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Home My WebLink AboutCED Park Dedication and In-Lieu Development Impact Fee StudyRev. 08.22 1 AGREEMENT FOR PROFESSIONAL SERVICES BY AND BETWEEN THE CITY OF SAN RAFAEL AND KEYSER MARSTON ASSOCIATES, INC. FOR PARK DEDICATION IN-LIEU AND DEVELOPMENT IMPACT FEE STUDY SERVICES This Agreement is made and entered into as of ________________________ (the “Effective Date”), by and between the CITY OF SAN RAFAEL, a chartered California municipal corporation (hereinafter "CITY"), and KEYSER MARSTON ASSOCIATES, INC., a California corporation (hereinafter "CONSULTANT"). CITY and CONSULTANT may be referred to individually as a “Party” or collectively as the “Parties” or the “Parties to this Agreement.” RECITALS A. CITY desires to secure professional services more fully described in this Agreement, at Exhibit A, entitled “SCOPE OF SERVICES”; and B. CONSULTANT represents that it, and its subcontractors, if any, have the professional qualifications, expertise, and necessary licenses and desire to provide certain goods and/or required services of the quality and type which meet objectives and requirements of CITY; and C. The Parties have specified herein the terms and conditions under which such services will be provided and paid for. NOW, THEREFORE, the parties hereby agree as follows: AGREEMENT 1. SERVICES TO BE PROVIDED. Except as otherwise may be expressly specified in this Agreement, CONSULTANT shall furnish all technical and professional services, including labor, material, equipment, transportation, supervision and expertise (collectively referred to as “Services”) to satisfactorily complete the work required by CITY at its sole risk and expense. Services to be provided to CITY are more fully described in Exhibit A entitled “SCOPE OF SERVICES.” CONSULTANT acknowledges that the execution of this Agreement by CITY is predicated upon representations made by CONSULTANT in that certain proposal, dated November 22, 2024 (“Proposal”) set forth in Exhibit A, which constitutes the basis for this Agreement. 2. COMPENSATION. In consideration for CONSULTANT’s complete performance of Services, CITY shall pay CONSULTANT for all materials provided and services rendered by CONSULTANT at the unit ) A A v A ? A D v 08.22 2 rates and rates per hour for labor, as set forth in Exhibit A, for a total amount not to exceed $25,300. CONSULTANT will bill City on a monthly basis for Services provided by CONSULTANT during the preceding month, subject to verification by CITY. CITY will pay CONSULTANT within thirty (30) days of City’s receipt of invoice. 3. TERM OF AGREEMENT. Unless otherwise set forth in this Agreement or unless this paragraph is subsequently modified by a written amendment to this Agreement, the term of this Agreement shall begin on the Effective Date of this Agreement and terminate on January 1, 2026. 4. PROJECT COORDINATION. A. CITY’S Project Manager. Greg Minor 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. CONSULTANT’S Project Director. CONSULTANT shall assign a single PROJECT DIRECTOR to have overall responsibility for the progress and execution of this Agreement for CONSULTANT. Debbie Kern is hereby designated as the PROJECT DIRECTOR for CONSULTANT. Should circumstances or conditions subsequent to the execution of this Agreement require a substitute PROJECT DIRECTOR, for any reason, the CONSULTANT shall notify the CITY within ten (10) business days of the substitution. 5. 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. 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 CONSULTANT and any and all of CONSULTANT'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. v 08.22 3 6. OWNERSHIP OF DOCUMENTS. The written documents and materials prepared by the CONSULTANT in connection with the performance of its duties under this Agreement, shall be the sole property of CITY. CITY may use said property for any purpose, including projects not contemplated by this Agreement. 7. INSPECTION AND AUDIT. Upon reasonable notice, CONSULTANT shall make available to CITY, or its agent, for inspection and audit, all documents and materials maintained by CONSULTANT in connection with its performance of its duties under this Agreement. CONSULTANT shall fully cooperate with CITY or its agent in any such audit or inspection. 8. 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. 9. INSURANCE REQUIREMENTS. During the term of this Agreement, and for any time period set forth in Exhibit B, CONSULTANT shall procure and maintain in full force and effect, at no cost to CITY insurance policies with respect to employees and vehicles assigned to the performance of Services under this Agreement with coverage amounts, required endorsements, certificates of insurance, and coverage verifications as defined in Exhibit B. 10. INDEMNIFICATION. A. Except as otherwise provided in subparagraph B of this section, CONSULTANT shall, to the fullest extent permitted by law, indemnify, release, defend with counsel approved by CITY, and hold harmless CITY, its officers, agents, employees and volunteers (collectively, the “City Indemnitees”), from and against any claim, demand, suit, judgment, loss, liability or expense of any kind, including but not limited to attorney's fees, expert fees and all other costs and fees of litigation, (collectively “CLAIMS”), arising out of CONSULTANT’S performance of its obligations or conduct of its operations under this Agreement. The CONSULTANT's obligations apply regardless of whether or not a liability is caused or contributed to by the active or passive negligence of the City Indemnitees. However, to the extent that liability is caused by the active negligence or willful misconduct of the City Indemnitees, the CONSULTANT's indemnification obligation shall be reduced in proportion to the City Indemnitees’ share of liability for the active negligence or willful misconduct. In addition, the acceptance or approval of the CONSULTANT’s work or work product by the CITY or any of its directors, officers or employees shall not relieve or reduce the CONSULTANT’s indemnification obligations. In the event the City Indemnitees are made a party to any action, lawsuit, or other adversarial proceeding arising from CONSULTANT’S performance of or operations under this Agreement, v 08.22 4 CONSULTANT shall provide a defense to the City Indemnitees or at CITY’S option reimburse the City Indemnitees their costs of defense, including reasonable attorneys’ fees, incurred in defense of such claims. B. Where the services to be provided by CONSULTANT under this Agreement are design professional services to be performed by a design professional as that term is defined under Civil Code Section 2782.8, then, to the extent permitted by law including without limitation, Civil Code sections 2782, 2782.6 and 2782.8, CONSULTANT shall indemnify and hold harmless the CITY and its officers, officials, and employees (collectively City Indemnitees) from and against damages, liabilities or costs (including incidental damages, Court costs, reasonable attorney’s fees as may be determined by the Court, litigation expenses and fees of expert witnesses incurred in connection therewith and costs of investigation) to the extent they are caused by the negligence, recklessness, or willful misconduct of CONSULTANT, or any subconsultants, or subcontractor or anyone directly or indirectly employed by them, or anyone for whom they are legally liable (collectively Liabilities). Such obligation to hold harmless and indemnify any indemnity shall not apply to the extent that such Liabilities are caused in part by the negligence or willful misconduct of such City Indemnitee. C. The defense and indemnification obligations of this Agreement are undertaken in addition to, and shall not in any way be limited by, the insurance obligations contained in this Agreement, and shall survive the termination or completion of this Agreement for the full period of time allowed by law. 11. NONDISCRIMINATION. CONSULTANT 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. 12. COMPLIANCE WITH ALL LAWS. CONSULTANT 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. CONSULTANT shall perform all services under this Agreement in accordance with these laws, ordinances, codes and regulations. CONSULTANT 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. 13. NO THIRD PARTY BENEFICIARIES. CITY and CONSULTANT 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. v 08.22 5 14. 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’s Project Manager: Greg Minor, Assistant Director, Community Economic Development Department 1400 Fifth Avenue, 3rd Floor San Rafael, CA 94901 To CONSULTANT’s Project Director: Debbie Kern, Managing Principal Keyser Marston Associates, Inc. 2130 Center Street, Suite 301 Berkeley, CA 94704 15. INDEPENDENT CONTRACTOR. For the purposes, and for the duration, of this Agreement, CONSULTANT, its officers, agents and employees shall act in the capacity of an Independent Contractor, and not as employees of the CITY. CONSULTANT and CITY expressly intend and agree that the status of CONSULTANT, its officers, agents and employees be that of an Independent Contractor and not that of an employee of CITY. 16. 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 CONSULTANT 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 CONSULTANT and the CITY. 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. 17. SET-OFF AGAINST DEBTS. CONSULTANT agrees that CITY may deduct from any payment due to CONSULTANT v 08.22 6 under this Agreement, any monies which CONSULTANT owes CITY under any ordinance, agreement, contract or resolution for any unpaid taxes, fees, licenses, assessments, unpaid checks or other amounts. 18. 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. 19. 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. 20. CITY BUSINESS LICENSE / OTHER TAXES. CONSULTANT shall obtain and maintain during the duration of this Agreement, a CITY business license as required by the San Rafael Municipal Code, and CONSULTANT 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 CONSULTANT has provided CITY with a completed Internal Revenue Service Form W-9 (Request for Taxpayer Identification Number and Certification). 21. SURVIVAL OF TERMS. Any terms of this Agreement that by their nature extend beyond the term (or termination) of this Agreement shall remain in effect until fulfilled and shall apply to both Parties’ respective successors and assigns. 22. APPLICABLE LAW. The laws of the State of California shall govern this Agreement. 23. COUNTERPARTS AND ELECTRONIC SIGNATURE. This Agreement may be executed by electronic signature and in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute one document. Counterpart signature pages may be delivered by telecopier, email or other means of electronic transmission. v 08.22 7 [Signatures are on the following page.] Andrea Visveshwara for (Jan 22, 2025 14:42 PST) Andrea Visveshwara for ris/ine A'i'ovih (Jan 22, 2025 1ш:т4 PST) )risWine AOiOoviFh indsa4 ara (Jan 2т, 2025 15:2ш PST) 2indsa\ 2ara Rev. 08.22 A-1 EXHIBIT A SCOPE OF SERVICES The Services to be performed for CITY by CONSULTANT under this Agreement are more fully described in CONSULTANT’s proposal, which is attached to this Exhibit A. Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study CITY OF SAN RAFAEL KEYSER MARSTON ASSOCIATES, INC. November 22, 2024 Debbie Kern, Managing Principal 2130 Center Street, Suite 301 Berkeley, CA 94704 (415) 398-3050 x230 Contact person: Exhibit A City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 2 Table of Contents 01 Letter of Interest 1 02 Project Understanding and Approach 3 03 Relevant Experience 6 04 Project Manager/ Key Staff 12 05 Proposed Scope of Services 15 06 Proposed Schedule and Budget 18 City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 1 01 Letter of Interest Reed T. Kawahara Kate Earle Funk Economic Development Affordable Housing Redevelopment KEYSER MARSTON ASSOCIATES advisors Real Estate Advisors in: San Francisco A. Jerry Keyser Timothy C. Kelly Debbie M. Kern David Doezema Los Angeles Kathleen H. Head James A. Rabe Gregory D. Soo-Hoo Kevin E. Engstrom Julie L. Romey San Diego Gerald M. Trimble Paul C. Marra 160 PACIFIC AVENUE, SUITE 204 SAN FRANCISCO, CALIFORNIA 94111 PHONE 415 398 3050 FAX 415 397 5065 www.keysermarston.com in public/private real estate development 2130 Center Street, SUITE 301  BERKELEY, CALIFORNIA 94704  PHONE: 415 398 3050  FAX: 415 397 5065 900b-1877.docx; jf WWW.KEYSERMARSTON.COM 99900 AADDVVIISSOORRSS IINN:: REAL ESTATE AFFORDABLE HOUSING ECONOMIC DEVELOPMENT BBEERRKKEELLEEYY DEBBIE M. KERN DAVID DOEZEMA LLOOSS AANNGGEELLEESS KATHLEEN H. HEAD KEVIN E. ENGSTROM JULIE L. ROMEY TIM BRETZ SSAANN DDIIEEGGOO PAUL C. MARRA LINNIE GAVINO EEMMEERRIITTUUSS A.JERRY KEYSER TIMOTHY C. KELLY 2130 Center Street, SUITE 301  BERKELEY, CALIFORNIA 94704  PHONE: 415 398 3050  FAX: 415 397 5065 900b-1877.docx; jf WWW.KEYSERMARSTON.COM 99900 AADDVVIISSOORRSS IINN:: REAL ESTATE AFFORDABLE HOUSING ECONOMIC DEVELOPMENT BBEERRKKEELLEEYY DEBBIE M. KERN DAVID DOEZEMA LLOOSS AANNGGEELLEESS KATHLEEN H. HEAD KEVIN E. ENGSTROM JULIE L. ROMEY TIM BRETZ SSAANN DDIIEEGGOO PAUL C. MARRA LINNIE GAVINO EEMMEERRIITTUUSS A.JERRY KEYSER TIMOTHY C. 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It is our understanding that the City has multiple objectives for the study: • To establish an impact fee to apply to non-subdi- vision residential projects; • To establish a facility impact fee to apply to sub- division residential projects; • To increase the current in-lieu fee amount so that it accurately reflect the current cost of ac- quiring land for parks; • To ensure that the City’s fee program is in confor- mance with AB 1600 and regulations governing impact fees in California; • To support planned expenditures identified in the Master Plan; and • To provide guidance on implementing and moni- toring the program Keyser Marston Associates, Inc. (KMA) will under- take a comprehensive study that meets these objec- tives. Establishing/updating fees requires (1) identi- fying the current level of per capita park facilities; (2) identifying service level standards stipulated in the City’s General Plan, (3) estimating the cost to acquire land for parks and build park facilities; (4) estimating the cost to make facilities accessible and in compli- ance with current standards; (4) understanding how the City will use future park impact fee revenue; and (5) allocating the costs of providing the needed public facilities between existing development and new development. Much of the needed information is contained in the City’s recently completed Citywide parks and Recre- ation Master Plan. From a quick review of the Mas- ter Plan, it appears that the City’s parks are in need of upgrades to make the facilities accessible and to up to current standards. The fee update will be presented in a complete re- port that will include suitable supporting narrative, including documentation of assumptions and de- tailed calculation tables. The report will also address monitoring requirements, and recommendations for an inflation index. KMA anticipates that there will the City’s updated program will consist of at least three different fees: 1) Quimby in-lieu fee applicable to new subdivision projects; 2) park facility impact applicable to new subdivision projects; and 3) parkland acquisition and facility impact fee applicable to non-subdivision residential projects. The City may want to establish different fee levels for single family and multi-fam- ily residential developments. We will discuss these questions and issues during our kick-off meeting. City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 5 Milestones The anticipated milestones consist of the following: • Kickoff meeting; • Meeting with staff to discuss draft findings; • Submit Draft Report and Revisions to the Draft Report • Meeting with the City’s Planning Commission; • Revised Draft Report (if appropriate); • Meeting with the City Council; • Submit Final Report Information to be Provided by the City We believe that we already have much of the information from the City that we will need to undertake the analysis. The basic set of needed information is as follows: • General Plan park service standards; • Projected population throughout Plan hori- zon; • A complete inventory of City-owned parks, including acreage, cost of development, year built, and description of park facilities. • Current in-lieu fee and impact fee amounts and policies; • Available information on land acquisition costs; • Information on residential construction trends, including types of new units and the average square footage of the different prototypes; • The cost of park facilities undertaken by the City over the past 5 years and the funding sources; • Planned park improvements, including the location, schedule, cost and description of planned improvements and funding sourc- es. City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 6 03 Relevant Experience City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 7 A. FIRM PROFILE Keyser Marston Associates, Inc. (KMA) is a boutique real estate advisory firm. Founded in 1973 as a corporation, the firm has served over 600 clients on more than 2,000 projects, including some of the most high-profile public/private partnerships in California. The firm’s public sector clients include nearly every major municipality in California, as well as counties, ports, special districts, universities, and former military bases. KMA has a total of 27 employees at three office locations, in Berkeley, Los Angeles, and San Diego. Now in our 51st year, Keyser Marston has held the same commitment to clients: to provide creative pragmatic solutions to complex urban development. Our practice areas include: • Public-private real estate transactions • Public finance. • Fiscal and economic impacts • Transit-oriented neighborhoods • Public benefits and entitlements • Affordable and inclusionary housing, and • Economic development. We approach all of our assignments from a reality- based perspective. Our objective is to provide decision-makers with sound advice supported by strong technical analysis of all economic factors that impact success, including: market conditions, financial investment requirements, community needs and benefits, and development issues. Keyser Marston’s unique strength is the depth, continuity and availability of our principals who average more than twenty years of practical experience in working with business and government. Their personal involvement is a key factor in the firm’s ongoing success. Their knowledge and expertise bring clarity to the complexities of real estate development. Keyser Marston’s principals are frequent speakers to such industry groups as the Urban Land Institute, and the California League of Cities. They have also served on policy-advisory committees for the State Legislature and Governor on issues such as affordable housing, economic development and military base reuse. For more information about Keyser Marston, please visit our website at www.keysermarston.com. City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 8 B. KMA’S RELEVANT EXPERIENCE One of KMA’s core service areas is preparing nexus analyses in support of establishing development impact fees. While we are most widely known for our work relative to affordable housing impact fees, we have prepared nexus analyses for a full range of impact fees, including Quimby fees, park facilities, open space acquisition, trails, community facilities, child care facilities, art, library, public safety fees, and utility fees. We have helped our clients develop appropriate methodologies that meet the requirements of the California Mitigation Fee Act, prepare nexus analyses, update CIPs, and prepare financing plans for public infrastructure and facilities. The following are summaries of relevant Quimby in-lieu fee, parkland and park facility analyses: 1. Park Impact Fee Update, County of Santa Cruz In 2020 KMA updated the County of Santa Cruz’s park in-lieu fees and established park impact fees to levy on non-subdivision projects and an additional facility impact fee. Separate fees were established for for-sale homes, rental apartments, lodging properties, and office developments. The adopted fees were expressed per square foot of building area. A unique element of the study involved designing and reviewing the findings of a park usage survey to support establishing a fee for both office uses and lodging uses City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 9 2. Development Impact Fees, City of San Ramon KMA prepared a set of nexus analysis and fee recommendations for the City of San Ramon. The fees were ad- opted in 2017. Fees analyzed included development impact fees, cost recovery fees, and in-lieu fees. The list of fees is as follows: • Affordable housing in-lieu fee on residential • Affordable housing impact fee on non-residential development • Park dedication and recreation facility impact fee • Open space impact fee • Childcare impact fee • Art and beautification requirement • General Plan update and zoning ordinance cost recovery fees This assignment spanned over 15- months and entailed numerous tasks, including: preparing separate nexus analyses for each fee; analyzing existing fees and recommending modifications to some of the fees; formulat- ing acceptable methodologies for the nexus analyses; reviewing the City’s CIP and providing cost estimates for new recreation facilities; analyzing land values in the region and compiling development impact fees for surrounding jurisdictions. KMA worked closely with City staff and the City Attorney in formulating the final fee recommendations. City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 10 3. Development Impact Fees, City of Newark In 2016 and 2017 KMA updated three of the City of Newark’s development impact fees: park and recreation facilities; public safety facilities; and community service facilities. The analyses entailed examining the City’s service standards, inventory of existing facilities, future facilities, anticipated population and employment growth through 2035, prevailing land acquisition costs, and development costs. City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 11 4. Update Impact Fee Methodologies, City of San Diego KMA worked with the City of San Diego to conduct an evaluation of current impact fee methodologies citywide, and propose one or more recommended methods that might better achieve the intended purpose of the impact fee programs consistent with the California Mitigation Fee Act and San Diego Municipal Code. Tasks included: • Reviewed a cross section of existing Community Plans/IFSs/PFFPs and summarized the City’s existing meth- odologies in place, and range of outcomes, to establish and update DIFs. • Undertook a generalized survey of best practices Statewide with respect to establishing and updating DIFs and capital improvement plans, identifying existing deficiencies, and apportioning costs for new develop- ment. • Analyzed the City’s General Plan park standard, current park acreage and facility demands, the City’s other quantitative and qualitative standards, and current practices for determining and funding park needs. • Analysis included a comparison of a standards-based approach versus a plan-based approach, or other, and a feasibility assessment to ensure legal soundness. Taking into consideration the City’s mix of clear or absent facility and service standards used to assess impacts of growth and development for purposes of capital needs across various asset types, KMA determined whether a plan-based or alternative approach was recommended. • Reviewed the current mix of capital needs included in the City’s DIF and identified potential additional facilities common in other California jurisdictions that may be considered for inclusion. The review included recommendations on capital improvements benefiting the entire City (i.e., police and fire helicopters, pads, and hangars; City fleet repair and storage facilities; City administration buildings, etc.) that could be partial- ly funded by each respective community’s DIF if adopted. • Identified a preferred methodology for updating DIFs in the City’s communities based on the survey of best practices statewide, select case studies, and legal soundness. KMA prepared an illustrative comparison of the proposed methodology to the existing methodologies in four select communities within the City with respect to potential fee rates, revenue projec- tions, and capital project funding capacity. Debbie Kern served as an advisor to KMA’s San Diego office for this assignment. City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 12 04 Project Manager/ Key Staff City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 13 A. PROPOSED STAFF Debbie Kern, who is the Managing Principal of the Berkeley office, will lead the effort and be the day to day manger of the assignment. Debbie holds a Master’s degree in Economics from Columbia University and has been advising public sector clients for over 30 years. Debbie managed the park fee study for Santa Cruz County, City of Newark, and the City of San Ramon. Debbie served as as an advisor on the impact fee study prepared for the City of San Diego. Debbie will be assisted by Ryann Lubeck, who is a recent graduate in Economics from U.C. Davis. KMA’s librarian, Kimberly Heaton will undertake research tasks, such as assembling impact fee schedules of neighboring cities, and Jessica Franklin, our office manager, will assist in preparing written reports and presen- tations. Debbie’s resume is included next. B. REFERENCES References for Debbie Kern that pertain to impact fee studies are as follows: Will Fourt formerly Park Planner III, Santa Cruz County Currently Senior Project Planner, Big Basin California State Parks 303 Big Trees Park Road Felton, CA 95018-9660 (831) 335-6318 will.fourt@parks.ca.gov Terrence Grindall formerly: Assistant City Manager City of Newark currently: Interim Planning & Building Director City of Portola Valley 765 Portola Rd, Portola Valley, CA 94028 (650) 851-1700 ext. 210 tgrindall@portolavalley.net Justine Jimenez Business Manager West Sacramento Home Run 1110 West Capitol Avenue West Sacramento, California 95691 (916) 617-4549 justinej@cityofwestsacramento.org City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 14 Key Role Debbie brings to bear years of experience and strong technical skills to develop analytical methodologies, efficiently evaluate public/private real estate development issues, and pro- vide state-of-the art solutions. Areas of Specialization P3 and Public Benefits Over the past 30 years Debbie has evaluated the development economics of hundreds of pro- posed projects, representing a full spectrum of land uses, including: residential, office, hotel, retail, entertainment, industrial, and numerous mixed-use developments. The purpose of the evaluations is to determine the magnitude of public subsidy or development incentives that are needed to realize specific public benefits, such as the inclusion of non-profit arts space in a development, or affordable housing. Recent assignments include: Millbrae Square, Downtown Commons in Sacramento, and Benicia Industrial Park. Infrastructure and Public Facility Finance Debbie is a leader in the field of infrastructure finance. She has developed effective financing plans for new facilities triggered by a proposed real estate development, rehabilitation of existing structures, citywide capital improvement plans, and specific plans. Structures are often com- prised of multiple funding sources, including: Enhanced Infrastructure Financing Districts (EIFDs), Community Facility Districts (CFDs), value-added entitlements, new markets tax credits, impact fees, and P3s. Fiscal and Economic Impacts Debbie has evaluated the fiscal and economic impacts of a full-range of land uses, from resi- dential to sports facilities. The analyses have been undertaken within the context of processing development entitlements for specific projects and formulating land use policies. Recent impact analyses include: LinkedIn’s campus in Mountain View; Brisbane Baylands; Vallco Town Center; Apple’s presence in Cupertino; the mixed-use entertainment district surrounding the future sports arena in Sacramento; the future Oakland Global Trade and Industry Center Project; and the development of 1,700 new homes in Dublin. Debbie has used the findings of the analysis to recommend incentive packages to attract and retain businesses, metering requirements to bal- ance the impacts of different land uses, and CFD maintenance obligations or developer exactions to mitigate negative impacts. Affordable Housing Debbie manages housing related services for KMA clients in Northern California. Services relate to both structuring business terms for the development of new affordable housing and formu- lating public policies for increasing the supply of affordable housing. Recent assignments include the Village at Burlingame, Morgan Hill Affordable Housing Program, and Santa Cruz County Affordable Housing Program. DEBBIE M. KERN Debbie Kern is a Managing Principal in Keyser Marston Associates’ Berkeley office with over 35 years of experience in public / private real estate consulting. Debbie brings to bear her years of experience and strong technical skills to develop analytical methodologies, efficiently evaluate public/private real estate development issues, and provide state-of-the art solutions. Years in the Industry 35+ Keyser Marston Associates Professional Credentials: Debbie holds a master’s degree in economics from Columbia University and a bachelor’s degree in economics from the University of California, Berkeley. She is a member of the Phi Beta Kappa honor society. City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 15 05 Proposed Scope of Services City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 16 Task 1: Project Initiation We suggest a kick-off work session that will accom- plish the following: KMA representatives, the City’s project coordinator, and key City staff including the City’s legal counsel will meet to discuss the study, clarify objectives, issues, project schedule, and clarify who is providing what information at what time. Key documents of interest, such as the General Plan, and Capital Im- provement Program. We have the parks Master Plan and current parks in-lieu fee schedule. We will likely want to discuss: • Does the City want to have a single fee for all res- idential units or a tiered fee schedule for single family units and multi-family units? • Does the City want to levy a fee to cover both parkland acquisition costs as well as park facility costs and if so, what types of facilities does the City want to construct • Does the City want to levy a fee for park facility costs that can be combined with Quimby park- land dedication/in-lieu fee requirements? • The ability to use impact fees on new develop- ment to enhance the accessibility of park facil- ities and bring facilities up to current industry standards; • Alternative indices to use to annually adjust land acquisition fees and facility fee amounts; • Jurisdictions to include in survey of neighboring communities; • Reporting requirements and implementation issues. At the kick off meeting or shortly thereafter, City staff will provide the data listed in Tab 3 of this pro- posal. Task 2: Base Park Fee Analysis Once all information has been assembled, KMA will conduct the nexus analysis. The analysis will incorpo- rate the following components: • Park inventory; • Planned new park facilities and costs; • Upgrades to existing park facilities and costs; • Land acquisition costs (KMA to review land sale transactions throughout the City) and park facili- ty improvement costs; • Existing service levels and General Plan ser- vice levels; • Population projections; • Household sizes for single family and multi-fami- ly developments • Vacancy analysis; • If the City intends to differentiate fee levels be- tween single and multi-family units, the house- hold sizes for each will be provided; • Maximum fee(s) to meet service levels. Product: Fee amounts supported by the nexus anal- ysis. It is anticipated that the following fees will be determined: 1) Quimby in-lieu fee; 2) facility impact fee to apply to subdivision projects; 3) land and facil- ity impact fee to apply to nonsubdivision residential projects. KMA will provide a draft technical memo- randum, featuring analytical tables and all assump- tions used in deriving the findings. This analysis will be discussed with City Staff. Task 3: Comparative Fee Study KMA will assemble information on impact fees in up to five (5) neighboring jurisdictions for comparison purposes. The updated park fee under consideration will be added to other City fees, so that the compar- ison with other jurisdictions is complete. KMA and City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 17 City staff will jointly select the comparison jurisdic- tions. The purpose of the comparative fee study is to illustrate how the fee burden in San Rafael compares with that of other similar jurisdictions so as to de- termine whether a competitive disadvantage exists. This comparison will help inform what levels of fees (subject to the legal nexus maximums) are appropri- ate given the City’s goals and objectives. Product: Fee comparison table, also to be incorporat- ed into the final report, along with a narrative. Task 4: Draft Report Upon receiving staff comments on the memorandums and technical tables, KMA will revise the analyses and prepare a Draft Report. The Report will detail the methodology, all sources and assumptions used in the analysis. The Draft Report will also contain findings in- formation consistent with the California Code require- ments for adopting new fees and updating fee levels. KMA will coordinate with City staff as to whether fee recommendations should be included in the Draft Report. Task 5: Planning Commission and City Council Meet- ings KMA will present the findings of the analyses and revise the report as appropriate to incorporate the requests of the Commission and City Council. Task 6: Final Report Upon receiving staff comments on the Draft Report, KMA will revise the tables and report as needed and produce a Final Report. City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 18 06 Proposed Schedule and Budget City of San Rafael | Proposal to Prepare Park Dedication In-Lieu and Development Impact Fee Study | November 2024 | 19 PROJECT SCHEDULE Assuming that we commence this study in December, we anticipate meeting the following milestones: Milestone Schedule Kick-off Meeting Mid December Complete Draft Analysis Mid February Submit Draft Nexus Study Early March Public Meetings April and May Final Nexus Study May 2025 PROPOSED BUDGET KMA proposed to undertake the services contained in the proposal (submitted under separate cover) for an “all-inclusive maximum not to exceed price” of $25,300. The budget amounts shown below by task are esti- mates. Estimated Time Expenditures Managing Principal Senior Analyst Admin Estimated Total Hours Budget Milestone Tasks hours hours hours hours Total 1 Kick-off meeting and study initiation 6 3 1 10 $2,400 2 Analysis and Meet with City staff to discuss draft findings 16 55 0 71 $14,200 3 Prepare and Submit Draft Nexus Study 8 6 4 18 $3,800 4 Revise Draft and Submit Second Draft 3 0 2 5 $1,100 5 Attend Planning Commission meeting 3 0 1 4 $1,000 6 Revise Second Draft 2 1 1 4 $900 7 Attend City Council Meeting 3 0 1 4 $1,000 8 Prepare and submit Final Nexus Study 2 1 1 4 $900 Total Hours 43 66 0 120 $25,300 Keyser Marston Associates, Inc. \\SF-FS2\wp\99\99900\_InDesign Proposals\2024\San Rafael parks fees\parks fee budget 11 22 24.xlsx; 11/22/2024 Rev. 08.22 B-1 EXHIBIT B INSURANCE REQUIREMENTS During the term of this Agreement, and for any time period set forth below, CONSULTANT shall procure and maintain in full force and effect, at no cost to CITY insurance policies with respect to employees and vehicles assigned to the performance of Services under this Agreement with coverage amounts, required endorsements, certificates of insurance, and coverage verifications as defined in this Exhibit B. A. Scope of Coverage. During the term of this Agreement, CONSULTANT shall maintain, at no expense to CITY, the following insurance policies: 1. Commercial general liability. A commercial general liability insurance policy in the minimum amount of one million dollars ($1,000,000) per occurrence/two million dollars ($2,000,000) aggregate, for death, bodily injury, personal injury, or property damage. 2. Automobile liability. An automobile liability (owned, non-owned, and hired vehicles) insurance policy in the minimum amount of one million dollars ($1,000,000) per occurrence. 3. Professional liability. 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 dollars ($1,000,000) per occurrence/two million dollars ($2,000,000) aggregate, to cover any claims arising out of the CONSULTANT's performance of services under this Agreement. Where CONSULTANT is a professional not required to have a professional license, CITY reserves the right to require CONSULTANT to provide professional liability insurance pursuant to this section. 4. Workers’ compensation. If it employs any person, CONSULTANT shall maintain workers’ compensation insurance, as required by the State of California, with statutory limits, and employer’s liability insurance with limits of no less than one million dollars ($1,000,000) per accident for bodily injury or disease. CONSULTANT’s workers’ compensation insurance shall be specifically endorsed to waive any right of subrogation against CITY. B. Other Insurance Requirements. The insurance coverage required of the CONSULTANT in subparagraph A of this section above shall also meet the following requirements: 1. Except for professional liability insurance or workers’ compensation insurance, the insurance policies shall be specifically endorsed to include the CITY, its officers, agents, employees, and volunteers, as additional insureds (for both ongoing and completed operations) under the policies. 2. The additional insured coverage under CONSULTANT’s insurance policies shall be “primary and noncontributory” with respect to any insurance or coverage maintained by CITY and shall not call upon CITY's insurance or self-insurance coverage for any contribution. The “primary and noncontributory” coverage in CONSULTANT’S policies shall be at least as broad as v 08.22 B-2 ISO form CG20 01 04 13. 3. Except for professional liability insurance or workers’ compensation insurance, the insurance policies shall include, in their text or by endorsement, coverage for contractual liability and personal injury. 4. By execution of this Agreement, CONSULTANT hereby grants to CITY a waiver of any right to subrogation which any insurer of CONSULTANT may acquire against CITY by virtue of the payment of any loss under such insurance. CONSULTANT agrees to obtain any endorsement that may be necessary to effect this waiver of subrogation, but this provision applies regardless of whether or not CITY has received a waiver of subrogation endorsement from the insurer. 5. 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. 6. The insurance policies shall provide for a retroactive date of placement coinciding with the Effective Date of this Agreement. 7. The limits of insurance required in this Agreement may be satisfied by a combination of primary and umbrella or excess insurance. Any umbrella or excess insurance shall contain or be endorsed to contain a provision that such coverage shall also apply on a primary and noncontributory basis for the benefit of CITY (if agreed to in a written contract or agreement) before CITY’S own insurance or self-insurance shall be called upon to protect it as a named insured. 8. It shall be a requirement under this Agreement that any available insurance proceeds broader than or in excess of the specified minimum insurance coverage requirements and/or limits shall be available to CITY or any other additional insured party. Furthermore, the requirements for coverage and limits shall be: (1) the minimum coverage and limits specified in this Agreement; or (2) the broader coverage and maximum limits of coverage of any insurance policy or proceeds available to the named insured; whichever is greater. No representation is made that the minimum insurance requirements of this Agreement are sufficient to cover the obligations of the CONSULTANT under this Agreement. 9. CONSULTANT agrees to ensure that subcontractors, and any other party involved with the Services, who is brought onto or involved in the performance of the Services by CONSULTANT, provide the same minimum insurance coverage required of CONSULTANT, except as with respect to limits. CONSULTANT agrees to monitor and review all such coverage and assumes all responsibility for ensuring that such coverage is provided in conformity with the requirements of this Agreement. CONSUTLANT agrees that upon request by CITY, all agreements with, and insurance compliance documents provided by, such subcontractors and others engaged in the performance of Services will be submitted to CITY for review. 10. CONSULTANT agrees to be responsible for ensuring that no contract used by any party involved in any way with the Services reserves the right to charge CITY or CONSULTANT for the cost of additional insurance coverage required by this Agreement. Any v 08.22 B-3 such provisions are to be deleted with reference to CITY. It is not the intent of CITY to reimburse any third party for the cost of complying with these requirements. There shall be no recourse against CITY for payment of premiums or other amounts with respect thereto. C. Deductibles and SIR’s. Any deductibles or self-insured retentions in CONSULTANT's insurance policies must be declared to and approved by the CITY and shall not reduce the limits of liability. Policies containing any self-insured retention (SIR) provision shall provide or be endorsed to provide that the SIR may be satisfied by either the named insured or CITY or other additional insured party. At CITY's option, the deductibles or self-insured retentions with respect to CITY shall be reduced or eliminated to CITY's satisfaction, or CONSULTANT shall procure a bond guaranteeing payment of losses and related investigations, claims administration, attorney’s fees and defense expenses. D. Proof of Insurance. CONSULTANT shall provide to the PROJECT MANAGER all of the following: (1) Certificates of Insurance evidencing the insurance coverage required in this Agreement; (2) a copy of the policy declaration page and/or endorsement page listing all policy endorsements for the commercial general liability policy, and (3) excerpts of policy language or specific endorsements evidencing the other insurance requirements set forth in this Agreement. CITY reserves the right to obtain a full certified copy of any insurance policy and endorsements from CONSULTANT. Failure to exercise this right shall not constitute a waiver of the right to exercise it later. The insurance shall be approved as to form and sufficiency by the CITY. CONTRACT ROUTING FORM INSTRUCTIONS: Use this cover sheet to circulate all contracts for review and approval in the order shown below. Step RESPONSIBLE DEPARTMENT DESCRIPTION COMPLETED DATE REVIEWER Check/Initial 1 Project Manager a. Email PINS Introductory Notice to Contractor b. Email contract (in Word) and attachments to City Attorney c/o Laraine.Gittens@cityofsanrafael.org Click here to enter a date. 12/27/2024 ☐ ☒ GM 2 City Attorney a. Review, revise, and comment on draft agreement and return to Project Manager b. Confirm insurance requirements, create Job on PINS, send PINS insurance notice to contractor 1/10/2025 1/10/2025 ☒ NT ☒ NT 3 Department Director Approval of final agreement form to send to contractor 1/15/2025 ☒ GM 4 Project Manager Forward three (3) originals of final agreement to contractor for their signature 1/16/2025 ☒ 5 Project Manager When necessary, contractor-signed agreement agendized for City Council approval * *City Council approval required for Professional Services Agreements and purchases of goods and services that exceed $75,000; and for Public Works Contracts that exceed $175,000 Date of City Council approval ☒ N/A Or Click here to enter a date. ☐ PRINT CONTINUE ROUTING PROCESS WITH HARD COPY 6 Project Manager Forward signed original agreements to City Attorney with printed copy of this routing form 1/17/25 X 7 City Attorney Review and approve hard copy of signed agreement 8 City Attorney Review and approve insurance in PINS , and bonds (for Public Works Contracts) 9 City Manager / Mayor Agreement executed by City Council authorized official 10 City Clerk Attest signatures, retains original agreement and forwards copies to Project Manager TO BE COMPLETED BY INITIATING DEPARTMENT PROJECT MANAGER: Contracting Department: Community Economic Development Project Manager: Greg Minor Extension: 415.680.4707 Contractor Name: Keyser Marston Associates, Inc. Contractor’s Contact: Debbie Kern Contact’s Email: dkern@keysermarston.com ☐ FPPC: Check if Contractor/Consultant must file Form 700 PSA - Keyser Marston Associates, Inc. - Park Dedication In-Lieu & Development Impact Fee Study Final Audit Report 2025-01-23 Created:2025-01-22 By:Nataly Torres (nataly.torres@cityofsanrafael.org) Status:Signed Transaction ID:CBJCHBCAABAAFyqClIqjQgOsO6NwELznL1aWYjvJYaZC "PSA - Keyser Marston Associates, Inc. - Park Dedication In-Lie u & Development Impact Fee Study" History Document created by Nataly Torres (nataly.torres@cityofsanrafael.org) 2025-01-22 - 6:42:58 PM GMT- IP address: 199.88.113.8 Document emailed to Laraine Gittens (laraine.gittens@cityofsanrafael.org) for approval 2025-01-22 - 6:46:07 PM GMT Email viewed by Laraine Gittens (laraine.gittens@cityofsanrafael.org) 2025-01-22 - 6:51:24 PM GMT- IP address: 104.47.65.254 Document approved by Laraine Gittens (laraine.gittens@cityofsanrafael.org) Approval Date: 2025-01-22 - 6:55:24 PM GMT - Time Source: server- IP address: 199.88.113.8 Document emailed to andrea.visveshwara@cityofsanrafael.org for signature 2025-01-22 - 6:55:29 PM GMT Email viewed by andrea.visveshwara@cityofsanrafael.org 2025-01-22 - 10:39:30 PM GMT- IP address: 104.47.65.254 Signer andrea.visveshwara@cityofsanrafael.org entered name at signing as Andrea Visveshwara for 2025-01-22 - 10:42:32 PM GMT- IP address: 199.88.113.8 Document e-signed by Andrea Visveshwara for (andrea.visveshwara@cityofsanrafael.org) Signature Date: 2025-01-22 - 10:42:34 PM GMT - Time Source: server- IP address: 199.88.113.8 Document emailed to city.clerk@cityofsanrafael.org for approval 2025-01-22 - 10:42:38 PM GMT Email viewed by city.clerk@cityofsanrafael.org 2025-01-22 - 11:06:10 PM GMT- IP address: 199.88.113.8 Signer city.clerk@cityofsanrafael.org entered name at signing as Lindsay Lara 2025-01-22 - 11:06:22 PM GMT- IP address: 199.88.113.8 Document approved by Lindsay Lara (city.clerk@cityofsanrafael.org) Approval Date: 2025-01-22 - 11:06:24 PM GMT - Time Source: server- IP address: 199.88.113.8 Document emailed to cristine.alilovich@cityofsanrafael.org for signature 2025-01-22 - 11:06:34 PM GMT Email viewed by cristine.alilovich@cityofsanrafael.org 2025-01-23 - 3:33:56 AM GMT- IP address: 104.47.64.254 Signer cristine.alilovich@cityofsanrafael.org entered name at signing as Cristine Alilovich 2025-01-23 - 3:34:08 AM GMT- IP address: 71.198.110.147 Document e-signed by Cristine Alilovich (cristine.alilovich@cityofsanrafael.org) Signature Date: 2025-01-23 - 3:34:10 AM GMT - Time Source: server- IP address: 71.198.110.147 Document emailed to city.clerk@cityofsanrafael.org for signature 2025-01-23 - 3:34:14 AM GMT Email viewed by city.clerk@cityofsanrafael.org 2025-01-23 - 11:29:20 PM GMT- IP address: 199.88.113.8 Signer city.clerk@cityofsanrafael.org entered name at signing as Lindsay Lara 2025-01-23 - 11:29:33 PM GMT- IP address: 199.88.113.8 Document e-signed by Lindsay Lara (city.clerk@cityofsanrafael.org) Signature Date: 2025-01-23 - 11:29:35 PM GMT - Time Source: server- IP address: 199.88.113.8 Agreement completed. 2025-01-23 - 11:29:35 PM GMT