HomeMy WebLinkAbout4.8 Economic/Traffic Consult Downtown Plan CITY OF DUBLIN �aOO-30 AGENDA STATEMENT
City Council Meeting Date: December 9, 1985
SUBJECT: Economic Consultant and Traffic Consultant for
Downtown Improvement Plan
EXHIBITS ATTACHED: A. Draft Agreement with Laventhol & Horwath
B . Laventhol & Horwath Proposal with Addendum
C. Draft Letter authorizing traffic engineering
services
D. TJKM Proposal
RECOMMENDATION: , w' 1 ) Approve hiring of Laventhol & Horwath for
U� economic consultant services .
2 ) Approve hiring of TJKM for traffic engineering
services .
3 ) Authorize budget transfer .
4 ) Authorize City Manager to execute agreements .
FINANCIAL STATEMENT:
The budget for Fiscal Year 1985-1986 contains $80 ,000 for Downtown
Improvement Plan consultant services . The City Council has approved $65 , 000
for Planning consultant services . The proposed economic consultant services
would need $22,500 and the traffic engineering services would need $11 , 000 ,
for an overall total of $98 , 500 . A budget transfer of $18, 500 from the
Contingent Reserve is recommended to cover the Downtown Improvement Plan
consultant services .
DESCRIPTION:
On October 28 , 1985 , the City Council approved a Request for
Proposal for economic consultant services, requested a recommendation from
the Downtown Improvement Study Committee, and directed Staff to bring the
proposal to the City Council for approval prior to entering into the
agreement .
In response to the Request for Proposal, Laventhol and Horwath and
Gruen, Gruen + Associates submitted proposals . On November 21 , 1985 , the
Downtown Improvement Study Committee interviewed the two economic consultant
firms. The Downtown Improvement Study Committee, by consensus, recommended
Laventhol and Horwath.
The economic consultant services proposal involves analyzing
existing economic data, conducting a survey of shoppers and merchants,
analyzing the retail, office, and hotel markets, and developing financial
programs . Richard Caplan would be the project manager .
Staff has prepared a draft agreement ( see Exhibit A) which
includes the Laventhol and Horwath proposal with an addendum as part of the
appendix .
For traffic engineering services , the Staff and Larry Cannon,
Planning Consultant for the Downtown Improvement Plan, met with Chris Kinzel
of TJKM to discuss a scope of services .
The TJKM proposal involves updating downtown traffic data,
surveying parking needs, developing specific transportation plans in
response to alternative Downtown scenarios, and developing an action plan
for the adopted Downtown scenario.
Staff has prepared a draft letter ( see Exhibit C) which authorizes
TJKM to perform the traffic engineering services.
Staff recommends that the City Council approve the selection of
the economic and traffic consultants, authorize the budget transfer of
$18 , 500 from the Contingent Reserve, and authorize the City Manager to
execute the agreements.
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ITEM NO. COPIES TO:
AGREEMENT FOR CONSULTANT SERVICES
1. CLIENT AND CONSULTANT AGREEMENT. The following terms and
conditions constitute an Agreement dated , 198_,
between the City of Dublin ( hereafter referred to as CLIENT) and
Laventhol and Horwath (hereafter. referred to as CONSULTANT) , for
Planning services in conjunction with work to be performed . under
the direction of the Dublin Planning Department .
2 . SCOPE OF SERVICES/WORK. The consultant shall provide the
CLIENT with the scope of service/work described in APPENDIX A
attached hereto and made a part hereof .
3 . INDEPENDENT CONTRACTOR. It is specifically understood and
agreed that in the making and performance of this Agreement ,
CONSULTANT is an independent contractor and is not and shall not
be construed to be an employee, agent, or servant of the CLIENT.
4 . INTEREST OF CONSULTANT. CONSULTANT covenants that he/she
presently has no interest and shall not acquire an interest,
direct or indirect , which would conflict in any manner or degree
with the performance of services required to be performed under
this Agreement . CONSULTANT further covenants that to the best of
its knowledge, no person having any such interest shall be
employed in the performance of this Agreement .
5 . EXCLUSIVE SERVICES . CONSULTANT agrees to restrict its firm
and its subcontractors from any employment, other than the
CLIENT, in any way pertaining to the subject of this employment
or to the proposed project which this report will review, for a
period of two years after the effective date of this agreement
without first obtaining the prior written consent of the Director
of Planning for such employment . CONSULTANT further agrees to
insert this condition into all contracts or work agreements with
his subcontractors .
6 . PUBLICATION, REPRODUCTION. AND USE OF MATERIAL. No material
produced in whole or in part under this Agreement shall be
subject to copyright in the United States or in any other
country. The CLIENT shall have unrestricted authority to publish,
disclose, distribute and otherwise use, in whole or in part, any
reports, data, or other materials prepared under this Agreement .
If the CLIENT discloses to any other party any reports, data or
other material prepared by the CONSULTANT, the CLIENT must make
reference to any final report prepared under this Agreement by
the CONSULTANT.
7 . FINDINGS CONFIDENTIAL. Any reports, information or data
given to or prepared or assembled by the CONSULTANT under this
Agreement shall not be made available to any individual or
organization by the CONSULTANT without the prior written approval
of the CLIENT. CONSULTANT is entitled to retain copies of all
data working papers, interim documents , memoranda and reports
produced under this Agreement for use in the normal conduct of
its business, except that no confidential information will be
disclosed, provided, however , that nothing contained herein shall
prevent the disclosure of such information if compelled by legal
process, and in the event thereof, only after notice to CLIENT.
8 . CHANGES. The Agreement between CLIENT AND CONSULTANT and
this supplement of terms and conditions is the only agreement
between the parties and supersedes all negotiations, proposals ,
notices of award, agreements, and understandings written or oral
heretofore had between the parties relating to the work to be
performed. If changes are requested by either party, including
any changes in the scope of services, any increase or decrease in
the amount of the CONSULTANT ' s compensation, they must be agreed
to in writing and signed by both parties .
"Fyn NIBIRP A
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9 . PAYMENT. Payment for services shall be on a time and
materials basis not to exceed the Laventhol and Horwath Budget
Estimate total . At the end of each calendar month during the term
of this Agreement CONSULTANT shall submit an invoice detailing
the hours of work recorded and the expenses incurred in the
performance of his agreement . CLIENT may specify that a progress
report accompany each invoice. Payment for services by the
CONSULTANT shall be at the following rates (See Appendix A) :
1 . Planning /hour
2 . Reimbursable expenses
a. $ . 25/mile for travel during working hours
excluding travel to and from office
b, film, drafting materials, and the like, at
cost with each invoice.
The CLIENT shall retain ten percent ( 10% ) of the payment . The
CLIENT shall forward the retained payment within 20 days of
completion of the consultant work and final acceptance by the
CLIENT.
Except for the 10% retention specified above, within 20 days of
receipt of each invoice, CLIENT shall forward payment to
CONSULTANT for all items on the invoice that are not in dispute
and CLIENT and CONSULTANT will proceed to negotiate, arbitrate or
litigate the disputed items as specified elsewhere in this
Agreement .
10 . TERMINATION OF AGREEMENT FOR CAUSE. If CLIENT considers
CONSULTANT to be in default of any of the terms of this
Agreement , CLIENT shall give CONSULTANT written notice of such
default specifying the manner in which he considers CONSULTANT to
be in default . CONSULTANT shall then have 10 days in which to
cure said default . If after 10 days the default is not cured,
the CLIENT may terminate the Agreement . In that event, all
finished or unfinished documents, data, studies , surveys,
drawings, maps, models, photographics and reports or other
material prepared by the CONSULTANT through this Agreement shall,
at the option of the CLIENT, become the property of the CLIENT
and the CONSULTANT shall be entitled to receive an amount which
bears the same ratio to the total compensation under this
Agreement as the services actually performed bear to the total
services of the CONSULTANT covered by this Agreement less
payments of compensation previously made.
11 . TERMINATION OF THE AGREEMENT FOR CONVENIENCE OF THE CLIENT
OR CONSULTANT. The CLIENT may terminate this Agreement by giving
written notice to the CONSULTANT of such termination, specifying
the effective date thereof, at least fifteen days before the
effective date of such termination. Within 5 working days after
such termination, CONSULTANT shall submit a final notice to
CLIENT, which CLIENT shall pay in full within 20 days of receipt
of invoice, excepting any items that are in dispute. The
CONSULTANT may terminate this Agreement in the similar fashion as
described above for the CLIENT, at lease fifteen days before the
effective date of such termination.
12 . PREVENTION OF PERFORMANCE. CONSULTANT shall not be in
default under this Agreement if its performance is prevented or
hindered by an act of God, fire, riot, labor disturbances
( including, without limitations, lockouts) , accidents, wars, acts
of any government (whether foreign or domestic, federal, state,
county or municipal) , partial or total interruption of loss or
shortage of transportation facilities, or by any other causes
beyond the control of the parties. So long as the impossibility
continues the time for performance under the contract is
extended.
13 . ARBITRATION. Any controversy or, claim arising out of or
relating to this Agreement or the breach thereof shall be settled
by arbitration procedures in accordance with the rules of the
American Arbitration Association and judgment upon any awards
rendered by the Arbitrators shall be entered in any court of -
competent jurisdiction. '
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14 . CALIFORNIA LAW. The interpretation and performance of this
Agreement shall be governed by the law of the State of
California .
15 . CAPTIONS. The captions inserted herein are inserted only as
a matter of convenience and for reference and in no way define,
limit or describe the scope of this contract nor the intent of
any of the provisions thereof.
16 . NOTICE. Wherever notice is required to be given under the
terms of this Agreement, it shall be in writing and shall be
effective the day it is mailed, properly addressed to the party
to receive such notice. Notice delivered other than by mail
shall be effective when received. When notice is to be given by
CLIENT, unless otherwise provide, shall be mailed or delivered
to: Richard Ambrose, City Manager
City of Dublin
6500 Dublin Blvd. Ste. D
Dublin, CA 94568
Notice to CONSULTANT, unless otherwise provided shall be
addressed to:
17 . COMPENSATION FOR TESTIMONY AND PREPARATION THEREOF. If any
legal action other than action that is the result of incompetence
or malfeasance by the CONSULTANT, is brought against the CLIENT
by any third party in connection with matters which are the
subject of this Agreement, and it becomes necessary for
CONSULTANT or any employee thereof or any subcontractor to
testify, provide information or produce material in any such
action, or if the CLIENT requests such involvement, the CLIENT
shall compensate the CONSULTANT and any such employee or
subcontractor for time so spent at CONSULTANT or subcontractor ' s
standard rates then in effect and for any expenses , including
attorney ' s fees, reasonably incurred in connection with such
testimony or production or the preparation thereof . Such
compensation shall be in addtion to the maximum charge for
services defined in the Agreement .
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18 . IN WITNESS WHEREOF: CLIENT and CONSULTANT have accepted the
above terms and conditions and have incorporated them into this
Agreement .
These signatures attest the parties ' agreement hereto:
CITY OF DUBLIN
By Date:
City of Dublin
CONSULTANT
by: Date:
( Designate official capacity in the business )
by: Date:
(Designate official capacity in the business )
Note to CONSULTANT: ( 1 ) Execute acknowledgement form below, and
( 2 ) if a corporation, signatures must conform to designated
representative groups pursuant to Corporations Code Sec. 313 .
State of California ) ACKNOWLEDGEMENT (by Corporation,
)ss Partnership, or individual )
County of
On this day of , in the year before me
personally appeared ,
personally known to me (or proved to me on the basis of
satisfactory evidence ) to be the person who executed the within
instrument as proprietor or as president (or secretary) or on
behalf of the corporation therein named and acknowledged to me
that the corporation executed it.
DATED:
(NOTARIAL SEAL)
Notary Public
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APPENDIX A
Appendix A shall include:
1 ) The Laventhol and Horwath proposal dated and received by
the City of Dublin on November 12 , 1985 , and
2 ) The Laventhol and Horwath addendum dated November 27 ,
1985 , and received by the City of Dublin on December 3 , 1985 .
® Laventhol &Horwath Suite 3600
One Metropolitan Plaza
Certified Public Accountants 425 Market Street
San Francisco,CA 94105
(415) 896-1800
Telex:384061
November 27, 1985
Mr. Lawrence L. Tong
RECEIVED
Planning Director DEC 3 1985.
City of Dublin
6500 Dublin Boulevard DUBLIN PLANNING
Suite E
Dublin, California 94568
Dear Mr. Tong:
Laventhol & Horwath (L&H) is pleased to submit this addendum to
our proposal of November 12, 1985 to assist the City of Dublin
with a market analysis as part of the Downtown Dublin Improvement
Plan. This letter is in response to your telephone request of
November 26, 1985 regarding surveys to be performed on behalf of
this project, additional meeting attendance by our firm and our
firm's billing rate for professional staff.
As part of our retail market analysis, we will conduct surveys of
at least 50 shoppers at different locations during different
times of day in the downtown Dublin area. The purposes of the
survey includes gaining shopper's perceptions about area parking,
the type of items or services they require on that visit, their
frequency for shopping in the downtown area, other retail areas
which they patronize, attitudes about appearances of the shops
and downtown area, other merchandise, stores and/or services they
would like to see in the downtown and other issues that we may
mutually determine.
We will also conduct a survey of at least 25 merchants in the
area. These surveys will provide insight into where their
customers come from, where they advertise, their rating of the
downtown in terms of selection of goods, store hours, parking,
competiveness of prices, advertising, appearance of buildings,
proposed renovation and/or expansion plans, rental rates, lease
issues and the existing and potential role of the City of Dublin
in regard to the downtown improvement plan. Both of these
surveys will be incorporated into our analysis to complete our
understanding of the retail market.
As was indicated to you and the Downtown Improvement Committee
during our interview on November 21, 1985, we will attend a total
of seven, rather than four, public meetings with the Downtown
Improvement Study Committee, Planning Commission and City
Council. The fees required for this increased meeting attendance
w.a;
1, B- T
A member of Horwath&Horwath International
Mr. Lawrence L. Tong
City of Dublin
November 27, 1985
Page Two
will be offset by a reduction in the Hotel Market Analysis
section of our report from a detailed market analysis to a market
overview.
The billing rates for the professionals assigned to this project
are as follows:
Susan Giles Levy $130.00 per hour
Richard A. Caplan 95 .00 per hour
Barry Abramson 65.00 per hour
Michael Caplan 55.00 per hour
If there are any additional matters related to our proposal,
please do not hesitate to contact us.
We are looking forward to becoming a member of the City of Dublin
team and assisting you with this important project.
Very truly yours,
LAVENTHOL & HORWATH
'4�v
Susan Giles Levy
Senior Principal
/ /�. 4,4—
Richard A. Caplan
Manager
Laventhol &Horwath Suite 3600
One Metropolitan Plaza
FIR
Certified Public Accountants 425 Market Street
San Francisco,CA 94105
(415) 896-1800
Telex: 384061
November 12, 1985
Mr. Lawrence L. Tong
Planning Director
City of Dublin
6500 Dublin Boulevard, Suite D
Dublin, California 94568
Dear Mr . Tong:
Laventhol & Horwath (L&H) is pleased to submit this proposal to
assist the City of Dublin with a market analysis as part of the
Dublin Downtown Improvement Plan. This proposal. outlines the
approach we will take, the estimated time and fee requirements
for our work, as well as the additional information requested in
your Request for Proposals dated October 29 , 1985.
Laventhol & Horwath ( including the former Land Economics Group)
is particularly familiar with the City' s objectives as a result
of our firm' s prior meeting with the Downtown Improvement
Committee and City staff on September 19 , 1985 . More
importantly, we have considerable experience in performing
similar studies on behalf of cities throughout California.
Copies of some of these studies have been previously submitted
to you for your review.
Prior to the initiation of this study, L&H will meet with the
City Council, City staff and Downtown Improvement Committee to
discuss the purpose of this study and to identify opportunities
and procedures for public input as the study proceeds.
SCOPE _QF WORK
The scope of work has been developed to include data and analysis
pertaining to the economic base, analysis of the assets and
liabilities relating to development in Dublin and implementation
strategies for Downtown development.
Given below is a detailed description of the work program. Our
results will be fully documented in our reports to the City of
Dublin.
Laventhol & Horwath will focus the research . and analysis on
identifying the potential development desirable for Dublin
and determining the financial implications of economic
development. While the format of the report will more fully
integrate the economic, financial and implementation aspects of
RECEIVED
1 : . ..V 1 ;? 198
A member of Horwath &Horwath International with affiliated offices worldwide.
DUBLIN PLAT mmr.
Mr. Lawrence L. Tong
November 12, 1985
Page 2
the work program, the research and analysis will proceed as
follows :
Task 1. Geogran ic. Demogranhic znd Employment Analysis
Laventhol & Horwath will evaluate Dublin' s economic activities by
analyzing the structure of the local and regional economy as well
as the demographic and labor force characteristics of the local
population. Standard methodologies of economic analysis will be
employed to address the following topics :
o Historical growth trends of the City of Dublin and
Alameda County;
o Growth prospects of basic retail sectors;
o Growth trends and changes in population
characteristics ; and
o Target market segments most attractive to the City of
Dublin given land availability.
To accomplish this analysis, L&H will analyze the retail sales
activity in which the study area already has demonstrated
acompetitive advantage. This analysis will determine, insofar as
possible, those sectors in which the Dublin market area can
develop additional competitive advantages. These sectors will
include the broad categories incorporating potential commercial,
office and hotel development and will assist in identifying
target sectors which are attractive to the City of Dublin.
These findings will be summarized in a brief letter report.
Task Z Retail Market Analysis
The purpose of the retail market analysis will be to measure the
effect of population and economic growth on demand for retail
facilities within the market area. In order to develop an
implementation plan, we propose to carefuly examine the
avail anility and location of existing retail sites. We will
interview merchants and developers to identify opportunities for
business development and measure the demand for additional retail
space required in the Downtown. Upon determination of the
additional retail uses that are feasible from a market
perspective, specific strategies will be developed to ensure
appropriate development.
2
Mr. Lawrence L. Tong
November 12, 1985
Page 3
Task Office Market Analysis
Through interviews with knowledgeable office leasing agents,
brokers and developers, L&H will define the Dublin office market
and describe characteristics of the present market including
location, absorption, rent levels, and tenant profiles. We will
address the issue of target markets of office users that Dublin
could likely attract. Any strategy for attracting new office
users must be sensitive to the overall amount of space the market
can realistically absorb.
Task 4 Hotel Market Analysis
As a result of numerous hotel market studies performed by L&H in
the Dublin area including in Pleasanton, San Ramon, Danville and
Walnut Creek, we have an excellent understanding of area hotel
market conditions. We will review the area hotel market and
evaluate potential sites for lodging facilities in Dublin
including their relative strengths with respect to accessibility,
visibility, proximity to major market generators, and trends
which will enhance or detract from Dublin' s desirability.
We will develop a census of all lodging facilities in the market
area as well as those planned or rumored for construction which
could be considered competitive to Dublin. We will determine the
size, seasonality and character of the various market segments
(such as [1] commercial, [2] group/convention, [ 3] tourist and
others and their estimated growth rates. We will also estimate
potential demand that could be generated by proposed lodging
facilities. We will then determine an estimated growth rate for
the total market demand. We will project the future needs for
guest rooms in the market area based on the present and
anticipated future supply of rooms and the projected market
demand.
At the conclusion of Task 4, we will meet with you to discuss our
findings and prepare a letter report detailing our retail, office
and hotel market findings. We will present this report at a
public meeting.
Task I Assessment -qf Community Assets Dm-d Liabilities
In determining the strengths and weaknesses for Dublin' s
development, L&H will undertake an analysis of business assets
and liabilities. This analysis will rely in part on data
assembled in other tasks . It will examine factors related to the
attractiveness of Dublin to business and provide an understanding
of local strengths and weaknesses for development.
3
Mr. Lawrence L. Tong
November 12, 1985
Pa ge 4
The factors that L&H will examine closely as we undertake this
analysis of the strengths and weaknesses of the Dublin market
willl include the following:
o Land availability, site suitability, existing vacant
retail and office space, relative cost to acquire,
lease, and/or develop sites and buildings ;
o Transportation: highway access, BART, air, truck, bus;
al so co st , availability and q u a 1 i t y of
telecommunication links ; maintenance of streets and
highways;
o Utilities (availability and cost) - electricity, water
sewers, gas and other fuels ; consistency of power,
quality of power, and ability to expand all utilities;
o Labor cost, availability, and quality - wage levels in
manufacturing and clerical occupations, skill levels of
available workforce, labor-management relations ;
o Relative cost, availability and quality of business
inputs ; that is, materials, access to suppliers, and
business services, computing, accounting, legal, hotel
and motel accommodations, business meeting places,
etc. ;
o Local taxes ; and
o Specific local zoning or environmental controls and
regulations.
Additional factors may be added to each of the groups as a result
of detailed local review and analysis. The results of this
analysis will be used to provide a profile of Dublin as an
economic center.
At the conclusion of Task 5, we will prepare a written summary of
Dublin' s assets and liabilities and present these findings at a
public meeting.
,Task E Evaluate Alternative Development Scenarios
In cooperation with the City staff and the City's planning
consultants, we will evaluate alternative scenarios for the
central commercial area in order to assess the overall economic
impact on the Downtown area and the City of Dublin's municipal
budget. This analysis will take into consideration existing and
proposed development in nearby communities.
4
Mr. Lawrence L. Tong
November 12, 1985
Page 5
The information from Phase I and the results of this evaluation
will provide the tools that will permit the City to seek out
targeted potential employers who will receive benefits from and
add significantly to the Dublin economy. The results of the
prior tasks will be reviewed again to identify :
o The economic sectors with moderate to high growth
potential for which the City and surrounding area have
demonstrated tangible competitive advantages.
o The applicability of economic development incentives
(e.g. , public and private sector financing) that could
be expected to improve the competitive advantage.
o The tax-generating capability of specific growth
sectors.
o The availability of land and infrastructure.
o The types of employers and small business persons who
could be expected to pursue opportunities in Dublin and
their economic impact on the City.
This analysis will carefully consider the potential in a national
and regional market to attract major retailers, office tenants
and hotels into Dublin in spite of the fact that small businesses
produce the majority of new jobs in California and despite the
fact that local businesses can be expected to be already familiar
with the locational advantages of the City. We will outline
these strategies and evaluate them in terms of market feasibility
and overall financial benefit to both the public and private
sectors.
At the end of this task, we will discuss the alternatives, their
impacts, and our findings and conclusions with you. We will be
available to present these findings at a public meeting.
Task Z Implementation plan
L&H will assist the City and its planning consultants in the
development of a set of recommendations together with a strategy
to implement the Downtown Improvement Plan.
We will develop a financial program for implementing the optimum
strategy. We will identify both private and public resources
available for financing infrastructure, Downtown public
improvements and marketing. We expect to work closely with the
Downtown Improvement Committee, the planning consultants and the
5
Mr. Lawrence L. Tong
November 12, 1985
Page 6
City staff throughout the work program. The plan will carefully
consider the City's goals and policies.
At the end of this task, we will prepare a final letter report
summarizing our findings from Tasks 6 and 7, as well as updating
any information and additional analysis that may be appropriate
from earlier letter reports.
FEES AM TIMING
Fees for the services described in this letter will be based on
the actual time required to perform the services. Based on our
experience with similar projects, we estimate that our fees will
be as follows:
Fees Timing
Task 1 $ 2,350 2 weeks
Task 2,3,4 11, 900 3-4 weeks
Task 5 2,750 3 weeks
Task 6 3,250 2 weeks
Task 7 2,250 2 weeks
Total Fees (Not To Exceed) $22,500
Tasks 1 to 5 will be completed_ within 60 days. Out-of-pocket
expenses (travel, computer charges, postage, etc.) are estimated
at 5 to 10 percent of fees; however, they will not exceed $2,000.
This budget includes attendance at four public meetings. If
additional public meetings are required, the actual cost required
to attend these meetings will be added to our invoices at our
standard billing rates.
Resumes for the key professionals are attached to this proposal .
The fees and professionals assigned to each task of this study
are also attached.
6
Mr. Lawrence L. Tong
November 12, 1985
Page 7
TERMS AND ,CONDITIONS
Our reports will be based on estimates, assumptions and other
information developed from research of the market, knowledge of
the industry and from reports and data which you will provide.
Sources of information and bases of the estimates and assumptions
will be stated in the reports. The terms of this engagement are
such that we have no obligation to revise our findings to reflect
events or conditions which occur subsequent to the last day of
our fieldwork. However, we will be available to discuss the
necessity for revision in view of changes in the economic or
market factors affecting Dublin. Our findings and reports are
intended solely for the information of the City of Dublin.
Neither the reports nor their contents may be referred to or
quoted in any registration statement, prospectus, or other
agreement or document without our prior written consent.
We appreciate the opportunity to submit this proposal and look
forward to working with you on this engagement.
Very truly yours,
LAVENTHOL & HORWATH
Susan Giles Levy
Senior Principal
A,,4'C-/W-
Richard A. Caplan
Manager
ACCEPTED:
BY:
DATE:
SGL:RAC:mac
Enclosure
7
PROPOSED TABLE OF CONTENTS
DOWNTOWN DUBLIN MARKET ANALYSIS
I. Introduction and Summary of Findings
A. Introduction
B. Methods of Analysis
C. Summary of Development Potential by Category
II. Dublin Geographic, Demographic and Employment Analysis
A. Geographic Analysis (plus map)
B. Demographic Analysis (plus charts)
C. Overview of the Economy
D. Employment Profile (plus charts)
E. Shift-Share Analysis
III. Retail Market Analysis
A. Market Area Definition (plus map)
B. Supply of Retail Space (plus charts)
C. Projects Currently Underway
D. Projects Planned
E. Demand for Retail Space
F. Retail Development Opportunities
IV. Office Market Analysis
A. Market Area (plus map)
B. Supply of Office Space (plus chart)
C. Projects Currently Underway
D. Projects Planned
E. Demand for Office Space
F. Office Development Opportunities
V. Hotel Market Analysis
A. Market Area Definition
B. Supply of Lodging
C. Projects Currently Underway
D. Proposed Facilities
E. Review of Area Sites
F. Demand for Hotel Accommodations
G. Hotel Development Opportunities
VI. Assessment of Community Assets and Liabilities
A. Community Assets and Liabilities
B. Business Operations and Constraints
C. Institutional Assets and Liabilities
D. Summary (plus chart)
PROPOSED TABLE OF CONTENTS
DOWNTOWN DUBLIN MARKET ANALYSIS
(continued)
VII. Alternative Development Scenarios
A. Description of Alternatives Considered
B. Economic Impacts of Alternatives
C. Summary
VIII. Implementation Plan
A. Summary of Development Potential
B. Infrastructure Needs
C. Development Strategy
STAFFING PLAN AND BUDGET
FEES
-----------------------------------------------------------------------------------------
Levy Caplan Abramson Caplan Total
-----------------------------------------------------------------------------------------
1 . Geographic ,Demographic 350 800 0 1200 2350
and Employment Analysis
2. Retail Market Analysis 500 1750 1250 1500 5000
3 . Office Market Analysis 300 1500 0 1800 3600
4 . Hotel Market Analysis 300 1000 500 1500 3300
5 . Community Assessment 750 750 0 1250 2750
6 . Development Scenarios 1000 1250 500 500 3250
7 . Implementation Plan 1000 1250 0 0 2250
TOTAL 4,200 8,300 2,250 7 ,750 22 ,500
STATEMENT QF QUALIFICATIONS
Laventhol & Horwath (L&H) and its professionals have been active
in the promotion of economic development. Our assignments have
ranged from project-land market research to the design of broad
community and region-wide economic development strategies.
Laventhol & Horwath is in a unique position to help the City of
Lafayette with economic development, since our economic
development planning an-d financial expertise provide our clients
with a pragmatic view of the development process and the
public and/or private resources needed to achieve specific goals.
Eco=mir-- Analysis An-d Implementation Plan fQ1 th-Q City D-f
Lafayette
Laventhol & Horwath was retained by the City of Lafayette to
evaluate the downtown retail market and associated parking
issues in order to develop a comprehensive strategy for
downtown. In addition to the market analysis, L&H is
evaluating alternative development scenarios for maximizing
the economic benefit to the City.
Pal m Springs Industrial Market Study and Action Plan
Laventhol & Horwath is currently performing an industrial
market analysis in evaluating the fiscal effects of
additional industrial development on the City of Palm
Springs. L&H surveyed users of industrial space in the city
and the area and developed an action plan with the city
focused on achieving the cities industrial and economic
development objectives.
Market Analysis and Imilementation Strategy f9L tha City Qf
Napa
For the City of Napa, Laventhol & Horwath is performing a
market assessment of the retail office housing, hotel,
cultural and recreational facilities in the city. The
purpose of the study is to focus on the downtown area in
order to strengthen the city's economy to the attraction of
acceptable and financially beneficial land uses compatable
with the Napa River. Laventhol & Horwath is a member of the
planning team of this project which will result in an
overall implementation strategy for the city over the next
ten to f if teen years.
1
Retail Market Anal is Anal Implementation Plan J-Qx Jb_Q City
Qf Cotati
Laventhol & Horwath (The Land Economics Group) was retained
by the City of. Cotati to evaluate the downtown retail and
office markets and associated parking issues in order to
develop a comprehensive strategy for an economic development
plan for the city. In addition to the market analysis, L&H
is developing a financial program for implementing the
optimum strategy recognizing the community goals, policies
and broad citizen involvement that is part of the
development of the program.
Economic Development Action Plan fQr thg City Df Salinas
The Land Economics Group was retained by the Redevelopment
Agency of the City of Salinas to develop an economic
development action plan that would focus on the strategies
for diversifying and enhancing the local economy. The Land
EconomicsGroup evaluated industrial, retail and office
potential throughout the City, and outlined the community
assets and liabilities in order to assist the City in
developing a marketing strategy for potential major
employers. The results of the plan are being used to focus
growth and strengthen the economy of the area.
Action Plan f-Qr City 9J S-am Jose' s Monterey Corridor
The Monterey Corridor section of San Jose has been the
neglected southern entrance to the City's downtown. The
Land Economics Group worked with a community advisory
committee to formulate an economic development action plan
for the Corridor. Analysis of the industrial, commercial
and housing markets in this mixed-use area revealed that a
transition from heavy to light industrial use is in progress
and could be encouraged through an implementation strategy
that will focus on public/private sector partnership,
community participation and redevelopment.
City Qf 5�an Jose Alum Rock Revitalization Study
The Land Economics Group developed strategies for enhancing
the Alum Rock Business District, based on an in-depth study
which determined demand for commercial establishments ;
commercial facade rehabilitation; development opportunities;
and financial analysis of commercial improvement. In
addition, The Land Economics Group assisted the City in
establishing a merchants' association.
2
Economic St f_Qr the City of Benicia
The Benicia Chamber of Commerce retained The Land Economics
Group to perform a feasibility. study and prepare an action
plan for revitalizing First Street. The project entailed
conducting shopper, resident, merchant and property owner
surveys; analyzing the City's business climate and physical
condition of its downtown; performing cash flow analyses for
various development scenarios; and analyzing historic
preservation tax credits as a development incentive. The
City is curren'Lly ii„rlementing the action plan.
Hayward Downtown Development Plan
The Land Economics Group was retained by the City of
Hayw ard's Redevelopment Agency to update its downtown plan.
The Land Economics Group assessed market conditions for
retail, office and industrial development, the physical
character of the area and its buildings. The City has
accepted and is implementing our recommendations.
Santa Cruz Airport Reuse
The Land Economics Group was retained by the City of Santa
Cruz to determine how its airport could best be redeveloped
to generate greater financial returns. Accordingly, The
Land Economics Group gauged the demand for and financial
performance of retail, office, and industrial alternatives.
Ways in which the City could participate in the airport' s
development were also identified. The results of The Land
Economics Group's effort revealed that an industrial project
codeveloped by the City and a developer would be the most
advantageous course of action.
U.S. Department Df Labor
The Land Economics Group conducted segments of a year-long
technical assistance program funded by the U.S. Department
of Labor. Aimed at providing local, private-industry
councils with economic development assistance, the project
incorporated 25 community assessments and ten strategy plans
for localities throughout California and Arizona. In
Arizona, for example, The Land Economics Group helped
establish a local economic development corporation and
prepared short-term and long-term plans for bringing
economic development to the west side of Phoenix. The
corporation accepted the plan and is now working to
implement it.
3
REFERENCES
for
City of Dublin
Mr. Carlos Anglin
Planning Director
City of Lafayette
(415) 284-1968
Mr. Dennis A. Dorch
Planning Director
City of Cotati
(7 07) 7 95-547 8
Mr. John Yost
Planning Director
City of Napa
(707) 252-7711
Mr. William Carlson
City Manager
City of Salinas
(408) 758-7201
Mr. Rick de la Cruz
City of San Jose
Office of Redevelopment
(40 8) 277-4744
SUSAN GILES LEVY
Oualifications in Real Estate Advisory-Services
Susan Giles Levy is the Director of Real Estate Advisory Services
for Northern California for Laventhol & Horwath, a national
management consulting and public accounting firm. Ms. Levy is an
economist with extensive experience in providing economic and
financial consulting services to private and public sector
clients. Ms. Levy' s areas of expertise include :
market and financial feasibility analysis for real
property development;
downtown commercial revitalization strategies;
- economic development program design for public/private
sector partnerships;
valuation of individual and large-scale real estate
holdings;
housing affordability strategies and fiscal impact
assessments.
Ms. Levy has served as consultant to the California Building
Industry Association, Kaiser Development Company, Chevron Land
and Development Company, the Los Angeles Department of Airports,
the U. S. Department of Housing and Urban Development, the U. S.
Department of Labor, the San Francisco Mayor's Office of Housing
and Economic Development, investment banking firms and numerous
public and private sector clients throughout California.
Prior to the merger of The Land Economics Group with Laventhol &
Horwath, Ms. Levy was the founder and President of Land
Economics, a San Francisco based real estate consulting firm.
Ms. Levy holds a Master's degree in City Planning from the
University of California, Berkeley; she was a Graduate Exchange
Student at Stanford University Graduate Business School. Ms.
Levy has a B.A. in Political Science, Distinction with High
Honors, from the University of North Carolina. She is a member
of Lambda Alpha International, an honorary land economics
society, the American Real Estate and Urban Economics
Association, the American Planning Association and the Urban Land
Institute (ULI ) . Ms. Levy is a member of ULI ' s Research
Committee and Recreational Development Executive Council.
Ms. Levy is a Lecturer at Stanford University Graduate School of
Business, where she teaches a course entitled "Property
Development in the Urban Environment."
Among Ms. Levy's publications are: "Consumer Response to High
Housing Prices : The Case of Palo Alto, California," Institute
for Real Estate and Urban Economics, University of California,
Berkeley; an energy policy analysis article entitled "Project
Independence: Formulation, Change and Fragmentation," Journal
Qf Political Science; and a Bibliography on Consumer Behavior in
the Housing Market, Vance Bibliographies for the Council of
Planning Librarians.
RICHARD A. CAPLAN
Qualifications in Real Estate Advisory Services
Richard Caplan is a Manager for Northern California in the Real
Estate Advisory Services practice of Laventhol & Horwath, a
national management consulting and public accounting firm.
Mr. Caplan has had fourteen years of experience with a wide
variety of publicly-financed projects and public/private partner-
ships in California and Colorado. As a city 'manager, he has
managed the establishment of special improvement districts which
incorporated public/private financing; overseen the development
of a multi-purpose arena and transportation center; and has been
the lead participant in the attraction of and negotiation with
several hotel developers. He was the director of economic
development for a major suburban city in Southern California,
coordinating the community 's efforts in expanding its commercial
and industrial activity, development of an airport, and over-
seeing the development of the city's Civic and Cultural Center.
Mr. Caplan's areas of specialization include:
• Development of alternative revenue sources for
financing public improvements;
• Strategic planning and structuring of public/private
partnerships;
• Formulation of economic development plans and
redevelopment strategies;
• Socio-economic, management, and fiscal impact analyses;
and
• Site selection analysis for commercial and industrial
developments.
Mr. Caplan has managed projects encompassing the issuance of
mortgage revenue bonds, industrial revenue bonds, tax
anticipation warrants, and negotiated the acquisition of major
parcels and land for public purposes. His work has included
development advisory services for Westin Hotels, Chevron Land and
Development Company, Sea Containers, Inc. , and other major
development companies. He has had extensive experience with
federal government departments and agencies, as well as various
state departments and agencies throughout California and
Colorado.
Mr. Caplan is a member of the Board of Directors of the
California Association for Local Economic Development and the
International City Management Association.
Mr. Caplan received his B.A. degree in Political Science and his
Masters of Public Administration from the University of
California at Berkeley.
BARRY M. ABRAMSON
Qualifications in Real Estate Advisory Services
Barry Abramson has a broad range of experience in the market and
development analysis and planning of complex real estate projects .
With Laventhol & Horwath , Mr. Abramson has directed consulting
engagements entailing market and financial analyses and strategy
formulation for a broad range of projects including mixed-use ,
office , hotel , residential and a wide variety of retail projects
including major regional malls , specialty, festival market, commu-
nity and neighborhood shopping centers .
Consulting engagements in the area of public-private development
projects have included guidance to the City of Albuquerque , New
Mexico on the development and financing of a major downtown re-
development project including retail , office , hotel and convention
center expansion ; and preparation on behalf of a private developer
of a proposal entailing market , financial and design strategies
for a $60 million mixed-use project in response to an RFP issued
by the City of Baton Rouge , Louisiana.
Prior to joining Laventhol & Horwath, Mr. Abramson served as projeC=
manager of the Boston Redevelopment Authority 's Downtown Crossing
Plan in which he directed the development of a comprehensive market
analysis and economic and physical development plan for the city' s
commercial core. This effort encompassed the development of market-
ing and management strategies as well as the site planning and
project programming of a $500 million program of mixed-use develop-
ment. Mr. Abramson played an active role in implementation through
coordination with developers and involvement with UDAG and other
subsidy programs.
Mr. Abramson' s professional experience also includes work for a
variety of governmental and business promotion organizations in-
cluding the New York City Public Development Corporation , the New
York City Department of Planning, the Brooklyn Chamber of Commerce ,
the Nassau Street Mall Association and the U.S. Army Corps of
Engineers on projects entailing commercial revitalization, economic
development and regional planning.
Mr. Abramson holds a B.A. from Queens College of the City University
of New York and a Master of Science in City and Regional Planning
from Pratt Institute in New York. He has also completed courses in
real estate finance at the University of Houston, the Northwest
Professional Education Center and New York University's Real Estate
Institute.
Mr. Abramson is a member of the International Council of Shopping
Centers and the American Planning Association.
MICHAEL J. CAPLAN
Oualifications in Real Estate Advisory Services
MICHAEL J. CAPLAN is a city and regional planner with experience
in housing and local economic development strategies. He has
conducted research on local government programs to foster
affordable housing throughout California and has worked with
community-based organizations on housing and economic development
issues.
Prior to joining Laventhol & Horwath, Mr. Caplan was an Associate
at The Land Economics Group and a research intern for the
California Department of Housing and Community Development where
he studied the local impact of State legislation on affordable
housing. He wrote a report on the use of density bonuses by
local jurisdictions in designing programs that are effective and
in compliance with State policy. In working with Innovative
Housing, a non-profit housing development organization, Mr.
Caplan conducted a feasibility analysis of artist-based economic
development in Crockett, California. He has also conducted
research on approaches to develop affordable housing for the East
Bay Asian Local Development Corporation.
Mr. Caplan received a Master of City and Regional Planning from
the University of California at Berkeley. where his coursework
included housing finance, economic development finance, land use
law and administration, public finance and statistics. He also
holds a B.A. in History and Anthropology from the University of.
Wisconsin at Madison.
L J
Development Services CITY OF DUBLIN Planning/Zoning 829-4916
P.O. Box 2340 Building & Safety 829-0822
Dublin, CA 94568 Engineering/Public Works 829-4927
DR AFT
Mr . Chris Kinzel, Principal
TJKM Transportation Consultants
4637 Chabot Drive Suite 214
Pleasanton CA 94566
Re: Traffic Engineering Services for Downtown Improvement Plan
Dear Mr . Kinzel,
This letter authorizes TJKM Transportation Consultants to
perform the traffic engineering services for the Downtown
Improvement Plan as specified in the TJKM scope of services dated
and received December 2 , 1985, with the following amendments
which you and the Staff discussed on December 4, 1985 :
1 ) Task 1 - Traffic Overview and Constraints will update
traffic information critical to the Downtown Improvement
Plan. The estimated fee for Task 1 is amended to
$2,850 . 00 .
2 ) Task 7 - Meetings will include eight meetings on an as-
needed basis only. The estimated fee for Task 7 is
amended to $1 , 600 . 00 .
3 ) The overall estimated fee total is amended to not exceed
$11 ,000 .
The authorization to proceed is being granted pursuant to
the terms of the existing agreement between the City of Dublin
and TJKM Transportation Consultants dated October 14 , 1985 .
If you have any questions regarding this matter , please
contact Laurence L. Tong, Planning Director , or me.
Sincerely yours,
Richard C. Ambrose
City Manager
RCA/gr
! A
A'
l
PLEASANTON
SACRAMENTO
FRESNO
[kKITRANSPORTATION CONSULTANTS CONCORD
December 2, 1985 iZ::;E ..,rc:1 VQ(E D,
.�:
ll: '.r:�JV�,
Mr. Larry Tong DE CI. .
Planning Director
City of Dublin DUBLIN PLANNING
6500 Dublin Boulevard
Dublin, CA 94568
Dear Mr. Tong:
This is to present the proposal of TJK14 to provide traffic engineering
services in conjunction with the Downtown Improvement Plan for Dublin.
This proposal is based on a recent discussion in your office involving
yourself, Larry L. Cannon of Wurster, Bernardi and Emmons, (WBE)
Incorporated and myself. TJKM proposes to provide the traffic engineering
services related to the proposed Downtown Plan. We are excited about the
prospect of being involved in this project, both from the standpoint of
working toward an improved downtown Dublin and in working with WBE, the
Downtown Committee and the staff.
At our meeting, we discussed a potential scope of services for TJKM. We
have identified the following potential tasks:
Task 1 - Traffic Overview and Constraints
The primary purpose of this task would be to provide a paper summarizing
the existing downtown traffic situation. We would describe current traffic
conditions in general on the principal downtown streets including San Ramon
Road, Amador Valley Boulevard, Village Parkway, Dublin Boulevard, Regional
Street and Amador Plaza. As a part of this task, we are planning to update
intersection turning movement counts at 11 key downtown intersections.
These intersections form the basis for the current transportation network
in and near the downtown area and constitute the potential constraints to
intensified downtown development from a transportation standpoint. The
volume-to-capacity ratio and level of service at each intersection will be
determined during the evening peak period. In this task, we would also
address current transit utilization in the downtown area and plans for
changes.
Task 2 - Downtown Parking
In this task, we would inventory all downtown parking both on-street and
off-street, and determine parking occupancies during peak periods. In this
regard, we would believe it to be a good idea to take advantage of the
upcoming Christmas season peak parking by making some of the parking
surveys during the month of December. During this survey, we would also
a A'BIT
4637 Chabot Drive, Suite 214/ Pleasanton, t
Mr. Larry Tong -2- December 2, 1985
ascertain current commuter parking statistics along with the retail and
employment oriented parking. A principal use of this parking survey would
be to determine under-utilized parking areas, appropriate parking ratios
for the downtown area, and areas where joint use of parking facilities
currently occurs and might be expanded in the future.
Task 3 - Develop Alternatives
TJKM's role in this task would be primarily to participate in "brain-
storming sessions" in which we either develop or comment on ideas for an
enhanced downtown area. It is expected that the WBE team, the staff and
the Downtown Committee would be principle participants in this task.
Task 4 - Evaluate Alternatives
TJKM's role in this task would be to provide an evaluation from a traffic,
parking, circulation and safety standpoint of the various alternatives that
have been developed. We would expect that this would consist of developing.
parking requirements and comparing with existing supply, determine
intersection levels of service with alternative plans and to comment on any
safety and circulation issues related to the alternatives.
Task 5 - Refine Final Plan
TJKM would work with the study team to finalize a plan which would be
recommended for adoption and implementation.
Task 6 - Develop Action Plan
TJKM would assist WBE in developing a specific action plan including
scheduling, priorities and unique features from a traffic, parking and
safety standpoint.
Task 7 - Meetings
TJKM would expect to meet with the Downtown Study team probably on a
regular monthly basis. We have assumed that the meeting requirements for
this project would be approximately 12 meetings for TJKM.
We are prepared to assist the team by meeting the schedule developed for
this project by Wurster, Bernardi and Emmons, Incorporated.
Our estimated fee for this project is a total of $12,800. The attached
table indicates the breakdown of costs by tasks. TJKM proposes .to invoice
charges on an hourly basis in accordance with the attached TJKM rate
schedule.
We are pleased to be considered for this project. If there are any
questions about this, please contact me.
V hr trruly yours s D. Kinzel
psw
Attachments
cc: Larry L. Cannon
TABLE I
ESTIMATED TASK COSTS - TRAFFIC STUDY
DOWNTOWN PLAN, CITY OF DUBLIN
Task Description Estimated Fee
1 Overview and Existing Conditions $ 3,850
2 Parking Studies 1,100
3 Develop Alternatives 700
4 Evaluate Alternatives 3,000
5 Refine Final Plan 700
6 Develop Actions Plan 1,050
7 Committee and Public Meetings 2,400
$12,800
TJKM HOURLY RATE SCHEDULE
Principal $98
Principal Associate 82
Senior Associate 76
Associate 72
Senior Traffic Engineer 68
Senior Transportation Engineer 68
Traffic Engineer 60
Transportation Engineer 60
Assistant Traffic Engineer 49
Traffic Engineering Assistant 42
Technician II 34
Technician 1 22
Graphics Supervisor 42
Draftsman 34
Secretarial 35
Computer 30
Above rates include standard overhead items. Travel costs are billed at 30 cents/mile.
Outside services are billed at cost plus 10 percent for handling.
Invoices are due and payable within 30 days. Invoices paid after 30 days will besubject
to separate billings of 1-1/2 percent per month of unpaid balance. Late charges are not
included in any agreement for maximum charges.
Expert.witness charges available on' request.
Effective March 1, 1985