Golden Gate Village Redevelopment Monthly Report July 2023
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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 protégé, 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 estimates for costs. MHA anticipates that an update to this financial plan will occur after selecting a developer partner. After 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 |
| 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 |
600,00 |
| 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 after selecting a developer partner and further conversation and input from the GGV residents.
In the short term, MHA is managing the selection of a developer partner following the schedule included below.
| Task | Start | Field 3 |
|---|---|---|
| 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 |
Tue 9/19/23 |
Tue 9/19/23 |
| Negotiate DSA btw MHA and Developer |
Tue 9/19/23 |
Fri 11/17/23 |
| MHA GGV Sub Comm - Recommendation of DSA |
Tue 12/12/23 |
Tue 12/12/23 |
| MHA Board Approval of DSA |
Sun 12/17/23 |
Sun 12/17/23 |
| 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
Procurements
Work in Progress:
• Landscape services for GGV: RFP has closed, and proposals being evaluated.
• Communications and Outreach Services: closed June 30, 2023.
• Historic Preservation and Cultural Recognition: RFP Closed July 7, 2023.
Evaluating responses.
• Legal: RFP issued on July 12, 2023.
Work Complete:
• Environmental Assessments (NEPA): Sicular Environmental Consulting selected
to perform Environmental Assessment work.
Resident Matters
Work in Progress:
• Creation of a Right Size Housing policy for those residents who under-occupied (aka “over housed”) their unit. MHA to work directly with the impacted residents and the GGV Resident Council to formulate this policy. The policy's goal is to ensure no resident loses their housing because of the redevelopment and have the ability to remain at GGV in the right size unit.
• Increase the number of Residents involved in revitalization activities: Meetings, events, direct outreach.
• Ongoing development and coordination of services at GGV Community Center
• Resident Technical assistance for participation on the Evaluation Committee and other revitalization activities as needed.
Work Complete:
GGV Resident Council
Work in Progress:
• MHA to enter a services contract with GGV Resident Council to provide Block Capitan and management of laundry rooms. Additional support to be provided for the administration of the GGV Resident Council. GGV Redevelopment 5 July Monthly Report
• Defining the scope and content of training for the GGV Resident Council. Working with NAHRO to develop and deliver training.
Work Complete:
• Supported the GGV Resident Council election efforts, resulting in a newly seated
board.
• Funded the remodeling and furnishing of the GGV Resident Council office space at 103 Drake Avenue.
HUD Matters
Work in Progress:
• Continue to work with HUD to communicate progress under the Corrective Action
Plan (CAP).
• Responded to recent PHAS report siting need to improve occupancy of GGV.
Work Complete:
Development Activity
Work in Progress:
• Creation of technical support for the GGV Developer Evaluation Committee to ensure each member of the committee can participate in the evaluation process fully.
• Continued management of the RFQ process. The deadline for submission was extended to August 11, 2023, in recognition of a state affordable housing funding deadline that would likely reduce interest due to conflicting deadlines. The GGV Developer submission date was changed to increase the likelihood of submission.
• Met with Marin County Community Development Agency to discuss ensuring compliance with NEPA (Part 58) for both routine maintenance and the Section 18 Disposition application to be submitted in Q4 2023.
Work Complete:
• Help “Check-In” meeting among GGV Evaluation Committee members to share information relevant to their role and
• Orientation with GGV Developer Evaluation Committee on site. Orientation included a tour of the site, discussion of roles and responsibilities, review of schedule, and “Do’s and Don’t” for committee members.
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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.
