1 AGREEMENT FOR PROFESSIONAL SERVICES
This Agreement is made and entered into this ____ day of ________, 20___, by and between the CITY OF MANTECA, a public body, corporate and politic ("City") and Hunden Strategic Partners, Inc. an Indiana corporation ("Consultant").
RECITALS
A. Consultant is specially trained, experienced, and competent to perform the professional services required by this Agreement.
B. Consultant possesses the skill, experience, ability, background, certification, and knowledge to provide the services described in this Agreement on the terms and conditions specified herein.
C. City desires to retain Consultant to render the professional services set forth in this Agreement.
AGREEMENT
1. Scope of Services. Consultant shall perform the services requested in the Request for Proposal, described in the attached Attachment 1 that is incorporated by this reference, and pursuant to the Proposal submitted by Consultant dated October 16, 2023 and attached hereto as Attachment 2. Consultant shall provide these services at the time, place, and in the manner specified in Attachment 1, subject to the direction of the City through its staff that may be provided from time to time. Performance of the services is sometimes referred to herein as “the Project.”
2. Work Through City Staff. Consultant shall perform its services pursuant to this Agreement solely through City staff. No communications, information or documentations shall be made directly to any applicant to the City without the prior written consent of the City. This shall not apply to the sole request of information or clarification of information by Consultant from the applicant. All requests shall be noted to City in an expeditious manner.
3. Time of Performance. Consultant’s services will commence upon execution of this Agreement and shall be completed in accordance with the Scope of Work, attached hereto as Attachment 3. All work shall be completed no later than December 19, 2024. Failure to submit work products in accordance with the Scope of Work may result in the City withholding progress payments. Repeated failure to complete work products in accordance with the Scope of Work may result in a reduction of the total compensation provided for in Section 4 herein.
4. Compensation. Without additional authorization from the City, compensation to be paid to Consultant shall not exceed four hundred seventeen thousand sixty-eight DOLLARS ($417,068). Payment by City under this Agreement shall not be deemed a waiver of any defects, even if those defects were known to the City at the time of payment.
ATTACHMENT 1
2 5. Method of Payment. Consultant shall submit billings to City consistent with the Fees and Payment Milestones for Tasks 1-13 and the Fees and Payment Schedule for Task 14 as shown in Attachment 4, attached hereto. Consultant's billings shall list the milestone(s) completed from Attachment 4 that are attributed to Tasks 1-14. Full payment of each milestone will only be made at such time as each milestone is completed.
City shall pay Consultant no later than 30 days after approval of the monthly invoice by City staff. Payments may be delayed by City if Consultant fails to provide services in accordance with the Scope of Work, unless the City has provided prior written consent to any delay in the schedule.
6. Extra Work. At any time during the term of this Agreement, City may request that Consultant perform Extra Work. As used herein, the term "Extra Work" means any work that is determined by City and Consultant to be necessary for the proper completion of the Project, but which the parties did not reasonably anticipate would be necessary at the time of execution of this Agreement. Consultant shall not perform, nor be compensated for, Extra Work without the City’s prior written authorization.
7. Termination. This Agreement may be terminated by the City immediately for cause, or by either party without cause upon 15 days’ prior written notice of termination. Upon termination, Consultant shall be entitled to compensation for services performed up to the effective date of termination upon submittal of an invoice for same.
8. Ownership of Documents; Confidentiality.
A. All plans, studies, documents, and other writings prepared by and for Consultant, its officers, employees, agents, and subcontractors in the course of implementing this Agreement, except working notes and internal documents, shall become the property of City upon payment to Consultant for such work. City shall have the sole right to use such materials in its discretion without further compensation to Consultant or to any other party. Consultant shall, at Consultant's expense, provide such reports, plans, studies, documents and other writings to City upon written request by City. Consultant shall not be responsible for any unauthorized modification or use of such information for other than its intended purpose.
B. All memoranda, specifications, plans, procedures, drawings, descriptions, computer program data, input record data, written information, and other documents and data, either created by or provided to Consultant in connection with the performance of this Agreement, shall be held confidential by Consultant. These materials shall not, without the City’s prior written consent, be used by Consultant for any purposes other than the performance of the services under this Agreement. Nor shall these materials be disclosed to any person or entity not connected with the performance of services under this Agreement. Nothing furnished to Consultant that is otherwise known to Consultant, or is generally known, or has become known to the related profession shall be deemed confidential. Consultant shall not use City's name or insignia, photographs relating to the Project for which Consultant's services are rendered, or any publicity pertaining to the Consultant's services under this Agreement in any magazine, trade paper, newspaper, television or radio production, or other similar medium without the City’s prior written consent.
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3 9. Consultant's Books and Records.
A. Consultant shall maintain all ledgers, books of account, invoices, vouchers, canceled checks, and other records or documents evidencing or relating to charges for services, or expenditures and disbursements charged to City, for a minimum period of three years, or for any longer period required by law, from the date of final payment to Consultant under this Agreement.
B. Consultant shall maintain all records that document performance under this Agreement for a minimum period of three years, or for any longer period required by law, from the date of termination or completion of this Agreement.
C. Any records or documents required to be maintained pursuant to this Agreement shall be made available for inspection or audit at any time during regular business hours, upon written request by the City Manager, City Attorney, City Auditor, or a designated representative of any of these officers. Copies of such documents shall be provided to City for inspection at City Hall when it is practical to do so. Otherwise, unless an alternative is mutually agreed upon, the records shall be available at Consultant's address specified in Section 16 of this Agreement.
D. Where City has reason to believe that records or documents may be lost or discarded due to the dissolution or termination of Consultant's business, City may, by written request, require that custody of the records be given to the City and that the records and documents be maintained in City Hall. Access to these records and documents shall be granted to any party authorized by Consultant, Consultant's representatives, or Consultant's successor-ininterest.
10. Independent Contractor. In the performance of the work and services required by this Agreement, Consultant shall act as and be an independent contractor and not an agent, or employee of the City. Consultant shall obtain no rights to retirement or other benefits that accrue to City's employees, and Consultant expressly waives any claim it may have to any such rights.
11. Interest of Consultant.
A. Consultant represents that neither it nor any employee has any investment or interest in real property, and shall not acquire any such interest, direct or indirect, within the area covered by this Agreement, or any other source of income, interest in real property, or investment that would be affected in any manner or degree by the performance of Consultant's services hereunder. Consultant further represents that, in the performance of its duties hereunder, no person having any such interest shall perform any services under this Agreement.
B. Consultant is not a designated employee within the meaning of the Political Reform Act because Consultant:
(1) will conduct research and arrive at conclusions with respect to its rendition of information, advice, recommendation, or counsel independent of the control and direction of the City, or of any City official, other than normal Agreement monitoring; and
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4 (2) possesses no authority with respect to any City decision beyond the rendition of information, advice, recommendation, or counsel. (FPPC Reg. 18700(a)(2).)
12. Professional Ability of Consultant.
A. City is relying upon the professional training and ability of Consultant to perform the services hereunder as a material inducement to enter into this Agreement.
Consultant shall therefore provide skilled professional and technical personnel to perform all services under this Agreement. All work performed by Consultant shall be in accordance with applicable legal requirements and shall meet the standard of quality ordinarily to be expected of competent professionals in Consultant's field of expertise.
B. The primary provider of the services required by this Agreement shall be Rob Hunden. A list of other individuals assigned to the Project will be provided to City for its review and approval, and these individuals shall not be replaced without the City’s prior written consent.
13. Compliance with Laws. Consultant shall use the customary standard of care in its profession to comply with all applicable federal, state, and local statutes, codes, ordinances, and regulations.
14. Licenses. Consultant represents and warrants to City that it has all licenses, permits, qualifications, insurance, and approvals that are legally required of Consultant to practice its profession. Consultant represents and warrants to City that Consultant shall, at its sole cost and expense, keep in effect or obtain at all times during the term of this Agreement, any licenses, permits, insurance, and approvals that are legally required of Consultant to practice its profession.
15. Indemnification and Hold Harmless. Consultant agrees to defend, indemnify, and hold harmless the City, its officers, officials, agents, employees, and volunteers, from and against any and all claims, demands, actions, losses, damages, injuries, and liability, direct or indirect (including any and all costs and expenses in connection therewith), arising out of Consultant’s performance of this Agreement, or Consultant’s failure to comply with any of its obligations contained in this Agreement; excluding, however, any claim arising out of the active negligence or willful misconduct of the City, its officers, agents, employees, or volunteers.
16. Insurance Requirements.
A. Job specific insurance requirements can be found on the attached Attachment
5. Other insurance provisions can be found below:
B. Endorsements. Each general liability and automobile liability insurance policy shall be with insurers possessing an A.M. Best's rating of no less than A:VII and shall be endorsed with language substantially as follows:
(1) The City, its elected and appointed officers, officials, employees, agents and volunteers are to be covered as additional insureds with ATTACHMENT 1
5 respect to liability arising out of work performed by or on behalf of the Consultant, including materials, parts, or equipment furnished in connection with such work.
(2) The policy shall be considered primary insurance as respects the City, its elected and appointed officers, officials, employees, agents and volunteers. Any insurance maintained by the City, including any self-insured retention the City may have, shall be considered excess insurance only and shall not contribute with it. (3) The insurance shall apply to each insured and additional insured as though a separate policy had been written for each, except with respect to the limits of liability of the insuring company. (4) The insurer waives all rights of subrogation against the City, its elected and appointed officers, officials, employees, and agents. (5) Any failure to comply with reporting provisions of the policies shall not affect coverage provided to the City, its elected and appointed officers, officials, employees, agents, or volunteers. (6) The insurance provided by the policy shall not be suspended, voided, canceled, or reduced in coverage or in limits except after 30 days written notice has been received by the City.
(7) The City will not accept any endorsements that were issued in 2004. Acceptable endorsement forms are CG 20 10 11 85 or both CG 20 10 10 01 and CG 20 37 10 01.
C. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared to and approved by the City. At the City's option, Consultant shall demonstrate financial capability for payment of those deductibles or self-insured retentions.
D. Certificates of Insurance. Consultant shall provide to City certificates of insurance with original endorsements as evidence of the required insurance coverage.
Certificates of insurance shall be filed with the City on or before commencement of performance of this Agreement. Current certification of insurance shall be kept on file with the City at all times during the term of this Agreement.
17. Notices. Any notice required to be given under this Agreement shall be in writing and either served personally or sent prepaid, first class mail. Any such notice shall be addressed to the other party at the address set forth below. Notice shall be deemed communicated within 48 hours from the time of mailing if mailed as provided in this section.
If to City: City of Manteca
1215 Center Street
Manteca, CA 95337
Attention: Barbara Harb
ATTACHMENT 1
6 If to Consultant: Hunden Strategic Partners, Inc.
213 West Insitute Place Suite 707
Chicago, IL 60610
Attention: Rob Hunden
18. Entire Agreement. This Agreement constitutes the complete and exclusive statement of Agreement between the City and Consultant. All prior written and oral communications, including correspondence, drafts, memoranda, and representations, are superseded in their entirety by this Agreement.
19. Amendments. This Agreement may be amended only by a written document executed by both Consultant and City and approved as to form by the City Attorney.
20. Assignment and Subcontracting. The parties recognize that a substantial inducement to City for entering into this Agreement is the professional reputation, experience, and competence of Consultant. Assignments of any or all rights, duties, or obligations of the Consultant under this Agreement will be permitted only with the express written consent of the City. Consultant shall not subcontract any portion of the work to be performed under this Agreement without the written authorization of the City. If City consents to such subcontract, Consultant shall be fully responsible to City for all acts or omissions of the subcontractor.
Nothing in this Agreement shall create any contractual relationship between City and subcontractor nor shall it create any obligation on the part of the City to pay any monies due to any such subcontractor other than as may be required by law.
21. Waiver. Waiver of any breach or default under this Agreement shall not constitute a continuing waiver of a subsequent breach or default of the same or any other provision under this Agreement.
22. Severability. If any provision of this Agreement is held to be invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions of this Agreement shall continue in full force and effect.
23. Controlling Law; Venue. This Agreement and all matters relating to it shall be governed by the laws of the State of California, and any legal action relating to this Agreement shall take place in the Superior Court, County of San Joaquin.
24. Litigation Expenses and Attorneys' Fees. If either party to this Agreement commences any legal action against the other party arising out of this Agreement, the prevailing party shall be entitled to recover its reasonable litigation expenses, including court costs, expert witness fees, discovery expenses, and attorneys' fees.
25. Mediation. The parties agree to make a good faith attempt to resolve any disputes arising out of this Agreement through mediation prior to commencing litigation. The parties shall mutually agree upon the mediator and shall divide the costs of mediation equally. If the parties are unable to agree upon a mediator, the dispute shall be submitted to JAMS/ENDISPUTE ("JAMS") or its successor in interest. JAMS shall provide the parties with the names of five qualified mediators. Each party shall have the option to strike two of the five ATTACHMENT 1
7 mediators selected by JAMS, and thereafter the mediator remaining shall hear the dispute. If the dispute remains unresolved after mediation, either party may commence litigation.
26. Execution. This Agreement may be executed in several counterparts, each of which shall constitute one and the same instrument and shall become binding upon the parties when at least one copy has been signed by both parties.
27. Authority to Enter Agreement. Consultant warrants that it has all requisite power and authority to conduct its business and to execute, deliver, and perform this Agreement. Each party warrants to the other that the signatories to this Agreement have the legal power, right, and authority to enter into this Agreement and to bind each party.
28. Prohibited Interests.
A. Consultant warrants that, other than the consultants identified in their proposal, it has not employed or retained any person, other than a bona fide employee working solely for Consultant, to solicit or secure this Agreement. Further, Consultant warrants that it has neither paid nor agreed to pay any person, other than a bona fide employee working solely for Consultant, any fee, commission, percentage, brokerage fee, gift, or other consideration contingent upon or resulting from the award or making of this Agreement. For any breach or violation of this warranty, City shall have the right to rescind this Agreement without liability.
B. For the term of this Agreement, no member, officer, or employee of City, during the period of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.
29. Equal Opportunity Employment. Consultant represents that it is an equal opportunity employer, and it shall not discriminate against any subcontractor, employee, or applicant for employment because of race, religion, color, national origin, handicap, ancestry, sex, or age. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination.
30. Precedence. In case of conflict between Consultant’s Proposal/Consultant’s attachments and the City’s Agreement/City’s attachments, the City’s Agreement and City’s attachments shall take precedence over Consultant’s proposal/Consultant’s attachments.
This Space Purposely Left Blank
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8 TO EFFECTUATE THIS AGREEMENT, each of the parties has caused this Agreement to be executed by its duly authorized representative as of the date set forth in the introductory paragraph on page 1 above.
CONSULTANT:
Hunden Strategic Partners, Inc.
(Type name of Consultant/form of
organization) *
By: ___________________________________
(Signature)
___________________________________
(Type name and title)
By: ___________________________________
(Signature)
___________________________________
(Type name and title)
Address: ____________________________
____________________________
Telephone: ____________________________
CITY OF MANTECA:
________________________________
Gary Singh,
Mayor
ATTEST:
________________________________
Cassandra Candini-Tilton,
Director of Legislative Services
COUNTERSIGNED:
________________________________
Shay Narayan
Director of Finance
COUNTERSIGNED:
________________________________
Nancy Bronstein,
Interim Director of Human Resources
APPROVED AS TO FORM:
________________________________
L. David Nefouse,
City Attorney
ATTACHMENT 1
9 ATTACHMENT 1
REQUEST FOR PROPOSAL
ATTACHMENT 1
REQUEST FOR PROPOSAL
FAMILY ENTERTAINMENT ZONE
MASTER PLAN UPDATE
CITY OF MANTECA, CALIFORNIA
Submittal Due Date: September 25, 2023 by 5:00 p.m.
Submittal Due Date EXTENDED: October 16, 2023 by 5:00 p.m.
Issued by the Economic Development Division on August 28, 2023 Attachment 1
ATTACHMENT 1
I. OVERVIEW: The City of Manteca (“City” or “Manteca”) is seeking professional consulting assistance (Consultant) to complete a market demand analysis, market feasibility studies, conceptual designs, focused environmental impact report (EIR), and land use plan that evaluates the market potential and feasibility to draw regional family entertainment attractions on an approximate 140-acre site in our community. The analysis, studies, EIR, and designs should assist staff in the amendment, adoption, and implementation of an update to the 2016 Family Entertainment Zone (FEZ) Master Plan. We are seeking a professional assessment to determine the demand for regional entertainment, capitalize on the existing experiential retail and entertainment market; linkages to tourism related to the adjacent city-owned Big League Dreams Sports Complex and Great Wolf Lodge facilities. In summary, the City is seeking to create a long-term, sustainable tourism destination as an economic adjustment and investment strategy.
II. BACKGROUND: The City of Manteca is located along State Route 120, between State Route 99 to the east and Interstate 5 to the west in the Northern Central Valley of California.
The City also serves as one of the gateways to the Sierra Mountains and Yosemite National Park. (See attached location maps.)
The City of Manteca has a current population of approximately 89,000. At present, the City encompasses approximately 18.5 square miles. Manteca is primarily a bedroom community with approximately 28,500 households. Manteca has approximately 19,500 employees in the City and an estimated labor force of 40,300.
Manteca has three destination attractions at this time. Big League Dreams Sports complex opened in October 2006, consisting of six replica-style major league baseball fields and a 20,000 square foot indoor soccer complex. Great Wolf Lodge opened in 2021 and includes a 95,000 square foot indoor water park and Conference Center. A Bass Pro Shops Outdoor World retail store opened in October 2008. Big League Dreams and Great Wolf Lodge are both located within the FEZ Master Plan area and Bass Pro Shops Outdoor World is located along the State Route 120 corridor.
There are a currently seven (7) major commercial centers in the City:
Downtown Manteca
Manteca Marketplace
Promenade Shops at Orchard Valley
Raley’s Center
Spreckels Park
Stadium Center
Walmart Center
There are an additional three commercial grocery-anchored power center developments in the entitlement or application phase along the SR 120; Manteca Crossing, Union Crossing, and Marketplace at Main. There are also commercial strip centers and uses throughout the City, most notably extending along Yosemite Avenue and Main Street.
The City has four major industrial parks, Manteca Industrial Park, Spreckels Park, CenterPoint North and CenterPoint South, with FEMA, Ford, Penske, Lowes, Amazon, Medline, and Crothall Healthcare as tenants.
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III. SITE CONSTRAINTS AND CONSIDERATIONS. The City’s wastewater treatment facility is located directly north of the project site and its proximity to the project site should be considered in all analyses. This facility is also currently being evaluated for expansion. When the RFP is awarded, the selected Consultant will work with staff to incorporate the facility’s location and its future expansion into the project analysis. Additionally, a Pacific Gas & Electric (PG&E) line easement and the French Camp Outlet Canal (FCOC) are both located within the project site. A conceptual plan for relocating the FCOC is available and should be considered in project recommendations.
IV. SCOPE OF SERVICES. The market analysis and feasibility study are divided into specific tasks. These tasks represent the steps necessary to collect the data and information that serve as the foundation of the recommendations for highest and best use and estimated performance. Initially, the tasks focus on collecting data relevant to the residential and visitor market, regional market information and a general leisure and hospitality review. This information and data will then be used to develop recommendations for best use of the site, capitalizing on what is known about the market and what is known about trends in tourism and regional family entertainment, which will assist in developing the update to the 2016 FEZ master plan.
The consultant selected to conduct the Scope of Services pursuant to this RFP shall be required to provide the following tasks:
Task #1 – Site Visit and Surrounding Area Evaluation. The City will provide a tour of the site and surrounding area to assist in the evaluation of the site for new retail, restaurant, family entertainment, hospitality, multi-family residential, sports and recreation facilities, and other complimentary uses. This visit will also serve as an introduction to the City’s project team where project goals and objectives will be clarified.
Task #2 – Demographic, Economic, and Tourism Market Analysis. The city is seeking a comprehensive review of relevant demographic, economic, and tourism data relating to the trade area. The scope of the analysis should include:
• SWOT Analysis pertaining to the local and regional market • Regional population and growth trends, and other demographic information • Evaluation of new commercial and Industrial development driving employment growth • Regional/local transportation
• Leisure habits of the regional population
Task #3 – Retail and Restaurant Industry Market Analysis. The Consultant will evaluate retail and restaurant industry trends, local/regional performance, competitiveness, and capacity for additional development. Information obtained will serve as the basis for the Consultant’s assessment of the market area.
Task #4 – Hospitality Industry Market Analysis. The Consultant will evaluate the hospitality industry for the market area in terms of:
• Current inventory, overall operations, capacity, and occupancy rates • Components/Guest Experiences
• Trends
• Market support structures, capture rates
• Proposed new hotel developments and anticipated impacts ATTACHMENT 1
Task #5 – Entertainment and Regional Attractions Industry Market Analysis. The City is interested in attracting regional entertainment attractions and family entertainment uses to the project. The Consultant assessment should include:
• Proposed uses and attractions
• Capacity and competitiveness
• User experience
• Visitor demographics and characteristics
Task #6 – Sports and Recreation Industry Market Analysis. The Consultant will analyze the number, quality, and location of similar sports and recreation venues in the market area and evaluate the demand for additional projects in the market area. Projects will be evaluated based on publicly available data in terms of:
• Location relative to the site
• Attendance levels and mix (if available)
• Quality of attractions and types of amenities
• Pricing, per capita spending
• Investment level (if available)
• Performance (if available)
• Statewide/regional tournament demand
Task #7 – Multi-Family Industry Market Analysis. The Consultant will analyze the existing local and regional rental market and evaluate demand based on publicly available data in terms of:
• Industry trends
• Market/Sub-market performance
• Proposed and under construction projects
Task #8 – Competitive Market Analysis. The Consultant will research the number, quality, and location of similar leisure, hospitality, retail, restaurant, recreation, and family entertainment projects in the market area. Projects will be evaluated based on publicly available data in terms of:
• Location relative to the site
• Attendance levels and mix (if available)
• Quality of attractions and types of amenities
• Pricing, per capita spending
• Investment level (if available)
• Performance (if available)
Task #9 – Master Plan Update. The Consultant will recommend an updated land use plan that is supported by the findings in the market analysis’ completed in tasks 2-8. Consultant will also create an illustration showing the location of all proposed land use areas. Updated Master Plan sections impacted by land use revisions will also be updated. They include, but are not limited to, Circulation and Parking, Land Use and Architecture, and Landscape and Open Space.
Task #10 – Estimated Attendance and Performance. Based upon the industry and market study findings, assessment of competitive projects, and analysis of other similar projects, the Consultant shall estimate conceptual-level attendance for the proposed entertainment and attractions projects. Attendance shall be given for a 10-year range, segmented to each suggested use that will apply to future financial estimates and performance.
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Task #11 – Economic and Financial Projections. The Consultant will conduct an analysis and provide assumptions that support financial projections for each proposed use over the next 10 years and overall financial feasibility. The analysis supporting project feasibility will include:
• Market demand/penetration analysis for each proposed use • Explanation of any assumptions used
• Financial projections for each use, showing net operating income • Estimated development costs
• Combined mixed-use financial projection
Task #12 – Cost Benefit Analysis. The Consultant will develop a cost benefit analysis to identify a financial value on tangible and intangible costs and benefits for the development of any recommendations. The analysis shall include return on investment (ROI), and net present value (NPV) calculations.
Task #13 – Economic, Fiscal and Employment, Impact Analysis. The economic, employment, and fiscal analysis will consider new spending and will evaluate indirect impacts, induced impacts, fiscal impacts, and employment impacts using an IMPLAN model.
Task #14 – Focused Environmental Impact Report (EIR). The consultant must include the preparation and completion of a California Environmental Quality Act (CEQA) EIR. The EIR shall focus on land use revisions with the addition of a revised traffic analysis to include Vehicle Miles Traveled (VMT) and a Greenhouse Gas (GHG) emissions analysis. Other EIR sections may need refinement based on the revised land use plan.
Task #15 – Deliverables. At the conclusion of the consulting project, the Consultant shall deliver a comprehensive project report (ten copies plus original digital media copy) that will include:
1. Industry Market Analyses
2. Revised Master Plan (clean document) including Task 9 requirements.
3. Project development scenarios by type
4. Recommendation for component mix, to include concept drawing of recommendation Cost/Benefit Analysis
5. Project milestones, timelines, phases
6. Fees
7. Optional services
9. Strategic Development Plan including definition of next steps in the process
10. Copy of any presentation exhibits, including site planning and all creative content
11. All CEQA EIR documents in electronic format, including 15 hard copies of both the Draft and Final EIR. CEQA consultant to provide all State noticing requirements, City to provide local noticing.
V. AGENCY-PROVIDED MATERIALS. City staff will provide the selected firm with the following information:
1. Current Family Entertainment Zone Master Plan and subsequent amendments
2. General Plan and Zoning maps.
3. Information on major residential, commercial, and industrial developments planned within Manteca’s city limits.
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4. City of Manteca Wastewater Treatment Plant, PG&E easement, and French Camp Outlet Canal locations map.
5. Information on the Big League Dreams Sports Park in Manteca.
6. Information on the Great Wolf Resort hotel, indoor water park, and conference center.
VI. PROJECT SCHEDULE. City staff has developed the following schedule for this Request for Proposal. Minor modifications may be made in consultation with the selected firm.
August 28, 2023 - Request for Proposal released.
September 25, 2023 - Proposal submittals due by 5:00 p.m.
September 26-28, 2023 - RFPs evaluated and consultant selected.
Week of October 9, 2023- Agency staff and consultant prepare and finalize Agreement for Professional Services.
October 17, 2023 - City Council approval of Professional Services Agreement with consultant.
Week of October 27, 2023 - In-Person visit to project location.
April 25, 2024 - Draft report submitted by consultant. (May extend due to Environmental Review Process)
Week of May 3, 2024 - Review of draft report by Agency staff and Council Ad-Hoc Sub-committee
May 24, 2024 - Final report submitted by consultant.
Week of May 31, 2024 - Preparation of Agency/Council report by Agency staff and Council Sub-committee.
June 4, 2023 - Presentation of final report by consultant to the Agency/Council.
VII. PROPOSAL SUBMITTALS. Consultants interested in submitting proposals in response to this RFP must provide ten (10) copies of the proposal with the following information:
1. Name, address, telephone number and website address of the consultant.
2. Name, title, phone number and e-mail address of the individual who can provide information on the proposal.
3. Background of the consultant’s qualifications.
4. Names and experience of the principal individuals who will be working on the project.
Resumes can be attached. Substitutions of the principal individuals will not be permitted without Agency staff’s prior approval.
5. Brief description of how the consultant would provide the services requested in Section III above.
6. References for at least three (3) similar studies conducted by the consultant within the past five (5) years. Provide a summary of the scope of the study and the final work product. References must include the name, title and current contact information.
7. Certification that the consultant can meet the time schedule contained in VI above.
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8. Costs for the project. A “not to exceed” amount is to be provided. Price is to be valid for not less than six (6) months following execution of the Agreement for Professional Services.
9. Proposal must be signed and dated by an individual authorized to bind the consultant to the terms of its proposal.
Proposals are to be received by the Agency no later than 5:00 P.M. on Monday, September 25, 2023 October 16, 2023, and should be addressed to:
Economic Development Division
Attn.: Economic Development Manager
1215 Center Street, Suite 201
Manteca, CA 95337
VIII. CONTACT INFORMATION: Questions regarding this Request for Proposal should be directed to:
Barbara Harb, Economic Development Manager
(209) 456- 8030 (direct)
[email protected]
IX. ATTACHMENTS:
1. City location map
2. Proposed project location map
3. Aerial photo showing project area
4. Family Entertainment Zone Master Plan and related Amendments
5. Conceptual FCOC Realignment Map
ATTACHMENT 1
Attachment No. 1 City Location Map
ATTACHMENT 1
Attachment No. 2 Proposed Project Location Map
Great Wolf Lodge Resort Big League Dreams
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Attachment No. 3 Aerial Photo Showing Project Area
Attachment No. 4 Family Entertainment Zone Master Plan and related Amendments Link: Family Entertainment Zone Master Plan
Link: Ordinance 02018-8 (FEZ Amendments 2 and 3)
ATTACHMENT 1
Attachment No. 5 Conceptual FCOC Realignment Map
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10 ATTACHMENT 2
CONSULTANT’S PROPOSAL
ATTACHMENT 1
FAMILY ENTERTAINMENT ZONE
master plan update
City of Manteca
Attn: Barbara Harb, Economic Development Manager
1215 Center Street, Suite 201
Manteca, CA 95337
[email protected]
Attachment 2
ATTACHMENT 1
www.hunden.com
213 W Institute Place, Suite 707 | Chicago, IL 60610
October 16, 2023
City of Manteca
Attn: Barbara Harb, Economic Development Manager
1215 Center Street, Suite 201 | Manteca, CA 95337
[email protected]
Ms. Harb,
The Hunden Partners Team (Hunden or Team) is pleased to respond to the City of Manteca’s (City or Client) request for a proposals to complete a market demand, financial feasibility, economic impact study, conceptual design and land use plan for the proposed Family Entertainment Zone (FEZ or Project).
Hunden’s multidisciplinary Team was crafted with the City’s goals in mind, bringing together facility design and land use planning experts from Convergence Design (CD) with global master planning, engineering and environmental planning experts from WSP. The Hunden Team is uniquely qualified to provide the professional services requested in the RFP, from the market and financial feasibility study and updated land use and master plan components to the CEQA environmental impact report (EIR). We will use the 2016 FEZ mater plan and related amendments as a foundation of understanding for this continued planning effort while bringing a fresh perspective and methodology that will lead to a new comprehensive deliverable.
Hunden Partners, led by CEO Rob Hunden, is the premier destination real estate development and tourism advisory firm in the U.S. Our firm offers the full range of market and financial feasibility services, as well as economic and fiscal impact analyses for transformative development projects, with expertise in unique, authentic and compelling mixed-use and entertainment developments. We also offer development and owner services to move projects to fruition via financing assessments, developer solicitations and owner’s development management services. Mr. Hunden has worked on more than 1,000 projects or studies in the past 28 years, with more than $20 billion in projects built and successful, or currently underway.
Convergence Design (CD), led by CEO David Greusel, is a professional design and architectural firm that assists clients with everything from feasibility studies and master plans to renovations, building expansions and entirely new buildings. Since 2004, the practice has grown to serve a variety of municipal, private, and institutional clients in the US and Canada. Mr. Greusel has more than 30 years of experience, including design and planning work for sports and recreation facilities, convention, conference and event centers, mixed-use developments, and a large variety of other flexible public-use facilities.
WSP, led by National Planning Leader Manjeet Ranu, is a multidisciplinary strategy, planning, design, delivery and management consultancy that develops creative, comprehensive and sustainable solutions for a future in which society and our planet can thrive. Equipped with an intimate understanding of local intricacies, world-class talent and proactive leadership, we enable long-lasting and impactful solutions to uniquely complex opportunities and problems. As environmental professionals within a multidisciplinary global infrastructure company, WSP understands the connectivity in and among natural and man-made ecosystems and is passionate about delivering Future Ready solutions to our clients.
ATTACHMENT 1
ATTACHMENT 1
TABLE OF CONTENTS
Qualifications
Method of Approach
References
Schedule & Proposed Fees
pg. 6
pg. 41
pg. 62
pg. 64
ATTACHMENT 1
QUALIFICATIONS
ATTACHMENT 1
www.hunden.com
Hunden Partners is a full-service real estate development advisory practice, providing public and private sector clients with confidence and results so they can move their project from concept through execution.
Hunden specializes in the intersection of tourism development, economic development, and destination real estate development. Hunden has a passion for data-driven analytics and recommendations that lead to sound and actionable strategies for development success. We cannot and will not take a cookie-cutter approach.
Since our incorporation in 2006, Hunden Partners has provided all of the above services for hundreds of client projects worldwide for public, non-profit and private sectors. Hunden has been advising on all manner of unique and complex destination developments for nearly 30 years. We focus on transformative projects that synergize with their surrounding neighborhoods and assets.
Areas of Expertise:
Mixed-Use Facilities & Districts
Residential, Retail, Restaurant, Office
Tourism Destination Development Plans
Convention, Conference & Expo Centers
Multipurpose Event Centers
Entertainment & Destination Districts
Hotels (Boutique, Resort, HQ)
Arts & Cultural Facilities
Youth Sports Complexes
Arenas & Stadiums
Higher Education Amenities and Assets
Unique Attractions
Office where study will be completed: 213 W. Institute Pl. STE 707 | Chicago, IL 60610 Services:
Market Demand
Financial Feasibility
Economic, Fiscal & Employment Impact Analysis
(Cost/Benefit);
Placemaking Feasibility
Project Implementation Services
Community & Stakeholder Engagement
Public Incentive Analysis
Policy/Legislation Consulting
Destination Asset Analyses
Solicitation & Selection services for Management,
Operations, & Development
Main contact: Rob Hunden | [email protected] | 312.933.3637 ATTACHMENT 1
Over the past 28 years, Mr. Hunden has provided economic development, finance and planning expertise and conducted roughly 1,000 feasibility and economic impact studies, including for some of the most notable projects in the U.S. He has had a hand in the development of more than $20 billion in completed/underway, transformative projects, including mixed-use spaces for residential, retail, dining, grocery, entrainment, leisure, and other markets.
Recognized Industry Leader. Mr. Hunden has helped communities throughout the United States and North America analyze the strength of their destination through tourism and development master planning efforts. Hunden has studied some of the most successful and compelling tourism destinations in the country, such as Chicago, Indianapolis, Phoenix, Puerto Rico, Richmond, Dallas, and Durham, among others.
Economic Impact Expertise. Due to Mr. Hunden’s strong background and experience in economic development and finance, he has become an industry leader in determining the impact of proposed and developed projects.
Developer Solicitation Services. Mr. Hunden and his firm lead the industry in the number of project management, deal negotiations, and developer solicitation and selection processes. He understands the necessary RFQ/P elements to attract the highest-quality bidders and proposals.
Unique Tourism Placemaking Studies. Hunden has worked on place-shaping projects for the Commonwealth of Kentucky since 2000. For over 10 years, Hunden has been the sole provider of all financial feasibility and economic impact studies for applicants seeking tax benefits through the Kentucky Tourism Development Act. Past projects include dozens of distilleries, boutique and historic hotels, wildlife and theme park experiences, sports and entertainment venues, and others.
Teaching Experience and Organizations. Rob has written articles on downtown developments and taught college-level Destination Development Courses. For nearly 20 years Rob has conducted panel discussions and taught professional development courses for IEDC. He is a sought-after speaker nationally and internationally for topics ranging from placemaking, economic and tourism development, and mixed-use districts.
Rob Hunden
CEO / President
Project Director
Career Background
• Hunden Partners
• Johnson Consulting
• Grubb & Ellis
• Landauer
• Indianapolis Bond Bank
• Huckaby & Associates,
Washington, D.C.
Quick Facts
• 28 Years Industry Experience
• Incorporated Hunden Partners
in 2006
• Indiana University Kelley School
of Business, BS Finance ‘94
www.hunden.com
Dedication to Diversity, Equity, and Inclusion.
Our Team. We are committed to building an expert team with a variety of backgrounds, skills, and views. As an LGBTQ+-owned firm with staff representing all manner of diverse realities, seen and unseen, we seek a variety of perspectives in our team. We strive to continually expand with even more diverse humans.
Our Strategic Partners. We actively seek to engage expert partners who appreciate and actualize diversity, equity, and inclusion in our daily work on behalf of clients.
Our Work. Our commitment to inclusion across race, gender, age, religion, identity and experience is simply part of our daily work on behalf of our clients. We engage the public and stakeholders on behalf of our clients in the most diverse communities in the U.S., making sure that the outreach is inclusive of all communities and stakeholders.
Hunden is committed to telling the truth so that communities invest in projects that generate an improved quality of life for all residents.
ATTACHMENT 1
Steven Haemmerle is a senior real estate professional with over 30 years of public, private, and not-for-profit real estate experience, including strategic planning, the development of high-profile mixed-use projects, large-scale project management, architecture, and real estate operations. Steve has a unique understanding of real estate strategy, is skilled at organizing and completing complex projects, leading experienced teams of professionals, and developing projects in the public, private, and not-for-profit sectors.
Mr. Haemmerle recently joined Hunden Partners, but has had a working history with the firm for over 10 years. He is currently working with Hunden on development and implementation advisory efforts in Corpus Christi, Texas, for a new convention center district and in Lawrence, Kansas, on a new stadium and mixed-use district for the University of Kansas. He is additionally assisting on the creation of the Dallas Convention Center District redevelopment plan and many other projects.
Steve served as Executive Vice President of Navy Pier, Inc. from 2011 to 2019, and was responsible for all real estate development at Navy Pier.
During Steve’s tenure there, he worked with the Urban Land Institute to gather recommendations for the redevelopment of Navy Pier; helped form the not-for-profit, Navy Pier, Inc.; directed the creation of the Centennial Vision, the framework plan for the redevelopment of Navy Pier; and hosted an international design competition that resulted in the hiring of James Corner Field Operations, who gave shape to Navy Pier’s Pierscape.
Much of the transformation of Navy Pier has been completed, including its exterior public spaces and the retail portions of the interior. Steve negotiated agreements with the architects, consultants, and contractors for the project as well as leases with Chicago Children’s Museum and Chicago Shakespeare Theater that allowed them both to expand their presence at the Pier. Steve sourced and negotiated a complex air-rights lease with a private entity for the development and operation of a hotel and rooftop venue at the Pier’s historic East End. All told, nearly $375M has been invested in Navy Pier since 2010.
Steven Haemmerle
Vice President of Development
Services
Chicago, Illinois
Quick Facts
• 30+ Years of Industry Experience
• MBA from the University of
Chicago Booth School of
Business
• Bachelor of Architecture from
University of Notre Dame
• 2011-2019 Executive Vice
President of Navy Pier, Inc.
Proposal Reviews for Transformative Projects Include:
• Solicited, reviewed and negotiated design-build proposals for the $850M McCormick Place West Expansion.
• Oversaw the design and initial design-build activities for the addition of a 465-room tower and the renovation of the existing 800 rooms at the Hyatt Place Regency McCormick Place.
• Created and directed the international design competition and contract award for the design of the public space improvements at Navy Pier in Chicago.
• Directed to solicitation, review and subsequent award for the design and construction work at Navy Pier.
• Directed the solicitation, review, and award of a long-term ground lease with a private developer for the development of a $120M hotel and adjacent dining and entertainment spaces at the east end of Navy Pier.
www.hunden.com
ATTACHMENT 1
Ms. Snyder recently joined Hunden Partners as the Executive Vice President of Tourism. She brings more than 32 years of tourism industry leadership experience to the team, including destination development experience in the areas of travel and leisure, sports, waterparks, and the convention business from the perspective of the public sector.
Romy served as President & CEO of the Wisconsin Dells Visitor & Convention Bureau (Bureau) for nearly 28 years where she spearheaded many efforts to help shape the Dells as a regional destination for tourism. Under her leadership, the Wisconsin Dells area nearly quadrupled its estimated direct visitor spending, from roughly $348 million in 1995, when she took the helm, to $1.3 billion in 2022.
Ms. Snyder recently accepted the Governor’s Legacy Award for her contributions to the tourism industry. In addition to her position with the Bureau, Ms. Snyder served as the Wisconsin Department of Tourism Director of Marketing and was on the Governor’s Council on Tourism and its Marketing Committee. She has also been a member of the Tourism Federation of Wisconsin and a board member for Destinations Wisconsin.
At Hunden, she provides economic development strategies for clients seeking to expand their tourism sector, through marketing, development, public and private relationships, and programming. Along with overseeing Hunden’s analytics and strategies for Tourism Master Plans, Ms. Snyder helps facilitate public meetings and workshops, prepares questions for surveys, and advises on the priorities and recommendations of the plan.
Committees and Memberships:
Destinations WI, Board Member
Tourism Federation of Wisconsin
Governor’s Countil on Tourism, 2003 - 2011
Governor’s Council on Tourism Marketing Committee, 2010 - 2011 Tourism Plans and Place-Shaping Developments:
Washington County, TX - Expo Center Future Use and Expansion Study Portland, OR - Portland Expo Future Use Study
Marion County, FL - Venue Assessment and Tourism Master Plan Westchester County, NY - Tourism Master Plan
Romy Snyder
Executive Vice President of
Tourism
Seattle, Washington
Career Background
• Hunden Partners
• Wisconsin Dells VCB - President
& CEO, 1995 - 2022
• Madison Area Technical College,
Adjunct Professor
• Department of Development:
Wisconsin Division of Tourism -
Marketing Director, 1989 - 1995
Education
• MBA University of Wisconsin
Whitewater Decision Support
Systems 1996
• BBA University of Wisconsin
Whitewater Office
Administration 1980
www.hunden.com
ATTACHMENT 1
As Project Manager at Hunden, Mr. Avila leads clients through every step of the study process, from kickoff meetings and stakeholder interviews to management of deliverable creation and final presentations. He collaborates closely with CEO Rob Hunden to execute quality assurance processes that lead to the highest quality final product.
Mr. Avila’s areas of expertise span a wide range, from mixed-use districts, hotels, sports venues and entertainment facilities to tourism destination planning, attractions, and meeting and convention centers. Matt also leads research efforts for mixed-use districts, entertainment venues, tournament sports complexes, and unique place-shaping assets such as distilleries and authentic attractions. These involve a deep understanding of the competitive supply and potential demand for local, regional and national usages.
Matt has worked on more than 100 market, financial, and economic impact analyses, including incremental tax revenue analysis, for both the public and private sector. He is also a key collaborator on Hunden’s annual “State of the Industry” presentation for the Association of Luxury Suite Directors (ALSD) national and international conferences. Matt delivered the presentation at the ALSD international conference in 2022.
Mr. Avila creates financial and economic impact projections for nearly all studies, projecting the feasibility of large commercial projects as well as the number of new jobs, taxes, and benefits of each project to the community. He understands the critical balance between market supply and demand gaps, industry trends, and future performance projections that all contribute to answering key questions related to type and amount of each use type needed for destination placemaking.
Recent Financial Feasibility and Economic Impact Studies:
Suffolk County, NY - Midway Crossing at Ronkonkoma Station Cincinnati, OH - Convention Center Headquarter Hotel
League City, TX - Sports-Anchored Mixed-Use Entertainment District Norman, OK - Arena and Mixed-Use District
Corpus Christi, TX - Convention Center and Mixed-Use District Indianapolis, IN - USL-Anchored Mega-Mixed-Use Development Tulsa, OK - Headquarter Hotel
Mansfield, TX - Mixed-Use District
Tourism Plans and Destination Assessments:
Westchester County, NY - Tourism Master Plan/Recovery Plan Hamilton County, IN - Tourism Master Plan
Finney County, KS - Tourism Master Plan
Oceanside, CA - Tourism Master Plan
Folsom, CA - Tourism Master Plan
SeaTac, WA - Tourism Master Plan
Matthew Avila
Lead Project Manager
Chicago, Illinois
Career Background
• Hunden Partners
• CBRE Group
Quick Facts
• 2 Years of Project Management
Experience
• Indiana University, Kelley School
of Business
• BS Finance, Real Estate
Concentration
• Home City: Tustin, CA
www.hunden.com
ATTACHMENT 1
www.hunden.com
hunden key personnel
Shawn Gustafson
Project Manager
Steven Haemmerle
Executive Vice President
Matthew Avila
Project Manager
Ryan Sheridan
Project Manager
Cory Hawkins
Process Manager
Lucas Neuteufel
Analytics Manager
Laura Sportiello
VP Business Development
Alexandra Chopson
Business Development
Specialist
Morgan Wortham Economic Development
Specialist
Sarah Jenkins
Business Development
Coordinator
Will Frost
Economic Development
Specialist
Lexi Cuff
Project Manager
Cassidy Sutton
Analyst
Charlie Brown
Analyst
Emily Connor
Analyst
Eric Hunden
Research Director
Romy Snyder
Executive Vice President
ATTACHMENT 1
Who We Are
Convergence Design is about connecting people in
significant and memorable places, and bringing them
together in positive spaces. Convergence Design
values the communities where buildings exist as much
as the buildings themselves. We’re about finding
design solutions that are as right for a particular place as they are for a particular time.
Specializing in public assembly architecture,
Convergence Design offers a wide range of
architectural and related services, including strategic facility planning, programming, master planning,
design, documentation and construction phase
services. We also offer consulting services in strategic marketing, public presentations, graphic design and
branding.
Convergence Design is committed to serving each
client with personal professional care. We engage
with trusted, experienced colleagues to provide the
full range of architectural and engineering services
required for a particular project.
• Osceola County, Florida
• Weber County, Utah
• City of Bismarck, North Dakota
• Greater Burlington Partnership; Burlington, Iowa
• Escambia County, Florida
• Dayton Convention & Visitors Bureau
• City of Enid, Oklahoma
• Global Spectrum; Philadelphia, Pennsylvania
• City of La Crosse, Wisconsin
• Little Rock Convention & Visitors Bureau
• Maryland Stadium Authority
• City of St. Joseph, Missouri
• City of Temple, Texas
• Public Facilities Authority, City of Winston-Salem,
North Carolina
• Pueblo Urban Renewal Authority, Colorado
• City of Salina, Kansas
Representative Clients
Specialized Experience
With more than 30 years of professional experience,
founding principal David Greusel has designed a wide
variety of public buildings, including fairgrounds, arenas, convention and conference centers, arenas, ballparks,
recreation centers, student centers, churches and similar facilities. Convergence Design’s portfolio also includes a number of completed educational and institutional
projects, office and retail projects, as well as a large number of facility master plans.
David Greusel: 816-255-2123 / 1600 Genessee Street, Suite 620, Kansas City, MO 64102 Firm History
Convergence Deign began as the private professional
practice of David Greusel, FAIA in 2004. Since then,
the practice has grown to serve a variety of municipal, private and institutional clients in the United States
and Canada.
We have assisted clients with everything from
feasibility studies and master plans to renovations,
building expansions and entirely new buildings.
ATTACHMENT 1
David Greusel
Founding principal David Greusel, FAIA has over 35 years of professional experience in architecture. He has worked as a principal and shareholder in large and mediumsized architectural firms across the Midwest. His responsibilities have included every aspect of architectural project delivery including design, programming, planning, and project management. His primary strength, however, is working with clients to help them articulate and realize their own particular goals for a project. For most of his career, David has specialized in public assembly architecture, including stadiums and arenas; civic, convention and conference centers; and athletic and recreation centers.
David has a reputation as a skilled communicator and a consensus-builder. He has taught communication skills to architects and allied professionals nationwide. He authored Architect’s Essentials of Presentation Skills, part of the Architect’s Essentials series published by Wiley. For his contributions to the profession of architecture, David was elevated to the College of Fellows of the American Institute of Architects in 2009.
Selected Projects
• Enid Event/Convention Center; City of Enid, Oklahoma
• Tinley Park Convention Center Expansion; Village of Tinley Park, Illinois • Peoria Civic Center Revitalization; Peoria, Illinois
• H.H. Dow Leadership Academy, Dow Chemical Company; Midland, Michigan • UIC Forum, University of Illinois-Chicago; Chicago, Illinois • Richard E. Berry Center, Cypress-Fairbanks ISD; Houston, Texas • Grand River Center; City of Dubuque, Iowa
• Utah County Convention Center; Provo, Utah
• Eastern Maine Events Center Study; Bangor, Maine
• Ocean City Convention Center Study; Ocean City, Maryland • Winnipeg Convention Centre Expansion Study; Winnipeg, Manitoba • Knight Convention Center Expansion Study; Miami, Florida • Music City Center siting study; Nashville, Tennessee
• Jordan Valley Park Expo Center; Springfield, Missouri • Laredo Convention Center Study; Laredo, Texas
• Irving Convention Center Study; Irving, Texas
• Calgary Convention Centre Site Study; Calgary, Alberta • Key Attractions Study, Greater Burlington Partnership; Burlington, Iowa • Thomas M. Ryan Center, University of Rhode Island; Kingston, Rhode Island • New Amphitheater; City of Fort Collins, Colorado
• Marlow Baptist Church; Cameron, Texas
• Stadium Expansion, Kansas State University; Manhattan, Kansas • Student Recreation Center, University of Toledo; Toledo, Ohio • Student Rec Center Expansion, Southern Illinois University; Carbondale, Illinois • Monsanto Research Center, Missouri Botanical Garden; St. Louis, Missouri • Broken Arrow Elementary School; Shawnee, Kansas
• Tointon Family (Baseball) Stadium, Kansas State University; Manhattan, Kansas • Center for Historical Research, Kansas State Historical Society; Topeka, Kansas • New Football Stadium, Alabama State University; Montgomery, Alabama • Minute Maid Park, Houston Astros Baseball Club; Houston, Texas • PNC Park, Pittsburgh Pirates Baseball Club; Pittsburgh, Pennsylvania • Outdoor Sports Complex, Tourism Development Commission, • Walton County, Florida·Campus Plan, Christ Community Church; Leawood, Kansas and Olathe, Kansas
FAIA, CNU, LEED® AP
Convergence Design
Responsibility
Principal
Education
Kansas State University,
B.Arch., cum laude
Registration
David Greusel holds
a certificate from the
National Council of
Architectural Registration
Boards (NCARB), and is
licensed as an architect in
the following jurisdictions:
Arizona, Alabama,
Colorado, Florida, Illinois,
Indiana, Kansas, Maine,
Michigan, Missouri, North
Carolina, Oklahoma, South
Dakota, Tennessee, Texas,
Utah
Memberships
Fellow,
American Institute of
Architects
Member, Congress for The
New Urbanism
LEED® Accredited
Professional
U.S. Green Buildings
Council
ATTACHMENT 1
Legal name of Respondent:
WSP USA INC.
Date of Formation:
C-Corporation Established
1933
State of incorporation:
New York
Primary contact:
Manjeet Ranu,
Vice President/
National Planning Lead
T: (770) 492-8179
M: (858) 869-7190
[email protected]
Alternate contact:
Stephanie Whitmore,
Vice President, Environmental
Planning
T: (619) 525-8396
M: (928) 853-1792
[email protected]
We believe that for societies to thrive, we must all hold ourselves accountable for tomorrow. That means creating
innovative solutions to the challenges the future will bring.
It inspires us to stay curious, act locally, and think
internationally.
Master Planning
WSP is a multidisciplinary strategy, planning, design, delivery and management consultancy that develops creative, comprehensive and sustainable solutions for a future in which society and our planet can thrive. Equipped with an intimate understanding of local intricacies, world-class talent and proactive leadership, we enable long-lasting and impactful solutions to uniquely complex opportunities and problems. WSP has offices throughout the United States and globally, including major collaborations nearby in the Bay Area, Sacramento and Southern California. WSP regularly undertakes complex efforts with outstanding, unifying outcomes. WSP understands the importance of the project development and environmental clearance processes, which support navigating toward successful outcomes, with the technical and engagement work embedded in the process to inform decision-making. Investing in these processes properly and being willing to re-evaluate initial assumptions provides much better predictability for projects, stabilizing the subsequent design and delivery phases. With WSP, we bring the deep local knowledge closest to the client backed by expertise from across the company to identify potential risks early and creative solutions that allow the planning process to culminate in a decision of what should be delivered and how.
California Environmental Quality Act
WSP’s team of environmental specialists has extensive experience throughout California and approaches the process to minimize response time to seamlessly conduct work, moving quickly to address project needs and react to pressing timelines. WSP’s expertise includes advancing projects through the CEQA process, working with entities as they plan for urban growth, and providing extensive coordination with state and federal agencies to ensure all project requirements are addressed. From climate change considerations to integrated assessments — combining ethics, health, equality, environment, and social dimensions — WSP’s experts have insights on the latest developments in the field. WSP’s environmental planners and analysts, engineers, and urban planners have been highly successful at resolving complex environmental issues that fall under CEQA. WSP’s philosophy is to provide practical and responsive environmental support services that are in conformance with the CEQA conventions and industry best practices. WSP does this by identifying the critical project constraints through environmental scoping, focused studies, and appropriate documentation. WSP is committed to providing outstanding technical specialists in all required fields.
ATTACHMENT 1
Manjeet Ranu is a comprehensive planning practitioner, having practiced in six high-growth, economically significant states as a land use, transportation and environmental planner, with urban design expertise. He was an executive for three large urban transportation agencies in the Los Angeles, Salt Lake, and Atlanta regions. He also led community development for cities in the San Diego and Dallas regions. His transit experience involved leading and administering transportation planning, capital programs, Federal Transit Administration Capital Investigation Grant program projects, National Environmental Policy Act and the California Environmental Quality Act. Areas of practice in land use include policy planning, master planning, development review, building safety, housing programs, preparing land use regulations, California Environmental Quality Act, and code enforcement.
Manjeet’s 20 years of experience in the public sector and six years in the private sector across different regions of the United States, along with years of community leadership, has given him keen strategic insights and creativity to advance highly complex initiatives to successful outcomes with broad support and equitable impact.
Manjeet joined WSP in 2022. Select experience prior to joining WSP includes:
• Chief of Capital Programs, Expansion, and Innovation, Metropolitan Atlanta Rapid Transit Authority, Atlanta, Georgia: led a team of approximately 300 to execute a $500 million annual planning, project development, design and delivery capital program to support expansion and state of good repair projects for Metropolitan Atlanta Rapid Transit Authority. Manjeet strategically guided federal discretionary funding pursuits anew, which the agency last undertook in the 1990s, building capacity to calibrate and deliver the capital program in collaboration with regional partners. He led the entry of two expansion projects, each valued at over $300 million, into the Federal Transit Administration’s Capital Investment Grants program.
• Interim Planning Director, City of Denison, Dallas Region, Texas: created processes and procedures to effectively manage significant development.
Manjeet created a workflow platform to manage the development review process. He initiated the preparation of a new land use code with design guidelines. He also prepared a work program for the annexation of nearly 7,000 acres.
• Senior Executive Officer, Los Angeles County Metropolitan Transportation Authority, Los Angeles, California: guided the initial preparation of an update to the agency’s 40-year long-range transportation plan involving $500 billion in investments. Manjeet’s responsibilities included planning, designing, and environmentally clearing $30 billion in new or expanded rail, bus rapid transit, and active transportation capital projects. • Acting Director, Deputy Director of Planning and Building, Planning Manager, City of Encinitas and City of El Cajon, San Diego Metropolitan Area, California: transformed development services operations by creating a workflow tool and process guide and set performance standards. Manjeet oversaw all work related to the Coastal Act and California Environmental Quality Act. He was responsible for planning, building, housing, and code enforcement services.
Manjeet Ranu
Senior Vice President,
National Planning Lead
Education
• 26 Years Industry Experience
• MURP, Urban and Regional
Planning, University of
Colorado-Denver, ‘99
• MPA, Public Administration,
University of Colorado-Denver,
‘99
• BA, Biology & Political Science,
University of Colorado-Boulder,
‘95
Memberships
• American Institute of Certified
Planners
• American Planning Association
• Urban Land Institute: Full Member
ATTACHMENT 1
Stephanie Whitmore brings over 20 years of experience navigating entitlement, permitting and environmental review in conformance with the National Environmental Policy Act (NEPA) and California Environmental Quality Act (CEQA). Stephanie serves as a senior leader and subject matter expert for WSP’s California CEQA practice for various market sectors throughout the State. Through her career, she has specialized in leading large, interdisciplinary teams to deliver entitlements, environmental compliance and planning documents for public agency and private development projects throughout California. Stephanie also serves as a senior CEQA/NEPA Compliance and Permitting advisor to WSP engineering design teams on a variety of projects from transportation and infrastructure to urban planning and resource-based projects.
Stephanie’s experience includes managing environmental review and permitting for: large-scale development projects, including, mixed-use, commercial, industrial, and residential developments; policy planning documents (General/ Specific Plans); transportation, public facilities, and infrastructure projects; seawall protection structures; utility-scale solar development, climate mitigation strategies and carbon capture and sequestration programs. Her wide range of expertise also extends to entitlements, general and specific plan preparation, zoning and land use policy conformance, sustainability and climate change policy, climate action plan management, public outreach, and feasibility studies.
Over the course of her career, Stephanie has participated in CEQA compliance for over 100 projects throughout California.
Select experience includes:
• Carbon Capture and Sequestration Project, California: Project Manager.
Stephanie currently serves as the project manager, permitting and CEQA lead for a carbon, capture and sequestration hub project in California (Confidential Project/Location). Early phases of the project have included feasibility, preliminary design and permitting evaluations for several alternative carbon storage hub scenarios, including truck, pipeline, and barge transport of CO2. The complex, multi-jurisdictional project includes preparation of the Program EIR, local land use entitlements, Resource Agency Permits/NEPA compliance, and Underground Injection Permitting through the EPA. (2020-Current)
• City of National City Focused General Plan Update, Climate Action Plan and Program EIR: EIR and Climate Action Plan Task Manager. The City is proposing a Focused General Plan Update to address State housing obligations, including revised land use and mobility policy, updated safety element, and a revision to the 2011 Climate Action Plan. Stephanie serves as the lead for the Safety Element update including Climate Adaptation policy integration and the Climate Action Plan update. Stephanie leads preparation of a Supplemental EIR for GPU. (2020-Current) • Economic Development and Sustainability Framework Update. Western Riverside Council of Governments. Project Manager. Stephanie served as the project manager for WRCOG’s update to its 2012 Sustainability Framework. The update identified new priorities, gaps in the current Framework and provided recommendations for updates to implementation programs. (2020-2021)
Stephanie
Morgan
Whitmore
Vice President,
Environmental Planning
Education
• 22 Years Industry Experience
• Master of City Planning, San
Diego State University, San
Diego, California, ‘04
• B.S., Environmental Planning,
Northern Arizona University,
Flagstaff, Arizona, ‘01
• B.S., Environmental and
Renewable Resource
Economics, The Pennsylvania
State University, State College,
Pennsylvania, ‘99
Areas of Practice
• Entitlements and Planning
• Environmental planning (CEQA/
NEPA)
• Sustainability and climate change
policy
• Public outreach
• Project management
ATTACHMENT 1
WSP USA
WSP USA RELEVANT EXPERIENCE
NATIONAL CITY DOWNTOWN SPECIFIC PLAN
National City, California
WSP prepared the National City Downtown Specific Plan. The Downtown Specific Plan provides the framework for the development of a 158-acre downtown district. The plan promotes the production of affordable units through several strategies: increasing density, reducing parking requirements, providing for more streamlined review, and proposing restructured developer impact fees. In addition to encouraging development, the plan improves mobility options and enhances commercial viability for Downtown National City along the waterfront. Public outreach, coordination with City staff, elected officials, and other stakeholders were key steps during plan preparation. WSP oversaw the development of all sections of the specific plan and led its adoption. Since adoption by the City Council in 2018, the plan has won San Diego APA and Circulate San Diego awards.
NATIONAL CITY INTRACONNECT
National City, California
The INTRAConnect study identifies land uses and mobility improvements that could create “10-minute” neighborhoods within National City and enable residents to meet their daily needs through a quick walk, bike, or transit trip. The project included an extensive analysis of existing conditions and robust community engagement through resident and business surveys and public workshops. WSP supervised the team, led the GIS mapping and analysis of the existing conditions and travel sheds, coordinated with City staff, and oversaw the analysis.
EL CAJON TRANSIT DISTRICT SPECIFIC PLAN
El Cajon, California
WSP prepared a specific plan for a 259-acre district within and surrounding a light-rail station in the City of El Cajon. The plan establishes transit-supportive land uses that increase housing opportunities and enhance transit ridership. The plan strengthens connections between the station area and downtown El Cajon, as well. A market assessment informed the land use framework of the plan, which also takes into consideration urban form, parcelization patterns, street types. WSP created a plan that allows for appropriately scaled density and mixed-use development to occur in the area and improves mobility. This plan was adopted by City Council in 2018.
17 ATTACHMENT 1
WSP USA
CITY OF EL CAJON HOUSING ELEMENT NEGATIVE DECLARATION (ND)
AND HOUSING ELEMENT REZONE PROGRAM EIR
El Cajon, California
Stephanie Whitmore served as Project Manager and Principal in Charge for environmental clearance documents for the City of El Cajon Housing Element update. She managed the preparation of an ND for the Housing Element in 2013 and subsequently, an EIR for the rezone strategy to accommodate housing needs throughout the City. The EIR addressed the application of a mixed-use or mixed-use residential required overlay zone to selected properties in the City and addressed all CEQA-required elements, with a focus on significant impacts related to aesthetics, air quality, biological and cultural resources, hazards and hazardous materials, hydrology and water quality, land use and planning, noise and transportation. A mitigation framework for future CEQA streamlining of new housing projects was included and has been used by the City for review of subsequent applications consistent with the EIR, in accordance with the CEQA guidelines.
CITY OF ENCINITAS HOUSING ELEMENT PROGRAM EIR
Encinitas, California
Stephanie Whitmore served as Project Manager for an EIR of the City of Encinitas Housing Element update and Rezone Program (At Home in Encinitas). The project included adoption of the Housing Element Update, along with necessary implementation mechanisms including a numerous rezones and amendments to the City’s General Plan. The Program EIR analyzed re-zonings, a zoning code amendment, design guidelines and a local coastal program amendment and addressed the full range of CEQA issues. The CEQA process was expedited and completed within one year in order to achieve the necessary timing for a City-wide ballot measure. The project received an Association of Environmental Professionals award.
CITY OF SOLANA BEACH GENERAL PLAN UPDATE,
HOUSING ELEMENT UPDATE AND CLIMATE ACTION PLAN
Solana Beach, California
Stephanie served as Project Manager for the Program EIR for the City of Solana Beach General Plan Update, which included climate change initiatives and SANDAG’s regional land use and transportation planning strategies focused on sustainability. She also prepared a Negative Declaration for the 2013 Housing Element update.
18 ATTACHMENT 1
Professional Qualifications
Tourism & Destination Development Plans
Albuquerque, NM – UNM Sports District
Birmingham, AL – Bus Rapid Transit
Bradenton, FL – Entertainment District Analysis
Casa Grande, AZ – Motorsports District Analysis
Cedar City, UT - Travel Plaza
Charlotte, NC – South End Development
Chicago, IL – Chicago Riverwalk Expansion
Covington, KY - Central Riverfront Redevelopment
Dallas, TX - Kay Bailey Hutchison CC Area Master Plan
Davenport, IA – Riverfront Development
Dubois County, IN - Mid-States Interstate Corridor
Durham, NC - Destination Master Plan
Elkhart, IN – Gateway Master Plan
Folsom, CA - Tourism Assets Assessment
Fort Worth, TX – Destination District Analysis
Grand Rapids, MI – Streetcar Real Estate Analysis
Hamilton County, IN - Tourism Destination Master Plan
Hampton, VA – Downtown/Riverfront Analysis
Louisville, KY – Mixed-use District Analysis
Michigan City, IN – Lakefront & North End Plan
Michigan City, IN – Trail Creek Area
New York, NY – LaGuardia Airport Parking Study
NW Indiana Regional Development Authority
Oceanside, CA - Tourism Destination Development Plan
Pikeville, KY – Excel Mining KIRA Review
Portsmouth, VA – Downtown/Riverfront Analysis
Sarpy County, NE - Sewer Expansion Impact
Sea-Tac, WA - Tourism Destination Devel. Strategy
Sun Prairie, WI - Tourism Development Plan
Temple, TX - Destination Development Plan
Warren County, NY - Tourism Competitive Markets
Wells County, IN - Highway Impact Analysis
Westchester Co, NY - Tourism Recovery Plan
Arkansas Downtown Development Legislation
Kentucky Tourism Development Act
Kentucky KIRA/TIF Incentive Reviews
Mississippi Tourism Development Legislation
Nebraska Economic Development Legislation
West Virginia Tourism Legislation
ATTACHMENT 1
Indianapolis, IN – CityWay Mixed-Use District
Indianapolis, IN – Glendale Mall
Indianapolis, IN – Union Station Renovation
Jackson, MS – Mixed-Use Development
Kansas City, MO – KC Power & Light District
Kingsville, TX - Ranch Mixed-Use Expansion
Kyle, TX – Downtown Multi-Use Study
La Vista, NE – 84th Street Mixed-Use Development
La Vista, NE – Southport West Live!
Lansing, MI - Event Facility-Anchored District
Las Cruces, NM - Downtown Residential Mix
Lawrence, KS - Mixed-Use University District
League City, TX - Mixed-Use Master Plan
Long Island, NY – Nassau Coliseum
Louisville, KY – 4th Street Live!
Madison, WI – Alliant Energy Center Master Plan
Mansfield, TX - Mixed-Use & Stadium
Mayfield, KY – WKT Technology Park
Mills, WY - Riverfront Mixed-Use Development
Milwaukee, WI - Deer District Highest & Best Use
Overland Park, KS - Mega Mixed-Use Development
Pawtucket, RI - Stadium & Mixed-Use
Richmond, VA – Mixed-Use Development
San Juan, PR – Nightlife & Entertainment District
Suffolk County, NY - Sports Mixed-Use District
Sun Prairie, WI - Tourism Development Master Plan
Tahoe City, CA - Mixed-Use Redevelopment
Tempe, AZ - NHL Arena & District
Thornton, CO - Mixed-Use Development
Tolland, CT – Mixed-Use & Retail
Toronto, ON – Woodbine Live!
Tupelo, MS – Downtown Mixed-Use District
Windsor, CO - Tournament Sports Mixed-Use District
Professional Qualifications
Mixed-Use Destination Districts & Market-Based Planning Albuquerque, NM – UNM Sports District
Amarillo, TX - Mixed-Use & Highest/Best Use
Arlington Heights, IL - NFL Mixed-Use District
Bedford Park, IL – Mixed-Use District
Bentonville, AR – Applegate Agri-Hood Residential
Billings, MT – Mixed-Use Development
Bloomington, MN – Waterpark of America
Boca Raton, FL – Glades Plaza
Bradenton, FL – Entertainment District
Branson, MO – Branson Landing
Bremerton, WA - Motorsports Mixed-Use Devel.
Casa Grande, AZ – Motorsports District
Chandler, AZ – Wild Horse Pass RED
Chandler, AZ – WHP Business Organization Plan
Chester, PA - Stadium & Riverfront District
Chicago, IL – Navy Pier Expansion
Chicago, IL – Riverwalk Expansion
Chicago, IL – South Side Sports District
Chicago, IL – Pilsen Neighborhood Mixed-Use
Clearwater, FL – Downtown Mixed-Use District
Columbus, OH – Scioto Mile Destination District
Corpus Christi, TX - Mixed-Use District & Advisory
Dacono, CO - Mixed-Use Development
Davenport, IA – Riverfront Development
Eastvale, CA – Town Center Development
Elkhart, IN – Gateway Master Plan
Fairfax, VA - Mixed-Use Town Center
Fort Wayne, IN – Harrison Street Live!
Fort Worth, TX – Fort Worth Stockyards
Fort Worth, TX – Texas Trails Monument
Great Lakes Bay, MI - Destination Development Plan
Greenville, NC - Downtown Redevelopment Plan
Hampton, VA – Mixed-Use Development Plan
ATTACHMENT 1
Loveland, CO – Conference Hotel, 200 Rooms
Lubbock, TX - Convention Headquarter Hotel
Milwaukee, WI – Palomar Hotel, 175 Rooms
Mansfield, TX – Conference Hotel, 200 Rooms
Minneapolis, MN - Rand Tower, 270 Rooms
Morehead, KY - Full-Service Marriott, 115 Rooms
Muskogee, OK – Conference Hotel, 130 Rooms
Nashville, TN - TownePlace Suites, 204 Rooms
Newport, WA - Conference Hotel, 100 Rooms
Omaha, NE – Blackstone Hotel, 170 Rooms
Owensboro, KY – Hampton & Holiday Inn, 150 Rooms
Parkersburg, WV – Blennerhassett Hotel, 89 Rms
Peoria, IL – Castle Lodge, 175 Rooms
Peoria, IL – Pere Marquette Hotel, 280 Rooms
Paducah, KY – Conference Hotel, 124 Rooms
Rising Sun, IN – Rising Star Casino, 400 Rooms
Rochester, MN – Downtown Hotel, 200 Rooms
Santa Cruz, CA – Site Analysis, 120 Rooms
Skokie, IL – North Shore Hotel, 367 Rooms
Snowmass Village, CO – Viceroy, 173 Rooms
Somerset, KY – Conference Hotel, 105 Rooms
Springfield, MO – Conference Hotel, 250 Rooms
Stevens Point, WI – SentryWorld Hotel
St. Cloud, MN – Full-Service Hotel, 180 Rooms
St. Louis, MO – Green Street Armory District
St. Joseph, MO – Conference Hotel, 200 Rooms
Sun Prairie, WI – Conference Hotel, 150 Rooms
Tishomingo, OK – Boutique Hotel, 60 Rooms
Tulsa, OK - Convention Headquarter Hotel
Whitesburg, KY – Boutique Hotel, 45 Rooms
Wichita, KS – Commodore Hotel, 63 Rooms
Winthrop Harbor, IL – Boutique Hotel
Woodridge, IL – Avid Hotel, 95 Rooms
Professional Qualifications
Boutique, Conference & Full-Service Hotels
Amarillo, TX – Autograph Hotel, 112 Rooms
Aspen, CO – Hotel, 48 Rooms
Bardstown, KY - Motor Lodge, 35 Rooms
Bardstown, KY - Trail Hotel, 95 Rooms
Bar Harbor, ME - Boutique Hotel, 48 Rooms
Basalt, CO – Hotel, 120 Rooms
Bentonville, AR – 21c Hotel, 120 Rooms
Bentonville, AR - Boutique Motel, 145 Rooms
Boca Raton, FL – Boutique Hotel, 85 Rooms
Carlsbad, CA – Resort Hotel
Carrollton, TX – Hotel Complex, 250 Rooms
Charlotte, NC – South End Hotel, 120-150 Rooms
Chicago, IL – Castillo Hotel, 100 Rooms
Chicago, IL – Presidential Towers, 250 Rooms
Cincinnati, OH - Convention Headquarter Hotel
Collier County, FL - Waterpark Resort, 500 Rooms
Cornwall, ON - Waterpark Resort - 600 Rooms
Covington, KY – Boutique Hotel, 114 Rooms
Durham, NC – 21c Hotel, 120 Rooms
Elizabethtown, KY - Boutique Hotel & Restaurant Elkhart, Fort Worth, TX – Boutique Hotel
Frankfort, KY - Boutique Hotel, 45 Rooms
Franklin, KY - Entertainment Hotel, 80 Rooms
Fulton County, NY – Lakeside Hotel, 90 Rooms
Glade Springs, WV – Resort, 203 Rooms
Henderson, KY - Boutique Hotel
Kansas City, MO – Grand Hotel, 50 Rooms
Lexington, KY – 21c Museum Hotel, 92 Rooms
Lexington, KY – Horse Park Westin, 270 Rooms
Louisville, KY – 21c Museum Hotel, 90 Rooms
Louisville, KY – Galt House Hotel, 1,300 Rooms
Louisville, KY - 900 Baxter Hotel, 65 Rooms
Louisville, KY – KFEC Hilton, 210 Rooms
ATTACHMENT 1
Lacey, WA – Indoor Sports Facility Feasibility
Laconia, NH - Outdoor Sports Complex
La Vista, NE – Aquatic Facility & Youth Sports
Lexington, KY – Youth Sports Facility
Madison, WI - CXC Outdoor Rec & Sports Center
Medfield, MA – Parks & Recreation Needs
Monroe, MI – Arena Reuse Multisport
Morehead, KY – Recreation Facility
Newnan, GA – Youth Sports Complex
Oconomowoc, WI - Indoor Sports Complex
Orange County, FL – Indoor Sports Complex
Osceola County, FL – Sports Facility Needs
Overland Park, KS - Sports Complex
Palatine, IL – Park District Facility Needs
Phoenix, AZ - Indoor Sports Complex & Hotel
Pierce County, WA - Sports Event Analysis
Pueblo, CO Sports & Recreation Facility
Puerto Rico - Outdoor Sports Complex
Rancho Santa Margarita, CA – Sports Facility
Rockford, IL – Indoor Sports Complex
Saginaw, MI – Youth Sportsplex
Seminole County, FL - Sports Complex
Snohomish County, WA – Sports Complex
Wasco County, OR - Youth Sports Needs Assessment
Westfield, IN – Grand Park Sportsplex
West Cook, IL - YMCA Redevelopment
West Lafayette, IN – Indoor Recreation & Aquatics
Williamson County, TN – Youth & Amateur Sports
Windsor, CO - Baseball Stadium & Sports Complex
Windsor, ON – Sports Complex
Professional Qualifications
Youth/Amateur Sports & Recreation Facilities
Ankeny, IA - Indoor Sports Complex
Belvidere Park, IL - Recreation Center
Bettendorf, IA – Aquatics & Recreation Center
Brooklyn Center, MN - Community Center
Buckeye, AZ - Sports Facility & Academy
Castle Rock, CO – Recreation/Sports Complex
Chicago, IL – Chicago Park District Multiple Studies
Cincinnati, OH – Regional Sports Analysis
Collier County, FL - Tournament Sports Complex
Danville, VA – Youth Sports Complex
Dearborn, MI - Multipurpose Sports Complex
Dublin, OH - Tournament Sports Complex
DuPont, WA – Sports Complex Analysis
Elkhart, IN – Youth Sports Complex
Elmhurst, IL – Multipurpose Indoor Sports
Fishers, IN – Youth Sports Complex & Hockey Arena
Floyd County, IN - Sports Facility Needs
Fort Collins, CO – Sports Facility Needs
Genesee County, MI - Youth Sports Complex
Grand Rapids, MI – Sports Facility Needs
Greeley, CO - Youth Sports Complex
Green Bay, WI - Multi-Use Sports Complex
Gulf Shores, AL – Sports Facility Needs
Henderson, KY – Recreation/Sports Complex
Holland Charter Township, MI – Recreation Center
Indianapolis, IN – Youth Sports Complex
Irvine, CA – Great Park Sports Complex
Jefferson Parish, LA – Youth Sports Complex
Joliet, IL – Huskies Hockey Arena
Kane County, IL – Cross Country Track
ATTACHMENT 1
Tourism Asset Assessment Plan
Folsom, California
Hunden Partners has been engaged by the Folsom Tourism Bureau to perform a community-wide Tourism Assets Assessment Plan that will serve as a guide for the planning of future multi-use tourism and visitor related facilities. Hunden’s analysis will involve community stakeholders and leadership to help identify needs and recommended product development opportunities for new revenue-generating facilities.
Hunden’s analysis will consider the natural strengths of the area as a destination for outdoor recreation and “outdoor adventure” opportunities, along with community sentiment favoring developments such as glamping, boutique hotels, event facilities, wedding venues, boathouses, and others.
After conducting multiple market asset analyses – including products and destination-enhancing uses such as festivals and events; community and regional sports facilities; wineries, breweries, and food halls; retail and dining nodes; parks, trails, and outdoor spaces; conference and meetings spaces; and others – Hunden will provide the Client with product development recommendations.
These recommendations will be discussed and followed by a prioritization plan. The plan will advise the Client on which assets are most critical to future growth, and the order by which each should be studied further and pursued. Short- and long-term goals identified by the Folsom Tourism Bureau and community stakeholders will be a driving force of Hunden’s recommendations, as the purpose of this plan is not only to induce visitation but improve quality of life for residents of Folsom.
Client: Folsom Tourism Bureau Time Period: 2023 - Present ATTACHMENT 1
EDA Grant-Funded Tourism & Destination Development
Master Plan
Oceanside, California
Hunden Partners collaborated with MMGY NextFactor (Hunden or Team) to develop a Tourism Master Plan/Destination Development Plan (Plan) for Visit Oceanside (VO or Client). The City of Oceanside is a small coastal community located in San Diego County, California. The goal of the study was to provide concrete, incremental steps for Oceanside’s development as a tourist destination, driving diverse demand opportunities throughout the year and mitigating highly impacted times and locations. The Plan includes strategies for stewarding City of Oceanside tourism into a sustainable future through the guidance and criteria set forth by a VO-obtained Global Sustainable Tourism Council Destination Assessment.
Hunden executed a detailed assessment of the current and future state of VO’s visitor economy. Additionally, assessments were made of the history of the City’s tourism industry and assets, the City’s current assets and impact, and the opportunities for growth within the market.
In order to arrive at the final deliverable Product Development Recommendations and Opportunity Priorities, the Team focused on the main quality objectives as outlined by the city:
• Quality of the Economy – Shape and expand the economy in ways that ensures its long-term sustainability and vibrancy,
• Quality Visitor Experience – Continue to provide an excellent visitor experience that highlights Oceanside’s sustainability values and keeps visitors coming back, • Resident Quality of Life – Maintain and enhance the elements that make the community a truly special place to reside, and
• Quality of Environmental impact – Lead the tourism industry in implementing sustainability principals, positioning the community as a national and international leader in destination stewardship.
Client: Visit Oceanside Time Period: 2022-2023
ATTACHMENT 1
Tournament Sports Complex & Mixed-Use
Development Studies
Rancho Santa Margarita, California
Hunden and Convergence Design (Hunden or Team) worked on two separate studies for the City of Rancho Santa Margarita in Orange County, California. The first study was for a large mixed-use development of the Chiquita Ridge Property. The second study was an assessment of the market, demand, financial feasibility and economic and fiscal impact of a proposed 23-acre sports and recreation complex, which included aquatics facilities, as part of the Chiquita Ridge Property development. The City was considering development of the site to support athletic programs and generate new tournament-oriented spending from visiting teams.
The analysis included recommendations on two scenarios for development: Scenario 1 focused more on tourism and tournaments, and Scenario 2 focused more on a locally-oriented facility. The first scenario had a greater economic and fiscal impact on the City, while the second was lower in cost.
Challenges associated with the recommendations and site included limited site area (only 23 acres) and extremely steep topography, with average grades of 20 percent across the site.
Hunden provided additional recommendations on vendors and concessions, parking, locker rooms, restrooms, additional amenities and seating. We then conducted demand and financial projections for both scenarios. The analysis assumed tournaments would receive priority for weekend programming, while local programs and uses would utilize the facilities during weekdays and non-tournament weekends. Conversations with local leagues and organizations, as well as national sports governing bodies all suggested that additional facilities that can accommodate tournaments were needed in the RSM area.
Client: City of Rancho Santa Margarita Time Period: 2016 - 2017 ATTACHMENT 1
Great Park Sports Tournament Complex, Mixed-Use
Feasibility & Impact Studies
Irvine, California (Orange County)
Hunden Partners worked with a private developer to study the development of a multi-use 200-acre sports complex on the site of a former Marine Corps Air Station in Orange County, California. Hunden also assessed the need for hotel, restaurant and retail development for competitive developments in order to help the developer understand needs and expectations for the walkable area around Great Park. Great Park is the centerpiece of a larger residential mixed-use development. The athletic complex includes 25 multi-use fields (soccer, lacrosse, field hockey) including 2,500-seat championship field; 25 tennis courts including championship court; 7 Baseball & 5 Softball Fields, including championship fields; 10 sand volleyball courts; and 10 multi-use courts (paddle tennis, badminton, volleyball, basketball).
Hunden conducted a review of competitive and comparable sports facilities in the area, as well as across the country, to understand the competitive environment that Great Park was entering. Once completed, Hunden was able to perform demand and financial projections for the proposed complex. An economic impact analysis was then performed to understand how the park would affect the surrounding community. From 2013 to 2017, Hunden continued working on a detailed business, management and calendar plan for the project, as well as assessments of the need for hotels, parking, restaurants and retail. The Project opened in fall of 2017.
In 2019, Hunden re-engaged with the client to conduct a feasibility and impact analysis for new proposed assets at Great Park, including USA Water Polo and USA Volleyball facilities and a mixed-use retail/restaurant component.
Client: Five Point Communities Time Period: 2012 – 2017; 2019 ATTACHMENT 1
Roebbelen Center Market & Financial Feasibility Study
Placer Valley, California
Placer Valley Tourism engaged Hunden Partners and design subconsultant Convergence Design to perform a market and financial feasibility study for a multipurpose indoor sports, recreation, event and meetings facility in Placer Valley, California, a trio of smaller communities outside of Sacramento. Sports tournaments are a strong tourism driver in Placer Valley. The area is well provided with outdoor sports fields at a new sports complex, but lacks facilities for indoor sports, recreation and meeting space.
The Team examined the potential market demand for a new facility of between 8 and 16 multipurpose hardwood courts for basketball and volleyball, as well as meeting space and recreational areas. Hunden conducted a tournament market analysis and provided competitive and comparable facility case studies. The Team also performed a local hotel market profile in order to understand what is driving visitors and where a recommended facility might best be situated. Lastly, the Team recommended a site for the new facility and provided conceptual drawings and budgets.
Formerly called the Placer County Fairgrounds, the Roebbelen Center @The Grounds is the largest event center of its kind in the Greater Sacramento area. Opening in 2020, it boasts 49-foot ceilings and 250 feet of column-free clear spans, making it an ideal venue for tournaments, trade shows, festivals and graduations.
The 160,000 square foot event center can seat up to 6,000 people and accommodates 12 basketball courts or 24 volleyball courts. The center includes a 10,000 square foot lobby, flexible meeting rooms, offices, a training room and a loading dock.
Client: Placer Valley Tourism Time Period: 2015
ATTACHMENT 1
Arena-Anchored Entertainment District Feasibility,
Economic Impact & STAR Bond Financing Analysis
Overland Park, Kansas
Hunden was retained by the City of Overland Park to perform a market, feasibility, economic impact, retail sales, and sales tax studies for the proposed Bluhawk master development. The project was set for development on 100 acres of land located between 159th Street, 167th Street, US Highway 69 and Antioch Road. One of the main anchor components of the project was a multi-sport complex – an approximately 300,000 square-foot multi-sport indoor athletic complex for regional sports tournaments and local sports leagues, practices and community wellness.
The Multi-Sport Complex design and operation plan was to attract and host sporting events and tournaments for multiple sports, including local, regional and national hockey, basketball, volleyball, soccer, and futsal tournaments, practices, and clinics. The Multi-Sport Complex will also include supporting amenities that will serve both participants and spectators, including without limitation, food services, team meeting and party rooms, and viewing mezzanines overlooking the fields and courts.
The sports park was proposed to be one piece within the mega mixed-use development that was also set to include a 3,500-seat arena/civic and community center to host sporting events and concerts, retail, restaurant and entertainment space, a neighborhood shopping center, three new hotel developments, class A office space, and residential multifamily developments. The project was seeking use of various public tax investments, including Sales Tax Revenue (STAR) bond financing, Community Improvement District (CID) financing, and Transportation Development District (TDD) financing. Hunden’s analysis included projections related to the use of these public investment tools.
The Bluhawk district is approaching approvals for development, construction and financing.
Client: City of Overland Park Time Period: 2019 - 2022
ATTACHMENT 1
American Bank Center Expansion, HQ Hotel & District
Feasibility & Impact Study
Corpus Christi, Texas
Hunden Partners worked with the City of Corpus Christi to complete a study for the expansion and renovation of the American Bank Center (ABC or Center), the development of a headquarters hotel, and a six-block entertainment mixed-use district on city-owned parcels. The ABC is composed of multiple meeting and event facilities, including the convention center, Selena auditorium, and arena. For the District, Hunden assessed the surround office, restaurant, retail, and residential markets.
The study was essentially a master plan for the ABC area, with a full feasibility, impact and financing study.
Design services were provided by convention center experts with Convergence Design.
Contract Negotiation. During the process, Hunden also provided an independent review of and professional recommendations on the proposed contract for private management of the American Bank Center, as well as the food and beverage management, on behalf of the City to ensure fair and favorable negotiations.
P3 and Funding Advisory. Hunden was also engaged to assess the P3 options for financing the various elements of the project: the HQ hotel, a second large group hotel, the mixed-use district, as well as the convention center. Hunden assessed various state incentives available through legislation and pushed for the city to write itself into existing state tools that other cities have used to induce the development of these types of projects, based on successes Hunden had in both Fort Worth and Dallas.
Client: City of Corpus Christi Time Period: 2022 - Present ATTACHMENT 1
Convention Center District & Headquarter Hotel
Feasibility & Impact Studies; P3 Advisory Services
Dallas, Texas
Hunden Partners is leading the convention center and mixed-use development market, financial and impact analysis as part of the larger WSP master plan team contracted to create the Kay Bailey Hutchison Convention Center Dallas (KBHCCD) Master Plan, which was followed by Advanced Planning. The implementation of the master plan is projected to be a multi-year development of a 30-acre mixed-use district, a renovated arena and a new/expanded convention center, which will have the largest ballroom in the U.S. The Master Plan focused on creating a synergistic walkable development that provides continuity between the KBHCCD, other City-owned properties, private development(s), and transportation initiatives.
Hunden conducted a thorough market demand analysis for the convention center market, HQ hotel, and multi-use mixed-use district surrounding the new facility, including review of current offerings, historical performance, and business model review. The scope also included an economic, demographic, and tourism analysis, a comprehensive convention center competitive set analysis, support amenity analysis, and a headquarter hotel package analysis. Hunden then worked with the planning team to create a convention center needs and program for the expansion/modification of KBHCCD.
Once the program was established, Hunden created demand and financial projections to determine how the market would absorb the recommended $6 billion in developments. From there, Hunden completed economic, fiscal, and employment impact models to determine the direct, indirect, and induced impacts generated by projected visitors to the re-imagined Dallas Convention Center, as well as the mixed-use district.
Hunden also identified one of the key financing tools used for the project, the Project Finance Zone, which allowed for a redirection of state hotel tax receipts to the project. The team continues refine the plan, program, projections, and funding execution, as well as provided P3 opportunities advisory services to the City.
Client: City of Dallas Time Period: 2021 - Present
ATTACHMENT 1
Distrito T-Mobile Entertainment District Studies,
Processes, Food & Beverage Analysis and Advisory
San Juan, Puerto Rico
Hunden was retained on multiple occasions to advise a public-private partnership on the potential for an entertainment/nightlife district in San Juan near the Puerto Rico Convention Center, Sheraton hotel and casino. Hunden analyzed the trends in the industry, the local market, the tourism product, the opportunities and the physical space available for such a district and then recommend the following:
§ Sizing, amount and character of restaurants, clubs/bars, retail, hotel and other attributes § Potential tenants
§ Food & Beverage Operating Options/Companies/Approaches § Potential development partners
§ Design partners and elements
During the process, Hunden took the client on tours of comparable districts in the U.S. and introduced them to many potential entertainment, food and beverage, management and tenant partners. Hunden was then retained to complete the final feasibility study for use by the public and private sectors to understand the proposed public-private project and its impact on the local economy and taxes. The project has been constructed and will open in 2021 post-Covid. The food and beverage concept development and activation is critical to the success of the project and numerous options and approaches were considered.
Client: Prisa Group Time Period: 2013 - 2016
ATTACHMENT 1
Chicago Navy Pier Restaurant, Retail, Entertainment &
Hotel; Developer Solicitation Process
Chicago, Illinois
Hunden assisted Navy Pier, Inc. with its renovation and expansion, including deal development and developer selection for the new Sable hotel. Hunden analyzed the expansion plan, conducted public sector risk analysis, and projected the future results of all revenue streams, which include:
§ Tour Boats
§ Restaurants, Retail, Kiosks and Carts, Attractions & Pier Park Rides § Advertising & Sponsorships
§ Festival Convention Hall Events, Ballroom Food & Beverage § Special Events & Entertainment; Nightlife District
§ New Boutique Hotel
Hunden also projected the new tax impacts of the project on city, county and state.
Hunden then conducted the hotel developer selection process. This process included creation of the developer RFQ/P documents and management and promotion of the opportunity. Hunden reviewed the submittals and conducted interviews, management of the shortlisted firms, evaluations and rankings, and negotiations with the top firm. The resulting project was financed, built, and opened as Hotel Sable at Navy Pier in 2020.
Client: Navy Pier, Inc. Time Period: 2013 - 2016
ATTACHMENT 1
Mixed-Use District Market, Financial Feasibility &
Economic Impact Study
Mansfield, Texas
Hunden Partners was recently engaged to conduct a market analysis, financial feasibility, highest-and-best-use and economic impact study for a proposed mixed-use development known as the Lonestar 360 Plan. As advisors to the City, Hunden is conducting an objective analysis of the potential developer’s preliminary plans for the site, including a review of the preliminary feasibility study conducted by the developer. This review will result in recommendations for programmatic adjustments and development scenarios, as well as detailed financial and economic impact projections.
The following mix of uses will be studied as proposed in the Project plans:
§ Permanent USL stadium,
§ Hotel conference center,
§ Performing arts center, and
§ Mix of retail/restaurant, office and residential uses Hunden’s analysis included a deep-dive on the three main proposed public assembly facilities, along with an assessment of the mix of auxiliary uses including retail/restaurant, office and residential uses. Case studies for similar USL stadiums and stadium districts were profiled to provide the Client with reality-based data and implications.
Client Contact: Mansfield Economic Development Corporation Time Period: 2022 - 2023 ATTACHMENT 1
Entertainment-Restaurant District Operator & Developer
Solicitation Process; Governance Reorganization
Chandler, Arizona
The Wild Horse Pass Development Authority (WHPDA), a wholly owned entity of the Gila River Indian Community, has engaged Hunden on four different occasions to conduct studies and processes for major tracts of land near I-10. Currently, the site includes a major racetrack complex, a casino, hotels, resorts, a Simon outlet mall, an Old West town and an event venue. Hunden’s work resulted in a long-term master plan that would maximize the value of the land and its uses for the next 30 – 75 years.
Hunden conducted a market analysis that considered the potential of more than a dozen uses and how those would perform over time. Hunden then managed the solicitation and selection process for developers and operators of a major mixed-use entertainment and restaurant district that would connect their hotel/casino with their Simon outlet mall, creating synergy amongst all elements.
At the beginning of 2021, WHPDA announced the newly envisioned master plan was approved by the Gila River Indian Community. The site is planned for a large-scale sports and entertainment district including additional hotels, a wellness center, an event center, an outdoor amphitheater music entertainment venue, sports facilities, outdoor recreation and parks, restaurants, retail, and an office park.
Operations RFP. As part of the process, Hunden engaged with numerous operating companies and developers who sought to execute the entertainment district development plan, including a third-party operation agreement for the food and beverage. OVG360 had been managing the catering, restaurants and concession at the complex and Hunden worked with the Client to determine the options for moving forward either in-house or with new operating partners.
Event and F&B Reorganization. Hunden also managed a business restructuring endeavor with WHPDA for two major event facilities within the development area: Motorsports Park and the Rawhide Events Center. This included a deep dive into the catering and concessions operations, delivery, customer service and overall business efficiency. Hunden results were presented to the WHPDA board, followed by a merger of the entities.
Client: Wild Horse Pass Development Authority Time Period: 2015 - 2019 ATTACHMENT 1
Destination Attraction Market, Financial Feasibility &
Economic Impact Analysis
Gulf Shores, Alabama
Hunden Partners was retained by a private client to provide professional market, financial feasibility, and economic impact study services for a proposed destination attraction in Gulf Shores, Alabama. The development was proposed to include the following market uses:
§ Attractions/rides,
§ Performances/shows,
§ Live interactive entertainment,
§ Educational environments,
§ Unique restaurant and F&B experiences,
§ Art exhibits, and
§ Merchandise/retail.
The destination attraction was meant to create a multi-state visitor draw for the City of Gulf Shores, Baldwin County, and the State of Alabama by providing programming for both single-day and multi-day trippers.
Programming was aimed at attracting over-night visitors, day-trippers, and quick-stop passer-by traffic. The purpose of the feasibility analysis was to provide third-party market-based demand and financial projections. Hunden also determined the economic, fiscal and employment impact of the proposed development on the Gulf Shores Orange Beach area.
Client: Private Client Time Period: 2021
ATTACHMENT 1
County-Wide Tourism & Entertainment Master Plan
Hamilton County, Indiana
Hunden Partners was engaged by Hamilton County Tourism and the Hamilton County Sports Authority to develop a 10-year comprehensive tourism master plan and action plan (Plan) for the County. Through funding provided by a federal EDA travel, tourism and outdoor recreation grant, the County is seeking to understand existing tourism demand and help stimulate economic impact for its four fast-growing cities: Carmel, Noblesville, Fishers, and Westfield. The multidisciplinary Hunden Team is composed of tourism, travel, sports, entertainment, and event industry experts from: MMGY NextFactor, Tourism Economics, Legacy Sports Group, and Sports Facilities Companies.
The visionary goals for the master plan included:
• Inspire Business of Entertainment, Sports and Tourism development (BEST) in the County, • Provide the Client, including the four rapidly growing cities located in the County, with a 10-year roadmap and action plan, and
• Identify clear steps forward to provide the best in sports, entertainment and event experience for both residents and visitors to the community.
Hunden has executed a detailed assessment of the current and future state of the County’s visitor economy.
Stakeholder engagement, visioning sessions, comparable destination profiles, workforce and DEI initiatives, and financing strategies were all assessed. Additionally, assessments were made of the history of the County’s tourism industry and assets, the County’s current assets and impact, and the opportunities for growth within the four major market segments.
These analyses culminated with the final Master Plan deliverable inclusive of three primary strategy outcomes: Tourism Investment Priorities Plan, Tourism Financial Sustainability Plan, and Tourism Workforce Development Strategy. Hunden is conducting further deep-dive market and financial feasibility analyses for the top eight recommended future projects.
Client: Hamilton County Tourism, Inc Time Period: 2022 - 2023 ATTACHMENT 1
Arena & Mixed-Use Entertainment District Cost-Benefit
Feasibility Analysis
League City, Texas
The City of League City has engaged the River Caddis Development team (RCD) to develop a feasibility study, planning, financial structuring and design, and execution of the redevelopment of a 53-acre site in partnership with the City. Hunden Partners is leading the comprehensive effort to complete a market analysis and financial feasibility study, as well as economic/fiscal impact analysis, for the proposed arena-anchored mixedused entertainment district to inform and refine the development plan.
The Project site has been designated a Texas House Bill 2445 eligible project which could result in significant development cost reimbursements, depending on the type of development. Hunden is completing a market demand and financial feasibility study, assessing the market supply and demand, conducting demand interviews with user groups and industry stakeholders and profiling comparable developments for the following uses:
§ Arena,
§ Multi-Use Conference Center,
§ Hotel,
§ Residential,
§ Sports and Entertainment,
§ Commercial, and other related markets.
Client: River Caddis Development & The City of League City Time Period: 2023 - Present ATTACHMENT 1
Richmond-Area Arena Anchored Mixed-Use Development
Study
Richmond, Virginia
Hunden worked with architects at Perkins&Will to conduct a market and financial feasibility study for a new multi-purpose arena in the Richmond Metropolitan Area. Today, the Richmond metro area has a population size of more than 1.3 million, houses several regional employers and encompasses three major universities which include University of Richmond, Virginia Union University and Virginia Commonwealth University that has a combined student population of more than 35,000 students. This makes Richmond an attractive location for college-educated millennials to re-locate to the area and to prospective students looking to enroll at these universities.
However, the Richmond MSA is the only large market in Virginia – and one of few in the country of its size – that does not have a commercial multipurpose arena. In fact, most markets of Richmond’s size have both a large and a small/mid-sized arena.
Instead, the regional population must drive to smaller Charlottesville or Washington, DC (and sometimes North Carolina) for major concerts and family shows. Some drive to Norfolk or Hampton for arena events in those aging venues as well. Norfolk is in the process of considering a major arena for its Military Circle site. Hunden studied that concept recently and determined that the larger marketplace could support both a major new arena in Norfolk, as well as a new arena in Richmond.
This most recent study recommended an arena outside of Richmond with a hockey capacity of 6,500 seats for an ECHL tenant, convertible to 8,000 for concerts.
Client: Private Client Time Period: 2022
ATTACHMENT 1
Generations Development Feasibility, Impact & Public
Funding Options Study
Papillion, Nebraska
Hunden worked for the City of Papillion to complete a market and financial feasibility, impact, and public funding options study for a proposed arena-anchored mixed-use development called Generations Development (GD) in Papillion. The City received a proposal from a local developer to build GD on the available land surrounding Werner Park. The City was in need of an independent analysis of the proposed development program, forecasted financial projections, fiscal impacts, and financing options for the public contribution to close the gap. Hunden’s market and financial analysis determined the financing gap that the developer faced, and the impact analysis showed the taxes generated to rationalize public investment.
The development concept, estimated to cost $200 million, included the following mix of proposed uses:
§ New 3,936-seat arena,
§ Two hotels,
§ Office space,
§ Multi-family complexes,
§ Retail, restaurant and bar space, and
§ Parking garages.
Hunden conducted an independent, third-party analysis for the proposed development and assessed the public incentives/funding options available to the City to help the project achieve financial viability. The complex process included management of a variety of stakeholder groups, including the City, County, the Omaha Storm Chasers, the Omaha Lancers, and the Omaha Beef.
Client: City of Papillion Time Period: 2021
ATTACHMENT 1
METHOD OF APPROACH
ATTACHMENT 1
www.hunden.com
Project Understanding
The Hunden Partners Team, including architect partner Convergence Design and multidisciplinary planning and environmental impact consulting partner WSP (Hunden or Team), is pleased to respond to The City of Manteca’s (City or Client) Request for Proposals to provide a market demand, financial feasibility, economic impact study, conceptual design and land use plan for the proposed Family Entertainment Zone (FEZ) in Manteca, California. We understand that this Project has been the subject of study and planning for more than a decade. We will use the 2016 FEZ mater plan and related amendments as a foundation of understanding for this continued planning effort while bringing a fresh perspective and methodology that will lead to a new comprehensive deliverable. The Team is prepared to provide the Client with an updated and new master plan document that will help the Client move toward implementation.
Since 2010, the Client has been in the process of developing a plan for the Project but has not been able to proceed while lacking the necessary road infrastructure to allow additional tourism traffic. A new interchange is currently under construction, which will allow for easier flow of additional traffic brought by new community assets. Consequently, the City is now able to reevaluate the Plan and determine a new, post-Covid program and plan for Project execution.
The City is interested in developing a mixed-use live-work-play area that encourages visitation from surrounding communities and creates a family hub for Manteca residents. The goal of the FEZ, in conjunction with the City’s three other existing “attractions,” which include the Big League Dreams Sports Complex, Great Wolf Lodge facilities, and a Bass Pro Shops Outdoor World, is to create a long-term, sustainable tourism destination. Hunden’s analysis will consider synergies with existing attractions and demand generators, as well as the seven major commercial centers and other key nodes of commerce and industry identified by the Client.
The Project site is located near the interstate highway system of State Route 120, Interstate 5, and State Route 99. The location provides direct access to large metropolitan areas including Sacramento and San Francisco. Manteca is home to approximately 89,000 residents or 28,500 households, and prides itself on being a “family city.” The City, centrally located between San Francisco and Yosemite National Park, is colloquially known as “The Gateway to Yosemite.”
The following uses have been identified by the Client as zone-approved uses to be analyzed as part of the study effort:
§ Retail and restaurant facilities,
§ Recreation and sports facilities including passive and active open space, recreation areas, sports fields, stadiums, and community gathering spaces, § Full-service hotel/resort including additional recreation and dining options and possible associated conference center and/or meeting space,
§ Entertainment facilities including miniature golf, golf cart racers, arcade games, and others, § Residential opportunities, and
§ General parking needs.
ATTACHMENT 1
www.hunden.com
The following figure identifies the 148.76-acre FEZ development site area.
Hunden will complete a market, financial feasibility and economic impact analysis to determine the current supply and demand for each of the proposed uses, as well as make prescriptive recommendations on possible alternative uses and sizing, to arrive at the optimal mix of uses for the site. Once we have confirmed the supportable mix of uses, CD and WSP will collaborate to refine and update the conceptual layouts, land use and master plan components. Hunden will then create demand and financial models to show projected performance for each use. This will be followed by an economic, fiscal and employment impact analysis to show the projected return on investment to the community in terms of jobs, new spending and tax revenues generated by the Project.
EIR Component. WSP has an expert team of environmental consultants prepared to complete a focused environmental impact report update (EIR) for the Project based on the updated recommendations for the program. This report will focus on the specific areas outlined by the Client, Vehicle Miles Traveled (VMT) analysis and Greenhouse Gas (GHG) emissions analysis. We have separated this element of the scope of work out for clarity, and WSP’s methodology and approach can be found as an attachment. This effort will operate on an independent timeline and budget from the scope of work outlined below.
ATTACHMENT 1
www.hunden.com
Scope of Work
Highest and Best Use Study | Master Plan Update
§ Task 1 – Project Kickoff and Site Visit
§ Task 2 – Project Profile and Site Overview
§ Task 3 – Economic, Demographic and Tourism Analysis
§ Task 4 – Retail and Restaurant Market Analysis
§ Task 5 – Hospitality Market Analysis
§ Task 6 – Entertainment and Regional Attractions Market Analysis § Task 7 – Outdoor Sports and Recreation Market Analysis § Task 8 – Multifamily Market Analysis
§ Task 9 – Competitive Market Analysis: Case Studies
§ Task 10 – Recommendations and Master Plan Update
§ Task 11 – Estimated Attendance and Performance Projections § Task 12 – Economic and Financial Projections
§ Task 13 – Economic, Fiscal and Employment Impact (ROI) Analysis Optional CEQA Environmental Impact Report (EIR)
§ Task 14 – Focused Environmental Impact Report – See Attachment ATTACHMENT 1
www.hunden.com
Highest and Best Use Study | Master Plan Update
Task 1: Project Kickoff and Site Visit
During the project kickoff and site visit, Hunden will meet with City leadership to confirm the goals of the study and other contextual issues related to the Project. We will perform the following orientation and due diligence-oriented tasks:
§ Meet with and obtain information/data from the City of Manteca, tourism officials with the Manteca Chamber of Commerce, economic development officials, and other key stakeholders as appropriate.
§ Clarify Project and process goals and objectives with the Client. § Tour the FEZ site and surrounding areas, as well as projects currently underway in the area to better understand the site and surrounding land uses as it relates to potential uses of the site. § Review previous plans and documents related to the Project, including the 2016 FEZ Master Plan, the 2018 amendment, the FEZ Approved Uses Table, and all other support materials, as available.
§ Gather and review relevant economic, demographic, tourism and other data. § Gather and review all agency-provided materials, including the current FEZ Master Plan and subsequent amendments, the General Plan and Zoning maps, and information on major residential, commercial, and industrial developments planned within Manteca’s city limits. § WSP will review the existing master plan, General Plan, Housing Element and other relevant City plans and policies. WSP will provide a summary of key considerations for the master plan update as a deliverable.
Task 2: Project Profile and Site Overview
This task will provide an overview of the proposed FEZ Project. The profile of the Project concept will include, as available:
§ Profile of the existing developments on or near the site, including the Great Wolf Lodge, Big League Dreams facilities and Bass Pro Shops Outdoor World, and their performance to-date (as available),
§ Current site conditions of the identified 148.76-acre plot, § Location,
§ Proposed development plan,
§ Proposed development program by use,
§ Proposed financing and budgets (sources and uses),
§ Public investment (if any), and
§ Any estimated infrastructure costs, drawings and plans.
ATTACHMENT 1
www.hunden.com
During the kick-off, Hunden will review all of the proposed Project site details with the Client. WSP will provide an existing conditions summary and observations from the site visit.
Tasks 3: Economic, Demographic and Tourism Analysis
Hunden will evaluate the Project site area and Manteca’s position as a center of economic activity, related to resident population and growth, business location and growth, accessibility, and as a destination for visitors. This analysis will provide a realistic SWOT assessment for the local and regional area. Among the data gathered and analyzed will be:
§ Geographic attributes, accessibility, and local/regional transportation links, § Trends in population growth and income, and other demographic information, § Corporate presence, major employers and any significant recent or likely future changes, § Nodes of restaurant, retail, and commercial development growth, and § Tourism drivers and assets relevant to the community and potential development of the site.
This analysis includes an ESRI Neighborhood Analysis, Placer.ai Analysis, Census data, and CoStar Insights. Hunden utilizes the latest market data, visitor origin data, demographic data, psychographic data, and other resources to determine a comprehensive view of your marketplace.
Prior to beginning analyses for each specified market use, WSP will prepare early technical studies for the CEQA document that are not dependent on an updated vision for the master plan to inform the market studies and development of an updated vision.
Throughout the process of Hunden’s market analyses, WSP will qualitatively assess compatibility of the existing master plan with findings of each of the market tasks, in addition to providing strategic input on the creation of an updated vision and land use plan, and assessing compatibility of the existing plan with findings and recommendations of the updated vision and land use plan.
Task 4: Retail and Restaurant Market Analysis
The retail and restaurant analysis will include an overview of the market in Manteca, as well as the industry trends that drive shifts in restaurant and retail development and survival in urban and suburban areas. The analysis will include the following:
Industry Trends. Hunden will cover the trends that influence how and where people want to shop, eat/drink and be entertained as part of those experiences, and how recent macro events have shifted these trends. In addition, Hunden will cover key drivers of demand, financial realities, including typical metrics and cap rates, and others, as relevant.
Market Performance. Supply, Demand, Rates, Absorption, and other key metrics of the Manteca market, in time-series charts and data tables, using CoStar and other analytical tools. Hunden will include a map of area submarkets and key nodes of asset clusters.
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Submarket Performance. Supply, Demand, Rates, Absorption, and other key metrics of the Project site submarket, in time-series charts and data tables, using CoStar and other analytical tools.
Competitive Set Identification & Performance. Profiles of leasable spaces or developments (location, size, quality, age rates, vacancy), absorption and time-series of performance. A competitive set supply map will profile location and consider nearby supportive uses, such as residential, hotels, event facilities, office clusters, attractions, and other support/demand generators, as well as relevant established shopping and dining centers.
Proposed and Under Construction Projects. Hunden will profile the relevant projects underway or imminent and consider those as part of the future competitive set absorption dynamic.
Geofencing research technology. Hunden will study customer origin and traffic analytics for retailers and other relevant businesses. This information will be used to understand the possible impacts of new restaurant, retail, hospitality, and entertainment space in Manteca and project how the development will perform.
Implications. Based on all of the market data and interview insights, as well as Hunden’s experience in other markets with similar situations, implications will be provided for the Project.
Task 5: Hospitality Market Analysis
Industry Trends. Hunden will cover the trends that influence hotel development and performance and how recent macro events have impacted hotels. In addition, Hunden will cover key drivers of demand, financial realities, including typical metrics and cap rates, and others as relevant.
Local Market. In this task, Hunden will profile the area supply of hotels, as well as the key nodes or clusters of hotels in the marketplace. Hunden will interview local hotel and tourism management representatives to determine the sources of demand for the market generally and for individual hotels in and around the Manteca area. Hunden will gather local and regional tourism data from specific hotel, event, sports and meeting facilities and organizations. Hunden will consider such annual events and seasonal tourism waves to examine how the existing hotels are or are not accommodating the type of demand that would like to visit the area.
Competitive Set. Hunden will analyze the submarket to determine the competitive set of hotels near the Project site. Hunden will consider location, size, quality, age, brand, concept, amenities and other factors.
Hunden will obtain data through interviews and STR (Smith Travel Research) statistical database and reports, and a variety of industry resources.
Proposed and Under Construction Projects. Hunden will profile the relevant projects underway or imminent and consider those as part of the future competitive set.
Comp Set Performance. The analysis will include tracking of occupancy, monthly room night demand, average daily rate (“ADR”), and Revenue per Available Room (“RevPAR”), and performance by year, month, day of week, unaccommodated demand and demand type/market mix.
ATTACHMENT 1
www.hunden.com
Hunden will discuss how new hotels have been absorbed into the market. Hunden will provide conclusions on the ability of these improvements to induce more demand from each major market segment. Market segmentation within the set will also be shown in three primary categories:
§ Commercial transient,
§ Group (corporate group, association, and other), and
§ Leisure.
Interviews. Hunden will interview competitive set hotel management to understand what business they are accommodating and the type of business that they believe may be going to other hotels outside of Manteca due to quality, space availability and other issues, in addition to information on guest experiences at existing hotels as available. These interviews are critical to a true understanding of the market beyond what historical statistics show and portend. This is a step that Hunden always includes that many firms do not.
Implications. Based on all of the market data and interview insights, as well as Hunden’s experience in other markets with similar situations, implications will be provided for the Project.
Task 6: Entertainment and Regional Attractions Market Analysis The Client is interested in the development of family-oriented entertainment activities such as miniature golf, golf cart racers, arcade games, and others. Hunden will consider these uses in addition to dynamic place-shaping attraction opportunities trending around the U.S., possibly including:
§ Chicken N Pickle
§ TOCA Social
§ Flight Club
§ Bar K
§ Popstroke
§ Puttery
§ Puttshack
§ K1 Speed / Andretti Racing Experience
§ Royal Palms
§ Axes and Ales
Hunden will provide a review for context of any proposed entertainment components within the Project.
Hunden will assess competitive entertainment concepts and attractions in terms of the following characteristics, as available:
§ General characteristics, such as
location, year built, owner/operator,
and adjacent/nearby
developments/activities,
§ Type of attraction,
§ Size (total, visitor areas, non-visitor
areas),
§ Content/offerings,
§ Experience,
§ Target market,
§ Pricing and length of stay,
§ Attendance,
§ Visitor characteristics,
§ Visitor origin, and others.
ATTACHMENT 1
www.hunden.com
Task 7: Outdoor Sports and Recreation Market Analysis
Hunden will analyze the current supply of and demand for outdoor sports and recreation offerings.
First, Hunden will review and survey the existing public, non-profit and private inventory of outdoor sports and recreation offerings in Manteca and nearby areas as appropriate. Hunden will then inventory and survey the current amateur sports tournament activity within the area for outdoor facilities. Profiles will include outdoor elements such as number of fields and other key amenities.
Many of the likely events that could occur at new sports facilities will be from around the region. In order to understand the competitive situation in which the community finds themselves, the regional competitive sports facilities will be profiled and analyzed. Hunden will utilize geofencing research technology to gather visitation and performance data for relevant regional sports complexes. This research output will show how many visitors frequent the relevant regional facilities and where the facilities draw attendees from.
This analysis will answer both the competitive supply question and the regional demand question. With so many communities embarking on youth and amateur sports facilities, it is important to understand how the elite teams and leagues operate, how they determine where to host events, and where they choose to play.
Tournament Demand Interviews. Through interviews with relevant sports clubs and organizations, we will focus on identifying existing demand, current facility supply and the gaps between the two. Sports with excess demand will be identified and presented in terms of their facility needs. Additionally, these interviews will help determine what teams, leagues, and tournaments are likely to come to the facility and under what conditions. Hunden will assess the City’s future ability to retain local users currently being lost to sports and recreation facilities and amenities in adjacent cities and counties, along with its ability to attract regional users through tournaments and other events.
Task 8: Multifamily Market Analysis
The multifamily market analysis will include an analysis of the rental apartment market in Manteca, as well as the industry and demographic trends that drive shifts in apartment occupancy in urban and suburban areas. The analysis will include the following:
Industry Trends. Hunden will cover demographic and migration trends that influence how and where people want to live, and how recent macro events have shifted these trends. In addition, Hunden will cover key drivers of demand, financial realities, including typical profit ratios and cap rates, and major players in the industry, nationally and locally.
Market Performance. Supply, Demand, Rates, Absorption, and other key metrics of the Manteca market, in time-series charts and data tables, using CoStar and other analytical tools. Hunden will include a map of area submarkets and key nodes of asset clusters.
Submarket Performance. Supply, Demand, Rates, Absorption, and other key metrics of the Project site submarket, in time-series charts and data tables, using CoStar and other analytical tools.
ATTACHMENT 1
www.hunden.com
Proposed and Under Construction Projects. Hunden will profile the relevant projects underway or imminent and consider those as part of the future competitive set absorption dynamic.
Competitive Set Identification & Performance. Profiles of competitive developments (location, size, quality, age, rates, vacancy), absorption and time-series of performance. A competitive set supply map will profile location and consider nearby supportive uses.
Interviews. Hunden will interview local brokers, facility management and others in the marketplace to understand the nuances moving the market. Hunden will work to determine what product could thread the needle to improve the market’s offerings and achieve rates that will support development costs. Often, new, unique product can significantly outperform existing stock if there is a gap in quality, age, location, etc. that could induce new demand and higher rates to the submarket.
Implications. Based on all of the market data and interview insights, as well as Hunden’s experience in other markets with similar situations, implications will be provided for the Project.
Task 9: Competitive Market Analysis: Case Studies
Hunden has analyzed case studies for hundreds of unique destination assets and, as such, is uniquely equipped to understand the keys to success and pitfalls to avoid. Hunden will review relevant similar family entertainment and mixed-use projects developed for similar-sized areas and markets to understand what has worked in other places. Hunden will focus on those in markets with comparable characteristics to those of the Project site, though we will look at examples across the U.S. and beyond to find the most instructive case studies for Manteca’s present situation. This piece of the analysis is a differentiator for our firm – the placemaking expertise informed by best practices and lessons learned from compelling unique developments.
Hunden will consider the following data points as available:
§ The existing built environment,
§ Public/negative space,
§ Location and size relative to the site,
§ Quality of attractions and types of amenities,
§ Performance and attendance levels (as available),
§ Events and programming,
§ Critical factors to success or failure, and
§ Others, as appropriate.
These will be profiled, and implications discussed. The results will provide the Client with lessons learned and critical elements to success or failure.
Using geofencing research technology, Hunden can assess how busy similar/comparable or competitive district developments are, compare them to the Project, and determine primary trade areas, visitor origin, demographics and other datapoints. We can gather data on both the overall district and on each subATTACHMENT 1 www.hunden.com
category of uses. Below we have included a small sampling of the type of data we collect and assess.
These images were assembled as a high-level example of our data capabilities.
Task 10: Recommendations and Master Plan Update
Recommendations. Considering the analysis, Hunden will make recommendations for the optimal mix of use types, including quality, sizing and other key factors, for the Family Entertainment Zone Project. This will not only be based on the existing market, but also on the market that the Client is looking to attract with the revitalization and development of the site. Hunden will provide development scenarios by type of use which may include hospitality, multifamily, restaurants, shopping/retail, and entertainment and attractions, outdoor sports and recreation facilities, and/or others uses as appropriate.
Vision. Convergence Design will create a high-level illustration/concept drawing of the recommended program to ensure it fits the site with appropriate density. This will show the location of all proposed land use areas. We will also consider how quickly the full program can be absorbed and will determine phasing as appropriate. Convergence can then determine a high-level cost estimate for each development component, as well as for the entire district development.
ATTACHMENT 1
www.hunden.com
Master Plan Update. It is anticipated that Hunden’s recommendations may impact the following sections of the 2016 Master Plan: Circulation and Parking, Land Use and Architecture, and Landscape and Open Space, among others. Based on the market studies and the updated vision, WSP will adapt the existing master plan content to the vision. WSP will evaluate whether the master plan should be converted to a specific plan (Government Code Section 65450, et seq.) and make a recommendation accordingly. WSP’s approach relies on utilizing the existing standards and guidelines of the master plan, rather than create content anew. They will also advise on consistency of the master plan with the current California housing and land use regulatory framework and compatibility of the master plan with the findings and recommendations of the market studies, vision and land use plan.
Task 11: Estimated Attendance and Performance Projections Hunden will comprehensively research and explain the market area’s demand for each of the uses over the next ten years using the best available data and employing appropriate research from the prior tasks to provide a robust understanding of the demand for each use. Our approach and data presentation will align with industry-standard reporting for private sector real estate (hotel, commercial, residential) demand modeling.
Task 12: Economic and Financial Projections
Hunden will conduct a demand model, including a penetration analysis. This will then lead to assumptions that will be used to determine the detailed financial projections for each use for a period of ten years.
These will include major line-item detail of revenue and expense for each component, which will then result in net operating income (NOI) that will support debt service. Hunden will present projections from each component and then combine these results into a mixed-use financial projection.
In order to determine financial feasibility, the net operating income must be shown against a development cost. Hunden will show the supportable equity and debt that the net cash flows support. We will also run a discounted cash flow analysis to show the perspective an appraiser for a bank would utilize to determine DCF valuation. From these financial analytics, the feasibility will be determined. If there is a feasibility gap, the modeling from Hunden will determine the amount and what key items led to the gap (costs, absorption, rents, etc.). Finally, Hunden will provide any further explanation or clarification around assumptions used, as appropriate.
Cost/Benefit Analysis. Hunden will develop a cost-benefit analysis to identify a financial value on tangible and intangible costs and benefits for each component of the Project recommendations. This analysis will include return on investment (ROI) and net present value (NPV) calculations.
Task 13: Economic, Fiscal, and Employment Impact (ROI) Analysis Hunden will conduct an economic, fiscal and employment impact analysis to determine the direct, indirect, and induced impacts, including the tax revenues that are generated by the Project.
Based on the above analysis, a projection of net new direct spending will be tabulated. New spending is spending that is new to the community due to new residents, visitors to retail/restaurant, new employees ATTACHMENT 1
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in offices and other spending impacts associated with the development. The model will consider net new recaptured and induced spending only (versus gross spending) to ensure that substitution spending is netted out of the impacts. Spending categories primarily include food/beverage, retail, transportation, lodging and entertainment/other. The net new and recaptured spending is considered to be the Direct Impact.
From the direct spending figures, further impact analyses will be completed. § Indirect Impacts are the supply of goods and services resulting from the initial direct spending. For example, a new resident’s direct expenditure on retail causes the store to purchase goods and other items from suppliers. The portion of these purchases that are within the local economy is considered an indirect economic impact. § Induced Impacts embody the change in local spending due to the personal expenditures by employees whose incomes are affected by direct and indirect spending. For example, a waitress at a restaurant may have more personal income because of the new spending. The amount of the increased income that the employee spends in the area is considered an induced impact.
§ Fiscal Impacts represent the incremental tax revenue collected by the City due to the net new economic activity related to a development. The fiscal impact represents the government’s share of total economic benefit. There will be distinct tax impacts for each governmental entity. Fiscal impacts provide an offset to the potential public expenditures required to induce the development of the Project. Hunden will identify the taxes affected and conduct an analysis of the impact on these accounts and governmental units. § Employment Impacts include the incremental employment provided not only onsite, but due to the spending associated with the Project. For example, the direct, indirect, and induced impacts generate spending, support new and ongoing businesses, and ultimately result in ongoing employment for citizens. Hunden will show the number of ongoing jobs supported by the project and provide the resulting income and income taxes generated.
Hunden uses one of the industry’s most relied upon multiplier models, IMPLAN. This input-output model estimates the indirect and induced impacts, as well as employment impacts, based on the local economy.
An input-output model generally describes the commodities and income that normally flow through the various sectors of the economy. The indirect and induced expenditure, payroll and employment result from the estimated changes in the flow of income and goods caused by the projected direct impacts. The model data are available by various jurisdictional levels, including counties.
This analysis will conclude with a combined financial and impact model to summarize the public’s return on investment (public ROI) for the Project.
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Touchpoints and Deliverables
§ Kickoff Organizing Call – Once the administrative engagement paperwork process is complete, Hunden will schedule an initial kickoff organizing call/Zoom with the Client team for introductions and to schedule the in-person site visit, tours, and meetings. Hunden will send a kickoff memo outlining requests for data, scheduling arrangements, and key contact information.
§ Site Visit/Local Discovery – Members of the Hunden key personnel team will travel to Manteca to conduct an in-person kickoff trip with the Client, including stakeholder meetings and interviews, a site tour, and tours of surrounding demand generators. § Circle Back Call – After the kickoff trip, Hunden will schedule a ‘circle-back call’ with the Client to wrap up data requests and any outstanding discovery phase items. § Check-In Calls – Throughout the market research tasks, Hunden can schedule check-in calls with the Client to ensure timely forward direction through the study process. § Market Findings Presentation (deliverable) – Hunden will present a PowerPoint-style deliverable of market findings electronically to the Client. This will include the recommended scenarios for the Client to consider by type. Hunden will collaborate with the Client to receive feedback prior to beginning the updated master plan work and financial modeling. § Draft Master Plan Deliverable (deliverable) – The Hunden Team will complete the updated master plan elements, as well as all financial and impact modeling elements of the scope of work and compile the results into a draft analysis of its financial outputs, which will be presented to the Client electronically for review and comment. § Final Master Plan Deliverable (deliverable) – After receiving comments from the Client on the draft analysis, Hunden will issue its final deliverable, inclusive of the market analyses, recommendations, Master Plan updates, project development scenarios by type, and strategic next-steps. Hunden will deliver ten (10) printed copies plus one (1) digital media copy of the final master plan document.
*The Environmental Impact Report, should it be authorized, will be completed in tandem with the financial feasibility and master plan update effort. The final EIR documents will be delivered independently by WSP and will consist of 15 hard copies of the draft and final EIR. The anticipated timeline for delivery of the EIR is outlined in the attached EIR proposal.
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Optional CEQA Environmental Impact Report (EIR)
Task 14: Focused Environmental Impact Report – See Attached WSP has provided a full scope of work to meet the Environmental Impact Report specifications outlined in the RFP. Please see the attached narrative. WSP confirms that the scope of services outlined, as well as timeline and fee, may likely change as a result of Tasks 1-13 outlined above. We remain flexible and open to negotiations in order to best meet the Client’s needs.
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TASK #14 ENVIRONMENTAL IMPACT REPORT
ENVIRONMENTAL REVIEW/CEQA APPROACH
The WSP team will provide a detailed programmatic analysis of all relevant CEQA issue areas, building from the Program EIR (PEIR) adopted in conjunction with the Family Entertainment Zone (FEZ) Master Plan (2015). We understand that the FEZ Master Plan was prepared to provide a comprehensive planning document to guide and direct development of the 210-acre FEZ Project site. The Master Plan established the land uses, development concepts, guidelines and standards based on the goals and policies articulated in the City’s General Plan. The land uses, development standards and design were to establish the development vision and to facilitate implementation of consistent quality and character for the Project site. The 2015 EIR included both Programmatic and Project-level analysis for Phase 1 only. We understand Phase 1 has been implemented, and the Project site for purposes of the EIR, formerly 210 acres, would now cover the remaining planning areas, totaling approximately 148 acres.
The adopted FEZ Master Plan CEQA document will be incorporated by reference to provide a more streamlined environmental document and will provide efficiencies and cost savings to the overall effort. The overall approach is to prepare a Supplemental PEIR, which would provide analysis and a mitigation framework that allows for future development, consistent with the FEZ Master Plan and Zoning, to tier from the analysis in the PEIR. This approach would allow for more streamlined environmental analysis for future development in the FEZ and would support the City’s goals of new revenue-generating, entertainment uses. Most importantly, we understand the made Findings and adopted a Statement of Overriding Considerations for multiple significant unmitigated impacts with certification of the 2015 FEIR; therefore, preparing a Supplemental EIR allows the City to retain those findings and overrides for issues such as Agricultural, and not open those issues to new public review or challenge.
TECHNICAL STUDIES
Given the recent preparation of the 2015 PEIR and static project area for the remaining Planning Areas yet be built-out, , WSP believes that the necessary technical studies in support of the Supplemental PEIR will include only traffic and trafficdependent analyses (air quality and greenhouse gas (GHG) emissions). The passage and implementation of SB 743. and the need to convert the traffic analysis to a vehicles miles travelled (VMT) metric drives the need for an updated traffic impact analysis. Furthermore, changes have occurred surrounding State climate targets, and we understand the City is in the process of updating its 2013 Climate Action Plan (CAP); therefore, an updated GHG technical study is warranted. Finally, given likely changes in the regional context, baseline emissions, and likely change in land uses in the FEZ, WSP anticipates an updated air quality analysis will be required as well.
AIR QUALITY/GHG
An Air Quality Technical Memo will be prepared to address potential air quality and GHG impacts of the Master Plan Update.
As detailed project and construction information is not expected to be available, example projects (i.e., residential developments, mixed-use corridors etc.) will be modeled using CalEEMod, and the resultant emissions will be compared to applicable thresholds. For operations, a regional emissions and GHG analysis will be conducted using either CalEEMod or EMFAC2017, depending upon the nature of the emissions sources and the development of project-generated VMT. Resultant emissions from this regional analysis will be compared to applicable thresholds. The potential odor impacts of the project will be qualitatively discussed. The air quality analysis will be mindful of the recent court decisions of the Newhall Ranch Case ATTACHMENT 1
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and the Friant Ranch Case; as such, the potential local health impacts of criteria pollutants, as well as the criteria pollutant and GHG emissions associated with the Master Plan Update, will be discussed. It is assumed that a quantitative health risk analysis will not be required as part of this analysis.
TRAFFIC IMPACT ANALYSIS
The traffic impact analysis in support of the FEZ Master Plan Update will respond to SB 743 and recent updates to the CEQA Guidelines that shift the focus of environmental analysis from impacts of projects on “levels of service” (LOS) to impacts on “vehicle miles traveled” (VMT). As of June 2020, VMT analysis is required under CEQA. However, because new metrics and guidelines in response to SB 743 have not been adopted by the City, WSP will rely on the implementation strategies established by OPR.
The WSP team will prepare a traffic impact analysis for the preferred land use and mobility alternative using forecast traffic information generated by the Three County Northern San Joaquin Valley (TCNSJV) Model. 1 Establish Base-Year Conditions, Research, and Data Collection.
Research - WSP will become familiar with relevant public and private plans, projects, and multimodal transportation studies. From this document review, WSP will prepare a memorandum listing all documents, reports and publications reviewed, high -level summaries of relevant transportation projects proposed, and record observed vehicular data (ADT counts taken within the last three years).
Data Collection - WSP will compile and collect existing conditions data along the street network within the City of Manteca for locations that are not identified during the research process. ADT counts will be collected on major arterials and roads throughout the City to meet the needs of the analysis at up to 15 locations. 2 Existing (Baseline) Traffic Conditions.
To provide for a baseline VMT analysis, WSP shall estimate existing light-duty vehicle VMT for trips beginning or ending in Manteca on a typical weekday. WSP shall estimate the city’s average VMT per household and average VMT per employee.
3 Manteca FEZ Master Plan Alternatives Travel Demand Forecasting.
Horizon Year Model Parameter Verification - The TCNSJV (Year 2040) Model will be used for analysis of the Manteca FEZ Master Plan alternatives. WSP will conduct a robust quality assurance/quality control (QA/QC) of model parameters in the Base Year model to ensure that all future year alternatives are built from the same base set of vetted parameters.
These parameters include but are not limited to roadway lanes/classifications, traffic controls, circulation network, roadway speeds, and transit network/services.
Future Scenario Inputs - WSP will develop a comprehensive list of reasonably expected transportation infrastructure projects to include as part of the future year baseline, based on research conducted in Task 1. The background roadway network will be assumed to be the same across all alternatives.
Alternative Model Runs - Once the three alternative models are coded, WSP will run the model and extract link-based VMT, and VMT by congested speed for GHG emissions.
FEZ Master Plan Alternative Analysis - WSP will evaluate three alternatives including: No Build (the Adopted Master Plan), the proposed Project, and an Alternative plan based on the following criteria: VMT and GHG emissions.
Deliverables:
— Research Summary Memorandum
ATTACHMENT 1
A VMT Impact Analysis Report and supporting appendices will be prepared to be included as part of the documentation compiled with the Circulation Element.
NOTICE OF PREPARATION
WSP will develop a project description based on the Master Plan Update and prepare the Notice of Preparation. Scope includes attendance at one a public scoping workshop. (NOP scope assumes NO CEQA Initial Study Checklist will be prepared).
SUPPLEMENTAL PROGRAM ENVIRONMENTAL IMPACT REPORT
The WSP team will prepare the Draft Supplemental Program Environmental Impact Report (SPEIR) to be consistent with City and current State CEQA Guidelines. The SPEIR will be supplemental to the Final Program EIR for the City’s Master Plan Update (2015). We anticipate two administrative drafts of the SPEIR prior to public review. Preparation of the SPEIR will include:
Existing Conditions/Regulatory Framework
The existing conditions and regulatory framework for the SPEIR will be sourced from the SPEIR for the 2015 Master Plan Update and supplemented with new background reports and technical studies prepared in conjunction with the project.
Deliverables:
— List of cumulative horizon year projects
— Model output data
— Draft and Final VMT Impact Analysis Reports
Deliverables:
— Notice of Preparation (Draft and Final in Word and PDF) — Legal Ad
— Assistance to the City with AB 52 consultation through preparing letters to any tribes requesting notification — Assumptions:
— The City will be responsible for:
• Posting of the NOP/legal ad in a local newspaper
• Developing a local distribution list for the NOP
• Local distribution of the NOP and AB 52 consultation letters • Uploading Electronic Files to the State Clearinghouse (SCH) • Posting with the City/County Clerk
• Payment of fees for the newspaper/legal ad and City/County Clerk postings. — Public Meeting
— During the 30-day public review period; WSP will support a public meeting by attending the meeting, assisting with interpretation of technical data, making a presentation, and answering questions related to the environmental process.
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Project Description
We anticipate incorporating the Master Plan Update, as well any Rezone actions or Code Amendments (that are assumed to be prepared by the City), as the “proposed project” for purposes of the CEQA document. The inclusion of all project elements as the proposed project for purposes of CEQA would ensure the most impactful build-out scenario is evaluated. This approach will streamline the environmental review process yet allow the CEQA document to address the ultimate project chosen by decision makers.
Prepare Issue Analyses
Analysis for the SPEIR would be conducted concurrently with review of the Master Plan Update to the extent feasible. The SPEIR will address build-out of the preferred land use scenario, along with any ancillary actions needed to facilitate implementation.
The SPEIR also will address any newly proposed or amended development standards, design guidelines, and policies to be included in the plans/elements as a means of mitigating potential impacts. Where additional mitigation measures are needed beyond existing standards, policy, and regulations, the mitigation will be developed in a way that can be feasibly implemented by future-specific projects associated with build-out of the Master Plan.
Cumulative Impact Analysis
The cumulative impact analysis will consider impacts associated with currently approved and reasonably anticipated projects within and surrounding the City, along with a discussion of potential impacts and mitigation associated with cumulative projects. The list of projects to be included in the cumulative analysis along with the discussion of potential impacts will be developed in consultation with City staff.
Alternatives
We will work closely with City staff and the consultant team to develop alternatives, keeping in mind the goal of selecting alternatives capable of reducing impacts associated with the proposed Master Plan Update. An alternative that reduces proposed development intensity could be included. Along with identifying an environmentally superior alternative, this section will include a comparative analysis table to facilitate the reader’s understanding of the project alternatives and environmental issues evaluated.
Mandatory CEQA Topics
For a complete and defensible SPEIR, include an executive summary, introduction, project description, growth inducement, significant irreversible and unavoidable changes, effects found not to be significant, and a list of organizations and persons consulted.
MMRP
We will prepare a mitigation monitoring and reporting program (MMRP), which contains a list of the mitigation measures and monitoring programs required for each identified significant environmental issue. The MMRP will be tailored to address likely future development within the FEZ. This will facilitate a streamlined review of future projects.
Preparation of Notice of Availability. The WSP team will prepare the Notice of Availability. We assume the City will be responsible for local distribution of the SPEIR and WSP will be responsible for transmittal of public review files to the SCH.
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FINAL PROGRAMMATIC ENVIRONMENTAL IMPACT REPORT (PEIR)
Response to Public Review Comments - Public review comments will be organized and bracketed to identify distinct comments. We anticipate working closely with City staff and the consultant team in preparing and revising the responses to comments. The scope includes preparation of responses to comments and coordination of responses with team member in addition to revisions to the responses based on two cycles of City review. The scope assumes the team will respond to up to 25 individual comments and that the City will jointly support responses to non-CEQA related comments directed solely on project components.
CEQA Findings/Statement of Overriding Considerations - The WSP team will prepare applicable CEQA findings and provide edits based on two rounds of City comments. Information needed to support the Findings/Statement of Overriding Considerations will be developed with City staff.
Final PEIR/MMRP - Based on the review by the City, revise the responses to comments and produce the Final SPEIR.
Notice of Determination - Once a decision is made on the project, we will assist the City with preparation of a draft Notice of Determination. WSP assumes the City will file the notice at the County Clerk.
TIMELINE
The timeline below provides a general framework for the SPEIR process and outlines the estimated durations for required activities to complete the environmental process. We have the staffing and experience to meet this general timeline and to facilitate a smooth and efficient process.
Duration Activity
2 weeks SPEIR Initiation *Once a static Master Plan Project Description has been attained for buildout
6 weeks Traffic Analysis
Deliverables:
— Two PEIR Administrative Drafts (electronic)
— Public Review Draft PEIR (electronic + 15 hard copies) — Notice of Availability
— Coordination with CDFW to attain a Finding of No effect letter for Filing of the NOD Post-public review. — WSP assumes that no fees will be required by CDFW, and a No Effect letter will be obtained. If it is determined that payment of fees to CDFW are required, the City will be responsible for the payment of those fees.
Deliverables:
— Draft and Final Responses to Comments, MMRP and Findings/Statement of Overriding Considerations — Draft and Final SPEIR (electronic + 15 hard copies)
— Notice of Determination
ATTACHMENT 1
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4 weeks Air Quality, Noise, GHG
6 weeks Administrative Draft SPEIR
2 weeks Staff Review of Admin Draft SPEIR
3 weeks Revise Admin Draft PEIR
2 weeks Staff Review of 2nd Admin Draft SPEIR
2 weeks Prep for Public Review and Noticing
45 Days Draft SPEIR Public Review
8 weeks Draft Final SPEIR / Response to Comments
2 weeks Staff Review of Admin Final SPEIR
2 weeks Revised Final SPEIR
2 weeks Posting for Planning Commission
4 weeks Hearings (PC and City Council)
1 week Notice of Determination
ATTACHMENT 1
REFERENCES
ATTACHMENT 1
Sally Buchanan
Vice President of Tourism
Folsom, CA
Kristy Stallings
Deputy City Manager
Overland Park, KS
www.hunden.com
Karen Radcliff
VP & Chief of Strategy -
Hamilton County Tourism
Hamilton County, IN
[email protected] | 913.895.6152
Client: City of Overland Park Time of Contract: 2019 - 2022 Hunden was retained to perform a fiscal revenue study regarding the development of Phase I of the Bluhawk District, which features a 300,000-square-foot multi-sport indoor athletic complex for regional sports tournaments and local sports leagues, practices and community wellness. The mega-mixed-use development also features a 3,500-seat arena/ civic and community center to host sporting events and concerts, retail, restaurant and entertainment space, among other uses and amenities. Hunden’s analysis assessed the potential performance and economic, fiscal, and employment impact of the development, including projections relating to state funding and public investment tools being pursued by the City and developer (STAR Bonds, TDD, and CID incentives). Hunden’s analysis concluded the Project would induce approximately $155 million of fiscal impact generated by all sales tax for all three incentives during the 23-year period in which all incentives are valid and available.
[email protected] | 317.590.4342
Client: Hamilton County Time of Contract: 2022 - Present Hunden has been engaged by Hamilton County on numerous occasions. Most recently, Hunden developed a 10-year comprehensive tourism master plan and action plan for the County. Hunden’s study determined existing tourism demand and ways to stimulate economic impact for the County’s four fast-growing cities: Carmel, Noblesville, Fishers, and Westfield. Stakeholder engagement, visioning sessions, comparable destination profiles, workforce and DEI initiatives, and financing strategies were all assessed.
Additionally, assessments were made of the history of the County’s tourism industry and assets, the County’s current assets and impact, and the opportunities for growth within the four major market segments.
Following the Master Plan, Hunden conducted deep-dive market and financial feasibility studies for the top recommended tourism asset developments. Hunden is currently engaged to study a sports-anchored mixed-use district in Westfield, Indiana, as an extension of previous work conducted within the County.
[email protected] | 916.985.2698
Client: Choose Folsom Time of Contract: 2023 - Present
Hunden performed a community-wide Tourism Assets Assessment Plan that will serve as a guide for the planning of future multi-use tourism and visitor related facilities. Hunden’s analysis focused on the natural strengths of Folsom as a destination for outdoor recreation and “outdoor adventure” opportunities. The study concluded with recommendations for the top tourism assets that should be prioritized for development by the Client.
The recommended deep-dive studies included a conference hotel, activated destination waterfront district, and Folsom Ranch master plan/highest and best use study for the existing asset.
ATTACHMENT 1
SCHEDULE & PROPOSED FEES
ATTACHMENT 1
Timing
Hunden proposes the following timing for each distinct deliverable, relating to Tasks 1-13:
§ Market Findings – approximately 10 weeks after the in-person site visit § Draft Analysis – approximately six (6) weeks after Client comments received on Market Findings
§ Final Analysis – approximately two weeks after receiving Client comments on the draft We expect the overall timeline for the market and financial feasibility study and Master Plan update to be four to five months assuming Client responsiveness and availability. The timeline may adjust/extend due to progress of the environmental impact report.
Please note that this timing does not include holiday weeks.
Hunden confirms its availability to complete the scope of work within the timeline outlined in Section VI of the Request for Proposals, with the final report to be submitted by May 24, 2024, inclusive of ten (10) hard copies, and the final presentation of the report given to the Agency/Council on June 4, 2024.
*For timing related to the Optional CEQA Environmental Impact Report (EIR) to be provided by WSP, please see the attached proposal.
ATTACHMENT 1
Fees
Hunden proposes to complete Tasks 1-13 of the analysis for a not-to-exceed fee of $248,000, inclusive of research and travel expenses for up to three (3) in-person trips to Manteca throughout the study and planning process. This fee is inclusive of all work to be completed by Hunden Partners, Convergence Design and WSP in Tasks 1-13 of the proposed scope of work. All additional travel will be billed to the Client at $1,600 per person per day in the market, plus reimbursables.
Professional Fee Breakdown by Service and Firm:
§ Feasibility/Study Lead & Project Management (Hunden): $169,000 § Design Services (Convergence): $ 25,000
§ Master Plan Update (WSP): $ 54,000
Total: $248,000
Hunden proposes to bill the Client according to the following payment milestones:
§ Kickoff Invoice, due to begin work: $50,000
§ Market findings: $60,000
§ Submission of draft plan: $90,000
§ Submission of final plan: $48,000
EIR Component (Task 14)
WSP can complete the CEQA EIR task as described in the scope attachment for a not-to-exceed fee of $169,068.
ATTACHMENT 1
www.hunden.com 213 W Institute Place, Suite 707 Chicago, IL 60610 312.643.2500 ATTACHMENT 1
ATTACHMENT 3
SCOPE OF WORK
ATTACHMENT 1
Project Understanding
The Hunden Partners Team, including architect partner Convergence Design and multidisciplinary planning and environmental impact consulting partner WSP (Hunden or Team), is pleased to respond to The City of Manteca’s (City or Client) Request for Proposals to provide a market demand, financial feasibility, economic impact study, conceptual design and land use plan for the proposed Family Entertainment Zone (FEZ) in Manteca, California. We understand that this Project has been the subject of study and planning for more than a decade. We will use the 2016 FEZ mater plan and related amendments as a foundation of understanding for this continued planning effort while bringing a fresh perspective and methodology that will lead to a new comprehensive deliverable. The Team is prepared to provide the Client with an updated and new master plan document that will help the Client move toward implementation.
Since 2010, the Client has been in the process of developing a plan for the Project but has not been able to proceed while lacking the necessary road infrastructure to allow additional tourism traffic. A new interchange is currently under construction, which will allow for easier flow of additional traffic brought by new community assets. Consequently, the City is now able to reevaluate the Plan and determine a new, post-Covid program and plan for Project execution.
The City is interested in developing a mixed-use live-work-play area that encourages visitation from surrounding communities and creates a family hub for Manteca residents. The goal of the FEZ, in conjunction with the City’s three other existing “attractions,” which include the Big League Dreams Sports Complex, Great Wolf Lodge facilities, and a Bass Pro Shops Outdoor World, is to create a long-term, sustainable tourism destination. Hunden’s analysis will consider synergies with existing attractions and demand generators, as well as the seven major commercial centers and other key nodes of commerce and industry identified by the Client.
The Project site is located near the interstate highway system of State Route 120, Interstate 5, and State Route 99. The location provides direct access to large metropolitan areas including Sacramento and San Francisco. Manteca is home to approximately 89,000 residents or 28,500 households, and prides itself on being a “family city.” The City, centrally located between San Francisco and Yosemite National Park, is colloquially known as “The Gateway to Yosemite.” The following uses have been identified by the Client as zone-approved uses to be analyzed as part of the study effort:
Retail and restaurant facilities,
Recreation and sports facilities including passive and active open space, recreation areas, sports fields, stadiums, and community gathering spaces,
Full-service hotel/resort including additional recreation and dining options and possible associated conference center and/or meeting space,
Entertainment facilities including miniature golf, golf cart racers, arcade games, and others, Residential opportunities, and
General parking needs.
The following figure identifies the 148.76-acre FEZ development site area.
Attachment 3
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Hunden will complete a market, financial feasibility and economic impact analysis to determine the current supply and demand for each of the proposed uses, as well as make prescriptive recommendations on possible alternative uses and sizing, to arrive at the optimal mix of uses for the site. Once we have confirmed the supportable mix of uses, CD and WSP will collaborate to refine and update the conceptual layouts, land use and master plan components. Hunden will then create demand and financial models to show projected performance for each use. This will be followed by an economic, fiscal and employment impact analysis to show the projected return on investment to the community in terms of jobs, new spending and tax revenues generated by the Project.
EIR Component. WSP has an expert team of environmental consultants prepared to complete a focused environmental impact report update (EIR) for the Project based on the updated recommendations for the program. This report will focus on the specific areas outlined by the Client, Vehicle Miles Traveled (VMT) analysis and Greenhouse Gas (GHG) emissions analysis. We have separated this element of the scope of work out for clarity, and WSP’s methodology and approach can be found as an attachment. This effort will operate on an independent timeline and budget from the scope of work outlined below.
ATTACHMENT 1
Scope of Work
Highest and Best Use Study | Master Plan Update
Task 1 – Project Kickoff and Site Visit
Task 2 – Project Profile and Site Overview
Task 3 – Economic, Demographic and Tourism Analysis
Task 4 – Retail and Restaurant Market Analysis
Task 5 – Hospitality Market Analysis
Task 6 – Entertainment and Regional Attractions Market Analysis Task 7 – Outdoor Sports and Recreation Market Analysis Task 8 – Multifamily Market Analysis
Task 9 – Competitive Market Analysis: Case Studies
Task 10 – Recommendations and Master Plan Update
Task 11 – Estimated Attendance and Performance Projections Task 12 – Economic and Financial Projections
Task 13 – Economic, Fiscal and Employment Impact (ROI) Analysis Optional CEQA Environmental Impact Report (EIR)
Task 14 – Focused Environmental Impact Report – See Attachment ATTACHMENT 1
Highest and Best Use Study | Master Plan Update
Task 1: Project Kickoff and Site Visit
During the project kickoff and site visit, Hunden will meet with City leadership to confirm the goals of the study and other contextual issues related to the Project. We will perform the following orientation and due diligence-oriented tasks:
Meet with and obtain information/data from the City of Manteca, tourism officials with the Manteca Chamber of Commerce, economic development officials, and other key stakeholders as appropriate. Clarify Project and process goals and objectives with the Client. Tour the FEZ site and surrounding areas, as well as projects currently underway in the area to better understand the site and surrounding land uses as it relates to potential uses of the site. Review previous plans and documents related to the Project, including the 2016 FEZ Master Plan, the 2018 amendment, the FEZ Approved Uses Table, and all other support materials, as available. Gather and review relevant economic, demographic, tourism and other data. Gather and review all agency-provided materials, including the current FEZ Master Plan and subsequent amendments, the General Plan and Zoning maps, and information on major residential, commercial, and industrial developments planned within Manteca’s city limits. WSP will review the existing master plan, General Plan, Housing Element and other relevant City plans and policies. WSP will provide a summary of key considerations for the master plan update as a deliverable.
Task 2: Project Profile and Site Overview
This task will provide an overview of the proposed FEZ Project. The profile of the Project concept will include, as available:
Profile of the existing developments on or near the site, including the Great Wolf Lodge, Big League Dreams facilities and Bass Pro Shops Outdoor World, and their performance to-date (as available), Current site conditions of the identified 148.76-acre plot, Location,
Proposed development plan,
Proposed development program by use,
Proposed financing and budgets (sources and uses),
Public investment (if any), and
Any estimated infrastructure costs, drawings and plans.
During the kick-off, Hunden will review all of the proposed Project site details with the Client. WSP will provide an existing conditions summary and observations from the site visit.
Tasks 3: Economic, Demographic and Tourism Analysis
Hunden will evaluate the Project site area and Manteca’s position as a center of economic activity, related to resident population and growth, business location and growth, accessibility, and as a destination for visitors. This analysis will provide a realistic SWOT assessment for the local and regional area. Among the data gathered and analyzed will be:
ATTACHMENT 1
Geographic attributes, accessibility, and local/regional transportation links, Trends in population growth and income, and other demographic information, Corporate presence, major employers and any significant recent or likely future changes, Nodes of restaurant, retail, and commercial development growth, and Tourism drivers and assets relevant to the community and potential development of the site.
This analysis includes an ESRI Neighborhood Analysis, Placer.ai Analysis, Census data, and CoStar Insights. Hunden utilizes the latest market data, visitor origin data, demographic data, psychographic data, and other resources to determine a comprehensive view of your marketplace.
Prior to beginning analyses for each specified market use, WSP will prepare early technical studies for the CEQA document that are not dependent on an updated vision for the master plan to inform the market studies and development of an updated vision.
Throughout the process of Hunden’s market analyses, WSP will qualitatively assess compatibility of the existing master plan with findings of each of the market tasks, in addition to providing strategic input on the creation of an updated vision and land use plan, and assessing compatibility of the existing plan with findings and recommendations of the updated vision and land use plan.
Task 4: Retail and Restaurant Market Analysis
The retail and restaurant analysis will include an overview of the market in Manteca, as well as the industry trends that drive shifts in restaurant and retail development and survival in urban and suburban areas. The analysis will include the following:
Industry Trends. Hunden will cover the trends that influence how and where people want to shop, eat/drink and be entertained as part of those experiences, and how recent macro events have shifted these trends. In addition, Hunden will cover key drivers of demand, financial realities, including typical metrics and cap rates, and others, as relevant.
Market Performance. Supply, Demand, Rates, Absorption, and other key metrics of the Manteca market, in time-series charts and data tables, using CoStar and other analytical tools. Hunden will include a map of area submarkets and key nodes of asset clusters.
Submarket Performance. Supply, Demand, Rates, Absorption, and other key metrics of the Project site submarket, in time-series charts and data tables, using CoStar and other analytical tools.
Competitive Set Identification & Performance. Profiles of leasable spaces or developments (location, size, quality, age rates, vacancy), absorption and time-series of performance. A competitive set supply map will profile location and consider nearby supportive uses, such as residential, hotels, event facilities, office clusters, attractions, and other support/demand generators, as well as relevant established shopping and dining centers.
Proposed and Under Construction Projects. Hunden will profile the relevant projects underway or imminent and consider those as part of the future competitive set absorption dynamic.
Geofencing research technology. Hunden will study customer origin and traffic analytics for retailers and other relevant businesses. This information will be used to understand the possible impacts of new restaurant, retail, hospitality, and entertainment space in Manteca and project how the development will perform.
Implications. Based on all of the market data and interview insights, as well as Hunden’s experience in other markets with similar situations, implications will be provided for the Project.
ATTACHMENT 1
Task 5: Hospitality Market Analysis
Industry Trends. Hunden will cover the trends that influence hotel development and performance and how recent macro events have impacted hotels. In addition, Hunden will cover key drivers of demand, financial realities, including typical metrics and cap rates, and others as relevant.
Local Market. In this task, Hunden will profile the area supply of hotels, as well as the key nodes or clusters of hotels in the marketplace. Hunden will interview local hotel and tourism management representatives to determine the sources of demand for the market generally and for individual hotels in and around the Manteca area. Hunden will gather local and regional tourism data from specific hotel, event, sports and meeting facilities and organizations. Hunden will consider such annual events and seasonal tourism waves to examine how the existing hotels are or are not accommodating the type of demand that would like to visit the area.
Competitive Set. Hunden will analyze the submarket to determine the competitive set of hotels near the Project site.
Hunden will consider location, size, quality, age, brand, concept, amenities and other factors. Hunden will obtain data through interviews and STR (Smith Travel Research) statistical database and reports, and a variety of industry resources.
Proposed and Under Construction Projects. Hunden will profile the relevant projects underway or imminent and consider those as part of the future competitive set.
Comp Set Performance. The analysis will include tracking of occupancy, monthly room night demand, average daily rate (“ADR”), and Revenue per Available Room (“RevPAR”), and performance by year, month, day of week, unaccommodated demand and demand type/market mix.
Hunden will discuss how new hotels have been absorbed into the market. Hunden will provide conclusions on the ability of these improvements to induce more demand from each major market segment. Market segmentation within the set will also be shown in three primary categories:
Commercial transient,
Group (corporate group, association, and other), and
Leisure.
Interviews. Hunden will interview competitive set hotel management to understand what business they are accommodating and the type of business that they believe may be going to other hotels outside of Manteca due to quality, space availability and other issues, in addition to information on guest experiences at existing hotels as available. These interviews are critical to a true understanding of the market beyond what historical statistics show and portend. This is a step that Hunden always includes that many firms do not.
Implications. Based on all of the market data and interview insights, as well as Hunden’s experience in other markets with similar situations, implications will be provided for the Project.
Task 6: Entertainment and Regional Attractions Market Analysis The Client is interested in the development of family-oriented entertainment activities such as miniature golf, golf cart racers, arcade games, and others. Hunden will consider these uses in addition to dynamic place-shaping attraction opportunities trending around the U.S., possibly including:
Chicken N Pickle
TOCA Social
Flight Club
Bar K
Popstroke
Puttery
Puttshack
K1 Speed / Andretti Racing Experience
Royal Palms
Axes and Ales
ATTACHMENT 1
Hunden will provide a review for context of any proposed entertainment components within the Project. Hunden will assess competitive entertainment concepts and attractions in terms of the following characteristics, as available:
General characteristics, such as location,
year built, owner/operator, and
adjacent/nearby
developments/activities,
Type of attraction,
Size (total, visitor areas, non-visitor
areas),
Content/offerings,
Experience,
Target market,
Pricing and length of stay,
Attendance,
Visitor characteristics,
Visitor origin, and others.
Task 7: Outdoor Sports and Recreation Market Analysis
Hunden will analyze the current supply of and demand for outdoor sports and recreation offerings.
First, Hunden will review and survey the existing public, non-profit and private inventory of outdoor sports and recreation offerings in Manteca and nearby areas as appropriate. Hunden will then inventory and survey the current amateur sports tournament activity within the area for outdoor facilities. Profiles will include outdoor elements such as number of fields and other key amenities.
Many of the likely events that could occur at new sports facilities will be from around the region. In order to understand the competitive situation in which the community finds themselves, the regional competitive sports facilities will be profiled and analyzed. Hunden will utilize geofencing research technology to gather visitation and performance data for relevant regional sports complexes. This research output will show how many visitors frequent the relevant regional facilities and where the facilities draw attendees from.
This analysis will answer both the competitive supply question and the regional demand question. With so many communities embarking on youth and amateur sports facilities, it is important to understand how the elite teams and leagues operate, how they determine where to host events, and where they choose to play.
Tournament Demand Interviews. Through interviews with relevant sports clubs and organizations, we will focus on identifying existing demand, current facility supply and the gaps between the two. Sports with excess demand will be identified and presented in terms of their facility needs. Additionally, these interviews will help determine what teams, leagues, and tournaments are likely to come to the facility and under what conditions. Hunden will assess the City’s future ability to retain local users currently being lost to sports and recreation facilities and amenities in adjacent cities and counties, along with its ability to attract regional users through tournaments and other events.
Task 8: Multifamily Market Analysis
The multifamily market analysis will include an analysis of the rental apartment market in Manteca, as well as the industry and demographic trends that drive shifts in apartment occupancy in urban and suburban areas. The analysis will include the following:
Industry Trends. Hunden will cover demographic and migration trends that influence how and where people want to live, and how recent macro events have shifted these trends. In addition, Hunden will cover key drivers of demand, financial realities, including typical profit ratios and cap rates, and major players in the industry, nationally and locally.
Market Performance. Supply, Demand, Rates, Absorption, and other key metrics of the Manteca market, in timeseries charts and data tables, using CoStar and other analytical tools. Hunden will include a map of area submarkets and key nodes of asset clusters.
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Submarket Performance. Supply, Demand, Rates, Absorption, and other key metrics of the Project site submarket, in time-series charts and data tables, using CoStar and other analytical tools.
Proposed and Under Construction Projects. Hunden will profile the relevant projects underway or imminent and consider those as part of the future competitive set absorption dynamic.
Competitive Set Identification & Performance. Profiles of competitive developments (location, size, quality, age, rates, vacancy), absorption and time-series of performance. A competitive set supply map will profile location and consider nearby supportive uses.
Interviews. Hunden will interview local brokers, facility management and others in the marketplace to understand the nuances moving the market. Hunden will work to determine what product could thread the needle to improve the market’s offerings and achieve rates that will support development costs. Often, new, unique product can significantly outperform existing stock if there is a gap in quality, age, location, etc. that could induce new demand and higher rates to the submarket.
Implications. Based on all of the market data and interview insights, as well as Hunden’s experience in other markets with similar situations, implications will be provided for the Project.
Task 9: Competitive Market Analysis: Case Studies
Hunden has analyzed case studies for hundreds of unique destination assets and, as such, is uniquely equipped to understand the keys to success and pitfalls to avoid. Hunden will review relevant similar family entertainment and mixed-use projects developed for similar-sized areas and markets to understand what has worked in other places.
Hunden will focus on those in markets with comparable characteristics to those of the Project site, though we will look at examples across the U.S. and beyond to find the most instructive case studies for Manteca’s present situation. This piece of the analysis is a differentiator for our firm – the placemaking expertise informed by best practices and lessons learned from compelling unique developments.
Hunden will consider the following data points as available:
The existing built environment,
Public/negative space,
Location and size relative to the site,
Quality of attractions and types of amenities,
Performance and attendance levels (as available),
Events and programming,
Critical factors to success or failure, and
Others, as appropriate.
These will be profiled, and implications discussed. The results will provide the Client with lessons learned and critical elements to success or failure.
Using geofencing research technology, Hunden can assess how busy similar/comparable or competitive district developments are, compare them to the Project, and determine primary trade areas, visitor origin, demographics and other datapoints. We can gather data on both the overall district and on each sub-category of uses. Below we have included a small sampling of the type of data we collect and assess. These images were assembled as a high-level example of our data capabilities.
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Task 10: Recommendations and Master Plan Update
Recommendations. Considering the analysis, Hunden will make recommendations for the optimal mix of use types, including quality, sizing and other key factors, for the Family Entertainment Zone Project. This will not only be based on the existing market, but also on the market that the Client is looking to attract with the revitalization and development of the site. Hunden will provide development scenarios by type of use which may include hospitality, multifamily, restaurants, shopping/retail, and entertainment and attractions, outdoor sports and recreation facilities, and/or others uses as appropriate.
Vision. Convergence Design will create a high-level illustration/concept drawing of the recommended program to ensure it fits the site with appropriate density. This will show the location of all proposed land use areas. We will also consider how quickly the full program can be absorbed and will determine phasing as appropriate. Convergence can then determine a high-level cost estimate for each development component, as well as for the entire district development.
Master Plan Update. It is anticipated that Hunden’s recommendations may impact the following sections of the 2016 Master Plan: Circulation and Parking, Land Use and Architecture, and Landscape and Open Space, among others.
Based on the market studies and the updated vision, WSP will adapt the existing master plan content to the vision.
WSP will evaluate whether the master plan should be converted to a specific plan (Government Code Section 65450, et seq.) and make a recommendation accordingly. WSP’s approach relies on utilizing the existing standards and guidelines of the master plan, rather than create content anew. They will also advise on consistency of the master plan ATTACHMENT 1
with the current California housing and land use regulatory framework and compatibility of the master plan with the findings and recommendations of the market studies, vision and land use plan.
Task 11: Estimated Attendance and Performance Projections Hunden will comprehensively research and explain the market area’s demand for each of the uses over the next ten years using the best available data and employing appropriate research from the prior tasks to provide a robust understanding of the demand for each use. Our approach and data presentation will align with industry-standard reporting for private sector real estate (hotel, commercial, residential) demand modeling.
Task 12: Economic and Financial Projections
Hunden will conduct a demand model, including a penetration analysis. This will then lead to assumptions that will be used to determine the detailed financial projections for each use for a period of ten years. These will include major line-item detail of revenue and expense for each component, which will then result in net operating income (NOI) that will support debt service. Hunden will present projections from each component and then combine these results into a mixed-use financial projection.
In order to determine financial feasibility, the net operating income must be shown against a development cost. Hunden will show the supportable equity and debt that the net cash flows support. We will also run a discounted cash flow analysis to show the perspective an appraiser for a bank would utilize to determine DCF valuation. From these financial analytics, the feasibility will be determined. If there is a feasibility gap, the modeling from Hunden will determine the amount and what key items led to the gap (costs, absorption, rents, etc.). Finally, Hunden will provide any further explanation or clarification around assumptions used, as appropriate.
Cost/Benefit Analysis. Hunden will develop a cost-benefit analysis to identify a financial value on tangible and intangible costs and benefits for each component of the Project recommendations. This analysis will include return on investment (ROI) and net present value (NPV) calculations.
Task 13: Economic, Fiscal, and Employment Impact (ROI) Analysis Hunden will conduct an economic, fiscal and employment impact analysis to determine the direct, indirect, and induced impacts, including the tax revenues that are generated by the Project.
Based on the above analysis, a projection of net new direct spending will be tabulated. New spending is spending that is new to the community due to new residents, visitors to retail/restaurant, new employees in offices and other spending impacts associated with the development. The model will consider net new recaptured and induced spending only (versus gross spending) to ensure that substitution spending is netted out of the impacts. Spending categories primarily include food/beverage, retail, transportation, lodging and entertainment/other. The net new and recaptured spending is considered to be the Direct Impact.
From the direct spending figures, further impact analyses will be completed. Indirect Impacts are the supply of goods and services resulting from the initial direct spending. For example, a new resident’s direct expenditure on retail causes the store to purchase goods and other items from suppliers. The portion of these purchases that are within the local economy is considered an indirect economic impact.
Induced Impacts embody the change in local spending due to the personal expenditures by employees whose incomes are affected by direct and indirect spending. For example, a waitress at a restaurant may have more personal income because of the new spending. The amount of the increased income that the employee spends in the area is considered an induced impact. Fiscal Impacts represent the incremental tax revenue collected by the City due to the net new economic activity related to a development. The fiscal impact represents the government’s share of total economic benefit. There will be distinct tax impacts for each governmental entity. Fiscal impacts provide an offset ATTACHMENT 1
to the potential public expenditures required to induce the development of the Project. Hunden will identify the taxes affected and conduct an analysis of the impact on these accounts and governmental units.
Employment Impacts include the incremental employment provided not only onsite, but due to the spending associated with the Project. For example, the direct, indirect, and induced impacts generate spending, support new and ongoing businesses, and ultimately result in ongoing employment for citizens.
Hunden will show the number of ongoing jobs supported by the project and provide the resulting income and income taxes generated.
Hunden uses one of the industry’s most relied upon multiplier models, IMPLAN. This input-output model estimates the indirect and induced impacts, as well as employment impacts, based on the local economy. An input-output model generally describes the commodities and income that normally flow through the various sectors of the economy. The indirect and induced expenditure, payroll and employment result from the estimated changes in the flow of income and goods caused by the projected direct impacts. The model data are available by various jurisdictional levels, including counties.
This analysis will conclude with a combined financial and impact model to summarize the public’s return on investment (public ROI) for the Project.
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Touchpoints and Deliverables
Kickoff Organizing Call – Once the administrative engagement paperwork process is complete, Hunden will schedule an initial kickoff organizing call/Zoom with the Client team for introductions and to schedule the in-person site visit, tours, and meetings. Hunden will send a kickoff memo outlining requests for data, scheduling arrangements, and key contact information.
Site Visit/Local Discovery – Members of the Hunden key personnel team will travel to Manteca to conduct an in-person kickoff trip with the Client, including stakeholder meetings and interviews, a site tour, and tours of surrounding demand generators.
Circle Back Call – After the kickoff trip, Hunden will schedule a ‘circle-back call’ with the Client to wrap up data requests and any outstanding discovery phase items. Check-In Calls – Throughout the market research tasks, Hunden can schedule check-in calls with the Client to ensure timely forward direction through the study process. Market Findings Presentation (deliverable) – Hunden will present a PowerPoint-style deliverable of market findings electronically to the Client. This will include the recommended scenarios for the Client to consider by type. Hunden will collaborate with the Client to receive feedback prior to beginning the updated master plan work and financial modeling.
Draft Master Plan Deliverable (deliverable) – The Hunden Team will complete the updated master plan elements, as well as all financial and impact modeling elements of the scope of work and compile the results into a draft analysis of its financial outputs, which will be presented to the Client electronically for review and comment.
Final Master Plan Deliverable (deliverable) – After receiving comments from the Client on the draft analysis, Hunden will issue its final deliverable, inclusive of the market analyses, recommendations, Master Plan updates, project development scenarios by type, and strategic next-steps. Hunden will deliver ten (10) printed copies plus one (1) digital media copy of the final master plan document. *The Environmental Impact Report, should it be authorized, will be completed in tandem with the financial feasibility and master plan update effort. The final EIR documents will be delivered independently by WSP and will consist of 15 hard copies of the draft and final EIR. The anticipated timeline for delivery of the EIR is outlined in the attached EIR proposal.
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Optional CEQA Environmental Impact Report (EIR)
Task 14: Focused Environmental Impact Report – See Attached WSP has provided a full scope of work to meet the Environmental Impact Report specifications outlined in the RFP.
Please see the attached narrative. WSP confirms that the scope of services outlined, as well as timeline and fee, may likely change as a result of Tasks 1-13 outlined above. We remain flexible and open to negotiations in order to best meet the Client’s needs.
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TASK #14 ENVIRONMENTAL IMPACTREPORT
ENVIRONMENTAL REVIEW/CEQA APPROACH
The WSP team will provide a detailed programmatic analysis of all relevant CEQA issue areas, building from the Program EIR (PEIR) adopted in conjunction with the Family Entertainment Zone (FEZ) Master Plan (2015). We understand that the FEZ Master Plan was prepared to provide a comprehensive planning document to guide and direct development of the 210-acre FEZ Project site. The Master Plan established the land uses, development concepts, guidelines and standards based on the goals and policies articulated in the City’s General Plan. The land uses, development standards and design were to establish the development vision and to facilitate implementation of consistent quality and character for the Project site. The 2015 EIR included both Programmatic and Project-level analysis for Phase 1 only. We understand Phase 1 has been implemented, and the Project site for purposes of the EIR, formerly 210 acres, would now cover the remaining planning areas, totaling approximately 148 acres.
The adopted FEZ Master Plan CEQA document will be incorporated by reference to provide a more streamlined environmental document and will provide efficiencies and cost savings to the overall effort. The overall approach is to prepare a Supplemental PEIR, which would provide analysis and a mitigation framework that allowsfor future development, consistent with the FEZ Master Plan and Zoning, to tier from the analysis in the PEIR. This approach would allow for more streamlined environmental analysis for future development in the FEZ and would support the City’s goals of new revenue-generating, entertainment uses. Most importantly, we understand the made Findings and adopted a Statement of Overriding Considerations for multiple significant unmitigated impacts with certification of the 2015 FEIR; therefore, preparing a Supplemental EIR allows the City to retain those findings and overrides for issues such as Agricultural, and not open those issues to new public review or challenge.
TECHNICAL STUDIES
Given the recent preparation of the 2015 PEIR and static project area for the remaining Planning Areas yet be builtout, , WSP believes that the necessary technical studies in support of the Supplemental PEIR will include only traffic and traffic- dependent analyses (air quality and greenhouse gas (GHG) emissions). The passage and implementation of SB 743. and the need to convert the traffic analysis to a vehicles miles travelled (VMT) metric drives the need for an updated traffic impact analysis. Furthermore, changes have occurred surrounding State climate targets, and we understand the City is in the process of updating its 2013 Climate Action Plan (CAP); therefore, an updated GHG technical study is warranted. Finally, given likely changes in the regional context, baseline emissions, and likely change in land usesin the FEZ, WSP anticipates an updated air quality analysis will be required as well.
AIR QUALITY/GHG
An Air Quality Technical Memo will be prepared to address potential air quality and GHG impacts of the Master Plan Update. As detailed project and construction information is not expected to be available, example projects (i.e., residential developments, mixed-use corridors etc.) will be modeled using CalEEMod, and the resultant emissions will be compared to applicable thresholds. For operations, a regional emissions and GHG analysis will be conducted using either CalEEMod or EMFAC2017, depending upon the nature ofthe emissionssources and the development of project-generated VMT. Resultant emissions from this regional analysis will be compared to applicable thresholds.
The potential odor impacts of the project will be qualitatively discussed. The air quality analysis will be mindful of the recent court decisions of the Newhall Ranch Case and the Friant Ranch Case; as such, the potential local health ATTACHMENT 1
impacts of criteria pollutants, as well as the criteria pollutant and GHG emissions associated with the Master Plan Update, will be discussed. It is assumed that a quantitative health risk analysis will not be required as part of this analysis.
TRAFFIC IMPACT ANALYSIS
The traffic impact analysis in support of the FEZ Master Plan Update will respond to SB 743 and recent updates to the CEQA Guidelines that shift the focus of environmental analysis from impacts of projects on “levels of service” (LOS) to impacts on “vehicle miles traveled” (VMT). As of June 2020, VMT analysis is required under CEQA. However, because new metrics and guidelines in response to SB 743 have not been adopted by the City, WSP will rely on the implementation strategies established by OPR.
The WSP team will prepare a traffic impact analysis for the preferred land use and mobility alternative using forecast traffic information generated by the Three County Northern San Joaquin Valley (TCNSJV) Model. 1 Establish Base-Year Conditions, Research, and Data Collection.
Research - WSP will become familiar with relevant public and private plans, projects, and multimodal transportation studies. From this document review, WSP will prepare a memorandum listing all documents, reports and publications reviewed, high -level summaries of relevant transportation projects proposed, and record observed vehicular data (ADT counts taken within the last three years).
Data Collection - WSP will compile and collect existing conditions data along the street network within the City of Manteca for locations that are not identified during the research process. ADT counts will be collected on major arterials and roads throughout the City to meet the needs of the analysis at up to 15 locations. 2 Existing (Baseline) Traffic Conditions.
To provide for a baseline VMT analysis, WSP shall estimate existing light-duty vehicle VMT for trips beginning or ending in Manteca on a typical weekday. WSP shall estimate the city’s average VMT per household and average VMT per employee.
3 Manteca FEZ Master Plan Alternatives Travel Demand Forecasting.
Horizon Year Model Parameter Verification - The TCNSJV (Year 2040) Model will be used for analysis of the Manteca FEZ Master Plan alternatives. WSP will conduct a robust quality assurance/quality control (QA/QC) of model parameters in the Base Year model to ensure that all future year alternatives are built from the same base set of vetted parameters. These parameters include but are not limited to roadway lanes/classifications, traffic controls, circulation network, roadway speeds, and transit network/services.
Future Scenario Inputs - WSP will develop a comprehensive list of reasonably expected transportation infrastructure projects to include as part of the future year baseline, based on research conducted in Task 1. The background roadway network will be assumed to be the same across all alternatives.
Alternative Model Runs - Once the three alternative models are coded, WSP will run the model and extract linkbased VMT, and VMT by congested speed for GHG emissions.
FEZ Master Plan Alternative Analysis - WSP will evaluate three alternatives including: No Build (the Adopted Master Plan), the proposed Project, and an Alternative plan based on the following criteria: VMT and GHGemissions.
A VMT Impact Analysis Report and supporting appendices will be prepared to be included as part of the documentation compiled with the Circulation Element.
Deliverables:
— Research Summary Memorandum
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NOTICE OF PREPARATION
WSP will develop a project description based on the Master Plan Update and prepare the Notice of Preparation. Scope includes attendance at one a public scoping workshop. (NOP scope assumes NO CEQA Initial Study Checklist will be prepared).
SUPPLEMENTAL PROGRAM ENVIRONMENTAL IMPACT REPORT
The WSP team will prepare the Draft Supplemental Program Environmental Impact Report (SPEIR) to be consistent with City and current State CEQA Guidelines. The SPEIR will be supplemental to the Final Program EIR for the City’s Master Plan Update (2015). We anticipate two administrative drafts of the SPEIR prior to public review. Preparation of the SPEIR will include:
a
— List of cumulative horizon year projects
— Model output data
— Draft and Final VMT Impact Analysis Reports
Deliverables:
— Notice of Preparation (Draft and Final in Word and PDF) — Legal Ad
— Assistance to the City with AB 52 consultation through preparing letters to any tribes requesting notification — Assumptions:
— The City will be responsible for:
• Posting of the NOP/legal ad in a local newspaper
• Developing a local distribution list for the NOP
• Local distribution of the NOP and AB 52 consultation letters • Uploading Electronic Files to the State Clearinghouse (SCH) • Posting with the City/County Clerk
• Payment of fees for the newspaper/legal ad and City/County Clerk postings. — Public Meeting
— During the 30-day public review period; WSP will support a public meeting by attending the meeting, assisting with interpretation of technical data, making a presentation, and answering questions related to the environmental process.
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Existing Conditions/Regulatory Framework
The existing conditions and regulatory framework for the SPEIR will be sourced from the SPEIR for the 2015 Master Plan Update and supplemented with new background reports and technical studies prepared in conjunction with the project.
Project Description
We anticipate incorporating the Master Plan Update, as well any Rezone actions or Code Amendments (that are assumed to be prepared by the City), asthe “proposed project” for purposes of the CEQA document. The inclusion of all project elements astheproposed projectfor purposes of CEQA would ensure themostimpactful build-outscenario is evaluated. This approach will streamline the environmental review process yet allow the CEQA document to address the ultimate project chosen by decision makers.
Prepare Issue Analyses
Analysis for the SPEIR would be conducted concurrently with review of the Master Plan Update to the extent feasible.
The SPEIR will address build-out of the preferred land use scenario, along with any ancillary actions needed to facilitate implementation.
The SPEIR also will address any newly proposed or amended development standards, design guidelines, and policies to be included in the plans/elements as a means of mitigating potential impacts. Where additional mitigation measures are needed beyond existing standards, policy, and regulations,themitigationwill bedeveloped in a way that can be feasibly implemented by future-specific projects associated with build-out of the Master Plan.
Cumulative Impact Analysis
The cumulative impact analysis will consider impacts associated with currently approved and reasonably anticipated projects within and surrounding the City, along with a discussion of potential impacts and mitigation associated with cumulative projects. The list of projects to be included in the cumulative analysis along with the discussion of potential impacts will be developed in consultation with City staff.
Alternatives
We will work closely with City staff and the consultant team to develop alternatives, keeping in mind the goal of selecting alternatives capable of reducing impacts associated with the proposed Master Plan Update. An alternative that reduces proposed development intensity could be included. Along with identifying an environmentally superior alternative, this section will include a comparative analysis table to facilitate the reader’s understanding of the project alternatives and environmental issues evaluated.
Mandatory CEQA Topics
For a complete and defensible SPEIR, include an executive summary, introduction, project description, growth inducement, significant irreversible and unavoidable changes, effects found not to be significant, and a list of organizations and persons consulted.
MMRP
We will prepare a mitigation monitoring and reporting program (MMRP), which contains a list of the mitigation measures and monitoring programs required for each identified significant environmental issue. The MMRP will be tailored to address likely future development within the FEZ. This will facilitate a streamlined review of future projects.
Preparation of Notice of Availability. The WSP team will prepare the Notice of Availability. We assume the City will ATTACHMENT 1
be responsible for local distribution of the SPEIR and WSP will be responsible for transmittal of public review files to the SCH.
FINAL PROGRAMMATIC ENVIRONMENTAL IMPACT REPORT (PEIR)
Response to Public Review Comments - Public review comments will be organized and bracketed to identify distinct comments. We anticipate working closely with City staff and the consultant team in preparing and revising the responses to comments. The scope includes preparation of responses to comments and coordination of responses with team member in addition to revisions to the responses based on two cycles of City review. The scope assumes the team will respond to up to 25 individual comments and that the City will jointly support responses to non-CEQA related comments directed solely on project components.
CEQA Findings/Statement of Overriding Considerations - The WSP team will prepare applicable CEQA findings and provide edits based on two rounds of City comments. Information needed to support the Findings/Statement of Overriding Considerations will be developed with City staff.
Final PEIR/MMRP - Based on the review by the City, revise the responses to comments and produce the Final SPEIR.
Notice of Determination - Once a decision is made on the project, we will assist the City with preparation of a draft Notice of Determination. WSP assumes the City will file the notice at the County Clerk.
Deliverables:
— Two PEIR Administrative Drafts (electronic)
— Public Review Draft PEIR (electronic + 15 hard copies) — Notice of Availability
— Coordination with CDFW to attain a Finding of No effect letter for Filing of the NOD Post-publicreview. — WSP assumes that no fees will be required by CDFW, and a No Effect letter will be obtained. If it is determined that payment of fees to CDFW are required, the City will be responsible for the payment of those fees.
Deliverables:
— Draft and Final Responses to Comments, MMRP and Findings/Statement of Overriding Considerations — Draft and Final SPEIR (electronic + 15 hard copies)
— Notice of Determination
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Timing: Tasks 1-13
Hunden proposes the following timing for each distinct deliverable, relating to Tasks 1-13:
Market Findings – approximately 10 weeks after the in-person site visit Draft Analysis – approximately six (6) weeks after Client comments received on Market Findings Final Analysis – approximately two weeks after receiving Client comments on the draft We expect the overall timeline for the market and financial feasibility study and Master Plan update to be four to five months assuming Client responsiveness and availability. The timeline may adjust/extend due to progress of the environmental impact report.
Please note that this timing does not include holiday weeks.
Hunden confirms its availability to complete the feasibility and master plan update scope of work within the timeline outlined in Section VI of the Request for Proposals, with the final report to be submitted by May 24, 2024, inclusive of ten (10) hard copies, and the final presentation of the report given to the Agency/Council on June 4, 2024.
Timing: Task 14 CEQA Environmental Impact Report
WSP will provide strategic advisory and insight throughout the feasibility and master plan update effort to prepare for initiation of Task 14, the CEQA environmental impact report.
The CEQA EIR process will begin in full once the Project program and description has been identified, which is estimated to be at the conclusion of the Market Findings presentation (completion of Task 10). The Hunden Team will discuss timing of commencing the CEQA scope at the conclusion of the Market Findings presentation.
The timeline below provides a general framework for the SPEIR process and outlines the estimated durations for required activities to complete the environmental process. We have the staffing and experience to meet this general timeline and to facilitate a smooth and efficient process.
Duration Activity
2 weeks SPEIR Initiation *Once a static Master Plan Project Description has been attained for buildout
6 weeks Traffic Analysis
4 weeks Air Quality, Noise, GHG
6 weeks Administrative Draft SPEIR
2 weeks Staff Review of Admin Draft SPEIR
3 weeks Revise Admin Draft PEIR
2 weeks Staff Review of 2nd Admin Draft SPEIR
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2 weeks Prep for Public Review and Noticing
45 Days Draft SPEIR Public Review
8 weeks Draft Final SPEIR / Response to Comments
2 weeks Staff Review of Admin Final SPEIR
2 weeks Revised Final SPEIR
2 weeks Posting for Planning Commission
4 weeks Hearings (PC and City Council)
1 week Notice of Determination
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FEES AND PAYMENT MILESTONES
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Fees
Hunden proposes to complete Tasks 1-13 of the analysis for a not-to-exceed fee of $248,000, inclusive of research and travel expenses for up to three (3) in-person trips to Manteca throughout the study and planning process. This fee is inclusive of all work to be completed by Hunden Partners, Convergence Design and WSP in Tasks 1-13 of the proposed scope of work. All additional travel will be billed to the Client at $1,600 per person per day in the market, plus reimbursables.
Professional Fee Breakdown by Service and Firm:
Feasibility/Study Lead & Project Management (Hunden): $169,000 Design Services (Convergence): $ 25,000
Master Plan Update (WSP): $ 54,000
Total: $248,000
Hunden proposes to bill the Client according to the following payment milestones:
Kickoff Invoice, due to begin work: $50,000
Market findings: $60,000
Submission of draft plan: $90,000
Submission of final plan: $48,000
EIR Component (Task 14)
WSP will complete the CEQA EIR task as described in the scope attachment for a not-to-exceed fee of $169,068.
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INSURANCE REQUIREMENTS
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Insurance Requirements for Professional Services
INSURANCE REQUIREMENTS
Consultants shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Consultant, his agents, representatives, employees or subcontractors.
Minimum Limits of Insurance: Coverage shall be at least as broad as:
Commercial General Liability
x Commercial General Liability Insurance with $2,000,000 minimum limit per occurrence. x If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit. x Commercial General Liability Additional Insured Endorsement naming the following as insured on 2001 or earlier issued endorsement forms:
“City of Manteca, its officers, officials, employees, agents, and volunteers”.
Automobile Liability
If the vehicles are brought onto city facilities, covering any auto, or of Contractor has no owned autos, hired, and non-owned autos, the Contractor shall maintain automobile liability with limits no less than:
x Automobile Liability Insurance with $1,000,000 minimum limit per accident for bodily injury and property damage.
x Automobile Liability Additional Insured Endorsement naming the following as additional insured:
“City of Manteca, its officers, officials, employees, agents, and volunteers”.
Worker’s Compensation
As required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with limit of no less than $1,000,000 per accident for bodily injury or disease.
Professional Liability (Errors and Omissions)
Insurance appropriates to the Contractor’s profession, with limit no less than $2,000,000 per occurrence or claim, $2,000,000 aggregate
Other Insurance Provisions:
The insurance policies are to contain, or be endorsed to contain, the following provisions:
1. The City of Manteca, its officers, officials, employees, agents and volunteers are to be covered as insured’s as respect to: liability arising out of work or operations performed by or on behalf of the Consultant including materials, parts, or equipment furnished in connection with such work operations. General liability coverage can be provided in the form of an endorsement to the Consultant’s insurance at least as broad as CG 20 10 and CG 20 37 if completed operations coverage is required.
2. For any claims related to this contract, the Consultant’s insurance coverage shall be primary insurance as respects the City, its officers, officials, employees, agents and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, agents or volunteers, shall ATTACHMENT 1
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Verification of Coverage
Consultant shall furnish the City with original certificates and amendatory endorsements or copies of the applicable policy language effecting coverage required by this clause. All certificates and endorsements are to be received and approved by the Entity before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Consultant’s obligation to provide them. The City of Manteca reserves the right to require complete, certified copes of all required insurance policies, including endorsements required by these specifications, at any time.
Notice of Cancellation
Each insurance policy required above shall provide that coverage shall not be canceled, except with notice to the Entity.
Acceptability of Insurers
Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A:VII, unless otherwise acceptable to the City of Manteca
Waiver of Subrogation
Consultant hereby grants to The City of Manteca a waiver of any right to subrogation which any insurer of said Consultant may acquire against the Entity by virtue of the payment of any loss under such insurance.
Consultant agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation, but this provision applies regardless of whether or not the Entity has received a waiver of subrogation endorsement from the insurer.
Subcontractors
Consultant shall require and verify that all subcontractors maintain insurance meeting all the requirements stated herein, and Contractor shall ensure that The City of Manteca is an additional insured on insurance required from subcontractors.
SPECIAL RISKS OR CIRCUMSTANCES
The City of Manteca reserves the right to modify these requirements based on the nature of the risk, prior events, insurance coverage, or other special circumstances. be excess of the Consultant’s insurance and shall not contribute with it.
3. The applicant’s insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer’s liability.
4. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be suspended, voided, canceled by either party, reduced in coverage or in limits except after thirty (30) days prior written notice by certified mail, return receipt requested, has been given to the City of Manteca.
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