HomeMy WebLinkAbout790714.tiff RESOLUTION
RE: AUTHORIZATION FOR WELD COUNTY PLANNING DIRECTOR TO PROCEED
WITH CONTRACT NEGOTIATIONS CONCERNING WEST GREELEY STUDY.
WHEREAS, the Board of County Commissioners of Weld County,
Colorado, pursuant to Colorado statute and the Weld County Home
Rule Charter, is vested with the authority of administering the
affairs of Weld County, Colorado, and
WHEREAS, on the 31st day of January, 1979, the Board of
County Commissioners of Weld County, Colorado authorized the
Weld County Planning Director to distribute a request to con-
sulting firms for proposals for conducting a planning and
economic study of an area defined as the "West Greeley area, "
and
WHEREAS, proposals for conducting the West Greeley Study
were received from ten different consulting firms, and
WHEREAS, an Evaluation Committee has reviewed said proposals
and has recommended that Bickert, Browne, Coddington and Asso-
ciates, Ind. be selected as the firm to complete the West Greeley
Study, and
WHEREAS, Gary Z. Fortner, Weld County Planning Director, has
requested that he be authorized to proceed with contract nego-
tiations with the firm of Bickert, Browne, Coddington and Asso-
ciates, Inc. for the purpose of finalizing the details of the
West Greeley Study.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Com-
missioners of Weld County, Colorado that Gary Z. Fortner, Weld
County Planning Director, be, and hereby is , authorized to pro-
ceed with contract negotiations with the firms of Bickert, Browne,
Coddington and Associates, Inc. for the purpose of finalizing
the details of the West Greeley Study.
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790714
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The above and foregoing Resolution was, on motion duly made
and seconded, adopted by the following vote on the 7th day of
May, A.D. , 1979.
BOARD OF COUNTY COMMISSIONERS
ELD COUNTY, COLORADO
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ATTEST: \M CI a dtn.v� TF.Zgitakai V
Weld County Clerk and Recorder
and Clerk to the o d
Deputy County Clerk,i7- ED AS TO FORM:
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County Attorney
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DATE PRESENTED: MAY 9, 1979
DEPARTMENT OF PLANNING SERVICES
PHONE (303)3564000 EXT.404
915 10TH STREET
GREELEY,COLORADO 80631
wiipC.
COLORADO
May 1 , 1979
Norman Carlson
Chairman
Board of County Commissioners
915 10th Street
Greeley , Colorado 80631
Dear Mr . Carlson :
This letter is submitted as a means of informing the Board of County
Commissioners of the results of our evaluation of the proposals sub-
mitted in response to the West Greeley Request for Proposal which was
forwarded to various consulting firms on February 1 , 1979 . The
chronology of events since , and including the February 1, 1979 date ,
has been as follows :
1 . February 1, 1979 - Requests for proposals were forwarded to
approximately 34 firms .
2 . March 1 , 1979 - Proposals for conducting the West Greeley Study
were received from ten different consulting firms .
3. March 2-15 , 1979 - The Evaluation Committee (see attached list )
met and selected four firms from those submitting proposals
which would be interviewed. These firms included:
a. Bickert , Browne , Coddington and Associates , Inc .
100 South Madison Street
Denver, Colorado
b . EDAW, Inc.
315 West Oak Street , Suite 700
Rocky Mountain Building
Fort Collins , Colorado
c . Towne Research
P .O. Box 2583
Evergreen , Colorado
Norman Carlson
Page 2
May 1, 1979
d. THE Associates , Inc.
1601 Emerson Street
Denver, Colorado
The selection of the proposals at this point in time was based on
two factors : First , the quality of the proposals submitted; and
second, the applicability of the proposals submitted in terms of
addressing questions and issues set forth in the PEP .
4 . March 29 , 1979 - After reviewing additional information which was
submitted by the firms in question, the Evaluation Committee
interviewed the firms identified in Item #3. Based on these inter-
views , it was a unanimous concensus of the Evaluation Committee
that the firm of Bickert , Brown , Coddington and Associates , Inc .
had presented the best proposal and were most qualified to do the
work in question . It was further agreed that based on these
findings the Committee should meet once again with BBC in order to
review their proposed scope of services in detail so that there
would be no misunderstanding as to what was to be accomplished as
the study progressed.
5 . April 6 , 1979 - The Evaluation Committee met and reviewed the
Bickert , Browne , Coddington and Associates , Inc. proposal in detail
for the purpose of raising any questions among Committee members
that related to clarification of items in the scope of services
which had been submitted by BBC .
6 . April 12 , 1979 - The Evaluation Committee met with representatives
of Bickert , Browne , Coddington and Associates , Inc . to discuss
the scope of services which the firm had submitted in detail . At
that time the representatives of BBC were instructed to submit a
detailed work program which would clarify any of the issues which
had been raised by the Evaluation Committee as a result of its
review of the scope of services .
7. April 17 , 1979 - Bickert , Browne , Coddington and Associates, Inc .
submitted a detailed work program which was submitted to members
of the Evaluation Committee for their review. In the submittal
to the Evaluation Committee , it was requested that the Committee
members respond by April 24 , 1979 if they had any questions or
problems with reference to the work program. No responses have
been received from the Committee to date .
Based on the foregoing process , it is recommended that the firm of
Bickert , Browne , Coddington and Associates , Inc. be selected as the
firm to complete the West Greeley Study . This recommendation is based
upon a comparison of the proposals submitted in terms of the following
factors :
Norman Carlson
Page 3
May 1, 1979
a. Quality of the proposal submitted.
b. The applicability of the proposal submitted in terms of
addressing the questions and issues set forth in the
Request for Proposal .
c. The qualifications of the firms submitting proposals to
complete the work anticipated in the Request for Proposal .
d. The schedules of work submitted by the firms submitting
proposals.
e. The cost schedules submitted by the firms who responded
to the RIP.
It is therefore requested, that the Director of Planning be authorized
to proceed with contract negotiations with the firm of Bickert , Browne,
Coddington and Associates, Inc. for the purpose of finalizing the details
of the West Greeley Study. Upon completion of the contract negotiations,
the contract as proposed will be brought back for the approval of the
Board of County Commissioners prior to work on the study proceeding.
If you have any questions with regard to the processes used in evaluation
of these proposals or upon the conclusions reached, please feel free to
contact my office at any time.
Sincerely, )
Gary Z. Fortner, Director
Department of Planning Services
GZF : sap
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Proposal for the
WEST GREELEY STUDY
Part I: Scope of Services
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I - Prepared for -
Department of Planning Services
Weld County, Colorado
1 March 1979
TABLE OF CONTENTS
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INTRODUCTION jjj
iii
f Proposal Organization iii
Background iii
1 Objectives of the Study I
ii
Use of the Results iv
31 SCOPE OF SERVICES 1
I. Study Organization 1
11 1 . Project Organization and Communication Links. . . . . . . 1
2. Data Collection 1
I II. Economic Market Analysis 1
3. Economic Base Profile 2
4. Industrial Market Analysis 3
I 5. Commercial Market Analysis 3
6. Residential Market Analysis 4
7. Determination of Appropriate Functional Alternatives . . 4
114. III. Impact Assessment - 5
8. Impact Area Definition 5
I 9. Baseline Forecast Preparation 5
10. Socioeconomic Impact Determination 6
11. Public Facility Impact Analysis 6
12. Public Sector Financial Analysis 7
IIV. Policy Guidelines 7
13. Existing Policy Review 8
I 14. Recommendations 8
15. Final Report 9
IV. Citizen Particiption 9
16. Prior Publicity 9
17. Continuing Contacts 9
I18. Public Presentations • 10
PROJECT SCHEDULE 11
I Performance Period 11
Proposed Study Schedule 11
I APPENDIX A. EXAMPLES OF COMPUTER OUTPUT GENERATED BY THE
CONSULTANT'S FISCAL IMPACT MODEL 13
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, . INTRODUCTION 71 The consulting services outlined in this proposal are for a market
feasibility analysis and impact assessment of alternative development scenarios
"` fora specified area in western Weld County. The analysis will address the most
feasible economic functions and land use of the selected area, outline future
development potential and activity levels, and assess public service require-
ments and net fiscal impacts resulting from alternative forms of development.
Proposal Organization
The proposal is presented in two parts:
Part I : Scope of Services
Part II: Qualifications
Part I of the proposal outlines a complete scope of services which
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details the tasks to be performed, the methodologies to be applied in the
analysis, the time framework for completion of the designed tasks, and a program
for citizen participation.
Part II details qualifications of the firm, includes resumes of pro-
71 ject team members and presents the project budget.
Background
The Weld County Comprehensive Plan currently calls for contiguous
development of industrial uses in areas adequately served by existing public
infrastructure.
During recent years, Weld County has experienced substantial
pressures to allow commercial and industrial development in the unincorporated
area west of Greeley. Such development would be contrary to existing compre-
hensive land use plans and policies.
Objectives of the Study
11 As a result of the increasing development pressures in the area west
of Greeley, Weld County has requested consulting assistance for the preparation
of a market feasibility analysis and impact assessment study for the West
Greeley project area.
The study objectives are to determine:
(1) Whether or not existing policies are still valid
for the area in question;
(2) What benefits might be derived from altering
existing policies for the area; and
(3) What impacts might be expected if policies
for the area are changed to allow various
levels of urban development.
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Use of the Results
It is anticipated that the study results be used as a basis for the
development of future specific plans by individual developers and the affected
public agencies. By coordinating theinitial planning effort, such as outlined
in this proposal, the considerable expense associated with individual studies
can be avoided.
If properly coordinated with business interests in the area, both
business and government needs can be addressed through the study. This will
make the results reinforcing and mutually compatible to both public and
private interests.
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1 SCOPE OF SERVICES
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The West Greeley Study will consist of five basic elements :
IF I. Study Organization
II . Economic Market Analysis
III . Impact Assessment
IV. Policy Guidelines
V. Citizen Participation
Discrete tasks are defined within the general framework of the
study elements . The general approach to be taken to complete each of the tasks
is described in the remainder of this section.
I. Study Organization
1 ) Project organization and communication links. Because of the
relatively short performance period for the project and the necessary high
degree of citizen involvement, it will be important to expeditiously establish
communications between all affected agencies and identify areas of responsi-
bility. An early meeting is desired among all key team members including the
project manager, consultants, Weld County Planning Department members assigned
to the project, and other representatives from public and private agencies.
Since the Weld County Department of Planning Services will be
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evaluating possible policy changes as a result of the study, periodic meetings
between the consultants and planning staff are anticipated to coordinate
activities and share information.
2) Data collection. The consultant is responsible for collecting
necessary data for the study with the assistance of the Weld County Depart-
ment of Planning Services. While the consultant has collected considerable
economic base data on the Greeley/Weld County area as a result of past working
relationships , some assistance will required for the computation of such
data as site specific development plans, existing public facility capacities,
tax assessment ratios, etc.
Specific data requirements and applications are outlined in each
of the task descriptions.
II. Economic Market Analysis
The economic market analysis portion of the project consists of an
overall feasibility study for future development in the area. Market feasibility
studies are used to identify future economic potential of various uses,
realistic development schedules, specific site potential , justification for
zoning and regulatory ordinances, justification for third party financing
arrangements, etc. Such studies can also form the basis for an evaluation
11 of the cost and revenues associated with the provision of public services.
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For this study, a market analysis will be performed to estimate
0 aggregate demand levels for alternative industrial, commercial and residential
uses. The economic analysis serves as an initial screening to identify poten-
tially feasible development alternatives for further analysis . Demand forecasts
resulting from the market analysis form a basis for the subsequent development
impact assessment phase of the study.
3) Economic base profile. As the first step in the economic
market analysis, an overview of present economic and business activities
in the Weld County-west Greeley area will be prepared.
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The consultant has conducted numerous economic base analyses and
feasibility studies throughout the Colorado Front Range and has developed
a detailed knowledge of the Weld County economy. Internal data will be
utilized, as well as available local publications. For example, considerable
background economic information potentially useful to this study was recently
compiled by the Greeley Area Chamber of Commerce and other data is regularly
maintained by local agencies .*
In order to develop a complete business profile of the project
area, the economic base data available through internal consultant files
and other local publications will be supplemented by information derived from
a series of local interviews.
Interviews will be conducted with a variety of local individuals
knowledgeable about potential development in the project area, including local
business persons, real estate developers , property owners, public officials,
directors of local financial institutions and selected community leaders. The
interviews will be structured to determine past, present and future employ-
ment prospects ; historical and future business trends; market configurations
and competitive influences; growth expectations and variables influencing
growth; and perceptions of economic opportunities, problems or solutions
related to study area development. The interviews will also reflect local
impressions about community objectives, development requirements and attitudes
concerning desired community policies in the project area.
The consultant has had extensive experience in the design and admin-
istration of interview guides and questionnaires. They are an important
element in most feasibility studies. Development of the interview guide,
identification of survey participants and the techniques for its application
will be a coordinated effort between the consultant and the Weld County
planning staff.
*Bureau of Business and Public Research, University of Northern
Colorado, Northern Colorado Business Information Factbook, updated semiannually;
Bickert, Browne, Coddington & Associates , Weld County and Greeley Economic
Development Factbook, compiled for the Economic Development Advisory Board
of the Greeley Area Chamber of Commerce, July 1978; Economic Development
Department, United Banks of Colorado, Greeley, Colorado--An Economic Overview,
updated annually.
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4) Industrial market analysis. This phase of the economic market
S analysis will evaluate the development potential of various forms of light
industrial activities. The consultant has had experience in the design
of industrial parks and will consider the feasibility of such a development.
The competitive aspects of other existing or planned light industrial areas ,
such as those along Highway 34 near Greeley, will be considered. The evaluation
of industrial development potential will draw upon the results of a recent
study which analyzed the Greeley and Weld County industrial sector.* The
report outlines several industries especially suited to the Weld County area,
including food products, apparel , printing and publishing, chemical products,
fabricated metal products , heavy machinery and equipment, precision equipment,
other manufacturing, motor freight, warehousing, research and development
laboratories and administrative headquarters facilities.
The consultant has conducted a large number of feasibility studies
for a wide range of industrial activities in Colorado and will use internal
data collected as part of these past studies to further supplement interview
and secondary background information.
5) Commercial market analysis. This phase of the economic market
analysis will evaluate the development potential of retail and office uses
in the project area. The first major task of the commercial analysis is
to determine the existing and future market areas which apply to the project
area businesses. A commercial market area is that area from which retail or
service establishments can expect to receive the majority of their business .
Recent feasibility studies by the consultant in the Bittersweet Shopping Center
provide backgound information that will be helpful .
A variety of factors will be considered in the delineation of the
market area, including the characteristics of the project area, the location
of nearby competitive areas, customer access , parking facilities, the existence
of physical barriers, historical trends in sales activity, etc. Forecasts
' of current and future retail demand will be prepared from estimates of future
population and income levels from within the market area. The project area
share of business will be estimated and demand forecasts for retail sales
will be prepared. Sales generation from customers outside the defined service
area will also be considered.
' The influence of existing and planned commercial areas will be
evaluated. For example, the Bittersweet Plaza Shopping Center is now under
construction at West 10th Street and 35th Avenue in west Greeley. The 120.000
' square foot center will include the largest Safeway Store in northern Colorad3
and is scheduled to open by June 1979.** Additionally, a major retail
center is proposed for southwest Greeley and plans for the redevelopment of
the Greeley downtown commercial area are underway.*** Convenience goods outlets
' in the smaller neighboring towns (e.g. , Windsor) are also considerations.
*Bickert, Browne, Coddington & Associates, Weld County and Greeley
Analysis of Potential for Economic Development, prepared for the Economic
41 Development Advisory Board of the Greeley Area Chamber of Commerce, July 1978.
**Discussion with Gid Gates, Wheeler Realty, December 26, 1978.
***Greeley Planning Development, Downtown Development Study, July 1978
Draft; conversation with John Givens, Greeley Planning Department, February C ,
1979 .
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Once projections have been prepared for the future retail sales
AI potential of the project area, an analysis will be made of existing and needed
retail sales facilities. The analysis will determine what additional space
might be warranted for development by translating projected retail expendi-
I tures into physical requirements.
Future demand forecasts for office space in the area will also be
made for such businesses as administrative headquarters, finance, insurance
and real estate establishments, legal offices, business services , medical and
dental offices or miscellaneous office space users.
6) Residential market analysis. This phase of the economic market
e• analysis will examine the development potential of residental uses in the
study area.
Demand for low, medium and high density housing in the study area
will be evaluated. Attitudinal trends will be considered. Changes in life
styles could affect future demand for uses in the area. For example, changes
in residential density preferences could result in increased demand for
medium and high density residential living.
Competitive influences from other existing and planned residential
developments in neighboring towns will be considered. The consultant has
compiled considerable information on housing developments in western Greeley
and other towns in the vicinity of the study area. These data will be updated
and serve as a basis for an evaluation of the market shares potentially
available to housing developments in the project area.
For example, a recent consultant survey of twelve major residential
developments in western Greeley identified plans for the construction of an
average of nearly 700 new housing units per year over the five year time
period from 1979 to 1983.*
1111 7) Determination of appropriate functional alternatives. Potentially
feasible functions of the study area will be determined based upon the
results of the industrial , commercial and residential market analyses.
Secondary or spin-off effects of alternative development will be considered.
For example, an industrial park could enhance the feasibility of future commer-
cial and residential development in neighboring areas.
This final stage of the economic feasibility analysis involves a
synthesis of the feasibility results into realistic development alternatives
for further evaluation.
Alternatives for the impact assessment phase of the project will be
defined in terms of development mix (industrial , comercial and residential)
and activity level (development density) . Alternative mixes of industrial ,
retail , office and residential development will be defined within the feasi-
bility parameters established by the market analyses. The alternatives
[1 will be further delineated by development density. For example, residential
��## development densities of 2, 5 or 10 units per acre could be evaluated.
*Interviews with major developers in western Greeley during October
1978.
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'■ III. Impact Assessment
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The impact assessment phase of the project involves an evaluation
of the effects of the various development alternatives on the social and
economic infrastructure of the local economy.
Both primary and secondary impacts on neighboring areas will be
evaluated. Specific tasks are listed below.
7 8) Impact area definition. Primary and secondary areas of influence
a will be defined for potential developments in the study area. This initial
task identifies the communities , political entities and other geographic
areas which will be primarily and secondarily impacted by the construction
and operation of the development. Factors to be considered include: size
and characteristics of neighboring developments , historical area growth and
commuting patterns, driving distances, cost and availability of housing,
general ability of existing public facilities to accommodate additional growth
and other related considerations .
This task identifies what jurisdictions would be expected to provide
required services and facilities to the alternative developments. Juris-
dictions in the secondary area of influence outside the project area are also
identified. These entities may be required to provide additional services,
such as housing, schools, parks and recreational facilities and health services
as a result of the primary developments but may not benefit from an expanded
tax base.
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Examples of jurisdictions in the primary area of influence include
Weld County, Windsor School District RE-4, Windsor-Severance Fire District,
r and the Little Thompson Water District. Depending on the development type,
` mix and intensity, jurisdictions in the secondary area of influence could
include Weld and Larimer Counties; the cities of Greeley, Johnstown, Windsor
r and Loveland,the school districts of Windsor RE-4, Johnstown RE-5J, Greeley
l SD-6, Gilcrest RE-1 and Eaton RE-2; the fire districts of Windsor-Severance,
Milliken, Johnstown, Berthod, Eaton and Western Hills; and various water
and sanitation districts in western Weld County.
9) Baseline forecast preparation. Forecasts of expected future
growth without the project area development will be prepared for the impact area.
This provides a baseline scenario, against which it is possible to evaluate
the alternative development impacts. Baseline projections will be developed
for employment, population, income, housing demand and student enrollment.
Forecasts prepared by local and regional planning agencies will be reviewed,
as will internal information compiled by the consultant as a result of previous
economic analyses in the Weld County area. Interviews with area developers,
planners and other local officials will also be used to provide insights into
future development trends.
The baseline projections will also consider likely changes in social
conditions as they might develop over the forecast period. Examples include
the quality of housing, availability or costs of local goods and services;
quality of local government services likely to be available, and changes in
social structure, cultural factors and institutions. Shifts in life styles ,
recreational patterns or other basic social considerations will be reviewed.
These shifts will be recognized in the demographic or economic projections as
necessary.
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.1 10) Socioeconomic impact determination. The impacts of the alternative
® development possibilities will be determined and superimposed on the baseline
] projections. This approach enables the subsequent evaluation of costs/bene-
fits and problems/opportunities. The impact of study area development on each
component of the local infrastructure may be evaluated, including such elements
as the tax structure, water and sewer system, health, education, law enforce-
ment facilities , etc.
As an example of the assessment process , to evaluate the impact
I of an industrial development staged forecasts of construction and permanent
operational employment are required to develop projections of secondary employ-
ment which will be generated through the multiplier effect. The basic employ-
ment at an industrial facility translates into additional jobs as the workers '
income is reinvested into the local economy. Local suppliers and service
agencies will also serve the industrial operation directly.
I Impacts on Weld County's agricultural land resource base will also
be evaluated as part of this task. Alternative development represents a change
in the county's tax base and service requirements.
1 11) Public facility impact analysis. This task evaluates the ability
of existing public facilities to accommodate the potential growth generated
by the development of the project area. It consists of an inventory of existing
facilities and an evaluation of the existing capacity to absorb growth gener-
ated by the development.
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11 The present adequacy- and planned improvement of each public facility
and service in the impact area will be identified. This provides a basis
for a general evaluation of the system capacity to absorb the additional
demands generated by the development. Interviews will be conducted with the
responsible public and quasi-public agencies to determine existing and future
capacities. The following areas will be included:
1 • Housing
• Schools
1 • Water and sewer utilities
• Transportation
• Storm drainage and flood control
• Solid waste
I s Fire protection
• Law enforcement
• Health facilities
I I . Electric power
• Parks and recreation •
• Cultural and entertainment
• Other public facilities and services
The estimates of future employment, population, housing demand and
student enrollment developed under Task 10 will be translated into demands
1 for public services and utilities . Incremental demands generated by the pro-
ject area development will be identified and the ability of the existing
a; infrastructure to absorb the growth will be considered.
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12) Public sector financial analysis. The public sector financial
® analysis task involves an evaluation of the fiscal impact of the proposed
development on selected local government agencies. Changes in operating
revenues and expenditures for the major impacted political subdivisions in
the area of influence are evaluated.
Annual operating statements of the major political subdivisions
in the impact area will be used to develop profiles of historical operations .
The results of the public facility needs analysis and socioeconomic impact
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forecast task will also be utilized.
Both positive and negative financial impacts associated with the
alternative developments will be determined. For example, new residential
development will result in increased property tax revenues, but will also result
in additional demands for public services. One approach is to project
revenues and expenditures annually over a specified time period, such as 10
years. The key element of any fiscal impact analysis is the derivation of
fiscal operating surpluses or deficits specifically attributable to the
development.
The consultant has developed a computer model which has been applied
successfully in the past to analyze financial impacts of development on
municipalities , counties and school districts. A computerized analysis is
particularly applicable to this project since the impact of several alterna-
tive development scenarios must be analyzed. The consultant's fiscal impact
model is specifically designed to compare the financial effects of various
419 alternatives. For example, the model can compare the effects of various
development patterns with the finances of the major government agencies in the
county. An example of the output which can be generated by the fiscal impact
rilmodel operated by the consultant is provided in Appendix A.
The end result of the public sector financial analysis is to evalute
�y the ability of local governments to provide needed services from the revenues
generated by the proposed development. Both short and long term fiscal impacts
will be analyzed.
Further, both primary and secondary effects will be evaluated.
For example, the jurisdiction where an industry is located is directly respon-
sible for the provision of utilities to the industry, and the jurisdiction
EJ directly benefits from the increased tax base provided by the industry. This
represents a primary or direct impact.
J Secondary impacts arise from altered development patterns resulting
from the industrial development in the example. Workers at the industry may
live in neighboring towns. These towns are faced with additional demands
for public services, but might not be able to fully caputure increased revenues
ri resulting from the industrial development since it is situated outside of the
town's jurisdiction.
El IV. Policy Guidelines
This phase of the project involves a review of the existing policy
f- structure and the possible recommendation of alterations in policy direction.
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13) Existing policy review. A review of existing policies will he
conducted to identify possible conflicts in desired policy direction. The
implications of the alternative development scenarios on long range land
use trends, capital improvement plans and adopted plans of the affected juris-
dictions will be evaluated.
11 A comprehensive plan review will be conducted for the Larimer-Weld
Regional Council of Governments , Weld County, Greeley, Windsor, Johnstown,
Milliken, applicable school districts and fire districts and other affected
public entities.
Certain development possibilities could be unique to the project
area, but others could represent new policy directions. For example, the
Weld County Comprehensive Plan currently calls for the preservation of
agricultural resources from adverse impacts resulting from uncontrolled and
undirected business , industrial and residential growth.* The plan also seeks
741 to minimize conflicting land uses and the cost of new facilities and services
to the taxpayer by encouraging industrial , commercial , business and residen-
tial development to locate adjacent to existing incorporated towns. New
developments not continguous to existing areas are required to be justified
by an economic impact statement detailing how the proposed growth would affect
the local and county economic base, the tax revenues and cost of public services.
Certain development alternatives could satisfy many of these requirements
while others might not.
In terms of utility services , the plan discourages any development
that would create an undue burden on existing public facilities and diminish
the capacity of public agencies to maintain the existing level of service. Tap
fees, service charges , and tax revenues from all new developments are required
to be sufficiently high to properly protect the existing users from an increased
cost due to the added demands upon the system. The proliferation of service
districts is,opposed and the consolidation of existing service districts is
encouraged when it tends to improve the efficiency and economy of the service.
Service agreements and fee structures might be designed to mitigate many
of the adverse effects of service expansions.
Policies are also set to guide industrial development within the
unincorporated portions of Weld County. Zoning for industrial use in areas
outside the areas covered by the comprehensive plans of existing municipalities
11 is encouraged only for low employee concentration, agriculturally related
industries or other industries that can show they cannot reasonably be accom-
modated within the areas covered by the municipalities ' comprehensive plans.
Certain alternatives could satisfy this requirement, while others could suggest
revisions in policy direction.
14) Recommendations. A recommended land use alternative will be
presented for consideration hi the Weld County Department of Planning Services ,
Planning Commission and County Commissioners. The recommendation will entail
a practical and feasible development scenario based on the results of the
economic market analysis, alternatives impact assessment and policy review
process.
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. ~ *Weld County Planning Department , Weld County Comprehensive Plan,
September 1973.
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lal I The results of the study will address possible alterations in policy
Pp ® direction and will be structured in such a way as to enhance the efficiency
of any subsequent physical planning programs.
4 15) Final report. At the conclusion of the project, the consultant
will provide a final report containing the findings and recommendations of the
study. It is anticipated that the report will provide the information necessary
to guide potential investors and subsequent development activities.
An initial draft of the study results will be completed by August 6,
`d 1979 and a suitable review period provided to allow for the incorporation of
comments and suggestions by the reviewers .
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The consultant will supply a camera-ready copy of the final report,
including any necessary graphics , in a form suitable for reproduction.
rnV. Citizen Participation
This phase of the project entails a program for citizen participation
twhich involves the general public and affected decision makers. The tasks
'9i are intended to assure the fullest possible public participation, while at
the same time efficiently and effectively incorporating that participation
rninto the study. Specific tasks are:
I 16) Prior publicity. Prior to the selection of a consultant, it
is recommended that the Weld County Department of Planning Services offer
the pending study reasonable publicity. This could take the form of press
releases to media in affected areas , letters to local officials and agencies ,
newsletters, etc. Since the study will last only a few months, it is desirable
Da to alert all concerned that the study will be conducted, and to inform them
of its purpose. This will afford people a chance to begin thinking about
the issues. The expected result is public participation that is more issue-
pporiented, rather than emotional, and more valuable to the study. -
17) Continuing contacts . In order to be most effective, public
involvement must be an ongoing activity throughout all phases of the projects;
lal from the early phases of alternatives development, through the assessment pro-
cess, to the eventual selection of a recommended development alternative.
Public involvement activities will both inform interested community and agency
groups , and thereby ensure a high degree of awareness of the progress of the
�'CI project; and also encourage their participation in order that project informa-
1 tion can be developed that reflects community and agency interests and concerns .
Lastly, public involvement activities will be oriented towards providing
a variety of opportunities for the community to become knowledgeable and involved.
The proposed methodology involves interviews with a wide variety
of local planning officials , chambers of comcmeree representatives, appropriate
business associations, local land owners , real estate agents and developers,
directors of local financial institutions and selected community leaders. The
in consultant anticipates maintaining a close contact with interested groups
from government, labor, business and outside review agencies. Local public
officials will also be urged to encourage inputs to them from their gam
l'119
constituents for relay to the consultant.
10
.1 18) Public presentations. The consultant anticipates participating
in approximately three pre entations of the study
finings
This number of hearings, well publicized in advance, s and recommendations .
vide
e .
J. for public input. The location and timing of the hearings would be a joint
decision of the client and consultant.
If the presentations are scheduled at key intervals during the
project they should provide interested and involved community and agency
groups with applicable project information to make them knowledgeable parti-
cipants in subsequent community involvement activities.
Public hearings provide for an interaction which other forms of
7 public participation do not , but can be time consuming and expensive. As
J a result, the hearings can be supplemented by other measures of public parti-
cipation, such as constituent inputs via local officials and some form of mail-
response feedback, such as coupons in local newspapers. While mailed comments
wfor a ould be welcomed at any time, the coupon device would provide a direct stimulus
people who nse.cannot l addition, provide
Itvwould also encourage inputs from
a broader base of people.
kir
I
11
If PROJECT SCHEDULE
O
rPerformance Period
L_ Work on the project will commence immediately following contract
execution on April 2, 1979. The performance period will encompass approximately
four months , with a draft report produced by August 6, 1979. Following a
review period of approximately one month, the final report will be provided
by September 17, 1979.
Because of the relatively short performance period, the consultant
anticipates maintaining a close communication with the Weld County Department
of Planning Services.
Proposed Study Schedule
The proposed study schedule is shown in Table .l . Project organization
will take place during early April and the major portion of the data collection
task will be accomplished during the first two months of the study.
The economic market analysis phase of the project will be complete
by the end of May, and assessment of functional alternatives will be accomplished
during the subsequent two months of the performance period. Policy guidelines
will be developed during the month of July.
Continuing citizen interaction will take place throughout the study,
with public presentations scheduled during the final three months of the project.
•
•
j
I
I
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I1
` ii APPENDIX A
i
_, EXAMPLES OF COMPUTER OUTPUT
GENERATED BY THE CONSULTANT'S
FISCAL IMPACT MODEL
I
k The attached series of six tables are representative of the compute
d :,. tabulation output for public sector analyses prepared by the consultant.
1 The computer-based model has been applied in a number of studies to project
local (county, school district, and municipality) taxes and other revenue
y kf sources. Operating expenditures have also been considered.
1j
The first two tables show examples of a project in which the compul
model was used to analyze the financial impacts of a proposed major residenti
`_r `L coimuercialand industrialcevelopment on the local county, school district and
special services districts. The two examples indicate projections of assesse
r valuation of housing units , and annual property tax revenues for the county,
a school district and special districts .
,ii
7J The next four tables identify estimates of annual operating revenue
T
1and expenditures for three public
governing bodies (county, city and school
distric) which would be impacted by a proposed major development. Eight
alternative development scenarios were incorporated. The model was applied
ii
again in early 1979 to determine the impact of eight new development scenario
Irt.
1240
upon the local infrastructure.
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1
_1
Proposal for the
WEST GREELEY STUDY
Part II : Qualifications
1
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-Y
- Prepared for -
Department of Planning Services
Weld County, Colorado
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•
1 - Prepared by -
Bickert, Browne, Coddington & Associates , Inc.
100 South Madison Street
Denver, Colorado 80209
1 (303) 321 -2547
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t
1 March 1979
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TABLE OF CONTENTS
Paoe
INTRODUCTION
Proposal Organization
BBC Qualifications
iii
A QULIFICATIONS
1
Background 1
` �- Areas of Expertise 1
Clients 2
Examples of Past Projects • 2
PROJECT TEAM 8
Responsibilities 8
Project Team Member Involvement 8
John M. Gunyou 10
Theordore D. Browne 11
Harry I . Zeid 12
Richard J. Kirkwood 13
A' BUDGET
14
T
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71
4 INTRODUCTION
,� The consulting services outlined in this proposal are for a market
feasibility analysis and impact assessment of alternative developmnet scenarics
for a specified area in western Weld County. The analysis will address the
most feasible economic functions and land use of the selected area , outline
future development potential and activity levels, and assess public service
requirements and net fiscal impacts resulting from alternative forms of develop-
1 ment.
Proposal Organization
The proposal is presented in two parts :
Part I : Scope of Services
Part II : Qualifications
Part I of the proposal outlines a complete scope of services which
1 details the tasks to be performed, the methodologies to be used in the
analysis, the time framework for completion of the defined tasks, and a
program for citizen participation.
1 Part II lists the qualifications of Bickert, Browne, Coddington &
Associates (BBC) , includes resumes of project team members and presents the
project budget.
BBC Qualifications
1 As demonstrated in this part of the proposal , BBC has extensive
experience in the preparation of applied market research studies and develop-
ment impact assessments, combined with a history of practical economic
1. analysis throughout the Colorado Front Range.
Similar projects have been undertaken by BBC and have resulted in
practical and realistic recommendations . BBC has conducted several economic
studies in the Greeley/Weld County area for both public and private agencies
and has a thorough understanding of the area's economic base.
1
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QUALIFICATIONS
Background
Bickert, Browne, Coddington & Associates (BBC) was founded over
eight years ago. It is a spinoff from the University of Denver's Research
3 Institute ( DRI) where the founders were employed from six to 11 years prior
to establishing the firm. BBC is now the largest private economic consulting
1firm in the central Rocky Mountain region.
Areas of Expertise
Since BBC's inception in 1970, more than 800 studies have been
completed for clients in both the public and private sectors . The firm pro-
vides multi -disciplinary research and advisory services to businesses, govern-
ments and quasi-public organizations. Many studies are socioeconomic impact
studies , economic feasibility and market analyses for proposed business
enterprises , economic base and development studies, and public and private
financial analyses .
BBC's areas of expertise are :
1 e Socioeconomic impact analysis for alternative forms of
development. BBC has prepared numerous socioeconomic
and fiscal impact analyses for a wide variety of
development situations , such as growth related to
energy resource development, commercial and industrial
projects and new residential developments .
J • Market analysis , particularly on a local or regional
basis . BBC has conducted applied market research
studies for a variety of clients in both the
public and private sectors. Market analyses have
been conducted for major commercial undertakings ,
as well as individual product lines.
• Land use analysis , including use determination and
market evaluation. BBC has conducted site and
cost effectiveness studies for determining appropriate
types of developmnet.
• Public sector financial analysis with special emphasis
on evaluating the impacts of alternative courses of
action. A computer-based model has been developed,
and successfully used, to project local (county,
school district, and municipality) taxes and other
revenue sources.
• Real estate research including housing, shopping
center, office space, and commercial/industrial
development.
a
{
2
• Q Economic base and development studies. BBC has pre-
-1 pared analyses of economic growth alternatives and
has assisted local communities in the preparation
of programs for economic development.
1
e Feasibility studies including pro forma financial
- estimates for new enterprises or new products.
a Conirercial surveys and analyses , including factors
contri buting to site selecti on and design criteria.
BBC has also conducted numerous attitudinal surveys.
a Economic analysis of regions , counties and communities .
BBC has developed a well deserved reputation for the
preparation of realistic socioeconomic and demographic
forecasts.
1 o Expert testimony at public hearings , trials and other
legal proceedings . BBC staff members have been
accepted as experts in economic feasibility analysis ,
marketing, quantitative analysis and related financial
accounting and business fields.
Clients
BBC has worked for nearly all major financial institutions in Colorado
1 and neighboring states, for many large builders and real estate developers,
and a number of private firms . The firm has also had working relationships
with local and state government agencies and quasi -public planning and develop-
ment organizations, such as local chambers of commerce and community develop-
ment organizations. Among the public agency clients are:
Greeley Area Chamber of Cormerce
City of Aurora, Colorado
City and County of Denver, Colorado
City of Commerce City, Colorado
City of Lakewood , Colorado
City of Lafayette, Colorado
Brighton School District 27J
Mesa County School District 51
Denver Regional Council of Governments
Denver Regional Transportation District
North West Council of Governments
Model Cities Program ( Denver)
Colorado Legislative Council
Colorado Department of Local Affairs
Colorado Energy Research Institute
Wyoming Department of Planning and Economic Development
Examples of Past Projects
BBC has extensive experience in the preparation of applied market
research studies and deveioi, 'r',t impact assessments , combined with a history of
practical economic analysis throughout the Colorado Front Range. Economic
analyses have been conducted in several Weld County communities and BBC has
„AVAN}�� /IL LL I ioi 01 ..I ` 10_ 1 1� �Ow ♦ 4 .Y �
•
Specific examples of past BBC projects related to this proposal are
listed below with client references and telephone numbers :
jo BBC recently assisted the Economic Development Advisory
Board of the Greeley Area Chamber of Cor2-nerce, Weld
County and City of Greeley, Colorado in the institution
of a program for economic development. An economic
data base for use by prospective businesses was collected
and an analysis was made to determine the competitive
position of the area from an economic development stand-
point.
A profile of the Weld County and Greeley area economy
- .1 was developed with an emphasis on the industrial
sector. A survey of area businesses was made and
interviews conducted with local individuals know-
ledgeable about local economic conditions. Target
industrial businesses were identified, along with
recommendations for improvements in the area's
Ieconomic development program.
Mr. Rod Robertson
_ Manager, Economic Development
Greeley Area Chamber of Commerce
Post Office Box CC
Greeley, Colorado 80631
(303) 352-3566
s BBC recently completed several socioeconomic impact
analyses related to the development of the Highlands
"• Ranch area in the southern portion of the Denver
Metropolitan Area. The residential and commercial
development could house as many as 100,000 persons.
The various tasks undertaken by BBC included the pre-
paration of demographic and financial forecasts,
analysis of transportation needs, relationship of the
develoment to regional growth, analysis of public
facility and service needs and alternative forms of
governmental organizati on for the provision of public
services . The BBC fiscal impact computer model was
used to analyze the financial impacts of the proposed
development on Douglas County, the local school
district and other local special service districts
(fire, urban drainage, water, sanitation, transit and
recreation) .
James G. Toepfer
Executive Vice President
Mission Viejo Company
26137 La Paz Road
Mission Viejo, California 92675
( 714) 837-6050
4
T
• An economic analysis of growth alternatives was con-
ducted for the City of Lafayette, Colorado. The
primary purpose of the research was to analyze the
fiscal impacts of population growth and urban develop-
ment on the city. The results of the study assisted
Lafayette in developing growth management goals . The
economic base of the city was analyzed, likely growth
prospects were examined, possible commercial oppor-
tunities identified and the impact on city finances
and capital facility needs examined for four develop-
ment alternatives. A financial analysis of the
Lafayette water and sewer systems was also recently
completed.
Carl Williams
Lafayette City Manager
201 East Simpson
Lafayette, Colorado 80026
(303) 665-5588
• BBC was a major participant in the Joint Review
Process, a task force which consisted of local
government officials , U.S. Forest Service personnel,
state planning officials and a skiing facilities
developer. This task force was formed to explore
-11
the impact mitigation alternatives which might be
implemented if a major new ski facility and resort •
complex were developed near Eagle, Colorado. BBC's
role included socioeconomic impact determination, public
sector financial analyses , a public opinion survey and
an evaluation of various financial impact alleviation
alternatives. Eight alternative development scenarios
were evaluated with the assistance of the BBC fiscal
impact computer model . Presentations and public
meetings were an important aspect of this work.
Norm Montgomery
Vice President and General Manager
Adam's Rib Recreational Center
P.O. Box 659
Eagle, Colorado 81631
(303) 328-6326
• Three socioeconomic impact studies were recently accom-
plished for surface coal mines in Campbell County, Wyoming.
--7 Socioeconomic inputs to U.S .G.S Mine Plans were prepared
for Gulf Minerals and Mobil . he third study, ARCo's
Industrial Siting application for the Coal Creek Mine,
was recently the subject of a hearing before the Wyoming
71 Industrial Siting Council . Comprehensive baseline analyses
and projections were prepared for each assignemnt. Topics
addressed_ in detail i^cljoed impact area definition,
present ^-emocrc h; c, economic and social conditions ,
baseline and incremental project socioeconomic forecasts,
pub'. ic sector financial analyses , and the present or
f�; t," public facilities and services . The
.II
Ilatter include water and sewer systems , solid
waste disposal , educational services , protection
services, health delivery systems , mental health,
1 welfare and social services, transportation ,
housing, library and recreation. The BBC fiscal
impact computer model was used in all cases to
I assess public sector financial impacts. BBC has
conducted numerous similar socioeconomic impact
analyses throughout Wyoming and Colorado.
, _,J Orlie Gallegos Gerald Rupp
Senior Mining Engineer Coal Operations
Gulf Mineral Resources Co. Atlantic Richfield Company
. 1720 South Bellaire Security Life Building
._ Denver, Colorado 80222 Denver, Colorado 80202
' (303) 758-1700 (303) 573-5328
a1 G. L. Higgins
Energy Mineral Division
: Mobil Oil Corporation
P.O. Box 5444
Denver, Colorado 80217
(303) 572-2410
I • Economic feasibility studies have been completed for
financial institutions to be located in various Weld
I County communities. Each of the studies involved
an analysis of the local economic base, with an
evaluation of future growth potential . Among the
communities examined during recent years are Greeley,
1 Fort Lupton, Kersey, Platteville and Windsor. The two
most recent Greeley studies were prepared for financial
institutions seeking to be located in the Bittersweet Shop-
I ping Center. Economic analyses have also been performed
in Fort Collins and Loveland (various clients) .
1 • An economic base study and development plan was pre-
pared for Commerce City, Colorado. Specific recommen-
dations for the maintenance of the city 's economic base
:.1 were developed, many of which are now being implemented.
A financial analysis of the city's capacity to support
the development was also prepared.
Tony Medrano
A Economic Developmnet Coordinator
City of Commerce City
6015 Forest Drive
4 Commerce City, Colorado 3J022
(303) 287-0151
r,
4
6
c An analysis of the economic base of the Lower Down-
town neighborhood in Denver was undertaken to
dete r.,ine the potential for industrial development
in the area. Specific recommendations were prepared
for the retention of existing businesses and attraction
of new firms.
Lou La Perriere, Director
Community Development Agency
City and County of Denver
1425 Kalamath Street
Denver, Colorado 80204
s A market feasibility study was recently completed for
a large community shopping center to be located in
the southern Denver Metropolitan Area. The study
assessed the potential for future commercial and office
space development and suggested possible tenants .
Charles H. Sanford, President
Sanford Homes, Inc.
Box 767
Littleton , Coiroado 80120
(303) 771-8410
1 • An economic and market analysis of the development
potential of South Broadway in Denver, Colorado
was recently completed. The study determined the
most appropriate functions for the commercial area to
serve, analyzed future commercial , retail and office
development potentials , identified problem areas
and outlined a series of recommended development
activities , many of which are now being accomplished.
Dianne Truwe
Community Development Agency
City and County of Denver
1425 Kalamath Street
Denver, Colorado 80204 •
1 (303) 572-8121
• An economic study of the Lakewood, Colorado Colfax
Corridor area is currently underway. The economic
potential of the area's commercial base is being
evaluated and the development plan for the area will
address economically feasible land uses with proposals
of transportaion system alignments and a program of
land acquisition for the implementation of the plan.
Considerable community involvement is being accom-
modated in the project. The project involves a
coordinated effort with city planning officials , a
transportation planning consultant and a land :Manning
consultant.
7
F. E . Ospina
Supervisor, Long Range Planning
City of Lakewood
44 Union Boulevard
Lakewood, Colorado 802.28
(303) 234-8830
1 o BBC is also conducting an economic analysis of the
development potential of the West Side neighborhood
in Colorado Springs . The study will evaluate existing
market conditions in the commerical area and outline
commercial , industrial and residential development
opportunities.
Bud 0wsley
Colorado Springs Planning Department
1 27 East Vermijo
Colorado Springs , Colorado 80903
(303) 471-6692
s Examination of the need for a number of regional and
convenience shopping centers at suburban locations
have been performed at various locations in the
1 Colorado Front Range. Future residential construction,
zoning and anticipated market area changes , particularly
commercial and industrial , were reviewed in each case.
(Various clients) .
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1 PROJECT TEAM
1 The project team for the West Greeley Study will consist of John
Gunyou, Ted Browne , Harry Zeid and Rick Kirkwood. John Gunyou is' Project
Director. Resumes for each individual are included.
1 Responsibilities
As Project Director, Gunyou will be responsible for overall coordina-
tion of the project. He has had extensive experience in the fields of socio-
economic impact analysis, public sector finance and market feasibility analysis .
His background also includes past working relationships with local planning
agencies.
Ted Browne is a principal in the firm and will be primarily responsible
for portions of the industrial market analysis. Harry Zeid specializes
in computer analysis, especially as it applies to public sector financial
impact assessments . Rick Kirkwood has worked as a local planner and will
1 assist in the economic base and policy review phases of the study.
Project Team Member Involvement
Team member involvement during each phase of the project is outlined
in Table 1 . Assignments and billing rates are:
— Hourly
Team Member Position Rate*
John Gunyou Project Director $37.50
Ted Browne Principal 50.00
Harry Zeid Senior Economist 35.00
Rick Kirkwood Planning Analyst 27.50
1
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*Hourly rates include labor, overhead , general and administrative
1 expenses and allowance for profit.
9
TABLE 1 . P OJECT 1 EA>1 1'[J ER PARTICIPATION (FOURS)
Project Totals Cunyou Crowne Zeid Kirh ood Clerical Total
I. Study Organization_ __._ -.-- -_
1 . Project Crgani.'ai ion 4 2 -- -- -- 6
2. Data Collection 6 -- 4 20 4 34
Subtotal 10 2 4 20 4 40
II. Economic Market Analysis
3. Economic Base Profile 6 -- -- 16 4 26
4. Industrial Analysis 6 12 -- -- -- 18
5. Commercial Analysis . 8 4 -- 4 -- 16
6. Residential Analysis 4 -- -- 10 -- 14
7. Functional Alternatives 8 6 -- -- -- 14
•
Subtotal 32 22 -- 30 4 88
III. Impact Assessment
8. Impact Area 4 2 2 -- -- 8
9 . Baseline Forecasts 12 -- 2 4 -- 18
10. Socioeconomic Impacts 16 6 4 -- -- 26
11 . Public Facility Analysis 8 2 4 14 -- 28
12. Pui::lic Sector Finances 6 -- 16 -- 4 26
Subtotal 46 10 28 18 4 106
IV. Policy Guidelines
13. Policy Review 4 -- -- 16 4 ,4
14. Recommendations 8 2 -- 4 -- 14
15. Final Report 16 2 4 -- ?4 µ6
Subtotal 28 4 4 20 284
V. Citizen Participation
16. Prior publicity 2 -- -- -- -- 2
17. Continuing contacts 14 2 -- 12 -- 28
18. Public Presentations 20 10 -- -- 4 34
Subtotal 36 12 -- 12 4 6.4
Total 152 50 36 100 44 382
1 10
1 John M. Gunyou
i
B.S. , Economics, USAF Academy
M.A. , Urban and Regional Economics, University of California
at Los Angeles
M. P.A. , Finance, University of Colorado at Denver
Gunyou has had extensive experience in the fields of socioeconomic
impact analysis, public sector finance and market feasibility analysis. Prior zo
•
joining BBC in 1977, he held the position of economist for the Denver Regional
Council of Governments (DRCOG).
While at BBC, Gunyou has prepared socioeconomic impact assessments of
residential, commercial and industrial developments in Colorado and Wyoming. He
has prepared impact analysis statements for energy related developments through-
out Wyoming and recently conducted an economic impact evaluation of the Highlands
1 Ranch development in the southern portion of the Denver Metropolitan Area.
Gunyou recently asssisted the Greeley Chamber of Commerce with the
implementation of a program for economic development. In connection with the
project, he conducted an analysis of the Weld County economic base, with an
emphasis on the industrial sector. During the past year he has also conduted two
economic feasibility market analyses for new financial institutions to be loca-
ted in west Greeley. Each study involved an evaluation of the residential and
commercial growth potential of western Weld County.
Gunyou has directed an economic development market analysis of Soutn
Broadway in Denver, completed an economic base study and development plan for
Commerce City, Colorado, and a market analysis and economic development plan for
the lower downtown area of the City and County of Denver. He is also presently
supervising major portions of economic development studies for Lakewood and
Colorado Springs, Colorado. Gunyou has also prepared market feasibility studies
71 for a wide range of potential industrial and commercial developments, including
office buildings, retail outlets, commercial banks, industrial banks and other
business enterprises. He has prepared numerous socioeconomic and demographic
forecasts for use in development planning by both the public and private sectors .
Gunyou has directed several studies involving the preparation of fiscal impact
statements for proposed developments and recently accomplished a cost/revenue
study for a local Colorado municipality.
At the DRCOG, his responsibilities included the design and preparation
of numerous analytical studies and programs concerning economic, demographic,
and financial impacts. He was responsible for the preparation of current popula-
tion and employment estimates for the Denver region and developed forecasts of
future population, employment and demographic characteristics for the region.
He also conducted a number of special fiscal and budgetary studies at local or
regional levels.
As an economic consultant for the Boulder Area Growth Study Committee,
Gunyou was responsible for the development and analysis of demographic and finan-
cial impacts resulting from urban growth. As a management analyst for the U.S.
Air Force, he supervised the design and management of a program for the analysis
:! of financial performance criteria.
Gunyou is a member of the Colorado Council of Economic Developers,
Municipal Finance Cfficers Association, National Association mists, of EL's`neEs Ezor': -
71 American
American institute Planners r.and �r1Can Society Ci r :
cials.
1 11
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Theodore D. Browne
B.S. , Business Administration, The Pennsylvania State University
M.S. , Finance, University of Colorado
Browne was one of the founders of Bickert, Browne, Coddington &
Associates in 1970. He was associated with the University of Denver 's Research
Institute from 1964 to 1970, and he was employed by the Denver Division of the
Martin Company for six years.
I Since 1964, Browne has conducted research projects involving economic
feasibility analysis, plant location, industrial marketing, regional develop-
ment, and economic impact, primarily in the Rocky Mountain Area. A large number
of feasibility studies have been performed in the northern Colorado Front Range.
Industrial and commercial locational analyses have received considerable atten-
tion. He performed research in the United States and Canada to develop the
optimum approaches for design and marketing of an industrial park in Boulder
County. One result of this project was an article in Industrial Research titled
"The Changing Research Park. " Recently, Browne participated in the analysis of
the Denver Lower Downtown neighborhood industrial base. In this 1977 study,
maufacturing and land use patterns received emphasis.
Browne has performed a large rtnmer of assignments for financial insti-
tutions. A detailed analysis about the present and future Colorado financial
institution structure was published in early 1976. State, national , inter-
national and technological influences were evaluated in this research. Other
tasks have been performed for savings and loan associations, commercial banks,
trust companies and industrial barks in Colorado and other states. In almost all
financial institution studies, the area's economic base has been evaluated.
Browne has conducted several feasibility studies for Weld County fi-
nancial institutions. In Greeley he has performed market analyses in connection
with the new Central Bank of West Greeley, the former State Bank of Greeley, Weld
Colorado Bank, an Automated Teller Machine (ATM) for a major Greeley bank, and
savings and loan branch offices of First Federal , Midland Federal and Northern
Colorado. He has also conducted studies in several other Weld County commun-
ities, including Windsor, Platteville, Kersey, Ault, Eaton and Hereford.
In addition to his research and consulting activities, Browne has
taught courses in finance and management at the University of Colorado. He has
been a member of the part time faculty at Opportunity School in Denver, and the
College of Engineering with the University of Denver. He is a member of the
National Association of Business Economists, listed in American Men and Women of
Science-Economics, Who's Who in Consulting and Who's Who in the West, and serves
as president of a large suburban water district.
El
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Harry I . Zeid
B.A. , Business Administration, Michigan State University
M.B.A. , Financial Administration, Michigan State University
{ Graduate School of Business Administration
Zeid has been associated with BBC for over five years. He has special-
iized in computer modeling, statistical analysis and financial research. A major
role has been liason between primary data input and electronic data proc_sssing
on a number of BBC projects. Most computer analysis has been in connection with
various socioeconomic impact assessment studies. Zeid has also prepared numer-
ous feasibility studies involving the preparation of pro forma financial analy-
ses.
Socioeconomic and public sector impacts have been analyzed in a number
of western states. Estimates of public sector financial needs in six energy
impacted communities in western Colorado was performed for the Boom Town Finance
Study Committee of the Colorado Department of Local Affairs. Operating budgets
as well as capital outlay requirements were identified for towns, counties and
school districts based on energy-related growth. Tax revenues and operating
expenditures for towns, school districts and Wyoming county government in Carbon
and Campbell Counties have been analyzed to determine the impact related to major
surface coal mines. A computer program was devised to project local government
revenues and expenditures under various development scenarios. Forecasts of
employment, population and local government revenues and expenditures were per-
formed for four southwestern Wyoming counties as a part of the regional environ-
mental impact statement for the Bureau of Land Management. Similar computer-
assisted fiscal analyses have been performed for other projects, such as the
Highlands Ranch residential and commercial development in the southern portion
of the Denver Metropolitan Area.
Zeid has also been involved in cost/benefit determination for major
development projects. Survey research and computerized data manipulation has
been conducted in over 25 studies analyzing consumer preferences and community
attitudes. Data aggregation and cross-tabulation has been handled through soft-
ware which Zeid designed. He also assisted in the computer software development
of an energy consumption model for the Wyoming Department of Economic Planning
and Development in 1975. He provided systems and programming consultation as
well as inputs to the user code and documentation.
1 •
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1 13
Richard J. Kirkwood
1
1 B.A. , Macalester College, Geography
Kirkwood has had considerable experience as an economic planner with
local government agencies. He has conducted several studies which evaluated the
1 impact of proposed developments on the existing local infrastructure.
Since joining BBC in 1975, Kirkwood has completed studies identifying
1 the market feasibility of residential development, retail facilities and finan-
cial institutions. He is currently examining housing and commercial development
alternatives along an arterial corridor in Lakewood and projecting residential
1 development for a rural community.
Before joining BBC, Kirkwood served as Associate Planner for the City
of Dubuque, Iowa in charge of long-range planning in this city of 62,000. Kirk-
wood developed an urban growth strategy assessing the city's future development
needs, concluding that the lack of available development land is the major
impediment to a fiscally sound future. The study evaluated the financial impact
J of a recommended major annexation effort coupled with an aggressive policy of
utility extensions. The findings of the feasibility study encouraged 70 percent
of the voters to approve the first phase of the annexation. The study evaluated
the public sector costs of annexation and development of 21 separate study areas.
Through the study, Kirkwood worked with each of the city departments in evalu-
ating the effects of development on their operating costs and revenues. The
study recommended annexation of six of the 21 areas, and suggested budgetary and
policy means of balancing costs and revenues in each department and operating
fund.
In directing community development, neighborhood and housing planning
efforts, Kirkwood assessed the community's needs, developed programs to meet
those needs, and implemented those programs through budgetary and policy means.
He assisted in a major review of the metropolitan area's transportation plan,
creation of an economic development program, development of plans for a new
freeway, review of major zoning and subdivision requests, and redevelopment of
the downtown commercial area.
1 Kirkwood has worked successfully with federal , state and local offi-
cials, builders, developers, realtors, consultants, city boards and commissions,
1 neighborhood groups, special interest groups and the general public.
He was a planner in the East Central Intergovernmental Association and
1 Dubuque County Metropolitan Area Planning Commission from May 1973 to October
1975. While working for this regional planning agency and its predecessor county
agency, he provided technical assistance to the 74 member governments on federal
and state programs. He has experience in establishment of agency goals and
objectives, formulation of a regional land use plan, preparation of a countywide
recreation plan and development of a comprehensive general plan for an individual
community.
1
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I14
. BUDGET
I
The cost of the proposed research will not exceed $14,796. The
proposed project budget is outlined by category in Table 2. A summary by task
Iis presented below:
Study Task Budget ,
I. Study Organization
1 . Project Organization $ 260
2. Data Collection 986
$ 1 ,246
J II. Economic Market Analysis
3. Economic Base Profile $ 761
4. Industrial Analysis 845
] 5. Commercial Analysis 630
6. Residential Analysis 445
7. Functional Alternatives 600
j 3,281
III . Impact Assessment
8. Impact Area - $ 320
9. Baseline Forecasts 640
10. Socioeconomic Impacts 1 ,055
Ill . Public Facility Analysis 975
12. Public Sector Finances 2,341
5,331
1 IV. Policy Guidelines
13. Policy Review $ 706
14. Recommendations 520
15. Final Report 1 ,256
2,482
V. Citizen Participation
16. Prior publicity $ 75
17. Continuing Contacts 1 ,005
18. Public Presentations 1 ,376
1 2,456
Total Project Budget $14,796
1
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1 15
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