HomeMy WebLinkAbout4.05 Afford Hous ImplePrgmY,e CITY CLERK
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 1, 2000
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
FINANCIAL STATEMENT:
DESCRIPTION:
Award of Contract for the Affordable Housing Implementation
Program CA coop(Report Prepared by: Carol R. Cirelli, Senior Planner)
1. Resolution Awarding the Consultant Contract
2. Contract for Consulting Services
3. Consultant Proposal
1. Adopt Resolution awarding a consulting contract to
Vemazza Wolfe Associates, Inc.
2. Authorize the City Manager to Execute the Contract
Sufficient funds have been budgeted for the project.
The City Council included as a high priority project for Fiscal Year 1999-2000, the completion of an
Affordable Housing Implementation Program. This Program will include goals, objectives and action
plans for meeting the City's affordable housing needs.
The City Council was interested in pursuing the project during this Fiscal Year for the following reasons:
1) most of Dublin's future growth will occur within the Eastern Dublin Specific Plan area, which contains
large amounts of undeveloped land that could accommodate affordable housing projects; 2) the City must
expend in -lieu housing fees within a timeframe established by State law; and 3) the Association of Bay
Area Governments (ABAG) has distributed affordable housing needs numbers for Dublin as required by
State law.
The Affordable Housing Implementation Program Request for Proposal (RFP) was sent to three highly
qualified consulting firms. Two out of the three firms responded to the RFP. Based on each firm's work
experience and reference checks, staff recommends that the City enter into a contract with Vemazza
Wolfe Associates, Inc..
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COPIES TO: In -House Distribution
ITEM NO. 44 if
g:\housing\implementation program\CC Staff Report for Consultant Selection
/~ ~°Staff r~commends Vernazza Associates Inc. because the have direct ex erience workin on
~ , Y ~ P g
very similar type affordable housing programs and they have excellent pu6lic workshop skills. Vernazza
Wolfe Associates, Inc. have demonstrated tl~eir experience and abilities in affordable housing planning
and implementation; housing needs assessment; housing finance and grant preparation; and community
outreach. As reflected in their work program, the firm has a clear understanding of the project scope and
have demonstrated their ability to prepare a report that will recommend optional action plans for meeting
the City's affordable housing goals, in a timely and cost effective manner. The consultant report is
scheduled for completion in May of 2000.
CONCLUSION:
Staff recommends that the City Council: 1) award the contract for consultant services to Vernazza Wolfe
Associates, Inc.; and 2) authorize the City Manager to execute the contract.
~ ~ ~
RESOLUTION NO. -00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
SELECTION OF CONSULTANT FOR THE AFFORDABLE HOUSING IMPLEMENTATION
PROGRAM
WHEREAS, the Dublin City Council directed Staff to prepare an Affordable Housing
Implementation Program; and
WHEREAS, the purpose of the Program is to determine goals, objectives and action plans for
meeting the City's affordable housing needs; and
WHEREAS, the major tasks necessary for completing the Program include: 1) analyzing and
reviewing the City's existing affordable housing ordinances and the City's Housing Element; 2) preparing
a housing needs assessment; 3) preparing administrative guidelines for the Inclusionary Zoning Ordinance
and In-Lieu Fee program; and 4) preparing optional action plans for meeting the City's annual housing
goals; and
WHEREAS, the consulting firm of Vemazza Wolfe Associates, Inc., is able to prepare the
Affordable Housing Implementation Program in a timely and cost effective manner.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin hereby
awards the consulting contract to Vernazza Wolfe Associates, Inc., with costs not to exceed $29,750.
PASSED, APPROVED AND ADOPTED this 1 st day of February, 2000.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
g:\housing\implementation program\cc reso awarding consultant contract
ATTACHMENT 1
STANDARD CONTRACTUAL SERVICES AGREEMENT
THIS AGREEMENT is made at Dublin, California, as of, February 2, 2000 by and.between the CITY
OF DUBLIN, a municipal corporation ("CITY"), and Vemazza Wolfe Associates, Inc., ("CONTRACTOR"),
who agree as follows:
1. SERVICES. Subject to the terms and conditions set forth in this Agreement, CONTRACTOR
shall provide to CITY the services described in Exhibit A. CONTRACTOR shall provide said services at the
time, place and in the manner specified in Exhibit A.
2. PAYMENT. CITY shall pay CONTRACTOR for services rendered pursuant to this Agreement
at the time and in the manner set forth in Exhibit B. The payments specified in Exhibit B shall be the only
payments to be made to CONTRACTOR for services rendered pursuant to this Agreement. CONTRACTOR
shall submit all billings for said services to CITY in the manner specified in Exhibit B; or, if no manner be
specified in Exhibit B, then according to the usual and customary procedures and practices whiCh
CONTRACTOR uses for billing clients similar to CITY.
3. FACILITIES AND EQUIPMENT. Except as set forth in Exhibit C, CONTRACTOR shall, at its
sole cost and expense, furnish all facilities and equipment which may be required for furnishing services
pursuant to this Agreement. CITY shall furnish to CONTRACTOR only the facilities and equipment listed in
Exhibit C according to the terms and conditions set forth in Exhibit C.
4. GENERAL PROVISIONS. The general provisions set forth in Exhibit D are part of this
Agreement. In the event of any inconsistency between said general provisions and any other terms or
conditions of this Agreement, the other term or condition shall control insofar as it is inconsistent with the
general provisions.
5. EXHIBITS. All exhibits referred to herein are attached hereto and are by this reference
incorporated herein.
CONTRACT ADMINISTRATION. This Agreement shall be administered by Richard C.
Ambrose ("ADMINISTRATOR"). All correspondence shall be directed to or through the ADMINISTRATOR
or his or her designee.
7. NOTICES. Any written notice to CONTRACTOR shall be sent to:
Any written notice to CITY shall be sent to:
City of Dublin Attn: Richard Ambrose
P. O. Box 2340
Dublin, CA 94568
Executed as of the day first above stated:
Attest:
City Clerk
CITY OF DUBLIN
a municipal corporation
Approved as to form:
City Attorney
By.
By.
"CITY"
"CONTRACTOR"
L,. IIII11 III , Ifil ' ......
EXHIBIT A
SCOPE OF SERVICES
PROPOSED AFFORDABLE tIOUSING IMPLEMENTATION PROGRAM BUDGET BY TASK
TASK
1. Analyze City's Existing Housing Element
2. Review EffectiVeness of Ordinances and Policies
3. Housing Needs Assessment and Policy Changes
HOURS RATE COSTS
8 $125 $1,000
20 $125 $2,500
40 $125 $5,000
4. Prepare Administrative Guidelines-Inclusionary Zoning &
Identify Options for Expenditure of In-Lieu Fees
5. Review Potential Funding Sources
6. Prepare Affordable Housing Implementation Program
7. Meetings, Community Workshop & Additional Tasks
Total
55 $125 $6,875
20 $125 $2,500
45 $125 $5,625
50 $125 $6,250
238 $29,750
Exhibit A
Page 1 of 1
2/2/00
EXHIBIT B (page 1 of 1)
PAYMENT SCHEDULE
CITY shall pay CONTRACTOR an amount not to exceed the total sum of Twenty-Nine Thousand Seven
Hundred and Fifty Dollars ($29,750.00) for services to be performed pursuant to this Agreement.
CONTRACTOR shall submit invoices during the term of this Agreement based on the cost for services
performed in accordance with the following schedule:
Monthly
but not more often than once a month; and provided further, in no event shall CITY pay CONTRACTOR
a sum exceeding 20% of the total sum due for services pursuant to this Agreement in any one month; and
provided further, CITY shall pay the last 20% of the total sum due pursuant to this Agreement within
forty-five (45) days after completion of the services and submittal to CITY, if all services due pursuant to
this Agreement have been satisfactorily performed.
The total sum stated aboVe shall be the total which CITY shall pay for the services to be rendered
by CONTRACTOR pursuant to this Agreement. CITY shall not pay any additional sum for any expense
or cost whatsoever incurred by CONTRACTOR in rendering services pursuant to this Agreement.
CITY shall make no payment for any extra, further or additional service pursuant to this
Agreement unless such extra service and the price therefor is agreed to in writing executed by the City
Manager or other designated official of CITY authorized to obligate CITY thereto prior to the time such
extra service is rendered and in no event shall such change order exceed twenty-five (25%) of the initial
contract price.
The services to be provided under this Agreement may be terminated without cause at any point in
time in the sole and exclusive discretion of CITY. In this event, CITY shall compensate the
CONTRACTOR for all outstanding costs incurred as of the date of written notice thereof and shall
terminate this Agreement. CONTRACTOR shall maintain adequate logs and timesheets in order to verify
· costs incurred to date.
The CONTRACTOR is not authorized to perform any services or incur any costs whatsoever
under the terms of this Agreement until receipt of a fully executed Purchase Order from the Finance
Department of the City of Dublin.
EXHIBIT C - City Facilities
CITY shall furnish physical facilities such as desks, filing cabinets, and conference space, as may
be reasonably necessary for CONTRACTOR'S use while consulting with CITY employees and reviewing
records and the information in possession of CITY. The location, quantity, and time of furnishing said
physical facilities shall be in the sole discretion of CITY. In no event shall CITY be obligated to furnish
any facility which may involve incurring any direct expense, including, but not limiting the generality of
this exclusion, long-distance telephone or other communication charges, vehicles, and reproduction
facilities.
Exhibit C
Page 1 of 1
2/2/00
EXHIBIT D
GENERAL PROVISIONS
1. INDEPENDENT CONTRACTOR. At all times during the term of this Agreement,
CONTRACTOR shall be an independent contractor and shall not be an employee of CITY. CITY shall
have the right to control CONTRACTOR only insofar as the results of CONTRACTOR'S services
rendered pursuant to this Agreement; however, CITY shall not have the right to control the means by
which CONTRACTOR accomplishes serVices rendered pursuant to this Agreement.
2. LICENSES; PERMITS; ETC. CONTRACTOR represents and warrants to CITY that he
has all licenses, permits, qualifications and approvals of whatsoever nature which are legally required for
CONTRACTOR to practice his profession. CONTRACTOR represents and warrants to CITY that
CONTRACTOR shall, at his sole cost and expense, keep in effect at all times during the term of this
Agreement any licenses, permits, and approvals which are legally required for CONTRACTOR to
practice his profession.
3. TIME. CONTRACTOR shall devote such time to the performance of services pursuant to
this Agreement as may be reasonably necessary for satisfactory performance of CONTRACTOR'S
obligations pursuant to this Agreement.
4. INSURANCE REQUIREMENTS. CONTRACTOR shall procure and maintain for the
duration of the contract insurance against claims for injuries to persons or damages to property which may
arise from or in connection with the performance of the work hereunder by the CONTRACTOR, his
agents, representatives, employees or subcontractors. The cost of such insurance shall be included in the
CONTRACTOR'S bid.
(a) Minimum Scope of Insurance. Coverage shall be at least as broad as:
1. Insurance Services Office form number GL 0002 (Ed. 1/73) covering
comprehensive General Liability and Insurance SerVices Office form number GL 0404 covering Broad
Form Comprehensive General Liability; or Insurance Services Office Commercial General Liability
coverage ("occurrence" form CG 0001.)
2. Insurance Services Office form number CA 0001 (Ed. 1/78) covering Automobile
Liability, code 1 "any auto" and endorsement CA 0025.
3. Workers' Compensation Insurance as required by the Labor Code of the State of
California and Employers Liability Insurance.
(b) Minimum Limits of Insurance. CONTRACTOR shall maintain limits no less than:
1. General Liability: $1,000,000 combined single limit per occurrence for bodily
injury, personal injury and property damage. If commercial General Liability Insurance or other form
with a general aggregate limit is used, either the general aggregate limit shall apply separately to this
project/location orthe general aggregate limit shall be twice the required occurrence limit.
2. Automobile Liability: $1,000,000 combined single limit per accident for bodily
injury and property damage.
Exhibit D (Page 1 of 4) 2/2/00
3. Workers' Compensation and Employers Liability: Workers' Compensation limits
as required by the Labor Code of the State of California and Employers Liability limits of $1,000,000 per
accident.
(c) Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must
be declared to and approved by the CITY. At the option of the CITY, either the insurer shall reduce or
eliminate such deductibles or self-insured retentions as respects the CITY, its officers, officials and
employees; or the CONTRACTOR shall procure a bond guaranteeing payment of losses and related
investigations, claim administration and defense expenses.
(d) Other Insurance Provisions. The policies are to contain, or be endorsed to contain, the
following provisions:
1. General Liability and Automobile Liability Coverages.
a. The CITY, its officers, officials, employees and volunteers are to be covered
as insureds as respects: liability arising out of activities performed by or on behalf of the
CONTRACTOR; products and completed operations of the CONTRACTOR, premises owned, occupied
or used by the CONTRACTOR, or automobiles owned, leased, hired or borrowed by the
CONTRACTOR. The coverage shall contain no special limitatiOns on the scope of the protection
afforded to the CITY, its officers, officials, employees or volunteers.
b. The CONTRACTOR'S insurance coverage shall be primary insurance as
respects the CITY, its officers, officials, employees and volunteers. Any insurance or self-insurance
maintained by the CITY, its officers, officials, employees or volunteers shall be excess of the
CONTRACTOR'S insurance and shall not contribute with it.
c. Any failure to comply with reporting provisions of the policies shall not
affect coverage provided to the CITY, its officers, officials, employees or volunteers.
d. The CONTRACTOR'S insurance shall apply separately to each insured
against whom claim is made or suit is brought, except with respect to the limits of the insurer's liability.
2. Workers' Compensation and Employers Liability Coverage.
The insurer shall agree to waive all rights of subrogation against the CITY, its
officers, officials, employees and volunteers for losses arising from work performed by the
CONTRACTOR for the CITY.
3. Professional Liability.
CONTRACTOR shall carry professional liability insurance in an amount deemed
by the CITY to adequately protect the CONTRACTOR against liability caused by negligent acts, errors or
omissions on the part of the CONTRACTOR in the course of performance of the services specified in this
Agreement.
4. All Coverages.
Each insurance policy required by this clause shall be endorsed to state that
coverage shall not be suspended, voided, canceled by either party, reduced in coverage or in limits except
after thirty (30) days' prior written notice by certified mail, return receipt requested, has been given to the
CITY.
(e) Acceptability of Insurers. Insurance is to be placed with insurers with a Bests' rating of no
less than A:VII. Exhibit D (Page 2 of 4)
2/2/00
(f) Verification of Coverage. CONTRACTOR shall furnish CITY with certificates of
insurance and with original endorsements effecting coverage required by this clause. The Certificates and
endorsements for each insurance policy are to be signed by a person authorized by that insurer to bind
coverage on its behalf. The certificates and endorsements are to be received and approved by the CITY
before work commences. The CITY reserves the right to require complete, certified copies of all required
insurance policies, at any time.
(g) Subcontractors. CONTRACTOR shall include all subcontractors as insureds under its
policies or shall furnish separate certificates and endorsements for each subcontractor. All coverages for
subcontractors shall be subject to all of the requirements stated herein.
(h) The Risk Manager of CITY may approve a variation in those insurance requirements upon
a determination that the coverages, scope, limits and forms of such insurance are either not commercially
available or that the CITY's interests are otherwise fully protected.
5. CONTRACTOR NO AGENT. Except as CITY may specify in writing, CONTRACTOR shall
have no authority, express or implied, to 'act on behalf of CITY in any capacity whatsoever as an agent.
CONTRACTOR shall have no authority, express or implied, pursuant to this Agreement to bind CITY to
any obligation whatsoever.
6. ASSIGNMENT PROHIBITED. No party to this Agreement may assign any right or obligation
pursuant to this Agreement. Any attempted or purported assignment of any right or obligation pursuant to
this Agreement shall be void and of no effect.
7. PERSONNEL. CONTRACTOR shall assign only competent personnel to perform services
pursuant to this Agreement. In the event that CITY, in its sole discretion, at any time during the term of
this Agreement, desires the removal of any such persons, CONTRACTOR shall, immediately upon
receiving notice from CITY of such desire of CITY, cause the removal of such person or persons.
8. STANDARD OF PERFORMANCE. CONTRACTOR shall perform all services required
pursuant to this Agreement in the manner and according to the standards observed by a competent
practitioner of the profession in which CONTRACTOR is engaged in the geographical area in which
CONTRACTOR practices his profession. All instruments of service of whatsoever nature which
CONTRACTOR delivers to CITY pursuant to this Agreement shall be prepared in a substantial, first
class and workmanlike manner and conform to the standards of quality normally observed by a person
practicing in CONTRACTOR's profession.
9. HOLD HARMLESS AND RESPONSIBILITY OF CONTRACTORS. CONTRACTOR shall
take all responsibility for the work, shall bear all losses and damages directly or indirectly resulting to
him, to any subcontractor, to the CITY, to CITY officers and employees, or to parties designated by the
CITY, on account of the performance or character of the work, unforeseen difficulties, accidents,
occurrences or other causes predicated on active or passive negligence of the CONTRACTOR or any
subcontractor. CONTRACTOR shall indemnify, defend and hold harmless the CITY, its officers,
officials, directors, employees and agents from and against any or all loss, liability, expense, claim, costs
(including costs of defense), suits, and damages of every kind, nature and description directly or indirectly
arising from the performance of the work.
Exhibit 4 (p. 3 of 4)
2/2/00
This paragraph shall not be construed to exempt the CITY, its employees and officers from its own fraud,
willful injury or violation of law whether willful or negligent. For purposes of Section 2782 of the Civil
Code the parties hereto recognize and agree that this agreement is not a construction contract. By
execution of this agreement CONTRACTOR acknowledges and agrees that he has read and understands
the provisions hereof and that this paragraph is a material element of consideration.
Approval of the insurance contracts does not relieve the CONTRACTOR or subcontractors from
liability under this paragraph.
10. GOVERNMENTAL REGULATIONS. To the extent that this Agreement may be funded by fiscal
assistance from another governmental entity, CONTRACTOR shall comply with all applicable rules and
regulations to which CITY is bound by the terms of such fiscal assistance program.
11. DOCUMENTS. All reports, data, maps, models, charts, studies, surveys, photographs,
memoranda or other written documents or materials prepared by CONTRACTOR pursuant to this
Agreement shall become the property of CITY upon completion of the work to be performed hereunder or
upon termination of the Agreement.
Exhibit D (Page 4 of 4)
2/2/00
gShousing\implementation program\contract
PROPOSAL
TO PREPARE AN AFFORDABLE HOUSING
IMPLEMENTATION PROGRAM
Prepared for the
City of Dublin
VERNAZZA WOLFE ASSOCIATES, INC.
5464 College Avenue, Suite C
Oakland, CA 94618
Telephone (510) 596-2475
Fax (510) 652-5605
Ianuary 7, 2000
VERNAZZA WOLFE ASSOCIATES, INC.
5464 College Ave. Suite C Oakland, CA 94618
5 t 0-596-2475 ° FAX 510-652-5605
January 7, 2000
Carol R. Cirelli, Senior Planner
City of Dublin
100 Civic Plaza
Dublin, CA 94568
RE: Proposal for Preparation of an Affordable Housing Implementation Program
Dear Ms. Cirelli:
Vemazza Wolfe Associates, Inc. (VWA) is pleased to submit this proposal to prepare an
Affordable Housing Program for the City of Dublin. We understand the importance of'a plan at
this time, given the recently released housing needs numbers and the accumulation of $2.5 of in-
lieu fees that need to be expended.
Our finn is highly experienced in working with cities to develop affordable housing programs and
action plans. In addition, we have considembie expertise in the area of affordable housing finance
and frequently provide technical assistance to Bay Area cities. We are currently under contract to
Monterey County and the City of Menlo Park to plan for the implementation of affordable housing
programs
Our special qualifications to undertake this study include the following:
Background in Affordable Housing Planning - VWA is sldlled in compiling demographic
data and analyzing housing needs. VWA recently completed a housing needs assessment for
the City of San Jose (seniors and persons with disabilities), and VWA performed the same
task for the Town of Payson, Arizona (low-income renters and owners as well as special
needs populations). VWA prepared housing needs analyses as part of its affordable housing
planning for redevelopment areas in Monterey County, Sonoma County, Arcata, Cotafi,
Pittsburg, Los Gatos, Hollister and Windsor. VWA also prepared the comprehensive
Housing Affordability Strategy (CHAS) documents for the City of Oakland and both the
Alameda County and the Contra Costa County HOME Consortia, and Consolidated Plans
for San Mateo County and the City of Richmond.
Knowledge of Affordable Housing Funding Programs and in Applying for Funds -
VWA is familiar with financing programs that are used to develop affordable housing,
such as federal and state Low Income Housing Tax Credits and tax-exempt mortgage
revenue bonds as well as such special financing programs such as Section 202 for
senior housing. This experience will be useful in identifying funding options to
recommend to the City. In addition, VWA recently assembled applications for HUD
Section 202 and Section 811 funds for three California projects on behalf of a non-
profit housing developer, at least one of which was successfully funded.
Experience in Conducting Workshops and Focus Groups - VWA is experienced in
conducting workshops and focus groups. Dr. Wolfe conducted several workshops in
Payson, Arizona while developing an Affordable Housing Plan for that community.
Both Ms. Vemazza and Dr. Wolfe have conducted focus groups with developers for
several clients, including Mountain View and the Oakland Housing Authority. Finally,
Both VWA principals have conducted workshops with potential residents of new,
assisted housing projects.
We have provided a suggested budget for the major tasks outlined. This is a flexible budget and
can be modified to reflect the City's priorities.
We are enthusiastic about the oppomanity to work for Dublin on the Affordable Housing
Implementation Plan. We welcome the oppommity to meet with you this month and discuss this
Proposal with you and the selection committee. We are available to begin work as soon as possible
in Februm~.
Sincerely yours,
Marian F. Wolfe, Ph.D.
Principal, VWA
Lucina VernazTa
City of Dublin
Proposal for Affordable Housing Implementation Program
INTRODUCTION
Background
It is our understanding that the City of Dublin intends to become more active in encouraging
the development of affordable housing. There are several reasons for this interest in
affordable housing. First of all, the City has already collected $2.5 million of in-lieu fees.
The City must expend these funds. Secondly, the City will be revising its Housing Element
and needs to show how it will meet its affordable housing goals as defined by ABAG.
Thirdly, rapid growth in the Eastern Dublin Specific Plan area will provide opportunities for
affordable housing projects, due to the availability of sites and anticipated growth of in-lieu
fees.
Unlike many other cities in the San Francisco Bay Area, which are built-out, Dublin still has
vacant land. Since inclusionary zoning works most effectively in areas with growth, Dublin
has the potential for adding either more units or increasing its in-lieu ~fee fund. At present, the
City's Inclusionary Zoning Ordinance is not onerous on developers, since the requirement is
only 5 % of total units in residential projects consisting of at least 20 units. Other jurisdictions
use higher percentages and include projects with fewer units. (See the attached Table 1.)
Thus, a re-examination of Dublin's Inclusionary Zoning Ordinance is appropriate at this time.
The proposed work tasks listed in the RFP are designed to provide the information and
discussion upon which to base an Affordable Housing Implementation Program. Some of this
information will also be helpful in updating the existing Housing Element.
Tasks
The following task descriptions expand upon the Scope of Work provided in the RFP. These
tasks present VWA's approach to this project.
Task One: Analyze the City's Existing Housing Element
VWA will begin by reviewing the existing Housing Element to see if there is any background
information that is still applicable to current conditions. In addition, the Housing Element lists
Dublin's current housing programs and policies. Those policies and programs that pertain to
affordable housing will be examined.
Vernazza Wolfe Associates, Inc. 1
City of Dublin
Proposal for Affordable Housing Implementation Program
Task Two: Analyze and Review the City's Inclusionary Zoning Ordinance and In-Lieu
Fee Policy
The Inclusionary Zoning Ordinance is important for the Affordable Housing Implementation
Program for two' reasons. First of all, the provision of Below Market Rate (BMR) units on
site is an efficient method of providing affordable housing. However, in many situations,
devel°pers elect to provide in-lieu fees. These in-lieu fees are an important source of local
funds, which can be used by themselves to reduce project development costs or as matching
funds needed to obtain funds from other sources, such as HOME and CDBG. This review will
eXamine the projects developed since the Ordinance was enacted, the number of BMR units
(and their affordability levels), and the amount of in-lieu fees generated. The "effectiveness''
of these policies, in part, will depend on the original expectations of City of Dublin when it
adopted the Ordinance in 1996.
This task will also include a review of accomplishments of other city housing programs, such
as CDBG Housing Rehabilitation assistance. Finally, for comparative purposes, we will also
provide a current summary of Inclusionary Ordinances adopted in other San Francisco Bay
Area Cities.
Task Three: Housing Needs Assessment and Recommended Policy Changes
Included within this task will be an analysis of the latest housing needs numbers suggested by
ABAG, as well as an analysis of recent residential developments, including the numbers of
units developed and their rents/sales prices. These develoPment trends will be compared with
ABAG's unit allocation byy income groups. In this way, we can quantify any potential gaps
between the number of units suggested by ABAG and the number of units that the private
market is likely to develop. Included within this analysis will be the 'BMR units (if any) that
have been developed since 1996.
(The City already prepared a comparison of market production with ABAG's Fair Share Goals
for the period 1988-1995.)
A second aspect of the needs analysis is to identify additional housing needs of special groups,
such as seniors, the disabled, low-income renters, low-income homeowners, and other target
groups to be identified in conjunction with the City of Dublin.
In conjunction with the City, it is our intent to create annual affordable housing goals, as well
as goals for special groups. This task will then compare current affordable housing,
development and these annual affordable housing goals. The difference between the two will
Vernaz~ Wolfe Associates, Inc. 2
ci~_ of DuOlin
Proposal for Affordable Housing Implementation Program
constitute Dublin's affordable housing target to be'reached through public initiatives or private
market incentives.
A fmal step is to recommend changes to the Inclusionary Zoning Ordinance and In-Lieu Policy
to increase the number of BMR units and/or increase in-lieu payments. We also recommend
that the City consider a Linkage Fee that could be levied on new commercial developments as
another way to increase local funds for affordable housing.
Task Four: Prepare Administrative Guidelines and Identify Options for In-Lieu Fees
Assuming that the City decides to modify the existing Inclusionary Zoning Ordinance (Task
Three above), it will be necessary to change the existing administrative guidelines and related
forms/agreements. VWA will work with the City of Dublin and its counsel to make
appropriate changes.
In addition, this task includes identification of ways in which to use the In-Lieu Fees to finance
and preserve affordable housing. Options to consider include (but are not limited to) the
following:
· Assisting affordable housing developers construct affordable rental units and/or special
housing for seniors and the disabled.
· Purchasing property that could be used for affordable housing development.
· Creating a first-time homebuyer program (or participating in the existing Alameda
County program).
· Expanding the housing rehabilitation program.
· . Preserving at-risk Section 8 housing.
· Acquisition/rehabilitation of existing rental housing.
This examination will analyze and compare the following factors:
· The number of households that can be served ("bang for the buck").
· Target group that can be served.
· Impact on existing housing stock.
· Program administration.
· Community support.
Task Five: Additional Public Financial Assistance
The City will need to broaden its funding base in order to make significant progress in meeting
affordable housing goals. Therefore, VWA will prepare a useful guide for the City that
Vernazza Wolfe Associates, Inc. 3
City o]' Dublin
PropoSal for A_f_fordable Housing Implementation Program
describes available funding sources, funds available, application procedures, competitiveness,
etc.. Sources to explore will include the following:
Federal Funds (CDBG, HOME, Low Income Housing Tax Credits, and special funds,
such as Section 202 and Section 811);
State Funds (Tax-Exempt Financing, State Low Income Housing Tax Credits)
Other Funds (Non-profit organizations, such as LISC; special bank loan programs,
foundations and employers)
Task Six: Prepare The Affordable Housing Implementation Program
Based on Tasks 1 through 5, VWA Will prepare an Affordable Housing Implementation
Program. This Program will establish optional action plans for meeting annual housing goals
defined in Task #3 above. The initial draft will be reviewed by staff. Pursuant to staff
comments, VWA will revise the program prior to its Submission to the Planning Commission
and City Council. It is likely that the Program will be revised a second time, following review
by the Commission and Council.
Task Seven: Conduct Community Workshop, Attend Meetings, Make Presentations to
the Planning Commi~ion and City Council
Before the work is completed, VWA will assist the City in conducting a Community
Workshop to obtain community input for the Program. Ideally, this workshop will take place
in March after Tasks 1 through 4 are completed, but before the program is drafted. In
addition to public noticing for this workshop, we encourage the City to invite key
stakeholders, including staff at other housing or service-related agencies. The major topics to
explore in this workshop include identificatiOn of housing needs and preferred strategies to
address those needs. A detailed agenda with handouts and other graphic aids will be prepared
for City review, prior to the Workshop.
In addition, VWA suggests that smaller meetings be convened with local housing developers,
one with market rate developers and one with affordable housing developers. VWA would
conduct these meetings in a focus group format.
Topics to explore with developers include the following:
· Reaction to recommended changes to the Inclusionary Ordinance.
Vernazza Wolfe Associates, Inc. 4
Ci~_ of Dublin
Propo~! for Affordoh_le Housing Implemenm.~on Program
· ' Various ways that'the City cab use its in-liSu fees to help ~ affordable h6using
development.
· Identification of challenges and constraints for affordable housing development in
Dublin.
If the City were to purchase land for affordable housing development, what are
preferred site and location characteristics?
VWA has also budgeted for three meetings with City Staff and presentations to the City
Council and Planning Commission.
Vernazxa Wolfe Associates, Inc. 5
Proposal for Affordable Housing Implementation Prog~m
FIRM AND PERSONNEL EXPERIENCE
VWA is an Oakland-based consulting firm providing services to public agencies and private firms
since 1990. Vernazza Wolfe Associates, Inc. (VWA) provides services in a timely and responsive
fashion to meet a variety of client needs. Its small size guarantees personal attention by the
principals to all aspects of contracted work. VWA staff is available to'work on a project basis as
well as on a contract basis, serving as staff adjuncts. VWA is a Women's Business Enterprise
(W~E).
VWA has provided housing consulting services for numerous public agencies. Past and present
clients include the U.S. Department of Housing and Urban Development, California State
Department of Real Estate, the Cities of Oakland, Lafayette, Clayton, Milpitas, Pittsburg,
Pleasanton, Mountain View, Menlo Park, South San Francisco, Sacramento, San Jose, Windsor,
Santa Monica, Manteca, Ontario, and the Counties of Alameda, Contra Costa, Monterey, San
Mateo and Sonoma. In addition, VWA has provided housing services to non-profit agencies,
including American Baptist Homes of the West, Inc. (ABHOW), Resources for Community
Development (RCD), Catholic Charities Housing Development Corporation, and Shelter, Inc. (A
client list is presented in the attachment to this Proposal.)
This section briefly discusses project experience. An exhibit presented at the end of this
section summarizes the most relevant projects and provides information on schedule, budget,
and client contacts. Since the skills required fOr this engagement span a range of areas,
relevant prior project experience presented below falls into the following categories:
· Housing planning;
· Housing needs assessments;
· Housing finance and preparation of grant applications, and
· Community process.
Affordable Housing Planning And Implementation
City of Santa Monica - Technical Symposium Concerning the Nexus Study for the City of
Santa Monica's Affordable Housing Production Program
Dr. Wolfe participated in the City of Santa Monica's Technical Symposium designed to assess
alternative approaches to set fees on market rate housing development. In turn, these fees will
be used to develop affordable housing.
Vernazza Wolfe Associates, Inc. 6
Proposal for Affordable Housing Irnpletnentation Progratn
City of Menlo Park - Housing Action Plan
VWA is working with the Menlo Park Housing Commission to develop a Housing Action
Plan. The purpose of the Housing Action Plan is to recOmmend an implementation program
designed to increase affordable housing opportunities. The work scope for the Housing Action
Plan includes a review of existing programs, consideration of successful strategies pursued by
neighboring jurisdictions, evaluation of specific development proposals, and identification of
funding opportunities.
City of Mountain View, Community Development Department- Technical Assistance
VWA provided technical assistance to the Community Development Department and
Environmental Planning Commission in the following housing policy areas: below market rate
housing ordinances (BMR), housing for seniors, and development of single room occupancy
projects (SRO's). Technical assistance included preparation of background papers,
presentations to the Commission and Council, and convening of focus groups. This work
included a survey of a number of cities in the Bay Area with Inclusionary Housing Ordinances
and Housing Linkage Programs. Our work culminated in the recommendation by the
Commission to the Council of several housing policies, including planning for a new SRO
development in downtown Mountain View.
Oakland Housing Authority - HOPE VI West Oakland Planning Study_
VWA was part of a team under contract with the Oakland Housing Authority (0HA) to assist in
redesigning seven Housing Authority developments in West Oakland. The goal of VWA's
planning work was to provide background market research and financial feasibility information to
OHA. This information was ufiliTtxt in a successful HOPE VI Implementation Grant Application.
Housing Needs Assessments
City of San Jose, Department of Housing - Housing Needs Assessment
VWA was responsible for conducting two special housing needs assessments to assist the
Housing Department in determining the relative priorities among housing needs in the city.
One of the studies focused on seniors and the other on persons with disabilities. Each study
included estimates of the population with housing needs, detailed information on the available
housing supply, and recommendations. GRI worked with VWA on this project.
Vernaz~ Wolfe Associates, Inc. 7
Ci~_ of Dublin
Proposal for A[fo __rdab__le Housing Itnpleme~on Program
City of Susanville - Household Income Survey_
VWA conducted a survey of all households in Susanville, California to determine what portions of
the City were low-income. Since the 1990 Census information on household income was out of
date, it was necessary to conduct this survey if the City wished to expand the areas in which it
could use CDBG funds. The survey, with 1,359 completed interviews, was conducted door-to-
door and utilized local interviewers.
San Mateo County HOME Consortium (1998) and City of Richmond (1995) - Consolidated Plan
Preparation
City of Oakland, Alameda County and the Contra Costa County HOME Consortia -
Comprehensive Housing Affordabili~_ Strategy (CHAS) Plart~
Pittsburg Redevelopment Agency - Affordable Housing Goals
VWA updated the Agency's progress in meeting its affordable housing obligation and
reviewed redevelopment expenditures to identify those expenditures that would meet the
requirements for the use of housing set-aside funds. As part of the Agency's update and
review of its Implementation Plan, VWA compiled and reviewed information on all housing
constructed in the Project Area, which includes most of the City, since the end of 1994.
Sonoma County Community Development Commission - Implementation Plan (initial and
mid-term review)
VWA assisted the Redevelopment Agency in reviewing the status of planned redevelopment
activities and expenditures based'on the required implementation plans adopted three years
ago. This included an assessment of progress in meeting the affordable housing production
requirement. VWA also reviewed the existing housing strategies and suggested some
modifications and additions.
City of Ontario, City of Manteca, City of Menlo Park, City of Arm_m__ ~d Town of Windsor
Redevelopment Agencies -Implementation Plans
Pittsburg, Hollister, Los Gatos and Cotati Redevelopment Agencies - AB 1290 Affordable Housing
P/ans
The work included the following tasks: assessing housing needs, reviewing past housing
production in the redevelopment project areas, determining affordable housing production
Vernazza Wolfe Associates, Inc. 8
City of Dublin
Proposal for Affordable Housing Implementation Program
requirements, estimating furore housing development'; and assisting the agencies in'planning their
housing expenditure programs for the next five years.
Housing Finance and Grant Preparation
Various Clients- Grant Applications
VWA has worked with non-profit'developers and for-profit property managers in writing grant
applications for the past three years. Most grant applications have been for the development of
affordable multifamily and senior housing. Most recently, VWA prepared a successfi~ Section 202
funding application for a senior project to be located in San Luis Obispo. In conjunction with
another consultant, VWA prepared Section 202 funding applications for ABHOW (American
Baptist Homes of the West) for their projects located in Redlands and South Lake Tahoe, as well as
for SI-IELTER, Inc. (HO~ application for the acquisition and renovation of two multifamily
rental buildings in Concord). VWA prepared Pre-School Coordinating Council's (PSCC)
application for HUD funding for transitional housing and supportive services for homeless families
and individuals in the CDBG NeighbOrhood Preservation Target Area of the City of Pittsburg.
Finally, VWA recently completed drug elimination grant applications on behalf of six subsidized,
multifamily housing projects in California and Texas.
U.S. Department of Housing and Urban Development- Evaluation of the HOPE-3 Program
As a subcontractor to Abt Associates, a Cambridge-based consulting firm, VWA assisted in the
evaluation of HUD's program to expand homeownership opportunities for low and moderate-
income households. VWA's responsibilities included the review and writing of portions of the
research design, draft, and final reports written in conjunction with this evaluation study. In
addition, VWA conducted field visits at several of the demonstration programs located in Arizona.
Community Process (Workshops, Study Sessions, and Focus GrOups)
Catholic Charities Housing Development Corporation - Market Anal_sis ora Downtown Oakland
Mixed Use Project
· VWA, in conjunction with Recht Hausrath & Associates, conducted a study of the market
feasibility of a mixed-use project (Gateway) to be developed near the new State Office Building in
downtown Oakland. Primary responsibilities included key informant interviews, review of
secondary data and the use of focus groups of potential tenants to determine the demand for
affordable and. market-rate residential units.
Vernazza Wolfe Associates, Inc. 9
City of Dublin
Proposal for Affor__dab_ le Housing Implementaffon Program
Town of Payson, Arena - Preparation ofdlTordable Housing Plan
VWA worked with the Town of Payson to develop an Affordable Housing Plan. The purpose of
this Plan was to document housing need, project need over a twenty-year period, develop a housing
strategy, and create an implementation plan. Included within this study were several public
workshops and presentations to the Town's Planning and Zoning Commission and City Council.
An early outcome of the planning process was the creation of a first-time home buyer program and
an increase in the FHA mortgage amount as quested by local realtors.
PERSONNEL EXPERIENCE
Lucina Vemazza and Marian Wolfe, VWA Principals, will co-manage this project. We feel that
Dublin's interests will be best served by having both senior staff perform the majority of tasks.
Lueina Vernazza, Principal, has worked as a consultant in the areas of financial feasibility, real
estate market analysis, and housing policy for over twenty years. She has worked for a developer of
affordable housing and for several real estate consulting firms. Her work in the consulting field has
encompassed numerous market feasibility studies as well as affordable housing strategies. She is
currently completing work on the Implementation and Affordable Housing Plans for the Manteca
Redevelopment Agency. In December she firdshed up work on the plans for Ontario and Pittsburg.
Also, Ms. Vemazza is currently working with the County of Monterey to develop a housing
funding strategy.
Ms. Vernazza assisted the City of Mountain View in assessing a potential inclusionary housing
and in lieu fee ordinance, which was subsequently adopted by the City Council. She also
analyzed senior housing needs. She was the project director for the Susanville Household
Income Survey and for the City of San Jose's housing needs assessment for seniors and
persons with disabilities.
Last year Ms. Vernazza completed two senior housing development proposals with ABHOW
in Stockton and in San Luis Obispo. Recently, HUD selected the San Luis Obispo project for
Section 202 funding, and she is assisting in developing the project. She is developing a
potential Section 811 development for persons with disabilities in South Lake Tahoe and
another senior project in San Le~dro.
Ms. Vernazza managed the Alameda County HOME Consortium CHAS and was contract
manager for the Contra Costa County HOME Consortium CHAS and the City of Oakland
CHAS. In addition, several years ago she managed the preparation of the first Affordable
Housing Plans required under California Redevelopment Law for four cities (Los Gatos,
Pittsburg, Arcata, and Cotati). Prior to forming V-WA, she managed tax increment analysis,
Vernazza Wolfe Associates, Inc. 10
Proposal for Affordable Housing Implementation Program
redevelopment studies, and market feasibility analysis at Spear Street Advisors, where she was
Vice President. She prepared market feasibility studies for approximately $900 million in
mortgage revenue bond financing for both single family and multifamily housing.
While at Abt Associates, Inc., a social science research firm, Ms. Vernazza was a project
manager or deputy manager on several imPOrtant HUD-funded research projects, including
evaluations of the CDBG Program and the Housing Allowance Experiment (a prototype for
Section 8 tenant assistance).
Ms. Vernazza presently serves on the Board of Shelter, Inc., a non-profit housing developer in
Concord. Ms. Vernazza holds a B.A. in Government from the University of Texas at Austin,
where she graduated cum laude.
Marian F. Wolfe, Ph.D., VWA Principal, is a housing planner and real estate economist with
over twenty years of experience in housing program planning and evaluation, financial
feasibility analysis, land use and economic impact studies, and survey research for POlicy and
public POlicy. Dr. Wolfe recently provided technical assistance to Mountain View in its
deliberation of new housing POlicies, completed the San Mateo County Consortium's 1998
Consolidated Plan, and was responsible for creating the Affordable Housing Plan for the Town
of Pays°n, Arizona. This latter study, funded by a CDBG grant, was intended to provide a
blueprint to guide this growing municipality's first efforts to address affordable housing needs.
Dr. Wolfe conducted several community workshops and council/commission study sessions to
forge a consensus among various perspectives.
/
Dr. Wolfe is currently working for the City of Clayton on a developer's subsidy request to
build affordable senior assisted housing. In the recent past, she assisted the Town of Lafayette
in the same context, but for a mixed-use project in a redevelopment area that included some
affordable units. She is also under contract to Monterey County to conduct a brief study of
housing and employment trends that will be used in community meetings as pan of that
County's General Plan revision process.' (Urban Alternatives will be responsible for the
community participation process for the same General Plan revision.)
Dr. Wolfe was technical director for VWA's work on the Comprehensive Affordability
Strategy (CHAS) documents for the City of Oakland, Alameda County, and Contra Costa
County. In addition, she was resPOnsible for the Affordable Housing Plans for Sonoma
County, Windsor, and Hollister. She collaborated with another consultant in writing the City
of Richmond's Consolidated Plan.
Prior to forming VWA with Ms. Vernazza, Dr. Wolfe worked as an urban economist at Recht
Hausrath, an Oakland economics consulting, and as a housing consultant at a social science
research firm, Abt Associates, Inc., Cambridge, Massachusetts.
Vernazza Wolfe Associates, Inc. 11
¢~_ of Du~l~n
Proposal for Affor___d~b_le Hou~ng Implementation Program
Dr. Wolfe was an Assistant Professor at the University of Wisconsin at.Madison, where she
held a joint appointment with the School of Urban and Regional Planning and the Department
of Real Estate, School of Business. She has also taught as a lecturer at the University of
California at Berkeley. Undergraduate and graduate courses taught by Dr. Wolfe include
housing policies and markets, real estate economics, urban economics, and real estate market
analysis.
She frequently participates in panels at the annual conferences convened by the California
Chapter of the APA and has presented papers on the impact of continuing immigration on
existing California neighborhoods, public/private partnerships, and issues in housing policy. In
addition, she has published articles in both the APA 'Northern News and California Plarmer.
Dr. Wolfe holds a B.A. in History from the University of California at Berkeley, an M.A. in
History from the University of California at Los Angeles, and the MCP and Ph.D. degrees in
City and Regional Planning from the UniverSity of California at Berkeley.
Vemazza Wolfe Associates, Inc. 12
City of Dublin
Proposal for Affordable Housing Implementation Program
FEES AND scHEDULE
The budget presented below presents an allocation of fees by task. We have indicated a single,
all-inclusive hourly billing rate of $125, since Ms. Vernazza or Dr. Wolfe will be responsible
for all tasks. The hourly rate for research associates who perform routine tasks, such as
preparation of tables, is $60/hour.
This budget covers the work program through the end of May 2000, at which time we
anticipate that the Affordable Housing Implementation Program will be adopted by the City
Council.
SCHEDULE
We have reviewed the project schedule presented in Section II of the RFP and are prepared to
meet the target dates.
Vernazza Wolfe Associates, Inc. 13
Table 1
SUMMARY OF SELECTED INCLUSlONARY HOUSING PROGRAMS
City/ Unit BMR Income Limits Term BMR Units
Yr. Began Threshold Percent To Date Notes
Rental: Rental: 25ownership Economic integration is one of the
Berkeley 5 units 20% 80% of median Permanent program's goals.
1985 Owner: Owner: 25 rental
100% of median 30 years each Has not slowed housing production.
new owner
Rental: Would like BMR % to be higher so that
Cupertino 10 units 50% to 80% of 4 ownership, 19 in more units result. Also would like to have'
1993 In-lieu fee 10% median 30years process the time period for the affordability
for smaller Owner: restrictions increased.
projects (4+ 80% to 120% of 76 rental, with 50
units) median more in process
Rental: There have been no rental projects
Menlo Park 10 units 10%4 80% of median 55 years 18 ownership developed in the city since the program
1986 Owner: began.
120% of median
Rental:. The program is well supported politically.
Palo Alto Rental: 60%-80% of 144 ownership, Development community accepts the
1974 5 units 10% median 59 years 10 in process program and is accustomed to
Owner: developing under it. With future
Owner: 80%-100% of 33 rental, 5 more in development of Stanford West project
3 units median process expect additional 155 BMR units.
Rental: Would extend aff°rdability term to 50
Sunnyvale 10 units 10% 60% of median 20 years 150 ownership years.
1980
Owner: 550 rental
$67,4002
In-lieu fee required for fractional portion of unit (for example, if development is 22 units resulting in inclusionary requirement for 2.2 units).
The limit started as 100% of median income. However, becaUse of the big increases in median income levels the City has chosen not to increase BMR income limits at the same rate.
SOURCES: Vemazza Wolfe Associates, Inc.; BMR program administrators at the selected cities
LIST OF VWA CLIENTS
Public Clients
Alameda Contra Costa County Transit Agency (AC
Transit)
Alameda County HOME Consortium
Alameda County Public Works Agency
Alpine County
Arcata Community Development Department
City of Auburn
City of Brentwood
State of California Coastal Conservancy
State of California, Department of Real Estate
State of California Legislative Analyst's Office
Caltrans Districts #4 and #6
State of California, Housing and Finance Authority
City of Clayton
Contra Costa County HOME Program Consortium
Cotati Redevelopment Agency
Dixon Redevelopment Agency
Emeryville Redevelopment Agency
Folsom Community Development Department
Hollister Redevelopment Agency
Huntington Beach Redevelopment Agency
City of Lafayette
Los Gates Redevelopment Agency
City of Manteca
City of Menlo Park
City of Milpitas Redevelopment Agency
Monterey County
City of Mountain View
City of Oakland, Office of Neighborhood and
Community Development
Oakland Housing Authority
City of Ontario
Town of Payson, Arizona
City of Petaluma
Industrial Development Authority, Phoenix,
Arizona
Pinole Redevelopment Agency
Pittsburg Redevelopment Agency
Pleasant Hill Redevelopment Agency
City of Pleasanton
Rancho Cucamonga Redevelopment Agency
Richmond Redevelopment Agency
City of San Jose, Department of Housing
City of Santa Monica
San Mateo County, Division of Housing
Santa Rosa Department of Administrative Services
Sacramento Housing and Redevelopment Agency
San Francisco Bay Area Rapid Transit
San Mateo Redevelopment Agency
Santa Cruz Redevelopment Agency
City of Sebastopol Planning Department
Sonoma County Community Development
Commission
Sonora Redevelopment Agency
City of South San Francisco
Southern California Home Financing Authority
Suisun City Redevelopment Agency
City of Watsonvflle
Windsor Redevelopment Agency
PRIVATE CLIENTS
American Baptist Homes of the West (ABI-IOW)
Law Offices of Domenic J. Canniz?aro
Housing Research Foundation
Legal Assistance for Seniors
Resources for Community Development
Pacific Gas and Electric Company
Pre-School Coordinating Council (PSCC)
SHELTER, Inc.
Cortese Family
CONSULTING FIRMS
Hausrath Economics Group
Dames and Moore
Woodward-Clyde Consultants
Gabriel Roche, Inc.
Katrina Bergen Associates
DKS
Michael Brandman Associates
Muller & Canlfield Architects
Scott Hospitality Consulting
Applied Development Economics
Abt Assofiates, Inc.
Spem' Street Advisors
Kelling Northcross & Nobriga
Sutro & Company
Iamaphier and Associates
Environmental Sciences Associates, Inc.
SRI International
Project/Study
VERNAZZA WOLFE ASS.O,.C .I~.,T. ES, INC. CONTRACT PERFORMANCE,
Menlo Park Housing Action Plan
Mountain View Technical Assistance
San Jose HOUsing Needs
Susanville HH Income Survey
HOPE VI Oakland Planning Study
San Mateo Consolidated Plan
Payson, AZ Affordable Hsg. Plan
Scope
Create Housing Action Plan. Plan
process will include a significant
public participation process.
Provide TA for SRO's, Senior
Housing, and BMR program.
Assess Housing Needs of Low-
Income Seniors and Disabled.
Household Income Survey to
Determine Eligibility for CDBG
Programs.
Assess Market Demand for Mixed-
Income HOPE VI Projects.
Financial feasibility and
neighborhood conditions analysis.
Prepare Sections of Consolidated
Plan
Prepare Town's First Affordable
Housing Plan.
~h~u~
August 1999 - July 2000
Award Date: 3/98
Completion Date: 0/30/98
Award Date: 5/97
Completion Date: 12/98
Award Date: 10/96
Completion Date: 11/97
Award Date: 09/96
Completion Date: 6/98
Award Date: 7/97
Completion Date: 3/98
Award Date: 11/96
Completion Date: 4/98
Budget
(Unless otherwise stated,
projects were completed
within budget.)
First Phase: $12,000 (scope
re£mement and
Implementation Plan)
Second Phase: to be
determined
Award Amount: $28,800
Award Amount: $44,000
Award Amount: $27,300
Award Amount: 41,000
Total Project Amount:
$320,000
(with Muller & Caulfield)
Award Amount: $20,000
Award Amount: $45,000
Final Cost: $48,000
Reason for Variance:
Additional scope of work.
Client Contact
Gretchen Hillard
Housing and Redevelopment
Manager
650-858-3414
Michael Percy, Principal
Planner
650-903-6306
Also: Lynnie Melena
Thomas Cook, Department of
Housing
408-277-2266
Arthur Shilts, Project Manager
530-257-4725
Ralph Carey, Director of
Housing Management
510-874-1520
Marina Yu, Housing Specialist
650-802-5039
Robert Gould, Community
Development Director
520-474-5242
Project/Study
U.S. Department of Housing and Urban
Development, Evaluation of the HOPE 3
Program
Pittsburg Redevelopment Agency, Update and
Review of Affordable Housing Obligations
Sonoma County Community Development
Commission, Implementation Plan and Mid-
Year Review of Implementation Plan
American Baptist Homes of the West, Various
Section 202 Grant Applications
Scope
Extensive national evaluation study
of a subsidized homcownership
program provided in selected
locations.
Compiled and reviewed information
on all housing constructed in the
project area since 1994. Reviewed
housing expenditures.
Wrote initial Implementation Plan
(including Affordable Housing Plan)'
required under AB 1290.
Conducted mid-year review.
Prepare Section 202 Applications
for projects located in South Lake
Tahoe, San Luis Obispo, and
Stockton.
~h~u~
Award Date: 3/94
Completion Date: 7/95
Award Date: August 1977
Completion Date: January
1998
2 contracts
Award Date: 8/94
Completion Date: 12/95
Award Date: 1997
Completion Date: 12/97
Award Date: March 1999
Completion Date: Ongoing
Budget
(Unless otherwise stated,
projects were completed
within budget.)
Award Amount: $36,000
Total Project: $700,000
Award Amount: $17,000
Final Cost: $12,100
Reason for Variance: Fewer
hours required to complete.
Award Amount: $16,000
Final Cost: $16,000
Award Amount: $15,200
Final Cost: $13,000
Award Amount: $13,000
Client Contact
Prime Contractor: Abt
Associates, Inc.
Katie Heintz, Manager, 301-
913-0547
Gerry Dunbar, Economic
Development Director
925-439-4896
Tom Bane, Redevelopment
Manager
707-524-7500
Margaret Weitkamp, ABHOW,
Vice-President, Rental Housing
925-924-0100 Ext. 7108
PROPOSED AFFORDABLE HOUSING IMPLEMENTATION PROGRAM BUDGET BY TASK
TASK
1. Analyze City's Existing Housing Element
2. Review Effectiveness of Ordinances and Policies
3. Housing Needs AssesSment and Policy Changes
4. Prepare Administrative Guidelines-Inclusionary Zoning &
Identify Options for Expenditure of In-Lieu Fees
5. Review Potential Funding Sources
6. Prepare Affordable Housing Implementation Program
7. Meetings, Community Workshop & Additional Tasks
l
Total!
HOURS RATE COSTS
I
8 $125 $1,000
20 $125 $2,500
40 $125 $5,000
55 $125 $6,875
20 $125 $2,500
45 $-125 $5,625
50 $125 $6,250
238 $29,750
January Budget 1/7/00'