Redevelopment Consulting Services

Description

Redevelopment consulting services may include obtaining additional revenues from:

  • New redevelopment project areas established or amended pursuant to AB 1290 and SB 211
  • Existing redevelopment project areas which pre-date AB 1290, including"2 Percent" payments per the Santa Ana decision
  • Enforcing RDA compliance with existing redevelopment agreements
  • Housing subsidies for qualified District employees

New redevelopment project areas formed or amended on or after January 1, 1994 are subject to AB 1290—the Community Redevelopment Law Reform Act of 1993. AB 1290 replaces negotiated alleviation agreements with statutory entitlements based on a complex set of formulas, in combination with negotiated facilities and development agreements.

Objective

For AB 1290 projects, ensure that each school and college district (i) maximizes its statutory entitlements, which may be reduced or eliminated by the redevelopment agency through faulty implementation or subordination, and (ii) pursues facilities and development agreements to minimize that portion of statutory payments which would otherwise be offset by reductions in State apportionments.

For non-AB 1290 projects, ensure that each school or college district maximizes its financial participation in the redevelopment process, alone or in conjunction with asset management and economic master planning, involving some participation options that are readily available but not be widely recognized or utilized.

For all redevelopment projects, ensure that qualified District employees receive housing subsidies from combination of RDA's 20 percent housing funds plus State and federal funds, thereby assisting District's employee retention and attraction efforts.

Components

For AB 1290 or SB 211 projects, consulting services include:

  • Represent the district at required consultation with RDA
  • Determine district's maximum entitlements based on statutory interpretation and resolution of numerous technical and subordination issues
  • Negotiate and prepare implementation and subordination agreements
  • Negotiate and prepare facilities and development agreements Ensure compliance with district obligations under CEQA, including prepare redevelopment impact study if needed

For non-AB 1290 projects, consulting services may include:

  • Negotiate facilities and development agreements both inside and outside redevelopment project areas
  • Secure 2 Percent revenues pursuant to HSC 33676 and the Santa Ana decision, including negotiating for retroactive payments
  • Obtain redevelopment funding to alleviate overcrowding pursuant to HSC 33445.5

For all redevelopment projects, consulting services include:

  • Develop and implement redevelopment strategy component of asset management plan or economic master plan
  • Provide specialized auditing services to ensure RDA compliance with all redevelopment entitlements
  • Provide future payment projections and bonding capacity estimates for existing entitlements
  • Provide special financial advisory services for certificates of participation secured by RDA revenues Negotiate preference/set-aside program of housing subsidies for qualified District employees.

Results

These services provide school and college districts with millions of dollars in additional revenues for site acquisition, facility construction or reconstruction, remodeling, and referred maintenance, including administrative and consultant costs--as well as support the District's employee retention and attraction efforts.