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Signed Contracts_Teska Associates, Inc._Washington Heighborhood Market AnalysisT E S K A Community Planning • Site Design ■ Development Economics • Landscape Architecture March 22, 2013 Ms. Laura Carstens Planning Services Manager City Hall - 50 W. 13th Street Dubuque IA 52001 Dear Laura: Teska Associates is pleased to conduct a market analysis for the Washington Neighborhood in the City of Dubuque to track progress that has been made since the original Washington Neighborhood Plan. Attached is an agreement for professional services. Please have the agreement signed and returned to me. We are very happy to see the City of Dubuque to continue to have a focus on the Washington Neighborhood and similar efforts to improve the quality of life in the community. If you have any questions, please call me at (847) 869 -2015 x 204 or email at sgoldstein @teskaassociates.com. Sincerely, Scott Goldstein, AICP and LEED AP Principal Teska Associates, Inc. 627 Grove Street Evanston, Illinois 60201 -4474 fax 847.869.2059 voice 847.869.2015 www.TeskaAssociates.com Page 12 This AGREEMENT is made on and entered into this day of by and between the City of Dubuque, Iowa with offices at 50 W. 13th Street, hereinafter referred to as the "CLIENT ", and Teska Associates, Inc., an Illinois Corporation with offices at 627 Grove Street, Evanston, Illinois 60201, hereinafter referred to as the "CONSULTANT ". Under this Agreement, Teska Associates, Inc. will provide professional services to complete the Washington Neighborhood Market Analysis. The CONSULTANT will be responsible for working with CLIENT to conduct all services and deliverables outlined in Attachment A: Scope of Services based on phases and fees described below. The CONSULTANT shall be compensated for services rendered by the CONSULTANT pursuant to the tasks described in Attachment A as authorized by the CLIENT, not to exceed $7,500 in fees and direct expenses. Additional services may be provided based on this Agreement based on additional written authorization signed by the CLIENT and CONSULTANT. Method of Payment CLIENT shall pay CONSULTANT on an hourly rate basis. CONSULTANT will invoice the CLIENT on a monthly basis, based on hours worked on the project. In the event that additional tasks are requested by CLIENT and agreed to by CONSULTANT, the CONSULTANT shall submit an invoice for costs incurred on the PROGRAM during the relevant monthly billing period. Invoices are due and payable no later than thirty (45) days from receipt of the invoice by the CLIENT. A charge of one percent (1 %) per month will be added to invoices due but not paid within sixty (60) days from the date of the invoice. If the CLIENT fails to make any payment due the CONSULTANT within sixty (60) days from receipt of the invoice, the CONSULTANT may, after giving seven (7) days written notice to the CLIENT, suspend services under this Agreement until it has been paid in full all amounts due. Time of Performance All products and services from the CONSULTANT shall be delivered to the CLIENT in a timely manner consistent with mutually established schedules and quality of professional practice. This AGREEMENT shall be valid for a period of twelve (11) months from the date of signature. If this AGREEMENT is not signed by both the Client and Consultant by July 1, 2013 it shall become null and void. Personnel All of the services will be performed by the CONSULTANT. The CONSULTANT represents that it has, or will secure at his own expense, all fully qualified personnel required to carry out and perform the scope of services of the AGREEMENT. Such personnel shall not be employees of or have any relationship with the members of the CLIENT which would directly affect performance on this PROGRAM. Teska Associates, Inc. 627 Grove Street Evanston, Illinois 60201- 4474 fax 847.869.2059 voice 847.869.2015 www.TeskaAssociates.com Page 13 Indemnification The Consultant does hereby agree to indemnify, defend and hold harmless The City of Dubuque, its officers, agents and employees of and from every manner of action or causes of action, suits, debts, judgments, claims or demands, and any and all damages whatsoever, including all costs, expenses and attorney fees against The City of Dubuque as a result of any claim, demand, suits or actions asserted against The City of Dubuque, its officers, agents and employees for, by reason of, related to or arising out of the Agreement and the performance of any work related to the Agreement by the Consultant, its agents, employees, sub - contractors or assigns that are the result of the Consultant's errors or negligence. The City of Dubuque agrees to indemnify, defend and hold harmless the Consultant, its officers, agents and employees of and from every manner of action or causes of action, suits, debts, judgments, claims or demands, and any and all damages whatsoever, including all costs, expenses and attorney fees against the Consultant as a result of any claim, demand, suits or actions asserted against the Consultant, its officers, agents and employees for, by reason of, related to or arising out of the Agreement and the performance of any work related to the Agreement that are not the result of the Consultant's errors or negligence. The CONSULTANT's maximum liability, as a result of the CONSULTANT's errors or negligence, shall be limited to the limits of insurance coverage, including any legal fees or deductibles. IN WITNESS WHEREOF, the CLIENT and the CONSULTANT have executed this AGREEMENT on the date and year first above written. CONSULTANT: TESKA ASSOCIATES, INC. 3/22/13 CLIENT: CITY OF DUBUQUE, IOWA BY: BY: Lee Brown, FAICP President Name ! Date Michael C. Van Milligen City Manager Teska Associates, Inc. 627 Grove Street Evanston, Illinois 60201- 4474 fax 847.869.2059 voice 847.869.2015 www.TeskaAssociates.com Washington Neighborhood Market Analysis Attachment A: Scope of Services 1. Review and confirm market trade areas. Page 14 The CONSULTANT will review with City staff the boundaries of the market trade area that were defined in the Washington Neighborhood Plan. The CONSULTANT will work with the staff to determine whether the trade area of the original study still actively reflects the shopping, employment, and demographic patterns of the Washington Neighborhood and its environs. The trade area will be compared with data for the City of Dubuque and the Dubuque MSA. Because of the 2010 Census has been released since the past study, there is much more accurate data available at the Census Tract and Block Group level. In addition, we will utilize American Community Survey, which is updated on an annual basis by the U.S. Census, providing more accurate information as well. The CONSULTANT will also use Nielsen /Claritas for detailed demographic, retail, and economic data, the same data source that was the primary set of analysis for the original market study. Other data sources such as LoopNet will be used to track office and commercial properties. 2. Demographic Profile Once the trade areas are confirmed, a detailed demographic profile for the three market areas will be produced. Demographics will include household characteristics such as employment, income, housing value, length of residence, race and ethnicity, age distribution, educational attainment, home ownership rate, household type, and median income trend, etc. Data for key variables (population, households, income, etc.) will be compared between 2000, 2010, and 2012 data. Graphs and charts will be included for income diversity, race and ethnicity, age distribution, and education attainment, similar to the original study. 3. Retail Development The study will update the retail analysis conducted in 2009 utilizing 2012 retail data from Nielsen / Claritas and other data sources. The analysis will begin with an update of a full listing of retail gaps (retail segments in which there is more demand than existing supply) and retail strengths (retail segments that have greater supply than demand). Gaps indicate areas in which the area can attract additional retail goods because of unmet demand. Strengths indicate areas in which there is greater supply, indicating that shoppers are coming into the trade area to buy these goods. Strengths can be built upon because there may be unique stores or goods that are in demand by other Dubuque area residents. The net difference of demand and supply is "retail float " The results from 2012 will be compared to the data that was conducted in the prior study which was based on 2007 data. A table of changes in retail float between 2007 and 2012 will be developed for the Washington Trade Area and the City of Dubuque. Teska Associates, Inc. 627 Grove Street Evanston, Illinois 60201- 4474 fax 847.869.2059 voice 847.869.2015 www.TeskaAssociates.com Page 15 4. Employment, Office and Industrial An analysis of employment characteristics will be developed in greater detail than in the original study, since there is more data publicly available than in the past. The CONSULTANT will conduct an analysis of employment characteristics of households including the fields employees work in, their educational attainment, and income levels. The CONSULTANT will also look at characteristics of employers, including characteristics of each field of employer (e.g. manufacturing, logistics, retail services, education, etc.), and number of employees in each field. Finally, we will compare the employment characteristics of residents with that of employers to determine any gaps or strengths. This analysis can inform both economic development efforts to attract jobs such as office and industrial firms, and inform education and training programs to build the skills of local residents. 5. Housing Housing characteristics will be determined for the three trade areas. These will income information on home ownership versus retail, median housing value, range of housing value, affordability of housing, length of tenure (for owners and renters). Based on this analysis, the CONSULTANT will compare trends for 2000, 2010 and the most recent American Community Survey data (updated from the 2007 data utilized in the original data). 6. Findings A summary of key findings will be developed to inform efforts by the City of Dubuque and its partners in pursuing economic development, retail attraction, housing, education and training programs. Key findings will be organized by each set of issues, including: - Key retail opportunity gaps — types of stores and goods that are in demand in the trade areas and not met well by current offerings - Key retail strengths — types of stores and goods that are attracting additional consumers to come into the trade area and can be built upon as a market niche to anchor retail attraction strategies. Office and Industrial— key areas of strength or needs of employers that can be used to attract additional economic development - Education and training — areas in which local employees may need additional training to meet existing employment opportunities Teska Associates, Inc. 627 Grove Street Evanston, Illinois 60201- 4474 fax 847.869.2059 voice 847.869.2015 www.TeskaAssociates.com Page 16 7. Draft and Final Market Study A draft market study will be submitted to the City of Dubuque. A conference call will be held with City staff to review the study and findings. Based on comments, a final Market Study will be prepared and distributed to the City in electronic format. 8. Workshop Teska will be available to plan and facilitate a workshop with City staff and other partners to understand the market analysis, the key findings, and discuss ways in which to utilize the findings to inform current initiatives. The workshop is intended to be more than a presentation of the data, but a working session to understand, utilize and customize the data to use to inform City initiatives and economic development and retail attraction strategies. 9. Staffing The project will be led by Scott Goldstein, a principal of Teska Associates, and a project manager for the original Washington Neighborhood Study. Mr. Goldstein leads economic development and fiscal analysis for the firm and has conducted several similar studies for both public and private clients in the past several years including a series of market studies for all municipal trade areas within Peoria County, market studies for twelve municipalities in the Central Illinois region, recent studies for private developers in Chicago and Glenview, Illinois, a market study and neighborhood strategy for the Frogtown neighborhood in St. Paul, Minnesota, and a current project with the City of Fitchburg, Wisconsin to conduct a market study and land use plan for a 300 acre development. 10. Budget The budget for the project will be $7,500, including all staffing and direct expenses. The budget will include an initial conference call to review the scope, a draft Market Study, conference call to review the draft, revised Market Study, and one site visit to facilitate a workshop with staff and key stakeholders. 11. Timeline The full study is expected to be completed in 60 -90 days. A draft market analysis will be completed in approximately four weeks from receipt of signed agreement with the City of Dubuque. A conference call and final draft of the report will be completed in 2 -4 weeks from receipt of comments. A final workshop will be conducted within 2 -4 weeks of completion of the final draft. Teska Associates, Inc. 627 Grove Street Evanston, Illinois 60201- 4474 fax 847.869.2059 voice 847,869.2015 www.TeskaAssociates.com