HomeMy WebLinkAboutBozeman On-call SOQ_ED TIF DP_21761_Willdan (2)
Economic Development, Tax Increment Finance Projects, & Development Planning i
City of Bozeman, Montana
Table of Contents
Table of Contents ............................................................................................................................................. i
a) Executive Summary .......................................................................................................................... iii
b) Firm / Team Profile .............................................................................................................................. 1
Willdan Financial Services ........................................................................................................................................... 1
Subconsultants ............................................................................................................................................................ 2
The Metts Group ......................................................................................................................................................... 2
KLJ Engineering ............................................................................................................................................................ 3
Hayden Tanner ............................................................................................................................................................ 4
Morisaki Strategic Solutions ........................................................................................................................................ 5
Forward-Thinking Growth for Montana Communities ............................................................................................... 5
Economic Development Planning and Implementation ............................................................................................. 5
Public/Private Partnerships ......................................................................................................................................... 5
c) Qualifications of the Firm ................................................................................................................ 6
Unique Experience, Resources and Capabilities ......................................................................................................... 6
Project Lead ................................................................................................................................................................. 6
Project Management ................................................................................................................................................... 7
Willdan Related Experience ........................................................................................................................................ 8
Project Team ............................................................................................................................................................. 11
Resumes .................................................................................................................................................................... 11
Molly McKay, CEcD, MA ............................................................................................................................................ 13
James Edison, JD, MPP .............................................................................................................................................. 15
Michelle Tierney ........................................................................................................................................................ 17
Carlos Villarreal, MPP ................................................................................................................................................ 19
Tracey Burghy ............................................................................................................................................................ 21
Alivia Metts ............................................................................................................................................................... 22
Mike Hinshaw, PE ...................................................................................................................................................... 23
Shane Strong, PE ....................................................................................................................................................... 24
Joel Quanbeck, AICP .................................................................................................................................................. 25
Forrest Sanderson, AICP, CFM................................................................................................................................... 26
Molly McCabe ........................................................................................................................................................... 27
d) Related Experience with Similar Projects ............................................................................ 29
Case Studies .............................................................................................................................................................. 29
Willdan Financial Services ......................................................................................................................................... 39
Hayden Tanner .......................................................................................................................................................... 40
Economic Development, Tax Increment Finance Projects, & Development Planning ii
City of Bozeman, Montana
e) References ............................................................................................................................................ 41
Willdan Financial Services ......................................................................................................................................... 41
The Metts Group ....................................................................................................................................................... 41
KLJ Engineering .......................................................................................................................................................... 41
Hayden Tanner .......................................................................................................................................................... 41
Morisaki Strategic Solutions ...................................................................................................................................... 42
f) Pricing Proposal ................................................................................................................................ 43
Hourly Rates .............................................................................................................................................................. 43
h) Required Form ................................................................................................................................... 44
T. 800.755.6864 | F 888.326.6864 | 27368 Via Industria, Suite 200, Temecula, CA 92590 | www.willdan.com iii
a) Executive Summary
April 5, 2021
Mr. David Fine
Urban Renewal Program Manager
City of Bozeman
121 N Rouse Avenue
Bozeman, Montana 59715
Re: Statement of Qualifications Presented to the City of Bozeman in Response to RFP/Q for Economic
Development, Tax Increment Finance Projects, & Development Planning
Dear Mr. Fine:
Willdan Financial Services (“Willdan”) is pleased to submit the following Statement of Qualifications (SOQ) to the City
of Bozeman (“City”) to serve as an on-call economic development consultant. Willdan understands that the
professional services associated with this assignment may include: economic development strategies and
implementation; economic development and real estate financial analysis; public-private partnerships; and building
and development conceptualization. Our SOQ is designed to respond to and address the four overarching service
categories noted in the RFP/Q, as well as additional services including, but not limited, to;
▪ Economic development planning and analysis
▪ Corridor, neighborhood, and community mixed-
use district redevelopment
▪ Highest and best use analysis, land use studies by
product type
▪ Real estate feasibility and pro forma analyses
▪ Small business development and retention
▪ Incentive analysis
▪ Tax Increment Financing & Public Infrastructure Tools
▪ Community workshop facilitation and public
engagement services
Our Project Team is uniquely qualified to assist the City with economic development goals and strategies, specifically
as they pertain to feasible land use plans and public policies amidst increasingly complex markets. Willdan’s broad
national and international experience will help ensure that the tools utilized are anchored in cutting-edge industry
best practices, adaptable to a range of business types and stages, and sensitive to public service cost constraints.
Final work products will be easy to explain to the full spectrum of the City’s stakeholders, thus enabling and
empowering your staff to effectively evaluate infill and redevelopment projects and their potential impacts on the
community at-large.
Willdan has assembled a senior project team of subject matter experts who have worked together for more than 15
years, supporting both public and private clients across the United States to implement economic development plans
and provide market and fiscal analyses, real estate consulting services, finance strategies, and public policy support.
The proposed project team has collectively worked in 36 states and 40 countries.
To provide the highest-level, most comprehensive service for the broad scope of services listed, Willdan is partnering
with our local/regional colleagues including: Morisaki Strategic Solutions (Kim Morisaki) in Kalispell, MT; The Metts
Group (Alivia Metts) in Coeur d’Alene, ID; Hayden Tanner (Molly McCabe) in Big Fork, MT; and locally-based KLJ
Engineering in Bozeman. Willdan established long-term teaming/client relationships with the individuals in these
firms in 2012 through IEDC, ULI-the Urban Land Institute, and the Kalispell Core Area Plan and Glacier Rail Park
initiatives.
Mr. David Fine, Urban Renewal Program Manager
City of Bozeman
RFQ for Economic Development, Tax Increment Financing Projects, & Development Planning
April 6, 2021
Page iii
For this on-call engagement, the project team’s key resources are comprised of the following individuals:
▪ Molly McKay, CEcD, MA, Principal Consultant, Willdan: Project Manager and Economic Development Strategist
▪ James Edison, JD, MPP, Managing Principal, Willdan: Principal-in-Charge and Public Finance Expert
▪ Carlos Villarreal, MPP, Project Manager, Willdan: GIS, Demographic and Real Estate Market Data Analyst
▪ Michelle Tierney, Project Director, Willdan: Stakeholder & Data Collection Interview Manager
▪ Tracey Burghy, Project Director, Willdan: Research Analyst and Community Redevelopment Strategist
▪ Alivia Metts, Principal Economist, The Metts Group: Urban Renewal & Workforce Development Advisor
▪ Kim Morisaki, CEcD, Principal, Morisaki Strategic Solutions: Business Development and Marketing Lead
▪ Mike Hinshaw, PE, Market Manager, KLJ Engineering: Land Planning, Design & Engineering Advisor
▪ Joel Quanbeck, AICP, Project Manager, KLJ Engineering: Land Planning, Design & Engineering Advisor
▪ Forrest Sanderson, AICP, CFM, Project Manager, KLJ Engineering: Land Planning, Design & Engineering Advisor
▪ Shane Strong, PE, Project Manager, KLJ Engineering: Land Planning, Design & Engineering Advisor
▪ Molly McCabe, President, Hayden Tanner: Real Estate Development Transaction Support
These individuals specialize in the nexus between public and private development, with particular expertise in
evaluating market opportunities, structuring public-private partnerships, and measuring the benefits of economic
development to municipalities, and to state, provincial, regional, and national governments.
Our Project Team is excited about this opportunity to serve the City of Bozeman. Ms. McKay is authorized to represent
Willdan Financial Services regarding this submittal. Please feel free to contact Ms. McKay, to discuss any aspect of our
proposal and/or arrange for an interview with our team.
Willdan Financial Services
Contact Information
Ms. Molly McKay, CEcD, Principal Consultant
Tel #: (202) 510-0511 | Email: MMcKay@Willdan.com
Furthermore, as Vice President – Director, I, Chris Fisher, am authorized to bind the firm to a contract with the City of
Bozeman.
Sincerely,
WILLDAN FINANCIAL SERVICES
Molly S. McKay, CEcD Chris Fisher
Principal Consultant Vice President – Director
Financial Consulting Group Financial Consulting Group
Economic Development, Tax Increment Finance Projects, & Development Planning 1
City of Bozeman, Montana
b) Firm / Team Profile
Willdan Financial Services
Willdan Financial Services is an operating division within Willdan Group, Inc. (WGI), which was founded in 1964 as an
engineering firm working with local governments. Today, WGI is a publicly traded company (WLDN). WGI, through its
divisions, provides professional technical and consulting services that ensure the quality, value and security of our
nation’s infrastructure, systems, facilities, and environment. The firm has pursued two primary service objectives since
its inception—ensuring the success of its clients and enhancing its surrounding communities.
A financially stable company, Willdan has approximately 1,400 employees working in more than a dozen states across
the U.S. Our employees include a number of nationally recognized Subject Matter Experts for all areas related to the
broadest definition of connected communities—five of whom are committed to contribute their expertise
throughout the duration of the City of Bozeman’s economic development needs.
Willdan has solved economic, engineering and energy challenges for local communities and delivered industry-leading
solutions that have transformed government and commerce. Today, we are leading our clients into a future
accelerated by change in resources, infrastructure, technology, regulations and industry trends.
57 Years of Success Serving Government Authorities & Community Stakeholders
Financing Plans Program and Project
Management Stakeholder Outreach
▪ Willdan Financial Services
has helped over 1,500
public agencies successfully
address a broad range of
financial and economic
challenges to foster
resilient communities with
a high quality of life.
▪ 57 years of providing program and
project management services to
Agencies ($443 million in FY2019
revenues)
▪ Willdan analyzes, recommends and
executes creative and innovative
strategies, while educating our
clients through the Economic
Development stakeholder outreach
process.
▪ We support successful project
delivery, leveraging the City’s
current assets with progressive
techniques to sustain a successful
economic development future.
▪ Willdan’s Subject Matter Experts
understand the City and your
stakeholders needs; we will
ensure your vision matches your
future.
Economic Development, Tax Increment Finance Projects, & Development Planning 2
City of Bozeman, Montana
Subconsultants
The Metts Group
The Metts Group
Research. Analysis. Insight
Research
Informed Research: Each of our projects is underwritten with sound research. We dig deeply to understand your
community in both qualitative and quantitative ways. Grass-roots outreach and the most up-to-date economic and
demographic data inform our research process. Only then can we determine how a project will change the lives of
current and future stakeholders.
Analysis
In-depth Analysis: This solid foundation of research now informs the methodology we use to help you balance fiscal,
social, economic, and environmental factors. Count on an in-depth analysis that delivers a high level of detail and
insight. We assess the direct and indirect impact of a project on your community as well as recommend the means to
mitigate any adverse effects.
Insight
Insider Insight: What sets our research and analysis apart? Insider advantage. Alivia Metts spent nearly 20 years
serving communities in the planning and development realm. She has extensive knowledge of the economic and social
assets of regions and a deep understanding of rural and urban communities. Her insight enhances our ability to design
an inclusive process and leverage data for superior results.
The Metts Group
Contact Information
Alivia Metts, Principal Economist
809 E. Foster Avenue, Coeur d’Alene, ID 83814
Tel: # (208) 277-6940 | ametts@themettsgroup.com
Idaho DBE Certified
The expertise at The Metts
Group reflects the
understanding of
communities, the
economy, and market
opportunities through a
wide array of services
providing businesses,
developers, government
agencies and other
entities the tools to make
informed decisions.
Economic Development, Tax Increment Finance Projects, & Development Planning 3
City of Bozeman, Montana
KLJ Engineering
Economic Development, Tax Increment Finance Projects, & Development Planning 4
City of Bozeman, Montana
Hayden Tanner
HaydenTanner is a strategic real estate advisory firm
focused on accelerating impact investment & sustainability
in the built environment. The firm has deep experience in
real estate finance and property development.
Our goal is to accelerate adoption and firmly embed “triple
bottom line” principles as a core part of any real estate
investment strategy and decision making process. What
distinguishes us is a proactive intent to deploy capital that
generates risk adjusted market rate returns while creating
durable and measurable social and environmental value.
Integrated Practice Areas
▪ Investment Analysis
▪ Capital Structure and Strategies (public and private)
▪ Qualified Opportunity Funds
▪ Economic Development and Revitalization Strategies
▪ Resource (energy, water) Efficiency/Sustainability Valuation
▪ Due Diligence and Market Research
▪ Project Management: Multi-disciplinary and Cross Functional
▪ Strategic Planning & Competitive Analysis
▪ Operational and Organizational Assessment, Quantitative Evaluation
▪ Relationship building, Facilitation and Mediation
▪ Evaluation and integration of GRESB and LEED reporting
It's our job to look at opportunities through an investor lens. Wise environmental choices, such as energy and water
efficiency, smart technology, deep engagement and a thoughtful approach to community and people all create
market value. With the increasing reach and velocity of information and resources, we've been fortunate to work
with clients who are great businesses with strong track records and a belief that doing well and doing good go hand
in hand.
We maximize financial returns by helping developers, investors, corporations, nonprofits, financial institutions and
government agencies invest in sustainability and energy efficiency. We also steer our clients past the hidden dangers
and pitfalls of the “Green Revolution.”
HaydenTanner, LLC
Contact Information
Molly McCabe, President
178 Wolf Creek Ranch Rd., Suite 100, Bigfork, MT 59911
Tel: # (406) 837-6260 | mmccabe@haydentanner.com
Montana WBE
Economic Development, Tax Increment Finance Projects, & Development Planning 5
City of Bozeman, Montana
Morisaki Strategic Solutions
Morisaki Strategic Solutions brings 25 years of experience promoting
Montana businesses, products and communities both national and
internationally. This combined with 13 years practicing bold and forward-
thinking economic development for the communities of the Flathead
Valley will benefit others striving to attract businesses, build
infrastructure and create a quality living environment for their citizens.
At Montana West Economic Development as Director of Business Development and Marketing and then as the
founder of Morisaki Strategic Solutions, Ms. Morisaki has secured over $15 MM in grant funding for businesses and
community projects. She also played a leadership role on the team that envisioned, planned and then delivered the
Kalispell Core and Rail Redevelopment project.
The Kalispell Core and Rail team:
▪ Secured $11 MM of federal funding
▪ Leveraged over $15MM in Kalispell TIF and Flathead County Port Authority funds
▪ Partnered with multiple companies, government entities and business groups
▪ Relocate two businesses
▪ Installing a pedestrian trail and new transportation corridor currently
▪ Recruited developers and attracted millions of dollars of investment along the trail
▪ This transformative project re-invigorating the heart of Kalispell is expected to attract millions of dollars in
private investment in mixed-use and residential development for years into the future.
Forward-Thinking Growth for Montana Communities
Morisaki Strategic Solutions believes in the economic future of Montana and the ability of Montanans to craft that
future. Possessing an understanding of the assets and resources that Montana communities possess and combining
those with strategies for future livability and out-of-the-box problem-solving skills translates into communities
where residents and businesses can grow and thrive.
Economic Development Planning and Implementation
Economic development is not for the faint-of-heart or the impatient. It can take years and layers of planning and
financing for a complicated project to bear fruit. The best-laid plans will encounter obstacles and Morisaki Strategic
Solutions possesses the ability and experience to strategize and pivot when a plan requires flexibility to stay viable
despite economic or political challenges.
Public/Private Partnerships
Public/Private Partnerships is not just trendy industry lingo for us. Relationship building, trust and long-term
commitment is the foundation on which we build. The best projects require vision and planning, as well as the
ability to articulate that vision to the community and potential partners. To build enthusiasm and confidence
requires building bridges and building trust between residents, private entities, leadership teams and elected
officials.
Economic Development, Tax Increment Finance Projects, & Development Planning 6
City of Bozeman, Montana
c) Qualifications of the Firm
Unique Experience, Resources and Capabilities
Proven Success
Willdan has demonstrated a successful record of achievement working with
cities, towns, counties, and special districts throughout the United States, as
well as abroad. As Willdan operates internationally, we possess unique
experiences in numerous jurisdictions in dealing with multiple challenges.
Furthermore, our ability to produce studies that accommodate various
options and viewpoints ensures equitable and feasible project outcomes.
Community Investment
Much of our success in developing impactful programs and studies is due to
our experiences in meeting with citizen / stakeholder groups and elected
officials. Our ability to explain technical information in a concise,
understandable manner is a fundamental reason for our high degree of
success. Willdan staff takes the time to engage and inform the community.
Extensive Experience
The Willdan project team, and the Willdan Group as a whole, has worked extensively and
successfully throughout the United States. For 57 years, Willdan has delivered industry-
leading financial, energy and engineering solutions that have transformed government
and commerce. Today, we are leading our clients into a future accelerated by change in
resources, infrastructure, and technology. Willdan Financial Services advises
governments throughout the United States and abroad about real estate economics and
development policy, project feasibility, public-private partnerships, and economic
development. Our clients include public agencies, private firms, and not-for-profit
institutions. Willdan understands public sector's policy objectives, private sector economic imperatives and the
political public decision making process. We serve all levels of government and collaborate with government staff,
constituents, developers, officials, and other professional services firms.
Our experienced, interdisciplinary team brings skills in real estate economics and development,
planning, economic development, and finance to bear on complex development projects.
Project Lead
The proposed project manager, Ms. Molly McKay, CEcD, MA, has more than 25 years of experience in a wide variety
of economic development, municipal management and strategic planning capacities. She has been assigned the
primary responsibility of overseeing the economic services identified herein and will serve as the City of Bozeman’s
primary point of contact and project lead.
Molly McKay, CEcD, MA | Principal Consultant, Willdan Financial Services
Economic
Development
Strategic Planning &
Visioning
Smart Cities/
Renewable Energy
Infrastructure
Financing
Fiscal &
Economic Impact
Analysis
Redevelopment
Analysis &
Strategy
Public Finance Real Estate Advisory
Services & Market
Analysis
Community & Social
Investment
Plans and programs built to
empower the community will
have the best opportunity for
success. Socioeconomic
equity integrated throughout
the goals and objectives of
each Task Order will
strengthen the success of the
City of Bozeman’s economic
and planning initiatives and
the community as a whole.
Ms. McKay serves
as the Vice-Chair
of the Urban Land
Institute’s National
Redevelopment
and Reuse Council
Economic Development, Tax Increment Finance Projects, & Development Planning 7
City of Bozeman, Montana
Ms. McKay has authored more than 200 technical reports related to local/regional economic development, including
fiscal and economic impact analyses and public return on investment studies on a range of long-range, comprehensive
plans, corridor studies, master plans, and individual site redevelopment and reuse strategies. She is regularly required
to defend the results of these analyses in public settings, experience that supports her flexibility and technical abilities
as a public finance expert, speaker, writer, and editor. She is skilled in translating highly technical quantitative
economic analyses to a wide audience, the real estate development and brokerage communities, private investors,
non-profit partners, business improvement districts, local commissions/councils, and civic associations.
Ms. McKay is well positioned to serve as the engagement’s ongoing Project Lead due to her extensive experience
working with cutting edge real estate and economic development analytical tools and methodologies. As a Certified
Economic Developer, Ms. McKay routinely provides comprehensive research, analysis, and findings on a range of
broader economic, real estate market and development, and public policy issues that influence public-private
redevelopment investments and partnerships throughout the United States.
Ms. McKay is an expert in financial proforma modeling, as well as custom-built multivariate econometric forecasting
(fiscal and economic impact modeling, tax increment financing analyses, and bond financing). She is highly
experienced in data collection for a range of urban mixed-use development initiatives. Typical methodology requires
reconciliation of market demand (households, daytime employment, tourists, and associated spending power) against
current and planned market supply (in square feet, housing units, or hotel rooms). CoStar or REIS data provide critical
input regarding product pricing, amenities, and pace of absorption.
Project Management
At Willdan, we utilize a Project Management Process/Approach that ensures projects are completed on time, within
budget and most importantly yield results that match our clients’ expectations. Under the direction of Ms. McKay, the
project team will document discussions leading to important policy decisions and/or the choice of critical assumptions
used in constructing the analysis and model. Following key stakeholder discussions, the Team will schedule a call to
summarize findings and direction with City staff, to make certain that we are in agreement with stated objectives, and
that feedback is incorporated as appropriate.
Project Management
Define the project Plan the project Manage the
project
Review the
project
Communicate the
project
▪ Identify the project
scope, set objectives,
list potential
constraints, document
assumptions.
▪ Define a course of
action and develop an
effective
communication plan.
▪ Provide a forum for
applying the team’s
collective expertise to
solving difficult
analytical issues that
arise in complex
projects.
▪ Collaborate with the
project team and client
staff, and agree upon
timeline to meet the
estimated project
timeline.
▪ Assign workload
functions to
appropriately qualified
staff to ensure
milestones are met, on
time.
▪ Pre-schedule quality
control meetings with
project team to maintain
the progressive motion of
the project.
▪ Manage the
execution of the
project.
▪ Direct existing and
upcoming project
tasks.
▪ Control and monitor
work in progress.
▪ Provide feedback to
client and project
team.
▪ Identify and resolve
deviances from
project timeline.
▪ Review all work
product and
deliverables.
▪ Utilize structured
quality assurance
process involving
up to three levels
of review at the
peer level, project
manager level.
▪ Procure executive
officer level
review.
▪ Communicate with the
client regarding work
status and progress.
▪ Ensure client is in receipt
of regular status updates.
▪ Schedule regular
conference calls to touch
base.
▪ Inform client of
roadblocks, work outside
of projected scope.
Economic Development, Tax Increment Finance Projects, & Development Planning 8
City of Bozeman, Montana
Willdan Related Experience
An outline of Willdan’s experience is presented below.
Willdan Financial Services
Related Experience
Client Project
Economic Development, Tax Increment Finance Projects, & Development Planning Real Estate Advisory Services Market Studies Proforma Analysis Redevelopment Analysis Highest & Best Use Financing, Funding or Public-Private Projects Benchmarking & Best Practices Market Analysis Development & Recruitment Plans Benchmarking & Best Practices Econ. Dev. Strategic Plans (Dem. & workforce trends, forecasts, & policies) Analysis of Econ. Data Sets & Trends Statistical Analysis of Economic Trends Benchmarking & Best Practices Fiscal and Economic Impacts Planning Policies, Tax Policies & Regulations Impact Fees Alameda Point Development
Corp, CA Alameda Point Conceptual Financing Plan
Central Coast Tri-County
Region, CA
Cost-Benefit Analysis for Community Choice
Aggregation Program Feasibility Study
City of Austin, TX Downtown Austin Retail Revitalization
Strategy
City of Baltimore, MD Belair Road Corridor Revitalization Market &
Financial Feasibility Analysis
City of Buffalo, NY Property Consolidation Analysis
City of Culver City, CA Smart City Microgrid
City of Fort Lauderdale, FL Economic Development Strategic Action
Plan
City of Goose Creek, SC Development Impact Fee Study
City of Homestead, FL Downtown Revitalization Fiscal and
Economic Impact Analysis
City of Kalispell, MT
Kalispell Core Area Market Analysis and
Economic Development Strategic Plan
Senior Housing Market Analysis
City of Lancaster, TX Economic Development Strategic Action
Plan
City of Little Rock, AR Rock Region METRO, TOD Market &
Feasibility Study
City of Los Gatos, CA Los Gatos Business Park Fiscal & Economic
Impact Analysis
City of Napa, CA Napa Pipe Specific Plan Analysis
Economic Development, Tax Increment Finance Projects, & Development Planning 9
City of Bozeman, Montana
Willdan Financial Services
Related Experience
Client Project
Economic Development, Tax Increment Finance Projects, & Development Planning Real Estate Advisory Services Market Studies Proforma Analysis Redevelopment Analysis Highest & Best Use Financing, Funding or Public-Private Projects Benchmarking & Best Practices Market Analysis Development & Recruitment Plans Benchmarking & Best Practices Econ. Dev. Strategic Plans (Dem. & workforce trends, forecasts, & policies) Analysis of Econ. Data Sets & Trends Statistical Analysis of Economic Trends Benchmarking & Best Practices Fiscal and Economic Impacts Planning Policies, Tax Policies & Regulations Impact Fees City of Miramar, FL
Economic Development Action Plan
Miramar Historic Area Redevelopment &
Infill Strategy
Miramar Town Center Retail Assessment
City of Oakland, CA Economic Consultant Services for the
Former Redevelopment Project Areas
City of Omaha, NE
Crossroads Redevelopment Area Market
Analysis & Tax Increment Financing
Feasibility Strategy
City of Parkland, FL Development Impact Fee Study
City of Roswell, NM Old Municipal Airport Economic
Development Plan
City of San Diego, CA Cost-Benefit Analysis, Community Choice
Aggregation Feasibility Study
City of Tamarac, FL Economic Development Strategic Action
Plan
City of Taylorsville, UT Commercial Center BRT Master Planning +
Revitalization Initiative
City of Vallejo, CA Mare Island Renegotiation
City of Waco, TX Comprehensive Plan Fiscal Analysis
County of Arlington, VA Market Survey & Business Plan
County of Isle of Wight Real Estate Market and Financial Feasibility
of a Multi-Use Redevelopment
County of Madera, CA Development Impact Fee Study
County of Monterey, CA
East Garrison Project Financing and
Implementation
Hunters Point Naval Shipyard
Economic Development, Tax Increment Finance Projects, & Development Planning 10
City of Bozeman, Montana
Willdan Financial Services
Related Experience
Client Project
Economic Development, Tax Increment Finance Projects, & Development Planning Real Estate Advisory Services Market Studies Proforma Analysis Redevelopment Analysis Highest & Best Use Financing, Funding or Public-Private Projects Benchmarking & Best Practices Market Analysis Development & Recruitment Plans Benchmarking & Best Practices Econ. Dev. Strategic Plans (Dem. & workforce trends, forecasts, & policies) Analysis of Econ. Data Sets & Trends Statistical Analysis of Economic Trends Benchmarking & Best Practices Fiscal and Economic Impacts Planning Policies, Tax Policies & Regulations Impact Fees County of Riverside, CA Development Impact Fee Study
M-NCPPC, Montgomery
County, MD
Germantown Station Transit Oriented
Development Market Analysis
Prince George’s Plan 2035 (Evaluation 2019)
Metropolitan Washington
Airports Authority, DC
Metropolitan Washington Airports Authority
2012 Economic Impact Study
Monterey Downs, CA Monterey Downs Fiscal & Economic Impact
Analysis
Niagara Frontier
Transportation Auth., NY Property Consolidation Analysis
NYCEEC, NY Customer and Product Benchmarking
Assessment
South Nyack/Rockland
County, NY
Village of South Nyack Economic
Sustainability Plan
United States Trade &
Development Agency
Cost-Benefit Analysis & Financing and Smart
Cities Roadmap Plan
Washington, DC
Comprehensive Housing Strategy Task Force
National Workforce Housing Policy Review
Market Analysis for the DC Convention
Center Strategic Development Plan
CityMarket @ O Street Tax Increment
Financing Application
District of Columbia Parks and Recreation
Master Plan Economic Analysis
Economic Development, Tax Increment Finance Projects, & Development Planning 11
City of Bozeman, Montana
Project Team
Willdan has the sufficient staff depth to perform the services delineated within the City of Bozeman’s RFP/Q. We have
assembled a senior level Project Team of subject matter experts, supporting both public and private clients across the
United States to implement economic development plans and provide market and fiscal analysis, finance strategies,
and strategic and policy support.
City of Bozeman
Economic Development Project Team
Team Member Project Role Responsibility to the Bozeman Engagement
James Edison, JD, MPP
Managing Principal
Managing Principal &
Public Finance Expert
▪ Quality Assurance & Control
▪ Public Finance & PPP Transaction Advisor
Molly McKay, CEcD, MA
Principal Consultant
Principal/Project Director
& Economic Development
Strategist
▪ Project Management Plan and ongoing
management
▪ Stakeholder and data collection interviews
▪ Innovative economic development policies and
programs
Carlos Villarreal, MPP
Project Manager
GIS, Demographic and
Real Estate Market Data
Analyst
▪ Primary demographic and economic data
collection and analysis
▪ GIS Mapping
▪ Fiscal Impact Analysis
Michelle Tierney
Project Director
Stakeholder & Data
Collection Interview
Manager
▪ Effective community outreach
▪ Real estate market research
Tracey Burghy
Project Director
Research Analyst
Community
Redevelopment Strategist
▪ Project research, analysis, tracking, and
oversight
▪ Community outreach
▪ Redevelopment Strategies & Implementation
Alivia Metts
Lead Economist
Urban Renewal &
Workforce Development
Advisor
▪ Collect and analyze key demographic, real
estate, and economic data
▪ Market-driven redevelopment strategies
Mike Hinshaw, PE
Market Manager
KLJ Engineering
Land Planning, Design &
Engineering Advisor
▪ Infrastructure gaps and costs
▪ Site-based development capacity assessments
Joel Quanbeck, AICP
Project Manager
KLJ Engineering
Land Planning, Design &
Engineering Advisor
▪ Urban renewal land use, zoning, planning and
design
▪ Redevelopment scenarios testing
Forrest Sanderson, AICP, CFM
Project Manager
KLJ Engineering
Land Planning, Design &
Engineering Advisor
▪ Urban renewal land use, zoning, planning and
design
▪ Redevelopment scenarios testing
Shane Strong, PE
Project Manager
KLJ Engineering
PROJECT ROLE ▪ Infrastructure gaps and costs
▪ Site-based development capacity assessments
Molly McCabe
President
Hayden Tanner
PROJECT ROLE ▪ Developer proforma analyst
▪ Real estate deal structuring advisor
Resumes
Resumes for the proposed team members are provided following the Organizational Chart.
Economic Development, Tax Increment Finance Projects, & Development Planning 12
City of Bozeman, Montana
Organizational Chart
The organizational chart below outlines the reporting relationship of the individuals proposed for this engagement.
Economic Development, Tax Increment Finance Projects, & Development Planning 13
City of Bozeman, Montana
Molly McKay, CEcD, MA
Principal Consultant - Willdan
Ms. McKay possesses more than 25 years of economic policy and planning experience
providing consulting services to public and private clients. Ms. McKay frequently serves as an
economic advisor to municipalities, investors and developers, engineering firms, nonprofit
organizations, and others throughout project feasibility, financing and implementation.
In this advisory role, Ms. McKay conducts research and scenarios testing to evaluate real
estate market and economic conditions, measure the public costs and benefits of innovative
financing and incentive mechanisms, and provide strategic real estate development planning
support services related to inform economic development policy frameworks. She designs
and develops custom-built multivariate financial, fiscal and economic modeling tools, industry
cluster analyses, local and regional economic competitiveness benchmarking, project
management plans, case studies, best practices, evaluation summaries, and project
implementation, monitoring and reporting plans.
Ms. McKay frequently serves government entities across all public service sectors including
planning and economic development departments, utilities, housing authorities, transit
agencies, airport authorities, and global development institutions. Recent research focuses
on the following:
▪ Placemaking strategies for Downtown revitalization
▪ Disinvested retail redevelopment and reuse strategies
▪ Advanced manufacturing industry retention and expansion strategies and incentives
▪ Linking public arts districts with Complete Streets infrastructure investments
▪ Successful public-private mixed income housing models
▪ Urban, suburban, and rural business incubator/co-working facility operations and funding
models
▪ Leveraging Transit-Oriented Development (TOD) to maximize economic development
goals
Before joining Willdan, she was a senior associate of the Economic Policy and Planning
Practice of AECOM Economics (formerly Economics Research Associates) from 2003 to 2012;
a manager in the Real Estate Consulting and State & Local Tax Practices of Ernst & Young (1997
to 2002), and program coordinator, ULI-the Urban Land Institute’s International and Advisory
Services (1995 to 1997) and the International City/County Management Association (ICMA)
in Washington, DC (1992 to 1995). Ms. McKay is the Vice-Chair of ULI-the Urban Land
Institute’s national Redevelopment & Reuse Council, is a 2016 graduate of ULI Washington’s
Regional Land Use Leadership Institute and is currently serving on ULI Washington’s Housing
Impact Task Force.
Select Related Project Experience
City of Kalispell, MT – Core Area Market & Financial Feasibility Analysis – Kalispell, MT:
Ms. McKay conducted a market, financial and fiscal impact analysis related to the Kalispell
Core Area Tax Increment Financing District. The objective of redevelopment plan was to
establish a TIF to fund the removal of existing freight rail line from the historic downtown
Main Street area to a newly constructed rail-served industrial park.
City of Lancaster, TX – Economic Development Strategic Plan: Served as the Project Manager
for the City’s Economic Development Strategic Plan. The project included extensive
stakeholder outreach, Economic Development (SWOT) Workshops, an Economic Profile
Report; national and local case study research; a development constrains and opportunities
Education
Master of Arts (Honors),
International Politics &
Economics Fulbright
Scholar, University of
Exeter, Devon, UK
Bachelor of Arts (Honors),
University of Kansas
Study Abroad: University
of Law, Economics &
Political Science, Aix-
Marseille III, Aix-en-
Provence, France and the
Guadalajara Language
Institute, Mexico
Post-Graduate Studies:
Real Estate Finance &
Investment, Johns Hopkins
University Cary Business
School, Washington, DC
Accreditation
Certified Economic
Developer (CEcD),
International Economic
Development Council
Certification in Social
Science Research
Methodology, University
of Exeter, Devon, UK
Areas of Expertise
Economic Development
Strategic Plans
Fiscal and Economic
Impact Analysis
Public/Private
Financing Plans
Infrastructure
Financing Plans
Economic Development, Tax Increment Finance Projects, & Development Planning 14
City of Bozeman, Montana
assessment; TIF district formation; a community marketing and branding strategy; and an
implementation plan.
M-NCPPC, VA – Prince George’s Plan 2035 (Evaluation 2019): Ms. McKay served as the Project
Manager on MNCPPC’s evaluation of Plan 2035’s evalution of progress against goals related to
Countywide “Indicators of Success”. Willdan created a demographic and economic benchmarking
dashboard to measure the success of key indicators and growth management goals.
City of Tamarac, FL – Economic Development Strategic Plan: Served as Project Manager for
the City’s Economic Development Strategic Plan (the Economic Development Element of the
City’s Comprehensive Plan). This planning effort was funded by the Florida Department of
Economic Opportunity and includes the preparation of a baseline Data & Analysis Report; as
well as identification and recommendation of potential citywide economic development
incentive programs for business retention and recruitment that are applicable to five retail
revitalization “Focus Areas” and citywide; a targeted business incubation strategy,
formulation of a land bank policy; establishment of a public realm improvements
(Placemaking) fund; and an implementation program and “economic dashboard” of
benchmarking metrics to measure the success of strategies and initiatives. The five-year plan
envisions approximately $5 million of economic development investments supported by
multiple sources of funding from the City’s General Fund, grants and other alternative funding
opportunities allocated to each of the plan’s five-year implementation horizon.
City of Miramar, FL – Economic Development Action Plan: Served as Project Manager for the
City’s Economic Development Action Plan. This planning effort included the preparation of a
baseline Economic Profile Report; recommendations of potential citywide economic
development incentive programs for business retention and recruitment that are applicable
to three geographic sub-areas and citywide; a targeted industry growth strategy, a cultural
arts and historic district placemaking strategy; an implementation program and “economic
dashboard” of benchmarking metrics to measure the success of strategies and initiatives; and
sources and uses of funding to support plan implementation.
City of Fort Lauderdale, FL – Economic Development Strategic Action Plan: Served as Project
Manager for the City’s Economic Development Strategic Action Plan (EDSAP). This citywide
EDSAP includes an Economic Development Profile Report; as well as identification and
recommendation of potential citywide economic development incentive programs for
business retention and recruitment that are applicable to six geographic sub-areas and
citywide; an entrepreneurial development and empowerment strategy, a targeted industry
growth strategy, and a retail recruitment strategy; an implementation program and
“economic dashboard” of benchmarking metrics to measure the success of strategies and
initiatives; and sources and uses of funding to support plan implementation.
Belair Road Corridor Comprehensive Market and Economic Development Plan: Served as
Project Manager on a team with a deep cross-section of expertise in economic development,
transportation, and urban design among other disciplines to implement recommendations
from the Urban Land Institute Baltimore Regionalism Committee’s Technical Assistance Panel
related to the “Corridor Revitalization Framework Strategy for Belair Road” to provide market
and financial feasibility analysis of: priority redevelopment nodes; priority redevelopment
opportunity sites; linkages between nodes economic development strategies; and a sense of
place/branding strategies that incorporate residential neighborhood conceptual design,
streetscape and transportation strategies, and a range of public policy strategies. The study
also evaluated existing public incentives as precursors to readiness for private sector
development and made specific economic development plan implementation
recommendations.
M. McKay
Resume Continued
Areas of Expertise
Tax Increment
Financing District
Formation
Retail Redevelopment &
Reuse Strategies
Affiliations
American Planning
Association
Congress for New
Urbanism
International Economic
Development Council
(IEDC)
ULI – the Urban
Land Institute
25 Years’ Experience
Economic Development, Tax Increment Finance Projects, & Development Planning 15
City of Bozeman, Montana
James Edison, JD, MPP
Managing Principal - Willdan
Mr. Edison has particularly deep expertise in land use economics with a specialty in finance
and implementation, including fiscal impact and the public and private financing of
infrastructure and development projects, both in the United States and internationally. He
has worked for both public and private clients on the implementation of public-private
transactions, providing market and fiscal analysis, finance strategies, and negotiation support.
His public-sector experience includes local and regional economic impact studies, fiscal
impact evaluations, new government formation strategies, and the creation of impact fees,
assessments, and special taxes to fund infrastructure and public facilities. Mr. Edison has
conducted numerous evaluations of the economic and fiscal impact of specific plans and
consulted on a wide variety of land use planning topics related to community revitalization
and the economic and fiscal impacts of development. He has evaluated markets for entire
new towns as well as for individual proposed residential, retail, entertainment, office, R&D,
hotel, and mixed-use projects throughout the western United States and abroad.
As a former bond attorney, Mr. Edison understands the legal underpinnings and technical
requirements of public financing instruments, and has advised both public and private clients
on the use of individual instruments and the interaction between those instruments and the
needs of developers and project finance. He has also conducted project feasibility studies for
a wide range of development, often in connection with community revitalization or expansion
efforts. He has conducted fiscal impact evaluations in a wide range of contexts, including
specific plans, individual development projects, community revitalization programs,
annexations and government reorganizations.
Select Related Project Experience
City of Miramar, FL – Economic Development Strategic Plan: Served as Principal-in-Charge
for the City’s Economic Development Strategic Plan. This planning effort includes the
preparation of a baseline Economic Profile Report; as well as identification and
recommendation of potential citywide economic development incentive programs for
business retention and recruitment that are applicable to three geographic sub-areas and
citywide; a targeted industry growth strategy, a cultural arts and historic district placemaking
strategy; an implementation program and “economic dashboard” of benchmarking metrics
to measure the success of strategies and initiatives; and sources and uses of funding to
support plan implementation (grants and other alternative funding opportunities allocated to
each of the plan’s five-year implementation horizon).
Alameda Point Development Corporation, CA – Alameda Point Conceptual Financing Plan:
Mr. Edison is currently working for the Alameda Point Development Corporation on a number
of assignments related to the financing of infrastructure at Alameda Point, the feasibility of
development, the financing of services, fiscal impacts and mitigation, and selection of
developers.
City of Waco, TX – Comprehensive Plan Fiscal Impact Analysis: Prepared a fiscal analysis that
examined the implications of the City’s most recent Comprehensive Plan. To test the fiscal
sustainability of the Comprehensive Plan, Willdan formulated prototype developments that
captured the fiscal implications of a number of development patterns. The analysis measured
the fiscal costs (such as police services) and revenues (such as property taxes) generated by
development, with a range of development variables including development type and
geographically specific policies (such as residential tax abatements in targeted areas).
Education
Juris Doctorate, Boalt Hall
School of Law, University
of California, Berkeley
Master of Public Policy,
Richard and Rhoda
Goldman School of Public
Policy, University of
California, Berkeley
Bachelor of Arts,
magna cum laude,
Harvard University
Professional
Registrations
Member of State Bar,
California
Licensed Real Estate
Broker, California
Affiliations
Council of Development
Finance Agencies
CFA Society of San
Francisco
Congress for the New
Urbanism
Urban Land Institute
Seaside Institute
International Economic
Development Council
25 Years’ Experience
Economic Development, Tax Increment Finance Projects, & Development Planning 16
City of Bozeman, Montana
City of Fort Lauderdale, FL – Citywide Economic Development Strategic Plan: Mr. Edison
served in the role of Senior Public Incentives Advisor for the City’s economic development
strategic plan. This citywide Economic Development Strategic Plan includes an Economic
Development Profile Report; as well as identification and recommendation of potential
citywide economic development incentive programs for business retention and recruitment
that are applicable to six geographic sub-areas and citywide; an entrepreneurial development
and empowerment strategy, a targeted industry growth strategy, and a retail recruitment
strategy; an implementation program and “economic dashboard” benchmarking metrics to
measure the success of strategies and initiatives; and sources and uses of funding to support
plan implementation (grants and other alternative funding opportunities allocated to each of
the plan’s five-year implementation horizon).
City of Kalispell, MT – Core Area Market Analysis & Economic Development Strategic Plan:
Mr. Edison served in the role of senior advisor for this engagement. The objective of this
project was to map out the redevelopment of the area, which is a regional center within the
State of Montana, addressing the needs of the community while focusing upon achievable
results. This project required considerable public outreach, as well as the development of a
SWOT analysis.
County of Monterey, CA – East Garrison Specific Plan Financing and Implementation: East
Garrison, located on the easternmost portion of the former Fort Ord in Monterey County,
consisted of approximately 1,400 residential units, including single family detached, town
homes, apartments, and affordable housing, a town commercial center, and arts facilities. Mr.
Edison assisted the developer and the County with a wide range of financing issues, including
the availability and structuring of public finance, fiscal mitigation measures, economic
impacts, the implementation of affordable housing, and the negotiation of business terms
between the developer and the County. He also assisted the developer in negotiations with
the Fort Ord Reuse Authority regarding the base wide capital improvement program and the
structuring of the payment of impact fees generated by the development.
County of Napa, CA – Napa Pipe Specific Plan Analysis: Mr. Edison evaluated infrastructure
finance requirements for the Napa Pipe project in southern Napa County, consisting of
approximately 500,000 square feet of commercial development, 3,000 residential units, and
a hotel. An infrastructure financing strategy was provided that drew upon the resources of
the project itself and other financing mechanisms such as special assessments. The fiscal and
economic impact of the project on the County was analyzed, also prepared an urban decay
analysis evaluating the impact on retail businesses in the City of Napa.
Niagara Frontier Transportation Authority (NFTA), NY – Consolidation Study Adaptive Reuse
Market Analysis & Cost-Benefit Analysis: Conducted a cost-benefit analysis of the potential
relocation/disposition of seven properties owned and operated by the Niagara Frontier
Transportation Authority. Identified operational benefits, cost savings and strategies for
operating facilities along with procedures for implementing multiple consolidation scenarios.
The analysis included assessments of historic transit-oriented redevelopment and reuse
potential of the DL&W Terminal building, operating costs, fiscal and economic impact, and
local real estate market conditions.
J. Edison
Resume Continued
Economic Development, Tax Increment Finance Projects, & Development Planning 17
City of Bozeman, Montana
Michelle Tierney
Project Director - Willdan
Ms. Tierney is as a Project Director in the Financial & Economic Consulting Services group at
Willdan Financial Services. She brings with her, 17 years of experience in planning and
community development.
Ms. Tierney maintains exceptional project management and implementation skills and a
commitment to progressive development. She has a strong track record in the successful
execution of development projects from site evaluation, feasibility, and due diligence.
Her prior background in planning and community development, and key positions in Business
Improvement Districts, lends a dual perspective and wide range of experience to bear in
researching, evaluating land use strategies, and bridging the gap in the development
community to identify needs and strengths.
Willdan Project Experience
City of Pinellas Park, FL – Economic Development Market Analysis & Strategies: Serving as
the Lead Real Estate Analyst, Ms. Tierney is providing data collection and analysis to assist the
Project Manager in providing a clear understanding of the City’s economic profile and its
current strengths and weaknesses. This project is currently in progress.
City of Jacksonville (DIA), FL – Downtown Market Feasibility Analysis: Serving as the Lead
Analyst, Ms. Tierney is providing data collection and analysis. She is a key member of the team
in the development of a challenging long-term vision, that will be both reachable and
ambitious. This project is currently in progress.
City of Tamarac, FL – Developer Incentives Program: Served as the Lead Market Analyst for
the formulation of the City’s Developer Incentive Program & Land Bank Strategy.
M-NCPPC, VA – Prince George’s County General Plan: Ms. Tierney served as Lead Market
Analyst to collect data on a variety of Countywide “Indicators of Success”. Willdan was
engaged to assist the County in creating a benchmarking dashboard to measure the success
of key indicators and growth management goals, as well as data concerning the progress for
each of the Prince George’s County General Plan 2035’s strategies.
Select Related Project Experience
Rosslyn Business Improvement District, Arlington VA – Development Director; 2013-2019:
As Development Director of the Rosslyn BID, Ms. Tierney was recruited into her new position
at a pivotal time of the BID’s evolution. She was tasked to manage and oversee research and
engagement and marketing to the real estate community, as well as to contribute to strategic
planning efforts. She performed extensive research to develop data, marketing
communications, marketing collateral and tools tailored to specific targeted groups. She also
created a support plan and a subsequent program that various BID staff could deliver to newly
opened and existing retailers. Working with crucial BID staff, Ms. Tierney pioneered a business
engagement program designed to drive overall satisfaction and retention within the existing
business community. She worked with the brokerage community to improve perception of
and knowledge about the Rosslyn market within that community via the development and
deployment of new services and resources, as well as relationship building. Prior to her
position as the Development Director she served as the Operations Director.
Education
Bachelor of Science,
Vanderbilt University
Human and
Organizational
Development, Community
Development and Social
Policy, Cum Laude
Areas of Expertise
Retail Tenant Attraction
Economic Development
Land Planning
Stakeholder Outreach
Market Research
Public/Private
Financing Plans
17 Years’ Experience
Economic Development, Tax Increment Finance Projects, & Development Planning 18
City of Bozeman, Montana
Golden Triangle Business Improvement District BID, Washington DC – Member Services
Manager; 2009-2013: While with the Golden Triangle, Ms. Tierney developed and
implemented a comprehensive program for member relations, information, outreach, and
services. She responded to suggestions and requests from BID members, researched issues,
provided follow-up, and responded appropriately to BID members. She conducted customer
satisfaction surveys and analyzed other data to determine member satisfaction; made
recommendations for new member services. She also developed and facilitated stakeholder
outreach roundtables and seminars.
AECOM, ERA, Washington DC – Associate; 2005-2009: While with AECOM, Ms. Tierney
performed financial and real estate market-driven analyses, to include researching real estate
and consumer market trends, developing demand models tailored to project characteristics,
and quantifying market support by land use. She was tasked in the creation of revitalization
and development strategies for downtown districts and privately held properties nationwide.
Implemented strategic recommendations for clients, including educating and training
designated client staff.
She worked effectively with private and public-sector clients, including public development
corporations, municipalities, universities, private developers, Business Improvement Districts,
and other consulting firms.
City of Raleigh, Planning Department, Raleigh NC – Planning Assistant; 2003-2005:
Implemented urban design improvements, economic development, and regulatory reform
goals according to the City Council's Action Plan. Improved procedures for and efficiency of
facade grant applications and regulatory permits. Conveyed the City's urban design objectives
to citizens, developers, and government employees through coordinating public
meetings/workshops and fielding downtown development inquiries.
M. Tierney
Resume Continued
Economic Development, Tax Increment Finance Projects, & Development Planning 19
City of Bozeman, Montana
Education
Master of Public Policy,
Richard and Rhoda
Goldman School of Public
Policy, University of
California, Berkeley
Bachelor of Arts,
Geography, University of
California, Los Angeles;
Minor in Public Policy and
Urban Planning
Areas of Expertise
Fiscal Impact Analyses
Development Impact
Fees
Public Facilities
Financing Plans
GIS Analysis
15 Years’ Experience
Carlos Villarreal, MPP
Project Manager
Mr. Villarreal is a Project Manager at Willdan. He possesses extensive experience documenting
nexus findings for development impact fees, preparing capital improvement plans, facilitating
stakeholder involvement, and analyzing the economic impacts of fee programs. Mr. Villarreal has
supported adoption of fee programs funding a variety of facility types, including, but not limited
to, transportation, parks, library, fire, law enforcement and utilities.
Select Related Project Experience
City of Jacksonville (DIA), FL – Downtown Market Feasibility Analysis: Mr. Villarreal is serving
as the Lead GIS and Economic Analyst to provide real estate and demographic data collection
and analysis.
M-NCPPC, VA – Prince George’s Plan 2035 (Evaluation 2019): Mr. Villarreal served as the
Economic Analyst and GIS Specialist on MNCPPC’s evaluation of Plan 2035’s evalution of
progress against goals related to Countywide “Indicators of Success”. Willdan created a
demographic and economic benchmarking dashboard to measure the success of key
indicators and growth management goals.
Alameda Point Development Corporation, CA – Alameda Point Conceptual Financing Plan:
Mr. Villarreal currently serves as trhe financial analyst for the Alameda Point Development
Corporation on a number of assignments related to the financing of infrastructure at Alameda
Point, the feasibility of development, the financing of services, fiscal impacts and mitigation,
and selection of developers.
City of Waco, TX – Comprehensive Plan Fiscal Impact Analysis: Mr. Villarreal served as the
lead financial analyst in the preparation of a fiscal analysis that examined the implications of
the City’s most recent Comprehensive Plan. To test the fiscal sustainability of the
Comprehensive Plan, Willdan formulated prototype developments that captured the fiscal
implications of a number of development patterns. The analysis measured the fiscal costs
(such as police services) and revenues (such as property taxes) generated by development,
with a range of development variables including development type and geographically
specific policies (such as residential tax abatements in targeted areas).
City of Roseville, CA – Specific Plan Fiscal Studies: Supporting analyst for fiscal impact
analyses of: Diamond Plaza Rezone, Paseo del Norte Rezone, and Hewlett Packard Area
Rezone projects. The goal of each analysis was to determine the fiscal impact of the proposed
land use change. The results of the analysis allowed the City to determine what kind of
financial mitigation was needed from proposed new development under each new land use
scenario to support City service standards.
Kern Council of Governments, CA – Regional Alternative Funding Program: Mr. Villarreal served
in the role of project manager for the establishment of Regional Alternative Funding Program for
the County of Kern, which consisted of a deficiency analysis and nexus study to fund transportation
projects in the County.
City of Riverbank, CA – Tax Sharing Program: Serving as the lead financial analyst on the Riverbank
project, Willdan reviewed the City’s tax sharing agreement and gathered tax sharing agreements
and other data from a range of other jurisdictions. Willdan constructed a fiscal model based on a
range of hypotheticals to estimate the net fiscal revenue the City receives from new development.
A technical memorandum was prepared with estimated fiscal impacts of current tax sharing
agreements and potential impacts of modified agreement.
Economic Development, Tax Increment Finance Projects, & Development Planning 20
City of Bozeman, Montana
City of Emeryville, CA – Comprehensive Update and Fee Burden Analysis for Park and
Recreation and General Government Facilities: Served as project manager to prepare an
updated development impact fee study for facilities specific to general government and park
and recreation. The project included a fee burden analysis specific to new development in
other local Bay Area cities, and examined the aggregate impact of plan check, permit, school
developer and impact fees on six prototype projects.
City of Sierra Madre, CA – Public Facilities Fee Study: Willdan was retained to prepare impact fee
documentation for the City of Sierra Madre. The impact fee documentation included several fee
categories, including a park facilities fee and a Quimby In-Lieu Fee for parkland dedication. The
analysis documented two separate park-related fees; one based on the Quimby Act and the other
based on the Mitigation Fee Act. The City would collect the fee based on a standard of 3.0 acres
per 1,000 residents if the development was subject to the Quimby Act land dedication
requirement. For all other development, the City would collect based on the existing standard
through the Mitigation Fee Act. The City would only collect one of the two fees depending on
which fee was appropriate.
City of Santa Clarita, CA – Law Enforcement Facilities Fee Study: Mr. Villarreal assisted with
the development of an impact fee program to fund law enforcement facilities serving the City
of Santa Clarita and other Antelope Valley jurisdictions within the County of Los Angeles. The
analysis involved the comparison of law enforcement facilities serving incorporated and
unincorporated areas.
County of San Joaquin, CA – Traffic Impact Mitigation Fee Update Report: Conducted a nexus
analysis for an impact fee study updating the County’s existing Transportation Impact Mitigation
Fee (TIMF) program. In addition to the nexus analysis, the study included an investigation of
available alternative funding sources, including local, state, and federal sources. The TIMF included
projects from the San Joaquin Council of Governments’ (SJCOG) Regional Transportation Plan,
Regional Transportation Improvement Program, and other transportation planning documents.
County of Stanislaus, CA – Impact Fee Study Update: Mr. Villarreal served in the role of project
manager for a study updating the County’s existing impact fee program that included a range of
facilities; public protection, library, and park facilities. The study also included a transportation
facilities impact fee, with different fees calculated for two zones within the County. Considerable
stakeholder outreach was an integral component of this project.
City of Morgan Hill, CA – Impact Fee Study Update: Mr. Villarreal served as the project manager
for an update to the City’s existing nexus study, including parks and recreation, general
government, fire, police, library, traffic, and storm drain fee categories. The project scope included
considerable stakeholder outreach.
City of Upland, CA – Impact Fee Study Update: Conducted a study to update the City’s impact
fee program, including general government, regional transportation, water, sewer, storm
drain and park fees. Traffic fees were established within the San Bernardino Associated
Governments’ (SANBAG) guidelines to provide a local funding source for improvements of
regional significance.
City of Long Beach, CA – Park Impact Fee Update: Willdan assisted with an update to the
City’s existing Park Impact Fees in 2013, with Mr. Villarreal serving in the role of project
manager. The project included updating demographic data and facility planning in order to
properly update park facility standards. Mr. Villarreal used this information to then calculate
impact fees for single family and multi-family residential dwelling units and prepare a Nexus
Study documenting the revised fees and all required legal findings under the Mitigation Fee
Act.
C. Villarreal
Resume Continued
Economic Development, Tax Increment Finance Projects, & Development Planning 21
City of Bozeman, Montana
Education
Bachelor of Science,
Business/Marketing|
Florida Atlantic University
(in-progress)
A.A. | Palm Beach State
College, Boca Raton, FL
Certifications
Hospitality & Tourism
Management Certificate |
FAU Executive Education
Areas of Expertise
Business Development &
Client Relations
Project Management
Community Outreach &
Engagement
Business Attraction &
Retention
Marketing, Advertising and
Digital/Social Media/Public
Relations
Event Planning,
Coordination, Execution
Professional
Affiliations
Florida Redevelopment
Association
Travel and Tourism
Research Association
Life-long volunteer with
various Veterans
Organizations, including
Blinded Veterans
Association Auxiliary
20 Years’ Experience
Tracey Burghy
Project Director – Willdan
Ms. Burghy has recently joined the firm as a project director in the Financial & Economic
Consulting Services group. She will provide to the team, community engagement expertise
with the development of engagement plans for connecting and communicating with
stakeholders and interested parties; as well as provide research analysis, redevelopment
strategies and logistics support.
Prior to Willdan, Ms. Burghy was the Business Development Manager for a Florida based real
estate economic development firm, where she was part of the executive team. She was
instrumental in developing and executing the firm’s strategic business and marketing plans,
including current business objectives and long-term goals.
In addition, Ms. Burghy also served as Project Manager for a variety of economic development
and redevelopment initiatives including economic development, marketing and CRA plan
research, development, and implementation; real estate development and public-private
partnerships; budgeting and finance; marketing, special events, incentives, community
engagement, and business attraction/retention.
Select Related Project Experience
Redevelopment and Administration
▪ Project Management – Business Relations, Incentive Applications, Property Management,
Contract Management, and Special Events
▪ Coordination of Economic Development Initiatives with City Departments & Other
Governmental Entities
▪ Community Engagement, Public Relations and Communications
▪ Preparation of Various Quotes, Bids, Request for Proposals and Contracts
▪ Marketing, Creative Design, Collateral Materials – Brochures, Packets, Newsletters,
Digital and Social Media
Projects
▪ Economic Development Market Analysis & Strategies – Pinellas Park, FL
▪ Downtown Market Feasibility Analysis – DIA, Jacksonville, FL
▪ Treasure Coast Int’l Airport - Freight Logistics Zone Study and Real Estate Conceptual
Development Plans - St. Lucie County, FL
▪ Historic Miramar Neighborhood Revitalization Strategic Plan – Miramar, FL
▪ Real Estate Conceptual Development Plans - Miramar, FL
▪ Developer Incentives Program Study – Tamarac, FL
▪ Real Estate Services – Miramar and Lauderhill, FL
▪ Site Redevelopment proposal for the former H.D. King Plant - Fort Pierce, FL
▪ Culinary Arts District Marketing, Implementation, Incentive Programs – Oakland Park, FL
▪ Prospect Plaza Façade Incentive Program – Oakland Park, FL
▪ Wayfinding Signage Program – Oakland Park, FL and West Palm Beach, FL
▪ Marketing/Branding Initiatives – Pompano Beach, FL; West Palm Beach, FL; Dania Beach,
FL and Oakland Park, FL
Event Management
▪ Green Market, East Village Uncorked - Pompano Beach CRA, FL
▪ Art & Wine Promenade, Art Battle, Heart & Soul Fest - West Palm Beach CRA, FL
▪ Farm 2 Chef Showcase, Urban Farmer’s Market - Oakland Park, FL
Economic Development, Tax Increment Finance Projects, & Development Planning 22
City of Bozeman, Montana
Alivia Metts
Principal Economist – The Metts Group
Ms. Metts is the founder of The Metts Group. She has 19 years of experience in helping
communities thrive. Her insightful economic and demographic analyses guide decision makers
in economic and commercial development as well as transportation and community
development. Ms. Metts has worked in both the public and private sectors. She focuses on the
special needs of communities and has performed economic analysis across all industries for
businesses, governments, urban renewal agencies, and economic development agencies. Her
projects have run the gamut from convening stakeholders to planning commercial and
industrial parks through economic feasibility and market analyses. Ms. Metts works with
colleagues across the country to complement her expertise and services.
Selected Related Project Experience
Economic Development. Ms. Metts has worked with economic development organizations
across the country in supporting their strategic efforts to foster economic resiliency. From
Comprehensive Economic Development Strategy updates to industry cluster analyses and
workforce gap analyses, Ms. Metts has led numerous efforts that have spurred policy change
and spearheaded pivotal economic development efforts to help communities thrive.
Economic Impact Assessments. The Metts Group has performed and prepared a variety of
economic impact assessments through her tenure. Analyses has helped inform and guide the
decision-making process for communities, businesses, governments, and economic
development agencies. As a result, many communities, businesses, and organizations were able
to obtain additional funding or permitting justifying expansion efforts or existence. Some
impact studies conducted included subdivision development, community center, urban renewal
agencies and community health clinic as well as the direct, indirect, and induced impacts to the
overarching mining, timber, aerospace, tourism, and health care industries. This solid
foundation of research has informed the methodology used to help balance fiscal, social, and
economic factors.
Market Feasibility Assessments. Developers, business owners, bankers and aspiring
entrepreneurs lean on the expertise of The Metts Group to perform initial market feasibility
analysis and assessment for potential projects. Assessments would include demographic
analysis, potential target markets and projected industry employment. Some projects include
site development, subdivision developments, storage unit facilities, physician’s clinic and work
with Idaho Aerospace Alliance and economic development organizations. She also conducts
industry cluster analyses as well as comprehensive industry reports, including supply chain
analysis for target marketing.
Demographic Analysis. The demographic analysis conducted by The Metts Group has been
used in decision-making processes. Our work on in- and out-migration broken down by
timeframe, age group, industry and labor force participation rates has guided statewide
projections as well as provide businesses, economic development organizations and developers
the tools to take a more targeted approach and make informed decisions.
Housing Market Analysis. As a leading indicator, The Metts Group watches the housing
market closely and enjoyed analyzing the state of the housing market as well as potential. Alivia
Metts has served as the Spokane-Kootenai Real Estate Research Committee’s editor and report
author for several years. Her work included tracking indices, analyzing, and writing articles on
the subject matter as well as keeping businesses, bankers and real estate agents current on the
most updated data and trends.
Education
Bachelor of Arts,
Economics,
University of Michigan
Associate of Business
Administration, Oakland
Community College
Areas of Expertise
Demographics
Economic Impact
Analysis
Market Feasibility
GIS Analytics
19 Years’ Experience
Economic Development, Tax Increment Finance Projects, & Development Planning 23
City of Bozeman, Montana
Mike Hinshaw, PE
Economic Development, Tax Increment Finance Projects, & Development Planning 24
City of Bozeman, Montana
Shane Strong, PE
Economic Development, Tax Increment Finance Projects, & Development Planning 25
City of Bozeman, Montana
Joel Quanbeck, AICP
Economic Development, Tax Increment Finance Projects, & Development Planning 26
City of Bozeman, Montana
Forrest Sanderson, AICP, CFM
Economic Development, Tax Increment Finance Projects, & Development Planning 27
City of Bozeman, Montana
Molly McCabe
President – Hayden Tanner
Molly has a diversified background and 25+ years in commercial real estate, finance and
consulting, including, investment analysis (impact/conventional); capital structure, debt and
equity financing/VC funding; real estate and debt asset level and portfolio acquisitions, sale,
and workouts, and the monetization of resource efficiency. She is a co-founder + board
member of The Lotus Campaign, a non-profit focused on increasing the availability of housing
for people experiencing homelessness. The sits on the board of The Freshwater Trust and is
the former chair of the Urban Land Institute, Responsible Property Investment Council.
HaydenTanner, LLC - Founder & President, since 2000: HaydenTanner is a strategic real
estate advisory firm focused on accelerating impact investment & sustainability in the built
environment. The firm has deep experience in real estate finance and property development.
▪ Integrated Practice Areas
▪ Strategic Planning & Competitive
Analysis
▪ Capital Structure and Strategies (public
and private)
▪ Qualified Opportunity Funds
▪ Economic Development and
Revitalization Strategies
▪ Resource (energy, water)
Efficiency/Sustainability Valuation
▪ Due Diligence and Market Research
▪ Investment Analysis
▪ Project Management: Multi-disciplinary
and Cross Functional
▪ Operational and Organizational
Assessment, Quantitative Evaluation
▪ Relationship building, Facilitation and
Mediation
▪ Evaluation and integration of GRESB and
LEED reporting
Sample Work
▪ Value-add investment analysis/implementation deep energy retrofit (>35% energy
savings goal) – four CBD office buildings ranging from 37,000 to 550,000 s.f. Result: 41% -
55% energy savings, 16-41% return.
▪ Economic Development/Revitalization/Resilience
o Nelson Mandela Bay, South Africa (Economic and market analysis, funding strategies
(e.g. BID, TIF), redevelopment opportunities)
o Northern Colorado (Workforce housing, economic development and diversification,
resilience strategies in the face of changing climate – flood/fire)
o Seattle (Maintain neighborhood character, retain, expand and attract new business,
stimulate infill development; public/private partnership, funding strategies for urban
resilience)
▪ Investment
o Capital raise, VC funding for debt platform
o 600 unit multi-family development, achieved LEED Platinum status, innovative
sustainability profile
▪ Innovation
o Proprietary analytical model which provides an economic framework for sustainable
decisions (including portfolio impact, energy efficiencies, health, productivity, value
improvements and brand enhancement
Economic Development, Tax Increment Finance Projects, & Development Planning 28
City of Bozeman, Montana
o Simplified online financial modeling tool to evaluate sustainability investments,
www.buildingrenewal.com
o Game app design to educate real estate developers/investors in impact investment
The Lotus Campaign is non-profit dedicated to increasing the availability of homes for people
experiencing homelessness through a market based approach. The organization has three
pillars – Incent, Invest and Advise.
▪ Incent: Lotus incentivizes landlords to lease to people experiencing homelessness by
providing an upfront participation payment and other measures designed to eliminate
economic risk.
▪ Invest: Lotus’s for-profit development arm partners with investors to purchase,
rehabilitate, and build properties to house people experiencing homelessness + create
affordable workforce housing. Lotus is also researching and piloting alternative
construction materials and techniques to reduce construction costs.
▪ Advise: Lotus provides advice and creative education ideas to cities, counties, public
agencies and non-government organizations on how they can work with private, for-
profit developers, owners and investors to address the issue of homelessness and myths
about housing affordability.
Board Positions
▪ The Freshwater Trust, Board Member; Governance and Engagement Committee
▪ The Lotus Campaign, Board Member and Co-Founder
Recent Publications
▪ “Driving Investment in High Performance Commercial Buildings” 2019. Chapter 11,
Sustainable Real Estate: Multidisciplinary Approaches to an Evolving System. Palgrave
Studies in Sustainable Business.
▪ “Fire and Rain: Investing in an Era of Extreme Climate Change.” January 2018, Institutional
Real Estate Investor – Asia and Americas.
▪ “Driving value: Responsible and Resilient Property Investing in the New Millennium”
December 2016, Institutional Real Estate Investor – Four publications: Americas, Europe,
Asia and Real Assets
▪ “’CORE’ Real Estate in the 21st Century Must Be Sustainable and Resilient”, September
2016 Association of Foreign Investors in Real Estate
▪ Steering Group/Reviewer: “L’ACCORD DE PARIS: A Potential Game Changer for the Global
Real Estate Industry” a Whitepaper on the impacts of the Paris Agreement on Climate
Change on real estate, 2016
▪ Contributor/Interviewer: “Returns on Resilience” a report showcasing the business case
for investing in climate resilience, 2015
▪ Author: “Commercial Buildings Energy Asset Rating Program,” PNNL, 2012
▪ Author: “High Performance Buildings: Value, Messaging, Financial and Policy
Mechanisms,” PNNL, February 2011
M. McCabe
Resume Continued
Economic Development, Tax Increment Finance Projects, & Development Planning 29
City of Bozeman, Montana
d) Related Experience with Similar Projects
Case Studies
Willdan Financial Services
Included herein are project summaries of comparable engagements demonstrating our experience.
C i t y o f K a l i s p e l l , M T
C o r e A r e a P l a n M a r k e t a n d F i n a n c i a l
F e a s i b i l i t y A n a l y s i s
Willdan completed the Kalispell Core Area Plan Market and Financial
Feasibility Analysis to inform City deliberations on the expansion of the City of
Kalispell’s existing Tax Increment Financing District and adoption of the
Downtown Kalispell Linear Park Plan.
The vision of Kalispell’s revitalized Core Area is to transform from an
industrially-oriented center into a vibrant, pedestrian friendly, mixed-use
neighborhood, focusing upon retail, residential, entertainment, and cultural
amenities designed to proudly and consistently complement the existing
historic Kalispell downtown area.
The objective of this analysis was to fund the removal of existing freight rail
line from the historic downtown Main Street area to a newly constructed rail-
served industrial park. The plan includes the installation of a two-mile linear
park and related community amenities, a business relocation and retention
strategy, and a funding/financing implementation strategy to ensure
successful implementation of the Kalispell Core Area Plan.
This project is a compelling example of our team’s integrated and
multidisciplinary serves with a long track record of working together. KLJ
served as the planning, design and engineering consultant for both the initial
Rail Served Industrial Park Feasibility Study and for the Core Area Plan.
Following adoption of the Plan, Willdan continued to support this effort from
2012 to 2016 serving as the land acquisition and financing consultant on
behalf of the Flathead County Economic Development Authority (Kim
Morisaki) for the Rail Park and relocations of businesses out of the Core Area.
Molly McCabe (Hayden Tanner) is now the lead developer for a mixed-use
residential development of a key parcel in the Kalispell Core Area Plan.
R e p r e s e n t a t i v e
S e r v i c e s
▪ Real Estate Market Analysis
▪ Community Development
Vision
▪ Economic Development
▪ Development Planning
▪ Tax Increment Financing
▪ PPP Negotiation
▪ Community Engagement
Economic Profile Report
Linear Park Capital
Improvement Plan
Mixed-Use Residential
Development Strategy
Implementation Plan
C l i e n t C o n t a c t
Katharine Thompson, M.P.A.
Community Development
Manager
201 First Avenue East
Kalispell, MT 59901
Tel #: (406) 758-7713 | Email:
kthompson@kalispell.com
P r o j e c t T e a m
James Edison, Molly McKay
Economic Development, Tax Increment Finance Projects, & Development Planning 30
City of Bozeman, Montana
C i t y o f L a n c a s t e r , T X
Econo mic Development Strategic Plan
Willdan was retained by the City of Lancaster’s Department of Economic
Development to formulate an Economic Development Strategic Plan
including a review and prioritization of six pending Master Plans.
The objective of the plan is to create a growing tax base for the
community of Lancaster through new business development, existing
business retention and job creation, ensuring a financially sustainable
City government and enhancing the overall quality of life for the citizens
of Lancaster. Willdan conducted a detailed demographic, economic and
real estate market analysis to evaluate the feasibility of new retail,
industrial, hotel, office, and residential development in the City and to
benchmark existing conditions against the site selection requirements of
each sectoral target.
To achieve the City’s economic
development goals and objectives,
Willdan conducted stakeholder
interviews with real estate developers,
brokers, retail tenants and others to
collect key data that would serve to
inform the City’s marketing and branding
plan to retain and attract business
investment activity in the City. The
implementation plan provided detailed
action items and milestones to:
▪ Continue to Market Sites & Successes
▪ Promote Pro-Growth/Pro-Business Culture
▪ Collaborate with Regional Strategic Partners
▪ Implement Incentives Program Enhancements (Land Bank/TIF)
▪ Implement Marketing & Branding Plan
R e p r e s e n t a t i v e
S e r v i c e s
▪ Economic Development
▪ Development Planning
▪ Community Engagement
▪ Economic Profile Report
▪ BREP SWOT
▪ Advanced Manufacturing
Strategy
▪ Residential Development
Strategy
▪ Implementation Plan
C l i e n t C o n t a c t
Shane Shepard
Director of Economic Development
211 N Henry Street
Lancaster, TX 75146
Tel #: (972) 218-1300 | Email:
msshepard@lancaster-tx.com
P r o j e c t T e a m
James Edison & Molly McKay
S t a t u s
Prime Consultant
Economic Development, Tax Increment Finance Projects, & Development Planning 31
City of Bozeman, Montana
Redevelopment
Scenario Alternatives
Product
Type Square Feet / Units Urban Reprogramming Targets
Scenario 1:
Public/Public
Development
Office 2,000 - 5,000 Sq. Ft. Rock Region METRO’s administrative headquarters and dispatch functions
Office 60,000 Sq. Ft. Flexible administrative and customer service office space leased by a revenue-generating
public anchor (e.g., Central Arkansas Water or other build-to suit tenant
Retail 10,000 Sq. Ft. Ground floor retail/other targeted neighborhood-serving uses
Scenario 2:
Public/Private
Development
Office 2,000 - 5,000 Sq. Ft. Rock Region METRO’s administrative headquarters and dispatch functions
Retail 10,000 Sq. Ft. Ground floor retail/other targeted neighborhood-serving uses
Residential 130 Units Middle-Income "Workforce Housing" Multifamily Rental Units
Scenario 3:
Private/Private Use Development
Office 2,000 - 5,000 Sq. Ft. Rock Region METRO’s administrative headquarters and dispatch functions
Retail 10,000 Sq. Ft. Ground floor retail/other targeted neighborhood-serving uses
Residential 110 Units Middle-income "Workforce Housing" and Market Rate Multifamily Rental Units
Source: Rock Region METRO; Wendel Companies; Willdan, 2020
R o c k R e g i o n M E T R O /
C i t y o f L i t t l e R o c k , A R
River Cities Travel Center Market &
Feasibility Study
Rock Region METRO engaged Willdan Financial Services (“Willdan”) on
behalf of the Wendel Companies (the “Project Team”) to undertake a real
estate market and feasibility assessment of the proposed redevelopment
of the River Cities Travel Center site (“the Site”) into a Transit-Oriented
Development anchor and Downtown destination.
The RCTR site serves as the main transit hub for Rock Region METRO
buses. METRO is exploring the viability of a transit-oriented development
to provide opportunities for joint and/or public-private developments,
establish spaces that serve both transit riders and non-riders, maintain
adequate space for transit needs, and encourage economic
development.
Willdan engaged 50+ real estate developers, property owners, public
sector partners, and others to test the opportunities and challenges
related to three redevelopment scenarios for the site. The
recommendations focused on public/private uses including a ground
floor grocery tenant, mixed-income workforce housing, and new state-
of-the-art customer service operations to incorporate new technologies
into Rock Region METRO’s transit services.
R e p r e s e n t a t i v e
S e r v i c e s
▪ Economic Development
▪ Development Planning
▪ Community Engagement
▪ Economic Profile Report
▪ Mixed-Use Market Analysis
▪ Real Estate Developer Outreach
▪ TOD Redevelopment Program
▪ Recommendations
▪ Implementation Plan
C l i e n t C o n t a c t
Charles D. Frazier, Ex. Director
901 Maple Street
North Little Rock, AR 72114
Tel #: (501) 703-3110 | Email:
cfrazier@rrmetro.org
P r o j e c t T e a m
James Edison, Molly McKay & Michelle
Tierney
S t a t u s
Subconsultant to :Wendel Companies,
Buffalo, NY
Economic Development, Tax Increment Finance Projects, & Development Planning 32
City of Bozeman, Montana
C i t y o f T a y l o r s v i l l e , U T
C o m m e r c i a l C e n t e r B R T
Master Planning + Revitalization
Initiative
To provide real estate and economic development analysis in support of
the Taylorsville Commercial Center Revitalization Initiative, the City of
Taylorsville engaged Willdan Financial Service (“Willdan”) as the real
estate economics advisor to the KGRW & Associates LLC-led consultant
team (the “Project Team”).
Willdan conducted extensive site visits and stakeholder interviews with
50+ key local and regional developers, investors, and strategic partners.
The Project Team further collected market data from Esri Business Analyst
(www.esri.com), The Retail Coach (www.theretailcoach.net) and local real
estate professionals and brokerage organizations in the Salt Lake City
regional market.
The research and analysis assembled demographic and real estate market
trends, assets, and opportunities related to the Taylorsville Commercial
Center’s ongoing investments in future Bus Rapid Transit stops and long-
term Transit-Oriented Development policy objectives.
The City of Taylorsville is building upon prior planning studies to identify
near- to medium-term tactical steps that may be undertaken by the City
to catalyze private redevelopment and investment activity and achieve
urban infill consistent with the community’s vision of a vibrant urban core.
R e p r e s e n t a t i v e
S e r v i c e s
▪ Economic Development
▪ Development Planning
▪ Community Engagement
▪ Economic Profile Report
▪ Mixed-Use Market Analysis
▪ Real Estate Developer Outreach
▪ TOD Redevelopment Program
Recommendations
▪ Implementation Plan
C l i e n t C o n t a c t
Wayne Harper, Economic &
Community Development Director
2600 West Taylorsville Blvd.
Taylorsville, Utah 84129
Tel #: 80) 955-2024
Email: wharper@taylorsvilleut.gov
P r o j e c t T e a m
James Edison, Molly McKay &
Michelle Tierney
S t a t u s
Subconsultant to: KGRW &
Associates
Economic Development, Tax Increment Finance Projects, & Development Planning 33
City of Bozeman, Montana
C i t y o f F o r t L a u d e r d a l e , F L
Economic Development Strategic Action
Plan
The City of Fort Lauderdale’s Sustainable Development Department
retained Willdan to develop the City’s Five-Year Economic Development
Strategic Action Plan. Following substantial community outreach including
more than 100 individual stakeholder interviews and 7 public meetings, the
Project Team produced an Economic Profile Report; an Economic
Development Issues Identification and Prioritization Analysis; and an
Economic Benchmarking Assessment comparing key statistical trends in
Fort Lauderdale to nine competitive cohort cities. To inform the policy
recommendations resulting from the economic performance indicators,
Willdan conducted substantial national case study research on best
practices in transit-oriented development, business
incubation/acceleration, and retail retention and recruitment.
The results of these analyses directed the identification of 10 Economic
Development Strategic Action Plan Initiatives related to entrepreneurial
business development/job creation, retail recruitment and retention, small
business loan funding, economic development placemaking
marketing/branding public transportation/parking facility advocacy.
Implementation of the EDSAP is guided by an organizational and
institutional assessment, a detailed annual funding plan, and an “Annual
Economic Development Benchmarking Dashboard” to track progress in
achieving the Plan’s targeted outcomes.
C i t y o f B o z e m a n
▪ Economic Development
▪ Tax Increment Financing
Projects
▪ Development Planning
S e r v i c e s
Community Engagement
Economic Profile Report
BREP SWOT
Entrepreneurial Business
Incubation Attraction Strategy
Mixed-Use Development Strategy
Developer Incentives Policy
Implementation Plan
C l i e n t C o n t a c t
Jenni Morejon,
Deputy Director
Fort Lauderdale Downtown
Development Authority
110 East Broward Blvd,
Suite 1610
Fort Lauderdale, FL 33301
Tel #: (954) 463-6574 | Email:
jenni@ddaftl.org
P r o j e c t T e a m
James Edison, Molly McKay & Carlos
Villarreal
S t a t us
Prime Consultant
Economic Development, Tax Increment Finance Projects, & Development Planning 34
City of Bozeman, Montana
C i t y o f T a m a r a c , F L
Economic Development Strategic Plan
Willdan prepared the City of Tamarac’s Economic Development Strategic
Plan (the Economic Development Element of the City’s Comprehensive
Plan), adopted in May 2018. This planning effort was funded by the Florida
Department of Economic Opportunity and included the preparation of a
baseline Data & Analysis Report; as well as identification and
recommendation of potential citywide economic development incentive
programs for business retention and recruitment that are applicable to five
retail revitalization “Focus Areas” and citywide; a targeted business
incubation strategy, formulation of a land bank policy; establishment of a
public realm improvements (Placemaking) fund; and an implementation
program and “economic dashboard” of benchmarking metrics to measure
the success of strategies and initiatives.
To achieve the City’s Economic Development goals and objectives, Willdan
conducted stakeholder interviews and a private bus tour sponsored by ULI-
the Urban Land Institute of Focus Areas with real estate developers,
brokers, retail tenants and others to determine the market and regulatory
conditions required to attract private redevelopment activity in the City’s
most disinvested retail plazas. This innovative public outreach process
resulted in the assemblage and disposition of one site now undergoing
mixed-use residential/retail redevelopment by Eden Multifamily.
The five-year plan envisions approximately $5 million of economic
development investments supported by multiple sources of funding from
the City’s General Fund, grants and other alternative funding
opportunities allocated to each of the plan’s five-year implementation
horizon.
C i t y o f B o z e m a n
▪ Economic Development
▪ Development Planning
S e r v i c e s
Community Engagement
Economic Profile Report
BREP SWOT
Craft Brewery/Healthcare Sector
Attraction Strategy
Mixed-Use Development Strategy
Developer Incentives Policy
Implementation Plan
C l i e n t C o n t a c t
Kathleen Gunn,
Assistant City Manager
7525 NW 88th Ave
Tamarac, FL 33321
Tel #: (954) 597-3510 | Email:
Kathleen.Gunn@tamarac.org
P r o j e c t T e a m
James Edison & Molly McKay
S t a t u s
Prime Consultant
Economic Development, Tax Increment Finance Projects, & Development Planning 35
City of Bozeman, Montana
C i t y o f R i c h m o n d , V A
R i c h m o n d M a i n S t r e e t S t a t i o n a n d
V i c i n i t y P u b l i c I n v e s t m e n t
A n a l y s i s
Ms. Molly McKay was retained by the City of Richmond Department of
Economic Development (on behalf of Beyer Blinder Belle, Architects,
SMBW Architects, and Davenport & Company LLC Investments) to
conduct a comprehensive market and financial feasibility analysis to
help identify the highest and best uses that will serve to activate
Richmond's Main Street Station and the Greater Richmond Transit
Center.
The Main Street Station, currently an operational AMTRAK station,
serves as the region’s primary Multi-Modal Transportation Center and
has received $61 million to date through transit-oriented funding to
accomplish this goal. The study evaluated strategies to attract private
investment for redevelopment of existing structures as well as new
construction, to add new uses providing a linkage to Richmond's nearby
Shockoe Slip and Shockoe Bottom, and to leverage public investment
and policy incentives to stabilize the Station and surrounding areas.
As part of subsequent analysis associated with the City of Richmond’s
issuance of a Request for Proposal to solicit interest from a master
developer for the sites under consideration for
relocation/consolidation, Ms. McKay was retained by Davenport &
Company LLC on behalf of the City of Richmond to conduct a sensitivity
analysis of the projected state and local tax and other fee revenues that
could be generated by the proposed Shockoe Center Development
Ballpark and the proposed high-speed rail operations associated with
the Richmond Main Street Station/Greater Richmond Transit Center.
The study also evaluated the costs and benefits of relocation of
underutilized public assets and identification of funding for the
demolition, site preparation, and environmental remediation of the
current site as well as land acquisition, new construction, and moving
costs for approximately 100 City of Richmond employees at the
Department of Public Works and General Services.
C i t y o f B o z e m a n
▪ Economic Development
▪ Tax Increment Financing Projects
▪ Development Planning
S e r v i c e s
Community Engagement
Economic Profile Report
Redevelopment Strategy
Infrastructure Financing
Implementation Plan
C l i e n t C o n t a c t
Ron Johnson,
Chief Financial Strategy Officer
Department of Economic
Development
Main Street Station
1500 East Main Street, Suite 400
Richmond, VA 23219
Tel #: (804) 646-7489 | Email:
Ron.Johnson@richmondgov.com
P r o j e c t T e a m
Molly McKay
S t a t u s
Sub-consultant
Economic Development, Tax Increment Finance Projects, & Development Planning 36
City of Bozeman, Montana
R o a d s i d e D e v e l o p m e n t
L L C , W a s h i n g t o n , D C
TIF Application Support for the
CityMarket at O Street
Ms. McKay served as the project manager and lead technical analyst to
provide economic advisory services to Roadside Development LLC in
support of their application to the District of Columbia to secure
approximately $50 million in Tax Increment Financing (TIF) funding to
rehabilitate and redevelop the historic O Street Market in Washington, DC
from 2007 to 2015. Ms. McKay worked collaboratively with the developer
and the District government on a multi-year, multi-phase engagement to
accurately determine the net and incremental revenue, and assure
community buy-in of the incremental fiscal revenue estimates. Located
directly north of Downtown Washington, CityMarket at O is serving as the
catalyst for the revitalization of the Shaw community, one of Washington's
oldest commercial, residential, and cultural districts. CityMarket at O is a
10 -minute walk to the Verizon Center and Gallery Place, the hub of the
city's entertainment district, and one block north of the 2.3 million-square
foot Walter Washington Convention Center.
Following the closing on HUD and TIF funds, construction began with the
razing of the existing Giant and site work on the two city blocks site in
2012. The project features one million square foot, urban infill
development in the DC historic Shaw neighborhood. The two-block project
includes nearly 90,000 SF of retail, 550 luxury rental apartments, 90
affordable senior rental units, a 182-room Cambria Suites Hotel, and a 500-
car parking garage. The historic O Street Market at 7th and O streets NW
is the cornerstone of this project and was restored into a state-of-the-art
78,000 square foot Giant Food Store. Other retail includes Starbucks, Dolci
Gelati, Convivial, and Bacaro wine bar. The development was selected as
a winner in the prestigious 2015 ULI-The Urban Land Institute Global
Awards for Excellence. According to ULI, City Market at O is an excellent
example of how the confluence of design, community, and purpose can
create an environment that is relevant for today and future generations.
Constructed in 1881, the O Street Market was one of several public
markets that served Washingtonians during the 19th century. Over the
years, the Market functioned not only as a market but as a place for
residents to meet and socialize. The CityMarket at O is recreating this
experience through the restored historic market that has been
incorporated into a new 71,000-square foot Giant Food Store. The new
store will combine the character of the surrounding 19th century
neighborhood with recent infill development to create one of
Washington's largest food stores.
C i t y o f B o z e m a n
▪ Economic Development
▪ Tax Increment Financing
Projects
▪ Development Planning
S e r v i c e s
Public Benefits Analysis
(Economic & Fiscal)
Site Analysis
Tax Increment Financing
Economic Profile Report
C l i e n t C o n t a c t
Armond Spikell,
Roadside Development LLC
1730 Rhode Island Avenue, NW,
Suite 512
Washington, DC 20036
Tel #: (202) 375-7979 | Email:
aspikell@roadsidellc.com
P r o j e c t T e a m
Molly McKay
S t a t u s
Prime Consultant
Economic Development, Tax Increment Finance Projects, & Development Planning 37
City of Bozeman, Montana
The Metts Group
Post Falls City Center Urban Renewal District, City of Post Falls, ID, April 2020-present. The Metts Group is currently
under contract with the City of Post Falls to determine whether this 334-acre new district in the heart of the City is
economically feasible based on Idaho code. This project is unique and is being done in parallel to the master plan
conducted by Welch-Comer Engineers. The project team is organizing, administering, and facilitating public meetings
to hear the voices of Post Falls residents and their vision for this downtown core. The project team determined that
the analysis of the City Center’s development potential must be market-driven and based on solid, factual market
information so that the recommended projects support the vision and are grounded in reality. Therefore, this
feasibility analysis has a market analysis component.
Kuna Urban Renewal District, Kuna Urban Renewal Agency, ID, July 2020-present. The Metts Group is currently under
contract with the Kuna Urban Renewal Agency to determine whether this new district is economically feasible based
on Idaho code. As part of the creation of this Urban Renewal District, a series of public meetings are being performed.
The Metts Group has supported the JUB team in the organization, administration, and facilitation of these public
meetings. The main goal of these public meetings has been to prioritize infrastructure improvements within the
District and to educate the public on the urban renewal process.
Inland Northwest Technology Park Urban Renewal District, City of Post Falls, ID, May 2018-July 2018. The Metts Group
performed an assessment of the approximate 900-acre proposed urban renewal district boundary which incorporated
the roughly 335-acre technology park. J-U-B Engineers provided the buildout for the technology park which fed the
economic feasibility of this successful project.
Port of Pasco Industrial Park Master Plan, Port of Pasco, WA, April 2020-present. The Metts Group is working with J-
U-B Engineers in creation of a master plan for a new proposed 300-acre industrial park. The overall goal of the
economic feasibility component of this project is performed by The Metts Group to analyze economically feasible
industrial uses that support the region, existing and adjacent property owners. It is vital for the future phases of the
project. The economic analysis identifies interested companies and industries in the site by interviewing stakeholders
and industry leaders coupled with data through identification of supply chain gaps and opportunities. The information
feeds the eventual buildout in determining lot size and configuration, infrastructure needs, and wastewater treatment
options.
South College Place Planning Study, City of College Place, WA, September 2018-December 2018. The overall goal of
the Economic Feasibility Study portion of this project conducted by The Metts Group in coordination with J-U-B
Engineers was to analyze economically feasible commercial uses for the 60-acre proposed site. This target industry
analysis was comprised of two components: (1) a commercial (including retail) market feasible study with
complementary uses to adjacent properties, and (2) a recommended marketing strategy. This economic feasibility
portion of the study conformed to the minimum threshold criteria established by the Washington State Community
and Economic Revitalization Board (CERB).
Augusta Comprehensive Labor Analysis, Augusta Economic Development Authority, GA, Emsi, February 2020-July
2020. This study resulted in a full picture of the region’s labor market paired with strategic recommendations,
implementation guidelines, and tactics to ensure the area builds upon its current success and leverages trends
impacting the future of business and the nature of work. As part of preparing a Comprehensive Labor Analysis, a series
of focus groups are required for data collection and SWOT analyses. Ms. Metts organized, administered, and
facilitated three employer focus groups (various employer sizes); one focus group of educators, training institutions,
and government officials; another focus group of industry partners, including public participants. She also created,
administered, and analyzed three separate online surveys and conducted numerous one-on-one interviews.
Clarksville Comprehensive Labor Analysis, Clarksville-Montgomery County Economic Development Council, TN, Emsi,
June 2017-November 2017. This comprehensive labor analysis incorporated numerous stakeholder engagements and
one-on-one interviews conducted by Ms. Metts in order to take a deep dive into the major challenges this region is
facing. A very thorough analysis of demographic and labor force trends was realized using labor market and real-time
data. A customized MOC to SOC crosswalk was conducted in order to better serve their military presence.
Economic Development, Tax Increment Finance Projects, & Development Planning 38
City of Bozeman, Montana
KLJ Engineering
Y e l l o w s t o n e C o u n t y , M T
Lockwood TEDD Master Infrastructure Plan
B illings and Lockwood , Montana
In 2014, Big Sky Economic Development (BSED) selected KLJ to prepare an industrial park feasibility analysis in
Yellowstone County, Montana. The study’s objective was to analyze the need for rail-served industrial land based
on inquiries BSED had been receiving. KLJ performed a market analysis, which found that Yellowstone County had
the potential to add 4,600 jobs in the manufacturing and related industries through 2040, and there was a need for
more than 300 acres of industrial land to support that growth. During the siting alternative portion of the study, KLJ
identified the Lockwood area as the preferred site due to its rail access and an already planned Billings Bypass
project spearheaded by Montana Department of Transportation (MDT). Based on KLJ’s recommendations, the
Yellowstone County Commissioners initiated the creation of a Targeted Economic Development District (TEDD) in
Lockwood leveraging tax increment financing to spur development. The Lockwood TEDD was officially created in
2016.
In 2017, BSED and Yellowstone County once again called on KLJ to assist in developing an infrastructure master plan
for the Lockwood TEDD. The plan identified and analyzed the infrastructure needs of TEDD so these could be
prioritized in planning future projects. KLJ worked with BSED, Yellowstone County, Lockwood Water and Sewer
District, MDT, Montana Rail Link, TEDD landowners, and other stakeholders to identify the infrastructure needs and
analyze alternatives. Through the master plan process, KLJ helped BSED and Yellowstone County recognize a
potential pattern of development and plan for future infrastructure needs in the event private investment is
secured. KLJ presented the infrastructure master plan to the Yellowstone County Commissioners in late 2017, and
the Commission officially adopted the plan. The Lockwood TEDD Infrastructure Master Plan project earned the 2019
ACEC of Montana Engineer Excellence award in the Studies, Research, and Consulting Category.
The Lockwood TEDD Advisory Board was formed in early 2018 to advise the Yellowstone County Commission on
how to spend increment revenue generated within the Lockwood TEDD. One of the first initiatives of the board was
to hire KLJ to help with strategic planning. The strategic planning effort is currently underway, and KLJ will be
assisting the board and BSED in identifying potential catalyst and priority projects as well as estimating and
identifying potential funding sources for those projects. The strategic planning effort should be completed in mid-
2019, allowing the Board ample time to begin assessing and applying for grants and loans in the 2020 funding cycle.
BSED’s trust in us, has allowed KLJ to provide guidance and advise throughout the Lockwood TEDD development.
The project is now poised to be a game-changing opportunity for Yellowstone County, the City of Billings and all of
eastern Montana, and KLJ is proud to play a key role in propelling the project forward.
Tasks completed or ongoing include:
▪ Feasibility analysis
▪ Market analysis
▪ Site selection
▪ Concept Development and Phasing Alternatives
▪ Master Planning
▪ Environmental and Permitting Research
▪ Boundary Survey
▪ Alternative Analysis
▪ Project Planning
▪ Funding Feasibility
Economic Development, Tax Increment Finance Projects, & Development Planning 39
City of Bozeman, Montana
Hayden Tanner
Outlaw Inn, Kalispell, MT (Current)
In partnership with local, regional and national stakeholders, HaydenTanner is exploring the potential to convert the
216 room Outlaw Inn and Convention Center into 150 attainable multi-family, workforce housing rental units and
complimentary commercial space (medical clinic, childcare facility, non-profit services). This project is located in an
Opportunity Zone. In this context, the firm has done an extensive financial analysis of the renovation, rehab and
remediation costs, financial modeling, investment analysis, competitive market review and capital structure analysis
of public, private and non-profit sources.
Parkline, Kalispell (Current)
The City and the Flathead County Economic Development Agency (FCEDA) have been working for more than 10 year
on the redevelopment of the Kalispell Core Area where there is 40+ acres of blighted or underutilized properties and
brownfields. The centerpiece of this effort is removal of the BNSF train tracks which bisect the city east-west
through center of town and redevelopment into a trail and linear park. Construction is slated to begin Spring 2021.
This project and the new trail will be located in the Kalispell Westside TIF district.
This project will serve as the “anchor tenant” and catalyst for the renewal of the Kalispell Core Area around the train
tracks. The tracks are being removed in 2020 and the right-of-way will be redeveloped into a new linear park (The
Kalispell Parkline Trail). The property is located directly on the new trail.
The project will redevelop a [former] industrial 3.8-acre site into a mixed-use neighborhood, including commercial
office, restaurant and retail space, maker space and mixed-income multi-family residential units, of which 20% are
targeted at 60% of AMI.
The County Public Library has identified this site as a potential new location, however funding for construction and
operation of the library has not been obtained. Long-term, the goal is to incorporate a new County Public Library on
this site. This project and the new trail are located in the Kalispell Westside TIF District.
The project will provide additional housing options and services to the residents of Kalispell - specifically, but not
limited to those who live in the low-income census tract - along the new trail which will provide safe walking and
biking access to housing, grocery stores, medical and other services.
HaydenTanner is acting as the developer on this project.
Cottonwood & Ida, Bozeman (2019)
The development of Cottonwood + Ida was designed to create a vibrant, diverse and attainable community in the
core of the northeastern neighborhood. The developers saw this project as key anchor in the changing northeastern
part of Bozeman. The development proforma was designed to meet a broad demographic and create a diverse
community, including market rate and attainable housing options, local business space – office, maker space and
restaurant/retail. The project aimed at redeveloping a former industrial site into a mixed-use neighborhood,
including office, restaurant/retail, for-sale and for rent mixed-income multi-family residential units.
Willdan Financial Services
Willdan has not yet had the pleasure of serving the City of Bozeman. We look forward to assisting the City reach its
economic development goals and objectives. Our unique resources and expertise will serve as an extension of the City
Economic Development, Tax Increment Finance Projects, & Development Planning 40
City of Bozeman, Montana
Staff and empower the City to achieve the primary objective of engaging all stakeholders in achieving economic
advancement and stability throughout the City.
We will utilize cutting edge policies and programs related to economic development strategies, economic
development and real estate financial analysis, public-private partnerships, and building and development
conceptualization, and other effective tactics that will continue to position the City of Bozeman as an ever-evolving
City, prepared to navigate the rapid changes and challenges of the Twenty-First Century.
Hayden Tanner
Although Hayden Tanner has not yet had the pleasure of serving the City of Bozeman, the firm has extensive
experience in the state and throughout the region, including work with the City of Kalispell and the Flathead County
Economic Development Agency – FCEDA.
Economic Development, Tax Increment Finance Projects, & Development Planning 41
City of Bozeman, Montana
e) References
Willdan Financial Services
Client & Project Name Client Contact Information
City of Kalispell, MT
Core Area Market & Feasibility Study
Katharine King, Community and Economic Development,
406.260.7395
City of Hayward, CA
Financial Consulting Studies
Jennifer Ott, Assistant City Manager
777 B Street, Hayward, CA 94541
Tel #: (510) 583-4000 | Email: jennifer.ott@hayward-ca.gov
City of Tamarac, FL
Economic Development Strategic Plan
Kathleen Gunn, Assistant City Manager
Tel #: (954) 597-3510 | Email: Kathleen.Gunn@tamarac.org
City of Taylorsville, UT
Commercial Center BRT Master Planning
+ Revitalization Initiative
Wayne Harper, Economic & Community Development Director
2600 West Taylorsville Blvd, Taylorsville, UT 84129
Tel #: (801) 955-2024 | Email: wharper@taylorsvilleut.gov
The Metts Group
Client & Project Name Client Contact Information
Augusta Economic Development Authority Cal Wray, Executive Director
Tel #: (706) 821.1321 | Email: cwray@AugustaEDA.org
City of Kuna Lisa Holland, Economic Development Director
Tel #: (208) 559.5926 | Email: lholland@kunaid.gov
KLJ Engineering
Client & Project Name Client Contact Information
Hayden Tanner
Client & Project Name Client Contact Information
Flathead County Economic Development
Agency
Jerry Meerkatz, Executive Director
Tel #: (406) 257-7711 I Jerry@dobusinessinMontana.com
City of Kalispell, MT Jarod Nygren, Development Services Director
jnygren@kalispell.com; (406) 758-7942
Economic Development, Tax Increment Finance Projects, & Development Planning 42
City of Bozeman, Montana
Morisaki Strategic Solutions
Client & Project Name Client Contact Information
City of Kalispell, MT Katharine King, Community and Economic Development,
406.260.7395
City of Kalispell, MT Susan Nicosia, Manager, City of Columbia Falls406.270.9865
Economic Development, Tax Increment Finance Projects, & Development Planning 43
City of Bozeman, Montana
f) Pricing Proposal
Hourly Rates
Willdan Hourly Rate Schedule
Position Team Member Hourly Rate
Vice President / Group Director $250
Managing Principal James Edison $240
Principal Consultant Molly McKay $210
Project Manager Carlos Villarreal $165
Project Director Tracey Burghy &
Michelle Tierney $165
Senior Project Analyst $135
Senior Analyst $125
Analyst II $110
Analyst I $100
Subconsultants Hourly Rate Schedule
Position Team Member Hourly Rate
Principal Economist Alivia Metts $175
Founder Kim Morisaki $210
Professional Engineer Mike Hinshaw, PE $180
Professional Engineer Shane Strong, PE $180
Urban Planner Joel Quanbeck, AICP $180
Urban Planner Forrest Sanderson, AICP,
CFM $180
President Molly McCabe $210
Economic Development, Tax Increment Finance Projects, & Development Planning 44
City of Bozeman, Montana
h) Required Form