
City Public Service Requirements and Costs
Data on existing land uses.and public infrastructure in the City of
Tustin will be used as inputs for determining public service demands
and associated costs. The analysis will utilize a combination of case
study interviews and incremental and average costs measures.
Incremental costs will be estimated whenever possible. Estimates of
average costs will be based on current service standards, and historic
trends. Also, cost sharing arrangements with the County of Orange,
the City of Irvine, and special districts, for the provision of
selected services will be examinad.
Subtasks:
2.1,
Identify range of City public services to be analyzed, including:
1. Public safety (police patrol and investigative services);
2. Public works (street maintenance, park maintenance, tree
maintenance, building maintenance, refuse collection);
3. Community services (sports, classes, cultural arts, youth
services, human services, senior citizen services);
4. Community development (planning and building);
5. Legislative, administrative and non-departmental services.
2.2. Through case study interviews, analysis of service standards and
budgetary data, determine service levels required for each of the
serviceS identified in subtask 2.1.
2.3. Through case study interviews, incremental and average cost
estimates, determine per unit recurring costs for each of the service
requirements identified in subtask 2.2.
2.4. Examine service requirements Of special districts and school
districts resulting from alternative land use plans.
Task 2 Products:
o Methodology for determining City service requirements by type of
service for a range of development alternatives
o Methodology for converting City service requirements by type of
service to recurring costs
Task 3. Development and Implementation of Methodology for Estimating
City Public Revenues
Public revenue functions will be developed for land uses in Tustin.
The revenue estimation techniques will simulate the manner in which
individual revenue sources are actually generated in California, and
the. way in which revenues are shared among jurisdictions. The
methodology for estimating revenues will be dlosely coordinated with
that of the cost estimates so that consistent estimates of balances
for key City funds can be generated.
Subtasks:
3.1. On the basis of property valuations, and allocations of property
tax to jurisdictions, develop factors for projecting property taxes
accruing to the City of Tustin.
3.2. Develop factors for estimating taxable sales generation for
retial and other sales tax-generating land uses in Tustin.
3.3. Develop factors for estimating, on the basis of land uses, other
recurring revenues, including business license tax, franchise fees and
transient occupancy taxes.
3.4. Develop factors, for estimating, on the basis of population
and/or land uses, other recurring revenues, including state
subventions, federal grants and miscellaneous revenue sources.
3.5. Develop factors for estimating, on the basis of land uses, one-
time fees and charges accruing to the City of Tustin.
Task 3 Products=
O .Report on methodology for projecting City public revenues from
all sources
o Report on fiscal and financial opportunities and constraints
Task 4. Development of Fiscal Impact Model
Methods, data and factors developed in tasks 2 and 3 will be used in
development of a computer-based fiscal impact model (hereinafter
referred to as "Model") for the City of Tustin. The Model will
project recurring City costs and revenues resulting from alternative
development plans for the East'Tustin Specific Plan Area. In
addition, a series of reports will be developed to facilitate
comparison of key revenue and cost variables between development
alternatives.
Subtasks:
4.1. Based on methods developed in tasks 2 and 3, develop Model for
projecting recurring costs and revenues from alternative development
plans for the East Tustin Specific Plan Area.
4.2. Design and implement a computer program for providing a series
of reports for.comparing fiscal impacts of alternative
development plans.. Reports will show key v&riables for each
development alternative and will also present the differences in
key variables between development alternatives. Key variables
include:
1. Net cost/revenue streams;
2. Present value of net cost/revenue streams; and
3. Fiscal cost-effectiveness of alternative development plans in
terms of tradeoffs between different land use types.
4.3. Evaluate the sensitivity of cost/revenue streams to development
phasing, mix of land uses and service standards.
4.4. Prepare a user's manual for the fiscal impact Model and
comparative analysis programs.
Task 4 Products:
Computerized Model for projecting and comparing recurring
fiscal impacts to the City of Tustin from alternative
development plans for the East Tustin Specific Plan Area
o User's manual documenting the computer Model and its operation
Task 5. Testing and Evaluation of Fiscal Impacts of Development
Alternatives
The fiscal impact Model and reporting programs from task 4 will be
used to evaluate the alternative development plans for the East Tustin
Specific Plan Area. The focus will be on identifying development
plans which yield positive fiscal flows to the City.
Subtasks:
5.1. Using the fiscal Model developed in task 4, determine the fiscal
impacts of each development alternative in terms of recurring costs
and revenues to the City of Tustin.
5.2. Using the evaluative indicators developed in task 4, prepare a
comparative evaluation of the fiscal impacts of the development
alternatives.
5.3. Document evaluation of each development alternative.
Task 5 Product:
o Report on fiscal evaluation of development alternatives
Task 6. Testing and Evaluation of the Fiscal Impacts of the Specific
Plan
The fiscal impacts of the specific plan will be tested with the fiscal
impact Model developed in task 4 according to the procedures developed
in task 5. This task will also identify public service and fiscal
issues which require mitigation.
Subtasks:
6.1 Test the specific plan for fiscal impacts using the Model
developed in task 4.
6.2. Evaluate the fiscal impacts of the specific plan using the
computer program and indicators developed in task 4.
6.3. Identify public service and fiscal issues requiring mitigation.
6.4. Document the fiscal impacts and evaluation of the specific plan.
Task 6 Product':
o Report presenting and evaluating the fiscal impacts to the City of
Tustin of the East Tustin Specific Plan
Task 7. Coordination and Liason
Necessary coordination and liason will be maintained with the City of
Tustin staff, the Irvine Company staff, the project coordinator and
other consultant teams. Special attention will be given in three
tasks: ~
1. In task ~, special coordination will' be required with the
consultant teams preparing the land use and public facilities plans.
2. Results of the evaluation of alternative development plans,
carried out in task 5, will be presented to the project
coordinator, the City of Tustin staff and the Irvine Company staff.
3. Results of task 6, concerning fiscal impacts of the specific plan
and public service and fiscal issues requiring mitigation, will be
presented to the project coordinator, the City of Tustin staff and
The Irvine Company staff.
Task 8. Review .of Preferred Infrastructure Plan
The preferred infrastructure plan will be reviewed and financing
requirements for different components of required public facilities
and infrastructure will be specified. Coordination will be maintained
with the consultant team preparing the community facilities and
infrastructure plan.
Subtasks=
8.1. From the preferred infrastructure plan, derive phasing and costs of
required public facilities.
8.2. Specify financing requirements for each public facility.
Task 8 Products
o Report showing phasing, costs and financing requirements for the
preferred public facilities and infrastructure plan
Task 9. Evaluation of Alternative Financing Methods
Major financing alternatives will be evaluated in this task, including
general fund financing, special benefit assessments, tax increment
financing and formation of a Mello-Roos Community Facilities District.
The evaluation will also review Tustin's existing financing practices
and will identify leading candidates among techniques of financing for
each of the major capital improvements. Emphasis will be placed on
identifying the final burden of financing alternatives.
Subtasks:
9.1. Compare the major elements of the proposed infrastructure plan,
as evaluated in task 8, with the alternative financing techniques
available.
9.2. Based on discussions with the City of Tustin and The Irvine
Company representatives, as appropiate, identify financing
techniques which should not be considered further.
9.3. Identify benefits and quantify financing burdens for each major
capital improvement.
Task 9 Products:
o Report chapter on financial opportunities and constraints
Task 10. Testing of Alternative Financing Mechanisms and
Recommendation of Preferred Mechanisms
Alternative sets of financing mechanisms and alternative ways to
spread,the financial burden will be tested against criteria related to
financial adequacy and equity. A test will also be made of the extent
to.which apparently adequate plans will affect the profitability and
feasibility of development in the East Tustin Specific Plan Area.
Subtasks:
10.1. Test alternative sets of financing mechanisms and alternative
ways to spread the finacial burden against the criteria of financial
adequacy and equity.
10.2. Test the extent to which adequate financing plans will affect
the profitability and feasibility of development in the area.
10.3. Recommend financing mechanisms preferred for implementation.
Task 10 Product:
A written evaluation, using specific land areas and types of
developments, showing actual dollar results of different financing
mechanisms over the development period. Comparative documentation
in sufficient detail to allow choices and planning decisions to be
be made. Recommendation of the financing mechanisms which, in the
Fiscal Consultants' judgment, will most effectively service the
East Tustin Specific Plan Area.
'7
Task 11. Methodology for Establishing Recommended Financing Mechanisms
This task will prepare a financing plan for the specific plan. The
financing plan will be based on the evaluation and testing of
alternative financing mechanisms in tasks 9 and 10. The financing
plan will include methods for implementing financing mechanisms and
will be tested for its ability to withstand future economic
fluctuations. Finally, after a period of review and comment on the
specific-plan, a final methodology for financing public infrastructure
will be prepared.
Sub=asks:
11.1. -Prepare a proposed financing plan for the specific plan, based
on the evaluation and testing of financing mechanisms in tasks
9 and 10.
11.2. Specify methods for implementing financing mechanisms.
11.3. Test the financing plan for its ability to withstand economic
fluctuations.
11.4. Modify the financing plan, as necessary, on the basis of public
hearings on the specific plan.
Task 11 Product=
o A written plan for financing the public facilities and
infrastructure requirements of the East Tustin Specific Plan Area.
Task 12. Coordination and Liason
Key coordination and liason efforts include:
1. Task 8 will require.inputs from the consultant team preparing the
public facilities and infrastructure plan.
2. At the conclusion of task 9, meetings with representatives of the
City and The Irvine Company will be required to identify funding
mechanisms which should not be considered further.
3. At the conclusion of task 10, financing recommendations will be
made to representatives of the City of Tustin, The Irvine C~upany
and the project coordinator.
4. At the conclusion of task 11, the financing methodology will
be presented to representatives of the City of Tustin, The
Irvine Company and the project coordinator.
8
B. Schedule of Compensation
1. The compensation to be paid under this Agreement shall be as
follows:
Task 1.
Task 2.
Task 3.
Task 4.
Task 5.
Task 6.
Task 7.
Task 8.
Task 9.
Task 10.
Task 11.
Task 12.
Description of Alternative
Development Plans
Methodology for Estimating
City Public Service
Requirements and Costs
Methodology for Estimating
City Public Revenues
Fiscal Impact Model
Fiscal Impacts of
Development Alternatives
Fiscal Impacts of
Specific Plan
Coordination and Liaison
Review of Preferred
Infrastructure Plan
Evaluation of Alternative
Financing Methods
Testing of Alternative
Financing Mechanisms and
Recommendation of
Preferred Mechanisms
Methodology for
Establishing Recommended
Financing Mechanisms
Coordination and Liaison
Total
Labor Total
Cost Expenses CoSts
$1,760 $50 $1,810
$2,380 $70 $2,450
$1,600 $50 $1,650
$2,000 $200 $2,200
$3,000 $210 $3,210
$2,000' $200 $2,200
$1,560 $250 $1,810
$1,000 $50 $1,050
$2,260 $70 $2,330
$4,000 $250 $4,250
$3,000 $240 $3,240
$2,040 $360 $2,400
$26,600 $2,000 $28,600
C. Miscellaneous Provisione
1. City and Fiscal Consultant further agree to the following
conditions:
a. City, by notifying Fiscal Consultant. in writing, shall have the
right to terminate any or all of the services and work covered by
this Agreement at any time at least fifteen days from the date said
notice is given to Fiscal Consultant. If this Agreement is terminated
by the City as provided herein, Fiscal Consultant shall be entitled to
all reimbursement of costs and compensation for services to the
effective date of said termination.
b. Fiscal Consultant agrees that it shall proceed immediately and
diligently to perform the services provided for in this Agreement upon
receipt of notice from City to proceed therewith.
c. The terms and provisions of this Agreement shall extend to and be
binding upon and inure to the benefits of heirs, executors,
adminstrators, successors and assigns of the respective parties
hereto.
d. Fiscal Consultant shall perform the services hereunder as an
independent contractor and under no circumstances shall Fiscal
Consultant and/or any of its agents, servants or employees be
considered as an employee or agent of City or The Irvine Company.
e. Fiscal Consultant shall perform all services required under this
Agreement in a careful, diligent and professional manner and shall be
responsible for all of its negligent and willful errors and omissions.
Fiscal Consultant, as a material part of this Agreement, hereby waives
on its behalf and on behalf of all others claiming through Fiscal
Consultant, all claims and demands against City and The Irvine
Company, their agents, employees, successors and assigns, for all
loss, damage, injury, sickness or death of any person resulting from
the performance of this agreement by Fiscal Consultant, only if such
performance contains negligent and willful errors and omissions,
and agrees to idemnify, defend and hold City and The Irvine Company,
their agents, employees, successors and assigns harmless from any
loss, damage, injury, sickness, death or other claim made by other
persons and from all costs, expenses and charges arising from any of
Fiscal Consultant's negligent and willful errors and omissions.
Fiscal Consultant shall maintain in full force and effect during the
term of this Agreement its existing policies of insurance for which
certificates of insurance have heretofore been delivered to City and
The Irvine Company.
f. Fiscal Consultant shall carry and pay for such compensation
insurance as is necessary to fully Protect Fiscal Consultant and its
employees under California Worker's Compensation and Safety
Laws, to relieve City and The Irvine Company from all responsibility
10
under said laws in connection with this Agreement, and upon the
execution of this Agreement to file with City a certificate certifying
to said protection, if any such protection is required.
g. Fiscal Consultant certifies that there shall be no discrimination
against any employee who is employed in the work covered by this
Agreement or against any application for such employment because
of race, religion,color, sex, or national origin, including but
not limited to, the following: employment, upgrading, demotion or
transfer, recruitment or recruitment advertising, layoff or
termination, rate of pay or other form of compensation, and
selection for training, including apprenticeship.
h. Fiscal Consultant will retain Angus McDonald & Associates, Inc. as
a subconsultant to assist in performance of tasks 8, 9, 10, 11, and 12
in the Scope of Work set forth herein above.
i. The computer Model will run on a computer of the Fiscal
Consultant's choice, and the City and third parties acting on the
City's behalf, may have unlimited access to the Model for costs of
computer operation. Any transfer of the Model to the City's computer
or a computer of the City's choice will be a separate task and upon
terms and conditions for the use thereof to be agreed upon between the
City and the Fiscal Consultant in a separate agreement, or City may
itself implement such transfer or provide for such transfer through
services of another contractor.
j. The grant herein by Fiscal Consultant to the City allowing the
City access to the Model referred to in this Agreement shall not
confer-on the City any proprietary rights in the programming contained
therein, but only a non-exclusive license to use such programming in
accordance with the terms of this agreement. Such license will not
include the right to sell or otherwise transfer the Model or the
programs contained therein to others without the written consent of
the Fiscal Consultant. Title to the programs contained in the Model
will remain with the Fiscal Consultant, who shall have the exclusive
right to protect same by copyright or otherwise, and to reproduce,
sell and distribute the same to any other customer.
k. In recognition of the Fiscal Consultant's aforesaid property
rights, the City shall give credit to the Fiscal Consultant for the
development and proprietary right to the Model in a form furnished by
the Consultant to the city with the Model. Such credit shall be given
to Fiscal Consultant in any use made of the Model by the City.
1. The City hereby agrees to indemnify and hold Fiscal Consultant
harmless from any liability, loss, damages, costs or expense,
including reasonable attorney's fees and costs of suit, which Fiscal
Consultant may incur, suffer or be required to pay by reason of its ..
use of the Model and the programs contained therein in fulfilling the
Scope of Work set forth herein above, provided such use contains no
negligent and willful errors and omissions, or in any applications
ll
beyond the scope of this Agreement by the city or other third parties
who receive access to the Model directly or indirectly from the City.
m. Fiscal Consultant shall provide City monthly with a detailed
invoice, containing an itemization of all work performed, time spent,
and the fees, costs and charges accrued thereon, in complete and
sufficient detail to fully apprise City thereof.
n. Upon presentation of monthly invoices by Fiscal Consultant
specifying costs and percentages of completion by tasks, the City will
make timely payment to the Fiscal Consultant in accordance with the
schedule of compensation set forth in this Agreement.
o. In the event of any arbitration or litigation arising out of or
related to this Agreement, the prevailing party shall be entitled to
reasonable attorneys' fees and reimbursement of costs of suit, to be
paid by the losing party.
IN WITNESS WHEREOF, this Agreement was executed by the parties on the
day and year first above written.
CITY..
CITY OF TUSTIN, a municipal corporation
ATTEST:
BY.'
Mayor
City Clerk
APPROVED AS TO FORM..
James G. Rourke
City Attorney
FISCAL CONSULTANT:
STANLEY R. HOFFMJ%N ASSOCIATES
AND STANLEY R. HOFFMAN
BY:
Stanley R. Hoffman
12
EXHIBIT "A"
FISCAL IMPACT ANALYSIS AND FINANCING ALTERNATIVES
FOR
THE PETERS CANYON SPECIFIC PLAN ANEA
A Proposal to the City of Tustin
Submitted by:
Stanley R. Hoffman Associates
in association with:
Angus McDonald & Associates
February 22, 1983
PLANNING AND DEVELOPMENT SERVICES
11661 San Vicenle Boulevar(:t, Sui[e 203
Los Angeles, Calilornia 90049
(2'13) 820-2680
STANLEY R.HOFFMAN
A S S O C ~ A I E S
2. TECHNICJ~. APPROACH
Phase 1: Fiscal Impact Analysis
The major objectives of phase 1 are:
To develop a methodology to estimate revenues and costs for a mix
of land uses and implement this methodology as a computer-based fiscal
impact model; and
2. 'To evaluate alternative'land uses and the specific plan, with the aid
of a fiscal impact model, leading to a specific plan that will provide a
positive fiscal flow to the City.
In addition to projecting overall levels of costs and revenues for
alternative development patterns, the fiscal impact analysis will focus on
the differences in service costs and the differences in revenues between
two or more alternatives.
Public costs reflect decisi.ons about levels of staffing and'service.
Actual incremental'costs, in any individual circumstance, are als0 highly
sensitive to details such as remaining capacity or cumulative impacts of
other proposed developments both within Tustin and the neighboring city of
Irvine.
Interviews with knowledgable City of Tustin and special district staff
members will be the primary approach in determining the current levels of
service and associated costs, as well as the incremental costs associated
with the proposed changes in land uses. While a historic trend analysis of
the City's budget will also be undertaken to determine average cost
factors, average costs will be applied only if it is clear that no
significant incremental effects are likely.
Local government revenues depend largely on taxable value of property,
location of retail sales and statutory formulae controlling the allocation
of various state and federal revenue sources. Projections of local
revenues will be made through of formal forecasting models that respond to
these factors, and will be updated to reflect the most recent changes iA
state and federal laws that affect the various revenue sources.
The fiscal impact model, and associated evaluation of alternatives, will
clearly distinguish between capital costs and ongoing operations and
maintenance costs. Similarly, separate projections will be made for
recurring revenues, such as property and sales taxes, and one-time fees and
charges.
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Phase I work will include a sensitivity analysis that tests the effects of
changes in economic conditions, development assumptions, and City service
standards on the City's projected fiscal position. This analysis will
provide the City with a picture of the fiscal impacts of a marginal change
of each of the variables, and will identify those variables most critical
in determining long-term fiscal viability for the City.
This sensitivity analysis will be extended into the evaluation of the
selected land use and specific plan alternatives. Of concern is not only
that a land use alternative have fiscal viability under the stated
assumptions, but that fiscal viability be maintained even under a range of
worst-case assumptions about future economic and fiscal conditions.
The work program has assumed that three major land use alternatives and one
specific plan alternative will be tested. Several refinements of specific
aspects of the land uses may also be tested within the proposed budget.
Finally, the fiscal impact model will be implemented and documented so that
the City will retain the capability after completion of the project. This
is important given the changing economic climate. Both firms have
operating computer-based models which can be tailored to the City's needs.
Additionally, Stanley R. Hoffman Associates has implemented a fiscal impact
model for The Irvine Company, and the framework of this computer system
.could be adapted to the City's requirements.
Phase 2: Financing Alteraatives
The major objectives of phase 2 are:
1. To evaluate and develop specific recommendations regarding financing
mechanisms; and
2. To develop a methodology to form assessment districts and
implement other recommended financing approaches.
Phase 2 will examine the range of financing options available to implement
the preferred infrastructure plan. Existing techniques that will be
considered include: general fund financing, special benefit assessments,
development fees and exactions, and federal and state sources.
Additionally, the feasibility of innovative financing options will be
examined, such as the Mello-Roos Community Facilities Act of 1982.
While tax increment financing and the use of a redevelopment authority will
also be examined, the consultant team is aware of legislation that
has recently'been introduced in the California legislature that may lead to
significant changes in redevelopment law, including a stricter definition
of what constitutes blight and restrictions on certain vacant or
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agricultural lands that may restrict the use of redevelopment financing.
These potential changes will be monitored and, where appropriate, legal
opinions will be obtained to determine whether redevelopment financing can
be applied in of the Peters Canyon Specific Plan Area.
Two major related issues must be dealt with if a financing plan as
comprehensive as that required for the Peters Canyon Area is actually to be
implemented. These issues concern equity and acceptability.
Equity must be evaluated in terms of relative rights and responsibilities
for landowners, developers, and future residents in the study area,
compared to equivalent groups elsewhere in the county. Also, the equity
iss.ue must consider relative financial responsibility for differently
situated owners, developers, and occupants within the study area itself.
The financing plan must bear an observable relationship to benefit
conferred, and must, within the constraints of past history, appear to be
reasonable, compared to experience in other parts of the county. At the
same time, the provisions and terms of the proposed financing plan must be
acceptable to the participants and economically realistic.
The capability to quickly and economically test the impacts of' alternative
financing approaches is very important in this regard. The implications of
different financing alternatives for different parties can be illustrated
in very concrete terms.
Sensitivity analysis will be performed to indicate the extent to which
alternative financing plans could be compromised by short-term economic
fluctuations. At the same time, 'the feasibility of staging the facility
plan to reduce vulnerability to economic, shifts wilt be tested.
Coordination Meetings and Public itearlngs
Because of the number of parties to be directly involved in the project,
coordination with the project coordinator, other project teams, the City of
Tustin staff and The Irvine Company staff will require careful attention.
As project director for. the fiscal/financial consulting team, Stanley R.
Hoffman will assume this role, with assistance from Angus N. McDonald.
The project budget provides for seven major coordination meetings between
the project coordinator, the fiscal/financial consultants, and the other
consultant teams as appropriate. In addition, two meetings are assumed
where the members of the consultant team will receive public review and
comment. Finally, individual task budgets will support extensive day-
to-day coor¢ination.
3. SCOPE OF WORK
Phase 1. Fiscal Impact Anal~vsts
Task 1. Description. of Alternative Development Plans
This task will involve the description of alternative development plans in
terms of variables required for estimation of City costs and revenues.
Coordination will be required with the consultant teams preparing the land
use and public facility plans. The bulk of this task will consist of
assembling data and land use alternatives developed by other consultants.
Subtasks:
Specify staging of land uses for .each development alternative,
including annual cumulative acreages of residential, commercial,
industrial, public park and other uses.
Specify annual levels of population 'and housing by subarea for
each alternative development plan.
Estimate annual numbers of commerical and industrial businesses
and employees by subarea for each alternative development plan.
Specify staging of circulation improvements, including street
lengths by type of street, length and type of medians and parkways,
number of street trees and traffic signals.
Identify public facility infrastructure requirements, phasing
and costs.
Task 1 Product:
· Description of alternative development plans in terms of variables
affecting City costs and revenues.
Task 2. Develo;mmnt and Imple~mntation of Methodology for Estimating City
Public Service Requirements and Costs
This task will use data from task 1 as inputs for determining public
service demands and associated costs. The analysis will utilize a
combination of case study interviews and incremental and average cost
measures. I~cremental costs will be estimated whenever possible.
Estimates of average costs will be based on current service standards, and
historic trends. Also, cost sharing arrangements with the County of
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Orange, the City of Irvine, and special districts, for the provision of
selected services will be examined.
Subtasks:
2.1. Identify range of City public services to be analyzed, including:
1. Public safety {police patrol and investigative services);
2. Public works {street maintenance, park maintenance, tree
maintenance, refuse collection);
3. Community services (sports, classes, cultural arts, youth
services, human services, senior citizen services);
4. Legislative, administrative and non-departmental services; and
5. Citywide maintenance and engineering services.
2.2.
Through case study interviews, analysis of service standards
and budgetary data, determine service levels required for' each of the
services identified in subtask 2.1 for each alternative development
plan from task 1.
2.3.
Through case study interviews, incremental and average cost
estimates, determine per unit recurring costs for each of the service
requirements identified in subtask 2.2.
2.4. Examine service requirements of special districts and school
districts resulting from alternative land use plans.
Task 2 Products:
Methodology for determining City service requirements by type of
service for a range of development alternatives.
· Methodology for converting CitYlservice requirements by type of
service to recurring costs.
Task 3. Development and ImpleL, ntation of Methodology for Estimating City
Public Revenues
This task will estimate public revenues on the basis of the year-by-year-
development schedules prepared in task 1. Revenue estimation
algorithms developed by McDonald & Associates will be used to prepare
these revenue estimates. These algorithms simulate the manner in which
individual revenue sources are actually generated in California., and the
way in which revenues are shared among jurisdictions.
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The methodology for estimating revenues will be closely coordinated with
that of the cost estimates so that consistent estimates of balances for
key City funds can be generated.
Subtasks:
3.1.
On the basis of development phasing, existing and projected
property valuation', and allocations of property tax to jurisdictions,
project the property tax accruing to the City of Yustin under each
development alternative.
3.2,
On the basis of phasing of commercial development and assumed
taxable sales generation, project the sales tax accruing to the City
of Tustin under each development alternative.
3.3. Project other recurring revenues collected by the City of Tustin,
including business license taxes and transient occupancy taxes.
3.4, Project recurring revenues from other sources, including state
subventions and federal grants.
3.5. Project one-time fees and charges accruing to the City of Tustin.
Task 3 Product:
· Methodology for projecting City public revenues from all sources for
the alternative development pl. ans.
Task 4. Development of Fiscal Impact Model
This task will utilize the methods developed in tasks 2 and 3 in
development of a computer-based fiscal impact model for the City of Tustin.
The model will project recurring City costs and revenues resulting from
alternative development plans for the Peters Canyon Specific Plan Area. In
addition, a series of reports will be developed to facilitate comparison of
key revenue and cost variables between development alternatives.
Subtasks:
Based on methods developed in tasks 2 and 3, develop a
model for projecting recurring costs and revenues from alternative
development plans for the Peters Canyon Specific Plan Area.
4.2. Design-and implement a computer program for providing a series
of reports for comparing fiscal impacts of alternative development
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plans. Reports will show key variables for each development
alternative and will also present the differences in key variables
between development alternatives. Key variables include:
1. Net cost/revenue streams;
2. Present value of net cost/revenue streams; and
3. Fiscal cost-effectiveness of alternative development plans in
terms of tradeoffs between different land use types.
4.3. 'Evaluate the sensitivity of.cost/revenue streams to development
phasing, mix of land uses and service standards.
4.4. Prepare a user's manual for the fiscal impact model and
comparative analysis programs.
Task 4 Products
Computerized model for projecting and comparing recurring fiscal
'impacts to the City of Tustin from alternative development plans .for
the Peters Canyon Specific Plan Area.
User's manual documenting the computer model and its operation.
Task 5. Testing and Evaluation of Fiscal Impacts of Development
Alternatives
This task will utilize the fiscal impact model and reporting programs from
task 4 to evaluate the alternative development plans for the Peters Canyon
Specific Plan Area. The focus will be on identifying development plans
which yield positive fiscal flows to the City.
Subtasks:
5.1.
Using the fiscal impact model developed in task 4, determine
the fiscal impacts of each development alternative in terms of
recurring costs and revenues to the City of Tustin.
5.2.
Using the evaluative indicators developed in task 4, prepare a
comparative evaluation of the fiscal impacts of the development
alternatives.
· 5.3. Document evaluation of each development alternative.
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Task 5 Product:
· Report on fiscal evaluation of development alternatives.
Task 6. Testing and Evaluation of the Fiscal Impacts of the Specific Plan
This task will involve testing fiscal impacts of the specific plan,
according to the procedures developed in task 5. This task will also
identify public service and fiscal issues which require mitigation.
Subtasks:
6.1. Test the specific plan for fiscal impacts using the model~
developed in task 4.
6.2. Evaluate the fiscal impacts of the specific plan using
the computer p. rogram and indicators developed in task 4.
6.3. Identify public service and fiscal issues requiring mitigation.
6.4. Document the fiscal impacts and evaluation of the specific
plan.
Task 6 Product:
· , Report presenting and evaluating the fiscal impacts to the City of
Tustin of the Peters Canyon Specific Plan.
Task 7. Coordination and Liaison
This task will provide necessary coordination and liaison with the City of
Tustin staff, The Irvine Company staff, the project coordinator and other
consultant teams. While coordination and liaison will be required
throughout phase 1, special attention will be given in three tasks:.
In task 1, special coordination will be required with the
consultant teams preparing the land use and public facilities plans.
Results of the evaluation of alternative development plans, carried
out in task 5, will be presented to the project coordinator, the City
of Tustin staff and The 1trine Company staff.
e
Results of task 6, concerning fiscal impacts of the specific plan
and public service and fiscal issues requiring mitigation, will be
presented ~o the project coordinator, the City of Tustin staff and The
Irvine Company staff.
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Phase 2. Financing Alternatives
Task 8. Review of Preferred Infrastructure Plan
This task will involve the review of the preferred infrastructure plan and
specification of financing requirements for different components of
required public facilities and infrastructure. This task will require
coordination with the consultant team preparing the community facilities'
and ,infrastructure plan.
Subtasks:
8.1. From the preferred infrastructure plan, derive phasing and
costs of required public facilities.
8.2. Specify financing requirements for each public facility.
Task 8 Product:
· Report showing phasing, costs and financing requirements for the
preferred public facilities and infrastructure plan.
Task g. Evaluation of Alternative Financing Methods
Major financing alternatives will be evaluated in this task, including
general fund financing, special benefit assessments, tax increment
financing and formation of a Mello-Roos Con~nunity Facilities District. The
intent of the evaluation is to identify leading candidates among techniques
of financing for each of the major capital improvements. Emphasis will be
placed on identifying the final burden of the financing alternatives.
Subtasks:
Compare the major elements of the proposed infrastructure plan,
as evaluated in task 8, with the alternative financing techniques
available.
9.2.
Based on discussions with City of Tustin and The Irvine Company
representatives, as appropriate, identify financing techniques which
should not be considered further.
9.3. Identi{y benefits and quantify financing burdens for each major
capital improvement.
Task 9 Product:
® Report on evaluation of alternative financing mechanisms.
Task 10. Testing of Alternative Financing Mechanisms and Recommendation of
Preferred Mechanisms
Alternative sets of financing mechanisms and alternative ways to spread the
financial burden will be tested against criteria related to financial
adequacy and equity. A test will also be made of the extent to which
apparently adequate plans will affect the profitability and feasibility of
development in the Peters Canyon Specific Plan Area.
Subtasks:
10.1. Test alternative sets of financing mechanisms and alternative
ways to spread the financial burden against criteria of financial
adequacy and equity.
10.2. Test the extent to which adequate financing plans will affect
the profitability and feasibility of development in the area.
10.3. Recon~end financing mechanisms preferred for implementation.
Task 10 Product:
· Report presenting evaluation of alternative financing mechanisms and
recommendations for implementation.
Task 11. Methodology for Establishing Recmmended Financing Mechanisms
This task will prepare a financing plan for the specific plan. The
financing plan will be based on the evaluation and testing of alternative
financing mechanisms in tasks g and 10. The financing plan will include
methods for implementing financing mechanisms and will be tested for its
ability to withstand future economic fluctuations. Finally, after a period
of review and comment on the specific plan, a final methodology for
financing public infrastructure will be prepared.
Subtasks:
11.1. Prepare a proposed financing plan for the specific plan, based
on the evaluation and testing of financing mechanisms in tasks 9 and
10.
11.2. Specify methods for implementing financing mechanisms.
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11.3. Test the financing plan for its ability to withstand economic
fluctuations.
11.4. Modify the financing plan, as necessary, on the basis'of
public hearings on the specific plan.
Task 11 Product:
· Financing plan specifying methods to implement financing of public
facilities and infrastructure for the specific plan.
Coordination ~nd Liaison
Key phase 2 coordination and liaison efforts include:
1. Ta~k 8 will require inputs from the consultant team preparing the
public facilities and infrastructure plan.
e
At the conclusion of task g, meetings with representatives of the
City and The Irvine Company will be required to identify funding
mechanisms which should not be considered further.
At the conclusion of task 10, financing recommendations will be
made to representatives of the City of Tustin, The Irvine Company and
the project coordinator.
At the conclusion of task 11, the financing methodology will be
presented to representatives of the City of Tustin, The Irvine Company
and the project coordinator.
PLANNING AND DEVELOPMENT SERVICES
11661 San Vicenle Boulev&rct, Suile 203
Los Angeles. Calilornia 90049
(213) 820-2680
STANLEY R_:.HO FFMAN
A S $ 0 C I A T E $
October 7, 1983
Mr. J. Larry Webb
Principal
O.L. Webb Planning
14751 Plaza Drive, Suite M
Tustin, California 92680
Dear Larry,
Stanley R. Hoffman Associates, in association with Angus McDonald &
Associates, is pleased to 'submit this letter proposal for professional
planning services to assist the City of Tustin and llne Irvine Company in
preparing the fiscal impact analysis and financing alternatives for the
East Tustin Specific Plan. We would like to thank you and EdKnight for
meeting with us last Tuesday to explain the current project objectives and
schedule. This letter proposal supplements and revises our proposal of
February 22, 1983.
Scope of Work and Technical Approach
Based on our discussion of October 4, 1983, the proposed scope of work is
supplemented to include an analysis of fiscal and financial opportunities
and constraints. In order to meet your required date of October 20, 1983,
our approach will be to conduct interviews with all department heads before
that time and to present on October 20 a verbal report with an accompanying
sunmary memorandum. Our report and memorandum will cover the following l
topics:
1. The methodology that we will apply in projecting fiscal impacts of
alternative land use plans;
2. Identification of fiscal opportunities and constraints associated with
different land uses;
3. Identification of both newer and traditional-financing mechanisms for
public capital facilities and services.
The opportunities and constraints analysis is intended to assist the land
use planning consultant in identifying land use alternatives which'will be
fiscally sound for the City, as well as financially feasible.
Stanley R. Hoffman Associates
October 7, 1983
Mr. J. Larry Webb
page two
The analysis of opportunities and constrailnts will be included as part of
task 2 {methodology for estimating City service requirements and costs),
task 3 {methodology for estimating City revenues), and task 9 {evaluation
of alternative financing mechanisms). The opportunities and constraints
analysis will identify the revenue- and cost-generating characteristics of
various categories of residential, retail, office, and industrial land uses
~and will provide an assessment of alternative financing mechanisms for
'implementing development plans and phasing prograns.
Our ~pproach will e~amine each source of City revenues and costs in terms
of components that could influence its change. For example, interviews
with City department heads will focus on distinguishing between line costs
that can be expected to increase in proportion to land~development,~ as
opposed to overhead functions which would not be so affected. This
analysis would also be sensitive to unique site factors,.:such as distance
from existing service locations and topography.
The development of the fiscal impact model will be facilitated by our
ongoing work in central Orange County. We currently have. fiscal impact
models operating on a micro-computer {IBM PC) and a mainframe computer (DEC
1170). Utilization of the mainframe computer model may be the most
effective approach.for this project, but it should benoted that ·
communication can be established between the IBM PC and the DEC 1170
I would also like to stress the capabilities of'our team in financial.
analysis. In addition to our work in analyzing the formation of Con~nunity
Facilities Districts under the new Mello-Roos Act, Angus McDonald &
Associates brings a wealth of experience throughout California in preparing
financial plans. We will study the potential for use of traditional
mechansims concurrently with the newer approaches. For analysis of school
financing, our team includes Jack Swoboda, a specialist in' this field.
Schedule
The schedule, as shown in Attachment 1, is revised to'reflect the current
project schedule. Tasks 2, 3 and g will be initiated immediately, with .-
completion of the preliminary report on opportunities:and constraints by .
October 20, 1983, and full completion of the tasks by November 21, 1983..
Development of the fiscal impact model {task 4) and testing of the
alternative land use plans [task 5} will be completed 'over the period from
December 1, 1983 to January 30, 1984. Fiscal impacts~of~the-specif~c -..
plan (task 6) will be evaluated over the period April-June, 1984., Review
of the preferred infrastructure plan (task 8), financing recommendations
{task 10) and development of the financing methodology'(~ask I1) will be
carried out during the months of April, May and June 198¢.. Coordination
and liaison {tasks 7 and 12), including response to comments will be
carried out throughout t~e project. ~=='~'~ ~ =_ ~ ."
Stanley R. Hoffman Associates
October 7, 1983
Mr. J. Larry Webb
page three
Budget
The proposed budget is reduced to $28,600, with $26,600 allocated to
professional fees and $2,000 allocated to expenses. The budget is
presented by task in Attachment 2. In part, this reduction reflects our
~assumption that some efficiencies in task 2, methodology for estimating
City service requirements and costs, can be derived from review of the
materials already developed by Strong Associates. However, the main
sources for these cost savings are efficiencies expected to be realized
throdgh our extensive and ongoing work in preparing fiscal impact reports
for major developments in the central Orange County area, as well as recent
financial analyses which have assessed a range of financing techniques. · ·
While both of our firms are relatively small, we pride ourselves on high .....
quality work, efficiency, and timely performance. We understand that
entering the specific plan process at this date puts added pressure on us.
We are prepared to work with you, the project team and the City staff in
meeting your schedule and developing a feasible and imptementable specific
plan for East Tustin.
Should you desire any further information regarding this letter, proposal,
please do not hesitate to contact me.
Very truly yours,
~.STANLEY R. ~~ES
Principal
SRH: sc
Attachments (2)
Stanley R. Hoffman Associates
October 7, 1983
East Tustin Specific Plan
ATTACHMENT 1
PROPOSED ~CHEDULE FOR FISCAL IMPACT ANALYSIS AND FINANCING ALTERNATIVES
Phase 1. Fiscal Impact Analysis
Task 1. Description of Alternative
Development Plans
Task 2.
Methodology for Estimating
City Public Service
Requirements and Costs
Task 3. Methodology for Estimating
City Public Revenues
Task 4. Fiscal Impact Model
Task 5, Fiscal Impacts of
Development Alternatives
Task 6. Fiscal Impacts of
Specific Plan
Task 7. Coordination and Liaison
Period of Performance
December 1 - December 15, 1983
October 12 - November 21, 1983
October 12 - November 30, 1983
December 1, 1983 - January 30, 1984
December 1, 1983 - January 30, 1984
April - June, 1984
Ongoing
Phase2.
Task 8.
Task 9.
Task 10.
Task 11.
Task 12.
Financing Alternatives
Review of Preferred
Infrastructure Plan
Evaluation of Alternative
Financing Methods
Testing of Alternative
Financing Mechanisms and
Recommendation of
Preferred Mechanisms
Methodology for
Establishing Recommended
Financing Mechanisms
Coordination and Liaison
April - June, 1984
October 12 - November 30, 1983
April - June, 1984
April - Ju6e, 1984
Ongoing
Stanley R. Hoffman Associates
October 7, 1983
East Tustin Specific Plan
ATTACHMENT 2
PROPOSED BUDGET FOR FISCAL IMPACT ANALYSIS AND FINANCING ALTERNATIVES
Phase 1.
Task 1.
Task 2.
Task 3.
Task 4.
Task 5.
Task 6.
Task 7.
Labor Total Percent
Cost ExPenses Costs of Total
Fiscal Impact Analysis
Description of Alternative
Development Plans $1,760 $50 $1,810 6.3%
Methodology for Estimating
City Public Service
Requirements and Costs $2,380 $70 $2,450 8.6
Methodology for Estimating
City Public Revenues $1,600 $50 $1,650 5.8
Fiscal Impact Model $2,000 $200 $2,200 7.7
Fiscal Impacts of
Development Alternatives $3,000 $210 $3,210 11.2
FisCal Impacts of
Specific Plan $2,000 $200 $2,200 7.7
Coordination and Liaison $1,560 $250 $1,810 6.3
Phase 2.
Task 8.
Task 9.
Task 10.
Task 11.
Task 12.
Financing Alternatives
Review of Preferred
Infrastructure Plan
Evaluation of Alternative
Financing Methods
Testing of Alternative
Financing Mechanisms and
Recommendation of
Preferred Mechanisms
Methodology for
Establishing Recommended
Financing Mechanisms
Coordination and Liaison
Total
$1,000 $50 $1,050 3.7
$2,260 $70 $2,330 8.1
$4,000 $250 $4,250 14.9
$3,000 $240 $3,240 11.3
$2,040 $360 $2,400 8.4
$26,600 $2,000 $28,600 100.0%