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HomeMy WebLinkAboutRESPONSE - RFP - P975 NORTH COLLEGE AVENUE CORRIDOR MARKET ANALYSISI a M REQU AA, x 3t4. 'YR '.ice ti s +o ar ccUJIMf Y. ` �k'in°+', •+m'd :p .iq `3`'€°>.,,�, . ,� ,,� � � ���;; �i 1'i �♦F_.x�d R���� III �� �� ���as� �'� ii' �s�� , 2 r AL IL t tx i x»h LIN %t y� i�i s y£. ye'i4.. •�� '�� ,. Tj F i ♦ v« kt Polygon (see appendix), Total SIC Total Total Sales Establishments Code Business Description Establishments Employees (in Millions) 20+ Employees TOT All Industries 307 3,627 350.4 46 MAN All Manufacturing (SIC 20-39) 23 397 35.1 6 RET All Retailing (SIC 52-59) 73 653 81.3 7 01 Agricultural Production - Crops 0 0 .0 0 02 Agricultural Production - Livestock 0 0 .0 0 07 Agricultural Services 2 23 .8 0 08 Forestry 1 3 2 0 09 Fishing, Hunting and Trapping 1 10 .9 0 10 Metal Mining 0 0 .0 0 12 Coal Mining 0 0 .0 0 13 Oil and Gas Extraction 0 0 .0 0 14 Mining NonMetalics, Except Fuels 0 0 .0 0 15 Building Construction and General Contractors 4 44 11.7 1 16 Heavy Construction, Except SIC 15 1 1 .1 0 17 Construction -Special Trade Contractors 14 243 36.3 6 20 Food and Kindred Products 4 248 22.6 4 21 Tobacco Manufacturers 0 0 .0 0 22 Textile Mill Products 0 0 .0 0 23 Apparel and Other Fabric Products 0 0 .0 0 24 Lumber and Wood Products, Except Furniture 4 29 2.5 0 25 Furniture and Fixtures 0 0 .0 0 26 Paper and Allied Products 0 0 .0 0 27 Printing, Publishing and Allied Industries 2 6 1.0 0 28 Chemicals and Allied Products 2 5 .5 0 29 Petroleum Refining and Related Industries 0 0 .0 0 30 Rubber and Miscellaneous Plastics Products 0 0 .0 0 31 Leather and Leather Products 0 0 .0 0 32 Stone, Clay, Glass and Concrete Products 0 0 .0 0 33 Primary Metal Industries 0 0 .0 0 34 Fabricated Metal Products 2 15 1.2 0 35 Industry and Commercial Machinery and Computers 4 16 1.2 0 36 Electrical and Electronic Equipment(Ex. Computers) 0 0 .0 0 37 Transportation Equipment 0 0 .0 0 38 Measuring and Analyzing Instruments 1 30 2.0 1 39 Miscellaneous Manufacturing Industries 4 48 4.1 1 40 Railroad Transportation 0 0 .0 0 41 Local, Suburban and Interurban Transportation 0 0 .0 0 42 Motor Freight Transportation and Warehouse 10 134 11.1 3 Prepared on:January 28, 2005 Page 1 of 4 c LAR ITA 02005 CLARITAS INC. All rights reserved. 1 800 866 6511 M Sm •Q EPORTS c Polygon (see appendix), Total SIC Total Total Sales Establishments Code Business Description Establishments Employees (in Millions) 20+ Employees 43 U.S. Postal Service 0 0 .0 0 44 Water Transportation 1 1 2 0 45 Transportation by Air 0 0 .0 0 46 Pipe Lines, Except Natural Gas 0 0 .0 0 47 Transportation Services 1 8 2.5 0 48 Communication 1 10 .9 0 49 Electric, Gas and Sanitary Services 2 69 5.6 1 50 Wholesale Trade -Durable Goods 7 54 10.5 0 51 Wholesale Trade-NonDurable Goods 4 27 5.1 0 52 Building Materials, Garden Supply and Mobile Homes 6 93 13.0 1 53 General Merchandise Stores 1 2 .1 0 54 Food Stores 3 113 19.7 1 55 Automobile Dealers and Gas Service Stations 15 96 18.2 1 56 Apparel and Accessory Stores 6 29 1.6 0 57 Home Fumiture,Fumishings and Equipment 9 54 11.2 0 58 Eating and Drinking Places 13 187 9.2 4 59 Miscellaneous Retail 20 79 8.3 0 60 Depository Institutions 3 36 10.3 0 61 NonDepository Credit Institutions 1 7 1.9 0 62 Security and Commodity Brokers and Service 1 2 .3 0 63 Insurance Carriers 0 0 .0 0 64 Insurance Agents, Brokers and Service 4 17 3.9 0 65 Real Estate 9 21 4.0 0 67 Holding and Other Investment Offices 1 1 .3 0 70 Hotels and Other Lodging Places 6 25 1.1 0 72 Personal Services 9 27 1.4 0 73 Business Services 16 169 24.1 3 75 Automobile Repair, Services and Parking 25 106 7.6 0 76 Miscellaneous Repair Services 5 6 7 0 78 Motion Pictures 0 0 .0 0 79 Amusement and Recreational Service (Ex. Movies) 5 60 2.7 1 80 Health Services 8 291 32.8 4 81 Legal Services 3 10 1.8 0 82 Educational Services 1 25 2.5 1 83 Social Services 19 255 21.3 2 84 Museums, Art Galleries, Zoos, Etc. 0 0 .0 0 86 Membership Organizations 5 26 2.0 0 87 Eng, Acct, Research and Mgmt Related Services 17 188 29.4 3 Prepared on:January 28, 2005 Page 2 of 4 ............ LAR ITA © 2005 CLARITAS INC. All rights reserved 1 800 866 6511 StnREFORTS Polygon (see appendix), Total SIC Total Total Sales Establishments Code Business Description Establishments Employees (in Millions) 20+ Employees 89 90 99 Miscellaneous Services Public Administration (SIC 90-97) NonClassifiable Establishments 0 14 10 0 536 142 .0 .0 .0 0 7 1 Prepared from Claritas Business -Facts which includes data from infoUSA. IrPrepared on:January 28, 2005 Page 3 of 4 _ Q UR 1TA © 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 Sm skpom Appendix: Area Listing Area Name: 40.600230 /-105.075730 Type: Polygon Reporting Detail: Aggregate Reporting Level: Block Group Polygon Points: 40.614882-105.085964 40.597714-105.077679 40.614956-105.066864 40.601044-105.085480 Prepared on:January 28,2005 U1R I TA © 2005 CLARITAS INC. All rights reserved. 40.584912-105.067641 40.614882-105.085964 Page 4 of 4 1 800 866 6511 40.592386-105.077484 UMStmftpom Trade Area: 40.6002301-105.075730, Total Description Polygon % Total Retail Sales $40,280,807 Apparel and Accessory Stores $1,229,260 3.05 Automotive Dealers $9,414,254 23.37 Automotive and Home Supply Stores $437,871 1.09 Drug and Proprietary Stores $1,015,906 2,52 Eating and Drinking Places $3,958,598 9.83 Food Stores $5,393,819 13.39 Furniture and Home Furnishings Stores $1,156,297 2.87 Home Appliance, Radio, and T.V. Stores $945,077 2.35 Gasoline Service Stations $2,603,016 6.46 General Merchandise $7,243,009 17.98 Department Stores (Including Leased Depts.) $3,321,383 8.25 Hardware, Lumber and Garden Stores $3,728,692 9.26 Prepared on: January 28, 2005 Page 1 of 2 SDI �EpoRrs LAR I TA © 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 Appendix: Area Listing Area Name: 40.600230 /-105.075730 Type: Polygon Reporting Detail: Aggregate Reporting Level: Block Group Polygon Points: 40.614882-105.085964 40.597714-105.077679 40.614956-105.066864 40.601044-105.085480 40.584912-105.067641 40.614882-105.085964 40.592386-105.077484 Prepared on: January 28, 2005 Page 2 of 2 ®SlTEREPORTS L R I TA 0 2005 CLARTTAS INC. All rights reserved. 1 800 866 6511 Trade Area: 40.600230 /-105.075730, Total Description Polygon % Population 2009 Projection 2,800 2004 Estimate 2,929 2000 Census 3,012 1990 Census 2,276 Growth 2004-2009 -4.40% Growth 2000-2004 -2 76% Growth 1990-2000 32.34% 2004 Est. Population by Single Race Classification 2,929 White Alone 2,179 74.39 Black or African American Alone 18 0.61 American Indian and Alaska Native Alone 49 1.67 Asian Alone 16 0.55 Native Hawaiian and Other Pacific Islander Alone 3 0.10 Some Other Race Alone 521 17.79 Two or More Races 144 4.92 2004 Est. Population Hispanic or Latino by Origin* 2,929 Not Hispanic or Latino 1,982 67.67 Hispanic or Latino: 947 32.33 Mexican 741 78.25 Puerto Rican 9 0.95 Cuban 1 0.11 All Other Hispanic or Latino 196 20.70 2004 Est. Hispanic or Latino by Single Race Class. 947 White Alone 326 34.42 Black or African American Alone 6 0.63 American Indian and Alaska Native Alone 29 3.06 Asian Alone 0 0.00 Native Hawaiian and Other Pacific Islander Alone 2 0.21 Some Other Race Alone 515 54.38 Two or More Races 68 7.18 Prepared on: January 28, 2005 Page I of 12 SITEREPORTS LAR ITA © 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 Trade Area: 40.600230 /-105.075730, Total Description Polygon 2004 Est. Pop. Asian Alone Race by Category* 16 Chinese, except Taiwanese Filipino 0 0.00 Japanese 1 6.25 1 6.25 Asian Indian 1 6.25 Korean Vietnamese 7 43.75 0 0.00 Cambodian 2 12.50 Hmong 0 0.00 Laotian Thai 0 0.00 0 0.00.0 Other Asian 2 120 .5 Two or more Asian categories 0 2004 Est. Population by Ancestry 2,929 Pop, Arab Pop, Czech 1 0.03 22 0.75 Pop, Danish Pop, Dutch 9 0.31 19 0.65 Pop, English 160 5.46 Pop, French (except Basque) 39 1.33 Pop, French Canadian Pop, German 7 0.24 Pop, Greek 436 14.89 Pop, Hungarian 1 0.03 12 0.41 Pop, Irish 168 5.74 Pop, Italian 96 3.28 Pop, Lithuanian 0 0.00 Pop, United States or American 211 7.20 Pop, Norwedian 38 1.30 Pop, Polish 45 1.54 Pop, Portuguese 0 0.00 Pop, Russian 13 0.44 Pop, Scottish 67 2.29 Pop, Scotch -Irish 63 2.15 Pop, Slovak 0 0.00 Pop, Subsaharan African 0 0.00 Pop, Swedish 47 1.60 Pop, Swiss 7 0.24 Pop, Ukrainian 2 0.07 Pop, Welsh 21 0.72 Pop, West Indian (exc Hisp groups) 12 0.41 Prepared on: January 28, 2005 Page 2 of 12 _ C ®SffEREPMTS UR ETA 0 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 i ruue area: vU.00UAJU /-IU5.U75730, Total Description Polygon lygon % 2004 Est. Population by Ancestry Pop, Other ancestries Pop, Ancestry Unclassified 03 523 17.23 .86 2004 Est. Pop Age 5+ by Language Spoken At Home Speak Only English at Home 2,644 Speak Asian/Pacific Islander Language at Home 2,190 82.83 Speak IndoEuropean Language at Home 12 0.45 Speak Spanish at Home 34 1.29 Speak Other Language at Home 402 15.20 6 0.23 2004 Est. Population by Sex Male 2,929 Female 1,468 50.12 Male/Female Ratio 1,461 49.881.00 2004 Est. Population by Age Age 0 - 4 2,929 Age 5 - 9 2285 85 . 973 73 Age 10 - 14 23 7. 61 Age 15 - 17 181 .18 Age 18 - 20 181 3.41 Age 21 - 24 107 3.65 Age 25 - 34 193 6.59 Age 35 - 44 546 18.64 Age 45 - 49 364 12.43 Age 50 - 54 178 6.08 Age 55 - 59 167 5.70 Age 60 - 64 149 5.09 Age 65 - 74 94 3.21 Age 75 - 84 161 5.50 Age 85 and over 135 4.6145 1.54 Age 16 and over Age 18 and over 2,212 75.52 Age 21 and over 2,140 73.06 Age 65 and over 2,033 69.41 341 11.64 2004 Est. Median Age 2004 Est. Average Age 31.86 34.61 Prepared on: January 28, 2005 Page 3 of 12 LAR ITA © 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 ®Stwftpo 'S i raae Area: 40.600230 /-105.075730, Total Description Polygon % 2004 Est. Male Population by Age Age 0-4 1,468 Age 5 - 9 131 8.92 Age 10 - 14 122 8.31 Age 15 - 17 100 6.81 Age 18 - 20 52 3.54 Age 21 - 24 56 3.81297 Age 25 - 34 97 6 .61 Age 35 - 44 12 .612.6 Age 45 - 49 188 Age 50 - 54 92 6.27 Age 55 - 59 86 5.86 Age 60 - 64 81 5.52 Age 65 - 74 44 3.00 Age 75 - 84 70 4.77 Age 85 and over 51 3.4712 0.82 2004 Est. Median Age, Male 2004 Est. Average Age, Male 31.11 33.45 2004 Est. Female Population by Age Age 0-4 1,461 Age 5 - 9 54 16.9 Age 10 - 14 1101 Age 15 - 17 81 8 5.1 Age 18 - 20 48 3. .29 Age 21 - 24 51 3.49 Age 25 - 34 96 6.57 Age 35 - 44 258 17.66 Age 45 - 49 179 12.25 Age 50 - 54 86 5.89 Age 55 - 59 81 5.54 Age 60 - 64 68 4.65 Age 65 - 74 50 3.42 Age 75 - 84 91 6.23 Age 85 and over 84 5.7533 2.26 2004 Est. Median Age, Female 2004 Est. Average Age, Female 72 32.7 3 Prepared on: January 28, 2005 Page 4 of 12 LAR I?A © 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 _ � ShwREPORTS Deerfield Beach Miami PM Associates Inc. Altamonte Springs / P gs Economic, Marketing and Management Consultants January 29, 2005 City of Fort Collins Purchasing Division 215 North Mason Street tad Floor Fort Collins, Colorado 80524 Re: North College Avenue Corridor Market Analysis — RFP- P975 PMG Associates, Inc. (PMGA) is association with Civic Design Associates (CDA) is pleased to submit this proposal to provide professional services for the completion of a Market Analysis for the North College Avenue Corridor. Our Project Team has extensive experience in completing Market Analysis and Redevelopment Plans for targeted communities that must find a solution to their deteriorating conditions. Our Project Team offers specialized services that permit us to deliver a comprehensive and effective product. PMGA is an Economic and Management Consulting firm that specializes in market and fiscal analysis of redevelopment areas. Services provided by PMGA include overall Market Plans, selection of targeted businesses and industries, estimates of incremental revenues and cost/benefit analyses. Programs developed by PMGA include residential, commercial and industrial projects, many with mixed uses and historic elements. CDA is an Architectural and Urban Planning firm with experience in preparing Redevelopment Plans including zoning overlay districts and other mechanisms to insure that the future development of the area meets the goals and vision of the community. One of the significant roles of CDA is the insurance that all uses planned for the future business segment are compatible with the long-range plans. The Project team will be led by Mr. Phil Gonot, who is an Economist and a CPA with experience in both the public and private sector. Mr. Gonot has developed Economic Impact Models as well as Market Analyses of areas to determine the best mix of businesses and the types that have the best chance of success. Additionally, Mr. Gonot has performed analysis of the fiscal returns for the developer and the public agency for any endeavor. Mr. Gonot often reviews public/private partnership applications to determine the suitability of the project. Assisting Mr. Gonot will be several professionals with excellent credentials regarding redevelopment. Our Project team boasts two people who hold certifications from the International Economic Development Council. Jeff Oris and Stuart Litvin have qualified for this 2151 West Hillsboro Boulevard, Suite 3014 Deerfield Beach, Florida 334421(954) 427-50101 Fax (954) 480-88361 www.pmgassociates.com i raae Area: 4U.600230 /-105.075730, Total Description Polygon 2004 Est. Population Age 15+ by Marital Status* Total, Never Married 2,240 Married, Spouse present 579 25.85 Married, Spouse absent 1,162 51.88 Widowed 74 3.30 Divorced 149 6.65 Males, Never Married 277 12.37. Previously Married 315 315 1406 06 Females, Never Married 200 . Previously Married 264 11.93 79 264 11.88 2004 Est. Pop. Age 25+ by Educational Attainment* Less than 9th grade 1,840 Some High School, no diploma 153 8.32 High School Graduate (or GED) 297 297 16.14 16.14 Some College, no degree 505 Associate Degree 27.45 Bachelor's Degree 95 5.87 Master's Degree 295 11.16 Professional School Degree 56 3.74 Doctorate Degree 29 1.04 1.58 15 82 Households 2009 Projection 2004 Estimate 1,054 2000 Census 1,135 1990 Census 196 1, 996 Growth 2004-2009 Growth 2000-2004 -7 14% Growth 1990-2000 -5.10% 25 37% 2004 Est. Households by Household Type* Family Households 1,135 Nonfamily Households 709 709 62 .47 62.44 2004 Est. Group Quarters Population* 31 2004 Households by Ethnicity, Hispanic/Latino 260 22.91 Prepared on: January 28, 2005 Page 5 of 12 1�1R �TA1 0 2005 CLARITAS INC. All rights reserved 1 800 866 6511 ®SrmREPORTS trade Area: 40.600230 /-105.075730, Total Description Polygon % 2004 Est. Households by Household Income Income Less than $15,000 1,135 Income $15,000 - $24,999 172 15.15 Income $25,000 - $34,999 189 16.65 Income $35,000 - $49,999 203 17.89 Income $50,000 - $74,999 157 13.83 Income $75,000 - $99,999 202 17.80 Income $100,000 - $149,999 92 8.11 Income $150,000 - $249,999 67 5.90 Income $250,000 - $499,999 44 3.88 Income $500,000 and more 6 0.53 1 0.09 2004 Est. Average Household Income $50,716 2004 Est. Median Household Income $35,285 2004 Est. Per Capita Income $19,779 2004 Est. Household Type, Presence Own Children* Single Male Householder 1,135 Single Female Householder 157 13.83 Married -Couple ed-Couple Family, own children 161 161 14.83 19 Married -Couple Family, no own children 1. Male Householder, own children 225 21.82 Male Householder, no own children 33 2.91 Female Householder, own children 23 2.91 03 Female Householder, no own children 12 11. 10 Nonfamily, Male Householder 53 4.10 Nonfamily, Female Householder 65 .67 3 42 3.7 2004 Est. Households by Household Size* 1-person household 1,135 2-person household 318 28.02 3-person household 360 31.72 4-person household 186 16.39 5-person household 147 12.95 6-person household 68 5.99 7 or more person household 33 2.91 91 23 2.03 2004 Est. Average Household Size* 2.55 Prepazed on: January 28, 2005 Page 6 of 12 M Sf YREIPORTS LAR 1 TA © 2005 CLARUAS INC. All rights reserved. 1 800 866 6511 Trade Area: 40.600230 /-105.075730, Total Description Polygon % 2004 Est. Households by Presence of People* Households with 1 or more People Age 18 or under: 1,135 Married -Couple Family 240 21.15 Other Family, Male Householder 37 3.26 Other Family, Female Householder 139 12.25 Nonfamily, Male Householder Nonfamily, Female Householder 5 0.44 Households no People Age 18 or under: 0 0.00 Married -Couple Family 233 20.53 Other Family, Male Householder 19 1.67 Other Family, Female Householder 41 3.61 Nonfamily, Male Householder 217 19.12 Nonfamily, Female Householder 204 17.97 2004 Est. Households by Number of Vehicles* 1,135 No Vehicles 1 Vehicle 90 7.93 2 Vehicles 404 35.59 3 Vehicles 443 39.03 4 Vehicles 147 12.95 19 1.67 5 or more Vehicles 33 2.91 2004 Est. Average Number of Vehicles* 1.76 Family Households 2009 Projection 2004 Estimate 657 709 2000 Census 1990 Census 751 585 Growth 2004-2009 Growth 2000-2004 -7 33% -5.59% Growth 1990-2000 28 38% IrPrepared on: January 28, 2005 Page 7 of 12 LAR I TA 0 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 ®StmREPORTS Trade Area: 40.600230 1 -105.075730, Total Description Polygon 2004 Est. Family Households by Household Income 709 Income Less than $15,000 55 7.76 Income $15,000 - $24,999 129 18.19 Income $25,000 - $34,999 121 17.07 Income $35,000 - $49,999 103 14.53 Income $50,000 - $74,999 125 17.63 Income $75,000 - $99,999 85 11.99 Income $100,000 - $149,999 53 7.48 Income $150,000 - $249,999 33 4.65 Income $250,000 - $499,999 5 0.71 Income $500,000 and more 1 0.14 2004 Est. Average Family Household Income $57,801 2004 Est. Median Family Household Income $42,284 2004 Est. Families by Poverty Status* 709 Income At or Above Poverty Level: Marred -Couple Family, own children 221 31.17 Married -Couple Family, no own children 228 32.16 Male Householder, own children 15 2.12 Male Householder, no own children 10 1.41 Female Householder, own children 63 8.89 Female Householder, no own children 22 3.10 Income Below Poverty Level: Married -Couple Family, own children 13 1.83 Married -Couple Family, no own children 11 1.55 Male Householder, own children 29 4.09 Male Householder, no own children 2 0.28 Female Householder, own children 92 12.98 Female Householder, no own children 3 0.42 2004 Est. Pop Age 16+ by Employment Status* 2,212 In Armed Forces 0 0.00 Civilian - Employed 1,438 65.01 Civilian - Unemployed 61 2.76 Not in Labor Force 713 32.23 Prepared on: January 28, 2005 Page 8 of 12 LAWA TA © 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 W Sm sQ kpom Trade Area: 40.600230 /-105.075730, Total Description Polygon % 2004 Est. Civ Employed Pop 16+ Class of Worker* 1,438 For -Profit Private Workers 1,178 81.92 Non -Profit Private Workers 41 2.85 Local Government Workers 57 3.96 State Government Workers 47 3.27 Federal Government Workers 11 0.76 Self-Emp Workers 104 7.23 Unpaid Family Workers 0 0.00 2004 Est. Civ Employed Pop 16+ by Occupation* 1,438 Management, Business, and Financial Operations 140 9.74 Professional and Related Occupations 128 8.90 Service 246 17.11 Sales and Office 392 27.26 Farming, Fishing, and Forestry 15 1.04 Construction, Extraction and Maintainance 261 18.15 Production, Transportation and Material Moving 256 17.80 2004 Est. Pop 16+ by Occupation Classification* 1,438 Blue Collar 35. 95 White Collar 656 56 45.6262 Service and Farm 265 18.43 2004 Est. Workers Age 16+, Transportation To Work* 1,406 ]hove Alone 1,023 72.76 Car Pooled 248 17.64 Public Transportation 1 0.07 Walked 52 3.70 Motorcycle 9 0.64 Bicycle 5 0.36 Other Means 7 0.50 Worked at Home 59 4.20 2004 Est. Workers Age 16+ by Travel Time to Work* 1,347 Less than 15 Minutes 468 34.74 15 - 29 Minutes 568 42.17 30 - 44 Minutes 214 15.89 45 - 59 Minutes 57 4.23 60 or more Minutes 39 2.90 2004 Est. Average Travel Time to Work in Minutes* 21.72 Prepared on: January 28, 2005 Page 9 of 12 LAR ITA 0 2005 CLARITAS INC. All rights reserved 1 800 866 6511 SffEREPORTS Trade Area: 40.600230 /-105.075730, Total Description Polygon 2004 Est. Tenure of Occupied Housing Units* 1,135 Owner Occupied 725 63.88 Renter Occupied 409 36.04 2004 Occ Housing Units, Avg Length of Residence 10 2004 Est. All Owner -Occupied Housing Values 725 Value Less than $20,000 203 28.00 Value $20,000 - $39,999 94 12.97 Value $40,000 - $59,999 30 4.14 Value $60,000 - $79,999 28 3.86 Value $80,000 - $99,999 35 4.83 Value $100,000 - $149,999 88 12.14 Value $150,000 - $199,999 92 12.69 Value $200,000 - $299,999 120 16.55 Value $300,000 - $399,999 22 3.03 Value $400,000 - $499,999 9 1.24 Value $500,000 - $749,999 2 0.28 Value $750,000 - $999,999 1 0.14 Value $1,000,000 or more 1 0.14 2004 Est. Median All Owner -Occupied Housing Value $84 444 2004 Est. Housing Units by Units in Structure* 1,188 1 Unit Attached 30 2.53 1 Unit Detached 388 32.66 2 Units 17 1.43 3 to 19 Units 176 14.81 20 to 49 Units 8 0.67 50 or More Units 23 1.94 Mobile Home or Trailer 547 46.04 Boat, RV, Van, etc. 0 0.00 Prepared on: January 28, 2005 Page 10 of 12 ILARITA02005 CLARITAS INC. All rights reserved 18008666511 _ St'•Q pop Trade Area: 40.600230 /-105.075730, Total Description 2004 Est. Housing Units by Year Structure Built* Housing Unit Built 1999 to present Housing Unit Built 1995 to 1998 Housing Unit Built 1990 to 1994 Housing Unit Built 1980 to 1989 Housing Unit Built 1970 to 1979 Housing Unit Built 1960 to 1969 Housing Unit Built 1950 to 1959 Housing Unit Built 1940 to 1949 Housing Unit Built 1939 or Earlier 2004 Est. Median Year Structure Built* . Polygon % 1,188 55 4.63 151 12.71 130 10.94 179 15.07 389 32.74 115 9.68 58 4.88 16 1.35 95 8.00 *In contrast to Claritas Demographic Estimates, "smoothed" data items are Census 2000 tables made consistent with current year estimated and 5 year projected base counts. 1978 Prepared on: January 28, 2005 Page 11 of 12 L/hR ITA © 2005 CLARITAS INC. All rights reserved. 1 800 866 6511 O SITEREPORTS Appendix: Area Listing Area Name: 40.600230 /-105.075730 Type: Polygon Reporting Detail: Aggregate Reporting Level: Block Group Polygon Points: 40.614882-105.085964 40.597714-105.077679 40.614956-105.066864 40.601044-105.085480 Prepared on: January 28, 2005 LAR ITA ® 2005 CLARITAS INC. All rights reserved. 40.584912-105.067641 40.614882-105.085964 Page 12 of 12 1 800 866 6511 40.592386-105.077484 IMSnrREPORTS RELATED EXPERIENCE OF FIRMS PMG Associates, PMG ASSOCIATES, INC. OVERVIEW OF THE FIRM The basic business premise of PMG Associates, Inc. (PMGA) is to provide economic, management and marketing services to a variety of public and private clients. Our firm was founded in 1984 and has been serving clients throughout Florida, the Caribbean and Mexico since that time. PMGA is a Minority Business Enterprise (Woman Owned Business) which specializes in the financial and planning aspects of development. PMGA strives to provide our clients with the most cost effective solution to the questions they face. Economic Impact analyses are performed not only to meet an academic measurement of data, but also to identify the meaning of the numbers and how they effect the complimentary industries. In the area of statistics and surveys, emphasis is placed on correct selection of the survey sample to avoid errors. In addition to citizen surveys PMGA also provides municipal consulting services in the area of urban planning, infrastructure analysis, financial planning and economic evaluation. These additional services will enable us to fully understand the magnitude of the surveys to be conducted and provide better results. Other services include: Economic Impact of projects is analyzed to determine the impact on the surrounding area including the economy, employment and other aspects of the business community. Feasibility Studies, which examine the potential revenues as well as the costs of developing and operating the project. Financial Planning, including an analysis of the return on investment, funding for the project and overall financial operation. Infrastructure Requirements are addressed through an evaluation of the needs of the community and the subsequent capital projects required to meet these needs. Visioning Sessions/Focus Groups of projects and issues to secure community input, involvement and consensus building. Public Participation including workshops and meetings to solicit and address community needs, perceptions and initiate goal setting strategies. Statistics and Surveys address the current and future needs of individuals and populations to ascertain goals, marketing potential and trends. Demographic Analysis and Projections are performed on many projects to identify the population expected and the characteristics of this group including income, age, housing and other factors. designation, through education and experience, and are two of only 150 in the nation. Additionally, our Team also contains two individuals who have been Executive Directors of Redevelopment Agencies. Mr. Oris and Chris Brown have both managed such agencies and know the day-to-day operations and requirements. Their input will be valuable in the establishment of the Action Plan and the management and operational issues regarding the URA. Our blend of disciplines, plus the practical experience provides Fort Collins and the North College Avenue community with professionals who know the issues of redevelopment and the mechanisms of making the process work. Our experience with developing marketing plans also assist in making the vision become a reality. We commit to completing this project on time and within budget. Our experience has enabled us to develop an approach that uses much of the existing research of the Advance Planning Department of the City of Fort Collins to avoid duplication of efforts and speed up the process. We have reviewed the North College Avenue Corridor Plan and the North College Urban Renewal Plan in detail and understand what has been competed previously. We will complete the analysis within the approximately 3-month time frame for the study. We have provided detailed information on the Project Team and their capabilities. Also included are an approach to this engagement and samples of some of the research data to be used. Thank you for the opportunity to submit this proposal. Very truly yours P G Associates, Inc. ) Kathleen R. Gonot President PMG ASSOCIATES, INC. - RELATED EXPERIENCE MARKET ANALYSIS PROJECT: City of Mount Dora CRA Market Plan and Evaluation, Mount Dora, Florida DESCRIPTION: As the "antique capital of Florida," Historic Mount Dora wanted to evaluate their current standing in the region and look towards the future for its marketing potential. Duties included; intercept surveys of residents and tourists to determine their perception of the CRA area, and also to determine what was missing in their retail/shopping experience, a telephone survey of the residents of the City, in depth market analysis of the surrounding area including spending patterns and demographics and future marketing strategies. Client: City of Mount Dora CRA Contact: Gus Gianikas, City Planner/CRA Director/Project Manager 510 Baker Street, Mount Dora, F132757 (352) 752-7113 x 1705 PROJECT: Economic and Market Analysis — CRA Area, Town of Juno Beach DESCRIPTION: A market demand analysis of the Juno Beach area defining the market demand, existing inventory and prospects for the future was under taken. This analysis included the amount of square footage or dwelling units that could be absorbed in the market area. Also included were the types of businesses or housing units that would be best suited for the market. The analysis also made recommendations regarding mixed use developments. Client: Town of Juno Beach Contact: Damian Peouto, Town Planner (561) 626-1122 PROJECT: CRA Consultant, City of New Smyrna Beach DESCRIPTION: Project consists of market study for the Historic West Canal Street Market Area of New Smyrna Beach. Consultant inventoried businesses, identified current and projected square footage, identified shortfalls and analyzed the sustainability and the market demand of the area. Projections of TIF and other revenues were the result from the evaluation. Client: New Smyrna Beach CRA Contact: Noleen Foster or Tom Harowski , Community Redevelopment Agency 210 Sams Avenue, New Smyrna Beach, H 32168 (386)424-2265 PROJECT: Economic Development Database, City of Margate, Florida DESCRIPTION: Development of a data base of all commercial properties in the City including vacancies, rental rates and other market conditions. The database was developed for use in marketing of the CRA area. Client: City of Margate CRA Contact: Mr. Bill Dowd, CRA Board Member, 5350 West Sample Road, Margate, F133073 (954)605-1011 PROJECT: CRA Consultant - Research and Marketing, Town of Davie, Florida DESCRIPTION: Purpose of the project was to conduct analysis of the market demands for the Davie Road area and to prepare recommendations that would lead to an overall marketing program for the corridor. Also included in this assignment, was the issuance and marketing of a RFP for a one -acre CRA owned parcel. A demand and trend analysis, demographic profile of residents and shoppers and a local and regional growth sector were completed. Client: Town of Davie CRA Contact: Will Allen, Director of CRA, 6591 SW 45 Street, Davie Fl 33314 (954) 797-2093 (954) 797-1200 Fax PROJECT: Fiscal Impact of Commercial Development - City of Margate DESCRIPTION: This project involved the analysis of development proposals for the central business district. The analysis consisted of determining market demand, analyzing tax revenues and measuring the impact of surrounding property values. Client: City of Margate Contact: Mr. Bill Dowd, CRA Board Member, 5350 West Sample Road, Margate, F133073 (954) 605-1011 PROJECT: Bartow CRA Market Evaluation, Bartow, Florida DESCRIPTION: As a small municipality in Central Florida, Bartow, needed to evaluate its current and future CRA and Historic Downtown Area market strengthens and weaknesses. Being the County seat with numerous governmental, corporate and regional offices and having unique "small" town favor for tourism, the CRA decided to take a look at their current competition in the surrounding area and to develop a market plan for the CRA development area. Consideration was given to other competitive "historic" market draw areas and how Bartow would compete in the market and the region. Client: Civic Design Associates, Inc. Contact: Jim Hill, Principal 2136 Kipling Street, Houston, Texas 77098 (713)520-6606 PROJECT: Economic Revitalization & Analysis Study — Gulfstream Park, Hallandale Beach DESCRIPTION: Consultant for the City of Hallandale Beach selected to review the economic revitalization and impacts of the redevelopment of the Gulfstream Race Track including a tourist activity center. The project included the analysis of the revenues generated from the project and the net impact on the City of Hallandale Beach. The projections included the amount of business conducted at the project site and the impacts throughout the community. Client: City of Hallandale Contact: Jerry Sternstein, 400 South Federal Highway, Hallandale, F133009 (954) 457-1300 Fax (954) 457-1343 PROJECT: West Tampa Economic Development Plan Review of Overlay District, Hillsborough County, Florida DESCRIPTION: This engagement centered on the development potential of the West Tampa CRA. The CRA established an overlay district and the initial plans for economic development related provisions are to be evaluated so that the locale can reach its full potential. Client: Hillsborough County City -County Planning Commission Contact: James Hosler, 601 E. Kennedy, Tampa, F133601 (813) 272-5940 PROJECT: CRA Visioning Consultant, Ybor City CRA, Tampa, Florida DESCRIPTION: Prepares the market analysis data for the "visioning" plan for the Ybor City CRA and conducts business input into the overall plan development. Analyzes the market and determines the direction of the area with a "no action" scenario. Determines the potential to change the direction of the market based on current conditions and desires of the community. Determines if the final plans are realistic based on the market conditions. Client: Ybor City Development Corporation Contact: Brenda Thrower, 2105 N. Nebraska Ave., Tampa, F133602 (813) 274-7936 Fax (813) 274-7935 PROJECT: Reuse of Old Downtown Post Office Site, Fort Lauderdale, Florida DESCRIPTION: Evaluated the potential for the reuse of this Historic Post Office site located in downtown Fort Lauderdale, Florida. Completed analysis that would allow the developer and the CRA to determine the positive potential of the proposed development. This project is for a mixed use development of retail and housing units. Client: Alan Hooper Contact: Hooper Construction, 202 SW 2 St., Fort Lauderdale, F133301 (954)761-8439 PROJECT: South Dixie Highway Corridor Redevelopment Plan, West Palm Beach DESCRIPTION: Analysis of the development and redevelopment options available for this older neighborhood in the City of West Palm Beach. The project included the evaluation of the housing and business sectors that are contained within the study area and those that impact from outside the target area. The analysis included the determination of the market demand for additional business, specific business for attraction and changes in evaluations of the property. Estimates of changes in the market were used to assist in determining financing options. Project was on time and within budget. Client: Glatting, Jackson, Consultants Contact: David Barth, 222 Clematis Street, Suite 200, West Palm Beach, F133401 (561)659-6552 PROJECT: Marina Village/Arches at Ocean Avenue, Boynton Beach, Florida DESCRIPTION: Determined the economic impacts of the multi -use development that included a marina, condominium and commercial segments. Determined the revenues generated by the CRA, as well as all other fiscal impacts of the project. Client: N-K Ventures LC. Contact: Kevin Lawler, 319 Clematis, Street, West Palm Beach, Fl 33401 (561)832-4177 PROJECT: Economic Consultants, Central Florida Regional Planning Council DESCRIPTION: Completes economic analysis of DRI submittals on behalf of the RPC. The duties include the review of the ADA Application with emphasis on the economic, employment, tax generation, housing and public services portions of the application. The review included determination of levels of standards and obligations of the public entities in the new development. Client: Central Florida Regional Planning Council Contact: Brian Sodt, Director Review Coordinator, 555 East Church Street, Bartow, F133830 (863) 534-7130 x 126 PROJECT: Economic Model, Broward County Office of Economic Development DESCRIPTION: Developed an Economic Model for Broward County designed to measure the benefits and costs associated with business incentives for relocation and expansion of business enterprises. The model is used to determine the effective return to the County and Cities from offering incentives to new businesses. The measurement identifies all direct and indirect revenues from tax generations as well as additional employment. All direct and indirect expenses related to serving the new business enterprise are also included in the model. Client: Broward County Commission Contact: Norm Taylor, Director of the Broward County Office of Economic Development, 115 South Andrews Avenue, Fort Lauderdale, F133301 (954)354-6155 PROJECT: Shopping Center Development, City of Pompano Beach, Florida DESCRIPTION: This City proposed project was in a minority community. Conducted a feasibility study to identify the community needs, disposable income, spending treads and overall interest in the development of a shopping center in the minority community. Tasks also included the identification of stakeholders, community leaders and representatives from each portion of the affected neighborhood, which was a Community Development Target Area. Organized and moderated a community focus group designed to gain input into the planning process to determine community needs and interest in a neighborhood based shopping center and focal point. Discussed needs of the community and means to achieve the desired goals. Input led to the development of an overall plan for the community. The input from this process was added to the market demand analysis and feasibility study for the shopping center. Also responsible for the development of a RIP for a developer for the shopping center. Assisted City with the writing of the proposal and development of selection criteria, the development of the mailing list of developers, pre -bid conference, bid openings and short listing. Client: City of Pompano Beach Contact: Joe Greco, Redevelopment/Community Services Department 100 West Atlantic Blvd., Pompano Beach, F133060 (954) 786-4659 PROJECT: Community Visioning Session, City of Lighthouse Point, Florida DESCRIPTION: Conducted a "Visioning Session' for the City that brought together citizens from throughout the City. The session sought the input of the public to determine the needs of the community and methods of solving the issues. As moderators of the session PMGA, was responsible for the organization of the session and leading group and break-out discussions. The final report offered a blueprint for the direction of the City. Client: City of Lighthouse Point Contact: Tom Hasis, Commissioner 2200 NE 38 Street, Lighthouse Point, F133064 (954)943-6500 PROJECT: Growth Model and Impact Fee Study, City of Titusville, Florida DESCRIPTION: This project will determine the impact that growth will have on the financial position of the City of Titusville. As new areas develop and also are annexed into the existing City, services must be provided at the current levels and future growth patterns must be anticipated. Current levels of services must be identified and future projections of capital, operating expenditures and staffing needs must also be addressed. In concert with these tasks, will be an up-to-date Impact Fee Study to address the goals established by the City Manager and senior staff. Client: City of Titusville Contact: Tom Harmer, City Manager 555 S. Washington Avenue, Titusville, F132796 (321)383-5770 PROJECT: St. Regis Hotel, Fort Lauderdale CRA, Fort Lauderdale, Florida DESCRIPTION: Determined the value of the project (St. Regis Property) based on estimation of the revenue stream and calculating the Net Present Value of the project. Prepared an "Offering of Investment' package that identified the revenue stream and documented the value of shares of the project. Client: Castillo Grand Contact: 2455 East Sunrise Blvd, Suite 916, Fort Lauderdale, Fl 33304 (954) 568-4623 PROJECT: East Miramar Redevelopment Strategies, Miramar DESCRIPTION: The redevelopment of East Miramar requires the analysis of the potential attraction of business and the rehabilitation of the existing housing stock. The study area is facing significant changes due to expansion of the highway (S.R.7) and the modification of the business flow. Housing issues include the identification of substandard conditions and the impact on property evaluations. The plan was designed to address the deteriorating conditions of the area, and suggest programs to revitalize the area. Project was on time and within budget. Client: City of Miramar Contact: Gus Zambrano, Planning Department (954) 968-1637 PROJECT: City of Homestead Economic Impact Analyses, Williams Agricultural Enterprises DESCRIPTION: Numerous economic impact analyses were completed that included housing and commercial projects that were required by the City of Homestead. The projects consisted of market analyses of the project and identification of the revenues generated by the projects due to additional taxes and fees. Another portion of this analysis was the determination of the additional costs incurred by the City for providing municipal services to the project. Some op those projects were: ■ Baywinds ■ Vista Lakes ■ Renaissance ■ Eve Breeze ■ Portofino ■ Malibu Bay ■ Water Stone Client: Williams Agricultural Enterprises Contact: Tim Williams, (305) 247-2792 PROJECT: Joe Robbie/Dolphin/Pro Player Stadium, North Miami -Dade County DESCRIPTION: Responsible for the development of the economic impact portion of the original DRI for this massive undertaking in North Miami -Dade County. Results were estimates of temporary and permanent employment, direct and indirect spending patterns, and the overall impact on the surrounding region. PROJECT: Economic Feasibility of Christopher's Village, Tequesta, Florida DESCRIPTION: Duties included the analysis of economic feasibility of a public -private venture for the development of a commercial redevelopment of the central business district of Tequesta. Evaluations were completed of the costs, revenues generated and benefits derived. Analyses of the commercial, retail and housing markets were undertaken to look at market placement of the future development. Civic DESIGN ASSOCIATES Firm Profile 2136 Kipling Street Houston, Texas Civic Design Associates ( CDA ) specializes in an integrated approach to town planning, 77098 urban design, economic development, and architecture. The firm has become nationally tel: 713.520.6606 recognized, particularly in Colorado, New Jersey, Oklahoma, Texas, and Florida, for its fax 713.520.7797 comprehensive approach to planning and design for both new communities, traditional neighborhood design, and urban redevelopment. Our work demonstrates, at various scales, 75 N.E. 6' Avenue the critical relationship between land use and transportation, transit, parking, walkability, Suite 215 appropriate building types and mixed -use, the vitality of an active street life, street design, Delray Beach, Florida and land development codes. 33483 tel: 561.265.1148 The firm's work over the last several years includes a diverse range of assignments for a variety of public and private clients, generally categorized as follows: • Urban redevelopment and economic development • Traditional neighborhood development (TND) planning and town planning • Mixed -use architecture, generally with a residential component • Urban streetscape design, including civic spaces • Urban codes, design standards, and development regulations Many of the firm's projects involve more than one of these categories, demonstrating the flexibility and versatility of the principals. As architects and urban planners, the three principals of CDA are well versed in the physical economic and social dynamics of urbanism. However we strongly believe that the physical environment has a critical influence on human behavior and healthy community life. Beyond that, we bring together multi -disciplinary experience ranging from public administration, to engineering to real estate development, so that CDA approaches its projects as more than simply physical design exercises. We recognize the critical importance of economic development, marketing, and public policy in shaping the urban realm. The firm's work demonstrates a commitment to sustainable regional planning, and to complete, integrated neighborhoods that are compact, walkable, and contain a diverse mix of uses. To that end, our methodology involves a recognition of the basic elements of towns and cities - The District, Urban Core, the Corridor and the Neighborhood. Within this frame, we strive for a careful classification of urban form by street hierarchy, building types, and a respect for the elements of existing historic and cultural resources. We also specialize in implementation strategy, as well as crafting the land use regulations and development standards necessary to realize our plans. CDA is committed to a community based design process by means of cbarrettes, short, but intensive interactive public workshops where the essential concepts of future plans are worked out. The Charrette is an important tool in building community consensus and in conflict resolution. This process gathers all of the stakeholders with the key decision makers as well as the technical expertise to quickly resolve complex issues. The process is open, participatory, and generally results in a high degree of ownership and commitment on the part of the stakeholders. TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT 491 WE Urban Redevelopment and Economic Development Some of the greatest challenges facing American cities today he in their traditional downtown areas and the older, inner-city neighborhoods. The steady suburbanization of the last 50 years has gradually sapped the vitality from these formerly thriving areas. With the growing concern for ever-increasing suburban commutes, the steady development of rural open space, and the monotonous placelessness of sprawl, new attention is being focused on the inner city. Civic Design Associates has a wealth of experience working in inner-city areas, particularly with the redevelopment agencies such as the Florida CRAB and the Texas TIRZs. This experience has taught us that these projects, to be successful, must incorporate a comprehensive strategy that involves an appropriate physical plan as well as an economic development strategy. These inner city areas can potentially be the vital, active urban neighborhoods offering the quality of life amenities favored by younger professionals as well as older empty -nesters. CDA understands that such successful urban environments are composed of a number of elements that must be seamlessly integrated. Development must be pedestrian friendly and encourage street level activity. Vehicular circulation must be carefully orchestrated to calm traffic and provide a variety of discrete parking solutions that maintain the urban fabric and promote density. Historic structures must be preserved and civic spaces revived. Identity and clarity should be enhanced with streetscape improvements, attractive landscaping, and wayfinding systems. Business development must be aggressively pursued with a variety of strategies. Programs must be implemented to promote affordable housing, small business loans, land assembly and acquisition, recruitment of developers, and marketing the area. Asian District, Oklahoma City, OK Pompano Beach, FL Jacksonville, FL Delray Beach, FL sidewalk TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT Traditional Neighborhood Development and Town Planning Community builders, land developers, and planning officials have increasingly realized that our predominant development pattern of endless suburban sprawl based on segregated, often isolated, land uses is not workable for large metropolitan areas, or for healthy neighborhood life. It often results in over- dependence on the automobile and the high-pressure commuter lifestyle. Traditional Neighborhood Design, or TND, advocates community design based on the traditional "hometown" concept of a complete, self-contained community. TNDs have a well-defined center that incorporates a mix of uses, including, where possible, neighborhood retail and other services, as well as a mix of housing options and civic focal points. The surrounding neighborhood is closely related to the center through the design of the street network, and all points are located within a five-minute walk of the center. In some metropolitan areas, the neighborhood center can be organized around a mass -transit stop. TNDs are walkable, diverse, and are typically more densely developed than conventional suburban developments. Because they are conceived as complete communities, there is a discernible sense of place, a place to live and work where residents and shop keepers know each other. The emphasis on community civic amenities allows the units to be smaller and more densely developed, with no loss in marketability. Civic Design Associates has completed a number of TND projects all over the country. While the minimum size of such a development should be at least 50 acres, many of the characteristics can be achieved on smaller sites. Cotton Crossing TND New Braunfels, TX Montgomery Village TND Cottage Green TND, The Woodlands, TX Cotton Crossing Illustrative Site Plan TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT Urban Codes, Design Standards, and Development Regulations Many jurisdictions faced with inner city redevelopment and encouraging denser, pedestrian and transit -oriented development are finding that their existing codes and regulations are based on low -density suburban models. These codes are not able to properly regulate urban form. Civic Design Associates considers the codes and regulations that govern private development to be an integral part of the urban design solution for a particular jurisdiction. They are one of the fundamental implementation tools necessary to realize the planning and design principles. The firm has extensive experience in writing innovative design standards and land use regulations, beginning with the Land Development Code for Beckett new town in the 1970s, followed by a precedent setting Comprehensive Land Development Code for Coconut Creek, Florida. These regulations have influenced traditional village planning ordinances adopted in five states. Lately, the firm has written several Traditional Neighborhood Development (TND) ordinances to be added to the code of ordinances as an alternative to conventional suburban development. Where possible, the firm incorporates incentives for favored development patterns, thereby preserving choice and avoiding an overly prescriptive approach. The Esplanade Street Section Delray Beach, FL Retail Binz St., The Museum District, Houston, TX viur Cotton Crossing Pedestrian Street TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT Urban Housing and Mixed -Use Architecture As architects, the principals of Civic Design Associates recognize the key role that buildings play in defining the urban environment. While CDA has completed a wide range of residential, commercial, and institutional projects in the past, the firm prefers to design buildings within a strong urban context. This urbanistic view takes into consideration the building's scale and its relationship to its surroundings. Buildings should promote and enhance the neighborhood; ground -level occupancies should be open and pedestrian friendly, and parking should be discretely located behind the building. The central tenet of this philosophy is that buildings should be part of the urban fabric first. This will determine their siting, massing, scale, and relationship to the space around them. The intent is to fit in rather than to stand out, unless the building is intended to be a civic focal point in the neighborhood. Buildings should help to form successful places, as well as satisfying the programmatic requirements for interior space. Many of CDA's urban buildings contain a ground floor commercial or retail use, mixed with office or housing above. The firm designed an innovative live -work building for a redeveloping inner city area of Houston, the first such building type in the city. Midtown Live/Work Lofts, Houston, TX Urban Townhomes, Delray Beach, FL Mixed -Use, Gainesville, FL Midtown Live/Work Lofts Streeiscape TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT TABLE OF CONTENTS Understandingof Project.................................................................................................Section 1 Project Approach Related Experience of Firms.......................................................................................Section 2 ■ Overview of PMG Associates, Inc. ■ Experience of PMG Associates, Inc. ■ Overview of Civic Design Associates ■ Experience of Civic Design Associates Resumes of Key Personnel..............................................................................................Section 3 ■ PMG Associates, Inc. ■ Civic Design Associates References..........................................................................................................Section 4 Costand Time Frame..............................................................................................Section 5 Urban Streetscape and Civic Spaces Great neighborhoods, and by extension, great cities, are remembered for their streets rather than their buildings. This philosophy informs CDA's approach to streetscape design. Great streets form the glue that holds a successful community together. The firm's philosophy of community and street design involves organizing a hierarchy of streets to respond to the varying urban use and density conditions, and establishing appropriate standards for each street type. Generally, the streets should reflect a pedestrian and transit orientation. Traffic calming should be incorporated by means of narrower lanes, on street parking, and distinctive pavement treatments for intersections and crosswalks. Design themes that reinforce a civic identity should be carried through into the landscape elements, sidewalk paving, lighting, street furniture, and graphics. The relationship of the building face to the street is a critical element of successful streetscape design, and underscores the importance of undertaking such projects in a comprehensive planned fashion that considers both the public realm as well as private development. Buildings play a crucial role in defining the quality of the streetscape, and the absence of building, especially as it defines the opportunities for civic open space, should be an integral part of the design process. In a successful streetscape, landscaping should enhance the pedestrian experience and provide shade as well as a sense of scale and rhythm. Sidewalks are for walkers and shoppers and the outdoor cafe gazer. Landscaped medians should be provided on wider streets to break up the width of pavements and provide a safe spot for the pedestrian crossing the street. Wires disappear and streetlights provide nighttime guidance. Buildings front the street and provide interesting uses for the passerby. Parking is tucked away behind buildings, out of view. Great streets make for a pleasant urban experience. Delray Beach, FL streetscape Cotton Crossing Pedestrian Street Pompano Beach, FL Civic Space TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT Project List Urban Redevelopment Plans • Palm Beach County, Westgate/Belvedere Homes CRA Plan; 2003 • City of Fort Lauderdale, South Andrews Corridor Master Plan; 2003 • City of Fort Lauderdale CRA, Fort Lauderdale, Florida; CRA Redevelopment Plan; 2002 • City of Plantation, Florida; Central Plantation (Business District) Master Plan; 2002 • Martin County CRA, Martin County, Florida; Golden Gate CRA Redevelopment Plan;.2002 • City of Stuart CRA, Stuart, Florida; CRA Redevelopment Plan; 2002 • City of Fort Pierce CRA, Fort Pierce, Florida; CRA Redevelopment Plan; 2001 • City of Houston, Texas; Museum District Concept Plan; 2001 • Nassau County, Florida; American Beach CRA Plan; 2001 • City of Pompano Beach, Florida; Pompano Beach CRA Plan; 2001 (with Keith and Schnars) • City of Delray Beach CRA, Delray Beach, Florida; CRA Redevelopment Plans; 1991-2000 (by Chris J. Brown) • City of Oklahoma City, Oklahoma; Midtown Redevelopment Plan; 1999-2000 • City of Oklahoma City, Oklahoma; Asian District Plan; 1999 • City of Oklahoma City, Oklahoma; 16th Street "Plaza District" Redevelopment; 1997 • City of El Paso, Texas; Union Plaza Redevelopment Plan; 1996-98 • Boulder County, Colorado; North Broadway Plan; 1996 • City of Oklahoma City, Oklahoma; JFK Redevelopment Plan; 1996 • City of Houston, Texas; Main Street Redevelopment Plan; 1995 • City of Orange, Texas; Master Plan; 1994-1995 • City of Houston, Texas; Lamar Terrace TIRZ, St. George Place Redevelopment Plan; 1992 • City of Miami, Florida; Overtown-Park West Plan; 1984-85 Economic Development • Town of Davie, Florida; CRA Marketing Plan; 2003 (with PMG Associates) • City of Bartow, Florida; Downtown Marketing and Development Plan; 2003 • City of Fort Pierce CRA, Fort Pierce, Florida; Mixed -Use Feasibility Analysis; 2002 • City of Lake Worth CRA, Lake Worth, Florida; Housing Feasibility Analysis; 2002 • City of Jacksonville, Florida; LB Jax Development, Proposal for Mixed -Use Development; 2002 • City of Cocoa Redevelopment Agency, Cocoa, Florida; Downtown Mixed -Use and Parking Garage Feasibility Analysis; 2001-2002 • City of Gainesville, Florida, LB Jax Development; Proposal for Mixed -Use Development; 2001-2002 • City of Stuart, Florida, and the Channing Corporation; Feasibility Analysis of Mixed -Use Waterfront Development; 2001 • City of Margate CRA, Margate, Florida; Acquisition Strategy for the Margate CRA; 2001 • City of South Miami Redevelopment Agency, South Miami, Florida; Housing Feasibility Analysis for the CRA; 2001 (with Corradino Group) • City of Jacksonville, Florida, LB Jax Development; Downtown Mixed -Use Development; 1999-2002 Land Use Regulations, Ordinances and Design Standards • Martin County, Florida; Golden Gate Overlay Regulations; 2004 • City of Plantation, Florida; Plantation Midtown Zoning Ordinance; 2003-2004 • City of Fort Pierce, Florida; Zoning Amendments and Urban Infill Redevelopment Area Overlay Regulations; 2003 • City of Margate, Florida; Commercial District Land Use Study; 2002 • City of Naples, Florida; Downtown Urban Code; 2002 • City of Stuart, Florida; CRA Urban Code; 2002 TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT • City of Oklahoma City, Oklahoma; Midtown and Asian District Urban Design Standards and Guidelines; 2000 • City of New Braunfels, Texas; Planned Village Development Ordinance (TND); 1999 • City of Galveston, Texas; TND Ordinance, Suburban Street Standards, Master Plan Amendments; 1998 • Medford Township, Burlington County, New Jersey; Planned Village Development Ordinance; 1992 • City of Houston, Texas; Consultant for Comprehensive Zoning Ordinance; 1991-93 and 2002 • Montgomery Township; Somerset County, New Jersey; Planned Village Development Ordinance; 1991 • City of Houston, Texas; Comprehensive Zoning Ordinance, "St. George Place"; 1990-94 • Mansfield Township, Burlington County, New Jersey; Planned Village Development Ordinance and Architectural and Urban Design Guidelines, 1990 • Montgomery Township, New Jersey; Planned Village Development Ordinance; 1990 (The first "Neo-Traditional Village" Ordinance adopted in the State of New Jersey) • Metropolitan Transit Authority, City of Houston, Texas; Urban Design Standards Manual; 1989-90 • Newtown Township, Bucks County, Pennsylvania; Revised Comprehensive Zoning Ordinance and Subdivision Regulations, including "performance zoning" provisions; 1981 • Borough of Glassboro, Gloucester County, New Jersey, Redevelopment Plan Regulations; 1977 • City of Coconut Creek, Florida; Land Development Code, PUD and Community Appearance Ordinances. Model code for other Broward County municipalities; 1974 Urban Housing and Mixed -Use Development • "West University Avenue Lofts," LB Jax Development, Gainesville, FL; 31 units, 2002 • "Klutho Commons" Mixed -Use, LB Jax Development, Jacksonville, FL; 216 units, 2002 • "Midtown Live -Work Lofts," Houston, TX; 1999 • "W. A. Knight Building," LB Jax Development, Jacksonville, FL; 12 residential units, 2 retail units; 2000 • "Pineapple Place," Delray Beach, FL; 6 residential units, 2 retail units; 1999 Traditional Village and Neighborhood Development • Beachside Village; 100 Acre Mixed —Use Development; Galveston, TX; 2003 • "Midtown Lofts"; Mixed -Use Development; Houston, TX. 2000 and 2001 (2 projects); • Spring Branch TND; Houston, TX. 106-acre suburban neighborhood; 2001 • "Cotton Crossing"; New Braunfels, TX. 100 acre TND; 1998-2001 • "Beachtown' ; Galveston, TX (with Duany Plater-Zyberk Architects) 1997 • "West Beach Village"; Galveston, TX. Mixed-use5 acres on the Gulf, 1997 • "Cottage Green"; The Woodlands, TX. 35 acre residential TND community; 1996-1999 • "South Mountain"; Draper, UT. 2500 acres; 1994-1995 (with EDAW) • "Montgomery Village"; Somerset County, NJ. 200 acre TND • "General Hancock Place'; Montgomery County, PA. 150 acre TND • "Medford Village East"; Burlington County, NJ. 170 acre TND • "Crystal Lake"; Burlington County, NJ. 500 acre mixed -use village • "West Main Street"; Bucks County, NJ. 40 acre TND • "Founders Park"; Houston, TX. (with Duany Plater — Zyberk) 600 acres, inner city; • "Lamar Terrace"; Houston, TX. 170 acres, inner city • "Southwyck' ; Houston, TX. 2500 acres, suburban neighborhood • "The Commonwealth"; Sugarland, TX. 700 acre TND • "Four Mile Creek", 140 acres, suburban village; Boulder, CO • "Abington Terrace", 50 acres, suburban village; Lafayette, CO TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT New Towns and Large Scale Planned Communities • Mosbacher planned community; West Houston, TX. 3000 acre PUD; 1991-1993 • "Gleannloch Farms"; Houston, TX. 2000 acres; 1997 • "The Commonwealth"; Fort Bend County, TX. An 800-acre PUD; 1992-1996 • "Mosbacher Tract"; Ft. Bend County, TX. 4000 acres; 1993-94 • "Beckett" New Town Master Plan, Gloucester County, NJ. a title VII new community. A 10,000 acre satellite new town; 1971-1975 • "Old Bridge", Middlesex County, NJ. 3,000 acres; 1970-82 • "The Township";; Broward County, FL. 1,500 acres; 1970-82 • "Westin"; Broward County, FL. 10,000 acres; 1970-82 • "Town of Smithville' ; Atlantic County, NJ. 2,500 acres; 1970-82 Environmental Consulting and Planning • White Oak Bayou, Water management and land use analysis; Houston, TX. 2001 • Sunset Farms Landfill; Austin, TX. 2001 • Juliff Gardens Landfill; Pearland, TX. 2000 • North Brazoria Landfill; Brazoria County, TX. 2000 • Weiss Landfill; Houston, TX. 2000 • Bayport Container Port, Land Use Analysis; 1999-2002 • Spring Cypress Landfill (Type IV); Houston, TX. 1998 Comprehensive Plans • Main Street Corridor Master Plan; Houston, TX. 1999-2002 • Amendments to the Comprehensive plan for the "West End'; Galveston, TX. 2000-2001 • West University Place Comprehensive Plan; Houston, TX. 1999-2000 • Northwest quadrant plan; Boulder, CO. 1996 • Comprehensive Plan; Orange, TX. 1996 • Lamar Terrace Master Plan; Houston, TX. 1991-1993 • Overtown-Parkwest; Miami, FL. 1984-85. A Master Plan including the Miami Arena, Convention Center and 9th Street Mall. Received First Place, National Design Competition in 1984. • Galleria-Post Oak Master Plan; Houston, TX. 1984 • Newtown Township; Bucks County, PA. 1981 • Comprehensive Plan including educational facilities and community colleges; Southern Gloucester County, NJ.1978 • City of West Longbranch, NJ. 1977 • Comprehensive Plan; Coconut Creek, Broward County, FL. 1975 Parks and Recreation Facilities • White Oak Bayou, "Heritage Corridor West Bikeways"; Houston, TX. 1997-2001 • "The Jack Mitchell Garden;" Hermann Park; Houston, TX. 1997-present • "Crystal Lake"; A lake, trail and recreation facility for a 500-acre golf course community; Mansfield, NJ. 1990-1996 • "Heart of the Park", First Prize International Design Competition; Houston, TX. 1992 • "Sabine Reach"; Buffalo Bayou Park; A 1.0 mile linear bayou trail near downtown; Houston, TX. 1988 • "Tradewinds Park'; 250-acre regional park, Concept Design; Broward County, FL. 1980 • "Winding River" Park; A 500-acre regional park, including skating rink, riding and boating facilities and an extensive trail system; Tom's River, NJ. 1978-81 TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT 14 F-I Asian District Past -West pedestrian street Location: Oklahoma City, OK Client: City of Oklahoma City Planning Department Brett James P.O. Box 205 Oklahoma City, OK 73101 405-297-2900 Project Description: The master plan for the Asian District," a growing Vietnamese and Chinese neighborhood North of Downtown Oklahoma City was com- pleted in 1999 for the City Planning Department. The key elements of the plan are: • A major mixed -use Pilot Project, to include retail, offices and housing, and a parking garage facing Festival park. • Major improvements to the park, and the renovation of an existing building as a new Asian Cultural Center. • Division of the District into three sub -areas; the Classen Boulevard "Corridor," "Urban Neighborhood," and "Redevelopment." Differ ingdesigm standards apply to each of the sub -areas; for example,further one-story "strip" commercial is no longer permitted. • Streetscape beautification to create two north -south "Pedestrian Prom enades," and two cast -west "Pedestrian Streets." • The creation of two "gateway arches" in the median of Classen Boulevard, defining the portals of the community. All new development is subject to a rigorous design review process based on the Master Plan and "Design Standards and Guidelines" pre- pared by the firm. Considerable effort is dedicated to preserve the existing housing stock - architecturally significant cottages, bungalows and several older apartment buildings. Numerous new construction, urban infill and renovation projects are in progress and a recent city bond issue wilt be used to initiate numerous public improvements. CIVIC DESIGN AwSOCT.AT S URBAN DESIGN DOWNTOWN REDEVELOPMENT Intill Mousing Strcetscapc, A1ixcd-usc, Development Regulations "Market Square," mixed -use redevelopment project - w = � aiiIIII DISTRICT BOUNDARY PROPOSED BUILDINGS = EXISTING BUILDINGS i ILLUSTRATIVE " SITE PLAN 14 URBAN Downto ti Red iN C)ocvnto�vn Redevelopment 0 Location: Golden Gate, FL Area: 199;acres Client: Robert Franke, AICP Community Development :administrator Martin County,Florida, 561,288.5495 Date: April2002 Description: Golden Gate is a neighborhood of approximately 200 acres originally platted in 1925, one of the oldest communities in this part of South Florida. Over the years, the original single-family character was transformed by spate of multi -family development, which has attracted a diverse mix of ethnic and income groups. Dixie Highway, running along the western edge, is a typical automobile -oriented highway strip that negatively impacts the community. The redevelopment plan calls for te-routing through traffic to the north, narrowing Dixie Highway, and proposing a calmer, more pedesttian-friendly streetscape lined with nixed -use buildings. An overlay zoning district will provide for a gradual transition of density fiom the commercial center to the existing residential areas. Street and alley improvements will discipline the street frontages, move parking to the tear of the lots, and provide a range of pedestrian amenities linked into a neighborhood -wide network of walks, passages, and bikeways. Community amenities are centrally located and enhanced in the form of an enlarged central park, a new Community Center and Charter School This neighborhood center is closely linked to a mixed -use commercial center focused around a new plaza located on the improved Dixie Highway. CIVIC DESIGN Ass ci a"l`. F'§ URBAN DESIGN Master Planning, fixed-Vw Devc1opmcnt r• Delray Beach lAwation: Delray Beach, Fl. Date: 1990-2001 Client: Diane Dominguez, Executive Director Delray BeachCRA; 561-276-8640 Project Description: Delray Beach, an older South Florida coastal town, is a successfud example of comprehensive urban revitalization. Through its (Xk, headed by town planner and Redevelopment Director Christo- pher J. Brown, the city has overcome the typical problems of urban decline - the loss of an in -town resident population, failing retail and shops, rising crime rates, visual blight and incompatible land uses, traffic, and economic disinvestment. Particularly dis- turbingwasthe loss of community character in this once tbriving seacoast town. The fundamental precepts of successful urban redevelopment in Delntg Beach are- • meaningful citizen involvement • a visionan but practical redevelopment plan • effective design standards and guidelines • the ability to attract State and Federal funding • detailed urban design plans for special subareas of the district • street and highway beautification • a sarong downtown housing component • an effective implementation strategy; The CRt working closely with the private sector -property owners, businesses, lenders and developers, as well as civic groups. • public safety and security. • a priority emphasis on a walkable community, as a semlul of interactive neighborhood life. • Centralized marketing of the downtown • dispersed system of downtown parking • Strong land acyuistnon strategy • a plan which responds to the needs and interests cif all citizens CIVIC DESIGN ASSOCIATES Urban Design= Master Planning, Mixed -Use Development F Palatka River Front Redevelopment Palatka Riverfront Redevelopment In association with EDSA, Fort Lauderdale, FL. A small town on the St. John's River about an hour south of Jacksonville, Palatka suffers from the economic doldrums typical of many small towns. The historic downtown thrived when the town was a successful riverfront shipping town, but is now stagnant. Well known for its bass fishing, the town does attract several major tournaments each year that bring visitors from several states away. The redevelopment plan capitalizes on the downtown waterfront by adding a new marina facility and redevelop- ing the riverfront park to serve everyday recreation as well as festivals, outdoor performances, and fishing tourna- ments. The first several blocks of the downtown grid are completely redeveloped to provide mixed use retail/residential uses, a full -service hotel, a waterfront restaurant, and a parking garage. The project is meant as a catalyst to spur the revitalization of the rest of the downtown area. The marina will provide permanent slips as well as serve transient boaters, providing a significant flew of visitors to the downtown. The redevelopment remains si context of the downtown and buildings into mixed -use struc screen the parking structure k block. CIVIC DESIGN )(;I;% ARCHITECTURE / URBAN DESIGN Location: Gainesville,Fl, Area: 34,000 Developed by: West University Avenue Lofts LI.C. Cost Est. $2.5 Million CIVIC DESIGN ASSOCIATES Project Description: "University Commons;" University at 6th Street, Gainesville, FL. A 32 unit redevelopment site within a few blocks of The University of Florida, with 4000 sq. ft. of ground floor retail and 8 ground floor studio "work" units. The design follows the TND planning principles established in the Area Redevelopment Plan. URBAN DESIGN Master Planning, .Mixed-Usc Development Conceymial :Master Plan Location: Plantation, FL Date: 2002 Project Description: By current development standards, Central Plantation, an 860- acre suburban town center planned in the 1970's, is almost fully built -out. While it has over three million square feet of office space and three major shopping malls, the area has no sense of place. Buildings are seemingly randomly distributed among huge surface parking lots, with feu internal connections and no street life. The proposed Master Plan looks at a 20-year redevelopment scenario and proposes to create a true town center by adding a new grid of pedestrian -friendly streets lined with mixed use buildings, a significant new residential component, a transit loop, additional parks and civic facilities, and proposes a gradual densification of uses by replacing surface parkingwith structured parking. This pleasantly landscaped but rapidly stagnating suburban office park now has a new, lease on life, with the potential for substantial new infill development, as well as the opportunity to create a vital urban neighborhood. CIVIC DESIGN ASSOCIATES UNDERSTANDING OF PROJECT PROJECT APPROACH RESUMES OF KEY PERSONNEL PHILIP M. GONOT PMG ASSOCIATES, INC. GENERAL OVERALL EXPERIENCE: Over 32 years of experience developing research into cost analysis of projects to determine the benefits received and the costs incurred, capital cost assessments, economic feasibility, market analysis studies and impact considerations. Performs economic evaluations, along with projection of direct and secondary impacts of a variety of capital intensive projects. Determination of the proper budgetary allocations and the analysis of all fiscal aspects of the study. EXPERIENCE: Consultant for the City of Hallandale Beach and will be reviewing the economic impacts of the redevelopment of the Gulfstream Race Track, which will include a tourist activity center. The project includes the analysis of the revenues generated from the project and the net impact on the City of Hallandale Beach. The projections include the amount of business conducted at the project site and the impacts throughout the community. Assists the CRA of the City of Fort Lauderdale with evaluations of proposed projects in redevelopment area. Prepares the financial analyses of the impacts of developments including projections of TIF and other revenues. Projects to date include over $41 million in developer investment in the minority portion of the CRA. Developed an Economic Model for Broward County, which was designed to measure the benefits and costs associated with business incentives for relocation and expansion of business enterprises. The model is used to determine the effective return to the County and Cities derived from offering incentives to new businesses. The measurement identified all direct and indirect revenues from tax generations as well as additional employment. All direct and indirect expenses related to serving the new business enterprise are also included in the model. Served as Regional Economic Consultant for the Central Florida Regional Planning Commission. Primary responsibilities included the analysis of new planned projects in the region particularly with respect to the identification of the public service costs and the associated revenues. Analyzed the new projects, to ensure that all public services are provided in a timely and appropriate manner. Completion of a Growth Impact Plan and Impact Fee Study for the City of Titusville will entail the development of trigger points for adding or modifying City services/resources for the proper management of growth. The determination of capital costs along with goal setting sessions with the City will result in the determination of individual impact fees. Included in a market analysis and strategy study for the Town of Juno Beach were the types of businesses or housing units that would be best suited for their particular market. This analysis also made recommendations regarding mixed use developments. Consultant for the City of Pompano Beach regarding the redevelopment of a key portion of the "target area for the City. Duties include the development of a master plan for the shopping center, completion of a market demand analysis, identification of investors and master developer and conducting focus groups to insure that the interests of the community are met. Completed analysis and research to determine the economic impact of Major League Baseball Spring Training in Florida. The study included the determination and measurement of economic activity related to the location of Spring Training activities in Florida. All benefits were localized based on individual training sites and allocated to industry. Performed market studies to determine the feasibility of various commercial development endeavors throughout Florida. Duties included the determination of the market study area, demand characteristics of the development, assessment of competition, report of findings and presentation of those findings to governmental bodies during quasi-judicial proceedings. Completed project involved the analysis of development proposals for the central business district for the City of Margate. The analysis consisted of determining market demand, analyzing tax revenues and measuring the impact of surrounding property values. Also completed economic assessment and evaluation of zoning changes. The study included comparisons of land values before and after the proposed change. Responsible for conducting market studies to determine the financial capabilities of housing development projects. The projects include a determination of demand, analysis of potential supply and fiscal analysis of the prospects for success. Other duties include the analysis of the economic impact of major developments including business and employment potential. Project manager on economic impact analyses required by the City of Homestead that included housing and commercial components. The studies integrated market analyses and identification of the revenues generated by the projects due to additional taxes and fees. Another portion of these reports were the determination of the additional costs incurred by the City for providing municipal services to the project. Some of these projects were: ■ Baywinds Portofino ■ Vista Lakes Malibu Bay ■ Renaissance ■ Water Stone ■ Eve Breeze Completed the economic evaluation of impacts generated by the development of the Portofino project in South Miami Beach. The analysis consisted of the determination of the revenues generated from all tax and fee sources and all costs to provide municipal services. Projected demand for residential, commercial and retail space were also included in the report. Performed financial and market analyses for redevelopment projects in Key West, Cocoa and Miami Beach, Florida. Projects included an analysis of the infrastructure needs and the best means to meet the requirements. The Miami Beach program included an analysis of the best methods to replace low income housing that was to be eliminated due to the redevelopment plans. Completes fiscal review of governmental accounting systems to insure that management goals are met and that all aspects of the provision of service are completed in a satisfactory manner EDUCATION: B.BA. Economics, M.S.M. Finance, M.Acc. Accounting REGISTRATIONS: C.P.A. certification in Florida KATHLEEN R. GONOT PMG ASSOCIATES, INC. GENERAL OVERALL EXPERIENCE: Responsible for general management of the firm. Performs market analysis/surveys on projects ranging from commercial activities to utility systems to economic impact analysis. Conducts evaluations of economic impacts of capital projects, interviewing of stakeholders of projects and the conducting of visioning sessions for various municipal entities. Over 30 years experience developing analytical studies of research and survey projects designed to determine public perceptions and to gather input for the development of programs for success. EXPERIENCE: During the Market Plan and Evaluation of the Mount Dora CRA project, duties included; intercept surveys of residents and tourists which determined their overall perception of the historic CRA area, and was able to express insights as to what was missing in their retail/shopping experience. A telephone survey of the residents of the City was conducted so ascertain community support and awareness, in- depth market analysis of the surrounding area including spending patterns and demographics and future marketing strategies were some of the duties also completed.. Interviews with community stakeholders were also completed during the contract to determine their perceptions on the future of the area. For the analysis of redevelopment of East Miramar, Ms. Gonot was required to analyze the potential attraction of business and the rehabilitation of the existing housing stock. The study area faced significant changes due to expansion of the highway (S.R. VUS 441) and the modification of the business flow. Housing issues included the identification of substandard conditions and the impact on property evaluations. The plan was designed to address the deteriorating conditions and programs to revitalize the area. Completed inventory of businesses, identified current and projected square footage, identified shortfalls and analyzed the sustainability and the market demand of the Historic West Canal Street Area. Projections of TIF and other revenues were the result from the evaluation. A focus group was held with the business owners of both the East and West sides of Canal Street to determine goals and to set priorities. Completed a Citywide database for the City of Margate Redevelopment Agency. This database consisted of all commercial, industrial and manufacturing lands and buildings, their current occupancy, zoning designations, contact persons, and details on square footage, ceiling heights and rental amounts. This database has allowed the agency to quickly and efficiently answer all inquires from potential businesses as to the availability and pricing of buildings and land. During the Davie CRA Market Consulting Project, conducted analysis of the market demands for the Davie Road area and prepared recommendations that would lead to an overall marketing program for the corridor. A demand and trend analysis, demographic profile of residents and shoppers and a local and regional growth sector were completed. One of the most significant elements of the project was the identification of the specific business types and industries that should be relocated to the corridor. Stakeholder and business/manager/owner interviews were conducted as well as community interviews with the surrounding "users" of the area businesses. The purpose of these interviews and surveys were to ascertain the insights and demands of the users and potential users of the marketplace. Organized and moderated a community focus group designed to gain input into the planning process to determine community needs and interest in a neighborhood -based shopping center and focal point in the City of Pompano Beach. This City proposed project was in a minority community. Tasks included the identification of stake holders, community leaders and representatives from each portion of the affected neighborhood which was a Community Development Target Area. Discussed needs of the community and means to achieve the desired goals. Input led to the development of an overall plan for the community. The input from this process was added to the market demand analysis and feasibility study for the shopping center. During the analysis of the development and redevelopment options available for the South Dixie Highway Corridor neighborhood in the City of West Palm Beach, a number of economic facets were documented. The project included the evaluation of the housing and business sectors that are contained within the study area and those that impact the corridor from outside the target area. The analysis included the determination of the market demand for additional business, specific business for attraction and changes in evaluations of the property. Estimates of changes in the market were used to assist in determining financing options. Performed market studies to determine the feasibility of various commercial development endeavors throughout Florida. Duties included the determination of the market study area, demand characteristics of the development, assessment of competition, report of findings and presentation of those findings to governmental bodies during quasi-judicial proceedings. Completed public opinion surveys to meet the requirements of the "Sustainable Community" designation of the City of Boca Raton. Duties included the development of the survey plan, development of the survey instrument and coordination of the project. The surveys identified the attitudes and perceptions of the public regarding the future direction of the City. Also completed was a survey of redevelopment issues, along the northern U.S. 1 corridor, as perceived by residents, business owner/tenants and land owners. Developed the Palm Beach County Business Incubator Network which is designed to insure that low income residents have the ability to fully participate in the establishment of new business and entrepreneurial opportunities. The Network established business incubators that supplied locations for new businesses as well as mentoring and managerial training. The principle was to provide the best opportunity for lower income residents to establish a business and make it successful. Completed the identification of Town of Land Uses for the Davie Economic Model to determine existing service levels and demand for future services to be provided. Prepared projections of population and dwelling units as well as projects of service related calls for fire and police. Conducts visioning sessions for various municipal clients. The goal of these sessions is to solicit community input, generate priority lists of projects and to assist the municipalities in optimum functioning. Completed all day session for the City of Lighthouse Point. MEMBER OF: Past President -National Association of Women Business Owners Past Chairman, Deerfield Beach Redevelopment Committee EDUCATION: B.S. Sociology - Barry University, Miami Shores, Florida M.S. Sociology - Nova University, Davie, Florida JEFFREY L. OR1S, EC-D. PMG ASSOCIATES, INC. GENERAL OVERALL EXPERIENCE: Over fifteen years of government experience with expertise in the following areas: Economic Development and Research, Organizational Development, Budget and Financial Management, Citizen Relations/Public Involvement Programs, and Impact Studies, Grant Writing and Administration, and Community Development and Planning. EXPERIENCE: Analyzed the economic impacts of the redevelopment of the Gulfstream Race Track, which will include a tourist activity center, for the City of Hallandale Beach. The project includes the analysis of the revenues generated from the project and the net impact on the City of Hallandale Beach. The projections will comprise the amount of business conducted at the project site and the impacts throughout the community. Assisted with the preparation of the market analysis data for the "visioning" plan for the Ybor City CRA and conducted business input into the overall plan development. Analyzed the market and determined the direction of the area with a "no action" scenario. Determined the potential to change the direction of the market based on current conditions and desires of the community. Determined if the final plans were realistic based on the market conditions. Project Manager for the market demand analysis of the Juno Beach area defining the market demand, existing inventory and prospects for the future was under taken. The Central Business District Area, U.S. 1, is the primary focus of the study. This analysis included the amount of square footage or dwelling units that could be absorbed in the market area. Also included were the types of businesses or housing units that would be best suited for the market. The analysis also made recommendations regarding mixed use development. Effectively served as Assistant City Manager for Margate, a full -service city with a population of 54,000 covering approximately 9 square miles within Broward County, Florida. Hired as the City's Economic Development Coordinator and led the City through the creation of its Community Redevelopment Agency (CRA). Administered all City of Margate economic development initiatives including business attraction and retention. As part of the duties for the Margate CRA, Mr. Oris was responsible for comparison and recommendations of the incorporation of the "Margate Community Redevelopment Agency's State Road Seven Corridor Plan" into the Florida Department of Transportation State Plan. REDEVELOPMENT/ ECONOMIC DEVELOPMENT: Served as Chief Executive Officer of the City of Margate CRA, implemented board policy, oversaw day- to-day operations, identified and resolved long range issues. Work involved overseeing and accounting for a budget of over $6.5 million, management for all agency projects, all consulting agreements and all agency meetings including agendas, implementing all activities of the CRA's land acquisition programs. Was the Margate City/CRA representative before business groups, homeowner's and condominium associations, city advisory boards and outside governmental bodies including the Broward County Commission, Florida Department of Transportation and Department of Community Affairs and the U.S. Department of Housing and Urban Development. Acted as Project Manager for all capital projects initiated by the CRA, CDBG program, and other grants garnered by CRA or Economic Development Office. Oversaw creation of regulations and ordinances initiated by the City Administration. Achievements: • Increased the taxable value of CRA District by approximately 60% in six years. • Attracted approximately 3,200 new jobs to the City within a five-year period. • Garnered over $6 million in grants for projects ranging from housing to stormwater drainage. • Designed and hosted the CRA's public participation programs leading the creation of the first Margate Community Redevelopment Plan. • Acquired $5 million in land for redevelopment including key parcels for future town center project. • Designed and implemented a successful Commercial Fagade Renovation and Landscaping Upgrade Grant Program to assist commercial property owners in upgrading neglected properties. • Created plan for an active City Linear Greenway Park along an underutilized power transmission easement and garnered $400,000 for Phase I of park construction. • Authored the plan to create the Department of Neighborhood and Development Services to combine departments responsible for building, code compliance, economic development, grants administration, redevelopment, planning, zoning, and occupational licenses. While Special Projects Coordinator for the City of Wilton Manors was responsible for individual tasks as assigned by the City Manager, including; handling resident complaints, requests for service, assisting in grant writing and GIS systems implementation. Assisted Community Development Director in the re- writing of codes/ordinances regarding use of land. Liaison to City's two business associations. Assisted Personnel Director with personnel policy formulation and education of workforce. COMMUNITY INVOLVEMENT: Vice President for Economic and Community Development for the Greater Coral Springs Chamber of Commerce was a member -driven business organization with a budget of $200,000 and 850 members holding monthly and annual events including the "Our Town" festival attended by over 150,000 persons each year. Medicaid/Medicare Task Force Coordinator out of Senator Howard Forman's District Office working with local Medicaid/Medicare providers to streamline delivery of services and performed long range planning activities to assist providers prepare for changes to State of Florida's delivery of services and funding plan. EDUCATION: Master of Public Administration, Concentration in Public Finance. Bachelor of Science, Dual concentrations in Organizational Behavior and Labor Economics CERTIFICATION: Certified Professional Economic Developer (Ec.D.) International Economic Development Council PROFESSIONAL AFFILIATIONS • Florida Redevelopment Association, Board of Directors, Treasurer, Legislative Affairs Committee, Conference Committee, Business Planning Committee • Broward Chapter, Florida Redevelopment Association, Founding Member • Broward City/County Manager's Association, Member • American Planning Association, Florida Chapter • International Economic Development Council, Professional Certification Committee • International Council of Shopping Centers, Member • National Association of Industrial and Office Properties, Member STUART LEE LITVIN, CEcD EXPERIENCE: 8/97 to present: President, Hollywood Business Council, Hollywood, Florida • Performs the economic development function for the City (population: 140,000) regarding the attraction of new business as well as the existing industry program. A public/private partnership. • Developed with City staff a new Local Alternative Economic Development Incentive program adopted by the City Commission to assist in the attraction of new companies and to provide additional incentives to existing firms seeking to expand. Also initiated several other financial and non -financial incentives. Included are a Loan Buy -Down program, streamlined permitting on the local level and expedited permitting on the state level. • Serves as the City's primary contact for the numerous regional economic development partners. • Participates at trade shows and trade missions with both the Broward Alliance and EFI. • Received awards from the Florida Economic Development Council for Promotional Materials • Assisted over 45 company locations, twenty-two significant redevelopment projects and a $800 million major hotel development. • Implemented a "Keep Existing Employers Profitable" business retention program that resulted in several major expansions in the bio-medical and aviation sectors. • Responsible for the development and implementation of the company's business plan. • Serves as a Board member throughout the Southeast Florida Area. • Participates on the City-wide Master Plan and the CRA Steering Committee in response to an Urban Land Institute study, as well as the development of the City's Intermodal Station regional transportation facility. 12/96 to 8/97: Executive Director, Stanly County Economic Development Commission, Albemarle, North Carolina. • Responsible for the economic development activities for the County and six cities and towns. • Assisted three company locations and four expansion projects. • Coordinated the development for a 133-acre industrial/business park controlled by a community wide organization which included; established the covenants, preparation of applications of potential funding sources and advising the group on specifications for a speculative shell building. • Represented to the fifteen county Carolina Partnership's Economic Development Committee. • Served as primary contact for all economic development partners (public and private). • Worked closely with the Chamber of Commerce as an ex-officio on its Board of Directors. 9/95 to 12/96: Project Manager, The Partnership, Meridian, Mississippi. • Managed and coordinated the Business Attraction program for the City of Meridian and Lauderdale County. A public/private partnership. • Responsible for prospect development, contact and handling. • Represented the County and State at national and international trade shows that resulted in a significant number of visits with prospects. • Developed and maintained a computerized data base for tracking prospect activity and site/building inventory. • Reported directly to the President/CEO and worked closely in the planning and implementation of all economic development activities. 85 to 95: Executive Director, Rockbridp-e County Economic Development Commission, Lexington, Virginia. • Coordinated the overall economic development efforts of the County and the Cities of Lexington and Buena Vista. • Assisted twelve industrial and seven service -oriented companies in their site selection and preparation process. • Produced and developed both print and video marketing materials for presentation to prospects. 79 to 85: Director/Government Affairs, Assoc. of the Graphic Arts, New York, New York. • Supervised and directed Industry's program relating to Federal, State and Local governments and their agencies. • Maintained personal contact with elected and appointed officials. Also represented and provided testimony on behalf of the Industry at governmental hearings. • Published a monthly governmental affairs newsletter. • Appointed by the Mayor of New York City to the New York City Loft Board. 78 to 79: Director of International Relations, Weft Industries, New York, New York. • Worldwide travel meeting with foreign clients, and functioning as a troubleshooter in the areas of public relations, sales and claims. Met with foreign governments and banking officials to determine changes in financial regulations. • Expedited payment and financial transfers reducing process from over nine months to less than nine weeks. 75 to 78: Manager of Business/Government Liaison, Mayor's Office of Economic Development, New York, New York. • Developed policies and programs promoting good relationships between the City ands its business community. • Created strategies, including a one -stop business assistance center to cut red tape for commerce, and to promote tourism. • Initiated a program between the Mayor's office and major utilities that assisted over 100 businesses by investigating disputes and mediating payment schedules. PROFESSIONAL ASSOCIATIONS/ACTIVITIES Certified Economic Community Developer; (CEcD) - March 1988 Member, International Economic Development Council Member, National Association of Industrial & Office Properties (NAIOP) Board of Directors, Broward Alliance (Regional Economic Development Organization) Member, Florida Economic Development Council Member, Broward Workforce Development Board — Broward County, FL Member, World Trade Center -Fort Lauderdale — Florida Member, South Florida International Business Council Member, International Council of Shopping Centers Selection Committee, Florida Economic Development Council -"Professional of the Year" & "Deal of the Year" awards. CIVIC AFFILIATIONS/ACTIVITIES Member, Greater Hollywood Chamber of Commerce Board of Directors Member, Sheridan Technical Center Advisory Board Member, Kiwanis International -Hollywood Club Member, Sister Cities International Advisory Board (Hollywood, FL) Member, Leadership Hollywood & Broward Coordinator, Leadership Hollywood -Economic Development Day Coordinator- Youth Leadership Broward-Government/Business Day Member, Several Hollywood City -Wide Master Plan Task Force Committees EDUCATION Pace University, MBA (Public Relations) - 1974 Pace University, BBA (Marketing) - 1971 Fashion Institute of Technology, AAS (Administration & Sales) - 1968 Christopher J. Brown, APA Principal SpeciakZed Skills: CRA Planning and procedures, economic development, urban housing, community planning and charettes Mr. Brown specializes in urban planning, economic development, and real estate consulting for both private and public entities. He served as the Executive Director of the Delray Beach, Florida, Community Redevelopment Agency (CRA), a tax increment -financing district some 2000 acres, for nine years. Under his direction, the CRA generated over $50 million renovated and revitalized projects in Delray Beach. As CRA director, he implemented an affordable housing program, established a micro -loan program for small -businesses, developed parking lots in the downtown, completed extensive street beautification, attracted urban housing projects, promoted residential neighborhood revitalization, created a Saturday morning Green Market, and co -ventured a million dollar a year, successful downtown marketing program. The CRA is known for its land assemblage capabilities in which developers purchase assembled property from the agency for redevelopment purposes and for its aggressive business recruitment program. The Agency also received over $3 million in grants for redevelopment. Prior to the CRA, Mr. Brown spent fifteen years as a real estate developer and worked for two public companies, Mitchell Energy and Development (Houston) and Campeau Corporation (Toronto). Mr. Brown serves as president of the Florida Redevelopment Association. Education and Certification Licensed Real Estate Broker, State of Florida licensed General Contractor, State of Florida Master of Architecture, Yale University Master of City and Regional Planning, University of Pennsylvania Professional Societies Congress for the New Urbanism The Urban Land Institute The International Council of Shopping Centers Florida Redevelopment Association Palm Beach County Impact Fee Review Board Palm Beach Photographic Center, Chairman. Teaching Experience Adjunct Professor, Department of Architecture, Rice University, 1971-81 Adjunct Professor, University of Houston Bates College of Law, 1973-80 Recent Projects Include: • Downtown Marketing and Redevelopment Plan, Bartow, Florida • Community Redevelopment Plan, Fort Pierce, Florida • Community Redevelopment Plan, Delray Beach, Florida • Community Redevelopment Plan, Westgate/Belvedere, Palm Beach County, Florida TOWN PLANNING j URBAN DESIGN I ECONOMIC DEVELOPMENT UNDERSTANDING OF THE PROJECT The study of the North College Avenue Corridor should reflect the desire to change the current development patterns in the study area into one that promotes commerce and develops a more consistent and better functioning community. The historic trend in the community is for the location of businesses and uses that rely on inexpensive land and where codes and regulatory controls are not stringent. The future of the North College Avenue Corridor relies on developing a plan that increases the business potential of the community and promotes improved economic health. The requirements of this study is to prepare a Market Analysis that defines the businesses and industries that are best suited for the community and generate the most likely chance for long- term success. The plan will identify the targeted industries and develop a program to attract these industries. The plan must also consider those tools that can be employed by the URA to implement the overall redevelopment process. James Douglas Hill, ALA, AICP, NCARB Certified Principal Speaah.Zed Skills Community Planning and Chamaes, Codes and Demlopment Regulations, TNDplanning, Project management, mixed -use and civic arcbitectum During his career, Mr. Hill has been involved in all aspects of the practice of architecture and urban design. His experience includes several urban design plans in established inner-city areas, a number of facility and campus master plans for institutional and civic clients, as well as a diverse range of institutional and commercial projects, including schools, municipal facilities, research laboratories, medical facilities, recreational facilities, office and commercial buildings. Recently, he has emerged as a recognized authority on land development regulations, with particular emphasis on promoting infill redevelopment and quality urban environments. His background in both engineering and architecture gives him the broad, multi -disciplinary skills crucial for success in large, complex urban design projects. He has extensive experience with project management, client and consultant coordination, and construction documents. Mr. Hill has written extensively and spoken publicly on planning and urban design issues, has been published in the Houston Chronicle, TexasArrhited, ALA Pegwive, and has appeared on several local radio and television stations. He has been an active member of the American Institute of Architects and an advocate for the organization's growing involvement in livable communities and smart growth issues. Education and Certification Bachelor of Science in Civil Engineering, Rice University, Houston, Texas, 1979 Master of Architecture, Rice University, Houston, Texas, 1983 Registered Architect, State of Texas, 1988 Certificate, National Council of Architectural Registration Boards, 1989 American Institute of Certified Planners, 2004 Professional Societies American Institute of Architects, Houston Chapter - President, 1999 - Board of Directors, 1997-2000 - Chairman, Urban Design Committee, 1995-1996. Texas Society of Architects - Vice President and Public Activities Commissioner, 2000-2001. Houston Architecture Foundation - Board of Directors, 2000-2002. American Planning Association Congress for the New Urbanism Awards and Honors Technical Advisory Committee for Houston Galveston Transportation Management Area, 2004-. President's Citation, AIA Houston,1997. Appreciation Award, Second Ward Task Force, 1996 Louis Sudler Prize in the Arts, Rice University, 1983. John Crowder Traveling Fellowship, Rice University, 1981. Recent Projects Include: • Central Plantation Master Plan and Zoning Regulations, Plantation, FL • Community Redevelopment Agency Plan for Pompano Beach, Pompano Beach, FL • Museum District Master Plan, Houston TX • Hardy Railyards Redevelopment Master Plan, Houston, TX • Main Street Redevelopment, Houston, TX • Urban Code and CRA expansion plan, Stuart, FL • South Andrews Avenue Corridor Redevelopment Plan, Fort Lauderdale, FL TOWN PLANNING j URBAN DESIGN I ECONOMIC DEVELOPMENT Peter H. Brown, FAIR, AICP, NCARB Certified Principal Specialized Skills. Urban Design, Residential Architecture, Environmental Planning. An award -winning architect, planner and civic designer, Peter Brown, FAIR, AICP, has more than 30 years experience in town planning, urban design, residential, and institutional architecture. After two decades as a designer of innovative PUD's, planned communities, two "new towns", and residential communities, in 1987 he introduced the neo-traditional "village concept" for mixed -use communities and residential neighborhoods throughout the East Coast. He has become nationally recognized for work traditional neighborhood developments ('I'ND's), and is currently designing new urbanist, mixed -use communities in Texas, Michigan, Florida, and Oklahoma. As a land use planner, he has designed large- scale planned communities redevelopment district and town centers in Colorado, Florida, Pennsylvania, New Jersey, Texas, Oklahoma and Utah. His expertise has provided litigation support and expert testimony and professional studies on a variety of land use and environmental issues including landfills and container ports. Throughout his career, Peter Brown has maintained a steadfast commitment to professional and community service. A special concern for Mr. Brown is the restoration of declining neighborhoods, and combating the adverse impact of sprawl on our cities, suburbs and the environment. He is a frequent author and speaker on urban affairs, emphasizing the quality of life in our cities and suburbs. Education and Certification Master of Architecture and City Planning, University of Pennsylvania, 1966 Bachelor of Architecture, University of Pennsylvania, 1964 University of California at Berkeley, MA 1960 (Romance Languages) University of Houston, BA 1959 (French) Studies at la Sorbonne,l'Institute d'Art et d'Archeologie, Paris France, 1956-1957 Certificate, National Council of Architectural Registration Boards Registered Architect, Texas, Florida, New Jersey, Michigan, Louisiana, Colorado Certified Planner; New Jersey Professional Societies American Institute of Architects, Houston Chapter - President, 1988 - Board of Directors, 1984-1989 - Founder, Annual Urban Design Symposium, 1984 -90 American Institute of Certified Planners (AICP) American Planning Association Congress for the New Urbanism Fellow, Institute of Urban Design Recent Projects include: Accomplishments and Honors • The Midtown Redevelopment Plan, Oklahoma City, OK • Cotton Crossing TND, New Braunfels, TX - AIA Awards; 1978, 1980, 1984, 1989, 1999 - President's Citation, AIA Houston, 1986, 1999 - Founder, Making Main Street Happen Foundation, Houston, TX 1995 - Founder, Blueprint Houston, 2002 • City Center, West University Place (Houston), TX • "Hardy Place", Town Center, Houston, TX • CRA plans for Florida Communities, including Stuart, Pompano Beach, Ft. Lauderdale, Plantation, American Beach, Golden Gate. • Cottage Green TND, The Woodlands, TX (with DPZ) • Galveston West End; Land use plan and regulations; Galveston, TX • Cherry Hill Village TND; Canton, MI TOWN PLANNING I URBAN DESIGN I ECONOMIC DEVELOPMENT REFERENCES REFERENCES FOR PMG ASSOCIATES. INC. Jerry Sternstein, City of Hallandale 400 South Federal Highway Hallandale, Florida 33009 (954)457-1300 Gus Gianikas City of Mount Dora CRA 510 Baker Street Mount Dora, Florida 32757 (352) 752-7113 x 1705 Damian Peouto, Town Planner Town of Juno Beach 340 Ocean Drive Juno Beach, F133408 (561)626-1122 Mr. Will Allen, Executive Director Town of Davie - CRA 6591 SW 45 Street Davie, F133314 (954)797-2087 Kim Jackson, Executive Director, West Palm Beach CRA 200 Second St. P.O. Box 3366 West Palm Beach, FL 33402 (561)822-1450 Mr. Bill Dowd - Former Chairman, Margate CRA 6333 NW 9"' Street Margate, FL 33063 954-605-1011 COST AND TIME FRAME PROJECT COST ESTIMATE AND HOURLY COMMITMENT PMG Associates, Inc. proposes the following fee schedule for the North College Avenue Market Analysis. The estimate of costs is based on the approach provided and three committee meetings and one presentation to the City Council. The job titles of the staff and the hourly commitment is included. Billable Title Hours Rate Total Project Manager 24 $125 $3,000 Project Economist 80 $125 $10,000 Project Planner 40 $125 $5,000 Management Analyst 18 $50 $900 Graphics Technician 18 $50 $900 TOTAL 180 $19,800 Direct Expenses $5,000 Total Cost $249800 NORTH COLLEGE AVENUE MARKET ANALYSIS - PROJECT TIME SCHEDULE Task Data Collection Market Demand Strengths and Weaknesses Identification of Uses Relationship with other areas Plan for the Future Role of the URA Partnership/Incentive Program Coordination/Public Input = Meeting dates PROJECT APPROACH The following defines the approach to completion of this project and the methodology that will be employed to accomplish the goals. TASK 1. Data Collection The information that will be required for this engagement will include a detailed inventory of the activity in the study area and the land uses. The RFP acknowledges that the City of Fort Collins will provide mapping and data support as well as the input of the vision, goals and policies for the study area. Additional data will be collected from other sources such as Claritas, a nationally known market information firm. This data includes the following: (see exhibits for illustration of data collected) • detailed demographic information including numbers, age, income, occupation and housing characteristics. Seasonal impacts, such as from the University population, will also be inlcuded. • Retail activity including all purchasing activity by the residents of the study area by type of spending • Business activity for all industries by two -digit SIC including number of businesses, sales and employment • Propensity to spend for all goods and services A survey of businesses will be conducted to determine the existing conditions of the market and the future needs. TASK 2. Market Demand Measure the demand for different uses within the study area. Housing will be determined by examining the demand for new housing units based on expected growth in the study area and the entire region. Regional demand will be allocated to the study area based on the ability to supply the specific needs of the population. Demand analysis will focus on the types of units, size and value. Commercial activity will projected based on the disposable income of the community as well as the spending by workforce that comes into the area and other population that traverses the area. The ability to attract the spending will also be considered. Another aspect of the commercial activity projection is the measurement of the "lost spending", which is defined as the retail spending by residents outside of the study area due to the lack of shopping availability in side the study area. Industrial demand will be measured through an examination of the ability of the study area to meet the location al needs of the specific industries. Elements such as transportation, workforce and suppliers will be identified and matched against the needs of the specific industries. A Location -Quotient analysis will be conducted to determine the types of industries that are suited to the area. TASK 6. Plan for the Future The result of the previous analyses will focus on the future steps of the Urban Renewal Authority (URA). The development of a work plan for the activities including a prioritization of the tasks will be included. The existing vision, goal and policies of the URA will be examined to determine if they match the realities of the market study and the analysis of the redevelopment area. If differences do exist, recommendations for changes will be made. A basis for this element are the North College Avenue Corridor Plan (published in 1995) and the North College Urban Renewal Plan (published in 2004) as well as previous visioning sessions, stakeholder interviews and public participation held by the City of Fort Collins. Based on these previous efforts, it is our recommendation that we do not duplicate the tasks. Review of the previous efforts will be conducted, and updates will be made where necessary. This process will save time and cost for the project. Since the analyses are generally recent (December of 2004), they are likely to be valid. TASK 7. Role of the URA To make any redevelopment plan functional, it is necessary to establish a lead agency that can shepherd the process. The URA can accomplish this task, but needs guidance in order to perform to its capacity. The Action Plan will identify the specific tasks to be completed by the URA and the most beneficial time frame. It is understood that the tasks will be limited to some degree by funding and legislative authority for the URA. Among the roles for the URA are the potential for public/private partnerships and incentive programs. The URA can decide to engage in such practices, within the guidelines of the Redevelopment Plan. TASK 8. Partnership/Incentive Program The URA should establish a program for public/private partnerships and/or incentive programs to encourage redevelopment efforts. The principal element of any program is the basis for selection and award of the contract or incentive. Criteria must be established that identifies the type of project, the rate of return to the URA or municipality and information to be supplied for the purpose of making an informed decision. Applications for the program should meet a stated goal of the URA as well as meet targeted rates of return. A "gap analysis" should also occur that will identify the necessity of the incentive and the rationale for its implementation. In a public/private partnership, the public agency needs to be assured that they will receive a return on their investment as well. This rate of return should be established in the criteria. Our Project Team will work with the URA to establish the program including all criteria for inclusion in any public/private partnership or incentive program. EXHIBITS DEMOGRAPHIC AND RESEARCH DATA NORTH COLLEGE CORRIDOR