David Doezema
Mr. Doezema is a Manager in Keyser Marston Associates’ San Francisco office. He joined Keyser Marston in 2002 and has participated in fiscal impact analysis, redevelopment finance, economic benefits assessment, and economic nexus analysis.
Areas of Expertise
Fiscal Impact Analysis
Assessment of the general fund revenue and expense impacts of development projects that have included master planned residential communities, military base reuse plans, medical facilities, and mixed-use projects in jurisdictions including Los Angeles, Santa Fe Springs, Modesto, Santee, Alameda, Dublin, Santa Paula, Marina, and Monterey County.
Recent fiscal analysis assignments have included military base reuse plans for the former Alameda Point Naval and the East Garrison and University Villages projects on the former Fort Ord. Each of these projects are large-scale mixed-use developments. Analyses were prepared in support of disposition and development agreement negotiations and for financial planning purposes. In each case, the resulting projection of fiscal impacts supported a financing plan for conversion of the base to civilian uses while satisfying the fiscal neutrality goals of our clients.
Redevelopment Finance and Tax Increment Projections
Projection and analysis of redevelopment agency finances including tax increment revenues, bonding capacity, debt service, and other obligations. Agency assignments include tax increment and cash flow projection in relation to disposition and development agreement negotiations, issuance of bonds, redevelopment plan adoption and redevelopment implementation plan amendment, and long term planning.
Recent experience includes the University Villages, East Garrison, and Cypress Knolls projects within the former Fort Ord. Projections of tax increment cash flow and bonding capacity were completed to support disposition and development agreement negotiations and financing plans for public facilities and affordable housing.
Mr. Doezema assisted with preparation of Fiscal Consultant Reports in relation to recent tax allocation bond sales by the Alameda Community Improvement Commission, and the San Ramon Redevelopment Agency.
Redevelopment plan adoption and Amendment financial feasibility analysis experience include assignments for Redevelopment Agencies in the Cities of West Sacramento, Santa Rosa, King City, Milpitas, San Ramon and Modesto.
Economic Benefits Assessments
Analysis of economic benefits including economic output, employment, payroll and local tax impacts. Assignments have included analyses for a medical center expansion, fixed-base operator, two tech companies, several master planned communities, a ship builder, and a liquid natural gas shipping terminal and power plant.
Economic Nexus Analysis
Mr. Doezema completed an update and restructuring of Keyser Marston’s proprietary jobs housing nexus model. The model calculates the nexus between commercial and residential development and affordable housing demand by merging local and national data on occupations and wages by land use.
An assignment for the City of San Carlos involved application of the nexus model to the proposed Palo Alto Medical Foundation Hospital and East San Carlos Specific Plan to quantify demand for affordable housing generated by development of a 500,000 square foot hospital complex and 2.6 million square feet of commercial space. The analysis is currently being used by the City of San Carlos in support of entitlement negotiations.
Recent assignments for the cities of Seattle and San Francisco involved calculating the nexus between market rate residential development and affordable housing demand by accounting for employment growth associated with consumer expenditures. The analyses will be used to support fee programs in both cities.
Other Nexus assignments have included the cities of San Diego, St. Helena, Walnut Creek, and Napa County.
Professional Credentials
Mr. Doezema holds a master’s degree in urban planning and a bachelor’s degree in civil and environmental engineering from the University of Michigan, Ann Arbor.