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Johnson Economics LLC ~ C210116
CITY OF TIGARD-CONTRACT SUMMARY&ROUTING FORM Contract Overview Contract/Amendment Number: C210116a1 Contract Start Date: 3/22/21 Contract End Date: 6/30/22 Contract Title: Tigard MADE Economic Opportunities Analysis Contractor Name:Johnson Economics,LLC Contract Manager: Hope Pollard Department: CD Contract Costs Original Contract Amount: $81,473.00 Total All Previous Amendments: Total of this Amendment: Total Contract Amount: $81,473.00 Procurement Authority Contract Type: Personal Services Procurement Type: PCR 10.075 Contract Amendments Solicitation Number: 2021-17 LCRB Date: N/A Account String: Fund-Division-Account Work Order—Activity Type Amount FY FY FY FY FY Contracts & Purchasing Approval Purchasing Signature: Comments: Time Extension. DocuSign Routing Route for Signature Name Email Address Contractor Jerry Johnson jwj&johnsoneconomics.com City of Tigard Steve Rymer stever(cr�,tigard-or.gov Final Distribution Contractor jerryjohnson 'w' johnsoneconomics.com Project Manager Hope Pollard hopep@tigard-or.gov Bu er Christine Moody christine@tigard-or.gov DocuSign Envelope ID: D9882FE2-F9D6-4EA8-A9B8-D81 F622BC1 D3 CITY OF TIGARD,OREGON AMENDMENT TO CONTRACT NUMBER 0210116 FOR TIGARD MADE ECONOMIC OPPORTUNITIES ANALYSIS AMENDMENT #1 The Agreement between the City of Tigard,a municipal corporation of the State of Oregon,hereinafter called City, and Johnson Economics,LLC,hereinafter referred to as Contractor,is hereby amended as follows: 1. This Agreement is hereby amended to extend the term from June 30, 2021 to June 30, 2022. 2. All other terms and conditions to remain unchanged. IN WITNESS WHEREOF, City has caused this Amendment to be executed by its duly authorized undersigned officer and Contractor has executed this Amendment upon signature and date listed below. CITY OF TIGARD JOHNSON ECONOMICS,LLC �Sfw�I�cr 5a lAF6F..61 IALk... Signature Signature Steve Rymer Jerry Johnson Printed Name Printed Name 10/28/2021 10/27/2021 Date Date Rev.8/21 CITY OF TIGARD-CONTRACT SUMMARY FORM Contract Overview Contract/Amendment Number: C210116 Contract Start Date: 3/22/21 Contract End Date: 12 31 21 Contract Title: Tigard MADE Economic Opportunities Analysis Contractor Name:Johnson Economics,LLC Contract Manager: Hope Pollard Department: CD Contract Costs Original Contract Amount: $81,473.00 Total All Previous Amendments: Total of this Amendment: Total Contract Amount: $81,473.00 Procurement Authority Contract Type: Personal Services Procurement Type: Intermediate RFP <=$150K Solicitation Number: 2021-17 LCRB Date: N/A Account String: Fund-Division-Account Work Order—Activity Type Amount FY 21 100 3000 54001 40,000 FY 22 100 3000 54001 41,473 FY FY FY Contracts & Purchasing Approval Purchasing Signature: C'�lldfll� loxt��-- Comments: C210116 CITY OF TIGARD,OREGON PERSONAL SERVICES CONTRACT TIGARD MADE ECONOMIC OPPORTUNITIES ANALYSIS THIS AGREEMENT made and entered into this 22nd day of March, 2021 by and between the City of Tigard,a municipal corporation of the State of Oregon,hereinafter called City,and Johnson Economics,LLC hereinafter called Contractor. RECITALS WHEREAS, the City's 2021 fiscal year budget provides for services related to economic analysis; and WHEREAS, City has need for the services of a company with a particular training, ability, knowledge, and experience possessed by Contractor, and WHEREAS, City has determined that Contractor is qualified and capable of performing the professional services as City does hereinafter require,under those terms and conditions set forth, THEREFORE, the Parties agree as follows: 1. SERVICES TO BE PROVIDED Contractor will initiate services immediately upon receipt of City's notice to proceed together with an executed copy of this Agreement. Contractor agrees to complete work that is detailed in Exhibit A, incorporated herein by reference. 2. EFFECTIVE DATE AND DURATION This Agreement is effective upon the date of execution and expires on June 30,2021,unless otherwise terminated or extended. All work under this Agreement must be completed prior to the expiration of this Agreement. 3. COMPENSATION The City agrees to pay Contractor in accordance with the fee schedule outlined in Exhibit B (Contractors Proposal). The total amount paid to the Contractor by the City may not exceed Eight- One Thousand Four Hundred Seventy-Three and No/100 Dollars ($81,473.00). Payments made to Contractor will be based upon the following applicable terms: A. Payment by City to Contractor for performance of services under this Agreement includes all expenses incurred by Contractor, with the exception of expenses, if any, identified in this Agreement as separately reimbursable. B. Payment will be made in installments based on Contractor's invoice, subject to the approval of the City Manager, or designee, and not more frequently than monthly. Unless otherwise agreed, payment will be made only for work actually completed as of the date of invoice. C. Payment by City releases City from any further obligation for payment to Contractor for services City of Tigard 1 13125 SW Hall Blvd.,Tigard, OR 97223 1 (503) 639-4171 1 www.tigard-or.gov performed or expenses incurred as of the date of the invoice. Payment may not be considered acceptance or approval of any work or waiver of any defects therein. D. Contractor must make payments promptly, as due, to all persons supplying labor or materials for the performance of the work provided for in this Agreement. E. Contractor may not permit any lien or claim to be filed or prosecuted against the City on any account of any labor or material furnished. F. Contractor will pay to the Department of Revenue all sums withheld from employees pursuant to ORS 316.167. G. Contractor will pay all contributions or amounts due the Industrial Accident Fund from the contractor or any subcontractor. H. If Contractor fails,neglects,or refuses to make prompt payment of any claim for labor or services furnished to Contractor or a subcontractor by any person as such claim becomes due, City's Finance Director may pay such claim and charge the amount of the payment against funds due or to become due the Contractor. The payment of the claim in this manner does not relieve Contractor or their surety from obligation with respect to any unpaid claims. I. Contractor will promptly, as due, make payment to any person, co-partnership, association, or corporation, furnishing medical, surgical, and hospital care or other needed care and attention, incident to sickness or injury, to the employees of Contractor, of all sums that Contractor agrees to pay for the services and all moneys and sums that Contractor collected or deducted from the wages of employees pursuant to any law, contract, or agreement for the purpose of providing or paying for services. J. Contractor and its employees, if any, are not active members of the Oregon Public Employees Retirement System and are not employed for a total of 600 hours or more in the calendar year by any public employer participating in the Retirement System. K. Contractor must obtain, prior to the execution of any performance under this Agreement, a City of Tigard Business License. The Tigard Business License is based on a calendar year with a December 31 st expiration date. New businesses operating in Tigard after June 30th of the current year will pay a pro-rated fee though the end of the calendar year. L. The City certifies that sufficient funds are available and authorized for this Agreement during the current fiscal year. Funding during future fiscal years is subject to budget approval by Tigard's City Council. 4. OWNERSHIP OF WORK PRODUCT City is the owner of and is entitled to possession of any and all work products of Contractor which result from this Agreement,including any computations,plans,correspondence,or pertinent data and information gathered by or computed by Contractor prior to termination of this Agreement by Contractor or upon completion of the work pursuant to this Agreement. Tigard MADE Economic Analysis Page 2 5. ASSIGNMENT/DELEGATION Neither party may assign, sublet or transfer any interest in or duty under this Agreement without the written consent of the other and no assignment has any force or effect unless and until the other party has consented. If City agrees to assignment of tasks to a subcontract, Contractor is fully responsible for the acts or omissions of any subcontractors and of all persons employed by them. Neither the approval by City of any subcontractor nor anything contained herein creates any contractual relation between the subcontractor and City.The provisions of this Agreement are binding upon and will inure to the benefit of the parties to the Agreement and their respective successors and assigns. 6. STATUS OF CONTRACTOR AS INDEPENDENT CONTRACTOR Contractor certifies that: A. Contractor acknowledges that for all purposes related to this Agreement,Contractor is an independent contractor as defined by ORS 670.600 and not an employee of City. Contractor is not entitled to benefits of any kind to which an employee of City is entitled and is solely responsible for all payments and taxes required by law. Furthermore,in the event that Contractor is found by a court of law or any administrative agency to be an employee of City for any purpose, City is entitled to offset compensation due, or to demand repayment of any amounts paid to Contractor under the terms of this Agreement, to the full extent of any benefits or other remuneration Contractor receives (from City or third party) as a result of said finding and to the full extent of any payments that City is required to make (to Contractor or to a third party) as a result of said finding. B. Contractor is not an officer, employee, or agent of the City as those terms are used in ORS 30.265. 7. CONFLICT OF INTEREST The undersigned Contractor hereby represents that no employee of the City, or any partnership or corporation in which a City employee has an interest, has or will receive any remuneration of any description from Contractor,either directly or indirectly,in connection with the letting or performance of this Agreement, except as specifically declared in writing. If this payment is to be charged against Federal funds, Contractor certifies that he/she is not currently employed by the Federal Government and the amount charged does not exceed their normal charge for the type of service provided. 8. INDEMNIFICATION City has relied upon the professional ability and training of Contractor as a material inducement to enter into this Agreement. Contractor represents that all of its work will be performed in accordance with generally accepted professional practices and standards as well as the requirements of applicable federal, state, and local laws, it being understood that acceptance of a Contractor's work by City will not operate as a waiver or release. Contractor agrees to indemnify and defend the City,its officers,employees,agents,and representatives and hold them harmless from any and all liability,causes of action,claims,losses,damages,judgments, or other costs or expenses,including attorney's fees and witness costs (at both trial and appeal level, whether or not a trial or appeal ever takes place including any hearing before federal or state administrative agencies), that may be asserted by any person or entity which in any way arise from, during, or in connection with the performance of the work described in this contract, except liability Tigard MADE Economic Analysis Page 3 arising out of the sole negligence of the City and its employees. Such indemnification will also cover claims brought against the City under state or federal worker's compensation laws. If any aspect of this indemnity is found to be illegal or invalid for any reason whatsoever, such illegality or invalidity does not affect the validity of the remainder of this indemnification. 9. INSURANCE Contractor and its subcontractors must maintain insurance acceptable to City in full force and effect throughout the term of this contract. Such insurance must cover risks arising directly or indirectly out of Contractor's activities or work hereunder,including the operations of its subcontractors of any tier. The policy or policies of insurance maintained by the Contractor must provide at least the following limits and coverages: A. Commercial General Liability Insurance Contractor will obtain, at Contractor's expense, and keep in effect during the term of this Agreement, Comprehensive General Liability Insurance covering Bodily Injury and Property Damage on an occurrence form (CG2010 1185 or equivalent). This coverage must include Contractual Liability insurance for the indemnity provided under this contract. General Liability coverage must include Products-Completed Operations, Personal & Advertising Injury, and Damage to Rented Premises. The following insurance will be carried: Coverage Limit General Aggregate $2,000,000 Each Occurrence $1,000,000 B. Commercial Automobile Insurance Contractor must also obtain, at Contractor's expense, and keep in effect during the term of the contract,Commercial Automobile Liability coverage including coverage for all owned,hired, and non-owned vehicles on an "occurrence" form. The Combined Single Limit per occurrence may not be less than $1,000,000. If Contractor uses a personally-owned vehicle for business use under this contract,the Contractor will obtain, at Contractor's expense, and keep in effect during the term of the contract, business automobile liability coverage for all owned vehicles on an "occurrence" form. The Combined Single Limit per occurrence may not be less than $1,000,000. C. Workers' Compensation Insurance The Contractor, its subcontractors, if any, and all employers providing work, labor, or materials under this Contract that are subject employers under the Oregon Workers' Compensation Law must comply with ORS 656.017,which requires them to provide workers'compensation coverage that satisfies Oregon law for all their subject workers. Out-of-state employers must provide Oregon workers' compensation coverage for their workers who work at a single location within Oregon for more than 30 days in a calendar year. Contractors who perform work without the assistance or labor of any employee need not obtain workers' compensation coverage. All non- exempt employers must provide Employer's Liability Insurance with coverage limits of not less than$500,000 each accident. Tigard MADE Economic Analysis Page 4 D. Additional Insured Provision All required insurance policies, other than Workers' Compensation and Professional Liability, must name the City its officers, employees, agents,and representatives as additional insureds with respect to this Agreement. E. Insurance Carrier Rating Coverages provided by the Contractor must be underwritten by an insurance company deemed acceptable by the City. All policies of insurance must be written by companies having an A.M. Best rating of "A-VII" or better, or equivalent. The City reserves the right to reject all or any insurance carrier(s) with an unacceptable financial rating. F. Self-Insurance The City understands that some contractors may self-insure for business risks and the City will consider whether such self-insurance is acceptable if it meets the minimum insurance requirements for the type of coverage required. If Contractor is self-insured for commercial general liability or automobile liability insurance, Contractor must provide evidence of such self-insurance. Contractor must provide a Certificate of Insurance showing evidence of the coverage amounts on a form acceptable to the City.The City reserves the right in its sole discretion to determine whether self-insurance is adequate. G. Certificates of Insurance As evidence of the insurance coverage required by the contract, Contractor will furnish a Certificate of Insurance to the City. No contract is effective until the required Certificates of Insurance have been received and approved by the City. The certificate will specify and document all provisions within this contract and include a copy of Additional Insured Endorsement. A renewal certificate will be sent to the below address prior to coverage expiration. H. Primary Coverage Clarification The parties agree that Contractor's coverage is primary to the extent permitted by law. The parties further agree that other insurance maintained by the City is excess and not contributory insurance with the insurance required in this section. I. Cross-Liability Clause A cross-liability clause or separation of insureds clause will be included in all general liability, professional liability,pollution, and errors and omissions policies required by this Agreement. A certificate in form satisfactory to the City certifying to the issuance of such insurance will be forwarded to: City of Tigard Attn: Contracts and Purchasing Office 13125 SW Hall Blvd. Tigard, Oregon 97223 OR Contract sPurchasing(k tigard-or.gov Tigard MADE Economic Analysis Page 5 At the discretion of the City, a copy of each insurance policy, certified as a true copy by an authorized representative of the issuing insurance company, may be required to be forwarded to the above address. Such policies or certificates must be delivered prior to commencement of the work. The procuring of such required insurance will not be construed to limit Contractor's liability hereunder. Notwithstanding said insurance, Contractor is obligated for the total amount of any damage, injury, or loss caused by negligence or neglect connected with this Agreement. 10. METHOD & PLACE OF SUBMITTING NOTICE, BILLS AND PAYMENTS All notices, bills and payments will be made in writing and may be given by personal delivery,mail, or by fax. Payments may be made by personal delivery, mail, or electronic transfer. The following addresses will be used to transmit notices, bills,payments, and other information: CITY OF TIGARD JOHNSON ECONOMICS,LLC Attn: Hope Pollard Attn:Jerry Johnson Address: 13125 SW Hall Blvd Address: 621 SW Alder, Suite 605 Tigard, OR 97223 Portland, OR 97205 Phone: (503) 718-2435 Phone: (503) 295-7832 Email: hopep@tigard-or.gov Email: jwjnjohnsoneconomics.com Notice will be deemed given upon deposit in the United States mail, postage prepaid, or when so faxed, upon successful fax. In all other instances, notices, bills and payments will be deemed given at the time of actual delivery. Changes may be made in the names and addresses of the person to who notices,bills, and payments are to be given by giving written notice pursuant to this paragraph. 11. SURVIVAL The terms, conditions, representations, and warranties contained in this Agreement survive the termination or expiration of this Agreement. 12. MERGER This writing is intended both as a final expression of the Agreement between the parties with respect to the included terms and as a complete and exclusive statement of the terms of the Agreement. No modification of this Agreement will be effective unless and until it is made in writing and signed by both parties. 13. TERMINATION WITHOUT CAUSE At any time and without cause, City has the right in its sole discretion to terminate this Agreement by giving notice to Contractor. If City terminates this Agreement pursuant to this paragraph, City will pay Contractor for services rendered to the date of termination. 14. TERMINATION WITH CAUSE A. City may terminate this Agreement effective upon delivery of written notice to Contractor, or at such later date as may be established by City,under any of the following conditions: 1) If City funding from federal, state, local, or other sources is not obtained and continued at levels sufficient to allow for the purchase of the indicated quantity of services. This Agreement Tigard MADE Economic Analysis Page 6 may be modified to accommodate a reduction in funds. 2) If federal or state regulations or guidelines are modified, changed,or interpreted in such a way that the services are no longer allowable or appropriate for purchase under this Agreement. 3) If any license or certificate required by law or regulation to be held by Contractor, its subcontractors, agents, and employees to provide the services required by this Agreement is for any reason denied,revoked, or not renewed. 4) If Contractor becomes insolvent,if voluntary or involuntary petition in bankruptcy is filed by or against Contractor, if a receiver or trustee is appointed for Contractor, or if there is an assignment for the benefit of creditors of Contractor. Any such termination of this agreement under paragraph (A) will be without prejudice to any obligations or liabilities of either party already accrued prior to such termination. B. City, by written notice of default (including breach of contract) to Contractor, may terminate the whole or any part of this Agreement: 1) If Contractor fails to provide services called for by this Agreement within the time specified, or 2) If Contractor fails to perform any of the other provisions of this Agreement,or fails to pursue the work as to endanger performance of this Agreement in accordance with its terms, and after receipt of written notice from City, fails to correct such failures within ten (10) days or such other period as City may authorize. The rights and remedies of City provided above related to defaults (including breach of contract) by Contractor are not exclusive and are in addition to any other rights and remedies provided by law or under this Agreement. If City terminates this Agreement under paragraph (B), Contractor will be entitled to receive as full payment for all services satisfactorily rendered and expenses incurred,provided, that the City may deduct the amount of damages, if any, sustained by City due to breach of contract by Contractor.Damages for breach of contract include those allowed by Oregon law,reasonable and necessary attorney fees, and other costs of litigation at trial and upon appeal. 15. ACCESS TO RECORDS City will have access to such books, documents, papers and records of Contractor as are directly pertinent to this Agreement for the purpose of making audit, examination, excerpts and transcripts. 16. HAZARDOUS MATERIALS Contractor will comply with all federal Occupational Safety and Health Administration (OSHA) requirements and all Oregon safety and health requirements. In accordance with OSHA and Oregon OSHA Hazard Communication Rules, if any goods or services provided under this Agreement may release, or otherwise result in an exposure to, a hazardous chemical under normal conditions of use (for example, employees of a construction contractor working on-site), it is the responsibility of Contractor to provide the City with the following information: all applicable Safety Data Sheets, the identity of the chemical/s, how Contractor will inform employees about any precautions necessary, an explanation of any labeling system, and the safe work practices to prevent exposure. In addition, Tigard MADE Economic Analysis Page 7 Contractor must label, tag, or mark such goods. 17. FORCE MAJEURE Neither City nor Contractor will be considered in default because of any delays in completion and responsibilities hereunder due to causes beyond the control and without fault or negligence on the part of the parties so disenabled,including but not restricted to, an act of God or of a public enemy, civil unrest,volcano, earthquake, fire, flood, epidemic, quarantine restriction, area-wide strike, freight embargo,unusually severe weather or delay of subcontractor or supplies due to such cause;provided that the parties so disenabled will within ten (10) days from the beginning of such delay, notify the other parry in writing of the cause of delay and its probable extent. Such notification will not be the basis for a claim for additional compensation. Each party will,however,make all reasonable efforts to remove or eliminate such a cause of delay or default and will, upon cessation of the cause, diligently pursue performance of its obligation under the Agreement. 18. NON-WAIVER The failure of City to insist upon or enforce strict performance by Contractor of any of the terms of this Agreement or to exercise any rights hereunder should not be construed as a waiver or relinquishment to any extent of its rights to assert or rely upon such terms or rights on any future occasion. 19. HOURS OF LABOR, PAY EQUITY In accordance with ORS 279B.235, the following are hereby incorporated in full by this reference: A. Contractor may not employ an individual for more than 10 hours in any one day, or 40 hours in any one week, except as provided by law. For contracts for personal services, as defined in ORS 279A.055, Contractor must pay employees at least time and a half pay for all overtime the employees work in excess of 40 hours in any one week, except for employees who are excluded under ORS 653.010 to 653.261 or under 29 U.S.C. 201 to 209 from receiving overtime. B. Contractor must give notice in writing to employees who work on a public contract, either at the time of hire or before commencement of work on the contract,or by positing a notice in a location frequented by employees, of the number of hours per day and days per week that the employees may be required to work. C. Contractor may not prohibit any of Contractor's employees from discussing the employee's rate of wage, salary,benefits or other compensation with another employee or another person and may not retaliate against an employee who discusses the employee's rate of wage, salary, benefits or other compensation with another employee or another person. D. Contractor must comply with the pay equity provisions in ORS 652.220. Compliance is a material element of this Agreement and failure to comply will be deemed a breach that entitles City to terminate this Agreement for cause. 20. NON-DISCRIMINATION Contractor will comply with all federal, state, and local laws, codes, regulations, and ordinances applicable to the provision of services under this Agreement,including,without limitation: Tigard MADE Economic Analysis Page 8 A. Title VI of the Civil Rights Act of 1964; B. Section V of the Rehabilitation Act of 1973; C. The Americans with Disabilities Act of 1990, as amended by the ADA Amendments Act (ADAAA) of 2008 (Pub L No 101- 336); and D. ORS 659A.142,including all amendments of and regulations and administrative rules,and all other applicable requirements of federal and state civil rights and rehabilitation statutes, rules and regulations. 21. ERRORS Contractor will perform such additional work as may be necessary to correct errors in the work required under this Agreement without undue delays and without additional cost. 22. EXTRA (CHANGES) WORK Only the City's Project Manager for this Agreement may change or authorize additional work. Failure of Contractor to secure authorization for extra work constitutes a waiver of all right to adjust the contract price or contract time due to such unauthorized extra work and Contractor will not be entitled to compensation for the performance of unauthorized work. 23. WARRANTIES Contractor will guarantee work for a period of one year after the date of final acceptance of the work by the owner. Contractor warrants that all practices and procedures, workmanship and materials are the best available unless otherwise specified in the profession. Neither acceptance of the work nor payment therefore relieves Contractor from liability under warranties contained in or implied by this Agreement. Any intellectual property rights delivered to the City under this Agreement and Contractor's services rendered in the performance of Contractor's obligations under this Agreement, will be provided to the City free and clear of any and all restrictions on or conditions of use, transfer, modification, or assignment, and be free and clear of any and all liens, claims, mortgages, security interests, liabilities, charges, and encumbrances of any kind. 24. ATTORNEY'S FEES In the event an action, suit of proceeding, including appeal, is brought for failure to observe any of the terms of this Agreement, each party is responsible for that party's own attorney fees, expenses, costs and disbursements for the action, suit,proceeding, or appeal. 25. CHOICE OF LAW,VENUE The provisions of this Agreement are governed by Oregon law. Venue will be the State of Oregon Circuit Court in Washington County or the U.S. District Court for Oregon,Portland. 26. COMPLIANCE WITH STATE AND FEDERAL LAWS/RULES Contractor will comply with all applicable federal, state and local laws,rules and regulations applicable to the work in this Agreement. Tigard MADE Economic Analysis Page 9 27. CONFLICT BETWEEN TERMS In the event of a conflict between the terms of this Agreement and Contractor's proposal, this Agreement will control. In the event of conflict between a provision in the main body of the Agreement and a provision in the Exhibits, the provision in the main body of the Agreement will control. In the event of an inconsistency between Exhibit A and Exhibit B,Exhibit A will control. 28. AUDIT Contractor will maintain records to assure conformance with the terms and conditions of this Agreement and to assure adequate performance and accurate expenditures within the contract period. Contractor agrees to permit City,the State of Oregon,the federal government,or their duly authorized representatives to audit all records pertaining to this Agreement to assure the accurate expenditure of funds. 29. SEVERABILITY In the event any provision or portion of this Agreement is held to be unenforceable or invalid by any court of competent jurisdiction,the validity of the remaining terms and provisions will not be impaired unless the illegal or unenforceable provision affects a significant right or responsibility, in which case the adversely affected party may request renegotiation of the Agreement and,if negotiations fail,may terminate the Agreement. 30. COMPLIANCE WITH TAX LAWS Contractor represents and warrants that Contractor is, to the best of the undersigned's knowledge, not in violation of any Oregon tax laws including but not limited to ORS 305.620 and ORS Chapters 316, 317, and 318. Contractor's failure to comply with the tax laws of this state or a political subdivision of this state before the Contractor executed this Agreement or during the term of this Agreement is a default for which the City may terminate this Agreement and seek damages and other relief available under the terms of this Agreement or applicable law. IN WITNESS WHEREOF, City and Contractor have caused this Agreement to be executed by their duly authorized officials. CITY OF TIGARD JOHNSON ECONOMICS,LLC _ Digioly signed by Jerald Johnson ou:<n=Jerald Johnson,o=Johnson Economia LLC, email=jwj@johnsoneconomia.com, -US B —� �, B D-2021.03.1808:03:2]-0]'00' Name: Steve Rymer Name: Jerald Johnson Title: City Manager Title: Principal Date: 3/18/21 Date: 3/18/2021 Tigard MADE Economic Analysis Page 10 EXHIBIT A SCOPE OF SERVICES Contractor agrees to provide professional services as described below: Phase I and Phase II will be considered part of the same project. Phase I should be completed by June 30, 2021 and Phase II should begin immediately thereafter. While the schedule may vary slightly in implementation, Phase II may not begin prior to July 1, 2021. Table 1. Summary of Project Deliverables Task Subtasks and Deliverables Meetings (T)=Tigard (C)=Consultant Phase 1 Economic Opportunities Analysis 1.1 C-Kickoff Meeting Notes (1) 2-hour C-Draft Statement of Economic Objectives T-Draft Statement of Economic Objectives Comments C-Final Statement 1.2 C-Draft Trend Analysis T-Draft Trend Analysis Comments C-Final Trend Analysis 1.3 C-Draft Site Suitability Analysis 1.4 C-Draft Site Inventory 1.5 C-Draft Employment Land Need Estimate 1.6 C-Draft Recommendations (1) 1-hour C-Recommendations Meeting Notes T-Draft Recommendations Comments C-Final Recommendations 1.7 C-Draft EOA (2-3) 1-hour T-Draft EOA Comments C-Final EOA C-Metro and DLCD presentation and filing requirements TIC-Planning Commission and City Council Hearings Phase 2 Land Use Feasibility Analysis and Recommendations 2.1 C-Phase 11 Kickoff Meeting Notes (2) 2-hour C-Draft Feasibility Analysis C-Draft Feasibility Analysis Meeting Notes T-Feasibility Analysis Comments C-Final Feasibility Analysis 2.2 C-Draft Recommendations (3-4) 1-hour C-Draft Recommendations Meeting Notes T-Draft Recommendations Comments C-Final Recommendations TIC-Planning Commission and City Council Hearings Tigard MADE Economic Analysis Page 11 Task 1 Phase I: Economic Opportunities Analysis The Contractor will complete an Economic Opportunities Analysis to meet Statewide Goal 9 requirements, while paying special attention to the objectives of Tigard MADE,the city's strategic vision, and the direction of Phase II of this contract. Assumptions: 1. The Contractor will be responsible for ensuring that, in addition to meeting Tigard MADE objectives, the EOA also meets all DLCD Goal 9 Requirements. 2. Draft and Final versions of documents have been built into the scope to accommodate City feedback and necessary revisions. Therefore, the Contractor will be responsible for ensuring that City feedback is appropriately incorporated into revised/Final documents while remaining within project budget. Questions and discussions while working through draft documents are encouraged, to avoid situations where the draft document requires major and potentially time-consuming revisions in order to meet stated objectives and project requirements. Subtask 1.1 Statement of Economic Development Objectives Subtask 1.1 Contractor Deliverables: Facilitate a Two-Hour Project Kickoff Meeting. Project Kickoff Meeting Notes. The Contractor will prepare and share organized notes from the meeting, identifying key items for consideration and next steps for both the Contractor and City staff. Draft Statement of Economic Development Objectives,which will serve as a guiding document and include evidence of support and coordination from key cooperating organizations and agencies, including input from City staff. The City will review a draft version and provide comments. Final Statement of Economic Development Objectives,including all requested revisions. Assumptions: The Statement of Economic Development Objectives will address how the following Tigard MADE objectives and questions will be analyzed throughout the EOA analysis. 1. Objective: Support a well-rounded,vibrant, and scalable economy • Instead of focusing on pursuing growth of an individual business sector, how can we encourage a well-rounded economy with opportunities for upward mobility for employees, including opportunities for people with a variety of skills and educational attainment.? • How can we increase job density on existing employment lands,as an alternative to rezoning non-employment land or expanding the Urban Growth Boundary (UGB)? • How can we account for Home Occupation Permits in our employment trends and projections and corresponding employment land needs? • How can we account for changing work patterns (e.g. increased working from home, different uses of industrial flex space) in our employment land needs? • How can we accommodate and incentivize redevelopment of existing commercial sites? • How can development incentives influence development as part of land use code? Tigard MADE Economic Analysis Page 12 • How do our urban reserves fit in to our employment land needs and plans? 2. Objective: Mitigate barriers to economic prosperity in communities of color and historically marginalized communities • Reduce barriers to entry for business owners and developers • Evaluate existing employment and business ownership trends overall and through an equity lens o What industries operate in the region but not in Tigard? o Are there ways the City can assist in promoting equal access to employment opportunities or business development assistance? o Are we allowing a mix of businesses and industries that would allow for upward economic mobility among those employed or operating businesses here? • Where are affordable commercial rents located? Are there health hazards or nuisances associated with these locations that other higher-rent spaces do not face? What kinds of businesses typically occupy these spaces (what industry,who owns them?)? 3. Objective: Incentivize environmentally sustainable development • What kinds of incentives or requirements can be used to encourage things like: o Eco-friendly building materials and fixtures? o Reducing emissions associated with construction? o Providing micro-grid solar technology? o Promoting alternative transportation? • How do incentive structures influence development and employment projections? 4. Objective: Incentivize public improvements to promote connectivity and alternative modes of transportation. • What kinds of incentives or requirements can be used to encourage things like: o Funding of sidewalks, bike lanes, trails, parks, undergrounding utilities, and bus stops? • How do incentive structures influence development and employment projections? Subtask 1.2 EOA Trend Analysis Subtask 1.2 Contractor Deliverables: Draft Trend Analysis that includes data and a summary of the findings. It should also include the list of regulations identified by City staff and the Contractor in Step 5. The Draft document will be sent to City staff, the City will review and provide comments. Final Trend Analysis including all requested revisions prior to the meeting held at the beginning of Subtask 2.2. Assumptions: This task will include analysis of trends in areas of interest as identified in the Statement of Economic Development Objectives,highlighted below,and themes discussed in the Project Kickoff Meeting. The formulation of the final Statement may amend some items on this list. The Contractor commits to pursue data sources and analysis on each item with reasonable efforts within scope, time and budgetary constraints. Tigard MADE Economic Analysis Page 13 Where necessary,the Contractor may present data and analysis on a broader geography where local data does not exist. The City recognizes that for some items,no sources of data or analysis may exist. Where limitations exist on data for any item,the Contractor will communicate the limitation to the City. 1. Home Occupation Permits 2. If available provide, racial, gender, and ability composition of employee base and business ownership by industry,location, and salary range (or use regional data as a proxy for local level data?) 3. Number of employees per square foot, educational requirements, average salaries by industry 4. Hazards and nuisances facing affordable housing units and lower-rent nonresidential properties versus other residential and non-residential properties 5. Redevelopment and vacancies of existing non-residential sites and buildings 6. Impacts of implementing a vacancy tax in commercial zones 7. Vertical and horizontal mixed-use and multi-use zoning and corresponding development trends. 8. Changes in the ways commercial, industrial, and office buildings are being used. For example: micro- distribution centers, indoor recreation, and other alternative uses for flex industrial space; working from home vs. use of office buildings and construction of new office space. 9. Provide geographical information — where are different business sectors most frequently located in the region and in the City?Where in the region and in the City is redevelopment happening?Where are there the most vacancies of non-residential properties? Are businesses owned by historically marginalized community members located in certain areas?Where is affordable housing located? 10. Assess what land and existing uses would be removed if the Southwest Corridor light rail line moves forward. How does this impact the employment data gathered in this step? 11. Assess economic development potential by analyzing the above data and information along with factors such as location, size, and buying power of local and export markets for goods and services; workforce training opportunities; availability of transportation facilities for access and freight mobility; access to suppliers and utilities,including telecommunications;and other service infrastructure. Subtask 1.3 EOA Site Suitability Analysis Subtask 1.3 Contractor Deliverables: Draft Site Suitability Analysis that includes data and a summary of the findings. Assumptions: The analysis will: 1. Include identification of zoning designations and regulatory characteristics most suitable for development,in addition to physical site characteristics. 2. Place a special focus on the types of sites needed to meet the Statement of Economic Objectives — industries that will increase low barrier jobs with career pathways,greater job density,social equity and environmental sustainability. 3. Site redevelopment and higher density adaptive reuse. Tigard MADE Economic Analysis Page 14 Subtask 1.4 EOA Inventory of Suitable Sites Subtask 1.4 Contractor Deliverables Inventory of Suitable Sites that includes data, a map of Tigard highlighting specific areas and sites by category, and a summary of the findings. This Inventory will meet the needs of a Goal 9 Buildable Lands Inventory of employment lands. Assumptions: The Inventory will include: 1. Identification of potential sites for employment land (industrial and commercial) in Tigard's urban reserves. 2. Constraints such as restrictive policy and code requirements, wetlands, habitat areas, environmental contamination, topography, cultural resources, infrastructure deficiencies, parcel fragmentation, natural hazard areas, ownership patterns, and other suitability and availability criteria in order to determine the readiness of the current land supply for industrial and other employment development. 3. Currently developed sites that have redevelopment potential in the inventory, giving special focus to increasing job density. Identify what gives these sites redevelopment potential, including how likely they are to redevelop. Estimate development/redevelopment and build-out costs. 4. This inventory will bear in mind Phase II of this project, using this as an opportunity to notify City staff of any areas of the City or its designated urban reserves (and its land use characterization) that are prime for certain types of development or employment, so that this inventory can be used to efficiently locate zones being considered for analysis with Phase II. Subtask 1.5 EOA Employment Land Need Estimate Subtask 1.5 Contractor Deliverables: Draft Employment Land Need Estimate that includes data and a summary of the findings. Assumptions: The estimate will include an analysis and description of how growth might be accommodated with more dense development, rather than through an expansion of the UGB,if results indicate a constraint of employment land supply. What land use changes and policy will support intensification and redevelopment. 1.6. EOA Detailed Policy and Regulation Recommendations Task 1.6 Contractor Deliverables: Draft Policy and Regulation Recommendations. The City will review a Draft version in advance of a meeting where City staff and the Contractor will discuss the Draft document. Facilitate a One-Hour Meeting with City Staff to Discuss Recommendations. Policy and Regulation Meeting Notes. The Contractor will prepare and share organized notes from the meeting,identifying key items for consideration and next steps for both the Contractor and City staff. Tigard MADE Economic Analysis Page 15 Final Policy and Regulation Recommendations including all requested revisions before moving on to Task 5. Assumptions:. 1. The recommendations will place priority on clear, specific, locally actionable updates to land use policies and regulations as identified in the Comprehensive Plan and Development Code. 2. It will provide only new recommendations and will avoid proposing policies or practices that are already being pursued by the City. 3. Recommendations will also include a map of Tigard and its urban reserves, identifying areas most suitable for different levels of land use and regulation mixes and development incentives. 4. Identify specific updates to the comprehensive plan and development code that will be needed to successfully implement the Statement of Economic Development Objectives, bearing in mind Phase II of this project. Focus on how density and mixed-use zoning can accommodate employment growth rather than expanding the UGB. 5. Identify any obvious local building code regulations that go beyond State requirements and can be updated to remove barriers for small business owners and developers. 6. Identify available methods to fund local government activities that will be needed to successfully implement the Statement of Economic Development Objectives. Include opportunities for grants focused on equitable economic development and smart growth. Subtask 1.7. Prepare Final EOA Document Task 1 Contractor Deliverables: Draft Complete LOA that meets all DLCD and Metro requirements and provides clear, actionable recommendations to fulfill the Statement of Economic Development Objectives. The City will review a Draft version of the Executive Summary and layout of the EOA document and provide comments. Final EOA including all requested revisions. Attendance at one Planning Commission Hearing and up to two City Council Hearings. Identify and fulfill any other Metro or DLCD requirements. This may include coordination with regional or State organizations, assisting with presenting the document to regional or State review or approval authorities, and filing the final EOA.The Scope assumes the Contractor will make any additional revisions to the EOA as required by regional or State review and approval authorities. Assumptions: The Contractor will incorporate all documents from previous Tasks into a single Final EOA document. The Final EOA Document will include a detailed Executive Summary that identifies the main findings of the EOA in language that is easily comprehensible to both City staff and to the public. It should give special focus to the Trend Analysis, Feasibility Analysis, and Policy and Regulation Recommendations. Tigard MADE Economic Analysis Page 16 Task 2. Phase II: Tigard MADE Land Use Feasibility Analysis and Recommendations As defined in the Subtasks below,the Contractor will analyze the City's proposed zoning, estimating impacts and making recommendations to best meet MADE objectives. Analysis and Recommendations should ultimately be combined into a single document. Assumptions: 1. Draft and Final versions of documents have been built into the scope to accommodate City feedback and necessary revisions. Therefore, the Contractor will be responsible for ensuring that City feedback is appropriately incorporated into revised/Final documents while remaining within project budget. Questions and discussions while working through draft documents are encouraged, to avoid situations where the draft document requires major and potentially time-consuming revisions in order to meet stated objectives and project requirements. Subtask 2.1 Tigard MADE Land Use Feasibility Analysis Subtask 2.1 Contractor Deliverables Facilitate a Two-Hour Phase II Kickoff Meeting. Phase II Kickoff Meeting Notes. The Contractor will prepare and share notes on the meeting, including key items for consideration and next steps for both the Contractor and City staff. Draft Feasibility Analysis providing answers to the questions as defined in the Phase II Kickoff meeting. City staff will review and provide feedback. Facilitate a Two-Hour Feasibility Analysis Meeting.The Contractor will meet with City staff to discuss the Draft Analysis findings and modifications needed prior to completing the Final Feasibility Analysis. Draft Feasibility Analysis Meeting Notes.The Contractor will prepare and share notes on the meeting, including key items for consideration and next steps for both the Contractor and City staff. Final Feasibility Analysis,incorporating City staff feedback. Assumptions: The analysis will include answers to questions such as the following: 1. How do the proposed regulations influence property values,land costs, and development costs?Quantify the impact. 2. Do the proposed zones or incentive structures create a friendly or unfriendly development environment? 3. What business sectors are likely to expand or contract based on proposed zoning? How does implementation of this zoning impact the development and employment projections made in the EOA? 4. How do the anticipated types of development and employment associated with this zoning impact highways, public transit, trails, sidewalks, transit, and parks? Does the zoning effectively utilize existing systems? Tigard MADE Economic Analysis Page 17 5. Will the proposed changes result in the type of development and employment MADE seeks to encourage, as defined in the EOA Statement of Community Economic Objectives? o How can the proposed changes be improved for optimal results? o What impact do the proposed incentive structures have on anticipated development? Subtask 2.2 Tigard MADE Recommendations and Alternatives Subtask 2.2 Tigard MADE Recommendations Contractor Deliverables Draft Recommendations addressing how the City's proposed MADE zoning should be altered to best meet project objectives. Facilitate a One-Hour Recommendations Meeting. The Contractor will meet with City staff to discuss the proposed recommendations. Draft Recommendations Meeting Notes. The Contractor will prepare and share notes on the meeting, including key items for consideration and next steps for both the Contractor and City staff. Final Recommendations,incorporating City staff feedback. Attendance at one Planning Commission Hearing and up to two City Council Hearings. Assumptions: Building on the analysis of Part I and Subtask 2.1, the Contractor will provide specific recommendations for improvement of the City-proposed re-zoning of MADE employment lands. Recommendations may include: • Deletions, additions, or modifications and recommendations of proposed development standards, land use standards, and/or land use category definitions. • Deletions, additions, or modifications of proposed incentive structures. • Deletions, additions, or modifications of proposed zoning designations. • Deletions, additions, or modifications of proposed zoning designation locations on the City map. Recommendations will be focused on optimizing the proposed zoning designations and incentive structures to achieve the MADE goals of job density, social equity, environmental sustainability, and connectivity as detailed in Part 1. Tigard MADE Economic Analysis Page 18 Exhibit B PROPOSALFOR PROFESSIONAL SERVICES: TIGARD MADE ECONOMIC OPPORTUNITIES ANALYSIS IFRP 2021-17 PREPARED FOR: THE CITY OF TIGARD MARCH 12,2021 JOHNSON ++ ECONOMICS PelACI EN IE . DESIGN DRIVEN I CLIENT FOCUSED JOHNSON ECONOMICS TABLE OF CONTENTS LETTER OF SUBMITTAL I. FIRM QUALIFICATIONS AND PROJECT TEAM ..................................1 it JOHNSON ECONOMICS PROFILE..........................................................................1 ,. tfPROJECT TEAM................................................................................................2 KEYPERSONNEL...............................................................................................3 TEAM EXPERIENCE...........................................................................................9 WORK QUALITY/COST CONTROL/MANAGEMENT AND ORGANIZATION....................13 T II. PROJECT APPROACH AND UNDERSTANDING................................14 .. ._ III. COST........................................................................................19 CITY OF TIGARD TIGARD MADE EOA PAGE 11 JOHNSON ECONOMICS February 23, 2021 Christine Moody, CPPO CITY OF TIGARD 13125 SW Hall Boulevard Tigard,OR 97223 SUBJECT: Transmittal Page,Consulting Services for Economic Opportunities Analysis,IFRP 2021-17 Ms. Moody: JOHNSON ECONOMICS appreciates the opportunity to respond to the City of Tigard's request for a proposal for completion of an Economic Opportunities Analysis (EOA). This project will generate an expanded EOA that is consistent with DLCD requirements while also addressing issues with the Tigard MADE project.This project is focused on finding innovative strategies to increase the intensity of land utilization, recognizing the City's employment land constraints.The resulting project will include research on innovative land use strategies,an audit of existing land use policies and regulations, recommendations regarding policy and code amendments, and training staff on updating and communicating the results. The attached proposal lays forth our team's qualifications,experience,and approach to complete the tasks outlined in your request for proposals. Our firms have extensive recent experience completing Goal 9 analysis throughout the State of Oregon,as well as for jurisdictions working within the framework of the Portland metropolitan area.We have recently completed similar work for several local jurisdictions and are working on evaluations of site readiness or employment uses throughout the metropolitan area. Through recent and on-going consulting projects,our team has comprehensive knowledge of the Tigard economy and the characteristics of its employment areas. In addition, Johnson Economics has developed sophisticated approaches to assess the impact of changes in entitlements and other interventions on predicted development outcomes. Mackenzie has been the region's leading firm in documenting site requirements by industry and development form, while APG brings unparalleled credentials in interpreting the State and regions land use systems. Once again,we appreciate the opportunity to submit this updated proposal to the City. I am authorized to represent JOHNSON ECONOMICS In negotiations and sign contracts and will serve as the City's main contact throughout the project.You can reach me via email at iwi@iohnsoneconomics.com. I thank you for considering our proposal and I look forward to hearing your response. Sincerely, i Jerry Johnson Principal JOHNSON ECONOMICS CITY OF TIGARD I TIGARD MADE EOA PAGE N I. FIRM QUALIFICATIONS AND PROJECT TEAM JOHNSON ECONOMICS PROFILE JOHNSON ECONOMICS is a well-established consulting firm founded with a specific focus on the economic aspects of land use planning and real estate development. Our combination of expertise in economics, planning and the private development market differentiates us from pure planning firms as well as pure economic consultancies.We bring a technical approach to planning projects which integrates the economic and market drivers of long-term land use, in addition to demographic factors. JOHNSON ECONOMICS offers a full range of analytic services in real estate and economic development fields, including market feasibility analysis for a wide range of development types, predictive development/redevelopment modeling, real estate financial analysis,economic development,regional and local planning issues,and public/private partnerships.Jerry Johnson has been actively consulting in this field for over thirty years and has assembled a staff of highly qualified and experienced individuals.The firm is an Oregon certified DBE/ESB corporation. Public-sector clients include cities, counties, regional governments, economic development agencies, urban renewal agencies, port districts,and others,ranging from the smallest to the largest in the Northwest.JOHNSON ECONOMICS also enjoys high credibility in the private sector and has access to the knowledge and opinions of businesses, professional developers, and lenders. As a result, we offer our clients a comprehensive perspective on the interaction between public policy and private sector realities. We approach every project differently and work closely with each client both at the outset and throughout the project to craft an approach that meets that client's needs. We regularly communicate with our clients to ensure that local staff are directly involved in and informed about our methodology and results, including interim work products. The following table outlines key information requested in the RFP. Legal Structure Johnson Economics is organized as an LLC Time in Business The firm has been in business for over twenty years Number of Employees The firm current has five employees Address 621 SW Alder,Suite 605 Portland,OR 97205 The firm has completed several projects in recent years that are relevant to this project, including the following: ■ Economic Opportunities Analyses for Multiple Jurisdictions o City of Beaverton (2016) o City of Hillsboro(2016) o City of Milwaukie(2017) o City of Forest Grove(2019) o Baker County(2019) ■ Predictive Development Forecasting o Metro, Developer Signal Processing Model (2016) o Portland Bureau of Planning and Sustainability ■ Tree Ordinance(2020) ■ Mixed-Use Zoning(2019) o Metro,Streetcar Analysis(2020) ■ Development Economics Assessment o City of Medford, Downtown Housing Model (2019) CITY OF TIGARD I TIGARD MADE ECA PAGE 1 o Metro TOD Program, Ongoing Services o City of Tigard, City Center Future Project(2020) Contact information for each of these projects is included as an appendix to this RFP. Our firm will have adequate time to dedicate to this project over the next year, with limited long-term research commitments at this time. PROJECT TEAM We have assembled a project team that brings extensive experience preparing EOAs, as well as the region's preeminent experts in the economics of development,development code and policy, and experience in the design and development of employment space.The following is a brief description of the qualifications of our additional two team members, Mackenzie and Angelo Planning Group. MACKENZIE is a provider of professional design services including architecture and 1 C I E Ire 1 I E interior design;structural,civil and traffic engineering; land use and transportation !�'� I� LV planning; and landscape architecture. Anchored in the foundational elements of DESIGN ISRIVEN I CLIENT FOCUSED high performance and client focus inspired by our founder Tom Mackenzie, our firm continues to expand expertise in commercial office, healthcare, community infrastructure, education, institutional, federal, high tech, public building, industrial, retail,and mixed-use projects. Mackenzie was founded in 1960 as a structural engineering firm and now also provides architecture, interior design, land use planning,landscape architecture,civil and traffic engineering services.Currently,we have nearly 200 staff among three offices in Portland,Oregon,Vancouver,Washington,and Seattle,Washington. Mackenzie's work on this project would be managed from its Portland office, at 1515 SE Water Ave,Suite 100, Portland OR 97214. Mackenzie's senior planner, Brian Varricchione,will be Mackenzie's project manager and primary point of contact for the project.The core team identified in this proposal will be supported by the full resources of Mackenzie's multi-disciplinary firm, including in-house architects and civil and traffic engineering staff. Each identified team member plays an important role and his or her involvement in the project will remain constant throughout the duration of the project. Our team has available workload capacity for the duration of this project. Mackenzie has master planned and designed well over 40 million square feet of employment development in Washington and Oregon over the last three decades.The firm's recent experience working directly for industries on site selection and site development projects includes: ■ Intel (a global leader in the high-tech industry) ■ Prologis(a leading owner and developer of distribution and transportation facilities worldwide) ■ Farwest Steel (a metal fabrication and distribution provider) ■ Viewpoint(one of the region's fastest growing software companies) ■ Scenic Fruit Company(an agricultural food processor) ■ Genentech (a global leader in the biotech industry) The firm has also worked on numerous professional and business parks throughout the metro area, including Rivergate Corporate Center, Bybee Lake Logistics Center, PDX Logistics Center,and Townsend Business Park. This direct experience working for the end users translates into the proven ability to accurately assess employment land and development areas and propose development plans able to be implemented by end users and targeted to the attributes they desire. CITY OF TIGARD I TIGARD MADE EOA PAGE 2 ANGELO PLANNING GROUP is a leader in the land use and housing planning field.Our staff has over 150 years of combined experience in land use planning, housing policy, community involvement, transportation . planning, and project management. The firm's success comes from an in-depth knowledge of federal, state, and local policies and procedures, as well as a collaborative and very responsive approach to working with our clients. APG has an excellent understanding of the land use regulation and permitting process,including detailed knowledge of the resources needed to implement it.APG regularly assists local governments update land use plans and development codes. APG staff has assisted numerous jurisdictions in preparing housing and community development reports and plans in compliance with state, regional, and national requirements and programs. We have assisted in providing Goal 10 housing analyses, Metro Title 7 compliance reports, Comprehensive Plan housing elements, Consolidated Plans for Housing and Community development,and strategic and action plans to address housing and other needs of homeless and special needs populations.As part of these and other planning processes,APG personnel regularly work closely with local jurisdictions to design and implement public outreach and involvement processes, including preparing informational materials and facilitating advisory committees, public meetings and public work sessions, and hearings. APG is an Oregon certified DBE/WBE corporation (#2893). ■ Economic Development Policy Analysis: APG staff have drafted and evaluated Comprehensive Plan policies for economic development for a variety of communities in Oregon. APG has experience drafting and reviewing Comprehensive Plan policies for consistency with both local goals and state planning requirements. ■ Development Code Audits and Updates: APG has been providing these services since its inception in 1999 (nearly 20 years).Since that time,APG has been a contractor for Oregon's Transportation and Growth Management(TGM) Code Assistance program and has conducted numerous code audit and update projects through that program for approximately 40 communities throughout Oregon. In addition,APG regularly conducts similar projects for cities and counties outside of the Code Assistance program, either as stand-alone projects or as part of our work managing or supporting Concept and Master Plans,Transportation System Plans,and other planning efforts. KEY PERSONNEL Jerry Johnson of Johnson Economics would serve as the Principal in Charge of the consulting efforts on this project, with Brendan Buckley and Matt Hastie providing senior project management. The following are narrative summaries of the experience and qualifications of the key personnel. CITY OF TIGARD I TIGARD MADE EOA PAGE 3 JERALD W.JOHNSON, NABS, PRINCIPAL,JOHNSON ECONOMICS JERALD JOHNSON is areal estate market and regional economic development consultant.He has consulted on a broad range of real estate development and land use economic topics, for both public-and private-sector clients.As a Principal with JOHNSON ECONOMICS, Mr.Johnson is involved in research design, economic and financial modeling, and market analysis. Mr. Johnson's consulting experience includes a wide variety of real estate development and / economic topics. i Mr.Johnson is also an adjunct professor at Portland State University's Master of Real Estate i Development (MIRED) program and serves as the editor for the Center for Real Estate's Quarterly Journal. He currently sits on the Governor's Council of Economic Advisors in the State of Oregon and has served in that capacity since July 2012. Education: Portland State University Experience: Master of Science in Urban Planning ■ Economic development analysis and efforts for various Bachelor of Science in Architectural Design/Economics entities, including the Cities of Portland, Seattle, Hillsboro, Baker City, LaGrande, Umatilla, Gresham, Troutdale, Fairview, Beaverton, Newport, Redmond, Medford, Areas of Specialization: Marysville, Lynnwood, and Lincoln City. Land Use&Regional Economics ■ Market and financial analysis for major developers, - Public need analysis for conditional use permits including Holland Partners, Gramor Northwest, Schnitzer and comprehensive plan and zone changes for residential,industrial,retail,and lodging uses; Northwest, Vulcan Properties, American Assets, - Developmentfee incidence analysis; Touchmark, Weyerhaeuser Real Estate, Mill Creek, - Strategic Planning;and Macerich, Jones Lang LaSalle, United Dominion Realty - Target industry analysis. Trust, Equity and Security Capital. ■ Market analysis for public sector jurisdictions and agencies, Residential, Commercial,and Industrial including the Portland Development Commission, Port of Market Analysis Portland, Metro,City of Seattle,and numerous jurisdictions - All residential property types; throughout the Pacific Northwest. - Business parks,including flexspace and ■ Financial analysis for private and public-sector clients, warehouse/distribution facilities; including Prosper Portland, Metro's TOD program, and the Office developments,including mid-and high- cities of Hillsboro, Lake Oswego, Milwaukie, Portland, rise Class buildings and suburban office parks; Beaverton, Forest Grove,and Medford. - Retail developments; ■ Jerry is a frequent speaker on the economics of land Hotel/motel and conference center. development,land use management issues,and affordable Financial Analysis housing. Over the last twenty years, Mr. Johnson has Feasibility analysis for residential,commercial, developed a practice that combines extensive familiarity and recreational/entertainmentdevelopments, with land development issues as well as the interface Residual land value analysis and highest and between public policy and market dynamics. best use analysis. ■ Publications Additional Detail in Aggregate Integrated Land- Use Models via Simulating Developer Pro Forma Thinking,Journal of Transport and Land Use, 2018 CITY OF TIGARD I TIGARD MADE EOA PAGE 4 BRENDAN BUCKLEY,SENIOR PROJECT MANAGER,JOHNSON ECONOMICS BRENDAN BUCKLEY is a Senior Project Manager with JOHNSON ECONOMICS. Mr. Buckley conducts market research and public policy analysis for a range of public and private sector clients. He has professional experience in Urban & Regional Planning, Urban Renewal, Economic Development and Housing. Brendan's background provides a strong knowledge of public sector planning and economic development programs and processes. Prior to joining JOHNSON ECONOMICS, Mr. Buckley served as an Associate City Planner for the City of Gresham, Policy and Research Assistant for the Everett Housing Authority, and a Project Manager at Imandi Corporation. J! I Alf Recent and Relevant experience: ■ Housing needs analysis in multiple jurisdictions,including Umatilla Education: County, Gold Beach, Prineville, Sisters, Cowlitz County, Seaside, Portland State University Warrenton, Albany, The Dalles, Milwaukie, Beaverton, and Portland,Oregon Washington County. Master of Urban and Regional Planning ■ Managed EOA process for multiple jurisdictions in Eastern Graduate Certificate in Real Estate Oregon, including jurisdictions in Baker County,Grant Count, and Development Wallowa County. ■ Market analysis of residential development projects for dozens of Willamette University private sector clients. Salem,Oregon ■ Analysis of the marginal impact of Streetcar investments on B.A. in Philosophy(Cum Laude) predicted development patterns for Metro and the FTA. ■ Study of the City of Portland's density bonus and transfer system. Areas of Specialization: ■ Market and redevelopment analysis for the Eastside MAX stations 0 Housing Needs Analysis in Portland,Oregon. 0 Market Analysis ■ GIS analysis in support of Johnson Economics study of the effects 0 Interface of Public Policy and Private of urban amenities on residential land values in multiple Portland Development Metro area town centers. 0 Urban Renewal and Redevelopment ■ Affordable housing studies for the Housing Authority of Portland 0 Feasibility and Plans and St.Vincent DePaul. 0 Pro Forma and Feasibility Analysis ■ Downtown revitalization studies for multiple Oregon jurisdictions. 0 Urban and Regional Planning ■ URA Plan and Report for districts in Forest Grove, Hillsboro, 0 Affordable Housing Boardman,and Hermiston. 0 GIS ■ Market and highest and best use analysis for the Kenton District. CITY OF TIGARD I TIGARD MADE EOA PAGE.5 GABRIELA FRASK Planner Gabriela brings her considerable experience working as a policy coordinator to the Mackenzie team. Clients benefit from her extensive knowledge of local and regional codes and regulations and understanding of approval processes and criteria. As demonstrated through her participation in the Regional Industrial Lands project, Gabriela has a thorough understanding of GIS mapping and data analysis. Her proficiency in post ArcGIS map ' editing, graphical presentation of results,and editing of final reports and findings is demonstrated in reports and analysis prepared for a range of municipal/agency and private development clients. EDUCATION & SPECIAL IF SKILLS SELECTED Michigan State University, EXPERIENCE Bachelor of Arts in History 1 . • of Gresham Industrial and Geography . Fee ' Development" shinglon Process ' ' ' Study, Michigan State University, County Gresham, Oregon Master of Arts candidate in { of • • K Geography Rock Creek Employment • cl.cx.mArea Industrial Site Pre- PROFESSIONAL b Coun certification Support, AFFILIATIONS Happy Valley,Oregon American Planning of ' ' Goal 9 Association, AnalTroutdale, • g' Oregon and Washington REGIONAL INDUSTRIAL • Development LAND STUDY Readiness Study, Portland Association of American Metro Region,Oregon Geographers Portland, Oregon . MetroUrban _ Portland Metro NorthRegion,Oregon • • • Industrial Development Strategy, 3 a us Hillsboro, • -.• IlliI lwI 1 4_ �- I Oklahoma City Employment Land Needs Assessment Kl • ActionPlan,Oklahoma Oklahoma AlRegional Industrial Lands • and Site Readiness Project, Portland Metro Area,Oregon•aHr-- © - ti Working Waterfront YAKIMA MASTER PLAN Coalition EOA Support, Yakima, Wash. Portland, Oregon SELECT PROJECTS CITY OF TIGARD I TIGARD MADE EOA PAGE 6 CONTRIBUTING GROUP MACKENZIE STAFF Matt Butts,Project Principal, Director of Civil Engineering Matt has nearly three decades of civil engineering experience. During his career, he has been active in regional planning and land use policies, including participation in several stakeholder groups. He has worked on urban growth boundary comprehensive plan updates,assisted several jurisdictions and agencies in streamlining development code, and established design standards. He also has worked actively with on site development permitting and site master planning projects for both public and private clients. Education: Master of Science, Business Administrator,Saint Mary's College, Bachelor of Science,Civil Engineering, University of the Pacific Registration: Professional Engineer-OR,WA, ID,CA, CO Rate:$ 225/hour Brian Varricchione, project manager.Senior land use planner and civil engineer. Brian is a land use planner and a civil engineer with experience working for local government(City of Scappoose)and as a consultant for both public and private clients. He is knowledgeable about Oregon land use regulations and local government procedures,and his experience will be valuable for project schedules, particularly for land use approvals and building permit procurement. Brian was the project manager for the Fields Trust Wall Street Zone Change project in Tigard,which drew on market data and site-specific information to identify appropriate mixed-use zoning for a steeply sloped site that had previously been designated for industrial development. Brian has also previously been one of Mackenzie's project managers for industrial site certification review requests by Business Oregon. Education: Master of Regional Planning,Cornell University, Bachelor of Science,Civil Engineering, Northeastern University Registration: Professional Engineer-OR Rate:$155/hour Brent Nielsen,civil engineer Brent excels in his field of civil engineering and provides a broad background,including geotechnical engineering. Brent has provided infrastructure analysis and preliminary public works costing for most the firm's industrial lands projects. Brent has also previously been one of Mackenzie's project managers for industrial site certification review requests by Business Oregon. Education: Master of Science, Civil Engineering,Geotechnical Emphasis, Montana State University; Bachelor of Science,Civil Engineering, Montana State University Registration: Professional Engineer—OR Rate:$155/hour Scott Moore, industrial architect Scott has more than 15 years of architectural experience, including the full range of project development from programming and pre-design through construction contract administration.Scott has served as project architect/manager for a variety of facility types, including commercial office, retail,and industrial projects. Education: Bachelor of Architecture, University of Oregon Registration: Licensed Architect—OR Rate:$145/hour CITY OF TIGARD I TIGARD MADE EOA PAGE 7 MATT HASTIE,AICP, PROJECT MANAGER Matt Hastie has a wide range of education and experience in housing studies, land use l" planning, development code updates, project management, public involvement, environmental regulation, geographic information systems, transportation, and economic development issues. He has conducted strategic planning, stakeholder, and public involvement services for numerous projects throughout the Pacific Northwest. He has provided land use, housing, growth management, comprehensive planning, and transportation planning for clients in Oregon, Washington, Alaska, and Idaho. Matt is a member of the American Planning Association,has served as a visiting lecturer on the faculty of the City and Regional Planning Department at Cornell University, and is a Past President of Women's Transportation Seminar (WTS) in Portland, Oregon. Matt has conducted numerous housing studies and managed a variety of development code audits and updates for communities throughout Oregon. RECENT and RELEVANT Experience Housing Needs Analyses and Other Plans and Policies ■ Conducted Goal 10 Housing Needs Analyses,Buildable Lands Inventories and Policy Recommendations for the cities of Astoria, Beaverton, Boardman,Gold Beach, Irrigon, Ione, Keizer, Manzanita, Milwaukie, Monmouth, Nehalem, Prineville,Silverton,Sisters,The Dalles,Tigard,Troutdale,Warrenton,and Wheeler,including recommended development code amendments EXPERTISE ■ Managing preparation of a Middle Housing Model Code for the Oregon Housing Planning Department of Land Conservation and implementation by cities throughout Project Management Oregon Land Use Planning ■ Prepared Affordable Housing Plans for the Cities of Ashland, Beaverton,and Transportation Planning Bend Transportation/Land Use Coordination ■ Updated Consolidated Plans for Community Development and Housing for Stakeholder and Public Involvement Washington and Clackamas Counties Comprehensive Plan and ■ Updated Housing Elements of Comprehensive Plan for communities listed Development Code Updates above,as well as the Kenai Peninsula and Kodiak Island Boroughs of Alaska, Ada County, Idaho,and Multnomah County and West Linn,Oregon EDUCATION Masters in Regional Planning,Cornell Housing Strategy Implementation Plans(HSIP) University ■ Prepared HSIPs for the cities of Milwaukie and Tigard and Lincoln County BS, Engineering,Cornell University ■ Prepared Housing Implementation Roadmap for the City of The Dalles as a MEMBER follow-up to completion of the city's HNA Women's Transportation Seminar ■ Managing an Anti-Displacement Housing Study for City of Beaverton American Planning Association focused on development of new programs and funding sources for American Institute of Certified housing preservation and development Planners CITY OF TIGARD I TIGARD MADE EOA PAGE 8 TEAM EXPERIENCE GOAL 9 ECONOMIC OPPORTUNITIES ANALYSIS—MULTIPLE JURISDICTIONS Johnson Economics is among the most qualified consultant teams in the preparation of Economic Development Strategies and Economic Opportunities Analysis in the state. Over the last several years, Johnson Economics has completed similar assignments in dozens of jurisdictions, including experience in regional economic coordination and jurisdictions in the Portland metro area's UGB, including Hillsboro, Beaverton, Cornelius,and Forest Grove. Economic Opportunities Analysis: Astoria, Baker City, Beaverton, Boardman, Cornelius, Deschutes County, Hillsboro, Forest Grove, Keizer, Lincoln City, Milwaukie, Medford, Newport, North Plains, Hermiston, Klamath Falls, LaGrande, Lincoln City, Medford,Seaside,Sisters,Troutdale,and Union. Regional EOA: Central Oregon, East Multnomah County, Umatilla/Morrow Counties, Western Washington County, Wallowa County, Baker County Contact: Dan Dias, Economic and Community Development Director, City of Hillsboro,(503) 681-5275, Dan.dias@hillsboro-oregon.gov INDUSTRIAL SITE CERTIFICATION PROGRAM—BUSINESS OREGON In 2015 Johnson Economics and Mackenzie teamed with Business Oregon to update at modernize Business Oregon's Industrial Site Certification Program. This comprehensive three-phase project combined data analysis and interviews with local/state recruiters and site selectors to determine a range of targeted relevant to the Oregon economy.The project also included a complete overhaul of the program application process,and a marketing strategy for promoting certified sites on a global scale.Key deliverable for this project included a model to inform industry specific workforce needs and development of a new Business Oregon Industrial Site Need Matrix.The previous version of this matrix,also produced by Mackenzie, is a broadly referenced by communities and other firms to address the employment site needs element of the Economic Opportunities Analysis. Contact: Mark Clemons (Former Economic Development Director), Z Collaborative, Ph: 503-702-1156, email: mark@zcolab.com INNOVATION QUADRANT FEASIBILITY STUDY—PORTLAND DEVELOPMENT COMMISSION Johnson Economics worked with the Portland Development Commission to study the feasibility of promoting an innovation district in Portland's Central City. The proposed Portland Innovation Quadrant is conceptualized by the connection of Portland State University, OMSI, OHSU, and Portland Community College via high-capacity transit and the catalytic investments associated with the OHSU Knight Cancer Challenge. For this project,Johnson Economics conducted empirical research in to identify the metrics commonly associated with successful innovation economies. The analysis critically evaluated Portland's performance across these metrics to identify opportunities and constraints. Contact: Lisa Abuaf, Prosper Portland, Director, Development and Investments, Prosper Portland, 503/823-7380, abuafl@prosperportland.us CITY OF TIGARD I TIGARD MADE EOA PAGE 9 METRO: URBAN GROWTH REPORT-REDEVELOPABLE LANDS METHODOLOGY Johnson Economics worked with Metro's Economist to develop a module for predicting redevelopment activity within the Portland metropolitan area's urban growth boundary.The project entailed working with development industry and planning professionals from local jurisdictions to establish current market pricing for land in a series of geographic submarkets within the Metro area and using Metro's RLIS parcel level data to generate an inventory of properties with a likelihood to redevelop. The work was utilized to supplement the estimated carrying capacity from vacant and developable property for residential, commercial,and industrial uses. Contact: Dennis Yee, Metro,600 NE Grand Ave. Portland, OR 97232(503)797-1578,dennis.yee@oregonmetro.gov COLUMBIA RIVER ECONOMIC DEVELOPMENT COMMISSION EMPLOYMENT LAND ANALYSIS Mackenzie provided GIS and planning support to a regional coalition of city, county, and economic development professionals for a development-ready inventory and employment zoned(industrial,office,and mixed-use)land analysis for Clark County, Washington. The base inventory was analyzed against existing and planned infrastructure, environmentally sensitive lands, and zoning and land use policies. Cluster areas were evaluated for suitability for siting potential industry clusters identified in the county's Economic Development Plan.The product of this study was a comprehensive analysis and GIS-based site inventory of areas likely to support development in the near term for the identified target industries.Johnson Economics assisted in assessing the inventory for viability for a range of prospective development typologies. Contact: Kelly Sills, Economic Development, Manager, Clark County Ph: 360-397-2232 1 E: kelly.sills@clark.wa.Rov NORTH H I LLSBORO INDUSTRIAL DEVELOPMENT STRATEGY Mackenzie prepared a development strategy for the North Industrial Area within the Hillsboro UGB—including infrastructure improvements, a comprehensive natural resource mitigation strategy, aggregation strategies and public financing tool options—for parcel-specific projects to create five development-ready sites. Johnson identified alternative funding options and analyzed appropriate target industries and markets based on site configuration, utility services, transportation/circulation,and proximity to suppliers and customers. Contact: Mark Clemons (Former Economic Development Director), Z Collaborative, Ph: 503-702-1156, email: mark@zcolab.com REGIONAL INDUSTRIAL SITE READINESS ASSESSMENTS—MULTIPLE JURISDICTIONS Johnson Economics and Mackenzie were selected by a regional consortium of public and private funders—including Metro, the State of Oregon,Port of Portland,Portland Business Alliance,and the Oregon Chapter of NAIOP,the national commercial and industrial development association—to inventory and identify infrastructure and policy strategies for industrial land in the Portland metropolitan area. Phase I of this project produced a GIS-based site inventory that categorizes industrial sites (25 acres and greater) in the region into tiers based on their development readiness. In the initial step,land was analyzed based on our specific knowledge of target industry profiles,both from land development and economic output perspectives. We were able to conduct a detailed analysis of sites based on compatibility of the site and development characteristics and how this compatibility would serve the targeted development. From this initial step, we then developed industry-specific development plans, prepared recommendations for addressing the barriers to development readiness concept planning, identified market opportunities, and provided an assessment of the fiscal and economic benefit of development. Phase II of the project identified strategically-important industrial sites for further evaluation.This more in depth analysis of development constraints detailed actions, requirements and costs for addressing the barriers to development readiness,as well as concept planning, market opportunities and an assessment of the fiscal and economic benefit for development of CITY OF TIGARD I TIGARD MADE ECA PAGE 10 such sites. This pioneering work led to the passage of statewide legislature to provide grant funding for similar analysis throughout the state. The final analysis included an interactive model that could provide adjusted development process and timelines if assumptions on funding or removal of constraints were modified.The interactive process and timeline model was a powerful evaluation tool for determining the most effective method to reduce overall development timelines and costs. This pioneering work led to the passage of statewide legislature to provide grant funding for similar analyses throughout the state. Phase I of this project is being utilized as a basis for analysis in other metro areas. In the four years hence, this model approach has been lauded as best practices method in the evaluation of employment land readiness and opportunities.In 2014 and 2015 additional projects have been commissioned by Clackamas,Washington, and Clark Counties to evaluate a total of 54 large employment sites in the region. Business Oregon's Infrastructure Finance Authority has also commissioned the team to develop a similar approach to inform the prioritization of infrastructure investments statewide. Contact: Lise Glancy, Government Relations Manager, Port of Portland, 503-415-6519, email: lise.glancy@portofportland.com CLACKAMAS COUNTY'S STRATEGICALLY SIGNIFICANT EMPLOYMENT LANDS This work utilizes similar metrics and methodologies as the Regional Industrial Site Readiness project.Work on this project included collaborating with Clackamas County staff to develop the baseline criteria for site evaluation for use in the Rock Creek Employment Arena and, ultimately, in a GIS model countywide.This baseline criteria identifies six potential areas for development sites ranging from 12 net developable acres to more than 77 net developable acres. With the identification of these areas,a public outreach program was developed to confirm the participation of the property owners. Through this public outreach, largely led by Clackamas County staff and coordinated with the Phase I work for the Strategically Significant Employment Lands project, property owner input has led to the refinement of the six development areas for Business Oregon Site Decision Ready review.Our continuing role in this project includes developing a submittal to Business Oregon meeting the requirements of the Decision Ready Checklist and supporting documents for identified sites. The goals of this project include providing the City and County with sites verified as being decision ready for the target industries identified in the Economic Opportunities Analysis. Because of our team's experience in developing employment lands and creating implementation strategies for regionally significant development areas,we were also selected to assist in the development of the SW Tualatin Concept Plan. In this case,the City had engaged another planning group to create a concept plan for the area.The plan prepared did not address the cost or time to develop the site and,as a result,was of limited use for marketing the area for economic development. The general goal of our effort was to assist City staff in recognizing the likely development opportunities and patterns that might occur in the study area based on general market-driven industrial development assumptions. Our base plan for the concept plan utilized GIS data from the City of Tualatin and Metro, and the preferred concept plan,water and wastewater infrastructure and natural resources from the 2010 Southwest Tualatin Concept Plan. Our product was a conceptual development plan including a series of four diagrams providing a wide range of development- related information including net developable area (after constraints such as steep slopes, natural resource areas, and proposed roadways, etc.), phasing, and possible development scenario showing roughly 4.25 million SF of industrial buildings in a diagrammatic format.The diagrams included a site area and constraints plan,a schematic master plan,a site- based conceptual grading plan, and an infrastructure and development phasing plan that accounted for industry development patterns and current market trends. Development implementation strategies are increasingly important to attract end users because an accurately targeted implementation strategy correctly balances the need for utility and transportation infrastructure with the growth and redevelopment of an area. Proposing an implementation strategy that is more aggressive than the market or target industry can support will deter development due to high costs or long CITY of TIGARD I TIGARD MADE EOA PAGE 11 implementation timelines. Our understanding of these elements was demonstrated in Tualatin and led to similar work in Hillsboro. Building on the inventory work completed by County staff in a phase I land inventory project, and utilizing the key clusters identified by the county, our team evaluated 21 target sites to determine development costs, market demand, and economic potential. We also worked collaboratively with Clackamas County to prepare a marketing and implementation strategy based on business and industry profiles and site opportunities.This marketing material was developed to assist in active recruitment efforts to attract targeted industries matching both the County's economic development strategy and sites meeting needs of end users. Contact:Jon Legarza, Economic Development Manager, Business and Community Services Department,503/742-4366, jlegarza@clackamas.us. COLUMBIA RIVER ECONOMIC DEVELOPMENT COMMISSION EMPLOYMENT LAND ANALYSIS Mackenzie and Johnson Economics provided GIS and planning support to a regional coalition of city,county,and economic development professionals for a development-ready inventory and employment zoned (industrial, office, and mixed-use) land analysis for Clark County, Washington. The base inventory was analyzed against existing and planned infrastructure, environmentally sensitive lands, and zoning and land use policies. Cluster areas were evaluated for suitability for siting potential industry clusters identified in the county's Economic Development Plan. The product of this study was a comprehensive analysis and GIS-based site inventory of areas likely to support development in the near term for the identified target industries. Contact:Jeff Swanson, Director of Economic Development,Clark County, 360-397-2004,jeff.swanson@clark.wa.gov PORTLAND BUREAU OF PLANNING AND SUSTAINABILITY:FEMA WETLAND POLICY ANALYSIS AND TREE ORDINANCE REVISION Johnson Economics developed and utilized a predictive modeling framework to test the impact on development outcomes, employment and residential capacity, and financial implications of a change in wetland policy in the City of Portland.This analysis was followed by a similar assessment of a range of prospective changes to the City's tree ordinance. The work included GIS analysis of impacted parcels, pro forma modeling of multiple prototypical development forms, entitlement assessment, and the quantification of marginal impacts on development forms of various options. The output included impacts on residential and employment capacity, realized development patterns, underlying land values, the value of development outcomes,and the anticipated fiscal impacts on the City. Contact:Steve Kountz,Senior Economic Planner,City of Portland Bureau of Planning and Sustainability, 503/823-4551, steve.kountz@portlandoregon.gov METRO: DEVELOPER SUPPLY PROCESSOR Johnson Economics developed a python-based predictive modeling structure for the Portland metropolitan area.The model is designed to predict the magnitude and form of likely development or redevelopment activity over an assumed time frame. The model solves for a development solution that represents the highest and best use at the parcel level under the assumptions used,as well as outputting an associated residual property value.The DSP model currently incorporates a total of 44 prototypical programs which cover a range of land use types and development forms. Key variables such as entitlements, achievable pricing, construction costs, return parameters, and other key assumptions are used to predict a highest and best use development form,as well as secondary options.The output of the model includes predicted rates of development and redevelopment at the parcel level,as well as the prevailing form of this development and associated yield. The structure of the model allows for rapid testing of changes in policies and other interventions,and the expected response from the development market. Contact: Dennis Yee, Metro,600 NE Grand Ave. Portland, OR 97232(503)797-1578,dennis.yee@oregonmetro.gov CITY OF TIGARD I TIGARD MADE EOA PAGE 12 PORTLAND BUREAU OF PLANNING AND SUSTAINABILITY: MIXED USE ZONING CODE Johnson Economics developed a modeling framework to test the financial implications of a range of prospective alternative mixed-use code options.The work evaluated the financial value of a range of potential incentives, such as additional FAR, against the marginal cost of meeting performance requirements. The proposed code varied allowed uses and densities based on site size and for corner locations,requiring extensive GIS processing of the parcel dataset to reliably run the model. The work was done during the initial proposed zoning and has been reworked to evaluate new proposed language. Contact:Steve Kountz,Senior Economic Planner,City of Portland Bureau of Planning and Sustainability,503/823-4551, steve.kountz@portlandoregon.gov METRO:STREETCAR IMPACT MODEL JOHNSON ECONOMICS developed a predictive redevelopment model that translated marginal shifts in key development variables into a geographically specific predicted development/redevelopment pattern. The model was designed to qualitatively evaluate the impact of streetcar improvements on development patterns, allowing for a comparison of alternative alignments. The model is based on a series of simultaneous pro forma assessments of highest and best use at the parcel level. Outputs include aggregated development activity by type, physical form and resulting impact on the value of improvements. The model is also set up to allow for easy testing of sensitivities to key assumptions. The report was funded by a grant from the Federal Transit Administration (FTA). Later work included calibration of the results based on observed patterns along the eastside streetcar alignment, and then forecasting impact of a proposed extension of the system to Montgomery Park building in NW Portland. Contact: Matt Bihn, Metro Planning and Development,503/740-9687, Matt.Bihn@oregonmetro.gov WORK QUALITY/COST CONTROL/MANAGEMENT AND ORGANIZATION Senior Project Manager Brendan Buckley would serve as main point of contact and day-to-day project manager of the consultant team. For over a decade, Brendan has served in the role of Project Manager both internally, and for multi- disciplinary teams,managing hundreds of projects of all sizes and complexities across the region.Jerry Johnson would serve as the supervising Principal for this project. JOHNSON ECONOMICS is responsible for tracking and meeting the project schedule,coordinating meetings, reviewing all deliverables, and tracking budget expenditures. The final scope of work and budget by task provide the foundation for the timeline and benchmarks of the project. Regular contact and status updates by phone or email between the Consultant Project Manager and City Project Manager are the most effective way to keep the team apprised of milestones. Our team prides itself on delivering high quality analysis and written products. Products are provided in draft form for client review and feedback, and not considered complete until the client is satisfied.The final scope of work serves as the guide for the elements which must appear in a final product, however our team maintains flexibility to modify elements which improve the work or bolster the analysis to best serve the client's needs. Our firm establishes a firm budget for each project to set expectations for cost and delivers the agreed upon product within that budget.Any overages are borne by our firm and not the client. Our cost control in internal, and it is not our policy or practice to ask for additional budget for tasks we have committed to complete. We pride ourselves on delivering work on time and on budget,meeting the agreed upon scope and goals of the project.Johnson Economics has a proven track record of completing projects throughout the United States and internationally. Professionals at JOHNSON ECONOMICS have worked on hundreds of similar assignments in the last three decades.The firm has worked cooperatively with a range of firms in the Region and maintains extensive relationships within the local development CITY of TIGARD I TIGARD MADE ECA PAGE 13 community. We have teamed with both Mackenzie and Angelo Planning Group on dozens of assignments over the last decade.A key component of our projects is the quality of our documents.Senior-level professional staff not on the day-to- day project team perform QA/QC reviews at each major document release. Having fresh eyes on the project helps protect against any oversights. Mackenzie has a staff of over 200 professionals. The team's management and organizational capabilities reflect a varied experience set that is grounded in producing achievable results for clients. Mackenzie's team has provided services for a diverse variety of public, industrial, infrastructure, and building projects in the Pacific Northwest. The team members selected for this project are based in Portland, and each one has substantial experience in similar projects and guiding our clients through the process. Key staff include Matt Butts as Principal-In-Charge and Brian Varricchione as Project Manager. Matt has overseen countless projects throughout the region and Brian spent close to 10 years at the City of Scappoose as its City Planner and Assistant City Engineer. Together they will guide the project toward a successful outcome while marshaling the full resources of an interdisciplinary firm. Brian will assist Johnson Economics with developing a project schedule, providing progress reports,and participating in team meetings with stakeholders. II. PROJECT APPROACH AND UNDERSTANDING The work program includes a listed scope of services and deliverables,which we use as the basis of our work program.We would propose an initial meeting to refine the scope of work and timeline to meet the City's needs at the outset of the project.Johnson Economics has developed several analytical approaches that significantly increase the value of mandated EOA work for jurisdictions,as well as supporting the utilization of this work to support the Tigard MADE objectives. The product of the first phase of this analysis will be a Statement of Economic Development Objectives, as well as an EOA that supports the Statement while meeting all DLCD and Metro requirements.The second phase of the analysis will provide a quantitative assessment of the likely development and economic impacts of implementing the City's proposed MADE zoning.We would use our predictive development/redevelopment modeling framework as the basis of this portion of the work, supported by the planning, design, and financial expertise of the team. The work will be completed collaboratively with City staff,who will take the lead on the baseline Buildable Lands Inventory(BLI). This section outlines our methodological approach, as well as suggested variations to the tasks outlined in the scope of services portion of the RFP. GENERALAPPROACH Johnson Economics'approach is driven by both an economic development perspective as well as by extensive understanding of the economics and physical issues of land development. Our modeling approach starts with the economic and market context and assesses both potential as well as predicted realized development patterns.This includes: Significant effort in outreach to local commercial, industrial, public agency and other stakeholders is the hallmark of our approach and our success. 13 Critical assessment of land needs, characteristics, constraints, infrastructure, and economic characteristics with an economic and land development perspective, tempered by thoughtful and considered land use planning experience and perspective. CITY of TIGARD I TIGARD MADE EOA PAGE 14 A realistic assessment of existing conditions before visioning and goal setting process occurs to provide a truly informed "where we are—where do we want to go"process, resulting in a grounded understanding of how to get there with fewer surprises. 13 Over twenty-five years of experience brought to the project specifically in assessing not only public economic and development strategic thinking and analysis, but seasoned experience with economic, financial, and planning feasibility of private development projects in the region. As a jurisdiction within a larger metropolitan area,the City of Tigard's economic development efforts are intrinsically tied to the broader region. The City's findings will need to be reconciled with Metro's regional modeling and recognize the competitive as well as complementary nature of proximate jurisdictions within the metropolitan area.While the City's EOA findings will need to be coordinated with regional efforts,we would expect to be able to expand upon those findings with localized factors and the aspirations of the City of Tigard with respect to economic development and targeted industries. The EOA process allows for a level of discretion in the selection of assumed growth forecasts,and we would expect that this process would be involve local experts and targeted stakeholders. The study will build on and add value to similar work that has already been conducted by the City and regional economic development efforts by groups such as Greater Portland Inc. and the Tigard MADE project.Our expectation is that the work will include review of the existing materials,to assure that the components are in place to prepare a local EOA consistent with all requirements as well as consistent with the City's needs and expressed objectives. Our team brings considerable expertise and experience in real world development planning and design.All three of our firms have extensive background in private sector development provides a strong pragmatic understanding of the realities of economics and physical requirements of land development for a wide range of uses. The key to a successful EOA is identifying the appropriate industries,clearly delineating their needs,and documenting your analysis and conclusion in a way that is intuitively understandable to a general audience. APPROACH The following scope of work is organized consistent with your RFP,with the outlined tasks and deliverables seen as the basic framework for this effort.The deliverables would be as outlined in the City's RFP,with drafts made available to City staff for review several weeks prior to producing a final document. Project Management and Public Engagement This task includes initial project planning,ongoing management with the Project Management Team (PMT). In addition,we are assuming that the City will recruit and coordinate an advisory group for the project(CAC). Our team would work to clarify the work program and schedule at the initiation of the project, and then set up periodic check-in meetings to review progress against agreed to tasks and budget.The consultant team is expected to meet with the PMT and/or the CAC up to seven times during the project,as well as presentations at Planning Commission and City Council Hearings. PHASE I: ECONOMIC OPPORTUNITIES ANALYSIS This phase of the work will entail development of an EOA.The analysis will be reconciled with the City's Tigard MADE project, City of Tigard Strategic Plan, current policies, and previous work products. In addition, the product will meet the requirements of DLCD and Metro. In addition,feedback from the second phase of the project will be incorporated into the final version of the EOA. CITY of TIGARD I TIGARD MADE EOA PAGE 15 Task 1.1:Statement of Economic Opportunity Objectives—This subtask will represent a significant portion of the overall work product, assuring that the study clearly understands and reflects the City's objectives. The RFP outlines components of the Tigard MADE objectives that would be addressed in the final Statement, including: ■ Support a well-rounded,vibrant,and scalable economy ■ Mitigate barriers to economic prosperity in communities of color and historically marginalized communities ■ Incentivize environmentally sustainable development ■ Incentivize public improvements to promote connectivity and alternative modes of transportation The final Statement of Economic Development objectives would also address policies and tools from key partner organizations and serve as a guiding document in the preparation of the EOA. Addressing the range of issues outlined will require a greater level of data collection in subsequent tasks. Task 1.2: EOA Trend Analysis—Consistent with OAR 660-009-0015(1), this task will evaluate national, state, and local, and global economic conditions.Our approach to this task will focus on the macro economic trends that we expect to influence the extent and form of employment land need in Tigard over the planning period. Including but not limited to: ■ Demographic factors influencing workforce availability and skill development ■ Factors influencing reshoring prospects and foreign direct investment ■ Factors influencing the cost of businesses such as energy, labor, productivity, capital utilization, and site selection ■ Local and regional policy framework Our economic trend analysis is based on national and metropolitan area trends and forecasts,as well as extensive work with Tigard-specific employment data from QCEW data sets. The work would include identification of recommended target industries, reflecting recent work by the City and region as well as the trends and conditions data.Our approach would be to leverage these bodies of work to identify and reaffirm these findings.Our approach rather,would focus on a range of value-added elements: 1) Identify vertical linkages between industries that form clusters.A cluster goes beyond a high concentration of employment or output within a target industry or group of similar industries. Rather, it is the vertical integration of supply chains, distribution, wholesaling, or even competitively unrelated industries that share common inputs such as materials and trained labor.This task would identify the ecosystem of clusters in the Tigard economy and the primary and ancillary businesses that comprise a cluster's foundation. 2) Identify emerging trends and conditions within targeted industries, including: • Utilization of capital, energy, and labor • Trends in site selection criteria prioritization • Identify emerging industry shifts (i.e., linkages in biotechnology, food production and bioenergy, microelectronics integration in everything from medicine to automobiles) • Impacts of regulatory environment, (i.e.,global trade policies,subsidies, tax structure etc.) 3) Translate these factors into potential impacts on growth prospects and site needs at the local level. The target industry analysis is both informed and informed by an assessment of the workforce characteristics in the area. The availability of an appropriate workforce is a key requirement for many industries, and matching available skill sets and training programs with identifies needs will be critical to correctly setting targets as well as subsequently realizing economic development objectives. Using industry and regionally specific occupational staffing data from the Oregon Employment Department, we would produce an assessment that estimates the occupation needs of specific targeted industries and reconciles it with local supply to determine how well suited a community is to meet future staffing needs. Our experience is that availability and quality of labor force is a top priority for new and expanding firms.While not a requirement in CITY OF TIGARD I TIGARD MADE EOA PAGE 16 an ECA, this task would supplement the land needs reconciliation to verify not just the adequacy of site characteristics, but also workforce characteristics. This can also inform the Tigard MADE objective of addressing barriers to economic prosperity in communities of color and historically marginalized communities. Tasks 1.3 & 1.4: Site Suitability Analysis and Inventory—Our work in these subtasks will include additional analysis of the site needs of the targeted industry clusters, and the ability of specific sites within the City's UGB to meet industry requirements. This will also include an assessment of necessary infrastructures, as well as potential limitations and funding mechanisms to address any deficiencies.A significant focus of our work would be on the short-term supply, reflecting readily available inventory. ■ Identify the types of sites for each of the targeted industry clusters using typical requirements for utilities and infrastructure and adjacent suppliers and amenities that support those industries. ■ Identify an industry profile including site size preference, site adjacency to transportation (air, shipping, rail), and utility data based on a local sampling of usage for industries in the some industry category for each of the targeted industries based. ■ Utilizing City of Tigard and Metro Geographic Information Systems(GIS)data,create inventory of available vacant sites in the City of Tigard with ArcMap software. This spatial analysis will identify and analyze development constraints for employment uses. ■ Evaluate the adequacy of existing, available lands for Tigard's targeted industry clusters and additional adjacent industrial clusters within the Urban Growth Boundary. ■ Work with City staff and the project team to identify potential redevelopment triggers and characteristics for employment uses. o In addition to creating an inventory for available vacant sites for employment uses,an inventory will also be created for currently developed sites that have redevelopment potential. ■ Meet with City and Johnson Economics staff to review draft inventory results. Based on comments and feedback, refine inventory. ■ Meet with City and project team staff to review final inventory results. The product would evaluate both the short- and long-term ability of the local land supply to accommodate anticipated growth. The City will take the primary lead on developing and refining its Buildable Lands inventory (BLI), but the consultant team will work closely with the City to assure that critical site characteristics are documented that allow for reconciliation with projected demand and identified site requirements. The updated BLI will address several deficiencies in the methodological approach utilized by Metro in the Urban Growth Report (UGR), providing more detail with respect to appropriate redevelopment assumptions. The consultant team will provide input into this process. Mackenzie would review the assumptions and methodology used in the existing BLI, review the proposed changes to the methodology for consistency with Metro policies, evaluate the probable impact of changes on the BLI,and make recommendations on additional methodologies that would better align the BLI with the real development capacity of the sites in the inventory. In addition,the consultant team would use Johnson Economics redevelopment modeling structure to identify the magnitude and character of likely redevelopment capacity within the City.This would be further refined with more extensive work completed in Phase II of the study. The deliverables for these two tasks would be a draft of the site suitability analysis and an inventory of suitable sites that includes geocoded data, maps, and a summary of findings. Task 1.5: Employment Land Need Estimate-These tasks are an integral part of any ECA, and one that the consultant team has developed well accepted models to complete. Our approach varies from the basic template in that we work to define employment-driven need into not only aggregate land needs but also more clearly defined industry and real estate product needs.This additional analysis provides a much better basis for the later reconciliation of CITY OF TIGARD I TIGARD MADE EOA PAGE 17 available capacity with projected needs, as it clarifies what is needed in terms of sites with definable criteria such as location,visibility,scale,access,and configuration. The analysis will also include an assessment of risk factors and cost issues,and the community's ability to manage identified factors. Land demand would be stratified by site characteristics,with a preliminary assessment done of major cost factors to serve these sites and the impact on viability. The presentation to the CAC will be highly graphical and interactive,as we strongly believe that good policy requires clear understanding of whatever analysis is available.The degree to which the TAC can provide useful feedback is a function of our ability to convey to them the findings of our analysis. Task 1.6: Detailed Policy and Regulation Recommendations—The key output to a successful ECA is a well-conceived set of implementation policies, which provide recommendations on actions to support Economic Development objectives, reflecting the findings of the report and identifying policies and strategies that support the Economic Development Vision.The policies will be based on the preceding work product and will address a broad range of issues that can have a substantive impact on economic development in the City of Tigard. Task 1.7: Prepare Draft and Final EOA Reports—Another key component in a successful EOA is preparation of a report that conveys the information and analysis in a clear and concise manner, appropriate for a range of prospective audiences. While covering technical issues,the final report needs to present a clear narrative of the analysis and findings that can inform policy makers and the public as well as professional staff. PHASE II:TIGARD MADE LAND USE FEASIBILITY ANALYSIS In this phase, the consultant team will evaluate the implementation of the Tigard MADE employment recommendations, which will include new zones,guiding principle, land use standards, development standards,and incentive structures. Task 2.1: Tigard MADE Land Use Feasibility Analysis—The consultant team will utilize Johnson Economics' predictive development/redevelopment modeling structure as a tool to assist in this process. The model predicts realized development activity by type and form under a set of assumptions, allowing for active testing of changes in key factors such as entitlements and infrastructure investments would be expected to marginally change development outcomes. The model is well suited to answer the key questions outlined in the RFP, as it can incorporate the changes in entitlements and incentives and translate those into marginal shifts in investment,property values,land values, development costs. We have used this structure to evaluate employment capacity(Metro),the impact of light rail and streetcar alignments on development outcomes(Metro), new mixed-use zoning standards(Portland BPS), and changes in environmental zone and wetland impacts on employment capacity(Prosper Portland). An advantage of the model we use for this type of analysis is that it produces results at the parcel level that can be agglomerated to any geographic specificity,such as Transportation Analysis Zones.The output can then inform an assessment of the marginal impact on various systems and services,such as roadways, public transit,and parks. The consultant team would evaluate the proposed zoning with the City staff,and this scope would be adjusted to assure that the City's specific questions are answered. Additional work could include case studies of development solutions under alternative zoning standards,with design work provided by Mackenzie and financial assessment by Johnson Economics. We would also want to interview the development community to assess their response to alternative proposals and to help calibrate the modeling. Task 2.2: Tigard MADE Recommendations and Alternatives — This task will produce specific recommendations for improvement of the proposed re-zoning of MADE employment lands.It will also include attendance at one Planning Commission Hearing and up to two City Council Hearings. CITY OF TIGARD I TIGARD MADE EOA PAGE 18 III. COST The figure below represents a preliminary budget by task and individual broken out using the Task breakdown included in the scope of work.The final budget would be determined following the kick-off meeting and scope refinement.The not to exceed cost would be$81,500 for this project as scoped.The cost per additional meetings would be at our standard billing rates. BUDGET ESTIMATE JOHNSON ECONOMICS APG MACKENZIE. TOTALS Johnson Buckley Browne Hastie Matt Brian Gabriela #REF! #REF! $205 $125 $75 $191 $225 $155 $145 $155 $145 Hours cost Kick-Off Meeting(1) 2 2 2 2 8 $1,352 Technical Advisory Committee meetings(2) 2 2 1 5 $851 Project Coordination phone meetings 4 4 $500 Stakeholder Outreach 4 4 $820 ECONOMIC OPPORTUNITIES 1.1 Statement of Economic Development Objectives State Land Use Planning 2 4 6 $1,014 Tgard MADE 4 4 8 $1,320 Planning/Implementation Policies,Activities,Tools 4 4 8 $1,264 Draftand Final Statement 6 6 $1,230 1.2 EOATrend Analysis 8 24 40 72 $7,640 1.3 Site Suitability Analysis 2 8 6 12 8 36 $5,300 1.4 Inventory of Suitable Sites 1 14 50 7 8 80 $11,890 1.5 Forecast Employment Land Need 2 12 14 $1,910 1.6 Detailed Policy and Regulation Impacts 6 6 12 $2,376 1.7 EOADocurrent Preparation 4 12 16 $2,320 PHASEITOTALS 1 40 74 40 17 1 16 56 19 16 279 $39,787 PHASE II:LAND USE FEASIBILITY ANALYSIS •RECOMMENDATIONS 2.1 Land Use Feasibility Analysis 66 32 20 7 5 30 28 8 196 $31,442 2.2 Recommendations and Alternatives 16 189 12 55 $9,109 Planning Com.&City Council jointsessions 2 2 1 4 $660 PHASE H TOTALS 82 50 20 16 5 41 28 8 0 251 $41,211 Total Hours 122 124 60 33 6 58 84 27 16 339 Total Labor Costs $25,010 $15,500 $4,500 $6,303 $1,350 $8,990 $12,180 $4,185 $2,320 $80,998 Direct Expenses(travel,materials,3rd party data) $475 TOTAL PROJECT COST $81,473 The budget allocation would be subject to change as the scope is refined.Our expectation is that Phase I of this scope would likely exceed the initial budget allocation,but we could make up much of that through the utilization of our existing modeling structures to assist in Phase 11. . CITY OF TIGARD I TIGARD MADE EOA PAGE 19