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Departure point of Amelia Earharts final flight. Home to storied world champion sports teams. Site of world-class entertainment. Location of our citys two most powerful economic engines. Transit hub for the East Bay. Recreation destination offering spectacular water views and wildlife refuge. Sought after by commercial, retail and residential developers. Valued for its unparalleled hospitality. This is Oaklands Airport Area. The Airport Area presents a rare combination of abundant transit options, available land and a centralized Bay Area location. And the last decade has seen significant transformation and improvement to this ever-evolving gateway as a result. Retailers now recognize the high visibility offered by more than 250,000 vehicles passing through daily and the 13 million travelers who use Californias fourth largest airport on an annual basis.
The lifeblood of the Airport Area remains its hospitality industry, served by Oakland International Airport and the Coliseum complex. After arriving to our city, a passenger is greeted by recent beautification of Hegenberger Road and other major arteries before choosing from one of over 2,000 hotel rooms within a few block radius. After settling in, a quick Starbucks can be enjoyed at Gateway Center after taking in an As game or playing a challenging round of golf at Metropolitan Golf Links. BART or a host of other transportation options whisks one to an important meeting across town or across the bay within minutes. The Airport Area continues to thrive as a commerce and employment center. FedEx, Rainin Instruments, Petfood Express, Revolution Foods, Comcast and UPS are just a few of the major manufacturers, distributors and service providers that have chosen to locate here. This is the thriving Airport Area a PBID will keep vital.
What is a PBID?
PBIDs are a stable funding source for property owners actively working to improve their business district PBIDs offer a proven model of success, with over 2,000 business assessment districts currently operating in the United States and Canada, and nine running successfully in Oakland PBIDs enhance, empower and amalgamate a business district, allowing for significant improvements that attract new businesses PBIDs implement enhancements to a business district that the city cannot fund PBIDs are designed and operated by property owners within a district through an annual self-tax PBID funds are dedicated and cannot be diverted or allowed to be used to replace existing city services PBIDs allow structure for economic development through revitalization and marketing efforts PBIDs provide property owners a say in the ongoing maintenance, marketing and security within their business district PBIDs drive consumers to a business district PBIDs are a long-term solution, in operation for ten years, sometimes longer PBIDs are legal, created under Californias Property and Business Improvement District Act of 1994 or the Parking and Business Improvement Area Law of 1989
Lake Merritt-Uptown CBD Formed 2008 Annual operating budget $1,092,000 Downtown CBD Formed 2008 Annual operating budget $902,000 Koreatown-Northgate CBD Formed 2007 Annual operating budget $279,000 Fruitvale PBID Formed 2006 Annual operating budget $325,000 Laurel District PBID Formed 2005 Annual operating budget $165,000 Temescal-Telegraph Avenue PBID Formed 2004 Annual operating budget $141,000 Montclair BID Formed 2001 Annual operating budget $98,000 Rockridge BID Formed 2000 Annual operating budget $249,000 Lakeshore BID Formed 1998 Annual operating budget $249,000
$3.5 million in privately-sourced and controlled enhancement funds are currently being utilized in Oakland on an annual basis
Owner Outreach & Education Educate property owners about PBID via handouts and meetings Hold focus groups and circulate surveys to obtain input Obtain support from property owners
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District Plan Development Identify district boundaries and included properties Identify potential benefit zones Determine specific services to be provided by the district Determine assessment rate and budget Determine governance structure Draft and review district plan
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Petition Drive Prepare, distribute and collect petitions Submit petitions to the City Council, demonstrating a show of support by at least 50% of owners willing pay into the assessment district
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Initial Hearing Preparation of a Resolution of Intention Preparation of a Notice of Public Hearing and ballot A Resolution of Intention hearing is held Owners are noticed with a ballot
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Public Hearing A public hearing is held before the City Council and/or County Board of Supervisors where any protests are heard Cast ballots are tallied Resolution of Formation is adopted by 51% of ballots cast in favor
The process for establishing an Airport Area PBID would take anywhere from 6-24 months, depending on a number of factors
The proposed Airport Area PBID sits between Oaklands two most powerful economic drivers
The chosen formula used for assessment is: reasonable and affordable to the majority of potential district participants sufficient to cover projected service needs and special projects easily explained to property owners in proper proportion as to assessments paid versus services rendered
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Why would anyone want to pay more money? Isnt the city supposed to provide these services?
PBIDs provide services every business district and property owner needs but that will not be funded by the city.
Cities provide general benefit services. These services normally include police, fire, transportation, utilities, planning and zoning, street paving, lighting, trash and refuse, and housing, among other general benefits. These services do not and cannot fully respond to the special needs of a given business district.
PBIDs provide enhanced benefit services. PBIDs pick up where cities leave off by providing the special services desired and needed by property owners and business districts looking to drive consumer spending and gain a stronger identity. In a time of overwhelming local, state and national deficits, these enhanced benefits are the most efficient and effective means of ensuring that dedicated funds stay and are spent within a district and managed in a manner acceptable to the property owners. PBIDs provide services every business district and property owner needs but that will not be funded by the city.
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The time is right. The City of Oakland continues to suffer budget woes and staff shortages that threaten supplemental services beyond the basics. The Oakland Police Department is understaffed and able to respond only to critically-essential law enforcement needs of Airport Area businesses on a consistent basis. Enhanced security services provided by the city remain a band-aid, at best. The elimination of redevelopment funding by the State to implement future Airport Area projects looms, putting revitalization and economic growth here in jeopardy. The need exists. Supplemental city services once relied upon may be unavailable to Airport Area property owners in the near future while crime and ongoing maintenance issues persist. Property owners must meet the need and close the loop themselves to ensure that economic development continues and does not suffer as a result. The means are available. A viable means of enhancing existing services is at the disposal of committed property owners who see the value in funding capital improvement, maintenance, safety, and other valuable services themselves. Results can be transformative. Self-funded programs revitalize a business community by strengthening or redefining its image, as defined by the property owners doing business there. Marketing efforts that include business directories, advertising, websites, street fairs, dining-out events, holiday celebrations, and banner programs all serve to transform the way consumers and visitors view the business corridor and shape their views about buying and staying there. Consumers willingly patronize business districts that are organized, safe, clean and controlled.
The interests of a business community can be no better served than by its stakeholders.
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Phase I
Feasibility Study
Owner Outreach: Property owner contact in person, via email and telephone with the purpose of determining level of owner interest, level of support for creating PBID, identifying potential assessment scenarios, specialized services owners are willing to support, feasible PBID boundaries Owner Surveys: Hardcopy surveys issued to owners, collected and tallied Outreach & Informational Meetings: Coordination of group meetings that focus owner interest & preference Feasibility Report: Preparation of a final report on the results of the feasibility study, including conclusions on owner support levels, and recommendations as to the most feasible boundaries, assessment methodology, and specialized services preferred by property owners
Phase II
District Formation
District Plan Development: Identification of district boundaries and included properties; determination of services to be provided; determination of assessment rate and budget; determination of governance structure; drafting of district plan Petition Drive: Preparation, distribution and collection of petitions for formation; submission of petitions to City Council, demonstrating a show of support by at least 50% of owners willing pay assessment Initial Hearing: Preparation of Resolution of Intention; preparation of Notice of Public Meeting and ballot; Resolution of Intention hearing; owner balloting Public Hearing: Tallying of ballots; adoption of Resolution of Formation
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Why AABA?
Why is the Airport Area Business Association sponsoring the effort to institute a PBID here? Why is it the logical organization to undertake this task? AABA remains a self-sustaining, stable presence in the area to the benefit of the local business community, as it has since its inception 45 years ago. AABA has competent staff, a committed board of directors and resources at its disposal to see the PBID project through to fruition. AABA is taking the lead on this effort because the time is right to do so, the need exists and the creation of a successful PBID in the Airport Area is reasonable, realistic and attainable. The leadership of AABA believes the time for an Airport Area PBID is now.
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Directors
Mark Bryant Port of Oakland Ann Cooke Ultimate Sports Guide Sharon Simontacchi LAZ Parking Mike Tallent The Art Sign Company Kyle Taylor Shred Works Mike Yoell Core Security Solutions
Executive Director
Debra Hauser
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This document was prepared by the Economic Development Group of the Airport Area Business Association