HomeMy WebLinkAbout09/20/1994, C-6 - REVIEW A DRAFT WORKSCOPE FOR THE COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) DOWNTOWN HOUSING STUDY. ��I�NII�IIIy�IIII��I��IN "J f M INCA a OATS:
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COUNCIL AGENDA REPORT MN"UM9EH:G.. (O
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FROM: Arnold Jon , Community Development Director; By: Jeff H to Planner
SUBJECT: Review a Draft Workscope for the Community Development Block Grant
(CDBG) Downtown Housing Study.
CAO RECOMMENDATION: By motion, endorse the draft workscope as submitted.
SITUATION
At its April 12, 1994 hearing the Council approved specific programs or projects for CDBG
funding in Fiscal Year (FY) 1994-95. As part of their action, councilmembers asked that the
draft workscope for one of these, the Downtown Housing Study, return for Council review on
consent. The City's Housing Authority is primarily responsible for administering the study.
The Request For Proposals (RFP) was prepared by the Housing Authority, with assistance from
City staff as part of the City's approved CDBG program.
The Downtown Housing Study was included in the Urban County's Final Statement which was
recently approved by the U.S. Department of Housing and Urban Development (HUD). In
August, HUD notified the County and participating cities that a block grant of$2,542,000 had
been awarded to the Urban County — of which $858,179 has been allocated to the City of San
Luis Obispo for FY 1994-95. Funds should be available by October, once grant agreements and
other HUD-required documentation is complete.
The next step in the CDBG process is to start implementing the approved programs. Preparation
of a workscope and selection of a consultant are the key first steps in the Downtown Housing
Study. Once council has reviewed the workscope, the Housing Authority will evaluate the
proposals received and select a consultant. Work on the study is expected to start in late
September or early October.
The Downtown Housing Study will identify specific opportunities and obstacles to developing
housing in downtown San Luis Obispo, and will be used by the Housing Authority, government
agencies, property owners, and other interested groups to expand housing opportunities and
encourage investment in downtown. The study will give community leaders and downtown
property owners a clear picture of what can be economically accomplished with their buildings,
given seismic considerations, code requirements, economic factors, and funding. This
information will help facilitate downtown housing, which will in turn help the City achieve its
General Plan goals of providing more affordable housing and enhancing the downtown's vitality.
DISCUSSION
To expedite the study, the Housing Authority has circulated the RFP and draft workscope to a
limited number of local consultants, and the RFP was printed in the local newspaper.
Consultants were informed that the draft workscope may be modified prior to contract execution.
�oltl�I�II�I�II����NUII II City of San lul$ OBISPO
Nij% COUNCIL AGENDA REPORT
Staff Report
Page 2
The Council may recommend that the Housing Authority make changes to the workscope.
The workscope is comprehensive and appears to thoroughly address the items to be addressed
in this study. The Community Development Plan describes the study as follows:
Project: Downtown Housing Feasibility Study
Location: Downtown Central Business District
Applicant: Housing Authority of the City of San Luis Obispo
CDBG Funding: $50,000
HUD Criteria: 205(a)(3)(i,ii)/208(a)(2)(A)
The Housing Authority proposes using $50,000 in CDBG funds to evaluate downtown housing constraints and
opportunities in the City of San Luis Obispo. The study would focus on the dual issues of developing housing on
upper floors in the City's historic downtown, much of which would be affordable to lower-income persons; while
at the same time addressing the need for seismic retrofitting and other construction code requirements which must
be addressed in many of the older downtown buildings before residential uses can be expanded. Possible benefits
of the study include:
■ Affordable housing. Using a case study approach, the study will provide specific information on design,
land use, construction codes, and economic feasibility to encourage property owners to include housing in
their downtown buildings. It is anticipated that at least 51% of the resulting new downtown housing
opportunities would target the housing needs of low-income persons.
• Economic development. The study would encourage reinvestment in the downtown, as upper floors of
existing commercial buildings, some of which are now vacant, were converted to residential uses. Such
reinvestment would increase spending, job opportunities for low- and moderate-income persons, and
property values in the downtown,and encourage further remodelling and expansion of goods and services
in the Central Business District.
■ Code correction/historic preservation. The study would identify the issues, methods, and costs of
remodelling older buildings for residential or residential/commercial uses in the downtown. It would
encourage property owners to correct unsafe building conditions, including seismic retrofittng of
unreinforced masonry buildings(URM), and would assist property owners in efforts to preserve historic
buildings.
The Housing Authority willselect the consultant, administer the study and contract with an architect, structural
engineer and other professionals to assess downtown buildings for residential development potential. The study's
scope of work will include:
-Architectural program development
-Construction codes
-Economic feasibility
-Case study evaluation
-Conceptual and schematic design
An important outcome of the study will be a handbook which will show building owners how
to feasibly develop housing in existing downtown buildings. It is anticipated that the former
�►��� i�IIIII�IIP�q�I�U aW of San lui S OBISPO
COUNCIL AGENDA REPORT
Staff Report
Page 3
Blackstone Hotel, located at 840 Monterey Street, will be the subject of the detailed case study
included in the workscope. A separate 1994-95 CDBG Program includes $200,000 for the
acquisition of the Blackstone property to facilitate its remodelling for 15 to 20 assisted housing
units. The Housing Authority has had a real estate appraisal done, and initiated discussions with
the owner on acquisition and possible sale of the property.
Attachment: Request For Proposals and Draft Workscope, Downtown Housing Study.
jh/L: RFPeval.rpt
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housinc a«thoaity
°' � c` OF THE CITY OF SAN LUIS OBISPO
487 Leff Street P.O.Box 638 San Luis Obispo, CA 93406 • Phone:(805)543-4478 IN Fax:(805)543-4992
Executive Director-Secretary
George J. Moylan
REQUEST FOR PROPOSALS
DOWNTOWN SAN LUIS OBISPO HOUSING STUDY
INTRODUCTION
The Housing Authority of the City of San Luis Obispo intends to
hire a consultant to conduct a Downtown Housing Study. The study
will identify specific opportunities and obstacles to developing
housing in downtown San Luis Obispo. The study will be used by the
Housing Authority, government agencies, property owners, and other
interested groups to expand low- and moderate-income housing
opportunities, and to encourage private investment in downtown
housing. It will give the community and downtown property owners
a clear, concise picture of what can be economically accomplished
with their buildings, given seismic considerations, economic
conditions and availability of funds.
BACKGROUND
The Housing Authority has an on-going interest in developing
residential units in and adjacent to the City's downtown. The
Anderson, Park, and San Luis Hotels are examples of this community
involvement to promote downtown housing. Most communities in the
United States are concerned with the need to revitalize downtowns
through the rehabilitation of existing buildings. These older,
sometimes historical buildings offer many opportunities; however,
they also pose many structural and economic challenges for
communities interested in "recycling" this urban resource.
Acutely aware of these challenges, the Housing Authority applied
for a $50, 000 Community Development Block Grant (CDBG) from the
City of San Luis Obispo to fund the downtown .housing study. The
draft workscope for the housing study is attached. Interested
firms are invited to submit a proposal in the form, and with the
information specified below.
SUBMITTAL DEADLINE
Proposals must be received at the Housing Authority office no later
than September 6 , 1994. Incomplete proposals, or proposals
received after the deadline, will not be accepted.
1 OU.I•°VfING
Request For Proposals
Page 2
EXPRESSIONS OF INTENT
Please contact us by August 15 , 1994 at (805-543-4478, Fax ; 805-
543-4992 ) to confirm your intent to submit a proposal . once your
intent has been confirmed, we will send you additional information
and a sample consultant services agreement.
CONSULTANT QUALIFICATIONS
Firms interested in responding to this invitation should be
familiar; with the City's downtown in general, and with the
Blackstone Hotel in particular. Consultants should have expertise
in Architectural Engineering and Design, Urban Planning, Historic
Preservation, and Economic Feasibility Analysis and Marketing; and
have extensive experience working with public sector clients and/or
non-profit housing agencies. Current California registration as an
Architect or Structural Engineer is required.
SELECTION PROCESS
Consultant proposals will be evaluated by Housing Authority and
City staff, who will rank firms for final selection by the Housing
Authority Board. Consultant firms may be invited to an interview,
in which case the consultants will be notified of an interview date
and time. Consultants will be notified by mail of the final
selection following the interview.
MAILING ADDRESS: Proposals should be sent to:
George Moylan, Executive Director
Housing Authority of the City of San Luis Obispo
487 Leff Street
San Luis Obispo, CA 93401
Number of required copies of the proposal: Three ( 3 ) .
PROPOSAL CONTENT
A. Scope of work: Review the attached draft work scope
background information and submit a refined work scope which
includes any changes or additions you think would be helpful.
The refined work scope may include additional details and/or
methods which the consultant feels necessary to successfully
complete the study. The refined workscope should also clearly
identify the phases of work and specify the task
responsibilities of the primary consultant, names and
qualifications of assigned staffpersons, and names and
qualifications of any subcontractors. Graphics should be used
to illustrate the study's findings and recommendations. The
workscope should also specify what information or services
Housing Authority staff is expected to provide.
Request For Proposals
Page 3
Note: The Housing Authority is awaiting final workscope
approval from the San Luis Obispo City Council. Any changes
made by the Council will be incorporated into this workscope
prior to executing a contract with the consultant. If those
changes increase the cost of the study, the new study costs
will be negotiated with the selected firm.
B. Schedule: The proposal shall include a schedule for
completing each phase of the work. The consultant will be
required to submit the draft study within 90 days of the
execution of the services contract, unless the timeframe for
completion is extended by the Housing Authority and the City
of San Luis Obispo.
C. Cost: Include a schedule showing the study costs broken down
by time and materials, and a "not to exceed" (include
breakdown/format) total cost for the entire project. A
budget of $42,750 has been established to cover the study's
consultant fees. The Housing Authority reserves the right to
reject proposals costing over this amount.
Cost will not be a factor in the evaluation criteria. However
proposals costing over $42, 750 will not be considered, and
cost will be used in the selection process to select from two
or more proposals of comparable content and quality.
D. Staffing: The proposal should include resumes for all key
project staff and any subconsultants, and pertinent experience
(include references and telephone numbers) .
E. Hearings: Study cost shall include the consultant's cost to
present the report findings and recommendations at up to three
public hearings, conducted by the Housing Authority and the
City of San Luis Obispo.
REQUIRED DELIVERABLE PRODUCTS
If selected, the consultant will be required to provide:
1. Nine ( 9 ) copies of an Administrative Draft Housing Study
Report which addresses all elements of the work scope. (The
draft study will be reviewed by staff and the consultant will
be required to respond to staff comments and make any needed
adjustments to the draft study prior to submitting the final
report. )
2. One camera-ready original, including original graphics, of the
Final Downtown Housing Feasibility Report and Case Study and
Plans.
Request For Proposals
Page 4
3 . Schematic architectural plans and specifications for
rehabilitation of the Blackstone Hotel .
RIGHT OF REJECTION/SELECTION CRITERIA
The Housing Authority reserves the right to reject any or all
proposals submitted to it for this project, and no payment will be
made for any information contained in the proposals obtained from
participating firms. This request for proposals is for
informational and planning purposes only. Awards, if made, may be
made by the Authority based on several factors, including but not
limited to:
1. Professional and technical competence and experience;
2. Specific experience in seismic retrofit work, conversion of
upper floors of commercial buildings into residential units,
and conducting planning and real estate market studies.
3. Past performance in terms demonstrated quality of work,
compliance with performance schedules and knowledge of
development in Downtown San Luis Obispo.
4. Knowledge of construction and zoning codes, with emphasis on
seismic retrofit requirements, State Historical Building Code
and American's with Disabilities Act requirements.
5. Completeness of the proposal .
If you have questions regarding the proposal or the project,
contact George Moylan (805-543-4478 ) .
Sincerely, pyo
GeorgeVMoyla 7 Executive Director
Attachments: Draft Workscope, Study Area Map
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July 20, 1994
DRAFT WORKSCOPE FOR THE
DOWNTOWN SAN LUIS OBISPO HOUSING STUDY
A. SUMMARY OF FINDINGS AND RECOMMENDATIONS
Provide a concise summary of the major findings and recommendations of both the
downtown housing feasibility study and the case study.
B. STUDY PURPOSE AND METHODOLOGY
Explain the study's purpose and objectives, description of study methods and
assumptions, sources of structural and seismic data, planning and economic assumptions,
and other pertinent information.
C. DOWNTOWN HOUSING FEASIBILITY SURVEY
1. Develop survey method, feasibility criteria, and methods for analyzing data.
2. Survey the Downtown Business District in San Luis Obispo, in the study area
shown in Exhibit A, and through field inspection and records research identify
those buildings which, based on criteria to be established by the consultant, are
suitable for the conversion of upper floors into housing or a mixed-use which —
includes housing. The survey is to be conducted with the consent of property
owners and shall discuss existing conditions, seismic requirements,
structural/architectural requirements and constraints, economic feasibility,
handicapped accessibility and compliance with local, State and Federal codes.
3. Produce a downtown housing manual which gives specific, practical information
on rehabilitating upper floors of existing downtown San Luis Obispo buildings for
residential uses. Emphasis shall be on rehabilitation for housing; however
commercial, office, or mixed-use residential and commercial uses should also be
addressed. As a minimum, the manual shall address the following:
a. Architectural Program Development. Meet with appropriate staff and
property owners to establish program needs and issues, such as:
--handicapped accessibility
--residential space requirements
C.( P
Draft Workscope
Page 2
--facility needs
--budgetary concerns
--reiloffice compatibility issues
--City Architectural Review procedures and guidelines
b. Code Research. Review construction and zoning codes and recommend
changes or exceptions as needed to make downtown housing development
feasible:
--meet with city staff to discuss applicable ordinances, standards, and
policies, with special emphasis on the Uniform Code for Building
Conservation, the Historical Building Code, and Americans With
Disabilities Act (ADA) requirements.
C. Preliminary Market Feasibility Analysis. Evaluate market demand,
development costs, and financial feasibility of developing rental and
ownership housing in the downtown. Factors to be addressed include:
--acquisition and development costs of rehabilitation and reconstruction,
including seismic retrofit.
--infrastructure and planning needs including utilities, street
improvements,parking, water retrofits, permit and school fees.
--evaluate real estate lending trends and forecasts, alternative financing
strategies, tax-advantaged . funding methods, and potential sources of
development capital.
D. CASE STUDY: WRITTEN DOCUMENTATION AND SCHEMATIC PLANS.
1. Using information gathered as part of the Downtown Housing Feasibility Study,
prepare a Case Study Report/Handbook on the process of converting or
rehabilitating an existing building in Downtown San Luis Obispo for elderly low-
income housing. The report shall analyze program requirements, constraints and
suitability, costs and financial feasibility, existing conditions, client program, and
other issues necessary to document the suitability of the identified downtown
property for conversion to assisted public housing. It is anticipated that the
Blackstone Hotel, at 840 Monterey Street, will be the subject of the case study.
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Draft Workscope
Page 3
2. Produce schematic drawings and specifications showing how the selected
downtown property (to be identified by the Housing Authority) could feasibly be
renovated to provide housing for low-and moderate- income persons. Plans shall
be sufficiently detailed to meet submittal requirements for Schematic architectural
review by the City's Architectural Review Commission.
E. PROJECT COORDINATION
Consultant shall coordinate closely with and seek the comments of the staff of the
Housing Authority, City of San Luis Obispo Community Development
Department, City Council and Advisory Bodies, Chamber of Commerce,
Downtown Business Improvement Area, community groups and individuals
concerned with downtown issues and housing, and shall document input provided
by these groups in the report.
F. FINDINGS AND RECOMMENDATIONS
Explain and document findings of study, specifically addressing:
1) Possible changes to construction or zoning codes or other standards which
are necessary to expand downtown housing opportunities, consistent with
City goals, policies and programs; and _
2) Quantitative and qualitative assessment of the feasibility of rehabilitation
of the Blackstone Hotel for use as a mixed use commercial/residential
building (commercial on ground floor, upper floors with approximately 15
units of assisted elderly/handicapped housing).
G. APPENDIX
Include engineering, architectural and economic data including field measurements, as-
built plans, design and program assumptions, calculations, zoning and site data, and other
pertinent information necessary to determine the feasibility of developing the Blackstone
Hotel for the intended purposes, presented in a clear, concise, and accurate manner.
Attachment: Exhibit A: Study Area map
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DOWNTOWN BUSINESS bISTRICT C-ip-''
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