Downtown_Plan_Expansion-_Builldout_Assumptions.pdf
PDF 152 KB Posted
- Attached to
- Downtown Expansion Plan Development Impact Fee and Nexus Study State and local contract opportunity
- Solicitation number
- RFP No. PW-0290
- Issued by
- Santa Cruz County, San Francisco City, California
About this file
This is a Request for Proposal (RFP) issued by the City of Santa Cruz, California for consulting services to prepare a Development Impact Fee and Nexus Study for the Downtown Plan Expansion area in compliance with California's Mitigation Fee Act (AB 1600, Government Code Sections 66000-66025). The City adopted the Downtown Plan Expansion in May 2025 and seeks qualified consultants to develop comprehensive documentation demonstrating the nexus between new developments and their impacts on municipal infrastructure while justifying appropriate development impact fee rates. The project covers approximately 29 acres with adopted buildout assumptions of 1,116 residential units, 54,100 square feet of commercial space, and 1,251 parking spaces distributed across ten development blocks. Key deliverables include reviewing and validating the City's buildout assumptions and order-of-magnitude infrastructure cost estimates (totaling approximately $39.9 million), conducting comprehensive infrastructure needs assessments, performing nexus and proportionality analyses, developing fee structures, and preparing a final Nexus Study ready for City Council adoption. The infrastructure analysis must address utility upgrades (potable water, sanitary sewer, storm drainage, electrical, natural gas, and communications), traffic and circulation improvements (including the Pacific Avenue/Front Street roundabout and Laurel Street Extension realignment), pedestrian and bicycle facilities, parks and open space development, and flood control measures within FEMA flood hazard zones. A non-mandatory pre-proposal meeting is scheduled for April 15, 2026 at 11:00 a.m. via Microsoft Teams, with a deadline of April 17, 2026 at 3:00 p.m. for submission of questions and clarifications. Proposals are due by April 23, 2026 at 4:00 p.m. through the City's e-Procurement Portal. The contract term is six months from award with potential for renewal by mutual agreement.
Proposers must demonstrate a minimum of five years of experience performing economic analysis, impact fee analysis, and nexus studies for municipal clients. Proposals will be evaluated using a 100-point scoring system weighted as follows: Adherence to RFP Requirements (5%), Firm Background Information (10%), Team Qualifications and Expertise (10%), Technical Approach and Work Plan (50%), Cost Proposal (20%), and References (5%). The RFP allows for local business and locally owned business preferences, with scoring bonuses of 2% and 4% respectively for firms meeting specified criteria. There are no prevailing wage requirements; however, proposers must comply with the City's Living Wage Ordinance for contracts exceeding $10,000. All costs including direct labor, overhead, fringe benefits, profit, subcontractor costs, materials, supplies, taxes, and travel must be included in the cost proposal. The selected consultant must maintain comprehensive insurance coverage including Professional Liability ($2,000,000 per occurrence/aggregate), Commercial General Liability ($1,000,000 per occurrence/$2,000,000 aggregate), Auto Liability ($1,000,000), and Workers' Compensation with statutory limits. The RFP does not identify any incumbent vendors or existing infrastructure requiring integration. The City reserves the right to reject any or all proposals, request additional information from proposers, and negotiate with the highest-ranked proposer, proceeding to subsequent ranked proposers if negotiations fail.
View the file
Other files for this state and local contract opportunity
| File | Type | Posted |
|---|---|---|
| Downtown_Expansion_Plan_Development_Impact_Fee_and_Nexus_Study.pdf | ||
| Downtown_Expansion_Plan_Development_Impact_Fee_and_Nexus_Study.pdf | ||
| Downtown_Expansion_Plan_Development_Impact_Fee_and_Nexus_Study.pdf | ||
| Downtown_Plan_Expansion-_Builldout_Assumptions.pdf | ||
| Downtown_Plan_Appendix_8.pdf | ||
| 2025.06.13_Infrastructure_and_ROM_costs.pdf | ||
| 2025_PSA_Template_with_Insurance_Options.docx | DOCX document | |
| Downtown_Plan_Appendix_8.pdf | ||
| Downtown_Plan_Appendix_8.pdf | ||
| 2025.06.13_Infrastructure_and_ROM_costs.pdf | ||
| 2025_PSA_Template_with_Insurance_Options.docx | DOCX document | |
| 2025.06.13_Infrastructure_and_ROM_costs.pdf | ||
| 2025_PSA_Template_with_Insurance_Options.docx | DOCX document | |
| Downtown_Plan_Expansion-_Builldout_Assumptions.pdf |
Show all 14
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Text version
Santa Cruz Downtown Plan Expansion Development Summary 3/23/2023 Baseline Scenario - 3.5 FAR with Arena
Total Gross Floor Area: 1,430,718 square feet Total Gross Floor Area: 823,576 square feet Total Commercial Area: 54,100 square feet Total Commercial Area: 34,800 square feet Total Net Residential Area: 837,076 square feet Total Net Residential Area: 455,178 square feet Total Unit Count: 1,116 Units Total Unit Count: 607 Units Total Parking: 1,251 Spaces Total Parking: 780 Spaces
Block Square Feet Acres Net Site Area (10' setback)
CBD-E Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
A 52,453 1.20 43,691 40 3.5 375 85% 80% 40% Zoning CBD-E GP Regional Visitor Commercial (RVC)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 43691 0 37100 98 First Floor 43691 27045 14100 37 10,800
Total 183,585 Gross Floor Area 111,915 Net Res. Area 51,200 sf parking area 10,800 Commercial sf
750 Avg. Unit Size 135 spaces 149 Units 0.90 spaces per unit
123.9 Units / acre
Block Square Feet Acres Net Site Area (10' setback)
R-H Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
B 19,582 0.45 13,264 55 3.5 375 85% 80% 40% Zoning RH GP High-Density Residential (H)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 13264 0 11200 29 First Floor 13264 6903 5400 14 2,700
Total 68,535 Gross Floor Area 44,217 Net Res. Area 16,600 sf parking area 2,700 Commercial sf
750 Avg. Unit Size 43 spaces 59 Units 0.73 spaces per unit
131.2 Units / acre
Block Square Feet Acres Net Site Area (10' setback)
CBD-E Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
C 111,723 2.56 97,542 40 3.5 375 85% 80% 40% Zoning CBD-E GP Regional Visitor Commercial (RVC)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 97542 0 82900 221 0 First Floor 97542 45047 44600 118 18,000
Total 391,031 Gross Floor Area 234,791 Net Res. Area 127,500 sf parking area 18,000 Commercial sf
750 Avg. Unit Size 339 spaces 313 Units 1.08 spaces per unit
122.1 Units / acre
Block Square Feet Acres Net Site Area (10' setback)
R-H Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
D1 78,000 1.79 90,091 55 3.5 375 85% 80% 40% Zoning RH / RM GP High-Density Residential (H) / Medium Density Residential (M)
Total 75,000 Gross Floor Area 170 spaces 0 Commercial sf
Block Square Feet Acres Net Site Area (10' setback)
R-H Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
D2 30,121 0.69 25,107 55 3.5 375 85% 80% 40% Zoning RH / RM GP High-Density Residential (H) / Medium Density Residential (M)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 25107 0 21300 56 First Floor 25107 8369 14200 37 3,300
Total 105,424 Gross Floor Area 64,254 Net Res. Area 35,500 sf parking area 3,300 Commercial sf
750 Avg. Unit Size 93 spaces 86 Units 1.09 spaces per unit
123.9 Units / acre
Gross Site Area
All Parcels Parcels A-D
Gross Site Area
Gross Site Area
Gross Site Area
Arena Parcel
Gross Site Area
Block Square Feet Acres Net Site Area (10-20' setback)
CBD-E Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
E 54,982 1.26 39,175 40 3.5 375 85% 80% 40% Zoning CBD-E GP Regional Visitor Commercial (RVC)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 39175 0 33200 88 0 First Floor 39175 20940 15400 41 8,300
Total 192,438 Gross Floor Area 122,611 Net Res. Area 48,600 sf parking area 8,300 Commercial sf
750 Avg. Unit Size 129 spaces 163 Units 0.79 spaces per unit
129.5 Units / acre
Block Square Feet Acres Net Site Area (10-20' setback)
CBD-E Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
F 21,320 0.49 14,669 40 3.5 375 85% 80% 40% Zoning CBD-E GP Regional Visitor Commercial (RVC)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 14669 0 12400 33 0 First Floor 14669 9014 4800 12 3,600
Total 74,620 Gross Floor Area 47,961 Net Res. Area 17,200 sf parking area 3,600 Commercial sf
750 Avg. Unit Size 45 spaces 64 Units 0.70 spaces per unit
130.7 Units / acre
Block Square Feet Acres Net Site Area (10-20' setback)
CBD-E Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
G 4,829 0.11 2,709 40 3.5 375 85% 80% 40% Zoning CBD-E GP Regional Visitor Commercial (RVC)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 2709 0 2300 6 0 First Floor 2709 1373 1100 2 500
Total 16,900 Gross Floor Area 11,353 Net Res. Area 3,400 sf parking area 500 Commercial sf
750 Avg. Unit Size 8 spaces 15 Units 0.53 spaces per unit
136.6 Units / acre
Block Square Feet Acres Net Site Area (5-15' setback)
R-M Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
H 34,080 0.78 28,407 40 3.5 375 85% 80% 40% Zoning RM GP Medium-Density Residential (M)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 28407 0 24100 64 0 First Floor 28407 5382 19500 52 2,100
Total 119,280 Gross Floor Area 72,699 Net Res. Area 43,600 sf parking area 2,100 Commercial sf
750 Avg. Unit Size 116 spaces 97 Units 1.20 spaces per unit
123.9 Units / acre
Block Square Feet Acres Net Site Area (10' setback)
CBD-E Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
I 26,844 0.62 20,438 40 3.5 375 85% 80% 40% Zoning CBD-E GP Regional Visitor Commercial (RVC)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 20438 0 17300 46 0 First Floor 20438 4137 13800 36 1,600
Total 93,953 Gross Floor Area 58,812 Net Res. Area 31,100 sf parking area 1,600 Commercial sf
750 Avg. Unit Size 82 spaces 78 Units 1.05 spaces per unit
127.2 Units / acre
Block Square Feet Acres Net Site Area (10' setback)
CBD-E Density (units/acre)
FAR SF per parking space Pkg. Efficiency Res. Efficiency Ground Floor Commercial Factor
J 31,414 0.72 24,373 40 3.5 375 85% 80% 40% Zoning CBD-E GP Regional Visitor Commercial (RVC)
Gross Floor Area Ground Level sf (40' depth)
Parking Area Parking Spaces Commercial sf
Basement 24373 0 20700 55 First Floor 24373 8123 13800 36 3,200
Total 109,951 Gross Floor Area 68,462 Net Res. Area 34,500 sf parking area 3,200 Commercial sf
750 Avg. Unit Size 91 spaces 91 Units 1.00 spaces per unit
126.6 Units / acre
Gross Site Area
Gross Site Area
Gross Site Area
Baseline 3.5
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