Recent Engagements

Economic Development

Conducted an Enhanced Infrastructure Financing District (EIFD) and Community Revitalization and Investment Area (CRIA) Feasibility Study for the County of Sacramento. Determined financial feasibility to complete desired projects. Identified the pros and cons of financing alternatives to reach overall goals.

Created a strategic plan for Economic Resources Corporation, a non-profit organization whose mission is to advance economic development in historically underserved communities around Greater Los Angeles, primarily through real estate investment and operations.

As a member of CALED’s Economic Development, Finance, and Real Estate Committee (EDFRE) between 2017 and 2023, Suzy sat on a panel of experts to provide member training materials, plan and present conference sessions, and provide input on legislative advocacy efforts. She was instrumental in preparing a resource guide of tax increment tools available for California economic development efforts. Suzy supported CALED’s legislative efforts by providing language for bill proposals and support letters.

Developed an economic development implementation strategy for the City of Belmont. Researched market data and interviewed business community stakeholders to conduct a SWOT analysis and identify the needs of all parties. Created short- and long-term goals to implement the strategy and measure success.

Housing

Prepared a white paper on South San Francisco Rent Burden and Eviction Risk to inform City policies and funding allocations for rental and landlord assistance in response to the COVID-19 pandemic. Identified the potential number of local renters at risk of eviction based on an evaluation of housing cost burden, regional eviction and unemployment trends, and interviews with local service providers. Made recommendations for an overall budget and rental assistance limit per household after taking County, Federal, and State rental assistance laws and programs into consideration.

Served as an extension of staff for the City of Merced on managing over ten affordable housing projects at a time. Assisted on all steps from developing policies, following the Surplus Lands Act, issuing RFPs and NOFAs, underwriting developer proposals, drafting commitment letters and agreements, and taking proposals to City Council for consideration. In 2022, Suzy began an in-lieu fee study and prohousing policy to help the City obtain a prohousing designation and funding from HCD.

On behalf of the Baldwin Park Housing Successor Agency, evaluated a request to award a $1.4 million loan to San Gabriel Valley Habitat for Humanity to develop 12 affordable ownership units. Determined the loan amount was reasonable based on a review of a development pro forma and site plan. Estimated construction costs, other proposed financial sources, the projected sales price of the homes, and affordable housing costs were taken into consideration.

Evaluated the financial impact of providing affordable housing units under multiple income level and bedroom size scenarios to a developer’s overall profitability for a master planned mixed-use community in Hercules.

Prepared HOME Subsidy Layering Analysis and Neighborhood Standards Reviews required for affordable housing projects that receive HOME funding, most recently in El Monte and Merced. Utilized HUD’s multifamily underwriting template and cost allocation tool to determine whether a project has reasonable development costs, is financially sound, and not over-subsidized.

Negotiated deal structures and drafted development, loan, and regulatory agreements between public agencies and housing developers, most recently in Merced, Pinole, Pleasant Hill, and Santa Rosa. Included deals to provide predevelopment funding to assist developers with obtaining building permits as they apply for other gap financing.

Assisted the City of Pleasant Hill with evaluating a proposal for a Naturally Occurring Affordable Housing (NOAH) project. An affordable housing developer requested a small loan and deed-restriction with the City so they could purchase a market-rate property and utilize a property tax exemption to preserve affordability for existing tenants. RSG evaluated the potential loss in property tax revenues to the City and affected taxing agencies, and compared that to what public agencies typically contribute as gap financing to affordable housing projects. Suzy assisted with negotiations and coordinated agreements drafted by the City Attorney.

Assisted agencies with creating affordable housing expenditures strategies, most recently in Merced, Pinole, and Pleasant Hill. The strategies make recommendations on how to allocate funds to best meet community needs based on current and projected amounts of funding available by source, federal and state legal restrictions, RHNA, demographics, and other characteristics.

Issued Requests for Proposals and Notices of Funding Availability for affordable housing projects, most recently in the cities of Merced, Pinole, and Tulare. Ensured proposals meet legal requirements tied to funding sources and properties, such as Senate Bill 341, HCD funding programs, and Low and Moderate Income Housing Tax Credits.

Underwrote affordable multifamily rental and self-help ownership housing projects to help clients determine if they should provide financial assistance, most recently in El Monte, Merced, Pinole, Pleasant Hill, Tulare, Thousand Oaks, and the County of San Diego. Evaluated the reasonableness of each request based on the project’s overall financial feasibility, the likelihood of being repaid, and financial assistance granted for comparable projects by other public agencies.

Evaluated developer requests to refinance or subordinate City loans and affordable housing agreements, most recently in El Monte, Merced, and Rohnert Park. The proposed terms and agreements were reviewed against existing documents to confirm impacts on project affordability, City finances, and City controls.

Drafted annual reports tracking compliance with affordable housing production and expenditure mandates for over ten cities throughout Northern, Central, and Southern California. This includes Housing Element Annual Progress Reports, Housing Authority Annual Reports, and Housing Successor Annual Reports. Also helped evaluate No Net Less and made findings required by Senate Bill 166.

Provided relocation oversight for motel conversion projects utilizing Project Homekey funds for the County of Orange. Ensured that an affordable housing developer was following State and Federal relocation requirements when relocating low-income motel residents before rehabilitating the site to provide permanent affordable housing.

Real Estate

Led property disposition efforts for city-owned properties subject to surplus lands, housing successor, and redevelopment dissolution requirements. Advised on navigating complex legal requirements while listing properties for sale, soliciting offers, and negotiating sales agreements. Recently assisted Merced, Pinole, Pleasant Hill, and Tulare in such efforts. The sales have culminated in market rate and affordable housing projects, and commercial projects that meet economic development goals.

Created an Offering Memorandum for a P3 project in the City of Rancho Cordova. The City offered $35 million and City-owned land to create a vibrant mixed-use district. Coordinated proposal requirements, Bidder’s Conference, and proposal submission.

Assisted multiple clients, most recently Merced and Pinole, with navigating the Surplus Lands Act by summarizing requirements, drafting required resolutions, issuing Notices of Availability, corresponding with the Department of Housing and Community Development, and responding to interested parties.

Fiscal Health

Drafted a Public Facilities Finance Plan for the City of South Gate to realize transit funding sources to fund infrastructure improvements to enhance its development potential, such as CFD, EIFD, CRIA, and community benefit agreements.

Served as Fiscal Consultant for bond refundings throughout California, most recently in Hercules, Galt, and Apple Valley. Analyzed past financial trends and projected revenues to determine bond debt service coverage. Informed by expert knowledge of how taxes are distributed to government agencies, particularly redevelopment successor agencies. This knowledge is invaluable for clients that require in-depth consultations with affected taxing agencies about negotiated or statutory pass-through payments.

Served as a technical expert on legislative efforts involving successor agencies. Drafted legislation and participated in committee hearings for bills introduced by Senator Nancy Skinner, Assemblymember Kevin Mullin, and Assemblymember Henry Perea on behalf of the Cities of Hercules, South San Francisco, and San Joaquin. Also provided expert witness testimony for litigation on behalf of the City of Antioch.

Regularly oversee the preparation of annual continuing disclosure reports for bondholders, most recently in Ridgecrest. Ensure all disclosure requirements are met and posted on the Electronic Municipal Market Access (EMMA) database or sent to bondholders as appropriate.

Consulted over 15 successor agencies throughout California with redevelopment dissolution activities. Prepares ROPS, administrative budgets, cash flow projections, and property disposition documents. Regularly consults with State, County, and taxing agencies on behalf of Successor Agencies and Oversight Boards. In 2022, assisted the City of San Pablo with the approval of a $2 million City loan repayment that had been denied in prior years.

Assisted the City of Pleasant Hill with reviewing several complex payment agreements, auditing prior payments, revising methodologies, and negotiating revisions with the County Auditor-Controller and a noteholder.

Conducted a Fiscal Impact Analysis for the reorganization of a County Service Area (CSA) in San Bernardino County. The CSA provided sewer and road maintenance services and considered splitting each function by having a larger water district take over sewer services and having the County continue road maintenance services under a new CSA zone. Analyzed the proposed reorganization’s financial impacts on the water district and County.

Conducted a 2013 Municipal Service Review for water agencies in Yolo County, which required extensive research of regional water and agricultural studies and synthesizing findings for the public and local leaders.

Assisted the City of La Quinta with the annexation of unincorporated territory in 2007, leading the resident outreach process to advocate for annexation in order to ultimately rehabilitate an affordable housing property serving senior and special needs residents.

Created a Community Benefits Policy for the City of Belmont. Prepared a technical memo identifying important considerations and outlining the process for creating a policy with input from the public and City leaders. A policy will be drafted after a community engagement process.

Oversaw the preparation of two annexation fiscal analyses for the City of Belmont for the annexation of property along Old County Road in the City’s sphere of influence. Advised on the fiscal impact that annexation will have on tax revenues and service costs. Assisted with negotiating the share of property tax transferred between agencies as a result of annexation or reorganization.