HomeMy WebLinkAbout0195.094\
• <
~.
. ",.'
17
.'
March 1.7. 1994
HONORABLE CI IT COUNe I L
Palo Alto. California
725 -75~ ALMA STREET -COnTRACT F'OR PREI~!MINARY FEASIBILITY
STUDIES FOR SRO HOUSIHG
Members of the Council:
BEPORT IN BRIEF
This report forwards to Council 1) a cont-ract with Palo Alto
Housing Corporation (PkqC) for preliminary feasibility study
expenses to prepare conceptual plana and project. information for
a proposal to construct SRO (single room occupancy) housing at
725 -753 Alma Street, and 2} a Budget Amendment Ordinance {BAO)
authorizing up to $6S.0CO in Housing Reserve funds to be used for
the preliminary feasibility stud1es.
BACKGROUND
Consideration for development of the 725 -753 Alma Street site
as an SRO residence resulted from Council approval of a
development project at 1050 Arastr~dero Road. As part of the
105D Arastradero Road agreement. the City acquired a one-year
option to purchase the vacant property at 725 -753 ~ma Street.
The option to purchase was chosen in order to allo~ time to
determine if the 725 -753 ~ma Street site was appropriate for
housing and to c.eV'elop preliminary design and financing
proposals.
On January 18, 1994 r Council reviewe-:i a pre--development proposal
for the 725 -753 Alma S~reet Bite prepared by PARe in cooperation
with Cit:y staff_ The proposal included significant design and
enviror~ental documentation leading to review and a final project
determination by the Planning Commission, Architectural Review
Board ana City Council. The proposal called for expenditures of
approximat.ely $400,000. The Council was concerned aDo'.lt t:he cost
of the pre-development expenses and directed staff and PARe to
retu:n'"l with a proposal for the preparation of conceptual plans
and project information that would allow for a dete1~.ination of
CMll> 195,94
,
)J.!'
>'" .. ;
>--:
8 0
the fea,sibili ty of the SRO project. The decision on exercising
the option to purchase would be based on the preliminary
feasibility studie8 information.
On J"a.nuary 18, 1994, the City Council also directed staff to
develop a prescreening review process that would allow the BRO
project and ather appropriate development proposals to receive
City Council review and comment prior to submission of a full
development application. A proposed amendment to the Zoning
Ordinance establishing a preliminar;{ review pl-ocess was revie ...... ed
and recommended fo~ approval by the Planning Commission on
1w!arch .9, 1934 + The Commission r 9 recormnendatiol'l ...... i11 be on the
April lS, City Coun~il agenda.
REClrS~D PROPOSAL
Attached to this report is a letter f~om PAHe outlining the
initial expenses and a time schedule to prepare the preliminarr
feas~bility studies. Total expenditures are estimated at
$65,000. Source of the $65,000 in funds is the City's Housing
Reserve fund, which has over $2,900,000 of uncommitted funds.
PARe has seated that it is their intent to develop the
preliminarr· feasiDility studies at less than the maximum $65,DOO.
Line item budget expenses are not included, in order that PARe
may negotia~e more successfully with ccnt~act providers. An
administrative draft of the feasibility study would be due by
September lS~ 1994 and the final by ()ctober 15, 1994.
The final feasibility st~dies will be reviewed by the Planning
Commission prior to Council review. ~he schedule anticipates
that Council review will be completed prior to expiration of the
initial 0ne year option to purchase on January 6, 1995.
PMC has indicated that their own adrr.inistrative expenditures
.... il1 not exceed $lD,DDD. City staff has included language in the
attad'l.ed contract that allows for PARe a..drr.i.nistrative costs to be
billed as t""·o lump sum fees, instead of en a basis of time spent.
The billing will be based on completion of the administrative
draft report ($8, 000) a,nd Council review of the final report
($2 1 000). The hard costs for the contract, such as engineering
and architectural fees. will be r6i~hursed by the City based on
actual invoices submitted by PAHe.
The preliminary feasibility studies will include consultation
with architectural/design consultants with expertise in SRO
housing; environmental expertise, particularly for acoustical and
air quali~y issues; meetings with neighbors and property owners
near the sitej construction engineers; co~structio~ estimators;
and financial and legal cODeultants. It is P~~C's intent to
s~cure the services of the architectural/design consultant as
CMR:195:94
~--:-------c:----~_._---.
3/17/94
Page :2
. . . -------------_.-----"
soon as possible. PAHC proposes to secure neighborhood input to
develop a schematic design that addr~s5es both the hQusing needs
and the businesses uses in the area.
ENVIRONMENTAL ASSESSMEW'
,-,'
Since the action before the Council is a contract fer preliminary
fea~ibility studies, it is exempt from the requirements of CEQA.
RECOMMENDATION
Staff re~ommends that the City Council:
1) Approve the attached agreement for services with the
Palo ~tc Housing Corporation, and
2) Adopt the attached Budget Amendment Ordinance
authorizing the use of up to $65,000 in HOU6i~g Reszrve
funds for preliminary feasibility studies.
Respectfully submitted,
~:4:a;( ;;f'J!k~
/'
KENNE'TH R. SCHREIBER
Director of Planning and
Comm~nity Environment
Attachments: Draft Agreement Between City and Pale Alto
Housing Corporation
2.
3.
cc with attachments:
Budget Amendment. Ordinance
Februa~y 16, 1991 Letter from PARe
Keenan-Lovewell Ventures, 700 Emerson Street, Palo Alto, CA
943 D1
Marlene Prendergast, Director, Palo Alto Housing
Corporation. 540 Cowper Street, Suite G, Palo Alto,
CA 94301
cc without attacr~ents:
Planning Commission
Architectural Review Board
3/17/94
Page 3
•
a
;.:
Marilyn Bryant, League of Women ~"oters of Palo Alto,
457 Kingsley Avenue. Palo A!to~ ~~ 943Ql
Ellen Christensen, 4217 Los Palos Avenue. Palo Alto~
CA 94306
Andy Doty, 4072 Scripps Avenue" stanford,. CA 94305
Ellen Fletcher, 777 San Antonio Road, Palo Alto" CA 94303
Joseph Martignetti. Jr., Palo Alto Housing Corporation"
54C Cowp~r Street, Suite G, Palo Alto~ CA 94301
Bob MOSS, 4010 Onne Street. Palo Alto l CA 94306
Janet Owens, Palo ~to Housing Corporation. 540 Co~er
Street, Suite G~ Palo Alto, CA 943D1
Denny Petrosian, 443 Ventura. Palo Alto, CA £14306
Kefu,eth Rodriques &. Associates. Inc .• SO West San F'ernando,
#650 1 San Jose, CA 9511)
Willis and Rose Thoits, 744 High St~eet, Palo Alto. CA
94301
Dee and Cozette Hileman, 799 Alma Street~ Palo Alto, CA
94301
Joe Yarkin, 1.':2 Homer Street. Palo Alto, CA 94301
Barry Swenson" 701 North First Street. San Jose, CA 95112
Thomas C. McMull ar. , Chestnut Hill Land Co., P.O. Box 478,
Menlo park, CA 94026
Ole Christensen, Ole's Car Shop, SDI Alma Street. Palo ~to.
CA 9430~
Marlene Smidt, 666 High Street, Palo Alto, CA
Geoff Bertelsen, 960 Waverley, Palo Alto, CA
Earl Sc~~idt, 201 Homer. Palo Alto, CA 94301
94301
94301
Barl Ellison, 705 Alma Street, Palo Alto, CA 94301
Susan Herald, Stanford University. P~O. Box N, Bldg. 170,
Stanford, CA 94305
Ron Rainey, Hallgrimson, McNichols, McCann & Inderbitzen,
40 S. Market St. Suite 700, San Jose, CA 95113
~~ ..
-.~:
·--"---~---..
3/17/94
Page <.
•
•
AGREEMENT BBTWBEl{ TID! CITY OF PALO ALTO ANlJ
TRE PALO ALTO ROUSING COa:>ORATION FOR
PRELnaHAJtY PEAS IS IL IT! STtID ISS RELATING TO
TIIB POTENTIAL DBVELOPHEN'l' OF PROPERTY AT 725
AND 753 AU<A STREBT FOR SINGLB ROOM OCCUPANCY
ROUSING
TH"IS AGREEMENI' is made and entered into on the ___ day
of I ~994, by and betwoeen the CITY OF PALO ALTO, a
municipal corporation of the State of California (~City~) and the
PALO Jlo .. lo'rO HOUSING CORPORATION, a California nonprofit corpo:cation.
540 Cowper s~reet. Suite G. Falo ~to. CA 94301 ~·P&qcnl.
!L!....T N E S S B T H :
W-dBREAS~ City has acquired an option to acquire certain
Teal property commonly ~~own as '25 and 753 Alma Street, in the
City of Palo ~tO, California (the ·property~l; and
~REAS~ City has determined that there is a severe
shortage of housing for low income individuals in the City of Pale
Alto; and
WHEREAS, to further City's affordable housing goals~ and
consistent with City's Comprel1ensive Housing Affordability
Strategy, City desires to conduct preliminary feasibility studies
to determine whether the Property would be a reasonable and
feasible site for a single room occupancy ,·SRoaJ hotel; and
rmEREAS~ PAHC is experienced in developing affo'::'dable
housing and has demonstrated its interest in developing' SRO housing
i~ the City of Palo A.lto; ar::.d
WHBREAS. PARe is willing to provide assistance
providing prelLminary feasibility studies for the
consideration of SRO development on the Property.
to City in
Council's
NOW, THBREFORE~ in consideration of the mutual covenants
and agreements specified herein, and subj~ct to its te:t1nS and
pr~sions, the partlss to this AgreemEnt hereby agree as follows:
1.1 City. The City Manager shall be representative
of City for all purposes under this Agreement. City'S Director of
Planning and COPlillUIlity Emliror..ment or his designee shall supervise
the progress and execution of this Agreement.
1
•
-~----..
o
1.2 R.NK'. The Executive Director of PA~-lC shall be
representative of PA.HC for all purposes under this Agree~E';nt. The
Executiv~ Direct-or of PARe is also designated as the Proj ec:t
Director [or PARe and shall supervise the progress and execution of
thiFJ Agl:eement.
SECTION 2 -PURPOSE OF AGREllM?I.IT
Tne p"..lrpos,= of this Agreement is to set. forth the
respective: duties and responaibilities of City and PAHC with
respect to conducting prelimi~~ry feasibility studies relating to
developing the property for SRO housing. The "Project" of this
Agreezr.ent will be defined as the: scope of work as set fo.rth in
Section 3.
SECTION 3 -SCOPE Qf WQB'!;
PARe shall undertake certain preliminary feasibility
studies to assist the City Council with its dete~,ination as to
whettler to exercise its option to purchase the Property_The
specific duties of PARe un,jer thig Agreement are set forth in
Exhibit ·A1I~ attached hereto and incorporated herein by r-eferznce.
SE'c;=rrON 4 -TERM OF AGRB~
The term of this Agreement shall commence on the date of
its execution by City and shall expire on Decernb~r 31, 1994~ PARe
shall present to City staff an a~udnistrative draft of such package
for staff review on or before September 15 1 1994. and a complete
package in acceptable form for Planning Commission and Council
revie~ by OCtober 15, 1994. Tbe parties agree that time is of the
essence of this Agreement.
l>-EC'I:ICN 5 -J'j\"iME>;"'r
5.1 Payment. In consideration for the full perforrrl.a.nce
by PAHC of this Agreement, City shall pay to PARe an ~ount not to
exceed Sixty-Five Thousa."'ld Dollars {$65.000.00J I including payments
for subcontractor work and administrative costs. The actual amount
of compensation l except for administrative costs, shall be payable
on a reimbursement basis. based on actual costs incurred by PARe in
completing the tasks set forth in Exhibit 1IA-, up to the rnaxi~nn
$5S. COO. Administrative costs shall be payable as set forth in
Section 5.2. PARe shall submit to City copies of all its
subcontracts for work under this agreem~nt. Said contracts shall
clearly state the ".-ork to be performed and the basis of payment.
All such costs shall be reasonable and necessary for the purpose of
determining the feasibility of the SRO project. The Project
Manager reserves the right to disallow any cost not approved in
advance.
2
5.2 PaymEnt: Schcdu~. payrr.ent shall be made by City
only for actual costs incurred by PARe, and ylthin thirty (30) days
of submission in triplicate of period progress payment reTJest5, no
mo;:e oft.eo than mO-nt.hly. with each reimbursement. :-equest~ PA,.l{C
shall certify in writing that the services have been satisfa~torily
performed. that the payments are in accordance with the applicable
subcontract and that all funds were expelJ.ded on behalf of and
exclusively for tbe Alll'a SRO project. Payment for PAHC' g
adDlinistrative costs will b~ made as follo",,'s: City shall pay
$8,000.00 to PABC upon receipt. by City of an acceptable dz:aft
package from PARe in accordan..::e .... ith section 4, and shall pay
$2,000 to PAHC upon Council .review of the final package submitted
by PARCo
S. 3 ~~nt UpOD Suspension or AbamlQp.rnent nOf Project.
If the Project under this Agreement is suspended fer more than
three {3} months O~ abandoned in whole or in part~ FARe shall be
paid for services performed prior to receipt of writt,;:n notice from
City of such 5uspensior. or abando~~ent, together with additional
reimbursable expenses then due. If this Agreement is suspended or
terminated for fault of PiLqC, City shall be oblig3ted to compensate
PARe only for that portion ot PARe's services which are of benefit
to City, as such dete~ination may be made by the City Manager in
the reaso~~ble ex~rcise of her discretion.
SECTION 6 -TRRMrNATIQN~VSPEN$IQN OF AGRE~~
This agreement ~~y be terminated, with or without cause,
by either party upon fifteen (15) daye' prior written notice to the
other party. Notice shall be given on behalf of the City by the
Project Manager. Upon termination of this Agreement or suspension
of work on the project by either City or PAHC, as provided hereiD,
all duties of City and PARe under this Agreement shall terminate;
prcvided, that PAHCI s obligations under Section 8, to make its
records available~ shall survive the tel.-mi.natiGn of this Agreement.
~1'TION 7 -ADDITIONAl, SOURCES QFfUNI1~
'the parties anticipate that if the Property is developed
for SRO housing, outside sources of funding, such as HUD funds,
will be sought. Therefore, PARe agrees to carl.Y out its duties
under this Agreement in a manner that eill not conflict with~ or
otherwise prevent the obtaining of such future funding. In this
regard. PARC shall, to the extent feasible. comply with applicable
federal regulations, including, but not limited to, conflict of
interest~ environmental; recordkeeping and accounting, and
affirmative acti~n requirements.
3
f -
\
, " ,
SHC1'rON B -RECORDS AND REPORTS
PAHC shall maintain on a current basis complete records,
irlcluding books of origil"'..al eiltry, source documents supporting
accounting transactions. service re~ord~. a gen~ral ledger,
ca.ncelled checks, time she€tg~ and related documents and records to
assure proper acco'.lDtirg of funds and performance of the terms of
this Agreement. PARe shall furnish any and all infor.mation and
reports which may be required by City and any other entity that may
provide funas for development of the property. PAHC shall further
permit access to its books, records and accounts by the
representatives and employees of City and any other entity that may
provide funds for develcprnent of the Property, during reg..11ar
business hours, for the purpose of investigation or CI.udit to
ascertain compliance with all applicable laws, regulations. rules
and orders and for the pu~se of evaluating and ~~nitoring PARe's
compliance wit.h the provisions: of this Agreement. All such records
shall be retained by PARe and made: availabl~ to Ci ty and any other
entity that may provide funds for development of the Proper~y. upon
req'...lest for review or audit for a period of at least three (3)
years following the termination of this Agreement.
9.1 ~ease of Reports and llifQrmation. Any reports,
information, data or other material given to. or prepared Dr
assembled by~ PABC Dr its subcontractors under this Agreemenc. shall
be the property of CITY and shall not be made avai.lable to any
individual or organization by PARe or its Bubcontractors without
the prior writt.en approval of the Project M3.nager.
9 ~2 &~rn 9f Mat.erials. Upon suspension or early
terminat.ion of this Agre~~nt, p~qC shall turn ~~er t.o the Project
Manager .i.nmediately any and all copies of studies~ sketches,
drawings, computations. and ocher data; whether or not completed,
prepared by PARe or its subcontractors, or given to PARe or its
subcontractors in connection with this Agreement. Such materials
shall become the permanent propercy of City.
SECTION 1Q -INTEREST OF PMi.~
In accepting this Agreement. PARe covenants t.hat it
presently has no interest, and shall Dot acquire any icterest z
direct or indirect, fina~cial or othervise, which would conflict in
any manner or degree with the performance of the gervic~s
hereUDder~ PARC further covenants that. in th~ perfor.mance of this
Agreement. no subcontractor cr person having such an interest shall
be employed. PARe certifies that no one who has or will have any
financial interest under thi8 Agreement is an officer or employee
of City.
4
•
~\
SECTION 11 .-A£.S,IGNMENT PROHIBITED: SUBCONrRJ>~CTOE...~
11.1 Ass"; gnment Prohibit~g. This .}..greement is for the
personal services of PAHe and shall not be assigned ~ithout the
expl:ess prior writ.ten consent of Cit.y. to be evidenced by
resolution of the City Council. Any attempt to do so otherwise
shall be void and, at the sol~ discretion of City, a default of the
terros of this Agreement.
11.2 ~QntG~Q.!l!. FA-liC shall be responsible for
employing all outside subcontractors necessary to aid PARe in the
perfonr.a.nce of the services described in Exhibit "A"; pro ..... ided.
however l that all such subcontractors shall receive prior approval
of City in writing and shall remain acceptable to City during the
te~ of thi~ Agreemen~.
SECTIQN 12 . INDEMNITY
PARe agrees to protect r indemnify. d€'.fend and hold
har.m2ess City, its Council members, officers, agents and employees,
and Charles J. Keenan, III and Mark T. Gates, from any and all
demands, claims, or liability of any nature, including death or
injury to any person, property damage or any other ~css. caused by
or arisins out of PARC's, its officers', agents'. subcontractors'
or employees' negligent acts , errors or omhlsions. or wilful
misconduct, or conduct for which the law may impose strict
liability en PARe in the perfor.mance vf or failure to perfo~m its
obligations under this Agreement.
~ON 13 -rNStr.UL~CB
13.1 Insurance CQvera~. PARe, at its sole cost and
expense, shall obtain and maintain, in full farce and effect
throughout the entire term of this Agreement I the insurance
cDVerage described in Exhibit -a·, attached hereto and incorporated
herein by reference. insuring not only PARe and ita subcontractor6~
if' anYI but also, with the exception of workers' compensation,
employer's liability and professior~l liability insurance. naming
as add_itional insureds City~ its Council members~ '~ffice:r6, agent.s
and employees, Charles J. Keenan, III and Mark T. Gates, and each
of them~ concerning this Agreement and the Project.
~l insurance coverage required hereunder shall be
provided through carriers with a Best rating of A:X or high~r that
are a~itted to do business in the State of California. Any ~~d
all subcontractors of PAHe under this Agreement shall obtain and
maintain, in full force and effect throughout the term of this
Agreement, identical insurance coverage, with City named as
additional insured under such policies as required above.
5
· .
o
13.2 ~ider.ce of rns~~. Certificates of such
insurance, preferably on the fonn..<:; provided by Cit}', shall be filed
with City concurrently with the execution of this Agreement. The
certificates shall be subject to th~ approvdl of the City's Risk
Manager and shall contain an endorsement stating tha~ the insurance
is primary coverage a.'"ld will not be cancelled or altered by the
insurer except after filing with the City Clerk thirty (30) days'
prior writ~en notice of such cancellation or alteration, and that
the City of Palo Alto is n:imed as an additional insured except in
poliCies of workers~ compensation, employers' liability. and
p:rofessional liability iI"..Burance. Current certificates of such
insurance shall be kept on file at all times during the term of
this Agreement with the City Clerk.
13. 3 l!2.......k:l,Jnit......Q..f.....Ligg~~ The pr..:>c:uring of such
required policy or policies of insurance shall not be construed to
limit PAllet s liability hereunder nor to fulfill the indemnification
provision and requirements of this Agreement under Section 12
hereof. Notwithstanding said policy or policies of insurance, PARe
shall be obligated for the full and total amount of any damage~
injury, or 1068 caused by the services performed under this
Agreement~ in accordance with 3ection 12, including after the
Agreement has terminated or eA~ired.
SE<:l'!ON 1 ~ -WORKBRS' COMPANSAT'iON
PAHC~ by executing this Agreement, certifies that it is
aware of tile provisions of the Labor Code of the Stat.e of
California which require every employer to be insured against
liability for workers~ compensation or to undertake self-insurance
in accordance with the provisions of that Code, and certifies that
it will comply with such provisions before commencing the
performance of the work under this Agreemen~ .
.aILCT£QN 15 • AGREEMENT BINDING:
The terms~ covenants~ and conditions of this Agreement
shall apply to, and shall bind, the beirs~ successors~ executors,
administrators, assigns, and subcontractors of both parties~
SEC'rTQN 1.6 -WAIVERS; NO IMPLIEP WAIVER
The waiver by either party of any breach or violation of
any tel.'lTl, covenant I .or condit:ion of this Agreement. or of any
prOViSions of any oIdinance or law shall not be deemed to be a
waiver of any such tenn, covenant. condition, ordina.nce, or la'\ol' or
of any subsequent breach or violation of the same or of any other
t-:rm. covenant:, coodition. oreinance oc la...... The subsequent
acceptance by eit.her party of any fee or other money which may
become due hereunder shall not be deemed to be a waiver of any
6
~-------~-
\
•
,.;:.-.
,
~; ." ...•.• >:
preceding breach or violation by the other party of any term,
covenant, or condition of this Agreement or of any applicable law
or ordinance.
No payment, partial payment~ acceptance. or partial
acceptance by City shall operate as a 'JI'aiver on the part of City of
any of its rights under this Agreement.
The prevailing party in any action brought to enforce the
terms cf this Agraement or arising cut of this Agreement may
recover its reasonable costs and attcrneys~ fees expended in
connection with such an action from the other party.
~Ql'i 1B -NOTICES
All notices hereunder shall be given in writing and
mailed~ postage prepaid,. by certified mail, addressed as follows:
To CITY:
With a
copy to:
To PARCo
Office of the City Clerk
250 Hamil ton Ayenue
Palo Alto, CA 94301
Director, Department of Planning and
C~munity Environment
City of Palo Al to
250 Hamdlto~ Avenue
Palo Alto, CA 94301
Attention of the Project Director
at the address of PARe recited above
SECTION 19 ~ __ ~ALL COVENM:r? ~...RE COtIDTTIONS
All provisions of this Agreement are e.xpressly madE
conditions.
SEC'L'ION 20 -INTEGRATION AND AMENDNfEl'-4'"'I
This document, together with Lhe Exhibits and the Note
referenced herein, represent the entire agreement be~ween City and
FAHC and super'3ede all prior negot iat. ions , representations,~ and
agreements, eith.er W!'itten or oral.
This document may be amended only by written instrument,
signed by both City and PARCo
7
•
;-,>.
o
IN WI'I'NESS WHEREOF, the parties hereto have exe<:uted this
Agreement the day alld year first above written.
ATTBST.
City Clerk
lLPPllOVllll AS TO FORK.
Senior Asst. City Attorney
APPROVlIIl.
Director of Finance
Manager, Real ~roperty
Director of Planning and
Community RnvironmeLt
R.isk 'Manager
CITY OP PALO ALTO
By:_
Ma,O-:-y-'-o-r--
PALO ALTO IlOUS~RFORATION :f~~
Attachments~
EXHIBIT ·A·:.
EXHIBIT -B-:
Scope of work
Insurance certificates
8
, .
STATE OF
caTIPICATB 01' ACXNOWt.BIJGMENT
{Civil Code § 1189)
~. . " J I On 1\~\.{J'-ill>, Jqq:/ ' before me, ( W1.u'\..( la _________ ~~u' Ci .1£l...L_, a
notary p lie in and for said County, personally appeared
71\;;)1["<_ r11i.nd.l.;J:I<I~t-_ • personally ,,".nowa to me
(or O'\,red to me on tile basis of satisfactory evidencei to be the
person(s) whose Ilame{s} is/are subsc.l"ibed to the within instr'..lITlent.
and acknowledged to me that he/she/~hey executed the same in
his/her/their authoriz.ed capacity(ie~). and that by his/her/their
signature{s) en the instrument the person(s), or the entity upon
behalf of which the per6on{s) acted, executed the i~strument.
WITNESS my hana and official seal.
9
DEISI'),' A
SCOPE OF WORX
Sopci fie Tasks robe p~t.9l::IDed by ~
1. Preliminary Planning. PARe shall su.b<:ontract 'With
such archit.ectural j engineering and financing specialists as it
determines are necessary to determine the feasibility of a project
with the following g€neral characteristics:
a. An SRO hotel with up to 120 units.
b. possibly a small amount of commercial space
~long Alma Stre~t.
c. Anticipated tenants would be single adt~lt:3 and
Borne couples rathe:..~ than fanri lie~ .... ith
childre!1~
d. parking to meet the demand of the Project and,
if possible~ additional parking for the public
and/or nearby businesses.
2. prepare Schematics. PARC shall prepare schematic
drawings that show how a Project as described in Task 1 could be
developed on the Property.
3. Financial Analysis. PARC shall subcontract with
financing specialists as necessary to dete:::mine the financial
feasibility of the Proj-ect. described in Task 1, and th-=" public
subsidies required for operation of such a proj ect. PARe shall
analyz2 several financing alterT'..2.tived that involve a range of
local and federal funding~ including at least one alternative using
tax credit.s. PARe shall analyze the relationship of the financing
alternatives and the level of local subsidy on rent levels and
population served.
4. Preliminary Bc.viron.'11ental Studies. PARe shall
subcon~ract with such specialists as neceBsary to perform
preliminary environmental st.udies on the potential effects of noise
from Alma Street~ the raill:'"oad tracks and neighboring uses on a
residential use of the Property; the potential effects of fumes
fram neigp~oring auto uses on a residential ~se of the Property;
and the potential effects of a residential use of the Property on
parking in the area.
10
\ , .
5. Public Outreach. PAHC shall meet with neighbors and
other interested parties to inform them of the City' s opt ion to
purchase the Property and of FAHC' s feasibility st,udies, and to
hear and consider their concerns.
6~ Progress Reports.
progress reports to Cit.y describing
efforts ~"lder this Scope of Work.
PARe shall submit monthly
the status to date of P~~C's
7. Draft and Pinal Study Reports. The draft and final
study report shall be submitted to the City in a proposal format
and shall describe the feasibility of an SRO proje':t and a
preferred alternative. The report shall sura"lnarize tr.e other
alternatives wh.i.ch were co::c.:.sidered.
Schematic drawings for the preferred al teITI-.3.tive
shall be submitted as part of the. report. 'I'he report shall
describe the public outreach process that was undertaken and the
public comments which were received. Tne results of the
eIr~ironmeutal studies shall be summarized by PARCo Copies of each
consultant's report shall be included in the report as an appendix.
The report shall include a complet.e analysis of
financing/occupancy possibilities for the preferred alternative.
including details of the tenant population to be served, possible
rent str~cture and a projected operating income and expense
proforma. Proposed City {local funds} and federal housing
subsidies shall be identified fer each financing alt.ernative~ A
proposed deve20pment budget shall be prepared including proposed
sources and uses of funds and proposed funding terms and timing.
PARe shall provide the City with 15 copies of the
draft report and ~ copies of the final report plus one reproducible
original, including the schematic drawings, in 8 li2 b,f 11 inch
forma..t.
1]
A.
c.
D.
E.
f.
G.
".
EXHI81T B
Insurance Requirements for Contractors
CONTRACTOR: Pa1e Alto Housino Car oration
PROIECI' MANAGER.:
CONTRACT NAME: 753 Alma, Street SRO Preliminary Fea~;bi1ity Studies
GE1'lERAL TERMS AND INSTRUCTIONS
~IS -."IUJIVCTK/fI,IIHEIT SHOUlD Sf GI\IEN TO "OU"tW3<J~CII! AGEHTI8I'IO«..E"-
~ ro.-a:TT0II' 'AU)Jt,LTO, oU"~ JIOLIi ~ awJ.. 01'1"" All!) 1otAIMT ...... ~ P.:Ml 'l'lSTPoN or T1E~.
~ WJU.. _~ ro ~ ACUTR:AJIi ~ no.: IICJtJIlA)<Q 'IICtI ~ TN: CJn' ~ .VI.o.tJDm(,lfl",--.m.. AU,.
~ ~ M!Q".-.m ~ IE.~ ~ CAU.I!1I WlllI.1Ur untO Of' .\..VllOiIIIWIa nu.r ~~ Ttl DO _ JOj
nIE""A.TIi~~
n&<.U'IW'JC.\.T'E Of" ~ ~ .~ "'"' DliC'>Jrmlr A.'i ,wr~ Ul'U:SI!WTATME (If'ne CIlIQ'4JtY ~ ~ n.m
'MnI n& an:, AIQ) ~ IT nE arT M!J'OI:J! o::JH1'I.ACT 'fo'U. at <:'OtISIllElW) 0)WIU"fE AI lDPS:'T1 ~'IIr1
RE1TJI1R lHE COMPu:IED CER'l1F1C.<TE TO mE: CITY OF PALO AL10, PURCHASING 4< CGN77!ACT
ADMINlSTRATJON.250 HAMo..TON ..sVENUE. PALO ALTO 94301.
THE INSURANCE
~ ..c i" _" C-.J UIWiIr.
INCUJ""""
.~N.IUPI"I'
;0 lIftOAO POM.f~~
• IlAItUT t::'DIffl\I,r:nJ,f.L
~'A(' .... , ·.e~~r
1NCUlI>II<O,
• <NIKD .....
D_~
INCLt1DJNO:
• Ei'ROfI:S AICI 0tr0II&tiI0It&
.~CTQ"~
BODU' w.uuRY If_"'.-.)
L.~'( KJ'JR'j .....
PfUIEPITY DA.W.Gf
IODC.Y;;NJI)f;V'" PfIOf'ERTY
"""''' C<NYOl>
At.LDAMAGES
FOR THIS COm'RACT,
.1.0.J0.roo
I!.OOO.OOO
~
!l.l!II5I.022
.1,000,000
Sl,OOO,OOO
n.. City of ,. ... 0 Allo, n;1t ,~, IIJ"f'I" 8nd tomp!oyHO liU. ,...,..cI .. tddilionol i'*-lr~. bv1: ony .. 10 wark perfonn.d ... "<10'
contrao:f_ Said c:over6lj1!! .. to [he City of P.IIIIo Ajlo, IIlc., .... .&11 b. primary CO_01JV'I'. wit.~ ofl .. t.rw'I Clry" •• m.IiPlg Nurenc •
• nd .ITV other lM\jrl!!~ terri-.d bv me O'ty beir.g no." in_'roce onior<
~ the work ir.voh ... , Il'~na, Jl"";~. UOIVll!IDg, dril1in~ 0; orlla' IInd"grOl.lM work., the poli<:y inol\xllllill IHtnu:non of wiIM,
!:cnduitl;;. pCpM, IT"':I'I:II, Of other 1imiI¥ proptorty Of ."V lIpper.rus in eom ... etion ...-..wo&""it~ billow tt.e !JUrfao;;e gf thrr 1i704.U-.d' wMoltww
ownecl by mird piIftH or IN City of F-'o A!1Q,
Whot. ... the .or\:. In~ I:.ellllllting. ~ .. p'llll CO".UllijIII r. p,g .. ->dlld in the 8fTUM:n1.l _0"..,
TM poky Indud ... ·SewnIbi~ty of int.,.,I" p~~'ion.
o.d<Jctill .. 0...., $5,000 mu" ~ mdi::lICN:! .nd I" IUbfeJ'lt 10 '"proval'.
1f;tOo;h polici ..... cer>ealed at chaoged during th.! psriod of ~O\rlll'''IJfI' IS stilted nerein, in ,,"ciI. INInner .,to IffltC! IheI e.rtir.c.~I.
thiny tiro) dill.", Ylrittll'! ngtiOIll w~1 bill moiled to ttt. City of PakI Alrl:!, Conine! AdminilllJ'ati~n. P.O. 80:. 11:1250, 9-4303
ihe I~ty IMUIlJnc:I poIic-y i1\ei1ld1. I cont,actu" Aabllity .r.doQ~rrr prollk!lng j" .. ur."elll COIftlfe-;1II for Ccntrlcl!lf"' ~
to indamnify ..... City.
The CO~i'li4 .rfofllie& ",IIdI' the pQlieiH illl !JU"bjeer TI:I lilt term. of tN poici.., d,sign,lIJ'J h4,o;n end malls en ICOf &he provisiOfl1l c ..... d
(or Muein.
'\\S""/'1 <..{ L/U hf~...?/--_
DATE" __ ~_.!....:...-'--CONTRACT ADMINISTRATOR:· Ken'" HuSum u....o" '4'51329-2300
ORDINANCE ;:0.
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING THE BUUG~r FOR THE FISCAL YEAR 1993-94
TO PROVIDE AN ADOITIONAL APPRO?RIATION FOR
PRE-DEVELOPMENT EXPENSES FOR
SINGLE ROOII OCCUPANCY-TYPE HOUSING AT 725 AIID 75J ALMA STREET
WHEREAS, pursuant to the provisions of Section 12 of Artic14
:rIr of the Charter of the City of Palo Alto, tlJe Council on June
21, 1993 did adopt a budget for fiscal year 1993-94; and
WHEREAS, providinq !O:L" single room occupancy (SRO) type
housing units promotes affordable housing for Palo Alto; and
W-nEREAS t in November 1993, the Palo Alto City Council acquired
a one-year option to purchase vacant property at 125 and 753 Alma
Street; and
WHEREAS, funds are available in the city's Housing Reserve
Fund to pay for pre-develop~ent expenses in orde~ for the Palo Alto
Housing Corporation to determine if the property can be suitably
developed as SRO housing;
NOW... THEREFORE, the Council of the city of Palo Alto does
ORDAIN as follows:
SECTION 1. The sum of sixty Five ~nousand Dollars ($65,000)
is hereby appropriated to Contract services in the Commercial
Housinq In Lieu Fund r and the Unreserved; Fund Balance of the
Commercial Housing In Lieu Fund is correspondinqly decreased.
SECTION 2. This transaction .. ill decrease the Unreserved Fund
Balance from $1,974,830 to $1,905,830 as of Oecember 31, lS93.
SECTION 3. As specified in Section 2.28.080(a) of the Palo
Alto Municipal Code, a two-thirds vote of the City Cour.cil is
required to adopt this ordinance.
SECTION 4. The Council of the City of Palo Alto hereby finds
that the erlactment of this ordinance is not a project under the
California Environmental Quality Act and., therefore, no envirotu:len
tal impact assessment is necessary~
SECTION 5.
Municipal Code,
adoption.
As p~ovided in section 2.04.375 of the Palo Alto
this ordinance shall become effective upon
INTROOUCED AND PASSED:
AYES:
..
NOES:
ABSTENTIONS:
ABSENT:
ATTEST:
city Clerk
APPROVED AS TO FORM:
Sr. Asst. C~ty Attorney
APPROVED:
D~rector of Finance
oirector of Planninq and
Community Development
o
APPROVED:
Mayor
Palo Alto Housing Corporation
February 14, 1994
KermeL'J Schreiber
Direc*.or of Plmlning and Community Environment
City oj Palo Alto
Z50 Hamilton A venue
Palo Alto, CA 94301
FEB 1 Q 1994
Re: Pre-development BlJdget for Conceptual Review of Housin~ Proposal
at 753 Alma Street
Dear Ken:
At its meeting of January 18, 1994. the City Council continued a propo~ pre
development contract with the Palo Alto Housing Corporatlorl (PAHC) for SRO
housing on the site at 753 Alma Street, so that City staff couM return with a proposed
process that would allow tlle Council to ha\le a more conceptual review of the housing
proposal. PAHe was also asked to retum \/with a r~i.sed pre-development estimate
adequate to submit a conceptual hOllsing proposal into such a process.
After analysis, PARC's Development Committee concluded tMt $65,000 would be
adequate fLr the 300pe (If work neces.."2ry, as we currently understand the par.uneters of
the pre-S4.,-reerUng process that staff \\Ill1 propose. This wou!d cover coru. of
architectural, engineering, financing (tax credits) and legal consultants and PAHC
overhead, We belie.."e the pre-de\o'elopment process, including meetings with
neighbors, will take about six. months,
\Vhile the Development Committee has discu.ssed intemaJ!y and with City staff the
estimated costs of ... arious components of OJ. budget for this task, we have chosen to
present;, lump sum for approval of a pre·development contract. It is our opinion that
estimates from consultants can be more price·sensitive if the amool'1t available for each
particu!ar category u not a matter of public rewrd. However, if you cr the Council
prefer a more detailed break-down of e!itimated costs, we 2Ie" happy 10 provide it.
Sincerely,
PALO ALTO HOUSING CORPORA110N
bencergast
Executive Director
540 Cowper Street, Suite G, Pdlo Allo, California 94301, (415) 321·9709
//
!
_ ...... ..o.il...:.t,.,;.:.. __ ~.~~_
~-0_ ~~~ Jlln 'Q4 ~ F"~~_...J-._""II' ~ ""-,-'94 _L_MIIV ";t-T}: _JII~ ~ ::!r~~.<.;-.~....:'!~_L~"!\'lMrJ i J~er;/r!!f!'_gIUI ~-I ;j r1~~!2·3~"f 1 ~fl!ol21 e~i~o 2--iT~CI l' 2411 t~l1~ ~12;r-1> f~·il~;=; 2.r~~7~24 31 1 11"lill~'I. 11]18 ,:!1
UJ.QAITOHOJmNl.<.C!lRr. ' 'I' II'! I I, I I II I ! ! : II ![ I I i I DOWN"rDWN SRO DRYP.LOPM~N" I I, I I 1 I I i I! i ' I ill '
PRELIMINARY ~CfU![llJtE 1 I, I ,I I I 1 1 I I I I
-.... ---.-'."."." .. " .. " .... -... --.1-+' '-.. I .. -, .. l •. I.i.--.... -1~. I-.-•. -JI,--I it±-H-i-L+I-!-l-"-'-r~ +j-: \' -JL----, --------, "','~"~ -'I 1. ",1-1+ H cl \ 1 \-t--H -f-[-4-, , -j -1 __ - -I,
.:p."; .. ~Pf .. _~. ~~~.l.~.:.~:~.f: .•. '.-'?;:=.-~ .. " .... J ..... l.t .... 1 .... ,.-i.t .. i:.\~.i. J ... ! ..... -.-.-1-. -. ~ .•. '~"·~1:.J ~~ j-H~tr~~Tt-~f~:Ll!-~) U~~
'NAl""ROJ'-CT"AOO"",___ -L-b_f· L L " , , , 'I-+-I+rl ++1' '1' j '~T ._t. 1. ::~rr~2~;::.~;:Ei:~T~L i 1-:! ~ 1-, i 't . ~ .' ,~' ,L ~J rt~; l~p:j~ ~"'''"''"'.'''nE~'''EW_ -i-' L:.,-l I, '3. -'+'" -·-.'I .. -rJ-t .. -1-'+.'-"-,.:.~~,:t f '--+ .. 1 '. '-".LT.-'.-:-u,w-."UP' [ H r Q:: . r[-.! m" 1 1-; "" -to, -, -
PARIMINAAfOOiL"-TuOIES =-_-; 1---__ , :--:-~1--;~--r~L-~-~"I._L-! -.-t--L., 1_ ~ ---'_1 , •• : __ >-----~-
"'''''''0',,"'''''""''0'''_-_ I '.1.1.j". -. --..• ' ...... 1-. ' .... -... 1 .... -. f ... -'.-." ...•... · .. -.-I .... -~ ....... -... I .......•... -.... :....... . ..... .•. •... . .... I-I ...... L .. ' -,". i •.... i .•...... I .... i ........ +. t. i .... --·:. -'""0100"""',,-"'''-''" ""',OI""'''! , t, "L-jl J'l--,--·,·L ,---,.... , ... , , , ~ , i r: I·!f-li-! .
,
. :;.",:.~;.::~~ .. ru.' '."". _ .. ' _. --:-, ... -.I.L ...... '. -.' .. -.: ; .. -.. ~ .• ~ ... ~.+=. -.H •....•. ·~. -.1.;:'. -.:.-j". :~ ...•.. ~I .. ::=:.: .... =b .... -' ..... -j .. I. i ..... ,·. i ... 'I' I. '.' .• ' I ........... ;~ .. :" • .. '.i. !.-... !.!.~=i .... -~ ... J.I~ .. r .... ~_'. -1: .. -:l _N'''''''"",O"'"""" ------i ,~-'i.l, ,-tl~l-i "-1.,-i+, :'-r.~:i-"-i+! :~+11 ,+--r + I ~; .. :: .. ;~ ... -.~. E ... n~.'"-'." .. '-.ie"."';". Al
ai
... +! .. }= ..... _. ;.-.. -1 •..•. -.~ •....... -. ·.I.~ •. : ......... -. [-f.-i .. · .. -..... i+ ... · ;-.... ~H .•. l ...•.... -.I~.i.=. '.i ":.-.:1.: •.. -.-. '_ .. 1:: •.. _-.. [ 1:.'1 ...... -1 .•.. ~ ... --i.T-i i"l!f ;1r ilh...... J=i ..... -~_~E_~_"'~.!'-'N~TlAl~~.Al~~F~~~ _.1_~ __ ; __ ;' __ I_ I ---I-]--~-_ .. ) _I -~---~-1-~ _. __ .j ----~---~---j-··-i-~i--· 1 ,---i! -j--li-t--r -'
FON"""" """EW ""'''''''-'819 ;!' l-; -. .' ___ , -'1 ' -C! . , , I "_1 ""1"1'-+-. -4-_+1 ,-__ 1, __ , __ ,_ 'i:t~~;~~~~~ft.Ji.rGf:lrhpH-·Jr~ .1 !l~12 i=fftl1~,l-1.:, ~' ! \ I irA=~
SUBMITCrrv REVlCW P,4.(;ltN)f til i I:, t i ' i; I _1 ! . ; , I I! , I i I..l-.J .
I
f
".~. ,
,.::':'~~~.-,.', ,.
.L-,/