HomeMy WebLinkAboutCC Resolution 13090 (Target Community Impact Study; AECOM)RESOLUTION NO. 13090
RESOLUTION OF TIIE SAN RAFAEL CITY COUNCIL AUTHORIZING THE INTERIM
CITY MANAGER TO EXECUTE AN AGREEMENT FOR PROFESSIONAL SERVICES
WITH AECOM TECHNICAL SERVICES, INC. FOR PREPARATION OF A COMMUNITY
IMPACT STUDY FOR THE SAN RAFAEL TARGET STORE PROJECT AT SHORELINE
CENTER
WHEREAS, on September 9, 1993, the City Council approved a Master Plan for Shoreline
Center Business Park and as part of this project the City Council adopted a Planned Development
Ordinance (PD 1651) reclassifying the Business Park property from Light Industrial/Office (LI/O)
District to a Planned Development District; and
WHEREAS, the planning approvals granted for the Shoreline Center Master Plan were subject
to environmental review and an Environmental Impact Report (EIR) was prepared for this project and
was certified by the City Council in January 1993; and
WHEREAS, subsequent amendments to PD 1651 were approved on October 20, 1997 (PD
1718) and May 18, 1998 (PD 1726) to allow changes in allowed land uses in the center; and
WHER1-.AS, the owners of the Shoreline Center, Cal -pox, Inc., in conjunction with Target
Corporation, have proposed a project to construct a 137,511 square foot general merchandise retail
department store and related parking on approximately 14 acres of a vacant 19 acre site. The proposed
project will require City approval of a General Plan Amendment, Planned Development District
Rezoning, Use Permit, Environmental and Design Review Permit and Tentative Map; and
WI If;REAS, pursuant to the provisions of the California Environmental Quality Act (CEQA),
an I;IR was prepared for an earlier proposal by the applicants, which EIR was certified in October
2009; and
WHEREAS, due to changes in the proposed project, an Addendum to the EIR has been
prepared for the current application; and
WHEREAS, the City Council held a Public Hearing on the application on December 6"' and
December 20, 2010 and, among other things, heard numerous comments and questions concerning the
potential social and economic impacts of the proposed department store on the greater San Rafael area;
and
WIII?REAS, the concerns raised by the public about social and economic impacts are not
environmental impacts required to be analyzed as part of the environmental review of the project under
CI;QA; but do impact the City Council's analysis of the potential benefits of the project to the
community, an analysis the Council must undertake in order to make findings of overriding
considerations that would be required under CEQA to approve the project; and
WHEREAS, at the close of the Public Hearing on December 20, 2010 the City Council
determined to and did direct staff to take the actions necessary to provide a Community Impact Study
of the proposed project; and
A �n
WHEREAS, AECOM Technical Services, Inc. has prepared a proposal for services to prepare a
Community Impact Study, which is provided as Exhibit "A" hereto and incorporated herein by
reference; and
WHEREAS, the attached proposal for services includes a budget of $78,650, however the City
Council desires to authorize the Interim City Manager to modify the scope of work as appropriate to
include changes or additions to the Community Impact Study as may be directed by the City Council at
the meeting of January 3, 2011, provided that any such amendments to the scope of work shall not
cause the total compensation to AECOM under the agreement to exceed $100,000; and
WHEREAS, the applicant has agreed to pay all consultant costs associated with the preparation
of the study.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of San Rafael does
hereby authorize the Interim City Manager to execute, on behalf of the City of San Rafael, an
Agreement for Professional Services with AECOM Technical Services, Inc. in a form to be approved
by the City Attorney, for the services provided in Exhibit "A" and any additional changes or additions
thereto approved by the Interim City Manager, for a not- to- exceed amount of $100,000. Any
proposed amendments to Exhibit `'A" hereafter that would cause the total compensation to AECOM
under the Agreement for Professional Services to exceed $100,000 must be approved by the City
Council.
1, ES'fl IER 131:1RNE, Clerk of the City of San Rafael, hereby certify that the foregoing resolution was
duly and regularly introduced and adopted at a special meeting of the City Council of said City held on
Monday, the ) of January, 2011, by the following vote, to wit:
AYES: COUNCILMEMBERS: Brockbank, Connolly, Heller, Levine & Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCII.MEMBERS: None
ESTI IER BEIRNE, City Clerk
Exhibit "A" Proposal to Prepare Community Impact Study San Rafael Target Store at Shoreline
Center
M
AGREEMENT FOR PROFESSIONAL SERVICES TO PREPARE A COMMUNITY
IMPACT STUDY FOR THE
SAN RAFAEL TARGET STORE PROJECT
AT SHORELINE CENTER IN AN AMOUNT NOT TO EXCEED $100,000
This Agreement is made and entered into this 14th day of January, 2011, by and between the
CITY OF SAN RAFAEL (hereinafter "CITY"), and AECOM TECHNICAL SERVICES, INC.
(hereinafter "CONTRACTOR").
RECITALS
WHEREAS, the City of San Rafael desires the preparation of a Community Impact Study
for the proposed Target store located at Shoreline Center; and
WHEREAS, AECOM Technical Services, Inc. is qualified to prepare such a report and has
provided a scope of work and proposal to prepare a Community Impact Study for the City of San
Rafael.
AGREEMENT
NOW, THEREFORE, the parties hereby agree as follows:
1. DEFINITIONS.
None.
2. PROJECT COORDINATION.
A. CITY. The City Manager shall be the representative of the CITY for all purposes
under this Agreement. The Deputy City Manager/Economic Development Director is hereby
designated the PROJECT MANAGER for the CITY, and said PROJECT MANAGER shall
supervise all aspects of the progress and execution of this Agreement.
B. CONTRACTOR. CONTRACTOR shall assign a single PROJECT DIRECTOR
to have overall responsibility for the progress and execution of this Agreement for
CONTRACTOR. Benjamin C. Sigman is hereby designated as the PROJECT DIRECTOR for
CONTRACTOR. Should circumstances or conditions subsequent to the execution of this
Agreement require a substitute PROJECT DIRECTOR for any reason, the CONTRACTOR shall
notify the CITY within ten (10) business days of the substitution. The PROJECT DIRECTOR
designee shall be subject to the prior written approval of the PROJECT MANAGER.
3. DUTIES OF CONTRACTOR.
CONTRACTOR shall perform the duties and/or provide services as described in Exhibit
"A" attached and incorporated herein.
1
4. DUTIES OF CITY.
CITY shall pay the compensation as provided in Paragraph 4, and perform the duties as
described in Exhibit "A " attached and incorporated herein.
5. COMPENSATION.
For the full performance of the services described herein by CONTRACTOR, CITY shall
pay CONTRACTOR as described in Exhibit "A" attached and incorporated herein.
Payment will be made upon receipt by PROJECT MANAGER of itemized invoices
submitted by CONTRACTOR and receipt of deliverables as follows:
Payment # Amount
1
$25,000+
expenses
2
$25,000+
expenses
3
$20,000+
expenses
4
$10,000+
expenses
Final
Balance of
contract
Deliverables
Project Kickoff/Site Visit, Data Collection, Preliminary
Analysis, and Conference Call Briefing with City Staff
Administrative Draft Annotated Outline
Administrative Draft
Final Report
Upon completion of each Public Presentation & Presentation
Document: balance of contract
In no event shall the compensation paid to CONTRACTOR hereunder exceed the sum of
$100,000.
6. TERM OF AGREEMENT.
The term of this Agreement shall be for the period commencing on January 14, 2011 and
ending on December 31, 2011. Upon mutual agreement of the parties, and subject to the approval
of the City Manager, the term of this Agreement shall be extended for an additional period of one
year.
7. TERMINATION.
A. Discretionary. Either party may terminate this Agreement without cause upon
thirty (30) days written notice mailed or personally delivered to the other party.
B. Cause. Either party may terminate this Agreement for cause upon fifteen (15) days
written notice mailed or personally delivered to the other party, and the notified party's failure to
cure or correct the cause of the termination, to the reasonable satisfaction of the party giving such
notice, within such fifteen (15) day time period.
K
C. Effect of Termination. Upon receipt of notice of termination, neither party shall
incur additional obligations under any provision of this Agreement without the prior written consent
of the other.
D. Return of Documents. Upon termination, any and all CITY documents or
materials provided to CONTRACTOR and any and all of CONTRACTOR's documents and
materials prepared for or relating to the performance of its duties under this Agreement, shall be
delivered to CITY as soon as possible, but not later than thirty (30) days after termination.
8. OWNERSHIP OF DOCUMENTS.
The written documents and materials prepared by the CONTRACTOR in connection with
the performance of its duties under this Agreement, shall be the sole property of CITY. However,
CONTRACTOR's report is for CITY's internal use only, and any use by CITY property for
purposes other than those specifically intended hereunder shall be at CITY's sole risk. It is agreed
by the CITY that CONTRACTOR's work product is not intended to be relied upon by third parties
and that CITY shall not authorize any abstracting of the work product to be made without first
obtaining the permission of CONTRACTOR.
9. INSPECTION AND AUDIT.
Upon reasonable notice, CONTRACTOR shall make available to CITY, or its agent, for
inspection and audit, all documents and materials maintained by CONTRACTOR in connection
with its performance of its duties under this Agreement. CONTRACTOR shall fully cooperate
with CITY or its agent in any such audit or inspection.
10. ASSIGNABILITY.
The parties agree that they shall not assign or transfer any interest in this Agreement nor the
performance of any of their respective obligations hereunder, without the prior written consent of
the other party, and any attempt to so assign this Agreement or any rights, duties or obligations
arising hereunder shall be void and of no effect.
11. INSURANCE.
A. During the term of this Agreement, CONTRACTOR shall maintain, at no expense
to CITY, the following insurance policies:
1. A comprehensive general liability insurance policy in the minimum amount
of one million ($1,000,000) dollars per occurrence for death, bodily injury, personal injury, or
property damage.
2. An automobile liability (owned, non -owned, and hired vehicles) insurance
policy in the minimum amount of one million ($1,000,000) dollars per occurrence.
N
3. If any licensed professional performs any of the services required to be
performed under this Agreement, a professional liability insurance policy in the minimum amount
of one million $1,000,000) dollars to cover any claims arising out of the CONTRACTOR's
performance of services under this Agreement.
B. The insurance coverage required of the CONTRACTOR by section 11. A., shall
also meet the following requirements:
1. The insurance shall be primary with respect to any insurance or coverage
maintained by CITY and shall not call upon CITY's insurance or coverage for any contribution.
2. Except for professional liability insurance, the insurance policies shall be
endorsed for contractual liability and personal injury.
3. Except for professional liability insurance, the insurance policies shall be
specifically endorsed to include the CITY, its officers, agents, and employees, as additionally
named insureds under the policies.
4. CONTRACTOR shall provide to City's Risk Manager, (a) Certificates of
Insurance evidencing the insurance coverage required herein, and (b) specific endorsements naming
CITY, its officers, agents, employees, and volunteers, as additional named insureds under the
policies.
5. The insurance policies shall provide that the insurance carrier shall not
cancel, terminate or otherwise modify the terms and conditions of said insurance policies except
upon ten (10) days written notice to City's Risk Manager.
6. If the insurance is written on a Claims Made Form, then, following
termination of this Agreement, said insurance coverage shall survive for a period of not less than
five years.
7. The insurance policies shall provide for a retroactive date of placement
coinciding with the effective date of this Agreement.
8. The insurance shall be approved as to form and sufficiency by PROJECT
MANAGER and the City Attorney.
C. If it employs any person, CONTRACTOR shall maintain worker's compensation
and employer's liability insurance, as required by the State Labor Code and other applicable laws
and regulations, and as necessary to protect both CONTRACTOR and CITY against all liability
for injuries to CONTRACTOR's officers and employees.
D. Any deductibles or self-insured retentions in CONTRACTOR's insurance policies
must be declared to and approved by the City's Risk Manager and the City Attorney. At CITY's
option, the deductibles or self-insured retentions with respect to CITY shall be reduced or
eliminated to CITY's satisfaction, or CONTRACTOR shall procure a bond guaranteeing payment
V
of losses and related investigations, claims administration, attorney's fees and defense expenses.
12. INDEMNIFICATION.
A. For claims other than those arising out of CONTRACTOR's performance of
professional services hereunder, CONTRACTOR shall indemnify, release, defend and hold
harmless CITY, its officers, and employees, against any claim, demand, suit, judgment, loss,
liability or expense of any kind, including attorney's fees, arising out of or resulting in any way,
in whole or in part, from any acts or omissions, intentional or negligent, of CONTRACTOR or
CONTRACTOR's officers, agents and employees in the performance of their duties and
obligations under this Agreement.
B. Where the services to be provided by CONTRACTOR under this Agreement are
professional services to be performed by a professional, CONTRACTOR shall, to the fullest
extent permitted by law, indemnify, release, defend and hold harmless CITY, its officers, and
employees, against any claim, demand, suit, judgment, loss, liability or expense of any kind,
including attorney's fees, that arises out of, pertains to, or relates to the negligence, recklessness,
or willful misconduct of CONTRACTOR in the performance of its duties and obligations under
this Agreement.
13. NONDISCRIMINATION.
CONTRACTOR shall not discriminate, in any way, against any person on the basis of age,
sex, race, color, religion, ancestry, national origin or disability in connection with or related to the
performance of its duties and obligations under this Agreement.
14. COMPLIANCE WITH ALL LAWS.
CONTRACTOR shall observe and comply with all applicable federal, state and local laws,
ordinances, codes and regulations, in the performance of its duties and obligations under this
Agreement. CONTRACTOR shall perform all services under this Agreement in accordance with
these laws, ordinances, codes and regulations. CONTRACTOR shall release, defend, indemnify
and hold harmless CITY, its officers, agents and employees from any and all damages, liabilities,
penalties, fines and all other consequences from any noncompliance or violation of any laws,
ordinances, codes or regulations.
15. NO THIRD PARTY BENEFICIARIES.
CITY and CONTRACTOR do not intend, by any provision of this Agreement, to create in
any third party, any benefit or right owed by one party, under the terms and conditions of this
Agreement. to the other party.
16. NOTICES.
All notices and other communications required or permitted to be given under this
Agreement, including any notice of change of address, shall be in writing and given by personal
delivery, or deposited with the United States Postal Service, postage prepaid, addressed to the
parties intended to be notified. Notice shall be deemed given as of the date of personal delivery, or
if mailed, upon the date of deposit with the United States Postal Service. Notice shall be given as
follows:
TO CITY: Nancy Mackle, Deputy City Manager/Economic
Development Director
Project Manager
City of San Rafael
1400 Fifth Ave. (P.O. Box 151560)
San Rafael, CA 94915-1560
TO CONTRACTOR: William Lee
Executive Vice President
AECOM Technical Services, Inc.
150 Chestnut Street
San Francisco, CA 94111
17. INDEPENDENT CONTRACTOR.
For the purposes, and for the duration, of this Agreement, CONTRACTOR, its officers,
agents and employees shall act in the capacity of an Independent Contractor, and not as employees
of the CITY. CONTRACTOR and CITY expressly intend and agree that the status of
CONTRACTOR, its officers, agents and employees be that of an Independent Contractor and not
that of an employee of CITY.
18. ENTIRE AGREEMENT -- AMENDMENTS.
A. The terms and conditions of this Agreement, all exhibits attached, and all documents
expressly incorporated by reference, represent the entire Agreement of the parties with respect to the
subject matter of this Agreement.
B. This written Agreement shall supersede any and all prior agreements, oral or written,
regarding the subject matter between the CONTRACTOR and the CITY.
C. No other agreement, promise or statement, written or oral, relating to the subject
matter of this Agreement, shall be valid or binding, except by way of a written amendment to this
Agreement.
D. The terms and conditions of this Agreement shall not be altered or modified except
by a written amendment to this Agreement signed by the CONTRACTOR and the CITY.
C
E. If any conflicts arise between the terms and conditions of this Agreement, and the
terms and conditions of the attached exhibits or the documents expressly incorporated by reference,
the terms and conditions of this Agreement shall control.
19. SET-OFF AGAINST DEBTS.
CONTRACTOR agrees that CITY may deduct from any payment due to
CONTRACTOR under this Agreement, any monies which CONTRACTOR owes CITY under
any ordinance, agreement, contract or resolution for any unpaid taxes, fees, licenses, assessments,
unpaid checks or other amounts.
20. WAIVERS.
The waiver by either party of any breach or violation of any term, covenant or condition of
this Agreement, or of any ordinance, law or regulation, shall not be deemed to be a waiver of any
other term, covenant, condition, ordinance, law or regulation, or of any subsequent breach or
violation of the same or other term, covenant, condition, ordinance, law or regulation. The
subsequent acceptance by either party of any fee, performance, or other consideration which may
become due or owing under this Agreement, shall not be deemed to be a waiver of any preceding
breach or violation by the other party of any term, condition, covenant of this Agreement or any
applicable law, ordinance or regulation.
21. COSTS AND ATTORNEY'S FEES.
The prevailing party in any action brought to enforce the terms and conditions of this
Agreement, or arising out of the performance of this Agreement, may recover its reasonable costs
(including claims administration) and attorney's fees expended in connection with such action.
22. CITY BUSINESS LICENSE / OTHER TAXES.
CONTRACTOR shall obtain and maintain during the duration of this Agreement, a CITY
business license as required by the San Rafael Municipal Code. CONTRACTOR shall pay any
and all state and federal taxes and any other applicable taxes. CITY shall not be required to pay for
any work performed under this Agreement, until CONTRACTOR has provided CITY with a
completed Internal Revenue Service Form W-9 (Request for Taxpayer Identification Number and
Certification).
23. It is understood by the CITY that CONTRACTOR can make no guarantees concerning the
recommendations which will result from the proposed assignment, since these recommendations
must be based upon facts discovered by CONTRACTOR during the course of the study and those
conditions existing as of the date of the Report. To protect the CITY, and to ensure that the research
results of CONTRACTOR's work will continue to be accepted as objective and impartial by the
business community, it is understood that CONTRACTOR's fee for the undertaking of this project
is in no way dependent upon the specific conclusions reached or the nature of the advice given by
CONTRACTOR in their Report to the CITY.
In
The final Report fumished by CONTRACTOR will contain a statement of General Limiting
Conditions, as follows:
Every reasonable effort has been made to ensure that the data contained in this report are accurate as
of the date of this study; however, factors exist that are outside the control of CONTRACTOR and
that may affect the estimates and/or projections noted herein. This study is based on estimates,
assumptions and other information developed by CONTRACTOR from its independent research
effort, general knowledge of the industry, and information provided by and consultations with the
CITY and the CITY's representatives. No responsibility is assumed for inaccuracies in reporting by
the CITY, the CITY's agent and representatives, or any other data source used in preparing or
presenting this study.
This report is based on information that was current as of January 2011 and CONTRACTOR has
not undertaken any update of its research effort since such date.
Because future events and circumstances, many of which are not known as of the date of this study,
may affect the 'estimates contained therein, no warranty or representation is made by
CONTRACTOR that any of the projected values or results contained in this study will actually be
achieved.
Possession of this study does not carry with it the right of publication thereof or to use the name of
"CONTRACTOR" or "AECOM" in any manner without first obtaining the prior written consent of
CONTRACTOR. No abstracting, excerpting or summarization of this study may be made without
first obtaining the prior written consent of CONTRACTOR. Further, CONTRACTOR has served
solely in the capacity of consultant and has not rendered any expert opinions. This report is not to
be used in conjunction with any public or private offering of securities, debt, equity, or other similar
purpose where it may be relied upon to any degree by any person other than the CITY, nor is any
third party entitled to rely upon this report, without first obtaining the prior written consent of
CONTRACTOR. This study may not be used for purposes other than that for which it is prepared
or for which prior written consent has first been obtained from CONTRACTOR. Any changes made
to the study, or any use of the study not specifically prescribed under agreement between the parties
or otherwise expressly approved by CONTRACTOR, shall be at the sole risk of the party making
such changes or adopting such use.
This study is qualified in its entirety by, and should be considered in light of, these limitations,
conditions and considerations.
24. APPLICABLE LAW.
The laws of the State of California shall govern this Agreement.
E7
IN WITNESS WHEREOF, the parties have executed this Agreement as of the day, month
and year first above written.
CITY OF SAN RAFAEL
J SC 'TZ, Interim City Manager
ATTEST:
A g f� C - ) �'-- '- JP'
ESTHER C. BEIRNE, City Clerk
A ROVED AS TO FORM:
d�� - -1�e�
ROBERT F. EPSTEIN, ity Atto�ey
E
CONTRACTOR
By: 'z
William Lee
Executive Vice President
Proposal for
Community Impact Study of a Proposed
Target Retail Store
Submitted to
City of San Rafael
San Rafael, California
Submitted by
AECOM Technical Services, Inc (AECOM)
January 5, 2011
Proposal No. 11010050.00
150 Chestnut Street
Son Francisco, CA 94111
415 956.6152 FAX 415.956.5274 www,aecom.com/ecOnOmics
'n-L-"Ll'i A
AXOM
January 5, 2011
Nancy Mackie
Director of Economic Development and Deputy City Manager
City of San Rafael
P.O. Box 151560
San Rafael, CA 94915-1560
Re: Community Impact Study of a Proposed Target Retail Store
Dear Ms. Mackie:
am pleased to present this proposal for a Community Impact Study to assist the City of
San Rafael with evaluation of a proposed Target retail store at the Shoreline Center in East
San Rafael. The AECOM analysis will include four primary areas of research:
• A retail market analysis considering potential impacts to San Rafael retailers;
• An economic impact analysis evaluating employment and wages;
■ A fiscal impact analysis concerning revenues and costs accruing to the City; and
■ A case study assessment regarding Target store development impacts in other
comparable locations.
We appreciate the opportunity to work with you, City staff, and the Applicant's project team
to provide an in-depth economic study that informs the San Rafael City Council's decision
regarding the Target Corporation's proposal.
Sincerely,
Benjamin C. Sigman
Vice President
AECOM
Scope
Services
of
The City of San Rafael is evaluating eproposal for development ofa137 Target
general merchandise retail store at the Shoreline Center in East San Rafael. On December 6th and
December 2Oth.2O1O.the City Council held public hearings concerning the proposed development
project. Public testimony at the hearings included extensive positive and negative commentary
regarding the project. Thepub|ivaoprmooednumenouoconcenmouwgamdingthepotenda!eoonom|o
and fiscal impacts of the proposed project. In response, the City Council requested that City staff
commission a Community Impact Study to evaluate the potential effects of the proposed store on San
Rafael businesses and City finances.
Toaddress the concerns ofthe City Council and public, the AECOManalysis will include:
� /\ retail market analysis considering potentialhnpaot tmSan Rafael retailers;
= ^4neconomic impact analysis evaluating employment and wages;
�
A fiscal impact analysis concerning revenues and costs accruing to the City; and
�
A case study assessment regarding Target store development impacts in other comparable
locations.
AECOM proposes to provide the requested services as described in the scope of work detailed
below.
U~ Project Orientation
AECOMstaff will attend okickoff meeting with City staff and the Applicant' representative toreview
the current Target project proposal, collect necessary background materials, and discuss initial
research issues. In particular, key AECOM team members will meet with the City and Applicant to:
�
Discuss the goals and objectives for the study;
°
Review project scope ofwork, schedule, and coordination;
�
Identify key contacts for the study; and
�
Collect existing retail studies, data, and other relevant documents.
As part of this project initiation task, AECOM staff will also visit the Shoreline Center site, downtown
San Rafael, and other important retail locations within the City to inform our project understanding
and research efforts.
11~ Retail Market Analysis
AECOM will perform eRetail Market Analysis to determine demand and supply for retail uses in the
San Rafael. The goal of the Retail Market Analysis is todetermine whether the proposed Target store
11010050.00 ���m�
�COM��mmi� Proposal N�
aoM
is likely to cannibalize retail sales at existing San Rafael retail establishments. This effort will rely on
existing secondary data sources and will not include primary data collection (e.g., new surveys).
Existing Conditions and Trends
AECOM will commence the Retail Market Analysis by developing a baseline understanding of retail
conditions in San Rafael. This effort will include estimates of retail sales trends and real estate
factors, based on the most recent available information from the City, State (Board of Equalization),
and other sources. These trends will reveal the impact of the national recession on retailers in San
Rafael. AECOM will also review and analyze the City's current retail space inventory to determine
retail supply in San Rafael. AECOM staff will collect existing data concerning the retail spaces,
including occupancy rates, tenant mixes, and general center conditions, as available.
Downtown Retail Characterization
A key concern associated with the proposed Target development is its potential competitive impacts
on the downtown San Rafael commercial district. To evaluate the potential impact of new retail
development on downtown San Rafael, AECOM will develop an up-to-date understanding of the
types of businesses that currently operate there. Based on information provided by the City (e.g., past
surveys of the downtown area which identify commercial uses, the type of goods or services sold,
and the general size of the spaces) and any new information provided by City Staff, AECOM will
characterize downtown retail establishments by type of business, size, and market orientation. Based
on the downtown characterization, AECOM will evaluate the competitive positioning of San Rafael's
historic core relative to the proposed Target store.
Retail Demand and Supply Projections
AECOM will prepare retail demand projections and estimate the potential for retail development within
San Rafael. Based on these forecasts, AECOM will estimate unmet retail demand and/or projected
increases in retail demand, expressed in terms of supportable square feet of retail space. AECOM will
identify any retail categories for which demand is insufficient to support new retail development and
could be negatively impacted by the proposed Target store. This demand versus supply comparison
will provide the framework for assessing the competitive impact of the proposed 137,000 -square -foot
Target store. AECOM will provide data interpretation and a detailed assessment of potential Impacts
to existing retailers in San Rafael.
III. Economic Impact Analysis
AECOM will estimate recurring economic impacts from stabilized operations of the proposed Target
store, including employment impacts. Based on forecasted market support for the project (identified in
Task II), the analysis will determine the net employment growth resulting from the Target project. The
AECOM Economics Proposal No. 11010050.00 Page 2
ACOM
analysis will endeavor to determine the potential impact of a new Target store on employee earnings
and benefits. AECOM will rely on existing data (including ES202 labor data, as available) to
characterize retail wages, salaries, and benefits. Based on input from Target and other sources,
current wage and benefits data will be compared to anticipated employment characteristics at the
proposed project. To the extent possible given available data, the analysis will consider full-time and
part-time employment and the associated benefits levels at existing retailers as compared to Target.
AECOM will provide findings concerning the impact of Target development on employment levels and
worker compensation and benefits.
IV. Fiscal Impact Analysis
AECOM will conduct an evaluation of the potential fiscal impacts of the Target proposal on the City of
San Rafael's General Fund. AECOM will evaluate the potential for City revenue generation, including
sales tax revenue (based on taxable sales estimates) and property tax revenue. To the extent
possible, AECOM's revenue estimates will consider potential negative (offsetting) effects of the
Target store on existing local retailers' sales. In addition, the Fiscal Impact Analysis will identify the
cost implications for public services provided by the City. AECOM will interview key departmental
representatives, including staff from Police and Fire departments regarding public service costs that
would be expected to result from the proposed Target store. Based on data and qualitative inputs
from City staff, AECOM will estimate detailed public service costs attributable to the project.
AECOM's objective for the Fiscal Impact Analysis is to estimate the net revenue accruing to the City
from the proposed project (i.e., tax revenues less public service costs).
V. Case Study Assessment
AECOM will prepare a Case Study Assessment that considers the impact of Target store
developments in comparable municipalities in northern California. The goal of this task is to determine
whether other cities have experienced notable positive and/or negative effects from the introduction of
new Target stores. The assessment will focus on impacts to existing retailers and retail tax revenues.
AECOM will prepare up to six case studies, potentially including Novato, Napa, Albany, Davis, Dublin,
Santa Rosa, or Walnut Creek. For each case study municipality, AECOM will prepare a brief
socioeconomic profile, retail employee commute analysis, Target store history (i.e., development and
operations timeline), and retail sales tax revenue trend (presented relative to regional- or state -level
data). The target development timeline and retail sales tax trend will be analyzed to evaluate sales
tax trends before and after the opening of a new Target store. In addition, AECOM will interview
Economic Development Department staff and Chamber of Commerce staff to identify qualitative
factors relating to the impact of a Target store within each municipality. In particular, AECOM will
AECOM Economics Proposal No. 11010050.00 Page 3
A=C"OM
discuss topics such as public costs, other externalized costs, charitable contributions, and Target
projections as compared to observed project outcomes with interviewees.
VI. Reports and Presentations
AECOM will first prepare an Administrative Draft Report to document the research, findings, and
conclusions of the Community Impact Study. AECOM staff will be available to discuss this draft with
City staff. Upon receipt of a single consolidated set of comments from City staff, we will make the
required revisions and submit a Final Report and Executive Summary Document (MS PowerPoint) for
public presentation. AECOM staff will present the findings of the Community Impact Study at up to
two public meetings.
AECOM Economics Proposal No. 11010050.00 Page 4
AXOM
Cost Proposal and Schedule
AECOM proposes a fixed-price contract of ninety two thousand seven hundred dollars ($92,700) for
the tasks described in the scope of work. We will remain available for additional meetings, workshops
and/or presentations on a time and expenses cost reimbursable basis when such additional work task
are requested by the client. We propose a ten week schedule from receipt of executed contract to
submission of the administrative draft report.
AECOM Economics Proposal No. 11010050.00 Page 5
B. Slgman
A. Quinn
Total
,Proposed Budget
PICIPM
1
Advisor
I
Analyst
I
Total
I
Labor
$225.00
$200.00
$125.00
Hours
Cost
11. K/ckotfMeeting and Orientation
Kickoff Meeting
4
4
8
16 $
2,700
Site Visit
4
4
4
12 $
2,200
Document Review
4
4
20
28 $
4,200
Task Subtotal
12
12
32
56 $
9,100 ,
41. Retail Market Analysis
Existing Conditions and Trends
4
2
201
26 $
3,800
Downtown Retail Characterization
1 41
1
201
251$
3,600,
Retail Demand and Supply Projections
1 61
2
281
361$
5,250
Task Subtotal
1 141
51
681
871$
12,650
It/. Economic Impact Analysts
Employment Impacts
1 61
11
161
231$
3,550
Compensation Assessment
1 61
11
161
231$
3,550
e Task Subtotal
1 121
21
321
461$
7,100
SIV. Fiscal Impact Analysis
I I
1
I
I
Revenue Generation Estimates
1 81
21
161
261$
4,200
Municipal Cost EstimatesI
201
41
401
641$
10,300
Task Subtotal
I 281
61
561
901$
14,500
V. Case Study Assessment
I I
I
1
1
Sales Tax Trend Analysis
I 181
31
301
511$
8,400
Interviews and Qualitative Assessment
1 301
61
601
961$
15,450
Task Subtotal
I 481
1
91
901
1
1471$
23,850
Vl. Reports and Presentations
I
1 I
I
I
I
I
I
Administrative Draft Report
I 181
61
321
561 $
9,250
Final Report
1 81
41
201
321$
5,100
Presentation Document
1 81
21
161
261$
4,200
Public Presentations
1 101
01
161
261 $
4,250
Task Subtotal
1 441
I 1
121
1
841
1
1401$
22,800
Total Hours
1 1581
461
3621
1
5661
-
Total Labor Cost
1 $ 35,5501 $
I I
9,2001$
I
45,2501
I
- Is
90,000
Expenses
1 I
I I
I
I
I
I
1$
2,700
Total Not -to -Exceed Budget
+ 1
1
I
1
1
J$
92,700
AECOM Economics Proposal No. 11010050.00 Page 5
AXOM
AECOM Economics
AECOM brings unparalleled experience in economic consulting. We provide analysis that informs
successful land development decisions and courses of action. Our services are designed to help our
clients understand their markets, assess risks and clarify the uncertainties inherent in any
development initiative, business strategy or public policy initiative.
Our job is to pull ideas into focus, and to sharpen the boundaries of a preliminary plan or concept.
Our services include Economic Planning and Real Estate, Entertainment and Leisure, Hotels and
Resorts and Capital Facilities Planning.
AECOM has made important contributions to some of the world's most innovative and successful
projects. We fashion project teams with the expertise that precisely suits the challenge at hand. We
understand our client's vision—whatever the scope, objective or location—and address your
challenges through creative thinking and structured analysis.
AECOM acquired Economics Research Associates (ERA) in November of 2007. ERA is now an
integral part of AECOM Technical Services and is identified as AECOM Economics. Founded in Los
Angeles in 1958, ERA had become the largest and most experienced land planning economics and
real estate consulting firm in the United States. AECOM Economics provides high level economic
consulting services to all levels of government. Clients include community organizations, municipal
agencies, city governments, county governments, special districts, regional councils, transportation
agencies, state governments, federal agencies and foreign governments.
A large portion of the Group's public agency consulting assignments are for cities, counties and
redevelopment agencies consisting of community development strategies, urban revitalization,
economic development policies and public/private ventures. Economic, market, and fiscal impact
assessments are within the Group's core practice.
The Group's real estate development services include concept development, market studies, financial
analysis, market penetration strategies, structuring of leasing programs, solicitation of joint venture
partners, site location analysis, and packaging of complex projects. While these services are
extremely important to the smaller development firms which do not have similar expertise in-house,
the major development firms will often solicit a second opinion from this Group on particularly
complex or innovative projects.
AECOM Economics Proposal No. 11010050.00 Page 6