Golden Gate Village Redevelopment Monthly Report January 2024
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About
Marin Housing Authority was incorporated in 1942 to serve the County of Marin. MHA is a public corporation created under the Health and Safety Code of the State of California. Under this code, MHA is authorized to provide decent, safe, and sanitary housing for low and moderate-income people. MHA is governed by a Board of Commission appointed by the Marin County Board of Supervisors. Currently, the Commission consists of seven members - five members of the Board of Supervisors and two MHA resident participants. Marin Housing operates programs in the incorporated areas of Marin County under Cooperation Agreements with the local towns and cities.
MHA owns and operates 496 public housing units in two properties; 296 at Golden Gate Village and 200 located on five separate sites throughout Marin County. In addition, MHA owns 80 units of affordable housing in 4 properties. MHA also administers approximately 2,400 Housing Choice Vouchers (HCV) and an affordable homeownership program.
Golden Gate Village is the largest property owned and operated by MHA. The property includes a total of 300 units in 29 buildings. Of the 300 units, 294 operate as dwelling units, including 44 one-bedroom units, 132 two-bedroom units, 111 three-bedroom units, and 9 four-bedroom units. The site is 29.8 acres.
GGV is income and rent restricted. Incomes at initial occupancy are limited to 80% of the area median, adjusted for household size. Rents are restricted to 30% of the household’s adjusted income.
In 1957, MHA chose Frank Lloyd Wright's protege, master architect Aaron Green, another noted local architect, John Carl Warnecke, and master landscape architect Lawrence Halprin to design the buildings and grounds of GGV. Construction was completed in 1961. In 2017, GGV was listed on the National Register of Historic Places.
In 2022, MHA worked with residents of Golden Gate Village to develop a framework to preserve and recapitalize the property. In November 2022, the MHA Board of Commissioners voted to adopted the GGV Redevelopment Framework and instructed staff to proceed with selecting a developer partner.
Monthly Reports are produced by MHA to provide a snapshot of critical budget and schedule information. This report also contains narrative details on each project's components and a description of the upcoming critical milestones.
MHA is committed to conducting every aspect of this redevelopment effort with the utmost care for the existing residents, respect for the surrounding community, and professionalism, creativity, and quality to ensure a quality-built environment for many years to come. To this end, MHA has created a system of project controls that enable managers of the Golden Gate Village project and the leadership of MHA to receive critical management information regularly. One aspect of this system is the Monthly Report.
As the redevelopment of Golden Gate Village progresses, this Monthly Report will evolve to keep current with important management information.
Location
Budget
In November 2022, MHA’s Board of Commissioners approved a Redevelopment Framework. Included in this plan are a capital strategy and conceptual esFmates for costs. MHA anFcipates that an update to this financial plan will occur aHer selecFng a developer partner. AHer choosing a developer partner, the financial plan will be further refined and reported.
| Source of Funds | Amount |
|---|---|
| LIHTC Investor Equity |
143,641,102 |
| Tax-Exempt Bonds |
0 |
| Conventional Loan: Residential |
102,246,788 |
| Other - City/State Existing Debt |
0 |
| Other - Taxable |
0 |
| Seller Carryback Loan |
69,093,644 |
| Local Funds - Marin County HTF |
0 |
| AHP Program |
0 |
| Accrued Interest |
1,859,771 |
| City/State Existing Debt |
0 |
| Deferred Developer Fee |
13,306,594 |
| Total |
330,147,898 |
| Surplus/Gap |
0 |
| Uses of Funds | Amount |
|---|---|
| Land and Building Acquisition |
77,030,970 |
| Demolition Costs |
0 |
| Site Work |
5,050,000 |
| Hard Costs |
150,395,291 |
| Contingency |
15,039,529 |
| Architecture, Engineering, Etc. |
15,336,995 |
| Legal |
600,000 |
| Construction Financing |
17,710,641 |
| Permanent Financing |
3,367,404 |
| Relocation |
4,380,800 |
| Other Soft Costs |
13,248,400 |
| Developer Fee |
27,113,187 |
| Reserves |
874,680 |
| Total |
330,147,898 |
Schedule
A master plan for GGV will be created a5er selec6ng a developer partner and further conversa6on and input from the GGV residents.
In the short term, MHA is managing the selec6on of a developer partner following the schedule included below.
Project Start Date:
4/1/23
Display Years:
0
| Task | Start | End |
|---|---|---|
| RFP Process |
||
| Preperation |
||
| Meeting with GGVRC re: RFQ |
Thu 4/27/23 |
Thu 4/27/23 |
| 1st Draft of RFQ Circulated |
Wed 5/03/23 |
Wed 5/03/23 |
| GGVRC Review of RFQ |
Wed 5/03/23 |
Mon 5/15/23 |
| Input on RFQ to MHA |
Mon 5/15/23 |
Mon 5/15/23 |
| 2nd Draft of RFQ Circulated |
Wed 5/17/23 |
Wed 5/17/23 |
| Publish and Selection |
||
| Publish and distribute RFQ |
Mon 5/22/23 |
Mon 5/22/23 |
| Pre-Proposal Conference - wk of |
Mon 6/05/23 |
Fri 6/09/23 |
| Issue 1st Addendum |
Fri 6/16/23 |
Fri 6/16/23 |
| Last Day for Questions |
Fri 7/28/23 |
Fri 7/28/23 |
| Issue 2nd Addendum |
Fri 8/04/23 |
Fri 8/04/23 |
| Proposals due |
Fri 8/11/23 |
Fri 8/11/23 |
| Distribute Proposals/Analysis to Comm |
Fri 8/11/23 |
Fri 8/11/23 |
| 1st Mtg Selection Comm (wk of) |
Mon 8/21/23 |
Mon 8/21/23 |
| Interviews (wk of) |
Mon 8/14/23 |
Tue 10/31/23 |
| 2nd Mtg Selection Comm (wk of) |
Wed 11/01/23 |
Thu 11/30/23 |
| Recommendation to ED |
Fri 12/01/23 |
Wed 12/13/23 |
| MHA GGV Sub Comm |
Wed 12/13/23 |
Wed 12/13/23 |
| MHA Board Mtg |
Mon 1/01/24 |
Mon 1/29/24 |
| Selection Committee |
||
| Draft Selection Committee "Job Description" |
Sat 4/01/23 |
Mon 5/01/23 |
| Send Invitation Letters to the Selection Comm |
Mon 5/01/23 |
Mon 5/01/23 |
| Finalize / Formalize the Selectin Committee |
Wed 5/10/23 |
Wed 5/10/23 |
| Evaluation Committee Training (wk of) |
||
| Developer Negotiation |
||
| MHA Approves Developer Selection |
Mon 1/01/24 |
Mon 1/29/24 |
| Negotiate DSA btw MHA and Developer |
Thu 2/01/24 |
Sat 3/30/24 |
| MHA GGV Sub Comm - Recommendation of DSA |
Mon 4/01/24 |
Sun 4/28/24 |
| MHA Board Approval of DSA |
Mon 4/01/24 |
Sun 4/28/24 |
| Marketing of RFQ |
||
| Draft Brochure |
Mon 3/20/23 |
Sat 4/01/23 |
| Finalize Brochure |
Mon 4/24/23 |
Mon 4/24/23 |
| Post to MHA Website |
Wed 5/10/23 |
Wed 5/10/23 |
| Post to 3rd party platforms |
Wed 5/10/23 |
Wed 5/10/23 |
| Direct email to prospects |
Wed 5/10/23 |
Wed 5/10/23 |
Project Updates
Resident Matters:
Work in Progress:
- MHA continues to work with HUD to settle on available options to resolve the current over-housed residents and address the change of occupancy standards between public housing and Housing Choice Vouchers, which could cause new over-housed residents. It is clear from current HUD regulations that no resident of GGV would lose their housing or be required to move from GGV due to being over housed.
- The Resident Empowerment Fund Committee will be receiving submitted proposals this week- as the RFP closes tomorrow. As a reminder the GGV REF was created to ensure that GGV residents are the decision makers on how monies will be disbursed to support enhanced services for residents. MHA in partnership with MCF and the County marketed this funding opportunity for the past couple of months. The committee of six GGV resident leaders will be deciding how to distribute $500,000 to non-profit organizations with a maximum amount of $150,000 and a minimum of $20,000 for the first year of the GGV Resident Empowerment Fund. We will be reporting the funding awards at the March BOC meeting.
Work Complete:
GGV Resident Council:
Work in Progress:
- MHA is hosting a NAHRO Resident Management Corporation 2-day training in GGV on February 26 and 27th at the Community Room- this training is open to all GGV residents interested in community leadership.
Work Complete:
- The Resident Council has appointed 8 Laundry room monitors. Their responsibilities include keeping facilities and equipment clean, reporting problems and following through on service orders. Hours of operations: 7 days a week, 7:00 am – 9:00 pm
- The Council has also appointed 11 Block Captains. Their tasks include, among others, monitoring public areas within and outside buildings, alerting the Resident Council to vandalism and unexpectedly vacant units, and relaying current news from the Resident Council.
Development Activities:
Work in Progress:
- With the Board of Commissioner’s approval in December 2023 of Burbank Housing as our development partner, MHA and Burbank Housing have been meeting over the past few weeks to create an Exclusive Negotiating Agreement. This agreement will include board-approved goals and objectives for redeveloping GGV, commitment to resident protections, resident engagement, predevelopment tasks, schedule, and predevelopment costs. Burbank will be attending a GGVRC meeting next month. A comprehensive update of the revitalization and the agreement is planned to be taken to our Board of Commissioners at a future date.
Work Complete:
- The Board of Commissioners approved the selection of Burbank Housing and authorized the negotiation of a development agreement.
Operations:
Work in Progress:
- Roto-Rooter has been removing debris from a 400-foot stormwater piping from January 29th through February 2nd. The pipe begins at US Highway 101 and terminates at Darke Avenue. This project will help alleviate flooding at Golden Gate Village.
Work Complete:
Procurement:
Work in Progress:
Work Complete:
HUD Matters:
Work in Progress:
- Continue to work with HUD to communicate progress under the Corrective Action Plan (CAP).
Work Complete:
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Marin Housing Authority
4020 Civic Center Drive
San Rafael CA 94903
Phone: (415) 491-2525
Public Housing Maintenance Requests: (415) 390-2094
Fax: (415) 472-2186
TDD: (800) 735-2929
Marin Housing's Main office lobby hours are
Monday through Thursday 10 am to 4:30 pm.
All in-person meetings are by appointment only, please
email
or call
415-491-2525
to schedule an appointment.
