Sample Work - Request for Proposals

CONCORDE ESTATES COMMUNITY DEVELOPMENT DISTRICTCDD MANAGEMENT PROPOSALMARCH 25, 2010

SECTION I: COVER LETTER 2

SECTION II: CDD MANAGEMENT TEAM AND EXPERIENCE 3

SECTION III: STAFFING LEVELS AND SCOPE OF SERVICES 5

SECTION IV: REFERENCES 6

SECTION V: FEE SCHEDULE 7

COMPANY CONTACT INFORMATION

TABLE OF CONTENTS

March 25, 2010

Dear Concorde Estates CDD Board,

On behalf of the Senior CDD Management Team at Development Planning & Financing Group, Inc., (“DPFG”), we respec ully submit the proposal to work with the Board of Supervisors to manage the Concorde Estates CDD (“CDD”). We have the exper se, intelligence, fi nancial acumen and crea vity to step in, manage a smooth transi on, work with the Board to preserve and enhance infrastructure and the amenity center, refi ne the budget, cut costs, manage funds and implement Board policies for the long-term well being and pres ge of your community. Our proposal for $46,000 (as compared to the budgeted $71,500) will save you at least $25,550 in the fi rst year alone. We off er you professional management at reasonable rates.

Exper se. We have strong, solid and professional experience in all aspects of CDD management - consulta on with Boards, management, administra on, opera ons management, accoun ng, assessment administra on, collec ons and records compliance.

Financial Stewardship. Our fi rms posi ve reputa on is built on professional fi nancial management, accurate accoun ng, assessment administra on, bond fund compliance, and sound, prudent fi nancial stewardship. In recent months our fi rm has experienced an increased demand in CDD restructuring engagements. Given today’s fragile housing market, we have found that in the majority of cases, a par cipa on in a restructure deal would be more favorable for bondholder and developer alike, than carrying out foreclosure proceedings, assessment payoff s, or discounted bond purchases.

Opera ons Maintenance and Infrastructure Preserva on. We have a posi ve track record in overseeing opera ons managers using best management prac ces, and preserving and enhancing community infrastructure, landscaping and ameni es. We strive to get the most u lity and benefi t out of each component of your ameni es, programs and infrastructure. Through professional management, we preserve and increase community value, provide a en on to maintenance details and refi ne community assets through well- med, cost-eff ec ve and appropriate renewal, renova on and improvement plans. We work together with the Board to set goals, policies and systems. We implement these measures through your fi eld staff and contractors. We get posi ve results.

Communica on. We will coopera vely and collabora vely work with the Board. You will have open communica on with all members of our team. In addi on, we have a great reputa on of posi ve communica on with all residents. We process all landowner calls with respect and professionalism. We work with the Board and community to maintain and preserve your valuable community assets.

For all of the above reasons contained within this proposal, we off er you the best professional solu on for your CDD management. If you select us, I vow to you that we will effi ciently manage your districts, save you money, provide you with execu ve briefi ngs, and give you the facts, counsel and advance recommenda ons to enable you and your colleagues to make informed and fi scally prudent decisions. Your Board and I will run your districts like an effi cient and eff ec ve business. It will be a pleasure to work with you.

Respec ully submi ed,

John Daugirda John DaugirdaPrincipal - DPFG, Inc.

landscaping and ameni es. We strive to get the most u lity and benefi t out of each component of your ameni es, prrogograramsms aandnd infraraststruructctururee. TThrhrououghgh pprorofefessssioionanall mamananagegemementnt, wewe pprereseservrvee anandd inincrcreaeasese ccomommumuninityty vvalalueue, prprovviide a en oonn to maia ntn enanncce details and refi ne communnity y assets through well- med, cost-eff ec ve and appropriate reneewwal, rennova on and improvement plans. WWee wow rk together with the Board to set goals, policiesanand d ssystems. We iimplement thesese measures throughgh yyoour r fifi eld staff and contractors. We get posi ve results.

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SECTION I: COVER LETTER

2

SECTION II: CDD MANAGEMENT TEAM AND EXPERIENCE

John Daugirda - Principal

John joined the fi rm as a Principal in 2006. John is the head of the CDD Management team. His core group operates from two offi ces in the Tampa and Orlando, Florida areas. He currently manages many CDD Districts including Arborwood, Tampa Palms, Legends Bay and Renaissance throughout Florida.

In addi on to present work, John has extensive CDD management experience. For 10 years, John worked as a Regional Manager and Director of Management Services at Severn Trent Services. He led a team of nine CDD managers who administered 125 CDDs statewide, 35 of those CDDs were under his direct management. Some noteworthy examples include management of the following CDDs.

Management of Arborwood CDD (5,400 unit development in Fort Myers, Florida). Management of Tampa Palms CDD (3,000 unit development in Tampa, Florida). Management of six CDDs and an Inter-District Authority execu ve board at Lakewood Ranch (6,600 unit development in Bradenton, Florida). Management of Westchase and Westchase East CDDs (3,600 unit development in Tampa, Florida). Management of Cheval West CDD in Tampa, Florida.

John currently manages 19 CDDS and special taxing districts. He has been involved in over 60 bond fi nancings. He has administered numerous consultant, construc on, opera onal and maintenance contracts and handled the full spectrum of district management issues. He has 20 years of experience as an appellate a orney, and holds degrees from John Hopkins University and the University of Bal more.

Maik Aagaard - Managing Principal

Maik has been in his present posi on as Managing Principal of the Florida offi ces of DPFG since 2005. Maik’s client engagements include real estate consul ng with an emphasis in strategic planning for REO assets, public fi nancing, cash fl ow feasibility analysis, assessment methodologies, assessment and bond restructuring, fi scal impact analysis, and development impact fee analysis. Maik has been involved in providing consul ng services for private and public sector clients related to special district forma on, implementa on, fi nancing and management on over 80 projects, fi nancing approximately $500 million in public infrastructure in California and Florida. In addi on, he has worked on assessments administra on related to well over 115,000 parcels. His annual collec on du es included calcula on of assessment amounts on County tax bills.

Most recently, Maik advised a group of fi ve banks with respect to a developer workout proposal for an approximately $175 million syndicated revolving credit facility secured by 9,000 lots including assessing funding requests for development and opera ng expenditures.

Carolyn Stewart - Records Associate

Carolyn has been an Records Associate with DPFG since 2009. Carolyn serves as the lead CDD records and compliance manager. She has over 18 years of records management experience in Cape Coral government, private, legal and consul ng sectors as well as 8 years of experience as Director of Administra on/Records Manager with master planned community developers (Bonita Bay Group) and CDD management services.

Carolyn holds a master’s degree in Public Administra on from Central Michigan University and is a Cer fi ed Records Manager from the Ins tute of Cer fi ed Records Managers.

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SECTION II: CDD MANAGEMENT TEAM AND EXPERIENCE

Rick Woodville - Manager

Rick has been a Manager at DPFG since 2007. Rick serves as the lead CDD accoun ng and assessment manager and is responsible for the accurate and mely prepara on of fi nancial statements, CDD budgets, assessment rolls, and annual audits. In addi on, Rick has an integral func on in CDD assessments, trust fund, and bond indenture compliance.

Rick has over 13 years of experience in municipal fi nance, government accoun ng and opera ons. He previously worked with Broward county, the second largest County in the State of Florida, seventeenth largest in the Country, where he took an essen al role administering an opera ng budget of over $1.6 billion, including responsibility for the prepara on of eight Comprehensive Annual Financial Reports (C.A.F.R.) for the Fort Lauderdale/Hollywood Interna onal Airport, Port Everglades, Mass Transit, Integrated Water Management, Environmental Services, Risk Management and Fleet Services.

Before joining DPFG, Rick served as Regional Accoun ng Manager for Severn Trent Management Services where he managed six CDD accountants and oversaw the fi nancial audits, monthly repor ng, annual budgets and administra on of debt service for 34 CDDs and other governmental agencies. Noteworthy examples include:

Accoun ng management of Disney’s Celebra on CDD and the Enterprise Water U lity with a total annual budget of $13,940,580. Accoun ng management of Lexington Oaks CDD, Harmony CDD, Urban Orlando, Steven’s Planta on and Poinciana CDDs.

Rick has worked extensively with government offi cials, federal and state regulatory agencies, district counsel, bond counsel, the na on’s largest developers and some of the country’s largest audi ng fi rms. Rick earned his accoun ng degree from Barry University.

Jean Rugg - Manager Associate

Jean has been a Manager Associate at DPFG since 2006. Jean is the head of the DPFG records administra on and secretarial team. She has over 10 years experience in providing professional records administra on, regulatory compliance and administra on of over 125 CDDs and other special taxing districts in Florida. Prior to joining DPFG, she worked at Severn Trent Services where she supervised a 17 person secretarial team who provided records and regulatory compliance for numerous complex CDDs including:

Westchase, Westchase East, Cheval, Tampa Palms, Meadow Pointe, Heritage Harbor, Heritage Isles, and Arbor Greene in the Tampa area. Celebra on, Enterprise, Stoneybrook West, Harmony and Falcon Trace in the greater Orlando area.

In addi on, Jean has worked as a paralegal for a business law fi rm. She is fully trained in state records administra on rules, regula ons and policies, procedural due process compliance and related governmental regulatory requirements.

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SECTION III: STAFFING LEVELS AND SCOPE OF SERVICES

John DaugirdaDistrict Manager

Jean RuggAdministra on

Maik AagaardAssessments

Rick WoodvilleAccoun ng

Carolyn StewartRecords Compliance

Organiza onal Chart of DPFG CDD Senior Management Team

Proposed Staffi ng Levels

John Daugirda - District ManagerScope of Service Include:Manage the District pursuant to Chapter 190 and related provisions of Florida Statutes; advise the Board on substan ve, procedural and regulatory issues rela ng to District ma ers; budget development and implementa on; administer contracts regarding community infrastructure and ameni es.

John Daugirda - Opera ons ManagementScope of Service Include:Oversee fi eld opera ons, develop policies and procedures; protect, maintain and enhance District assets; design and implement improvements; bid maintenance contracts; conduct monthly landscaping maintenance; pond and infrastructure inspec ons and take all appropriate follow-up measures; manage District personnel; prepare and administer fi eld opera ons budget and expenditure program.

Maik Aagaard - AssessmentsScope of Service Include:Provide professional assessment management for the assessment, levying and collec on of special assessments; services include preparing an annual assessment roll and coordina ng with county taxing authori es for the collec ons.

Rick Woodville - Accoun ngScope of Service Include:Prepare fi nancial statements; implement government investment policy; prepare government mandated fi nancial reports; coordinate with auditors on annual independent audits; perform all other government required fi nancial func ons pertaining to District administra on.

Carolyn Stewart - Records ComplianceScope of Service Include:Prepare legal no ces, agendas and mee ng packets; prepare offi cial minutes; manage, organize, and archive offi cial records; fi le appropriate records and reports with government agencies; process records requests and other communica ons.

John Daugirda Operraa ons Mananagagementg p gScope of Service Include::Oversee fi eld opera ons, dedeeveveveloloop p poliiciicieseses aandnd ppprororocec dures; protect, maintain aaand enhance District assets; design and imimmplpp emment improvements; bibibb ddd maininintetetetennancee cococoontntnn raracts; conduct monnn hthththt lyly landscaping maintenance; pond and inininfrasasstrucuccture inspec ons and takkkake e e e alala ll apappapprprprprprp opopopopopriririr atatee e follow-up measures; manage Distrtricict personnel; preparere and adadadmiim nistster fi eld opera ons budgggetetetet andndnd eeeexxxpxpeneendidididitttuure programm..

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5

SECTION IV: REFERENCES

Maggie Wilson, CDD ConsultantTampa Palms Community Development District16311 Tampa Palms Blvd., WestTampa, FL 33647(813) 977-3933mmfi [email protected]

John Daugirda has worked as the District Manager for this CDD since 1996. During the fi rst phase, he also directly managed an in-house opera ons and maintenance team of 20 employees. These employees included both landscape and maintenance staff and park employees. He also managed all contractors for outside service contracts, including pond maintenance, electrical installa ons, building repairs, construc on projects and landscape infrastructure maintenance. A fi nancial analysis indicated that the District could save money by conver ng from an in-house staff model to an outsourced contract model for landscape and other maintenance. During the second phase, the District successfully transi oned to the full contract model. The District has implemented a mul -year, mul -million dollar infrastructure refurbishment and enhancement program with upgrades for park ameni es, pump sta ons, irriga on systems, monuments, fountains, ligh ng, and community branding.

Laura Coff ey, ChairVerandahs Community Development Districtc/o Lennar Homes15550 Lightwave DriveClearwater, FL 33760(727) 479-1724laura.coff [email protected]

John Daugirda has worked as the District Manager for this CDD since 2006. Mr. Daugirda and his team manage the district and oversee the maintenance program at this Pasco County district. The DPFG Senior Management Team provides periodic inspec ons and prepares and sends out proposals for landscape maintenance. Their team directly manages the landscaping company. Based upon our inspec ons or upon calls from residents, we direct the landscaping company to take correc ve and preventa ve maintenance measures.

Adam Smith, Vice ChairmanMagnolia Park Community Development Districtc/o Pulte Homes3810 Northdale Blvd., Suite 100Tampa, FL 33624(813) [email protected]

John Daugirda has worked as the District Manager for this CDD since 2006. Mr. Daugirda and his team manage the landscape program at this Hillsborough County district. DPFG provides periodic inspec ons and prepares and sends out proposals for landscape maintenance. His team directly manages the landscaping company.

6

Fee Schedule

We are off ering our professional services at a signifi cant economic benefi t to the District. By u lizing the best management prac ces, we can off er the highest quality of professional services at rates that are be er than your exis ng budgeted amounts. We will work smarter and more effi ciently to meet the cri cal regulatory needs, and to preserve and enhance the District. We will revise our CDD Management Proposal taking into account saving due to mul ple CDD Management engagements. Please let us know if your desire to engage DPFG for mul ple CDDs.

The following table represents DPFG’s Fee Schedule for the CDD:

Scope of Work Current Budgeted Amount

DPFG Budgeted Amount1 Projected Savings

Management and Opera ons Services: $ 34,400 $ 18,000 $ 16,400

Accoun ng Services: 18,750 15,000 3,750

Financial and Assessment Advisory Services: 9,000 8,000 1,000

Records Compliance: 9,400 5,000 4,400

Total for All Services: $ 71,550 $ 46,000 $ 25,550

Restructure Services **:

** Restructure services may include, but not be limited to the following:

a. For poten al or exis ng bond defaulted projects, determine how best to maximize bondholder and developer returns; b. Formulate property owner restructuring proposals for troubled CDDs and nego ate resolu ons; c. Benefi t/detriment analysis given sets of bond restructure choices and local real estate market condi ons, including sale pace and price analysis, and impact on current and proposed bond structures and undeveloped/unsold land; d. To gauge reposi on/restructure poten al, perform lot supply and demand analysis in the compe ve market, evaluate land use value to lien ra os and assessment rates in compe ve market; evaluate where, what, and why would consumers buy housing product and contrast that with exis ng reposi on proposal and land use plans; e. Cash fl ow feasibility and valua on services, including best case and worst case scenarios; quan fy net benefi t and economic deal points in forbearance agreements and restructure proposal.

1 An cipates addi onal work due to bond defaults.

SECTION V: FEE SCHEDULE

7

DEVELOPMENT PLANNING & FINANCING GROUP, INC.

Development Planning & Financing Group, Inc.15310 Amberly Drive, Suite 175

Tampa, Florida 33647www.dpfg.com

CITY OF LAKE WORTH, FLORIDA - REQUEST FOR PROPOSAL #10/11-108

Section I: Introduction Letter 2

Section II: Past Experience / Resumes 3

Section III: Understanding of the Project and Project Requirements 11

Section IV: Approach and Implementation 12

Section V: Additional Information 13

Section VI: Fees 14

City of Lake Worth, Florida - Request for Proposal #10/11-108

TABLE OF CONTENTS

April 1, 2011

Ms. Debby CoxOffice of Management & BudgetCity of Lake Worth7 North Dixie HighwayLake Worth, FL 33461

Dear Ms. Cox,

Development Planning & Financing Group, Inc., (“DPFG”) in association with Nicholas Consulting and Clarion Associates, is pleased to submit this response to your Request for Proposal #10/11-108 for Special Assessment Development Services.

Our team, with its local knowledge and extensive special assessment development experience understands the inherent challenges and importance of your envisioned special assessment program to fund City of Lake Worth (the “City”) services that directly benefit your residents. We have the expertise, intelligence, technical acumen and creativity to successfully develop such a program. Our skills and experience are perfectly aligned with your needs. We bring a track record of being involved in establishing well over 2,100 special assessment programs to finance capital improvements and services. Below is a brief introduction to our team:

DPFG is a full service real estate and management consulting firm that delivers a multitude of service lines to private and public sector clients. Our experience on special assessment matters across the country informs our approach. We provide superior assessment approaches wedded to a strong understanding of the special assessment process in Florida. DPFG has been in business since 1991, with nine offices across the country and over sixty employees. The firm has two offices in Florida; one in Tampa and the other in Winter Park. Maik Aagaard, Managing Principal of DPFG Florida, is the primary person responsible for this project.

Dr. James Nicholas, Emeritus Professor of Urban & Regional Planning and Emeritus Professor of Law, University of Florida, Gainesville, Florida; and Principal, Nicholas Consulting, is a well-known expert in Florida growth management legislation, urban land economics, urban and regional planning, and environmental and urban problems. He has been advising the City and Palm Beach County on economic development and infrastructure financing issues. His work has also covered development of special assessments.

Mr. Craig Richardson, Esq. with Clarion Associates has a mastery of legal issues surrounding special assessments in Florida. Clarion Associates has been in business for 19 years, and is a limited liability company. No firm in the country matches the combination of land use and zoning, infrastructure financing, urban design, real estate economics, community development, and planning experience of Clarion’s principals. Mr. Richardson has drafted over 100 ordinances implementing public facilities and services financing programs, including Palm Beach County.

Here are some key points about our team:

Expert Special Assessment Development – We will give the City expert special assessment services, attention to details, and project mastery. We will give you smart advice for you to set policy and approve the program. All team members have experience working on assessment issues in Florida. This expertise will benefit your program.

Expert Benefit Analysis, Cost Allocation, Assessment Spread and Modeling – Our expert analysts will advise you on all assessment and benefit matters to establish a fair, reasonable and legally defensible special assessment program. You will have access to multiple apportionment options and their implications.

Competitive Fees – Our fees are reasonable in light of the technical expertise and requirements of this critical program.

We want to work for you. We will provide you with expert service and advice, and strive to exceed your expectations. Thank you for your consideration of our proposal.

Respectfully submitted,

John ForemanPresident & Chief Executive OfficerDPFG, Inc.

PAST EXPERIENCE

The key staff has been involved in the successful development of numerous special assessments programs for local government services. Those services include analysis of direct benefit, level of service, operating budgets, alternate funding sources, etc.

City of Rialto, CA - Lytle Creek Population 99,171

On behalf of majority property owners, we verified the assumptions and reasonableness for a special assessment program to fund City services. Based on our analysis, we created a more reasonable and equitable program and negotiated with City staff to achieve a resolution to funding challenges.

• Services Included: Creation of alternate assessment spread, benefit analysis, developing options and discuss implications of same. • Services Funded: Police and Fire and other potential City services.

Contact Information:Mr. Ron PharrisChairmanLytle Development180 N. Riverview Drive, Suite 260 Anaheim Hills, CA 92808Phone: (714) 283-2400

City of San Jacinto, CA Population 44,199

In this engagement, DPFG verified the assumptions and reasonableness for a special assessment program to fund the City’s police and fire services. DPFG created a more reasonable and equitable program and negotiated with City staff to achieve a resolution to funding challenges.

• Services Included: Creation of alternate assessment spread, benefit analysis, developing options and discuss implications. • Services Funded: Police and Fire

Contact Information:Mr. Bill BlankenshipChief Executive OfficerRiverside County Building Industry Association3891 11th StreetRiverside, CA 92501Phone: (951) 781-7310


SECTION II: PAST EXPERIENCE / RESUMES

City of Goodyear, AZ Population 64,600

DPFG prepared the special assessment methodology for the issuance of special assessment bonds to facilitate the construction and/or acquisition of eligible public improvements related to the 9,771 acre master planned community located in Goodyear, Arizona. Services included the creation of alternate assessment spread, developing options and discuss implications.

• Services Included: Creation of alternate assessment spread, developing options and discuss implications. • Services Funded: Water, Sewer, Roadways

Contact Information:Mr. Matthew YinglingRegional General CounselNewland Communities3010 E. Camelback Road #100 Phoenix, AZ 85016Phone: (602) 468-0800

In addition to our stated work above, our Florida team has developed over 60 special assessment programs that have financed services and improvements benefitting over 80,000 residents throughout the state of Florida. Currently, we administer special assessment programs to fund annual operating budgets in excess of $10 million.





EducationB.A., Economics, California State University Hayward, 2001Economics, Christian-Albrechts-University, Germany, 1999Economics, University of Wales, Great Britain, 1998

AffiliationsHBA of Metro OrlandoUrban Land Institute Panel Speaker and PresentationsGrowth & Infrastructure Consortium Beyond Impact Fees, 2010Crittenden Real Estate Finance Conference, 2010ULI of Tampa Bay Trends Day Conference, 2009ULI Fall Meeting & Urban Land Expo, 2008Crittenden Real Estate Finance Conference, 2008

Professional History2004 to PresentDevelopment Planning & Financing Group, Inc. (DPFG)Managing Principal

2002 – 2004David Taussig & Associates, Inc. (public finance consulting firm)Associate

2001 – 2002MuniFinancial, Inc. (public finance consulting firm)Analyst

Maik Aagaard is the Managing Principal of the Florida Offices of DPFG, Inc. Maik’s client engagements include real estate consulting with emphasis in strategic planning for public financing, cash flow feasibility analysis, special assessment methodologies, fiscal impact analysis, and development impact fee analysis. Maik has been involved in providing consulting services developing, analyzing, and negotiating maintenance and services assessments for private and public sector clients. His work also related to special district formation, implementation, financing and management on over 80 projects, financing approximately $700 million in public infrastructure in California and Florida. Most recently advised a group of 5 banks with respect to a developer workout proposal for an approximately $175 million syndicated revolving credit facility secured by about 9,000 lots including assessing funding requests for development and operating expenditures.

Maik is a member of the Urban Land Institute and the Home Builders Association of Metro Orlando. He holds a university degree in economics after completing related coursework at the University of Wales, Great Britain, and Christian-Albrechts-University at Kiel, Germany.

Maik AaggardManaging Principal



EducationB.S., Business Administration, Florida State University, 1983

AffiliationsAmerican Institute of Certified Public Accountants Florida Institute of Certified Public Accountants Professional History2011 to PresentDevelopment Planning & Financing Group (DPFG)Principal

2002 – 2011 Pulte HomesDivision Vice President of Finance 2009 – 2011 Area Vice President of Finance 2007 - 2008Division President, Southeast Florida 2005 - 2007Vice President of Operations, DiVosta Division 2002 - 2005

1998 – 2002American Heritage HomesChief Financial Officer

1990 – 1998Brewer, Beemer, Kuehnhackl & Koon, PAAudit Partner

1983 – 1990Price WaterhouseAudit Manager

Mr. Koon began his career in 1983 in the Orlando office of Price Waterhouse. As a member of the auditing and accounting practice of PW, he gained wide experience in a variety of industries including government and not-for-profit organizations.

After seven years with PW, Mr. Koon, along with several of his colleagues, left to form their own firm. In that setting Mr. Koon was able to expand the scope of his practice to include additional industries such as real estate and professional service firms and a broad range of litigation and economic consulting engagements. As leader of the firm’s litigation support practice he served as a consultant and expert witness in matters pertaining to bankruptcy, litigation for recovery of lost profits, eminent domain, personal injury, wrongful death and a wide range of general business disputes.

David is a graduate of Florida State University with a B.S. in Business Administration. He has been a certified public accountant since 1984 and is a member of the American Institute of Certified Public Accountants and the Florida Institute of Certified Public Accountants.

David KoonPrincipal



EducationPh.D., Economics, University of Illinois, 1970M.A., Economics, University of Miami, 1967 B.B.A., Business Administration, University of Miami, 1965

AffiliationsAmerican Planning AssociationUrban Land InstituteAmerican Bar Association, Educational AffiliateInstitute of Transportation Engineers Panel Speaker and PresentationsSee Expanded Résumé (Appendix A)

Professional History2006 to PresentUniversity of Florida - GainesvilleEmeritus Professor of Urban & Regional PlanningEmeritus Professor of Law

2006 to PresentNicholas ConsultingPrincipal

1985 – 2006University of FloridaCo-Director of Growth Management Studies, College of Law

1969 – 1985Florida Atlantic University, Boca RatonProfessor of Economics

Emeritus professor of urban & regional planning and emeritus professor of law at the University of Florida. Professor Nicholas has written widely on the subjects of land, environmental and growth management, with emphasis on local government capital improvement finance.

He has authored eight books, three monographs, and over 60 articles in ten professional literatures dealing primarily with local governmental finance.

Since he retired, Dr. Nicholas has remained active in teaching in both urban planning and law as well as participating in research at the University of Florida.

In addition to his academic duties, over the past 39 years he has worked with many national, state, regional agencies and governments He has development impact fee programs for over 100 local governments in the states of Maine, Massachusetts, Maryland, Virginia, Georgia, Florida, Illinois, Iowa, New Mexico, Colorado, Nevada, California, and Hawaii. He has provided consulting assistance to the states of Florida, Massachusetts, Georgia, Washington, and Hawaii on issues of environmental and growth management. He has also worked with the commonwealths of Puerto Rico and the Northern Marianas Islands. He has provided consulting assistance to a number of federal agencies in the United States plus the counties of Brazil, El Salvador, and Poland.

He received a doctorate in economics from the University of Illinois on 1970 and has forty years experience in economics and issues of growth management and public finance.

Dr. James Nicholas



EducationB.S., Accounting, University of South Carolina, 1980Organizational Development Certificate Program, University of North Carolina, 2001

AffiliationsGovernment Finance Officers AssociationAmerican Planning AssociationAmerican Institute of Certified Public AccountantsN.C. Association of Certified Public AccountantsGrowth and Infrastructure Consortium

Panel Speaker + Technical Papers and PresentationsReconsidering School Impact Fees, co-author, GFOA, October 2005Wise Financing for Smarter Growth in Today’s Cash Strapped World, New Partner for Smart Growth, 2011.Impact Fee Methodologies: Protecting Your Community from Controversies, National Impact Fee Roundtable, 2009Tools for Economic Development Finance, National Impact Fee Roundtable, 2009Impact Fees: Stepping Up Your Strategies, NAHB State and Local Government Affairs Conference, 2006The Private Side of Redevelopment: Agreements, Partnerships, Politics, Risks & Rewards, Florida Redevelopment Association Annual Conference, 2006 Professional History2011 to PresentDevelopment Planning & Financing Group (DPFG)Managing Principal

2009 – 2011AECOM Economics (Formerly Economics Research Associates)Associate Vice President

2003 – 2009Miley, Gallo & Associates, LLC

1986 – 2003Thomas, Knight, Trent, King and CompanyExecutive Vice President and Principal

Lucy Gallo provides fiscal and economic impact analysis, real estate market analysis, benefit/cost modeling and public infrastructure finance (impact fees, tax increment financing, and special assessment districts) advisory services for urban development, redevelopment and comprehensive planning projects. With significant experience in community revitalization initiatives, Lucy has served as a lead fiscal consultant for numerous large-scale economic development and public/private partnership engagements throughout the Southeast.

Lucy understands that meaningful economic and fiscal impact analyses can successfully bridge the gap between traditional planning and economic reality to forge a cooperative, comprehensive community planning process. Over the years, she has assisted a diverse cross-section of communities, ranging from small towns and rural counties to large urban cities, with fiscal and economic analyses to evaluate important land-use planning initiatives. Regardless of the community’s size, the goal of each engagement has been to address pertinent issues and concerns regarding long-term fiscal sustainability.

The ultimate goal of every modeling assignment is to help local governments, and their constituencies, in carrying out fiscal stewardship. Lucy’s custom, non-proprietary financial models are designed with utmost transparency; an approach that distinguishes her work in its field. Her studies have been subjected to the highest level of peer review, and those reviews consistently conclude that her approach to impact analysis is both thorough and comprehensive.

Lucy often collaborates with the UNC-Chapel Hill City and Regional Planning Department and the UNC School of Government on fiscal and economic impact related research, projects and publications.

Lucy GalloManaging Principal



EducationJ. D., University of Florida College of LawM R.P., University of North Carolina, Chapel Hill B.A., Stetson University

AffiliationsThe Florida BarAmerican Planning AssociationUrban Land Institute Professional History1999 to PresentVice President, Clarion AssociatesChapel Hill, NC

1988 – 1998 Shareholder and PartnerIcard, Merrill Cullis,, Timm, Furen and GinsburgSarasota, Florida

1983 – 1988 Partner/AssociateSiemon, Larsen and PurdySarasota, Florida and Chicago, Illinois

1980 – 1983 AssociateRoss, Hardies, O’Keefe, Babcock, and ParsonsChicago, Illinois and Boca Raton, Florida

Craig is a planner/lawyer and Vice President of Clarion Associates. He has been a member of the Florida Bar for over 25 years, and has extensive experience in capital facilities planning and the implementation of alternative funding mechanisms to provide for capital infrastructure for local governments, including special assessments. He was co-counsel in several early Florida landmark impact fee decisions (Hollywood, Inc. v. Broward County (Fla. 4th DCA 1982) and Home Builders and Contractors Ass’n. v. Palm Beach County (Fla. 4th DCA 1983)),, and has assisted in the design of numerous capital facilities funding programs and ordinances for roads, parks, police, fire, ems, solid waste, stormwater, potable water, and sewage facilities for Florida local governments. He has drafted well over 100 ordinances implementing capital facilities financing programs (e.g., Palm Beach County, West Palm Beach, Manatee County, Tampa, DeSoto County, Indian River County, Monroe County, and Punta Gorda); he has also lead or served as principal in the preparation of land use and development code updates in Palm Beach County, Daytona Beach, Pompano Beach, Alachua, Clearwater, Jacksonville Beach, Martin County, Collier County, and St Lucie County. He has served as a principal or counsel in the design or defense of “first-time development impact fee initiatives” for five local governments in five different states; each program was implemented, and if challenged in court, successfully defended.

Mr. Richardson is a frequent speaker at planning conferences and has written on plan implementation issues. He has served on the faculty for APA’s national Zoning Clinic since 2006, speaking at semi-annual clinics on such issues as innovative zoning techniques/land use controls, adequate pub-lic facility regulations, impact fees and other alter-native financing techniques, incorporating sustainable development practices into development codes, the evolution of zoning, and the law of sustainability.

Craig Richardson, Esq.



EducationJ.D., Law, University of Baltimore Law School, 1975B.A., International Studies, John’s Hopkins University, 1972

AffiliationsTampa Bay Home Builders AssociationOregon State Bar Association

Professional History2006 to PresentDevelopment Planning & Financing Group (DPFG)Principal

1996 – 2006Severn Trent Management ServicesDirector of District ManagementRegional Manager

1975 – 1995Oregon Appellate Attorney

John Daugirda provides real estate consulting and financial advisory services. He has extensive experience in creating and managing Community Development Districts and other Special Assessment Districts to ensure financing and delivery of municipal services. He works from DPFG’s Tampa and Winter Park offices.

He previously directed the Severn Trent management team that administered 120 municipal districts throughout Florida. He led the ST financing team and has testified in support of bond approvals exceeding $4 billion. He has extensive experience in the municipal bond issuance, special assessment and municipal budget process.

In addition, John has 20 years experience as an attorney, and degrees from Johns Hopkins University and the University of Baltimore.

John DaugirdaPrincipal


SECTION III: UNDERSTANDING OF THE PROJECT AND PROJECT REQUIREMENTS

The City has prepared a comprehensive RFP. In addition, we have reviewed the City’s operating budgets and March 2011 meeting minutes. Those minutes document the City’s financial position and provide another indication as to what you hope to accomplish. While the components for special assessment work, such as the Gainesville Fire Assessment Program, are fundamentally the same for big areas versus small, our teams’ years of special assessment experience advising a wide range of clients, and concurrently solving complex legal and technical challenges provides the City the added value it seeks. Special assessment programs can be straightforward, yet adjusting them to achieve the City’s goals with all its nuances is our value proposition. Your intent is clear.

You want our team to develop a special assessment for services, such as street lights, street paving, refuse collection, fire services, or other services that directly benefit property owners within the City. The costs for such City services will be funded through the levy and collection of special assessments. Such special assessments will be allocated among benefited parcels of land in a manner that is fair, reasonable and legally defensible. Our special assessments allocation model will facilitate illustrations of implications for assessment amounts on benefitted parcels and associ-ated land uses.

As long as two principles are adhered to, Florida law allows the City great latitude in determining the appropriate methodology to allocate the City service costs to benefitting properties. The two principles are (i) the properties assessed must derive a direct benefit from the City service program provided, and (ii) the assessments allocated to each property must be fairly and reasonably apportioned among the properties that receive the special benefits. A successful special assessment program implies that the main benefit from the assessment to City residents is their use, or continued use, of the City service once a special assessment program is implemented.

A deep understanding of equitable distribution methodologies of costs of services to benefitting City properties, land uses, and ultimately its residents, is critical to a successful special assessment program for City services. The DPFG team understands the inherent and variable links between City services, operating budgets, and benefitted land uses. We have experience in

Developing equitable assessment distributions to fund City services including, but not limited to, street lighting, police and fire services, landscaping, refuse collection, street sweeping and paving, parks and recreation, etc.

Working with a diversity of clients – private property owners, home builder associations, Cities, Counties and other municipalities – throughout the United States. in order to develop fair and equitable special assessment programs.

Considering provisions, and solving issues that may arise, of a special assessment program such as direct benefit, service and operation costs, exemptions, hardship assistance programs, level of service, assessment collection, benefit areas, credits, refunds, liens, appeals, technical program updates, etc.

Administering special assessments on an ongoing basis, including establishment of budgets, uniform assess ment collection, ordinance and statute compliance, and responding to resident questions and concerns.

In all our engagements, we have used allocations models that are practicable and flexible to quickly ascertain the amount of assessments over specific land uses, and implication of certain assessment recommendations on certain parcels and land uses. These models are designed to provide decision support for the City and stakeholders. We will establish a special assessment program that is simple and practicable for the ongoing administration by City staff at all levels, while meeting the City needs.


SECTION IV: APPROACH AND IMPLEMENTATION

We have assembled a team that brings a deep understanding of special assessment development services and has successfully implemented numerous such programs. DPFG will direct the project with Maik Aagaard being Project Manager. DPFG, Inc., and Dr. James Nicholas will provide technical modeling, benefit analysis, recommendations and guidance. Clarion Associates will provide legal advice and ordinances after completion of the technical reports to support the individual special assessments.

The organization structure below outlines the management structure of the team:

Our approach in implementing the special assessment program is practical and straightforward. A transparent approach throughout this engagement is important to us. We are committed to making ourselves available for regular status and project coordination calls, as well as meetings with City staff.

We will begin the engagement by performing an in-depth analysis of the key factors that influence the City’s special assessment program, such as operating costs, level of service, demand statistics, service areas, land uses, current circumstances, as well as City staff’s goals and objectives. We will evaluate the key variables that influence the level of special assessments and develop a workable model that is capable of illustrating the results of the analysis in a flexible manner to ease your decision making process.

Our approach in providing services is to work very closely with City staff and take their direction, while at the same time, providing the City with our recommendations as to the appropriate course of action to accomplish the goals and objectives of this engagement. We anticipate staffing and completing this work in any manner that is necessary to meet your timing requirements applicable to the Project.

We will rely on City staff to provide the specific goals and objectives related to this engagement from the City’s point of view, basic operating costs information, service area maps, and certain City specific service demand factors that would serve as proxy for level of benefit received by certain land uses, such as fire incident reports, etc. Should we encounter any City data shortages, we have resources available to reasonably supplement the data needs.


SECTION IV: APPROACH AND IMPLEMENTATION

Here is a more detailed description of the strategy for completing our services:

Technical Development of Special Assessment Program

During technical development in this engagement, we will: (i) review and determine City operating budgets and current funding sources for the various services, (ii) develop and document key assumptions for preparation of the special assessment program to achieve City’s objectives, (iii) conduct benefit analysis and establish direct benefit justifications related for various land uses, (iv) develop cost and assessment allocation model based on benefit analysis, (v) run scenarios to illustrate implications of specific recommendations on assessment levels on a per parcels, land use class, or other appropriate metric, as requested, (vi) document findings of analysis, results, and recommendations in support for individual special assessments.

Scope of Work for Ordinance Drafting

During legal development and review, we will prepare the special assessment ordinance(s), after completion of the technical reports to support the individual special assessments. It is assumed that one ordinance will be drafted for each of the individual different types of assessments. The ordinance(s) will conform to state and federal law requirements, and include provisions relating to assessment, direct benefit, collection, credits, refunds, liens, appeals, technical report updates, and other provisions necessary to ensure due process and conformance with state law. The draft ordinance(s) will be delivered to city staff for review and comment. After receipt of city staff comment, Mr. Richardson will conduct a conference call with staff to receive comments and reach consensus about revisions to the draft ordinance(s), and then make the agreed upon changes. After revision of the draft ordinance(s), Mr. Richardson will be available to attend worksession(s) and public hearing(s) for adoption of the ordinance(s).

SECTION V: ADDITIONAL INFORMATION

Since 1991, DPFG has been providing special assessment services to finance capital infrastructure and fund public services related to well over 2,100 projects. Dr. James Nicholas was Professor in Economics at Florida Atlantic University in Boca Raton, and is a well respected expert in urban and regional planning and financing of municipal services and improvements. He has been a long time resident in Palm Beach County and a consultant to the City of Lake Worth and Palm Beach County. Mr. Craig Richardson with Clarion Associates has drafted well over 100 ordinances implementing capital facilities financing programs (e.g., Palm Beach County, West Palm Beach, Manatee County, Tampa, DeSoto County, Indian River County, Monroe County, and Punta Gorda). He has also led or served as principal in the preparation of land use and development code updates in Palm Beach County.

Our team members have been providing assessment services to clients ranging from cities and counties, major property owners, developers, home building associations, and special service districts, throughout the United States. While the components for special assessment work are fundamentally the same for big areas versus small, our teams’ years of assessment work experience working for and advising a wide range of clients and concurrently dealing with and solving complex legal and technical challenges provides the City the added value it seeks. It is our team’s multifaceted experience in not only developing, but also administering, a large spectrum of special assessment programs that provides the City access to greater expertise for possible options, recommendations, and solutions to challenges.

DISCLOSURE OF CURRENT OR POTENTIAL CONFLICTSThere are no current or potential conflicts.

DISCLOSURE OF LITIGATION FOR THE LAST TEN YEARS AND RESOLUTIONOur firm has not been involved in any litigation regarding client services.



SECTION VI: FEES

Should you engage our firm to provide special assessment development services for the City of Lake Worth, Florida our fee will range from $39,000 to $49,000 depending on the range of services provided. This fee includes the full levels of the scope of work as described in your RFP #10/11-108, including several meetings. We anticipate allocating up to 250 to 300 hours to this project depending on the total number of services financed, number of meetings and public hearings.

Our goal is to keep our fees at a reasonable and equitable level that fairly benefits both the City and our team. As part of the contract negotiation process, the City and DPFG will review the complexity of special assessment development services, and reach a consensus on the fees should additional work be required, or the scope change.

We are offering our professional services at a significant economic benefit to you. By utilizing best special assessment development practices, we can offer high quality professional services at competitive rates. We will work smarter and more efficiently to meet the City’s critical regulatory needs, and to preserve and enhance the funding sources for City services.

See breakdown of hourly rates below for key staff assigned to the project.

• Maik Aagaard - $195/hour • David Koon - $180/hour • James Nicholas - $180/hour • Lucy Gallo - $180/hour • Craig Richardson - $220/hour • John Daugirda - $180/hour • Other Professional Staff - $90 to 150/hour

Development Planning & Financing Group, Inc.27127 Calle Arroyo, Suite 1910San Juan Capistrano, CA 92675

www.dpfg.com

Documents

Sample Work - Request for Proposals