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The NBS Consulting Group is your expert resource and acts as an extension of public agency staff, providing expertise as needed in the following general areas:
NBS staff draw from their vast resources in these areas to create solutions that will meet the criteria for the project. The consultants meet with the overall team and then manage the project to meet deadlines and budget. Excellent communication and project management skills drive positive results. |
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Assessment Engineering is the process of analyzing the relevant data and actual projects and services, and then formulating a new Assessment District. The Assessment Engineer is the person responsible for identifying the parcels, assigning the assessable benefits, preparing required reports, developing and sending ballots, etc. In this case, Assessment Districts include both bonded districts, such as 1913/1915 Act Assessment Districts, and non-bonded districts, like Landscape & Lighting Districts. NBS partners with local agencies and acts as the "Assessment Engineer" in the set up and formation of new Assessment Districts. | |
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Public agencies with significant capital requirements need to plan extensively for replacement and new needs. Useful lives, cost structures, budgetary constraints and rate structures are all pivotal variables in developing a Capital Improvement Plan (CIP). NBS assists local governments with CIP programs to maximize benefit for the agency while maintaining generally accepted standards and processes. |
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Local governments need to understand their cost structure before commencing with any “pricing” decisions. It is important to know the real “fully-absorbed” costs of running the frontline local government departments, which can include a significant amount of cost from management, personnel, and other overhead groups. NBS can provide financial support and sage advice to local governments. |
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Development Impact Fees (DIF) are a one-time fee, a type of exaction, imposed to generate funds for the new or expanded infrastructure required because of development, whether commercial or residential. They are not to be used for ongoing operations and maintenance needs. NBS helps local governments to identify the areas where such fees are needed, and develops the needed rigorous study to justify such fees. |
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Engineer's Reports are required when new Assessment Districts are created, and when certain types of existing Assessment Districts are renewed annually. This Engineer's Report will often contain project cost information, the method of spreading the costs to individual properties, benefit criteria, detailed maps and diagrams, ownership information, and parcel lists. NBS prepares numerous types of Engineer's Reports for its clients, as required by law and practice. |
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The most prudent first step in a project is first defining the alternatives, and then reviewing the various perspectives and opportunities associated with each course of action. Such Feasibility Studies will drive the succeeding processes and result in the best outcome for all concerned. NBS uses its experience and creativity to drive this crucial starting point for any major project. |
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A Fiscal Impact Analysis is simply a tool used to understand the financial effect of most government decisions. As an example, NBS will estimate the net impact on local government of a particular development project, factoring in actual revenues versus costs. In the case of residential development, for example, this analysis encompasses estimated tax revenues from relevant sources (property and sales taxes) versus the costs to serve such development. |
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Public agencies, from the smallest to the largest, need to actively manage their infrastructure to assure the long term viability of the organization given funding constraints. NBS provides Infrastructure Management and Capital planning services to many diverse agencies. |
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There are often needs for various types of maps and diagrams. The most common are the Boundary Map and Assessment Diagram. The Boundary Map typically shows the boundary of a district and has required certifications. The Assessment Diagram is a more detailed document that shows each and every parcel within the special district as well as legal certifications. NBS is equipped with the latest software systems to prepare the many types of Boundary Maps and Assessment Diagrams, as needed. |
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| There are many instances where a local government is in need of a parcel audit to ascertain if the correct data is on hand, both for a particular district or area or for the entire geographic boundary. Revenue audits may involve a number of areas, including Assessment Districts and certain types of funds. NBS staff has provided many types of Audits for local governmental agencies. This includes various types of Revenue Audits of assessment districts and Parcel Audits for entire jurisdictions to specific areas or districts. |
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A Property and Business Improvement District (PBID) is a property based assessment district subject to the provisions of the California Streets and Highways Code, Section 36600 – 36671. The Property and Business Improvement District Law of 1994 was created to promote the economic revitalization and physical maintenance of business districts in an effort to create jobs, attract new businesses, and combat revenue losses to urban development and other cities. A PBID is a financing mechanism used to support various local improvements and services that enhance the targeted area. It is a self-imposed and self-governed district that unifies business and property owners in support of a common goal. The following are two descriptions of PBID projects that NBS has worked on: More information on PBID's: |
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Proposition 218 compliance consists of a number of steps, including:
NBS has been at the forefront of this area since Proposition 218 was passed in 1996, and has assisted public agencies with both large and small districts.
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| A public agency or utility can charge Rates and Fees based upon the actual cost of providing that service. Justifying these Rates and Fees can be complicated when it comes to determining the actual costs and appropriate reserves, and then calculating an appropriate method of metering these out to users of the services. NBS provides many types of Rate and Fee Studies for agencies that provide such services. |
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Reassessment Engineering is a specialized form of Assessment Engineering and Financial Analysis that is required when a special district is refunded or refinanced. This involves many procedural steps and legal constraints, and requires very specific knowledge of the law, finance, assessment engineering and land use. NBS is the leading expert in Reassessment Engineering and is often called on by attorneys and financial experts in the field for assistance. NBS has been involved with some of the most complex refunding projects involving many layers of pooled bonds, local obligations, and underlying special districts. |
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When the interest rate on bonds significantly exceeds the current interest rate environment, many public agencies are interested in refunding the higher rate bonds. Analyzing the bonds, current rates and numerous other factors is critical to making the decision to move forward or not. NBS has provided this type of assistance to many local governments, and has worked on some of the most complicated issues. |
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Special Projects and Temporary Staffing could involve any number of financial or administrative needs and roles, with projects and engagements lasting for a day to many months. NBS provides a full range of related services and consulting to local governments. |
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Special Tax Consulting is the process of providing expert advice as to the set up or use of a Special Tax. An expert is typically used in this process to navigate the large number of variables involved and craft an appropriate Special Tax Formula or Rate and Method of Apportionment. These formulae will often be around for many years, and it is imperative that the final chosen formula is reasonable and defensible. Special Taxes include:
As Special Tax Consultant, NBS has the perspective of a problem solver and desires to craft the best formula for the public agency over the long term. As NBS works exclusively for public agencies, there is not the potential conflict of interest that many of its competitors have. |
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