ECONOMIC PLANNING AND STRATEGY

Newark Dumbarton Station Area Plan, Newark, CA

Engaged by the City of Newark to assist with the formulation of a station area plan for the proposed Dumbarton rail corridor.  Will provide a market study, fiscal impact study, and public facilities financing plan in support of the overall effort. 

Napa Pipe Development Plan, Napa County, CA

Evaluated infrastructure finance requirements for the Napa Pipe project in southern Napa County, consisting of approximately 500,000 square feet of commercial development, 3,000 residential units, and a hotel.  Provided an infrastructure financing strategy drawing on the resources of the project itself and other financing mechanisms such as special assessments.  Analysed the fiscal and economic impact of the project on Napa County.

City of Salinas Downtown Revitalization Plan, Salinas, CA

Prepared a market study for the downtown to identify opportunities for development.  Advised the City of Salinas on fiscal impact issues and financing tools available to assist with construction and rehabilitation of infrastructure in the downtown.

Newark Dumbarton Station Area Plan, Newark, CA

Engaged by the City of Newark to assist with the formulation of a station area plan for the proposed Dumbarton rail corridor.  Will provide a market study, fiscal impact study, and public facilities financing plan in support of the overall effort. 

Kigali Subarea Master Plans, Kigali, Rwanda

Supported planning team with projections of commercial and residential development for individual sectors in Kigali.  Prepared an infrastructure financing plan and advised City and national officials on techniques of raising infrastructure financing capital from private development.

Kigali Conceptual Master Plan, Kigali, Rwanda

Prepared a Master Plan for the City of Kigali to guide government staff on the future shape of the City and how it can accommodate projected economic and demographic growth and provide essential services.  Prepared demographic and economic projections, advised team and client on real estate development issues, including feasibility.  The plan received the Daniel Burnham Award from the American Planning Association in 2008.

Rwamagana Conceptual Master Plan, Rwamagana, Rwanda

Prepared a plan for the City of Rwamagana and the Eastern Province of Rwanda to guide government staff on the future shape of the Province and how it can accommodate projected economic and demographic growth and provide essential services.  Prepared demographic and economic projections, advised team and client on real estate development issues, including feasibility and infrastructure implementation.  Prepared a tourism strategy for Lake Muhazi, a resort area north of Rwamagana.

Coyote Valley Specific Plan, San Jose, CA

Assessed infrastructure requirements, both in terms of cost and timing, and development an infrastructure financing plan that permits the dozens of landowners in the proposed plan area to cooperate over the course of a 30-year development period. 

ECONOMIC AND FISCAL IMPACTS

Candlestick Point, San Francisco, CA

Assisted Lennar Urban, a subsidiary of the Lennar Corporation, with its proposal to the San Francisco 49ers to develop a mixed use project in connection with the construction of a new stadium.  Work included estimates of the fiscal and economic benefits to the City from the construction of the mixed-use development proposed by Lennar.

Gilead, Chess Drive, and Mirabella Fiscal Impact Studies, Foster City, CA

The City of Foster City hired UCE staff to provide an evaluation of the fiscal impact of three specific plans in the City.  UCE staff evaluated the impact on services of each plan, the anticipated new revenues and expenditures, and the necessity for new public facilities to serve the projects.

Service Island Annexation Fiscal Impact Analysis, Vallejo, CA

The City of Vallejo engaged UCE staff to provide an analysis of the fiscal impact of the annexation of three unincorporated areas within the boundaries of the City of Vallejo, areas commonly called “service islands.”  Solano County LAFCO requested the City to examine the impact of annexation as part of larger annexation proposal by the City.  UCE staff provided an examination of the fiscal implications of the annexation of each area, including population, business activity, and the likely revenues and costs associated with adding each area to the City.

Pilgrim-Triton Area Economic and Fiscal Impact Analysis, City of Foster City, CA

The City of Foster City engaged UCE staff to provide an analysis of the fiscal impacts of the development of the proposed Pilgrim-Triton Specific Plan.  UCE staff provided an examination of the fiscal implications of a range of project alternatives, including the effects on the City’s General Plan and services needed for new development within the Specific Plan.

City of Vallejo- Costco Expansion Economic and Fiscal Impact, Vallejo, CA

In response to the request of the City of Vallejo, UCE staff examined the economic impact of a proposed expansion of an existing Costco.  The analysis included projections of the impact on sales tax, employment, property tax, and the net impact to the City’s budget.  Based on the analysis, the City Planning Commission approved the Costco expansion.

PRO FORMA ANALYSIS

Village Square Negotiation Support, City of Foster City, CA

The City of Foster City engaged in negotiations with Pacific Retirement Services (PRS), an operator of long term care facilities for the elderly, for the lease of land owned by the City for the development of Village Square, a Continuing Care Community and ancillary development including retail.  The City Council engaged UCE staff to examine the deal terms that had been negotiated between the City and PRS   UCE staff provided the City with an evaluation of the deal terms compared to similar real estate transactions, and suggested modifications to better protect the City’s interests.

Mare Island Renegotiation, Vallejo, CA

The City of Vallejo had entered into a Development Agreement and other agreements with the Lennar Corporation in connection with the development of Mare Island, a former naval base that had been closed.  After some development had been completed Lennar sought to renegotiate some terms of its agreement with the City.  The City engaged UCE staff to assist with this renegotiation, and provided analysis of market trends, negotiation support, and an in-depth analysis of the pro forma used by Lennar and the City as part of their agreement.

MARKET AND FEASIBILITY STUDIES

Focused Site Analysis Peer Review, Anaheim, CA

The Suncal Development Company sought to build homes on a parcel in the City of Anaheim located within the City’s resort area.  UCE staff reviewed a series of reports prepared for the City by its consultants that evaluated the likely impact on the City of developing homes on the Suncal parcel rather than resort uses.  UCE staff evaluated tax revenue projections, hotel and resort market studies, and other data prepared for the City, and also conducted an independent analysis of the impact of the proposed Suncal development on property tax and transient occupancy tax revenues that would be received by the City.  UCE staff’s analysis provided support to the Suncal residential proposal. 

Baria Vung Tau Resort Feasibility Study, Vung Tau, Vietnam

Financial and market feasibility of a planned resort project in Long Hai, Vietnam, and advised the government of Baria Vung Tau on the economic and fiscal impacts of the project on the local and regional economy. 

Bugesera Airport Feasibility Study, Rwanda

Prepared operational forecast for costs and revenues of proposed airport, and financing feasibility scenarios including a range of combinations of public and private funding sources.

PUBLIC FINANCE

Development Impact Fee Update, City of Santa Rosa

UCE staff assisted the City of Santa Rosa with the recalibration and updating of their development impact fee program.  The work included an update of the capital improvement program for each of the fees, review of the development assumptions, and a fresh examination of the effect on development feasibility of the fees.

Castroville Community Plan, Monterey County, CA

At the suggestion of Monterey County, UCE staff was engaged by a consortium of landowners within the Castroville Community Plan (CCP) to prepare a financing and implementation plan for the CCP.  The infrastructure required includes roads, water and sewer lines, and public amenities such as parks.  UCE staff has been working on a overall financing plan for the CCP infrastructure, phasing to ensure that development and infrastructure improvements occur in tandem, and a means of spreading costs across the landowners and parcels in an equitable manner that ensures the feasibility of the CCP.

Alameda Corridor Project, Los Angeles, CA

The Alameda Corridor is a rail link between the ports of Los Angeles and Long Beach and the downtown Los Angeles Rail yards.  Financing consisted of approximately $1 billion in municipal revenue bonds funded from users of the corridor and $1 billion in state and local transportation funding.  Structured and implemented the financing of the necessary rail improvements, right of way acquisitions, and other improvements.  Structured legal documents and agreements to ensure successful financing of the project.

Hunters Point Naval Shipyard, San Francisco, CA

Engaged by the Lennar Corporation to structure the financing of the infrastructure of the first phase of development at the former Hunters Point Naval Shipyard.  A key requirement of the financing and the transaction between Lennar and the City and County of San Francisco was reimbursement of significant environmental remediation and characterization costs as part of the first bond issuance.  UCE staff devised an allocation strategy to allow a share, a total of approximately $8 million, of environmental and other pre-development costs for the entire shipyard to be allocated to the bonds issued in connection with the first phase of development.

Oasis Towne Center Financing and Fiscal Analysis, Redding, CA

Hired by the Levenson Development Company (LDC) to assist with an economic/fiscal impact study and a financing plan for the Oasis Towne Center, a retail development of approximately one million square feet in Redding, California.  UCE staff advised LDC on how to structure the financing of the development in order to provide public benefits from the project and minimize the need for public resources.  UCE staff prepared an economic and fiscal analysis and negotiated a series of service plans and fiscal mitigation measures with the City of Redding.  UCE staff also prepared a financing plan for infrastructure needed not only for the immediate project but for development within the entire Oasis Road Specific Plan area. 

Mountain House New Town Development, San Joaquin County, CA

Assisted the City of San Joaquin with the formation of a Community Services District, a special financing and service entity.  Prepared a financing plan to ensure the availability of funding for public infrastructure, including roads, utilities, parks and other public amenities.  Implemented an affordable housing financing plan and fiscal impact mitigation plan.

MASTER PLAN ECONOMICS

Mesa del Sol Analysis and Negotiation Support, Albuquerque, NM

UCE staff was engaged by the City of Albuquerque to assist with the negotiation of a complex public-private transaction between the City and Forest City Enterprises.  The project covered 25 square miles and included 3,700 residential units and over 5 million square feet of commercial space.  The transaction included fees and assessments for infrastructure and municipal services, land covenants.  UCE staff verified the feasibility and legality of the transaction and examined the developer’s pro forma to understand the ability of the project to pay for services and facilities.  Based on UCE staff’s analysis and negotiation of terms with the developer, the City was able to save over $10 million in public monies that would have been otherwise diverted to private uses. 

Napa Pipe Development Plan, Napa County, CA

Evaluated infrastructure finance requirements for the Napa Pipe project in southern Napa County, consisting of approximately 500,000 square feet of commercial development, 3,000 residential units, and a hotel.  Provided an infrastructure financing strategy drawing on the resources of the project itself and other financing mechanisms such as special assessments.  Analysed the fiscal and economic impact of the project on Napa County.

East Garrison Project Financing and Implementation, Monterey County, CA

East Garrison, located on the easternmost portion of the former Fort Ord in Monterey County, California, consisted of approximately 1,400 residential units, including single family detached, town homes, apartments, and affordable housing, a town commercial center, and arts facilities.  UCE staff assisted the developer and the County with a wide range of financing issues, including the availability and structuring of public finance, fiscal mitigation measures, economic impacts, the implementation of affordable housing, and the negotiation of business terms between the developer and the County.  Hw also assisted the developer in negotiations with the Fort Ord Reuse Authority over the base wide capital improvement program and the structuring of the payment of impact fees generated by the development.