Harris & Associates
78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
November 30, 2018
Alison Bouley, PE, Senior Director
Harris & Associates
22 Executive Park, Suite 200
Irvine, CA 92614
Subject: Development Impact Fee Study Update Proposal
Dear Mr. Moody:
Thank you for your proposal for the development impact fee study update. We are
pleased to have the attention of firms with your qualifications propose on projects
within the City of La Quinta. Unfortunately, another firm was selected to provide the
development impact fee study update as identified on the request for proposals (RFP).
We appreciate the time and effort your team invested in your proposal and encourage
you to submit work proposals in the future.
Sincerely,
Bryan McKinney
City Engineer
cc: Danny Castro
Design and Development Director
Project File
FeeDevelopment Impact Study Update
CITY OF LA QUINTA, CALIFORNIA
October 15, 2018
Harris & Associates, Inc. Table of Contents i
TABLE OF CONTENTS
Cover Letter .............................................................................................................................................................................ii
Statement of Qualifications ...................................................................................................................................................1
Background, Qualifications, and the Ability to Perform Services ..........................................................................................................1
Key Personnel ...........................................................................................................................................................................................3
Organization Chart ....................................................................................................................................................................................3
Resumes ....................................................................................................................................................................................................4
Similar Work Experience and References ................................................................................................................................................7
Project Understanding and Approach ...................................................................................................................................9
Project Understanding..............................................................................................................................................................................9
Approach .................................................................................................................................................................................................10
Project Management ..............................................................................................................................................................................12
Scope of Work Program ........................................................................................................................................................13
Schedule .................................................................................................................................................................................15
Contract Exceptions ..............................................................................................................................................................16
Signed Collusion Affidavit and Insurance Acknowledgments
Harris & Associates, Inc. 22 Executive Park, Suite 200, Irvine, CA 92614 949.655.3900 www.WeAreHarris.com ii
October 15, 2018
Bryan McKinney, PE
City Engineer, Design and Development Department
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Development Impact Fee Study Update
Dear Mr. McKinney:
Harris & Associates (Harris) appreciates the opportunity to work with the City of La Quinta on this development impact
fee study update. Harris is currently working with multiple rapidly-growing cities throughout California and under-
stands the challenges faced by our communities today in balancing a multitude of current issues (the rise of ecommerce)
and being flexible to adapt to future trends (mobility options/sharing economy). With the update of the City’s 2035
General Plan being completed as recently as 5 years ago and with construction costs on the rise, updating impact fees is a
critical step in ensuring that the City will have the infrastructure required to support an anticipated population buildout
of over 60,000 (not including seasonal) and attract visitors to a thriving renowned destination. A robust DIF program can
facilitate growth and attract investments while maintaining high-quality of life standards and recognition as the Gem
of the Desert. The attached proposal describes our team’s qualifications for providing these services and our approach to
completing the project successfully. The Harris team offers the City the following benefits:
Project Commitment. We understand the importance of completing this study by July 1, 2019 and communicating
with City staff regularly regarding any project issues. We have been working within Coachella Valley for over a decade
and look forward to growing those relationships. Having worked closely with many agencies on similar projects, we
understand that being flexible and innovative is key in fee programs. We approach each fee program as a unique project
and will develop an approach that seeks to meet the specific and unique needs of La Quinta.
Competence, Technical Ability, and Experience. Our team understands the requirements of AB1600 and the issues
related to the adoption of impact fee programs. We also keep up on current case law, such as the San Clemente Beach
Parking case, which highlights the importance of making proper five-year findings, as well as the recently signed Senate
Bill 1202. Because we are involved in the formation of studies as well as in their implementation, we have a well-informed
perspective of implementing successful impact fee programs and will use that expertise in making sound, long-term
decisions for the City.
Engineers and Financial Experts. As professionals with diverse backgrounds we are able to build trust with city staff,
elected officials, neighborhood groups, and the development/business community. We will work with you to develop
a thorough, long-range solution to the City’s development-related infrastructure needs, while balancing the economic
implications that can result from setting impact fees too high. Our diverse background means less staff time involved
since we are able to review and understand technical studies, develop cost estimates, and analyze project nexus.
Harris is in receipt of Addendum 1 to the Request for Proposal, dated October 9, 2018.
Please contact me at 949.536-2513 or Alison.Bouley@WeAreHarris.com with any questions. We look forward to the
opportunity to work with you on this exciting project. Thank you for considering our team.
Alison Bouley, PE
Senior Director, Public Finance
949.536.2513 alison.bouley@WeAreHarris.com
K. Dennis Klingelhofer, PE
Vice President, Public Finance
949.246.9041 dennis.klingelhofer@WeAreHarris.com
Harris & Associates, Inc. Statement of Qualifications 1
STATEMENT OF QUALIFICATIONS
Background, Qualifications, and the Ability to Perform Services
Founded in 1974, Harris specializes in serving the
professional service needs of public agencies and insti-
tutions in the western states. We provide expertise from
project conception through occupancy in the community
services, transportation, water and wastewater, and
education market sectors.
Harris’ public finance team provides our clients with a
broad range of public finance and assessment engineering
services. We have extensive experience in all aspects of
financial engineering and are considered experts in our
field; we regularly keep up on court cases and present at
seminars and conferences.
Our unique combination of being engineers and financial
experts allows us to provide a host of services to our
clients resulting in reduced City staff time on projects.
We often serve as an extension of our clients’ staff,
which allows us to see the long-term implementation
of our programs. This perspective allows us to evaluate
the overall effectiveness of a program and offers the
opportunity to constantly adjust and improve our service
to clients.
Harris provides our clients with the technical expertise
and knowledge needed to develop and implement sound
financial strategies to provide the services and facilities
needed to meet the needs of new residents and workers.
To date, our staff has worked with more than 100 public
agencies throughout the state. Our services have included:
• Development Impact Fees in compliance with AB1600
• Utility User Fees
• Feasibility and rate studies to determine the best
financing options
• Quimby fees in compliance with government
code 66477
• Maintenance fee establishment per the Health and
Safety Code
• Maintenance Assessment Districts, such as the
California Landscape and Lighting Act of 1972 and
Benefit Assessment Act of 1982, Fire Suppression
and Charter City assessment district formation and
administration services
• Assessment district formation and administration
under California’s 1911 Act and 1913/1915 Act
• Community facility district formation and admin-
istration under California’s Mello-Roos Community
Facilities District Act
• Benefit nexus studies and ballot preparation pursuant
to Article XIIID of the California State Constitution
• Tax formulas for special tax districts
Harris & Associates, Inc. Statement of Qualifications 2
Harris helps communities develop a defensible nexus
to maximize revenue collected from new development
to offset the impacts of growth. We work with all
stakeholders—the developers, elected officials, and the
community—to develop fee programs that meet all legal
requirements and support community goals for economic
growth. As testimony to the effectiveness of our collabora-
tive approach, we have never had a fee challenged.
In developing Impact Fee Programs in accordance with
the Mitigation Fee Act (AB1600), Harris is able to review
Master Plans and other technical documents to determine
the eligible projects, develop the projected costs of the
facilities, and develop strategies to ensure that new
development is paying for their fair share. This experience
and knowledge helps confirm that the fees meet the legal
Nexus test and provide the revenue to construct the
facilities needed to serve new development.
Because our team works with agencies to develop all
types of Facilities Financing Plans, we are able to identify
strategies for funding current deficiencies that cannot be
paid for using impact fee revenues and also assist the City
in developing long term maintenance funding strategies.
This experience and knowledge is critical in creating a
sustainable financial model for the City.
In addition, we offer a unique perspective having staff
who have worked as City Planners as well as in real estate
development. This unique experience and knowledge
is critical in creating a sustainable financial model
and developing viable implementation polices that are
designed specifically for La Quinta. Our assistance doesn’t
end at adoption of the fee program, our team thrives on
developing long term relationship and will provide you
with support long after fee adoption.“ I highly recommend Harris & Associates for Development Impact Fee services.
Alison Bouley served as the representative to update our dated Park Acquisition
and Improvement Fee Policy. Alison had a solid understanding of the development
community and all aspects of fee studies. She was professional, knowledgeable,
and extremely responsive to our needs. With Alison’s guidance, the City of Manteca
was able to quickly update its fees and policy and supply a document we can rely
on for many years.
Kevin Fant
Parks and Recreation Director
City of Manteca
Harris & Associates, Inc. Statement of Qualifications 3
Harris has assembled an experienced team with the desire and ability to develop an Impact Fee Program that will stand
up to legal scrutiny and balance the City’s financial and economic goals. Harris has provided financial engineering
services to local communities for more than 20 years and is proud to serve as our clients’ trusted advisor. Alison Bouley
will lead the Harris team as the project manager and will be the City’s main point of contact. She has been serving as
the City of Tracy’s financial expert for 18 years and is currently working on multiple impact fee studies and updates
throughout the state. Her experience with similar projects and history of high-quality service to local municipalities will
translate directly to her role on this project.
She will be supported by Tim Nguyen who previously worked in La Quinta’s Design & Development’s Planning Division
and has both an understanding and appreciation for the City’s high quality of life expectations. He has continued to
follow planning, development, and market trends in La Quinta related to his most recent work in the real estate develop-
ment industry. In addition, this background will be highlighted to help build rapport with the development and business
community in the public engagement process.
The team will be assisted by Adam Marston and Joel Nagamine who will serve as technical support on the project
and will prepare tables, calculations, cost estimates, and the impact fee study. Dennis Klingelhofer will serve as
principal-in-charge, providing QA/QC, and confirming that the project runs smoothly.
City of La Quinta
Senior Project Analyst
Tim Ngyuen, MBA
Principal-in-Charge and QA/QC
K. Dennis Klingelhofer, PE
Organization Chart
Project Analyst
Adam Marston
Project Engineer
Joel Nagamine, EIT
Project Manager
Alison Bouley, PE
Key Personnel
Harris & Associates, Inc. Statement of Qualifications 4
Resumes
Alison Bouley, PE
PROJECT MANAGER
Alison has 18 years of experience providing program management and
financial engineering services to cities, counties, and special districts on a
wide variety of project types, including AB1600 development impact fees
and Quimby fees. She has facilitated the development of a variety of Finance
Plans, Fee Studies and Nexus Studies. Alison is a senior director in our public
finance group and head of Harris’ development impact fee group. She is a true
team-player, thriving in environments where she can accomplish the challenges
presented by her clients through collaboration and problem solving.
RELEVANT EXPERIENCE
• City of Oxnard, Development Impact Fee Update. Project Manager.
• City of Oxnard, AB1600 Annual Report. Project Manager.
• City of Oxnard, Parking In-Lieu Study. Project Manager.
• City of Oxnard, Impact Fee Implementation and Action Plan and Annual
Report. Project Manager.
• City of Tracy, ISP South Specific Plan Area. Project Manager.
• City of Tracy, Ellis Finance and Implementation Plan and Program
Management Services. Project Manager.
• Mountain House CSD, CFF & TIF Update & Annexation Fee Calculation.
Project Manager.
• City of Gustine, Development Impact Fee Update. Project Manager.
• City of Gonzales, Traffic Impact Fee Update. Project Manager.
• City of Tracy, Citywide Master Plans, Ab1600 Fee Studies, And Ongoing
Program Management. Project Manager.
• City of Sacramento, Jacinto Creek Development Impact Fee Update. Project
Director.
• City of Manteca, Park Impact Fee. Project Manager.
• City of Lodi, Infrastructure Master Plan and Impact Fees and Impact Fees
Update. Project Manager.
• City of Rancho Cordova, Storm Drainage Development Impact Fee. Project
Manager.
• Bethel Island Municipal Improvement District, Impact Mitigation Fee Program
Update. Project Manager.
EDUCATION
BS, Civil Engineering
BS, Engineering Management
LICENSES
Professional Civil Engineer, CA
Harris & Associates, Inc. Statement of Qualifications 5
Tim Nguyen, MBA
SENIOR PROJECT ANALYST
Tim has 15 years of experience in real estate and urban
planning in both private and public sectors, including
cities of La Quinta, San Diego, and Irvine, with the latter
two renowned for their innovative approach to funding
infrastructure. Previously, Tim worked on land
entitlements for a Top 10 national homebuilder focusing
his work in the Inland Empire. Prior to joining Harris,
Tim worked for a publicly-traded real estate development
firm where he managed land acquisition and community
planning efforts and conducted market & financial
feasibility for about 100 communities. He is a member of
the Builder Industry Association and has made
presentations to BIA about development and policy issues.
RELEVANT EXPERIENCE
• City of Oxnard, AB 1600 Annual Report. Senior
Project Analyst.
• City of Oxnard, Parking-in-Lieu Study. Senior Project
Analyst.
• City of Orinda, Parking-in-Lieu Study. Project
Manager.
• City of San Diego, Infrastructure Financing Strategy.
Project Manager.
• City of San Diego, Capital Improvement Program
Conformance Annual Report. Project Manager.
• City of Irvine, The Irvine Company Spectrum Center
Master Plan Modification. Project Manager.
• City of Irvine, 100-acre Park Place Mixed-Use Master
Plan Modification. Project Manager.
• Inland Empire, CA, Market Analysis, Financial
Feasibility, Due Diligence, and Land Acquisition to
develop 1,250 residential units. Project Manager.
• Los Angeles, San Diego & Orange Counties, CA,
Market Analysis, Financial Feasibility, Due Diligence,
and Land Acquisition to develop 600 residential units.
Project Manager.
EDUCATION
MBA, Real Estate
BS, Urban Planning
K. Dennis Klingelhofer, PE
PRINCIPAL IN CHARGE
Dennis has more than 25 years of experience as a
consultant in public finance and special assessment
procedures and serves as the practice leader of our public
finance group. He has provided consulting services to
public agencies in all areas of fee development, including
the adoption of AB1600 fees. This experience has given
him an in-depth understanding of the statutory and
constitutional requirements for the adoption of AB1600
fee programs. He has served as assessment engineer
and special tax consultant for the formation of more
than 100 benefit assessment and special tax districts
and was responsible for development of the “benefit
nexus” between the costs of the improvements and
the benefit to properties. He has also served as the
engineering manager for the development of capital
improvement programs including the identification of
facilities and development of cost estimates and multi-
year funding strategies. Dennis is a skilled facilitator
and works with stakeholders to identify issues and
develop solutions that address the needs of all parties.
RELEVANT EXPERIENCE
• City of Oxnard, Impact Fee Implementation and
Action Plan. Project Director.
• City of Oxnard, Development Impact Fee Update.
Project Director.
• City of Oxnard, AB1600 Annual Report. Project
Director.
• City of Oxnard, Parking in-lieu Study. Project
Director.
• City of Gonzales, Water and Sewer Impact Fees.
Project Director.
• Bethel Island Municipal Improvement District,
Impact Mitigation Fee
Program Update. Project Director.
• Mountain House CSD, CFF & TIF Update
&Annexation Fee Calculation. Project Director.
EDUCATION
MS, Engineering
Administration
BS, Civil Engineering
LICENSES
Professional Civil
Engineer, CA
Harris & Associates, Inc. Statement of Qualifications 6
Joel is a civil engineer proficient in AutoCAD Civil
3D 2013, Bluebeam Revu, and Microsoft Office Suite.
He has served as the lead on the update of several
fee programs including the City of Tracy Core Fee
Consolidation, City of Sacramento North Natomas
Fee Update, and Mountain House CSD TIF and CFF
update. His work has included updating cost estimates,
preparing Nexus Studies, and calculating development
impact fees in accordance with AB1600 requirements.
RELEVANT EXPERIENCE
• Mountain House CSD, CFF & TIF Update &
Annexation Fee Calculation. Project Engineer.
• City of Sacramento, North Natomas Update. Project
Engineer.
• City of Tracy, Core Fee Consolidation. Project
Engineer.
• City of Tracy, Fee Program Support. Project Engineer.
• City of Tracy, Cordes Ranch Fee Program Support.
Project Engineer.
• City of San Francisco, Mission Bay Acquisition Audits.
Project Engineer.
• City of Sacramento, Acquisition Audits. Project
Engineer.
• City of Newport Beach, Utility Undergrounding
Districts. Project Engineer.
EDUCATION
BS, Civil Engineering
LICENSES
Engineer-in-Training, CA
Joel Nagamine, EIT
PROJECT ENGINEER
Adam Marston
PROJECT ANALYST
Adam has been involved in preparing finance and
implementation plans and calculating development
impact fees including the City of Gustine, City of Lodi,
City of Tracy, and City of Sacramento. He has also been
involved in a number of utility undergrounding master
plans and funding studies. Adam has direct experience
working as an integral part of a city’s Community
Development Department. He is a versatile team-player,
focused on connecting with clients and stakeholders alike
to deliver a final product reflective of a collective vision of
the community.
RELEVANT EXPERIENCE
• City of Oxnard, Impact Fee Implementation and
Action Plan. Project Analyst.
• City of Lodi, Impact Fees Update. Project Analyst.
• City of Gustine, Development Impact Fee Update.
Project Analyst.
• City of Sacramento, Jacinto Creek Development Impact
Fee Update. Project Manager.
• City of Tracy, Tracy Hills Acquisition Audits. Project
Analyst.
• City of Tracy, NEI Water and Sewer Fees. Project
Analyst.
• City of Coronado, Utility Undergrounding Master Plan
and Funding Study. Project Analyst.
• City of Laguna Beach, Utility Undergrounding Master
Plan and Funding Study. Project Analyst.
EDUCATION
BS, City & Regional Planning
CERTIFICATIONS
US Green Building Council,
LEED Green Associate
Harris & Associates, Inc. Statement of Qualifications 7
OXNARD IMPACT FEE UPDATE
City of Oxnard
Reference: Jesus Nava, Assistant City Manager
300 West Third Street, 4th Floor
Oxnard, CA 93030
805.385.7430 | jesus.nava@oxnard.org
Dates: 2017 to current
Harris assisted the City in reviewing their development
impact fee program to determine the status of each
program. Harris recommended a plan and schedule for
a comprehensive update to the City’s fee program and
is currently beginning work to implement the plan by
preparing new impact fees for water, sewer, traffic, storm
drainage, park development, Quimby in-lieu, public
safety, public buildings, utility undergrounding, afford-
able housing, art in public places, and refuse. Harris will
also be assisting the City in developing a parking in-lieu
fee for their downtown area. In addition, Harris prepared
the City’s annual AB1600 report last fiscal year.
COMMUNITY FACILITIES FEE AND TRANSPORTATION IMPROVEMENT FEE UPDATES AND ANNEXATION FEE
Mountain House Community Services District
Reference: Ed Pattison, General Manager
230 S. Sterling Drive, Suite 100
Mountain House, CA 95391
209.831.5656 | epattison@sjgov.org
Dates: 2016 to current
Harris is performing an update of the CFF and TIF fees
for the Mountain House CSD. The CFF fees fund parks,
public buildings and public safety facilities and the TIF
fee funds roads and intersections. As part of the update,
Harris is creating a reimbursement policy to summarize
the process for reimbursements and credits. In addition,
Harris is calculating an annexation fee. The master
developer built much of the initial infrastructure and
as new developments annexes they are required to pay
an annexation fee to reimburse the master developer for
their use of the infrastructure. Harris has been working
with County Council and CSD staff to clarify the various
agreements and policy documents that support develop-
ment in the City. Harris will be working with the City
to develop and update policies and procedures moving
forward.
Similar Work Experience and References
City of Oxnard, California
Harris & Associates, Inc. Statement of Qualifications 8
CITYWIDE MASTER PLANNING, FEE UPDATE, AND ONGOING PROGRAM MANAGEMENT
City of Tracy
Reference: Andrew Malik, Development & Engineering
Services Director
333 Civic Center Plaza
Tracy, CA 95376
209.831.6423 | andrew.malik@ci.tracy.ca.us
Dates: 2008 to current
The City of Tracy embarked on the process of preparing
master plans for water, wastewater, recycled water, traffic,
storm drainage, parks, public facilities, and public safety.
Harris was responsible for coordinating with the City’s
consultants and acting as the City’s program manager.
Once the studies were completed, Harris prepared the
AB1600 reports for parks, public safety, and public facili-
ties. Harris also coordinated with and provided direction
to the technical consultants preparing the AB1600 reports
for water, wastewater, recycled water, traffic, and storm
drainage. Harris gave presentations to the development
community, prepared agenda items, attended City Council
meetings, and answered questions regarding the studies
and methodology as required.
The Harris team was able to reach consensus on the costs,
approach, and fees, and adopt the fee program without
it being challenged at the City Council meeting. Harris
continues to support the City with the ongoing admin-
istration and update of the program including preparing
fee quotes, finance plans, credit and reimbursement
calculations, and assisting with CIP preparation and
administration. In addition, we have looked at the impacts
of emerging laws and trends in the industry by analyzing
fees for Accessory Dwelling Units and evaluating the
potential to scale fees by home size. The City is moving
to Opencounter for impact fee quotes and Harris is
supporting them in that process as well.
IMPACT FEE UPDATE
City of Lodi
Reference: Charles Swimley, Director of Public Works
221 W. Pine Street
Lodi, CA 95240
209.333.6706 | cswimley@lodi.gov
Dates: Updated expected completion 2018; original study
adopted in 2012
Harris assisted the City with the development of master
plans and a development impact fee program in 2012 that
includes water, sewer, storm drainage, roads, police, fire,
community facilities, and art in public places. At this
time, Harris is updating the fee program to incorporate
changes in land use, updated project costs, and the inclu-
sion of a recycled water fee. Harris presented at multiple
stakeholder meetings in support of the 2012 study and will
do the same for the update.
PARK MASTER PLAN AND FEE STUDY
City of Manteca
Reference: Kevin Fant, Parks and Recreation Director
252 Magnolia Avenue
Manteca, CA 95337
209.456.8639 | kfant@ci.manteca.ca.us
Dates: Completed 2016
The City of Manteca selected the Harris team to update
the parks master plan and development impact fees.
The City’s current fees were not sufficient to support the
development of new parks. The City’s objective was to
create a parks master plan and impact fee study that would
provide a sound planning document and funding source
moving forward. Harris calculated the fees and prepared
the AB1600 fee study. Harris also led several meetings
with the development community, City Council, and
Planning Commission. One of the unique policy decisions
that was made was not to include a neighborhood park
fee, but rather to require developers to build and dedicate
their own parks to avoid prevailing wage requirements.
We did include an in-lieu fee for cases where building and
dedicating a park was unfeasible.
City of Tracy, California
Harris & Associates, Inc. Project Understanding and Approach 9
PROJECT UNDERSTANDING AND APPROACH
Project Understanding
The City of La Quinta is a renowned residential and
resort community nestled along the foothills of the
San Jacinto and Santa Rosa Mountains in the heart of
the internationally-recognized Coachella Valley. La
Quinta is on pace to become among the largest city (in
population) in the Valley with its counterparts older and
nearly built out. La Quinta is already one of the most
affluent areas in Riverside County which is part of the
booming Inland Empire metropolitan region. The 2035
General Plan, the City’s blueprint as it develops in the
next two decades, aims to realize La Quinta’s vision to
become a Neighborhood-oriented, Healthy, Vibrant, and
Heritage minded, Fiscally sound, Safe, Full Service, Resort
oriented, Circulation minded and Conservation focused
community.
The City’s objective is to complete an update to the
development impact fee (DIF) program. The most recent
update was in 2013 in conjunction with the adoption of
the 2035 Plan and focused on the Land Use, Circulation,
Parks & Recreation, and Infrastructure and Public
Services elements. The aim of this DIF update is to empha-
size Transportation Improvements, Civic Center, Library,
Community Center, Park and Recreation, Maintenance
and Fire Protection Facilities and to consider adding a
drainage fee. It is understood the City is working on the
Citywide Transportation Deficiency Analysis which will
be used to establish the scope and cost of DIF-eligible
transportation improvements. Harris recognizes that an
important aspect of this work (and which will require
resources) will be the need to consult with appropriate
City staff to acquire pertinent information to update
each individual impact fee. The City is also looking to
the Consultant for professional guidance to potentially
establishing the Drainage Fee;
The City’s DIF program was established in 1999 which
helped facilitate La Quinta’s growth spurt in the
2000’s. The Great Recession, led by the collapse of the
housing market in 2008, heavily impacted communities
throughout the state especially the Inland Empire. La
Quinta and the Inland Empire has since recovered;
today, the macro economy is firing on all cylinders by
many measures which leads to new set of challenges such
as managing a healthy tax base, maintaining housing
affordability, adapting to e-commerce and the new sharing
economy, addressing aging infrastructure and collecting
sufficient capital financing to accommodate growth.
The Mitigation Fee Act (Act), commonly known as
Assembly Bill 1600 (AB1600), was enacted by the state
of California in 1987 and created Section 66000 et. seq.
of the Government Code. AB1600 was enacted to ensure
that new development mitigates its impact on the City’s
infrastructure. The Act sets requirements for establishing
the fee as well as annual reporting requirements. In
addition, every five years, the agency must make findings
that demonstrate the continuing need for the fee and
show that there is an expenditure plan for all revenues.
If these findings are not made, the agency could be
required to refund any unexpended fees. Given the time
that has passed since La Quinta’s last comprehensive fee
update, and the significant changes in economic-related
trends such as recovery of the housing market, and
escalating labor and construction costs, a fresh look at
the DIF program is a critical step in maintaining fiscal
sustainability.
La Quinta's Village District with the Santa Rosa Mountains in the background
Harris & Associates, Inc. Project Understanding and Approach 10
Harris understands the challenges agencies are facing
today and is working with cities to address the problems
of tomorrow by adapting to evolving technologies,
mobile workforce, change in housing preferences, more
diversified communities, and a shift to how we live, work
and play. La Quinta shares similar challenges to many
of our clients; however, unlike other jurisdictions, the
City is proactive and collaborative with both public and
private partners which has afforded exciting and unique
opportunities: additions of Montage and Pendry luxury
hotels at Silver Rock; transformation of Old Town Village
into a more pedestrian and bicycle friendly environment;
development of The Centre which will provide much
needed range of modest housing opportunities; the
continued buildout of CV Link which will provide
multi-modal connections to other communities in the
Valley; and a new vision for Highway 111 Corridor, a vital
economic arterial which makes up 70% of the City’s sales
tax revenues.
Harris is committed to working with the City of La
Quinta to balance these often competing challenges to
develop a legally defensible but sustainable fee program
for the City. We also understand that the City’s economy
thrives on recreation and leisure activities with a strong
focus on retail and dining sectors as seasonal residents
increase the City’s population by 50% during winter, and
we will work with the City and community to develop a
fee program that achieves the various goals of civic leaders
while promoting a vibrant 21st century economy and
maintaining strong quality of life standards for which La
Quinta is historically renowned.
Approach
Based on our experience over the years, we have found
that development impact fee updates involve four key
stages and approaching each step as described below,
allows for a successful and streamlined process.
1. Information Gathering – this step involves working
with the City to understand land use, development
trends, infrastructure needs, costs, fund balances, and
overarching goals and policies. Holding a kick-off/
strategy session early in the process and meeting with
each department will be key in determining the City’s
goals and gathering information on the projects to be
funded.
2. Calculations – this step involves the physical
calculations to develop the impact fee amounts. During
this step, the information received in step one gets put
to a reality check against the goals of the City. Harris
always schedules a meeting with the City at this step
in the process to discuss challenges with the numbers
and to calibrate the steps for moving forward. Harris
presents a comparison with surrounding and compa-
rable agencies to help with this reality check.
3. Report Preparation – during this step, a general
consensus has been obtained on the numbers and
now the implementation policies must be decided and
incorporated into the text of the report. The report
forms the legal basis for the document and input from
the City Attorney is desired at this stage.
4. Stakeholder Engagement – this step of the process is
critical in informing all stakeholders and getting buy-in
from all. Meetings with the development community
are key during this step. We utilize these meetings to
present information and obtain input to determine
Harris & Associates, Inc. Project Understanding and Approach 11
where concerns or issues lie. We address these with
staff before moving on to the next step. At this point in
the process we anticipate two City Council meetings,
one meeting with the development community, and
one Financial Advisory Committee meeting.
There are four main approaches that can be used to
develop and update Development Impact Fee Programs.
Harris will work with the agency to determine the best
approach for each fee category. The four approaches are
described below.
Facility Standards Method
The standards based method determines the facilities
and associated costs required to accommodate growth
based on adopted City Standards. Depending on the fee
analysis, the City currently may or may not have sufficient
facilities to meet the adopted standard. If the City’s
existing facilities are below standard, then a deficiency
exists. In this case, the portion of the cost of planned
facilities associated with correcting the deficiency must
be allocated to funding sources other than the fee. Public
facilities fees can only fund planned facilities needed to
accommodate new development at the adopted standard.
Master Plan Method
The master plan method uses a facility standard based
on all existing and projected new development, and all
existing and planned facilities designed to serve that
development. The standard represents the average cost of
all facilities, per square foot of commercial development
or per dwelling unit for residential, required to serve the
entire service population (existing and new). The key
variable affecting the standard is the amount and cost of
planned facilities.
Planned Facilities Method
The planned facilities method calculates the standard
solely based on the ratio of planned facilities to the
increase in demand associated with new development.
This method is appropriate when planned facilities only
benefit new development, such as a wastewater trunk line
extension to a previously undeveloped area. This method
also may be used when there is excess capacity in existing
facilities that can accommodate new development.
Existing Inventory Method
The existing inventory method uses a facility standard
based on the ratio of existing facilities to the existing
service population, as calculated by a cost per unit or per
square foot. Under this approach, new development funds
the expansion of facilities at the same standard currently
serving existing development. By definition, the existing
inventory method results in no facility deficiencies
attributable to existing development. This method is
often used when a long-range plan for new facilities is not
available. Future facilities to serve growth are identified
through an annual capital improvement plan and budget
process.
Harris & Associates, Inc. Project Understanding and Approach 12
Harris’ project management and
coordination approach is based on
communication, timeliness, and
quality control. In managing our
projects by these three key elements
we facilitate a close and positive
relationship with City staff. The
success is evident in the resulting
long term relationships we have
developed with our clients.
Communication. We believe that a
project’s success is dependent on our
ability to achieve consensus among
all stakeholders. Our project team
members are skilled communicators
who understand the importance of
providing clear and concise informa-
tion to all parties involved, especially
information disseminated to public
officials and the community. In
addition, open communication
with the project team is key. Harris
suggests holding regular project
meetings and will provide meeting
minutes and action item lists. We
also provide a monthly project status
report noting percent complete
for each task, any concerns with
the budget, any outstanding issues
needing resolution and the planned
work for the following period.
Timeliness. We understand the
required scope of work and commit
to turning around reports and other
required documents promptly to
meet the City’s schedule. Harris will
maintain a project schedule and
coordinate closely with City staff
and will alert them immediately
to potential delays in schedule and
other issues arising during the
project. Our team is quick to adapt
to changes in the project and will
work with the City to minimize any
impact these changes have on the
schedule.
Quality Control. We understand
that our clients put their trust in our
abilities and we are committed to
earning that trust on every project.
Our approach to quality control
is focused on assembling a project
team with the required project
experience and knowledge based
upon the specific requirements of the
assignment, keeping the City staff
informed of any issues identified
and recommended solutions, and
assigning both a junior and senior
level staff member to provide an
independent review of each project
deliverable utilizing our QA/QC
checklist.
COMMUNICATION
TIMELINESSQUA
L
I
T
Y
CON
TRO
L
Project Management
Harris & Associates, Inc. Scope of Work Program 13
SCOPE OF WORK PROGRAM
This section outlines Harris’ scope of work for the project,
detailed by task. Our goal is to create a scope that is
responsive to the City’s needs but can be redefined as more
specific details are known.
Task 1: Project Kick-Off Meeting
Harris and the City will hold a kick-off meeting to review
the objectives of the study, refine the project scope, agree
on methodology, discuss needed information, develop a
detailed schedule and answer any questions.
Harris will prepare an agenda before the meeting and a
summary after that includes an action item list, needed
information, a summary of key decision and the refined
project scope/schedule. Communication protocols and
contact information will also be established during the
meeting and documented in the meeting summary.
Task 2: Monthly Project Development Team Meetings
Harris will participate in monthly Project Development
Team meetings. Harris will report on progress and/or
concerns and identify potential solutions and courses of
action. Five meetings are assumed.
The day preceding the meeting, Harris will provide an
agenda of items to be discussed. Following the meetings,
Harris will provide meeting minutes summarizing the
discussion highlights and actions to be taken by Harris
and the City Team. Harris will provide a summary to the
City Team to ensure all are in agreement and understand
tasks to be completed. These meetings summaries and
action item lists will help avoid unnecessary delays in the
project schedule.
Task 3: Data Collection and Review
Harris will review existing documentation such as the
City of La Quinta's Development Impact Fee Study
(February 2013), Capital Improvement Plan (May 2018),
the 2035 General Plan, and the update to the Citywide
Transportation Deficiency Analysis among others.
Harris will meet with each applicable department
representative to gather input/information about the level
of service standards, projects that need to be funded,
and available information to assist in updating each DIF
program.
Harris' Tim Nguyen leading strategy session with City
of Coronado's City Manager, Public Works Director, and
City Engineer.
Based on a review of the documents and after meeting
with applicable departments, Harris will determine the
best approach for updating each of the City’s current fees
and will make suggestions on other fees to consider.
Per the Request for Proposal, the following fees are
anticipated to be included in the study:
• Transportation Improvements
• Parks and Recreation Facilities
• Civic Center
• Library
• Community Center
• Maintenance Facilities
• Fire Protection Facilities
The storm drainage fee is included as an optional task.
Task 4: Land Use Analysis & Forecast
Utilizing the General Plan as the base document, Harris
will work with the City to develop a forecast of new
development over a 20-year period in order to develop a
projected revenue forecast and estimate the anticipated
development that must be served. We will also develop
other key assumptions such as population densities.
Task 5: Develop Project Costs
Harris will identify the projects that will be funded within
each fee category and will identify the estimated project
costs. For fee categories where it is determined that
an existing inventory approach or a facilities standard
approach be used, Harris will develop the supporting
documentation to support such a fee. Harris will meet
with the City to review the project lists and costs prior to
moving into the fee calculation.
Harris & Associates, Inc. Scope of Work Program 14
Task 8: Public Outreach Meeting
Harris will hold a Public Outreach meeting with members
of the public, development and/or business community.
These meetings are helpful in gaining consensus.
This meeting is typically held prior to City Council or
committee meetings. Harris will prepare all presentation
materials and handouts for the meetings and will present
the information in a clear and concise manner. Harris
will prepare meeting minutes which summarize the key
decisions and input received and will facilitate follow-up
calls with City staff on how best to address these concerns.
Harris will make any necessary edits to the impact fee
report following this meeting.
Task 9: Stakeholder Meetings
Harris will prepare and present at up to three meetings,
including two with the City Council and one with the
Financial Advisory Committee. The presentations will be
prepared in a clear and concise manner.
Harris will document any concerns or changes and
address those in the report. Harris will assist with the
preparation of any agenda items and resolutions prior to
the meetings and will review any affected ordinances for
proposed changes. Following adoption of the study, Harris
will provide the desired number of copies to the City as
well as an electronic version of the report.
Task 10: Optional Services - Drainage Study
Harris has the expertise and capacity to guide the City on
establishing a DIF for future drainage improvements. This
process would include identifying facilities and estimating
project costs then preparing and calculating the fee. It
is assumed that this work will be incorporated into the
impact fee study. A fee for this work is provided as an
optional task.
Task 11: Optional Services - Other Potential DIF
Studies
Harris will meet with the City to discuss other potential
categories of fees that the City may want to incorporate
into their DIF program. This may include a Police Fee,
Public Art Fee, or Affordable Housing Fee for example.
Once it is understood what fees the City wishes to move
forward with, Harris will provide a scope of work for
those facilities in the fee study.
Task 6: Impact Fee Calculation
Harris will prepare and calculate the fee for each category
based on the methodology and costs established in
earlier tasks. The fees will include an administrative fee
component and will include all project soft costs. The
model will be developed such that assumptions and costs
can easily be changed and the fees re-calculated using
different assumptions. This will also allow the fees to be
easily updated over time.
Harris will compare the proposed City fees to the fees of
surrounding and similar cities to confirm reasonableness,
consistency, and feasibility of the fees. Harris will present
the draft fees and comparison to the City, which will allow
the City to review all assumptions and calculations before
moving forward. Harris will make necessary changes
before beginning the impact fee study.
Task 7: Prepare Draft Impact Fee Report
Based on the decisions made in Task 6, Harris will prepare
a draft impact fee report which will include necessary
graphics, maps, cost estimates, calculations, findings,
and other technical documentation necessary to create a
defensible nexus between the previous or new fees and the
development projects upon which they will be imposed.
The report will include a discussion of the statutory and
legal framework as well as the legal requirements for
annual and five-year updates and other administrative
policies. A list of the projects and the anticipated costs will
also be included in the report.
The report will be prepared in an easy to understand and
follow format and include all necessary legal and technical
information. Harris will meet with the team to present
the report to the team and will gather comments from the
team. Harris will revise the draft impact fee report based
on the comments received and present a final report to
the City.
Gathering public space in Old Town La Quinta.
Harris & Associates, Inc. Schedule 15
SCHEDULE
Harris developed the following schedule based on our experience with other cities.
Harris & Associates, Inc. Contract Exceptions 16
CONTRACT EXCEPTIONS
Harris would request that the City consider the following contract modifications. With that being said, Harris has worked
with hundreds of clients throughout California and we do not anticipate an issue with coming to an agreement on the
contract language.
1. SERVICES OF CONTRACTING PARTY.
1.1 Scope of Services. In compliance with all terms and conditions of this Agreement, Contracting Party shall
provide those services related to ________________, Project No. NA , as specified in the “Scope of
Services” attached hereto as “Exhibit A” “and incorporated herein by this reference (the “Services”). Contracting
Party represents and warrants acknowledges that Contracting Party is a provider of first-class professional work and/
or services and Contracting Party is experienced in performing the Services contemplated herein and, in light of such
status and experience, Contracting Party covenants that it shall follow industry standards in performing the Services
required hereunder, and that all materials, if any, will be of good quality, fit for the purpose intended. For purposes of this
Agreement, the phrase “industry standards” shall mean those standards of practice recognized by one or more first-class
firms performing similar services under similar circumstances.
1.2 Compliance with Law. All Services rendered hereunder shall be provided in accordance with all applicable
ordinances, resolutions, statutes, rules, regulations, and laws of the City and any Federal, State, or local governmental
agency of competent jurisdiction.
1.4 Licenses, Permits, Fees and Assessments. Except as otherwise specified herein, Contracting Party shall obtain
at its sole cost and expense such licenses, permits, and approvals as may be required by law for the performance of
the Services required by this Agreement, including a City of La Quinta business license. Contracting Party and its
employees, agents, and subcontractors shall, at their sole cost and expense, keep in effect at all times during the term
of this Agreement any licenses, permits, and approvals that are legally required for the performance of the Services
required by this Agreement. Contracting Party shall have the sole obligation to pay for any fees, assessments, and taxes,
plus applicable penalties and interest, which may be imposed by law and arise from or are necessary for the performance
of the Services required by this Agreement, and shall indemnify, defend (with counsel selected by reasonably acceptable
to the City), and hold City, its elected officials, officers, employees, and agents, free and harmless against any such fees,
assessments, taxes, penalties, or interest levied, assessed, or imposed against City hereunder. Contracting Party shall be
responsible for all subcontractors’ compliance with this Section.
6. INDEMNIFICATION .
6.1 Indemnification. To the fullest extent permitted by law, Contracting Party shall indemnify, protect, defend (with
counsel selected by reasonably acceptable to the City), and hold harmless City and any and all of its officers, employees,
agents, and volunteers as set forth in “Exhibit F” (“Indemnification”) which is incorporated herein by this reference and
expressly made a part hereof.
Exhibit F
Indemnification
F.1 Indemnity for the Benefit of City.
a. Indemnification for Professional Liability. When the law establishes a professional standard of care for
Contracting Party’s Services, to the fullest extent permitted by law, Contracting Party shall indemnify, protect, defend
(with counsel selected by reasonably acceptable to the City), and hold harmless City and any and all of its officials,
employees, and agents (“Indemnified Parties”) from and against any and all claims, losses, liabilities of every kind,
nature, and description, damages, injury (including, without limitation, injury to or death of an employee of Contracting
Party or of any subcontractor), costs and expenses of any kind, whether actual, alleged or threatened, including, without
Harris & Associates, Inc. Contract Exceptions 17
limitation, incidental and consequential damages, court costs, attorneys’ fees, litigation expenses, and fees of expert
consultants or expert witnesses incurred in connection therewith and costs of investigation, to the extent same are caused
in whole or in part by any negligent or wrongful act, error or omission of Contracting Party, its officers, agents, employees
or subcontractors (or any entity or individual that Contracting Party shall bear the legal liability thereof) in the perfor-
mance of professional services under this agreement. With respect to the design of public improvements, the Contracting
Party shall not be liable for any injuries or property damage resulting from the reuse of the design at a location other than
that specified in Exhibit A without the written consent of the Contracting Party.
b. Indemnification for Other Than Professional Liability. Other than in the performance of professional services
and to the full extent permitted by law, Contracting Party shall indemnify, defend (with counsel selected by reasonably
acceptable to the City), and hold harmless the Indemnified Parties from and against any liability (including liability for
claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, expenses or
costs of any kind, whether actual, alleged or threatened, including, without limitation, incidental and consequential
damages, court costs, attorneys’ fees, litigation expenses, and fees of expert consultants or expert witnesses) incurred
in connection therewith and costs of investigation, where the same arise out of, are a consequence of, or are in any
way attributable to, in whole or in part, the negligent performance of this Agreement by Contracting Party or by any
individual or entity for which Contracting Party is legally liable, including but not limited to officers, agents, employees,
or subcontractors of Contracting Party.
d. Indemnification Provision for Design Professionals.
1. Applicability of this Section F.1(d). Notwithstanding Section F.1(a) hereinabove, the following indemnification
provision shall apply to a Contracting Party who constitutes a “design professional” as the term is defined in paragraph
3 below.
2. Scope of Indemnification. When the law establishes a professional standard of care for Contracting Party’s
Services, to the fullest extent permitted by law, Contracting Party shall indemnify and hold harmless City and any
and all of its officials, employees, and agents (“Indemnified Parties”) from and against any and all losses, liabilities of
every kind, nature, and description, damages, injury (including, without limitation, injury to or death of an employee of
Contracting Party or of any subcontractor), costs and expenses, including, without limitation, incidental and consequen-
tial damages, court costs, reimbursement of attorneys’ fees, litigation expenses, and fees of expert consultants or expert
witnesses incurred in connection therewith and costs of investigation, to the extent same are caused by any negligent
or wrongful act, error or omission of Contracting Party, its officers, agents, employees or subcontractors (or any entity
or individual that Contracting Party shall bear the legal liability thereof) in the performance of professional services
under this agreement. With respect to the design of public improvements, the Contracting Party shall not be liable for
any injuries or property damage resulting from the reuse of the design at a location other than that specified in Exhibit A
without the written consent of the Contracting Party.
Harris & Associates, Inc. Signed Collusion Affidavit and Insurance Acknowledgments 18
SIGNED COLLUSION AFFIDAVIT AND INSURANCE ACKNOWLEDGMENTS
Please find the Signed Collusion Affidavit and Insurance Acknowledgments attached herein.
78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
NON-COLLUSION AFFIDAVIT FORM
Must be executed by proposer and submitted with the proposal
I, __________________________________ (name) hereby declare as follows:
I am ______________________________ of _________________________,
(Title) (Company)
the party making the foregoing proposal, that the proposal is not made in the
interest of, or on behalf of, any undisclosed person, partnership, company,
association, organization, or corporation; that the proposal is genuine and not
collusive or sham; that the proposer has not directly or indirectly induced or
solicited any other proposer to put in a false or sham proposal, and has not
directly or indirectly colluded, conspired, connived, or agreed with any proposer
or anyone else to put in a sham proposal, or that anyone shall refrain from
proposing; that the proposer has not in any manner, directly or indirectly,
sought by agreement, communication, or conference with anyone to fix the
proposal price of the proposer or any other proposer, or to fix any overhead,
profit, or cost element of the proposal price, or of that of any other proposer, or
to secure any advantage against the public body awarding the agreement of
anyone interested in the proposed agreement; that tall statements contained in
the proposal are true; and, further, that the proposer has not, directly or
indirectly, submitted his or her proposal price or any breakdown thereof, or the
contents thereof, or divulged information or data relative hereto, or paid, and
will not pay, any fee to any corporation, partnership, company, association,
organization, proposal depository, or to any member or agent thereof to
effectuate a collusive or sham proposal.
I declare under penalty of perjury under the laws of the State of California that
the foregoing is true and correct.
Proposer Signature: _______________________________________
Proposer Name: _______________________________________
Proposer Title: ______________________________________
Company Name: _______________________________________
Address: _______________________________________
Alison Bouley, PE
Senior Director of Public Finance Harris & Associates, Inc.
Alison Bouley, PE
Senior Director of Public Finance
Harris & Associates, Inc.
22 Executive Park, Suite 200, Irvine, CA 92614