Golden Gate Village Redevelopment Monthly Report February 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 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 |
| 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 |
Schedule
Following the selection of the developer partner and signing an Exclusive Right to Negotiate, work will focus on deeper property investigation and assessments, resident engagement, HUD applications, environmental review, and creating a preferred phasing plan.
The schedule on the following page reflects the next stage in the development process.
| Task | Start | End |
|---|---|---|
| Select Developer/Partner |
04/17/23 | 11/06/23 |
| RFQ Open | 04/17/23 | 07/10/23 |
| SOQs Due | 08/11/23 | 08/11/23 |
| Evaluation Process | 08/11/23 | 11/06/23 |
| MHA BOC Approval | 11/06/23 | 11/06/23 |
| Exclusive Right to Negotiate |
01/08/24 | 05/01/24 |
| Kick Off Meeting | 01/08/24 | 01/08/24 |
| First Draft ENA | 01/08/24 | 02/21/24 |
| Final Draft ENA | 02/22/24 | 04/06/24 |
| GGV RC Preview | 04/08/24 | 04/08/24 |
| ARF Submitted to Country Clerk | 04/10/24 | 04/10/24 |
| Full Board Package Completed | 04/18/24 | 04/18/24 |
| MHA Board Approval | 04/23/24 | 04/23/24 |
| Sign ENA | 05/01/24 | 05/01/24 |
| Section 18 Application |
02/01/24 | 08/31/24 |
| General Information |
02/01/24 | 02/01/24 |
| Property Description |
02/01/24 | 02/01/24 |
| PHA Plan |
02/01/24 | 02/01/24 |
| Local Gov't Consultation | 04/01/24 | 04/30/24 |
| Resident Consultation | 07/01/24 | 07/30/24 |
| Value of Property | 02/01/24 | 02/01/24 |
| Environmental Review (Part 58) | 04/23/24 | 07/22/24 |
| Justification | 04/23/24 | 07/31/24 |
| Relocation Plan | 07/01/24 | 07/30/24 |
| Timetable | 07/01/24 | 07/30/24 |
| Board Resolution | 08/27/24 | 08/27/24 |
| HUD Forms | 08/27/24 | 08/31/24 |
| Submit Plan | 08/31/24 | 08/31/24 |
| RAD Application |
07/01/24 | 12/30/24 |
| Complete RAD Application Forms | 07/01/24 | 08/14/24 |
| Resident Consultation | 07/01/24 | 07/30/24 |
| Board Resolution | 08/27/24 | 08/27/24 |
| Submit Plan | 08/31/24 | 08/31/24 |
| Receive CHAP | 12/30/24 | 12/30/24 |
| Environmental Review (Part 58) |
04/23/24 | 07/31/24 |
| Engage Consultant | 04/23/24 | 05/02/24 |
| Statutory Checklist | 05/03/24 | 07/01/24 |
| Consultations | 07/02/24 | 07/31/24 |
| SHPO |
07/02/24 | 07/31/24 |
| Tribes |
07/02/24 | 07/31/24 |
| Responsible Entity | 08/01/24 | 08/29/24 |
| Site Due Diliengece |
04/23/24 | 07/11/24 |
| Survey | 04/23/24 | 05/27/24 |
| Hazardous Materials Survey | 04/23/24 | 06/11/24 |
| Physical Needs Assessment | 04/23/24 | 06/26/24 |
| Radon | 04/23/24 | 06/02/24 |
| Phase 1 | 04/23/24 | 06/11/24 |
| Destructive Testing | 04/23/24 | 07/11/24 |
| Design and Preconstruction |
03/01/24 | 05/01/25 |
| Conceptual Planning | 03/01/24 | 05/01/25 |
| Site Investigation |
03/01/24 | 05/14/25 |
| Design Charette |
||
| Alternative Analysis |
05/02/24 | 05/01/25 |
| Phasing Plan |
||
| Conceptual Cost Estimate |
||
| Finance |
05/02/24 | 05/01/25 |
| Conceptual Planning |
05/02/24 | 05/01/25 |
| Resident Engagement |
07/11/23 | 05/01/25 |
| GGV Redevelopment Plan |
05/15/25 | 05/15/25 |
| GGV Resident Meeting | ||
| GGV Resident Council Meeting | ||
| MHA Board Meeting | ||
| Preferred Plan | 05/15/25 | 05/15/25 |
Project Updates
Resident Matters:
The Marin Housing Authority, in collaboration with the Resident Council, has created a Maintenance Manual that includes standard Operating Procedures. The purpose of the manual is to provide clear-cut directions and detailed instructions on specific tasks performed by maintenance. We aim to achieve consistency, improve quality assurance and safety, and enhance our customer service with our residents.
The manual will be distributed to residents on March 1, 2024, with implementation effective April 1, 2024.
GGV Resident Council:
MHA sponsored a training conducted by the National Association of Housing and Redevelopment Officials (NAHRO) for members of the GGV Resident Council. The training focused on resident management corporations. Members of the resident council, GGV Residents, and non-resident “friends of GGV” attended the training this week. The training was well received.
Development Activities:
On February 22nd, MHA staff provided tour to Burbank Housing staff, and development team members from Pyatok (architect) and Hood Design (Landscape architect). In addition, individuals from a general contractor accompanied the team on the tour. The group walked the entire property and toured units in the high rise and low-rise buildings. Following the tour, Royce McLemore gave a personal tour and shared with the team the history of Golden Gate Village.
In response to a comment made at the January meeting regarding the right size housing, I wanted to remind the public that the MHA Board of Commissioners passed a resolution in November 2022 and reaffirmed that commitment in December 2023 that no one would lose their housing due to the renovation. Additionally, the Guiding Principles have been adopted by this board. The guiding principle states: Protect Existing Golden Gate Village Households and Residents. Adopting resident protection mechanisms and using them throughout the process is critical to achieving this and must be a priority in any revitalization process.
All families will be able to return to GGV, I do want to be clear that no one will be required to move from GGV due to the development. Additionally, no residents will be transferred due to renovation for years. All GGV residents will be able to stay and would only need to transfer to the correct size unit as one becomes available in GGV. Staff plans to review with the GGVRC at their meeting this month or early April.
February 2024 page 6 Staff will bring the Exclusive Negotiating Agreement (ENA) with Burbank Housing to the Board for review and approval in April. We are scheduled to attend the GGVRC meeting April 8th at 6pm with Burbank Housing to share the draft ENA. Burbank Housing toured GGV on February 22nd with their construction team and architects to begin the preconstruction surveying of the property. Additionally, Burbank Housing was given a historic tour by the GGVRC.
The Resident Empowerment Fund RFP closed on January 31, 2024. MHA received 22 proposals from non-profit organizations for the Resident Empowerment Fund RFP. After receiving the proposals, the REF Committee has met twice to review and discuss the proposals and will be scheduling site visits and/or meetings this month with some of the organizations to finalize the funding awards.
Operations:
The occupancy for GGV is 98% and the maintenance staff has addressed over 1100 work orders this year.
Over the past few months. staff has been working in collaboration with the GGVRC and Friends of GGV to create a new Maintenance Plan, including a resident damage charge sheet for public housing. The maintenance plan has been reviewed and adopted by both the Resident Advisory Board and GGVRC. The maintenance plan has been distributed to all public housing residents as of March 1, 2024, and will become effective April 1, 2024. The Maintenance Plan is attached.
The general performance goals of the newly adopted Maintenance Plan are the following.
- Respond to routine resident-generated service requests within 5 days.
- Respond to emergency service requests on the same day as received when possible and within 24 hours maximum.
- Prepare standard vacant units for occupancy within 7 days.
- Inspect all units for Preventative Maintenance annually.
- All maintenance work, exclusive of general cleaning, is to be captured on a work order.
A few key changes that will provide better accountability and oversight are upon arriving at a resident's apartment, the maintenance worker shall knock on the door to see if the resident is home. If the resident is home, the worker shall identify themselves as an Agency maintenance employee and ask permission to enter.
If the resident is not home, any maintenance employee or contractor working in a resident's apartment must hang a maintenance sign on the exterior doorknob of the apartment. This policy is to ensure that the resident does not find someone in their apartment unexpectedly and is for the benefit of the employee as well as the resident.
Upon completion, each work order shall be signed by both the worker and the resident if the resident is present. All information on the work order form should be filled out (description of work completed, hours worked, materials used, etc.) If the resident is not home, the worker shall leave a notice under the door indicating that maintenance has been in the unit and the listing the work completed. MHA staff is receiving training on these new expectations to help us serve our residents more effectively.
Health and safety work orders are a priority and addressed first. Any claims of mold are investigated and addressed by staff or by a licensed contract as per our policy. We have identified a high moisture count in the high-rise units due to the radiator heaters. To alleviate the moisture, we are installing new bathroom exhaust fans when needed with higher cubic feet per minute to remove the moisture from the air. All non-working heating systems are addressed immediately, if we can’t repair the system immediately an alternative source of heat is provided. We have a contract with a reputable exterminator, all complaints regarding pests are addressed weekly by our vendor.
Prior to renovation of GGV, MHA will continue to address all work orders for ongoing maintenance repairs and the health and safety of our residents. The public housing team has been working with PG&E regarding a low-income weatherization program as a stop gap measure prior to embarking on the revitalization of GGV.
Procurement:
MHA entered a short-term agreement with Greentree Maintenance (Greentree) to help MHA Golden Gate Village (GGV) maintenance staff conduct a "maintenance blast". Together with Greentree, MHA staff addressed hundreds of maintenance issues (e.g., broken fixtures and smoke alarms, electrical outlets, leaking fixtures, etc.).
In anticipation of a forecasted “atmospheric river" in Northern California, GGV staff and landscaper WHAP proactively cleared GGV's swales, drains and pipes - thereby avoiding any flooding issues in spite of record rains.
HUD Matters:
Continue to work with HUD to communicate progress under the Corrective Action Plan (CAP).MHA staff met with HUD this period to review the Corrective Action Plan regarding Public Housing Assessment and Revitalization- MHA is on track with all indications. Once the ENA is approved, revisions will be made to the CAP.
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Marin Housing Authority
4020 Civic Center Drive
San Rafael CA 94903
Phone: (415) 491-2525
Maintenance: (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.
